By defining, pre-design occurs before the commencement of schematic design. We provide a range of pre-design service such as: feasibility study, site analysis and selection, building survey, and measured drawings, functional program or developing a “ wish list”, organizational planning and strategic plans and re-zoning. The goals for the project begin with an initial consultation with our clients to develop a full understanding of the needs and desires for the project and defining a functional plan for the project. This phase typically includes assisting the owner in obtaining a survey of the property, and a geotechnical analysis. If the project is a renovation the initial work also includes measuring the existing building. We also review the zoning by-law and building codes and other applicable regulations and authorities that have jurisdiction relevant to the project and over the site.
Based on client’s wish list, defined functional needs, aesthetic preferences, and budget requirements, we prepare a number of sketches that illustrate the basic design ideas often include a site plan, the floor plan, building mass at the most important elevation and/or important section through the building. We also examine the potential of the building in various configurations and attempt to transform the program into a plan. We house the building on the site and scrutinize various options to define the general interior layout and ultimately how the building mass directed and will be seated on the site.
Once a basic layout and scope of service has been defined and agreed upon, all collected results from the schematic design phase are further detailed to include construction method; materials; mechanical, electrical, structural and architectural layout. We demonstrate our design concept through 2D drawings such as floor plans, sections, and elevation with full dimensions, sketches, and/or computer model (BIM) to ensure our client have a comprehensive understanding of the project. It is at design development phase when a preliminary budget is detailed to ensure the project is within the realm of initial cost expectations.
The building permit documentation can be prepared once you are satisfied with the developed design. It is important to have our Client approval of the final design before this documentation begins to minimize changes required during this phase. The application set is comprises of architectural, structural, mechanical and electrical drawings as well as filled and signed commitment to general review form by Architect and other involved consultants. Architectural drawings typically include detailed, noted and dimensioned plans, elevations, sections, OBC matrix and zoning compliance document ion and typical construction details regarding building envelope and OBC safety issue. At the end of this section, you will have obtained your building permit from the AHJ.
This set of detailed documents informs the builder construction detail, both in written and drawn format. Construction document provide additional information outlining the expected level of performance and quality to ensure that the final product is executed.
Construction document minimize change orders and stressful snap-judgment made on the job site.
Interiors always play and important role throughout the design process and if the scope of work allows, the projects may be fully detailed, right down to the furnishing and fixtures such as: Interior elevation: interior elevations explain interior architectural features and finishes. Millwork: Provide drawings and details for millwork construction and finishing. Material selection: including but not limited to: Hardwood, tiles, ceramics, stone, countertop, door and drawer slabs, backsplash, door pulls, selection of electrical fixtures, including lighting, switches, plumbing fixtures [facets, sinks, water closet, bathtubs, shower, etc.] and their specification for all or selected rooms. Millwork: Provide detail and drawings for millwork cabinetry construction and finishing.
During construction we work closely with our clients and their contractor to ensure the project proceeds smoothly and in accordance with the applicable building codes. Also, there are basic services that we provide such as inspection to ensure the safety and compliance of the construction to our drawings and details. We can be available to deal with any unexpected situation, and provide supplementary details, as required during construction. We operate as our client’s advocate, and construction is monitored by regular site visits and communications with the General Contractor. Complementing our design service, we also offer complete construction management services, allowing us to achieve a continuity throughout the entire design and construction process.