Schematic Design:

Together, we will discuss the goals and expectations to be met. See Your Creative Role. Your desired program, in combination with the constraints of your site and the Zoning Bylaw, will form the basis to direct our design work. During this time, there will be frequent meetings in order to keep you abreast of work and direction. We will present drawings, both 2D and 3D, that describe design ideas with respect to your budget. We will continue to refine and develop these ideas until you are happy with a schematic design concept that you would like to see developed further. At the end of this phase you will have approved schematic floor plans and site plan, and any three dimensional sketches done to illustrate the massing (overall form) of the home.

Design Development:

We will continue to define, through larger scale plans, elevations and sections, the size of rooms, types of materials, and exact placement of the building. A 3D model is developed for architectural character, and at your request we will develop the interior of the model. We will discuss construction issues which might affect the final project. In addition to Architectural drawings, a Structural Engineer will be required. We coordinate the structural design with the architectural design during this phase, and those following. A fairly accurate cost estimate may be obtained from the drawings prepared during this time. At the end of this phase of work we will have all the information we need to proceed to the production of Building Permit Drawings (Phase 3). You will have approved the design of major elements in the house, and be able to visualize the design, both inside and out.

Building Permit Application Documentation:

The Building Permit documentation can be prepared once you are satisfied with the developed design. It is important to have Client approval of the final design before this documentation begins to minimize changes required during this phase. The Application Set is comprised of a topographic survey plan by a BC Land Surveyor (NIC), Architectural and Structural drawings, and Schedules required by BC Code. Architectural drawings typically include detailed, notated and dimensioned plans, sections, elevations, BC Building Code and zoning compliance documentation, area overlays, and typical construction details regarding safety and the building envelope. At the end of the Building Permit phase you will have obtained your Building Permit (and Demolition Permit) from the governing Authority.

Construction Documentation:

This set of detailed documents informs the builder of the appearance and construction detail of the entire home, both in written and drawn format. These documents will form part of the construction contract with your Builder. Construction Drawings provide additional information texted on decisions between you and the Architect, outlining the expected level of performance and quality to ensure that the final product is executed as envisioned. This detailed information also ensures you receive a price which accurately reflects the details and quality you expect. Construction documents minimize change orders and stressful snap-judgements made on the job site.

Interior Design (Optional):

Millwork: Provide Drawings and details for millwork cabinetry construction and finishing. Interior Elevations: Draw Interior elevations sufficient to explain interior architectural features and finishes, not included in millwork drawings. Selection Specifications: Wall and ceiling finishes and colours, including doors and trim. Hardwood, tile and carpet specifications for all rooms Millwork finishes ie. countertop, door and drawer slabs, door pulls, kicks, backsplash Selection of electrical fixtures, including lighting, switches and appliances Selection of plumbing fixtures, including faucets, sinks, toilets, showers, tubs, etc.

Construction Administration:

During the construction of the home there are basic services that we provide, such as inspections to ensure the safety and compliance of the construction to our drawings and details, answering the builder’s questions and issuing site instructions. If we have provided more detailed construction drawings, then we will ensure that the work is performed to the standards and quality the documents describe. We operate as our Client’s advocate, and construction is monitored by regular site visits and communications with the General Contractor. Actual building is often a busy and stressful time for our clients and our presence during construction is usually appreciated.