Process
Professional. Full Service. Technology-forward. Systems-based. Kaizen. Optimization & Customization.
At EDGZ, while striving to explore awe in architecture with conscientious clients, we are also deeply committed to providing the utmost professional service based on the highest of standards and design excellence, systematized methodologies, and kaizen protocols. To that end, we are a full service practice, guiding clients from initial dreams to built reality, implementing tools and technologies along the way to improve understanding of the design and process, as well as facilitate smooth project management. In our experience, this integrated project approach offers clients exceptional value, design and technical accuracy, accounting transparency, risk mitigation, positive relationship management, and quality control.
At the end of the day, our process offers optimization and customization for clients. Through our pursuit of design excellence and high performance buildings, coupled with computational workflows and technology-forward innovations, we are always striving to deliver the best architecture for clients and the wider world. As such, each project is a unique challenge and opportunity to elevate our collective experience of the built environment. We use technology like Building Information Modelling (BIM), real-time rendering, and virtual/augmented/mixed reality (VR/AR/MR) to streamline production and ensure clients get the building that they want and need.
Every project is tracked with a comprehensive and up-to-date Gantt chart, moving through the main phases: Schematic Design, Design Development, Construction Documents, and Contract Administration. We also shepherd the project through approvals from all the Authorities Having Jurisdiction (AHJ), such as Zoning Applicable Law Certificate, Committee of Adjustment, and Building Permit.
At the end of the day, our process offers optimization and customization for clients. Through our pursuit of design excellence and high performance buildings, coupled with computational workflows and technology-forward innovations, we are always striving to deliver the best architecture for clients and the wider world. As such, each project is a unique challenge and opportunity to elevate our collective experience of the built environment. We use technology like Building Information Modelling (BIM), real-time rendering, and virtual/augmented/mixed reality (VR/AR/MR) to streamline production and ensure clients get the building that they want and need.
Every project is tracked with a comprehensive and up-to-date Gantt chart, moving through the main phases: Schematic Design, Design Development, Construction Documents, and Contract Administration. We also shepherd the project through approvals from all the Authorities Having Jurisdiction (AHJ), such as Zoning Applicable Law Certificate, Committee of Adjustment, and Building Permit.
Schematic Design (SD)
- Programme – Review with Clients the list of requirements, information, and characteristics of the project.
- Zoning By-laws and Ontario Building Code – Research, analyze, and integrate into the design all the applicable by-laws, statutes, regulations, and codes related to the project.
- Preliminary Concept Design – Prepare and present a preliminary concept design to illustrate the general massing, space plan layout, daylighting, and materiality.
- SD Documents – Prepare drawings to illustrate the design intent based on the Clients’ approval of a concept design, including, but not limited to: site plan, diagrams, floor plans, elevations, sections, and 3D views.
- Zoning Certificate (ZC) – Submit drawings and application to the City for Project Review and Zoning Certificate.
* Note: The municipal zoning approvals process is a precursor to the Building Permit, wherein the City reviews the proposed design for compliance with Zoning By-laws. Whereas the Building Permit relates to aspects such as safety and constructability, the Zoning By-laws regulate the building envelope form, such as density, square footage, height, length, and setbacks. Once the design is in compliance with the Zoning By-laws, the City will issue a Zoning Certificate. If the Clients elect to pursue a design that is non-compliant, the City will issue a Zoning Notice with the applicable non-conforming items, which would be used as the basis for an application to the Committee of Adjustment (CofA) to amend the Zoning By-laws with minor variances. CofA timelines within the City of Toronto are currently estimated at 6 months. EDGZ A&D's standard practice is to undertake the zoning review early on in the design process to gain assurance on the front end that the proposal will not trigger major revisions later on when it is much more cumbersome to change detailed drawings. For this project, the working assumption is to proceed with an 'as-of-right' design, rather than proceeding with the CofA review process.
** Note: Contractor & Budget – It is recommended to engage potential Contractors at the end of SD to obtain preliminary cost estimates. This early engagement helps to inform some design decisions; however, due to the schematic nature of the drawings at this phase, preliminary cost estimates would be prone to subjective inconsistency and high variability.
3D Panorama Instructions: Best viewed on desktop fullscreen. If viewed with a modern mobile device, click on the 'motion sensor' icon to look around the scene by moving the device. Use the 'media strip' thumbnails on the right side to move locations or click on geo pin icons in view. Interior locations have alternate view of 'before' condition in black & white.
Design Development (DD)
- Sub-Consultants – Recommend options, prepare RFP documents, administer the process, and advise on the final choice of sub-consultants, to support the Clients’ selection and contracts.
- Coordination – Engage sub-consultants to produce preliminary designs and drawings, which will then be integrated back into the Architectural set for coordination. As the Prime Consultant, it is the responsibility of EDGZ A&D to coordinate all the sub-consultants so that all the disciplines are meeting the design intent and to ensure that the building components fit together and work properly for durability, comfort, and resilience.
- Exterior Design – Prepare presentation of options for exterior elevations and materials.
- Interior Design – Prepare presentation of options for interior finishes and design, including: millwork (e.g. cabinets, pantry, closets, vanities, stairs), tile and stone, window and door trim and hardware, baseboards, floor finishes, wall and ceiling finishes, lighting and electrical selections and layout, plumbing fixtures, and furniture.
- DD Documents – Develop drawings to detail the building assemblies and systems (e.g. wall, roof, and floor types, integration with structural, space for mechanical components) and draft project Specifications (e.g. written notes and instructions supplemental to the drawings).
* Note: High Performance Building – Understanding that it is not the intent of this project to pursue Passive House (PH) certification, as proponents of environmental stewardship and professional responsibility, EDGZ A&D will provide options and recommendations to promote energy-efficient designs, materials, and construction.
** Note: Contractor & Budget – By the end of DD, it is recommended that a Contractor be selected and a more accurate cost estimate obtained based on coordinated DD documents.
Approvals & Permits
- Building Permit (BP) – Submit application and drawings for BP and provide prompt responses to municipal officials to expedite the approvals process.
- Metrolinx Corridor Development Permit (CDP) – Submit application and drawings to Metrolinx, where required (e.g. site is near transit development).
* Note: The Building Permit municipal approvals process reviews the design for compliance with the Ontario Building Code, including structural and mechanical systems, occupant safety, accessibility, fire resistance, material properties, and constructability. This is often a lengthy process, depending on the project complexity and the timeliness of reviews by individual municipal officials. It is typical for the municipal Building Department examiner to request multiple rounds of reviews, responses, and revisions over a period of several months. BP approval is a major milestone and kicks off the construction process.
Construction Documents (CD)
- Documents – Further develop drawings and specifications based on approved DD design and BP revisions to direct construction. Coordinate sub-consultants to account for consistency, physical interference, component sizes, compatibility, availability, and budget.
- Tenders & Bids – Advise on the tender process for sub-contractors and trades for bids, depending on Contractor engagement and construction contract type.
Contract Administration (CA)
- Shop Drawings, Mockups & Submittals – Review and approve for general conformity as provided by the Contractor: shop drawings, product data, samples, or mockups from trades, suppliers, and manufacturers.
- General Review – Examine, evaluate, and report upon representative samples of construction, keeping the Clients informed of the progress and quality. Identify and assess defects and deficiencies during the course of site reviews and report in writing to the Clients, Contractor, and Chief Building Official (CBO).
- Site Meetings – Attend the site and meet with the Contractor, trades, and consultants to review construction progress, identify issues, and discuss resolutions with Clients.
- Schedule – Review and advise on the schedule provided by the Contractor.
- Payment Certification – Receive and assess the Contractor’s Applications for Payment, as part of the professional duties and responsibilities to the Clients. EDGZ A&D will check the amounts owing against the actual construction progress based on site reviews, which mitigates the risk of fraudulent claims by the Contractor. Upon confirmation, a Certificate of Payment will be issued to the Clients in the value proportionate to the amount of the Construction Contract, for work performed and products delivered to the project site.
- Supplemental Instructions (SI) – Manage and respond to the Contractor's questions or issues (e.g. Requests for Information) and if there is no change to the contract scope required (following discussions with Clients), prepare an SI instructing the Contractor on how to proceed.
- Changes – Prepare Change Documents for the Clients’ and Contractor’s signature, in the event of changes to the contract scope due to site conditions, design revisions, or Client requests. A Contemplated Change Notice (CCN) may be issued to request pricing from the Contractor before deciding on the work. A Change Order (CO) records an approved change to the contract scope. A Change Directive (CD) instructs the Contractor to proceed without first procuring pricing, in instances when time is of the essence or the change is definitively required.
- Substantial Performance and Completion – Track progress of the contract and issue the Certificate of Substantial Performance according to the Construction Act.