Preliminary design drawings prepared based on client feedback on design goals and objectives including project requirements and zoning restrictions.

We will prepare the applications and, where possible, submit the building permit to the municipality for Building Permit. Depending on the scope of the project, there may be additional permits required such as plumbing and drain, HVAC and demolition. There may also be other applicable laws which necessitate additional clearances and permits from adjacent agencies and departments such as Conservation Authorities and or Transportation and Utilities.

Many municipalities require a zoning review prior to submissions for building permits of planning applications including Committee of Adjustment or Rezoning.

We will act as your agent with regards to minor variance and consent applications at the Committee of Adjustment. We will prepare and submit supporting documents and will speak on your behalf at the hearing to provide evidence in support of the file and respond to any questions raised.

The Conceptual plans, once confirmed by the client as being final and approved, will be converted into working drawings for building permit application submissions. These drawings include all structural information incorporated into the plans and are illustrated with sections and details to address Ontario Building Code standards and zoning bylaws. Mechanical Drawings (HVAC) are prepared by consultants and submitted along with our Working Drawings for the Building Permit application.

These black line drawings are prepared for marketing and presentation purposes. The plans are modified to simplify the drawings with clean lines and summarized information embedded into the plan.

These drawings are not generally required for permit or committee applications but they do provide a photo realistic representation of the building with materials and shadowing. 2D is something that we can do in the office and is a front elevation without depth but shows the blending of materials and the colours to help the client visualize the finished project rather than just referring to the drawings. 3D renderings, which show a depth and perspective of the building which is lacking in 2D drawings is also something that can be provided. Due to cost considerations, it is usually outsourced and billed directly to the client.

Shadow studies are prepared to support an application going before the committee of adjustment or Appeals board where there is significant opposition from adjacent neighbours who may claim impact is greater than it appears. The purpose of these studies is to show the limited impact at various times of the day in different seasons and to provide evidence to the panel members or judge.

A rezoning is a process to change the established zoning on a property into a different zoning to allow for a more varied use. For instance, a property that is currently zoning single family residential (SFR), can be rezoned in certain circumstances and areas to RM (Residential Multiple) through a rezoning process. Usually this process or rezoning is done to allow for more density or change of use on the property. The city is divided into different zones and some zones allow for residential, some for industrial and commercial , and occasionally it turns out that the rezoning is sometimes necessary to allow for higher density or associated variations in use beyond what the committee of adjustment can approve.