A Restaurant renovation process starts with defining the existing building problems

The client obtained the previous as-built drawings from the City building department to confirm the last legal, permitted renovation in 1985, as well as a major upgrade in 1970. Plan copies for previous renovations (before 1970) were not available from the City of Vancouver.

To view full size photo
[Press Back to return]

Detailed Restaurant space planning, BEFORE signing the lease

The city requires all permit applications include drawings of the existing building and the proposed alterations. The City requires that a Certified Professional provide sealed drawings and legal responsibility declarations for each building component before issuing a building permit.

It was decided to submit a detailed set of preliminary drawings to the City, without providing certified professional seals, to determine the maximum cost of upgrading that the City would require. Requesting a complete plan review of the intended renovation proposal lets the City know exactly what your renovation will cover (including proposed code upgrades). The City can then determine if additional upgrading will be required to meet current bylaw provisions. This is the most cost-effective method to avoid costly surprises, after you sign a lease and start the renovation.

The City has the final decision for restaurant renovation upgrading requirements

The City approved our initial renovation proposal, subject to enclosing the exterior HVAC and make-up air equipment. The final (approved) drawings included an exterior enclosure on the rear of the building. Having determined the City requirements, the final lease agreement was signed. Tenant allowance included the Landlord paying for the HVAC and the mechanical enclosure.

To view full size
[Press Back to return]

Uncovering past restaurant renovation mistakes

The building had originally been a 2 storey house. Sometime between 1930-1945 the house was raised for a commercial space at street level. The original foundation (noted on the as-built plans as HCB) was actually fired clay blocks. When the interior walls were removed, this surprise changed the renovation plan. Fired clay presented a severe seismic resistance problem.

Fixing structural design flaws and seismic upgrading for a restaurant

Resolving the structural foundation problem was a relatively simple procedure. Since the existing floor slab was to be replaced, providing a new foundation inside the existing block walls was approved by the structural engineer. After the new slab/footing was placed, the bearing walls were framed inside the existing foundation. Seismic upgrading was provided by solidly sheathing the interior of the original framing (pony walls) with 1/2" plywood. Since insulation was not required when the original renovation was performed, the original wall cavity was filled with fiberglass prior to sheathing.

To provide additional load bearing capacity and increase seismic resistance, a 16" steel "I beam" was installed to replace an existing 8x8 wood beam for the entire length of the restaurant. Support for the beam was provided by steel posts anchored into new, steel reinforced footing pads. The posts were later poured into the new 4 inch slab. The front masonry exterior wall had not been built on any foundation footings and so that needed to be rectified as well. Once this work was completed, the City building inspector passed the structure to proceed to insulation.

Restaurant renovation continued...

Related Restaurant Renovation Design and Planning Information

• Important restaurant Planning Steps
• Your Legal Responsibilities
• Good Restaurant Designers
• Designing a Restaurant
• Common Renovation Myths
• Leasing a Good Restaurant Space

We provide restaurant renovation project planning and design services to lease space clients in Vancouver, North Vancouver, Burnaby, New Westminster, Coquitlam, Port Coquitlam, Port Moody, Delta, Richmond, Surrey, White Rock, Langley, Maple Ridge and Pitt Meadows, BC.

Find more information about local restaurant renovation procedure, by pressing any of the search engine names listed below.

Find Multiple Search Engines including: Google . Ask.com . Yahoo.com . Yahoo.ca . Msn.com . Msn.ca . Alta Vista

with a Gigablast search for Restaurant Renovation in Vancouver ...