Every project is unique, yet the process of designing and building usually follows a series of phases, or steps. For some projects, some of these steps may be accomplished informally, or combined together.
Schematic Design
Together, we will discuss the goals and expectations to be met. 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, 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.
Design Development
We will continue to define, through larger scale plans, elevations and sections. Also, we will discuss types of materials. A 3D model is developed for architectural character. We will discuss construction issues which might affect the final project. In addition to Architectural drawings, Structural Engineering may be required. If so, 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 for your project, 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 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 we will have obtained your Building Permit from the governing Authority.
Construction Documentation
This set of detailed documents informs our construction team of the appearance and construction detail of the entire project, both in written and drawn format. These documents will form part of the construction contract. Construction Drawings provide additional information texted on decisions, 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 Administration
During this phase, weekly job meetings are held to review the project’s progress. Attendees include the client and relevant construction team members. Each week we review the job status to date, discuss pertinent issues and schedules, and provide hands-on administration to ensure the job runs smoothly.