DESIGNER'S ROLE
Below is an over-arching summary of our Integrated Design process. This list is may not be fully applicable to your project depending on scope.
Discovery
- Client interviews to define goals, operational needs, restrictions, budget, and timeline
- Site review and existing conditions analysis
- Review of zoning, occupancy classifications, building codes, and municipal constraints
- Identification of required permits, approvals, and governing authorities (municipal, provincial, strata, health authority, etc.)
- Preliminary coordination with consultants such as architects, engineers, contractors, and landlords
- Establishing communication protocols between all stakeholders
Programming and Research
- Precise project measurements, videos, and photos
- Space planning, circulation, and adjacency studies
- Functional programming based on end-users and long term goals
- Code research (fire separation, egress, accessibility, occupancy loads)
- Early communication with governing authorities and pertinent professionals
- Hazardous materials testing (required on every job)
- Budget development with contractors and sub-trades
Concept & Design Development
- Conceptual layouts based on user needs, circulation, ergonomics, and human factors
- Preliminary finish, fixtures, materials, and lighting direction based on design interpretation, client style preferences, and aesthetic intent
- Client presentation including proposed floor plan, prelim renders, mood boards, physical materials, and revision discussion
Construction Drawings & Specifications
- Preparation of comprehensive construction drawing packages, including: as-built plans, demolition plans, dimensioned floor plans, elevations, sections, reflected ceiling plans, electrical and lighting layouts, finish schedules, millwork and custom detail drawings, and accessibility and life-safety related details
- Written specifications outlining materials, installation standards, and performance criteria
- Coordination with drawings completed by engineers, architects, and site surveyors
- Drawing reviews to ensure clarity, compliance, and accuracy, making required corrections and amendments
Tendering & Contractor Coordination
- Issuing drawing packages for pricing or tender
- Responding to contractor questions and clarification of design intent
- Reviewing bids for scope alignment
- Assisting with contractor selection
Permitting & Authority Coordination
- Submission of drawings for building permits and related approvals (may also be provided to contractor for them to submit and coordinate)
- Coordination with municipal planners, building officials, fire departments, health authorities, and other governing bodies as required
- Responding to plan check comments and revising drawings as required
- Clarifying code interpretations and design intent to authorities
- Supporting clients and contractors through approval timelines
Construction Administration
- Regular site visits to review progress and quality
- Ongoing communication with contractors, trades, and consultants
- Review of shop drawings, samples, and submittals
- Responding to RFIs and unforeseen site conditions
- Design adjustments where required due to unforeseens
- Assisting with problem-solving while protecting design intent, budget, and schedule
Installation, Completion & Close-Out
- Final installation of finishes, fixtures, and furnishings
- Deficiency reviews and punch lists
- Support during final inspections and occupancy approvals
- Post-occupancy walkthroughs and client support
- Furniture, fixture, and equipment spreadsheet and specifications
