We help property developers and homeowners on Vancouver Island realize their vision.

Are you in the early stages of a planning a project and do not know where to start? We work on feasibility studies to help clients identity challenges and opportunities so that they can make informed decisions before taking a project to the next step. Often this will involve a detailed bylaw and zoning analysis resulting in a well-considered site plan and simplified massing models.

Architectural design is organized into three distinct phases of work:

1. Schematic Design

This is where early design exploration starts. During this phase we will produce several design options, providing clients with the opportunity to choose their preferred option to move forward with.

2. Design Development

Once a design has been selected, it will need to change very little moving forward since more detailed drawings will be produced. At this stage, it important to gain feedback from other consultants, such as structural, mechanical and electrical, and to get a third-party cost estimate.

3. Construction Drawings

Following the initial phases of planning and design, the next step involves the creation of construction documents. The timing of this process may vary, occurring before, during, or after obtaining a building permit, depending on the specific needs of the project. This stage concludes with a comprehensive assessment of the anticipated construction cost, which is typically done by a contractor or a cost consultant. Larger projects may go to tender and we can help with selecting the ideal proponent.

At the end of each phase, it is important to ensure that all parties are in alignment and that the architectural design meets the intended goals for the project.

1. Rezoning

If the municipal zoning bylaw does not allow for your intended use of the property, you can apply for rezoning. This tends to be a lengthly process and typically involves presenting the proposal to the city or town council and demonstrating the project to the public to gain their support.

2. Variance Applications

Variance applications are required when an aspect of the project does not meet the zoning bylaw. For example, part of a building could not be within the required setbacks, be above the maximum height, or have an existing lawful non-conforming use. Typically, an applicant needs to prove a level of undue hardship, which may be further reviewed by the local Board of Variance.

3. Development Permit

A development permit is needed if the project is located in an area where the Official Community Plan (OCP) requires one. The project may need to meet form and character requirements or address specific environmental concerns, such as on waterfront lots or in riparian areas.

4. Building Permit

A building permit is required to do any building on a lot, including any digging in preparation for a foundation. It is important to clarify the requirements with the municipality early on in the process to ensure that an application will be successful.

The final stage of the process is construction, and architects are responsible for field reviews to ensure that the project is completed as outlined in the contract documents.

On larger projects, architects often take on an additional role as the payment certifier. This means they make frequent visits to the site, ensuring that the work completed and the materials on site are in line with the contractor's progress claim.

We recommend that all clients use an industry-standard CCDC contract and speak to a procurement advisor if they are unfamiliar with Canadian construction contracts.

We love working on interiors, however, there are cases when clients would like to take on interior finishes themselves to save costs, or work with a specific interior design team.

At minimum, we will provide interior design precedents, kitchen/bathroom layouts, basic millwork drawings and product recommendations. We also coordinate complex specifications for larger projects and do detailed interior packages as a value-added service.

Throughout the process we will provide visualizations for the project. This can range from photographs, sketches, physical models, walk-throughs, animations, and enscape renderings.

If hyper-realistic renderings are desired, will we coordinate with a rendering artist and provide our detailed 3D model. We recognize hyper-realistic rendering as its own unique digital artform and can connect you with many talented individials who specialize in this work.