Heritage Design & Planning

• We begin by contacting your municipality to obtain the correct heritage design requirements and zoning information for your property to determine setbacks, building heights, building sizes, and other defining zoning standards.
• If your project is an addition to an existing heritage house we will measure your existing house and note the existing heritage features and structure that make your house unique.
• We then meet with you to understand your vision for your new home or addition. Whether you just have an idea in your head, or have various materials that you have collected, we can take all your information to begin designing your floor plans and exterior elevations. If you are designing a new house it is very beneficial to have a site visit to the property to note any important features to consider during the design process.
• Once you are satisfied with your new floor plans and exterior look, we will locate it on a site plan based on any existing lot surveys, or new topographic surveys that you have.
• After we finalize the customization of your plans to suit your needs we proceed to the approval stage to obtain the required documents to allow us to apply for your building permit.

Approvals are mainly site specific and can include items such as:

• We begin with consultation and required applications to your municipality for heritage approvals
• Our consultation with your municipality for Committee of Adjustment for Lot Severances and/or Minor Variances.
• Lot Severances (Consent Applications) are required to split and existing lot into new vacant lots for development.
• Minor Variances are needed if design constraints require building beyond the allowable zoning standards of your property. We submit the applications and present your proposal at the Committee of Adjustment hearing.
• We coordinate the preparation of a lot grading and drainage plan by an Ontario Land Surveyor to ensure your new construction will not have any effect on any neighboring properties.
• We coordinate and prepare submission for Site Plan Agreements.
• We prepare an arborist report by a certified Arborist to determine the affect of the new house on any trees on your property or neighboring properties. This report will also lay out the required tree protection zones you will need to maintain during construction.
• We submit drawings and applications to your local conservation authority to satisfy any required setbacks from conservation areas.
• If your property is not connected to town services and you require a septic system, we provide the calculation and designs for submission to your local health department for approval.
• Provide submission of your lot grading and drainage plan to the municipality if they require a pre-approval prior to applying for your building permit.

• Now that your approvals are all completed, we begin preparing the architectural “working” drawings for the building permit application. These plans become very detailed with dimensions, structural information, and notes.
• With our drawings complete and the structure properly designed, we work with a floor joist and truss company to prepare structural layouts for floor joists, beams and roof trusses. These drawings are created by the floor joist and truss company that is affiliated with the lumber supplier that you chose.
• Once the structural drawings are verified, we will have the heating and air conditioning drawings prepared by a qualified HVAC designer. These drawings will be used by your heating contractor for installation in your home.
• If required, we will supply your with specialized engineering drawings based on unique requirements of some projects.

• All of your approvals and construction drawings are completed, now it is time to prepare and submit the building permit drawings and supporting documents to your local municipality.
• Once the building permit is approved, we hand over the approved drawings and documents to you and your contractor.

After a streamlined process we complete your project and you are now ready to enjoy the process of constructing your dream home!