ARCHITECTURAL DESIGN
A. Residential design, addition / alterations & light commercial design
I offer design & drafting services for all residential / commercial facilities. I develop your ideas and requirements into functional drawings for projects up to 6,000.00 sq.ft. in area from a new custom home design to a single room extension on your existing residence. I have always believed that the best solutions are often the simple ones.
My drawings are professionally produced using state of the art AutoCad software and are prepared in conjunction with all pertinent building code regulations. A typical project would consist of the following stages:
Preliminary Consultations
A preliminary meeting will be arranged with you to explore your design goals and investigation of background information required for the design of your project. Gathering of topographical survey of your lot if it involves irregular site conditions / steep slopes. Review of bylaws governing your property and other related issues. I shall review and discuss zoning, budget, time factor and design fees. Examples of recent completed projects shall also be reviewed if required by the client. Initial meetings are free and without obligation to proceed further. However a nominal consultation fee would be charged if the venue for a preliminary meeting is out of town. This fee shall be adjusted toward the total contract fee, after award of contract.
Preliminary/Schematic Design drawings
This would entail production of measured drawings of your existing facility ( for renovation / addition jobs ) to establish the layout and locate and identify structural components of the building. After gathering pre-design requirements, I can start sketching out a design proposal and contribute my design experience to ensure the plans are developed in a manner which reflects your requirements and highlighting different aspects of the project.
Permit Drawings
A final set of working / permit drawings are used for:
- Building Permit Application
- Project cost estimate by Building Contractor
- Building Renovation or Construction
A building permit is required for construction of 108 square feet (10 square metres) in area or greater and for any addition or renovation requiring plumbing or having a structural modification. After satisfactory review and approval of preliminary design by the client, I shall complete the plans to full working drawings to apply for a building permit, enabling the contractor to give a quote and build the project. Set of permit / working drawings for any residential or commercial project typically consist of the following package:
Site plan:
Layout showing the lot size and new foot print of the extension in relation to the property lines.
* Subject to municipal requirements, some projects may require site grading information and septic system details.
Basement and Foundation Plan:
Drawings shows all footings and foundations, structural framing for floors above and drainage tiles, etc.
Ground Floor Plan:
Detailed layout of the proposed design and dimensions of all rooms, Kitchen and bathroom fixtures with complete electrical and mechanical layout. Location of all doors and windows and structural framing details.
Second / Typical Floor Plan
Detailed layout showing all bedrooms and bathrooms with dimensions and electrical and mechanical layout.
Exterior Elevations
Views of all exterior elevations showing all heights affected by the new addition / renovation, exterior finishes, doors and windows and Roof slope.
Building Sections
Longitudinal and cross sections through critical parts of the building affected by new addition / renovation, showing structural components, in walls, floors, roof and interior heights.
Miscellaneous Architectural Details
If applicable, miscellaneous architectural and / or structural details shall be provided, showing various critical junction of existing and new construction.
Schedules
All new door and window schedules showing design, size and material.
Roof Plan
Roof plan and details showing drainage, slopes and structural design.
B. Zoning requirements review
C. Preliminary Design
D. Working drawings for permit application
E. Building permit application assistance
F. As-Built / Record drawings of an existing facility
G. Kitchen design
Note: Individuals or firms providing information and/or design drawings for building permit application must be registered with Ontario Ministry of Municipal Affairs and Housing (OMMAH).
See Section 15.11(5) of Ontario Building Code Act, and Section 2.17 of the Building Code www.obc.mah.gov.on.ca