North Vancouver · Since 2018

Commercial Tenant Improvements

Design, code analysis and municipal permit applications for commercial tenant improvements across Metro Vancouver — designing since 2018, building since 2007.

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Concept design render of a technology training room with bench desking and an exposed services ceiling — Education Centre, North Vancouver — the concept render, then the room as built

The same training room as built, with bench desking, oak partitions and the exposed services ceiling — Education Centre, North Vancouver — the concept render, then the room as built

3D Arc Design, established in 2018, takes great pride in being a premium design firm that has been serving greater Vancouver since 2007.

Our core mission revolves around providing expert consulting services in design and feasibility studies, all meticulously tailored to meet the specific needs of commercial tenant improvements and business owners — from the first unit walkthrough through code analysis and city permit application to construction close-out.

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Our services

One office carries the project from the first walkthrough to final inspection — commercial and residential. Hover any line to see what it covers.

Commercial

Tenant improvements, change of use, and new commercial fit-outs.

A walkthrough before the lease is firm — occupant load, exiting, washroom count, ceiling height and what the existing services can carry.
A scaled layout that shows whether your programme actually fits the unit, measured in seats, rooms or workstations.
The layout thinking, tested against how the business runs and what the build will cost.
Concept budgets and permit-set updates, in the form a landlord allowance conversation needs.
Permit and construction drawings — plans, sections, schedules, details and reflected ceiling plans.
BC Building Code review and coordination of the structural, mechanical, electrical and fire consultants. Included in our design and permit packages.
We apply as your authorized agent and carry it end to end — city communication, consultant coordination, submission and revisions through to issuance.
Quote and proposal review, additional quotes where useful, scheduling through both planning and construction, and coordination on site.
Finishes, lighting, materials and millwork, coordinated inside the permit set rather than bolted on afterwards.
Furniture, fixtures and equipment specified alongside the drawings — it matters most in commercial kitchens, where the equipment sets the layout.
A photoreal render, or a real-time walkthrough on a computer or VR headset where you move through the space and change materials as you go.
Structured cabling, server, security and AV rough-in located before the walls move on site.

Commercial tenant improvement →

Residential

New homes, multiplexes, suites, renovations and interior work.

Early layout thinking that tests circulation, room sizes, natural light and what it will cost to build.
Coordinated drawings for new homes, additions, renovations and multiplex work.
Small-scale multi-unit housing — what the lot allows, and the drawings to get it approved.
Basement suites, garden houses, coach houses and garage conversions, from what the zoning permits to the permit itself.
Major and minor, from opening up a main floor to a full structural reworking.
If the city has issued a notice or flagged unpermitted work, drawings and a route back to compliance.
Submission support, responses to municipal comments and consultant coordination.
Cabinetry, lighting, finishes and planning for the room that takes the most use.
Material direction, finish palettes, fixtures and furnishings aligned with the build.
See the room before it is built, and change the finishes while you are standing in it.
Build coordination with schedule, site reviews, RFIs and close-out support.