5. Site Plan Approval: This, the first of the municipal approvals, along with a Committee of Adjustment approval for minor variances, may or may not be required depending on the nature of the proposal and the by-laws of the local municipality. BB&R Architect Inc. works with local authorities to enable a smooth process and timely response to any concern. In Site Plan Approval, all the external aspects of the building are detailed and approved, including parking, site access and fire routes, landscaping, site drainage and site services (i.e. water, sewers, gas, hydro, etc.). Copies of the proposed site plan are circulated to all municipal departments, services and utilities for comment, revision and approval. As well, the local planning staff may review the proposed building elevations and finish materials. The granting of a minor variance may be necessary to suit a reasonable alternative to the requirements of the local Zoning By-law. BB&R Architect Inc. often represents the client before the Committee of Adjustment and is often present if a community meeting is required to assuage neighbourhood concern. If Site Plan Approval or a minor variance is required, the process can add months to a proposed project time frame. The work of a registered Ontario Landscape Architect may be required for Site Plan Approval. Usually the work of this consultant is outside the scope of our fee agreement as is the time spend by BB&R Architect Inc. to apply for and secure approvals.

6. Construction Documents: These are the detailed drawings and specifications that are the basis of the building permit application, tendering and construction. They set forth the architectural, structural, mechanical and electrical requirements for the project including materials and finishes. BB&R Architect Inc. and our consultants understand the importance of producing construction documentation that clearly illuminates the design with the appropriate extent of technical detailing. In a project for which the construction will be carried out in phases, construction documents are produced for the completed project to ensure all matters are co-ordinated and only one application for building permit is required. Construction and project budgets are again reviewed at this stage and confirmed if acceptably different. It is usual at this stage that for a congregation its denominational authority requires assurance of adequate funding for the construction project to proceed to the next stage.

7. Permit Application: The building permit application usually requires longer than the tendering/ contract approval stage, and can be made on the basis of less complete documentation. If prior municipal approvals are in hand and there is little uncertainty in the construction estimate, then we usually recommend applying for the building permit as soon as the construction documents are sufficiently complete. BB&R Architect Inc. usually acts as the agent for the Owner in making the application, although the Owner pays the cost of the permit.

8. Tendering/ Contract Approval: Usually, BB&R Architect Inc. obtains competitive bids from General Contractors on behalf of the Owner for the construction of the project based on the construction documents. Up to this point, we have assessed the construction cost either on the basis of experience or by relying on a cost consultant. Either method is but an estimate. The accepted tender price is the real cost of the work. The tender also includes a time frame to carry out the construction work. If the tender price follows the most recently confirmed estimate, then proceeding to a construction contract can occur smoothly. If the tender price greatly exceeds the most recent estimate, then negotiations are required with the low bidder, or the project can be modified and re-tendered. BB&R Architect Inc. works to avoid such negotiations, particularly where the scope of work might change, by constantly being aware of potential cost implications of changes throughout the project to date and addressing matters as they arise. In the past, we have had success in working with construction managers. For some clients this method of project delivery can be beneficial.

9. Construction: During this stage, BB&R Architect Inc. acts as the Owner's representative and periodically reviews the work for conformity to the construction documents, issues clarifications as required and prepares change directives as requested by the Owner or to suit 'unknowables' in site conditions. BB&R Architect Inc. certifies payment to the General Contractor and prepares change orders to amend the original contract if required. BB&R Architect Inc. continues to meet with the Building Committee to keep the client informed of progress and to seek approval for matters such as colour choices and contract changes. As throughout the entire project, BB&R Architect Inc. strives to develop a co-operative relationship between all parties in order to bring each project to a successful conclusion.

10. Warranty Period: For most matters BB&R Architect Inc. acts as intermediary, keeping abreast of problems that arise after construction is complete and informing the General Contractor of remedial work to be done. If need be, near the end of the 1- year warranty period, we organize a meeting on site to review outstanding deficiencies arising throughout that period and noting any new concerns.

BACK