The first step starts with you! When you first contact us we will gather some preliminary information about your project and set up an initial site meeting. With this preliminary information we will research your property to determine your zoning requirements and if other regulatory authorities will be involved. We will have our initial site meeting (zoom meetings are also available) to discuss the project in more detail, review our preliminary research, identify the roadmap of the project, and define the scope of work. We will prepare a Formal Proposal of our services for your review. Initial site meetings and proposals are complementary. Contact Us today to get started!

We strive to provided a design process that is efficient and interactive. Gone are the days of red lining paper plans and waiting weeks for revisions. Our design review meetings can be in person, but many of our clients prefer to meet from their own living room with the use of zoom meetings. This helps us be efficient with your time. The goal of our meetings is to be solutions oriented, where we can address feedback immediately and solve design challenges right away. We utilize the latest technologies available to make it easier than ever for you to be involved every step of the way. Jump right into the design software with us and review and modify the design in real time Virtual Reality walk-throughs can put you right inside the model to help you visualize the space Solar Studies can assess the design any day, any time, and you can review exactly where shadows and light will be cast Our projects typically progress through 3 Phases to guide the project and identify any roadblocks early on in the process: Phase 1 - Planning Set: Preparation of the Reference Site Plan, Floor Plans and Elevations at a high level to capture and express the general intent of the proposed project. If required at this phase the plans will be circulated to the municipality and other required agencies to ensure compliance with all planning and zoning requirements for approval and help guide the preparation of studies and reports if required for planning applications such as Minor Variances or Zoning Bylaw amendments. These plans can also be used for budget pricing preparation with contractors to evaluate the costs vs the available budget with the project. Phase 2 - Pricing Set: Additional detail is added to the plans including sections and detail views to further define the project. Once completed these plans can be circulated to contractors and trades to prepare formal pricing for the project. Phase 3 - Permit Set: Compiling the comments from regulatory agencies, and feed back from the pricing exercise, this Plan set will be provided in the most detail to be included in the permit application. Each project will require different levels of detail and attention to be successful, there is no one size fits all solution, but with our extensive suite of tools we can tailor the perfect design process for you!

From acceptance of our Proposal, we operate in 2 week intervals between design meetings to allow time for you to review and evaluate design ideas. For our Architectural Building Plans and Reference Site Plan, optimistic timelines with requiring only Municipal approvals: A simple garage would be around 4 weeks to be ready to submit for permit. A new home, renovations, or additions could be around 6-12 weeks or more depending the complexity and required designs and studies prepared by others. Just like other parts of the project, the timeline can vary depending on the complexity and required approvals of the project. The same building, but in a different location could have very different timelines. Municipal Application Timelines: Municipal Review for Permits: 2-4 weeks Minor Variance Applications: Typical Timeline 2-4 Months or more (2-4 weeks to book Pre-Consultation meeting, 2-8 weeks to prepare studies and reports, 2-4 weeks to schedule Committee of Adjustments Meeting, 20 Day Appeal Period) Zoning Bylaw Amendments: 6-12 months or more For more detailed information on your specific project please contact us.

There is nothing more frustrating than spending your time and effort preparing a beautiful design that its not going to meet your budget. During initial conversations about your project we can provide realistic pricing targets that can assist with decision making Our extensive construction experience and close relationships with contractors and trades enables us to provide guidance through the design phases that will help align your goals with the budget in mind Our phased design approach helps provide checks and balances during the design process so we can proceed confidently that the project can meet your budget

A building permit application can require a variety of designs and studies depending on the project. For example, a simple garage with a hand framed roof could be applied for with our Architectural Building Plans and Reference Site Plan. The required designs and studies depends on its unique parameters such as location, size, use, and proximity to environmental features. ​ The Architectural Building Plans and Reference Site Plans we prepare help to direct our network of consultants to prepare a complete building permit application. ​ Additional designs and studies required for your project could include the following: HVAC Design & Heat Loss Calculations prepared by an HVAC Designer Engineered Truss and Floor Layouts prepared by the Lumber Supplier Structural Engineering prepared by a Professional Engineer Lot Grading Plan prepared by a Professional Engineer On Site Septic/Sewage Design Hydrogeological Study (for Septic Requirements depending on Lot Size) Legal Plans prepared by an Ontario Land Surveyor Planning Justification Reports prepared by a Professional Planner Environmental/Agricultural Studies Tree Preservation Plans Archaeological Studies (Phase 1, Phase 2, Phase 3) Soil/ Borehole Testing Geotechnical Reports With initial project information we can help you determine what designs and reports will be required for your project.

The simplest projects will only require approval from your Town or City. Another common one is the local Conservation Authority (in Niagara the NPCA) which is based on the location of the project and it's proximity to their regulated lands. There are several other Regulatory Agencies that could have approval authority on your project. It depends on what the project is, where the project is located and if the project requires planning applications such as Minor Variances. Some of the more common agencies we have worked with are listed below: Local Municipality Niagara Region Niagara Peninsula Conservation Authority (NPCA) Niagara Escarpment Commission (NEC) Ministry of Transportation (MTO) Ministry of Ministry of the Environment, Conservation and Parks (MOE) With initial project information we can help you determine who may be required to approve your project.

A building permit is a document issued by the body responsible for enforcing Ontario’s Building Code in your area. A building permit is necessary when you wish to construct, renovate, demolish or change the use of a building. Building Code enforcement, including issuing building permits, is generally carried out by municipal building departments, although in the case of on-site sewage systems, enforcement in some areas is conducted by boards of health and conservation authorities.

Building permits allow your municipality to protect the interests of both individuals and the community as a whole. By reviewing and approving building permit applications before any work is done, the municipality can ensure that buildings comply with: the Building Code, which sets standards for the design and construction of buildings to meet objectives such as health, safety, fire protection, accessibility and resource conservation the local zoning bylaw and other planning controls on buildings other applicable legislation, including conservation authority approvals and certain requirements under the Environmental Protection Act

You must obtain a building permit before you: construct any new building over ten square meters in area or place another structure, such as a mobile home, on your property make renovations or repairs or add to a building change the use of a building excavate or construct a foundation construct a seasonal building undertake work regarding the installation, alteration, extension or repair of an on-site sewage system

A zoning bylaw controls the use of land in your community. It states exactly: how land may be used where buildings and other structures can be located the types of buildings that are permitted and how they may be used the lot sizes and dimensions, parking requirements, building heights and densities (the number of people, jobs and building floor area per hectare), and setbacks from the street An official plan sets out your municipality’s general policies for future land use. Zoning bylaws put the plan into effect and provide for its day-to-day administration. They contain specific requirements that are legally enforceable. Construction or new development that doesn’t comply with a zoning bylaw is not allowed, and the municipality will refuse to issue a building permit. ​ Many municipalities have a comprehensive zoning bylaw that divides the municipality into different land use zones, with detailed maps. The bylaw specifies the permitted uses (for example, commercial or residential) and the required standards (for example, building size and location) in each zone. Some rural municipalities may have a free-standing zoning bylaw that covers only a specific property that an owner proposes to develop.

A zoning bylaw: implements the objectives and policies of a municipality’s official plan provides a legal and precise way of managing land use and future development in addition to the official plan, protects you from conflicting and possibly dangerous land uses in your community

If you are planning a project that does not conform exactly to the zoning bylaw, but follows its general intent, you can apply for a minor variance. For example, you might want to locate something on your property, but you are unable to meet the minimum setback requirements because of the shape of your lot. Your municipality may have a bylaw that sets out local criteria to further clarify what constitutes a minor variance in your community. To obtain a minor variance, you will have to apply to your local committee of adjustment appointed by council to deal with minor problems in meeting bylaw standards. Your application should explain how your proposed variance is minor in nature and why it is needed. ​ The process is typically started with a pre consultation meeting with the municipality and preliminary site and building plans to determine the required plans and studies to support the Minor Variance Application. Timelines can vary depending on the complexity of the project with a minimum of 3 months to be expected and upwards to a year or more.

If you want to use or develop your property in a way that is not allowed by the zoning bylaw, and a Minor Variance Application would not be suitable, you may apply for a zoning change, also known as a zoning bylaw amendment or a rezoning. Council can consider a change only if the new use is allowed by the official plan. ​ You may not be able to apply for a rezoning if your municipality passed a new comprehensive zoning bylaw within the past two years. Similarly, you may not be able to apply for a change to a community planning permit bylaw within five years of it being passed (see the “Community planning permit bylaw” section below). However, you would be allowed to apply for a change to the zoning bylaw or community planning permit bylaw if council passes a resolution to allow the application.

The Building Code sets out the stages of construction when different types of buildings must undergo a mandatory inspection. It is the responsibility of the permit holder to contact the municipality for an inspection when the project is at the stage of construction set out in the Building Code. The municipal building official is required to carry out the inspection within two working days of being notified. For construction of a sewage system, the inspector has five working days to conduct the inspection. During the inspection, an inspector will inspect the work to determine if it is carried out in accordance with the Building Code, your permit and the approved plans. You will also be required to: show your permit in a window or other place where it can be easily seen keep copies of the plans on the site tell the municipality about any changes to the proposed construction, which will also have to be approved by the municipality ​ The inspector must always be able to see the work. If it’s different from the work that was approved and, unless you get permission for a revision to your plans, you will be told to correct it. If you don't, the municipality can take enforcement action, such as issuing orders authorized under the Building Code Act, 1992.

Before you take down all or part of a building, you will have to apply to your municipality for a demolition permit. The process is much the same as for a building permit, but some special situations may affect your application. In a demolition control area, for example, you will not be able to demolish a residential property until you have received a demolition permit issued by the municipal council. You may require a separate heritage approval from the municipality, or the Ontario Heritage Trust, including a heritage approval for the demolition of a building or structure located on the property, if your property is: designated under the Ontario Heritage Act, located in a heritage conservation district, or subject to a heritage conservation easement (a legal agreement to protect heritage elements that applies to anyone who owns the land).