The design process...

At the beginning of every project, especially for those new to building or renovating, is the inevitable question : where do I start?  Most of our cilents are looking for a range of services that include a complete design appraisal, by-law enquiry, construction documents (including engineering), and permit applications.  If you have chosen to hire a designer, and in particular this designer, here is what you can expect!

1. Inquiry.  Plenty of inquiry is present at the beginning.  Every project begins with a meeting where the basic needs of the project are discussed.  There are the basic questions of utility - do you need a media room or a larger kitchen? 

There is also the question of architectural style.  In the case of a new home, the choice of style can have an impact on room sizes, or in planning - which rooms are adjacent to one or another, and which ones are separate?  For renovations, questions of style can be limited by the current style of your home, as some style refits lend themselves more easily to certain styles than others.

2. Design.  Once the preliminary inquiries have been made, it's time for design.  Within the scope of inquiry, design, construction documents and permits, this is where the majority of time is invested.  This is usually an intensive period of time where potential design options are investigated, planned, reviewed with the client, and then assessed for success!  Some would describe this as an "organic process" where walls move as much as your ideas and opinions about your ideal "space".  As every project is unique to the owner, this phase is a true reflection of the client.  Some clients may have a clear idea of the expectations they have for their space while others are more interested in discovering the potential for their space through design exploration.  During this exploration, I stress to my clients that there are no bad questions and that there is no substitution for time and open communication when the goal for your design is "success".  Of course success is defined differently for every client, and only the client will know when they have arrived at the final design - the solution that contains every detail, and fulfills every purpose they held in their heart and mind at the beginning of the process.

3. Construction drawings.  At the conclusion of design, the project can now enter the phase of construction drawings, or CD's.  Although less time consuming for the client than the design process, the CD process still keeps the client actively involved with many inquiries including appliance selections, and finish materials.  Although these types of questions are not directly related to CD's themselves, these choices will follow quickly on the heels of the CD in the timeline of the project.  For example, while the construction drawings are under way, the kitchen design can begin in earnest, where cabinet sizes, and appliance locations are finalized.  Some outfits may put off the CD's entirely until the material selections, plumbing and the like have all been finalized.  Depending on the type of construction team you have assembled, this process can be tailored to suit your needs.

As part of the construction drawing phase, both engineering issues and pricing concerns can be addressed.  It is not uncommon for a pricing set to be produced before construction drawings as a matter of due diligence.

4. Permit drawings. With he design complete, and with a firm grasp on budget and pricing, as well as a clear direction of final finishes, the next phase is permit drawings.  For many, the world of by-laws, permits, and appeal boards is a spooky place where few things can be known for certain, and the city's requirements and expectations for your project are a moving target.  While this perception still persists, it must be said that the city has made great strides in accomodating homeowners, builders and developers with a more customer-service oriented attitude. 

While some have used a less than ideal "city hall" approvals process as an excuse for delays in the past, most often today the weak link is the applicant themselves.  With our years of experience, and a familiarity with the city's processes, many roadblocks and obstacles are routinely avoided for our clients.  That being said, the department of building and approvals, and the city as a whole is a large complicated bureaucracy. 

Sometimes delays are unavoidable, or appeals are necessary to secure your permits and achieve the design you have worked so hard to create.  Throughout all communications with the city and the client, transparency and forthright honesty have proven to be the best navigation tool when it comes to achieving success in securing your building permits!

The next phase....

Once you have your permits, you can now begin building!  Selecting a contractor will be covered in future articles, but for now, I hope this information has proven useful for you as you continue to learn about the many sides of design, and the real work of turning your ideas, hopes and dreams into the real places and spaces we call "home"!  If you've found this article helpful and insightful, we would love to hear your comments!  Thank you for your time, and have a great day!