PROCESS
FIRST MEETING
The first meeting at the beginning of the design process gives you an opportunity to convey your ideas and desires. This is the time to get all your ideas out on the table so we can explore your vision and begin to reconcile the design with the budget. Doing this from the earliest stages ensures the fees you invest in design will produce a buildable set of drawings. Our portfolio of built projects will help in determining your actual scope of work.
PRELIMINARY DESIGN
After measuring the house, identifying the structural and mechanical systems and producing ¼” scale drawings of the existing building, preliminary design schemes can begin, usually up to three, showing the exterior, interior layouts, window and door locations, preliminary kitchen design and very preliminary finishes. A meeting with the client will provide time for discussion of the ideas leading to the approval of a scheme and the basis on which to move forward in developing the design. Design sketches are produced and initial pricing begins. The drawings may be used for a Committee of Adjustment hearing if required.
ZONING REVIEW
After an analysis of the site survey and the existing buildings in relation to the zoning bylaws affecting the site through a site statistics report, any possible contraventions caused by a proposed project are identified and a decision can be made to work within the existing restrictions or to make an application to the Committee of Adjustment for a bylaw variance.
DESIGN DEVELOPMENT
Structural and mechanical engineers are consulted to design systems for the building and resultant detailed layouts begin. A wide variety of materials and finishes are considered and chosen with the overall budget in mind. The design continues to evolve and a final design is produced. Accurate drawings are produced that identify any design or functional issues. These will form the basis of the working drawings.
WORKING DRAWINGS
The result of all the client’s decisions and the designer’s input is the preparation and submission of the construction documents to the city for approval and the builder for the contractual price. The drawings include a survey, site plan, all floor and roof plans, elevations, cross-sections, details, written schedules and specifications, and any other drawings required by the city. They contain all the dimensions and notes pertaining to the Ontario Building Code and any other agencies having jurisdiction like heritage or conservation departments and result in the issuance of a permit.
COMMITTEE OF ADJUSTMENT
Upon submitting a set of preliminary drawings of the proposal to the city, a hearing date is set for neighbours to comment and a decision made by the committee with a 20 day appeal period following.