Design – Commercial design involves several stages of development before a concrete design can be established. The initial stage is the Feasibility Study where an overview of the concept is established. Based on the Feasibility Report, more would be known about what other information is needed to provide detail and clarity of the concepts. The entire process is iterative and can take time to complete; it relies of the various issues at hand as well as the creative element of City Officials and Development Team involving Project Management, Architects and Engineers. Once the overview or the design is known, the Architect and Engineers can provide detailed drawings of the development which involves multiple engineering disciplines. In some cases, the City could take the opportunity to suggest emerging technologies to increase energy efficiency or other improvement to make it a featured project to stimulate creativity for future projects.
Approval – The project approval cycle involves many stages and can take months or years to complete involving many major and minor milestones. City Officials and the Project Team work together to overcome each approval cycle involving various compliance checklist as well as Council Approval sessions. The approval of designs and drawings can also involve multiple Consultants working together to verify various aspects of the design to ensure no issues are left out before being approved for construction.
Construction – Construction of commercial development could take years to complete, and it involves many engineering disciplines and trades. Site preparation and safety procedures are established at the commencement of the work. This involves road diversion, demolition, site preparation and various site services needed for workers on site before construction can begin. Fencing and signatures are erected to inform the public of the on-coming developments and completion of the project. Construction work are completed in stages starting with civil and structural work involving site grading and foundation. At the same time, infrastructure services are established involving electrical, gas, water as well as piping, sewer and drainage work. The building erection follows the formwork, concrete pouring, electrical and mechanical work as well as other trade disciplines. As the construction progresses, several inspections are conducted to ensure compliances to building code and design; variations are addressed and modified as they come along.
Final Occupation Permit – Once the building is completed, more inspections are conducted by Consultants and City Officials before a Final Occupational Permit is issued. As-Built Drawings are updated to reflect actual design on site because of variations that took place during construction. All drawings are archived for future reference should changes be made in the future by the Developer or Building owner.