This is what we do
CONCEPT & DESIGN DEVELOPMENT
Selection of colours, materials and finishes to convey the design concept, feel and look of the overall space. Provide images, descriptions and sketches to reflect design intent for the concept.
3D renderings and presentations
For our design presentation purposes we first create a three-dimensional model of your space, then we add your finishes and design elements from there to create your unique project.
For cost-savings purposes, the rendering process is optional and not included in the fixed fee. The 3D rendering can be a great option for clients to visualize their space/ concept before committing, or for presenting to a board of directors or multiple partners.
Typically the first phase where we produce space layouts/ schematics that integrate the client’s program requirements and needs. Includes a site analysis and site dimensions of the space you will be going into or the existing space you currently live in.
We talk with the client to determine project requirements & goals. What do you want to achieve? What are your must-haves? What look do you want to create? What activities must happen in this space? The programming phase is where all questions are answered (our parameters of the project). When we visit the client for the first time, we listen. We take notes. We take some photos to help us remember the space.
Change of Use Development Permits
As a tenant moving into a new space it is becoming more common that a “Change of Use Development Permit” application is required with the City prior to being able to proceed with a Building Permit application. Depending on the existing use classification of the space and your proposed use, you may require planning permission. It is absolutely necessary to obtain the required change of use planning permission at the beginning of your project.
We have many reliable contacts at the City who are able to quickly and reliably tell us exactly the type of application will be required for your space. In the last 5 years we have completed many change of use drawings and have acquired successful planning permissions for our clients.
Building code review
Review the drawings to ensure they adhere to regional building and fire codes, municipal codes, and any other jurisdictional statues, regulations and guidelines applicable to the interior space.
Confirmation that the plans produced are functional, aesthetically appropriate, and meet all public health and safety requirements including code, accessibility, environmental and sustainability guidelines.
Construction documents/ drawings
Preparation of construction documents consisting of plans, elevations, details and specifications to illustrate partition layouts, power/ communication locations, reflected ceiling plan, lighting design, materials and finishes and furniture layouts. Drawings to include all specifications, materials and construction details.
Combined with Mechanical, Electrical and Structural drawings that have enough detail for contractor to build project and apply for Building Permit.
Project management/ Tender coordination
Administration of construction documents, bids and negotiations as the client’s agent. During the tender process organize pre-bid meeting for bidders, respond to and address questions raised by bidders, and prepare/ issue addendums as required.
Ensure construction is completed in conformance with contract and design intent; liaison with contractors and consultants throughout the course of construction; review shop drawings and submissions from the contractor; observe and comment on construction process; issue change orders/ site instructions as required; and conduct post-occupancy deficiency report.
Prepare documents for building permit application for Client or Owner’s signature and assist with submission of the application
Review tenant construction drawings for design quality and adherence to mall design criteria. Coordinate with mall tenant coordinator to ensure Landlord’s needs and requirements are being met throughout drawing/ submission process.
Your branding and signage communicates just as much to your customer as your design of the space does. We believe it is important to have a great brand/ signage that works with your design.
We love finding creative solutions, and can help with everything from logo design to branding.
Coordination and collaboration with other allied design who may be retained to provide consulting services, including but not limited to Architects, Structural, Mechanical, Electrical Engineers, and various specialty consultants.
Budget preparation, cost control and project scheduling
Initial cost estimations based on total project size and complexity. Budget costs are based on our experience in the industry and liaison with contractors. At times depending on the project and scope we will ask for a project budget from a contractor at the early stage of a project.
Project design schedule identifying major and minor tasks, sequence of tasks, duration of tasks, start and finish dates of tasks, critical path and major project milestones.
At the time of construction award, the contractor awarded the project will provide a detailed construction schedule.
Custom millwork and display design
Design of custom millwork and display fixtures based on requirements set out by the client, including layout drawings and detailed finishes, product description. From feature walls to reception desks, cash desks, retail display fixtures, footwear walls, club walls- we have done it all. View our portfolio for some of our work.
We love adding your own personal touch to a space, it adds so much more, makes it more unique and exciting. We believe it is our attention to detail and dedication to working hand-in-hand with the client during every step of the design process that helps our client feel confident with the final product. We take time to listen and understand our client’s needs.
Lighting design/ layout
We spend a great deal of time on each project laying out the lighting in each space and specifying each fixture. Our office believes in keeping up to date on the newest technology to ensure we give our clients the best possible solutions for their space.
Lighting is a science, great lighting brings the entire space to light- bad lighting will make a great space look dull.