Our Process
The design and construction of any given project is a complex task but it becomes more manageable when there is a process in place to break it into pieces. Below we name and define each phase your project (big or small) will move through. We believe that an understanding of each phase and their deliverables helps to bring clarity to the process of working with us and provides insight regarding the level of engagement you may be required to provide at different stages.
Pre-Design
Each project begins the same - with information gathering. Before we can even begin to design, we first need to lay down a strong foundation.
The main goal is to learn about you - your lifestyle, workstyle/company culture, current and future needs, as well as determining how much space you need and the optimal spatial relationships. Any other goals and requirements are documented at this stage and all of this information is organized into a document called a Program.
In Pre-design we also observe and document any existing conditions - which may include site measurements/scans, and/or require a property survey. A Zoning Summary is created after a preliminary review of the applicable Zoning By-laws.
Clients should expect to be very involved during this phase - as our collaboration allows us to gain a better understanding of you and deliver a project that best suits you and your needs.
Schematic Design
In this phase, we take all of the information from Pre-design and begin exploring design concepts - laying down the general layout, look, feel.
Preliminary floor plans start to take form, but the particulars about materials and details will come later. We use a combination of 2D and 3D visualizations from hand-drawn sketches, to precedent images and models to present our ideas.
Schematic design is an iterative process - we aim to narrow the options down to the best design that will suit your needs and goals and we relish in sharing any interesting opportunities we’ve found to further enrich your project.
Your feedback is essential so that we may refine the design direction and gain your approval to move the project from Schematic Design to the next phase.
Design Development
During Design Development, we advance the design significantly based on the approved design concept in the previous phase. We define and develop all important aspects of the project to share with potential contractors for preliminary cost estimation.
A more detailed set of drawings is produced which communicates the layout, form, and all preliminary finishes (the type of material for every surface), fixtures, and significant equipment (presented in a FFE Specification Document). Other consultants may be added to the team including a structural engineer, and consultants for HVAC, plumbing, and electrical systems may be needed depending on the complexity of the project.
At this stage the project really comes to life and by the end of Design Development the layout of spaces and their dimensions are finalized, with most materials selected.
Building Permitting
In this phase, we add all the relevant information to our drawings to demonstrate compliance with the Ontario Building Code (OBC), Zoning By-laws, and any other applicable guidelines and regulations required by your Municipality. Along with the drawings, we also submit all the required forms to the City on your behalf.
Little is required from the client at this stage - except patience. We will work to guide your project as quickly and painlessly as possible through this process. We monitor the progress and remain available to give additional information or clarifications if/as requested by the local building authority.
Construction Documents
During this phase we develop the drawings into a thorough set of Construction Documents. Although it may seem like the design and drawings have already been completed in the Design Development phase, there are likely some very detailed decisions and options still on the table that need to be specified - it is often not worth the fee to work these items out until we’ve received our permit/approval.
Through the Construction Documents we are communicating to the builder - not just the overall design intent, but all the details, connections and dimensions, as well as the fixtures, finishes and equipment. Depending on the scope and complexity of the project we may also be coordinating our drawings with the other consultants including engineers and more. We create the construction drawings with the latest knowledge of building and materials science in mind - ensuring your project stands the test of time and is built according to the best known practices in the industry.
The drawings we create here end up forming the majority of the contract with your contractor - avoiding potential for confusion or misunderstandings on what was included in the scope of your agreement.
Bidding + Negotiation
Whether you have a contractor/builder in mind, or if you’d like for us to introduce you to some of the reputable builders we work with - we can be available to attend walk-throughs, help to evaluate qualifications, and assist you with obtaining and reviewing bids.
Construction Administration
Once construction breaks ground, we offer Construction/Contract Administration (CA) services - which can include reviewing the work on-site to ensure compliance with our drawings. Staying involved throughout the construction of your project allows us to help solve problems and assist with delivering a high-quality result.
If we are signed on for CA, we would visit the site at regular intervals to document progress, confirm materials and workmanship, and help to solve on-site problems as they arise (helping you to avoid costly delays). When we are onsite, we are the representation of you and act on your behalf - always advocating for your interests and the success of your project.
We are also able to assist with any final product, material, and colour selections (paint, grout etc.), some of which may need to be confirmed onsite.
