The Process
Our Services
01.FEASIBILITY
Our feasibility study evaluates what can realistically be achieved on a site. We review zoning by-laws, permitted uses, setbacks, height, lot coverage, parking, site access, servicing, grading, easements, and other site constraints. We identify potential risks, variances, and approvals while assessing development potential, building size, massing, and overall project viability.
02.CONCEPT DESIGN
Our concept design phase transforms the project’s goals and site opportunities into a clear architectural vision. We develop initial plans, building massing, layouts, elevations, and exterior character while exploring materials, proportions, and key design elements. Concepts are refined through client feedback to establish the project’s overall direction, scale, and aesthetic before advancing into detailed design.
03.DESIGN DEVELOPMENT
Our design development phase refines the approved concept into a coordinated architectural design. We develop plans, elevations, sections, materials, finishes, building systems, and key details while coordinating structural, mechanical, electrical, and other consultants. This stage resolves the project’s design, technical, and functional requirements, establishing a clear direction for approvals, documentation, and construction.
04.APPROVALS AND PERMITS
Our approvals and permits phase navigates the regulatory requirements necessary to move the project forward. We coordinate submissions to municipalities and relevant authorities, prepare and manage required documentation, and respond to comments throughout the review process. This may include zoning approvals, minor variances, site plan approvals, building permits, and coordination with other agencies and consultants as required.
05.CONSTRUCTION DOCUMENTATION AND ADMINISTRATION
Our construction documentation and administration phase translates the design into a clear, buildable set of drawings and specifications. We prepare detailed construction documents, coordinate consultant information, and assist with tendering and contractor selection. During construction, we review progress, respond to site inquiries, review shop drawings and payment applications, and help resolve issues to ensure the design is executed as intended.
PROJECT TIMELINE
Key Project Milestones
The first stage is about understanding what you want to accomplish and determining how we can help you get there.
We begin by discussing:
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Your vision for the project
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How you intend to use the space
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Your priorities and must-haves
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Your desired budget and level of investment
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Your anticipated timeline
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The property and existing conditions
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Your expectations for quality, materials, and design
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Any known planning, zoning, heritage, building-code, or site constraints
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Your preferred approach to construction and contractor selection
For an existing building, we may also discuss renovations, additions, adaptive reuse, or other changes to the existing structure.
At this stage, we identify the major decisions that will affect the project and determine what additional information or consultants may be required.
Good design begins with understanding the opportunities and constraints of the property.
Depending on the project, this stage may include:
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Review of the property's legal and municipal information
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Review of available surveys and site plans
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Existing building documentation
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Site measurements and/or existing-condition documentation
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Zoning and planning review
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Applicable municipal regulations and by-laws
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Heritage considerations
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Applicable provisions of the Ontario Building Code
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Accessibility requirements
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Site servicing and infrastructure considerations
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Preliminary structural considerations
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Environmental or geotechnical considerations where applicable
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Identification of required consultants
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Preliminary discussions with municipal authorities where appropriate
For renovation and addition projects, documenting the existing building is particularly important. The accuracy of existing information can directly affect the design, construction documents, budget, and schedule.
Where specialized information is required, consultants or specialists may need to be retained. Depending on the project, these may include structural, mechanical, electrical, civil, landscape, geotechnical, environmental, survey, heritage, or other professionals.
This is where the project begins to take physical form.
Using the information gathered during pre-design, we develop initial design concepts that explore how the project can respond to your goals, the site, applicable regulations, and the construction budget.
Depending on the project, this may include:
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Site planning
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Building orientation and massing
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Floor-plan concepts
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Space planning
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Interior and exterior relationships
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Building additions or alterations
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Preliminary elevations
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Preliminary sections
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Exterior character and architectural expression
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Preliminary material direction
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Natural light and views
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Access and circulation
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Parking and site access
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Preliminary landscape considerations
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Preliminary structural and building-system considerations
We typically present design options and discuss the advantages, limitations, costs, and implications of each direction.
Once the overall concept has been established, we develop the design in greater detail.
The goal is to move from a conceptual design toward a coordinated building design that can be reviewed for cost, constructability, code compliance, and approvals.
This may include developing:
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Floor plans
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Exterior elevations
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Building sections
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Wall assemblies
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Roof design
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Window and door locations
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Interior layouts
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Material selections
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Finish concepts
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Accessibility provisions
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Building-code requirements
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Structural systems
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Mechanical systems
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Electrical systems
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Plumbing systems
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Site and grading considerations
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Energy and building-performance considerations
Architectural work is coordinated with the required consultants so that the various building systems work together.
Navigating the approval process
Depending on the project, several different approvals may be required before construction can begin.
These may include:
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Municipal planning approvals
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Zoning review
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Minor variance or Committee of Adjustment processes
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Site plan approval
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Heritage approvals
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Conservation authority requirements
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Building permit
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Development-related approvals
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Other approvals or permits applicable to the property or project
The exact approval process varies significantly depending on the municipality, property, project type, and scope of work.
Turning the design into buildable information
Construction Documents are the detailed drawings and specifications used to communicate the design and requirements of the project to the contractor and trades.
This is one of the most technically intensive stages of the architectural process.
Depending on the project, the documents may include:
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Detailed floor plans
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Dimensioned plans
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Exterior elevations
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Building sections
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Wall sections
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Construction details
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Door and window information
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Interior elevations
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Finish schedules
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Material specifications
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Roof details
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Building-envelope details
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Accessibility details
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Life-safety information
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Code-related information
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Structural coordination
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Mechanical coordination
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Electrical coordination
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Plumbing coordination
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Site information
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Consultant drawings and specifications
The documents are coordinated with the work of the project's consultants.
Obtaining construction pricing
Once the design and construction documents are sufficiently developed, the project can move into the contractor selection and pricing stage.
Depending on the chosen procurement method, this may involve:
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Preparing documents for tender or pricing
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Identifying potential contractors
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Issuing drawings and specifications
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Responding to contractor questions
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Issuing clarifications or addenda
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Reviewing submitted prices
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Comparing bids or proposals
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Assisting the Client in evaluating contractor qualifications
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Reviewing the proposed scope and exclusions
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Assisting the Client with contractor selection
The Architect's role during procurement depends on the project-specific agreement and the chosen construction delivery method.
Supporting the project during construction
Construction is where the design becomes a physical building.
When construction-phase services are included in our agreement, we continue to act as the Client's architectural representative within the scope and authority established by the contract.
Construction administration may include:
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Site visits
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Reviewing the progress of the work
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Reviewing shop drawings and other contractor submissions
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Responding to contractor questions
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Reviewing requests for information
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Interpreting the construction documents
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Reviewing proposed substitutions
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Reviewing proposed changes
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Preparing supplemental instructions where required
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Reviewing change orders or change documentation
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Reviewing contractor applications for payment
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Providing payment certification services where applicable
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Observing construction for general conformity with the construction documents
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Maintaining project records
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Coordinating with consultants
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Reporting relevant observations to the Client
The Architect is not the contractor and does not take responsibility for the contractor's means, methods, sequencing, site safety, or day-to-day construction operations.
The exact authority and responsibilities of the Architect during construction are established by the agreement between the Client and Architect. The OAA contract framework specifically addresses construction-phase services and the Architect's role as the Client's representative.
Bringing the project to completion
As construction approaches completion, we assist with the architectural aspects of closing out the project.
Depending on the scope of services, this may include:
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Site reviews near completion
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Identifying observed deficiencies
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Reviewing completion of outstanding work
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Reviewing contractor documentation
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Reviewing required closeout information
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Coordinating consultant closeout requirements
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Supporting the certification process applicable to the construction contract
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Reviewing final project documentation
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Assisting with the transition from construction to occupancy and use
Where applicable, the project may also involve processes associated with Substantial Performance, occupancy, statutory requirements, warranties, and the release of construction holdbacks.
The exact responsibilities and timing depend on the construction contract, project type, applicable legislation, and the services included in the Client's agreement with the Architect.
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