PMA SERVICES
The role of the Architect will vary depending on which type of contract is used.
The Canadian Construction Documents Committee (CCDC) provides standardized contracts for the various types of working relationships between Owner, Builder and consultants.
Design Services
+ Zoning Investigation, PPR, ZZC
+ Site Plan Approval Drawings
+ Building Condition Assessments
+ Site Visits & Laser Measurements
+ New Building Design Drawings
+ Second Storey / "Top-up" Design
+ Rear Additions drawing
+ Basement Rental Suites
+ Porch & Deck Drawings
+ Garage Addition Drawings
+ Interior Renovation Drawings
+ Interior Design
+ Landscape Design
+ Building Permit Submissions
+ Plans Review
+ Committee of Adjustment Representative
+ Variance Applications
+ TLAB Representative
+ Heritage Preservation / Restoration
+ Custom Kitchen Millwork
+ Custom Furniture, Railings, Stairs
+ Contractor Selection
+ Bidding - Trade Selection
+ Photo-realistic Renderings & Walk-through Videos
Coordination with Consultants
+ Land Surveyor
+ Arborists
+ Underpinning / Shoring
+ Structural
+ Mechanical
+ Electrical
+ Plumbing
+ Heating & Air Conditioning
+ Acoustics
Liaising Authorities Having Jurisdiction
+ City Planning Department
+ Planning Officials
+ Building Permits
+ Traffic & Loading Consultants
+ TTC - Subway
+ Heritage Preservation Services
Real Estate
+ Buy or Sell your home with Red House Realty
+ Home Appraisal
+ Access to MLS
+ Access to Geo-warehouse Data
DESIGN PHASES
2. SCHEMATIC DESIGN
3. DESIGN DEVELOPMENT
4. CONSTRUCTION DOCUMENTS
5. BIDDING
6. CONSTRUCTION ADMINISTRATION
PRE-DESIGN
Pre-design is the first steps to a property development. In this phase the owner and architect establish and analyze a set of conditions and research that will establish the framework and requirements for the building development.
This includes site analysis, zoning, budgeting, and programming use requirements.
Clients often seek Pre-design services of an architect to assist in the preliminary stages of their project before proceeding with full architectural services.
PRE-DESIGN PHASE ARCHITECTURE
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Project Goals
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Site Selection
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Site Analysis
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Title Search
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Zoning Analysis
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Existing Building Assessment
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Programming
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Budgeting
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Pro Forma
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Project Team Selection
SCHEMATIC DESIGN
Conceptual in nature, I begin to lay out the site, the interior spaces, and develop basic exterior designs, if your project includes exterior work.
Usually your design professional will prepare a cost estimate as part of this phase as well.
Design deliverables would include, preliminary drawings such as floor plans, elevations, and a site plan if applicable.
You may also see some sketches or you could ask your architect to do some computer renderings (usually this would be another add-on service) to help you visualize and get a sense of how the spaces will look and feel.
For the most part, the design won’t yet include things like what types of materials will be used, so if you do get sketches or renderings, keep in mind that what they’re showing isn’t necessarily final.
A narrative would be provides, broadly outlining the project and what kind of systems (e.g., HVAC, electrical) the building will use. This also helps the team estimate the project costs.
DESIGN DEVELOPMENT
The building’s exterior will be more fully designed, interior layouts will be completed, room sizes are finalized, and most materials are selected.
In this phase, we will advance the design significantly. The main goal of this phase is to define and develop the important aspects of the project. The exterior, interior layouts, room sizes, and materials are more fully designed. The engineers will further develop the HVAC, plumbing, and electrical systems.
The deliverable in this phase is a much more detailed set of drawings than the schematic phase (it looks like they’re done, but they’re not) and depending on the project, a specification book, which can be thought of as the written instructions for the drawings.
The specification book or sheets will specify the materials that have been selected, and provide things like installation instructions, quality control requirements, and other technical information.
An updated cost estimate may be produced as well, if part of the agreed upon scope of work.
CONSTRUCTION DOCUMENTS
"During the Construction Documents phase, the architect creates the drawings and specifications which will govern the demolition or construction of a building and coordinates with the sub-consultants to produce a coherent set of documents to be issues for tender or building permit, consistent with the client's program requirements and budget."
Ontario Architects Association
These drawings may include, Site Statistics, Code Analysis, O.B.C. Data Matrix, BOMA Statistics, Barrier-Free Design Statistics, Area of Unprotected Opening Diagrams, Life Saftey Diagrams, Fire-Resistance Ratings, Floor, Wall, Ceiling and Roof Assemblies, Grading Plan, Site Plan, Foundation and Floor Plans, Elevations, Sections, Plan and Section Details, Axonometrics, Millwork Drawings, Reflected Ceiling Plan / Lighting Layouts, Door & Window Schedules, Equipment Plans & Schedules, Floor Finish Plans, Furniture Plans, Framing Plans and more.
BIDDING
Submitting construction documents to various contractors and obtaining bids to do the work. These would be presented to the Client for review and acceptance.
There are various t ways of selecting a contractor. If the Client represents the public, there are laws that govern how you do this, but if not, then you have some flexibility.
You could choose a contractor based on their qualifications, and then negotiate only with them, or you could select a few contractors to get quotes from so that you feel confident you’re getting a competitive bid.
During the bidding or procurement phase, your architect will answer contractors’ questions, issue formal clarifications to the drawings or specifications if necessary, and help evaluate the bids to make sure the contractors’ prices include everything they’re supposed to.
CONSTRUCTION PHASE
(CONTRACT ADMINISTRATION)
This phase involves monitoring the construction to verify that it is happening in accordance with the Construction Documents prepared.
The frequency of visits to the site during construction varies substantially depending on the project. It could be daily, weekly, bi-weekly or monthly, depending on the project sale and client needs.
It is important to perform adequate site review, so that you end up with the space you’re expecting. Progress photos and field reports will document the progress, and will also verify that the contractor’s billings accurately reflect the amount of work that they’ve done.
Being on-site allows us to answer contractor questions directly, verify that the materials the contractor is using are correct, issue formal modifications and corrections to the Construction Documents, and to solve problems that arise in the field – there are always unforeseen issues to resolve; what’s important is working together with the contractor to solve them quickly and avoid delays.