Our Process
Discovery & Feasibility
Our first step is discuss your project goals and how you actually use your home. We look past a simple wish-list to understand the lifestyle challenges you’re trying to solve. During this pre-design phase, we also handle the heavy lifting of researching your lot’s specific constraints, identifying zoning by-laws, Ontario Building Code requirements, and any local authorities that have jurisdiction. By merging your functional needs with these real-world rules right at the start, we build a strategic foundation that keeps your project on track and avoids costly design dead-ends later.
CONCEPTUAL DESIGN
To keep things moving efficiently, we host collaborative Zoom meetings where we review the plans together in real-time. This allows us to walk you through the logic of the layout, ensuring we solve spatial challenges together before they get locked in.
With the floor plans perfected, we transition to exterior 3D development. With this digital model we can explore different styles and materials, giving you a crystal-clear look at how your home will sit on the lot.
This interactive process ensures that by the time we finish this phase, the design is a fully realized architectural concept that is ready for the real world.
zoning review and committee of adjustment
After finalizing the design, we prepare detailed 2D drawings, a site plan, and statistics to complete an application for zoning review. This involves a thorough review of the house's layout, size, setbacks, height, and landscaping. The city will identify variances according to the applicable by-law. We engage the planning department for comments, making changes as needed to gain their support. We analyze past approvals, justify minor variances, ensure neighborhood harmony, and gain neighbors' support. At the meeting, we represent our client and present our proposal.
CONSTRUCTION DRAWINGS
Our qualified BCIN designers will take the design and add all the neccessary details to develop a set of construction drawings which includes the site plan, floor plans, elevations, building sections and structural details. We work closely with trusted engineers and consultants to develop the full permit package with HVAC design, engineered lumber design, septic, arborist reports and geotechnical engineers as required.
PERMIT APPLICATIONS
With many years of experience navigating various municipalities and conservation authorities throughout the Greater Toronto Area and Southern Ontario in general, we've encountered it all over the years getting building permits and know what it takes to ensure the process goes smoothly. We'll apply for the permits on your behalf with all the required applications and signatures and make sure you stay updated every step of the way until the building permit is issued.
3D VISUALIZATION
Peer into the future and experience your vision in fully rendered beautiful colour and texture. Before costly investments are made, you can try various material palettes to better integrate into the site and its surroundings. We offer 4k resolution images of the exterior as well as video fly-bys to really show off your new home.
construction phase
Our relationship with you does not end once the permit has been issued. We will be available to you and your builder throughout the construction process to answer any questions that may arise or if a detail needs to be resolved on site. If you decide you want to make substantial changes to the approved permit drawings, we'll be happy to help you obtain a revision permit, so that everything is approved by the city.