The Steps to Building a building or Home
Phase 2 – Construction Documentation
Now that we have received the approval of the final design plans and elevations from our client, we are now able to move forward with the preparation and finalization of all construction documents.
Some particular projects, depending on their location, scope of work involved or some specific requirements by various city zoning by-laws, require us to submit for approval, several applications before building permits can be applied for and approved. These applications vary from city to city and are site specific and can include:
- Site plan application – approval from the city for grading, tree protection, tree hoarding, etc,
- Zoning Approval / Pre-Planning Review – These are applications that review the scope of work to ensure that we are fully compliant with the site specific zoning by-laws
- Committee of Adjustment – if the initial design does not comply or cannot comply with the specific zoning for the identified property, a minor variance application is required to receive relief of this particular zoning by-law
- Conservation Approval – Various properties may be located within ESA’s or Environmentally Sensitive Areas and therefore, would require approval from the local Conservation Area. This would include properties that back onto rivers, streams, lakes or Conservation wild life areas
- Niagara Escarpment or Other – Outside of a Conservation approval, these areas would be site specific to other authorities that may require approval from them,
These applications are prepared and submitted on behalf of the client and are coordinated with the various departments to receive approval while the overall construction documents are being prepared.
Construction documents are the set of drawings that make up the instruction manual for the city to approve and the contractor to build. It is important that these drawings carry all the necessary information and more to allow for an easier, more fluid, application approval process. Conversely, the more information on the drawings, the more accurate the contractor’s pricing is and the easier and more fluid the construction process becomes.
This set of drawings may include any part of the following drawings depending on the size and scope of the project:
- Site plan / Site Statistics – detailed plan outlining the site illustrating ex and proposed information as well as site data,
- Demolition Plans – detailed plans that outline all of the existing conditions as well as work that is to be removed
- Proposed Plans – detailed plans showing existing and proposed work as well as outlining all of the new and existing structure, door and window schedules, construction methods, wall/floor construction, and overall general structural notes,
- Exterior Elevations – Detailed drawings showing the exterior of the house and outline all of the exterior finishes, details, etc,
- Construction Sections – Sections that cut through the house to illustrate new structure, finishes, etc,
- Exterior Details – A series of drawings that outline specific materials, dimensions and construction techniques for all of the exterior finishes and details
- Interior Details – A series of drawings that outline interior trim details, interior elevations for kitchens, millwork or other items,
- Lighting/Electrical – Lighting and electrical layout that illustrates all interior and exterior lighting, switching, electrical outlet locations, etc,
- Mechanical/HVAC – full design drawings that outline all drawings and specifications and heat loss calculations.
Let Structured Creations, Burlington, Oakville, Toronto and Southern Ontario, arrange a free initial consultation with you to discuss your project scope and budget for your new home, renovation, addition or interior remodeling.
Call us: 416.204.0351 or contact us here.