Opening Soon? The Guide to Retail & Restaurant Build-Outs in North Atlanta

If you are signing a lease for a new restaurant in Alpharetta City Center or a boutique in Historic Roswell, the clock is already ticking. Every day you pay rent without being open is lost revenue.

At Yanover Construction, we help business owners navigate the complex process of commercial build-outs. Here is what you need to know to get your “Open” sign up faster.

1. “White Box” vs. “Cold Shell”: Understand Your Lease Condition

Before signing a lease, it’s critical to understand the construction status of your suite. This decision directly affects timeline, budget, and risk.

• ▪️ White Box (Vanilla Shell): Typically includes drywall, finished ceilings, basic lighting, and sometimes HVAC. You’re responsible for flooring, millwork, branding elements, and business-specific fixtures. This is generally the fastest path to opening.

• ▪️ Cold Dark Shell: May lack HVAC, electrical distribution, plumbing finishes, or even a completed floor. While this offers maximum design flexibility, it requires significant infrastructure investment before cosmetic work can begin.
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• Pro Tip : A pre-lease site walk can prevent major budgeting mistakes. Evaluating mechanical systems, utilities, and code requirements early often saves weeks of redesign and unexpected costs.

2. The Permitting Bottle-Neck

Commercial permitting in cities like Alpharetta and Roswell is considerably more rigorous than residential projects. Depending on your business type, approvals may involve:

• Fire Marshal review
• Building & life safety compliance
• ADA accessibility standards
• Health Department approvals (restaurants & food service)
• Trade permits (electrical, plumbing, mechanical)

• ▪️Alpharetta: The City of Alpharetta Economic Development Department actively supports business growth, but projects in downtown and mixed-use developments must comply with detailed design and permitting standards.

• ▪️ Roswell: Properties within the Roswell Historic District may require additional design review and approvals beyond standard permitting.

  Proper sequencing and complete submissions are key — most delays happen due to missing documents or incorrect drawings, not city processing time.

3. Budgeting for “The Invisible Costs” That Derail Projects

Many business owners plan for visible finishes but underestimate infrastructure and compliance items that drive budgets and schedules.

• ▪️  Grease Management Systems (Restaurants)
  Grease interceptor requirements are determined during plan review and vary based on kitchen design, fixture counts, and projected flow rates. Early plumbing evaluation is essential to avoid redesigns and costly field changes.
• ▪️  Mechanical & HVAC Capacity
  High-traffic retail and restaurant environments often require system upgrades beyond what a shell space provides.
• ▪️  ADA & Code Compliance Upgrades
  Renovating older suites frequently triggers mandatory accessibility and life-safety improvements, particularly for restrooms and entry paths.
• Important:
  Requirements and system specifications are established during permitting and may vary by municipality and property conditions.

Ready to Break Ground?

Don’t let construction delays kill your launch. Schedule a site walk with Yanover Construction, Atlanta’s trusted commercial general contractor.