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THE 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 pay for design and drawing will produce a set of drawings that is buildable. A portfolio of built projects will help in determining your actual scope of work.

ZONING

2 After an analysis of the site survey and the existing buildings in relation to the zoning bylaws affecting the site, any possible contraventions caused by a proposed project can be identified and the decision made to work within the existing restrictions or to make an application to the Committee of Adjustment for a bylaw variance. A site statistics report is prepared.

PRELIMINARY

1 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 massing of the addition and/or, space planning, window and door locations, preliminary kitchen layouts and very preliminary finishes. A meeting with the client will provide time for discussion of the ideas, leading to the selection of one or a combination of parts of the schemes and the basis to move forward in developing the design.
Design sketches are produced and there is a check of the ballpark price. These drawings can be used for the Committee of Adjustment if required.

DESIGN DEVELOPMENT

Structural, electrical, soil and mechanical engineers are consulted to design their systems for the building and resultant detailed layouts begun. A wide variety of materials and finishes are considered and chosen with the overall budget in mind. The design continues to evolve given all the new information and a final design is developed. Accurate drawings are produced that identify any design or functional issues. These will form the basis of the working drawings in the next stage. A final expected price is determined.

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.

FEES

The estimate for the design fees are based on a percentage of the construction costs. Obviously, a larger project takes longer to design and draw than a smaller one so the fees vary accordingly. Preliminary design and design development stages are each about 25% of the total fees. Working drawings are about 50%.