Services

We work on all phases of a project, from early design through municipal approvals to supporting our clients through construction. Sometimes we do only the early phases. Mostly we prefer to take it all the way.

These are the typical phases of an architectural project. The size of the circles in this diagram are a good indication of how much time and fee is involved in each phase.

Feasibility

• For institutional clients, developers and sometimes homeowners, we can help study what you can build on a property, or how you could rearrange an existing space for new uses

Schematic Design

• Where the big design moves on the project happen. We do 3D views, floor plans, sections, elevations. It often takes a few versions to get really good. We meet a lot with our clients at this phase

Zoning Variances

• Some residential projects need zoning variances through the local Committee of Adjustment (CofA)
  
• Some bigger projects need a site specific Zoning By-Law Amendment (ZBA)
  
• We help our clients with both types of approval and have lots of experience with this. This often involves presentations to municipal committees and city staff, and coordination with other consultants on ZBAs

Design Development

• Interiors and exteriors get refined. More drawing happens. Materials and finishes get selected. We meet with clients a lot
  
• Coordination starts to happen with structural/mechanical/electrical/civil engineers, landscape architects, and often many other consultants as required
  
• Sometimes we go out for costing at this phase to contractors or a cost consultant

Construction Documents, Permit, Bidding

• We draw construction details for walls, roofs, foundations, interiors, cabinets, stairs. Materials get specified in detail. Lots of notes are placed on formal drawings. Various schedules for finishes and door get added
  
• We meet with clients even more to review everything
  
• More coordination with all of the other consultants to prepare permit and construction documentation
  
• Design generally stops after this phase
  
• Stamped drawings and associated forms are submitted to the municipality. We guide projects through the permit phase and respond to municipal plans examiner comments
  
• We bid the project to prospective contractors and help clients award a construction contract
  

Construction Administration

• We review ‘shop’ drawings for many materials before they get ordered and go into production, like windows, cladding, millwork, etc.
  
• We visit the construction site at regular intervals to perform General Review for conformance with approved permit drawings, meeting contractors and trades as required
  
• We advise our clients on construction deficiencies and work with contractors to make corrections when needed
  
• We issue Site Instructions for any changes to the design during construction
  
• We coordinate any changes with other consultants
  
• We assist with any issues that may arise with municipal building inspectors
  
• For institutional clients, we administer CCDC contracts, provide payment certification for progress draws, issue Contemplated Change Notices, Change Orders
  
• We issue formal notices to municipal building departments to close-down permits at the end

Post-Occupancy

• We return to the site to help address any issues that may come up after move-in, sometimes after a year if needed