Burbank · General Construction
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“LADBS commercial plan check is a different process than residential. Commercial projects go through building, fire, and mechanical review concurrently. For a typical restaurant or retail build-out, plan check takes 6–12 weeks. Health department review for food service operations adds another layer. Building a commercial project without this lead time in the schedule creates costly delays to your business launch.”
Request a 'permit fee estimate' as part of any commercial construction bid. LADBS commercial permit fees are based on valuation and can be significant — $15,000–50,000 for mid-size tenant improvements. This fee is typically the tenant's responsibility. Knowing this number early prevents budget surprises at permit submittal.
This 2,500-square-foot commercial tenant improvement transformed a vacant retail space on Magnolia Boulevard in Burbank into a full-service restaurant. The space had been previously occupied by a clothing store and required complete buildout for food service use, including a commercial kitchen, front-of-house dining, ADA-compliant restrooms, and a bar area.
NP Line Design managed the project from schematic design through certificate of occupancy. The commercial kitchen includes a 12-foot Type I exhaust hood over the cooking line, with a NFPA 96-compliant fire suppression system (Ansul R-102), make-up air unit, and roof-mounted exhaust fan. The kitchen floor is quarry tile with coved base and floor drains sloped to a grease interceptor.
Front-of-house features 65-seat dining capacity with a mix of booths, tables, and a 12-seat bar. The bar area includes a 3-compartment sink, glass washer, ice machine, and speed rail. Finishes include reclaimed wood accent walls, exposed brick (selectively demolished from an interior partition), polished concrete floors, and custom pendant lighting.
MEP systems include new 400-amp 3-phase electrical service, a grease trap (1,500 GPH), separate HVAC zones for kitchen and dining, and a dedicated water heater for the commercial dishwasher (180-degree sanitization). Two ADA-compliant restrooms were built per California Building Code requirements. The Burbank Building Division and LA County Health Department both inspected and approved the space.
The existing space had only single-phase 200-amp electrical service — inadequate for a commercial kitchen. Upgrading to 400-amp 3-phase required a new transformer from the utility company (BWP — Burbank Water and Power), which had a 6-week lead time. The grease interceptor also required a separate plumbing permit from Burbank and a sewer capacity study.
NP Line Design submitted the BWP transformer request on day one of the project, before demolition began, so the 6-week lead time ran in parallel with construction. Temporary single-phase power was sufficient for demolition, framing, and rough MEP. The 3-phase transformer was installed during the finish phase, just in time for equipment commissioning. The grease interceptor was sized per Burbank's flow rate table and approved without requiring a sewer study.
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Design-Build Portfolio
NP Line Design handles residential and commercial construction throughout Los Angeles County including room additions, roofing, painting, seismic retrofits, water and fire damage restoration, new construction, and commercial tenant improvements. CSLB License #1105249.
Room additions in LA cost $300 to $600 per square foot depending on complexity. A 400 sqft second-story addition typically costs $150,000 to $250,000. Ground-floor additions are generally 20-30% less expensive than second-story additions.
Yes. NP Line Design handles insurance restoration projects for water damage, fire damage, and storm damage. We document all damage, work directly with adjusters, and manage the entire claims process on your behalf.
Yes. NP Line Design holds California General Contractor License #1105249 (B-license), is bonded, insured, and BBB A+ Accredited. We carry general liability and workers' compensation coverage on every project.
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