Ivan S. Franko Architect
5415 Dundas Street West, Suite 214
Toronto, ON Canada M9B 1B5
Phone: 416-232-0777
Fax: 416-232-0778
email: ivan@ifranko.com

Core Services

Each project presents unique potential and possibilities. While the working method often varies from project to project, the following indicates the typical stages of an architectural project.

  1. Research and Documentation
  2. Preliminary Design
  3. Design Development
  4. Permit Drawings
  5. Construction Documents and Bidding
  6. Contract Administration
1.-Research & Documentation
  • Definition of program with client
  • Schedule and Budget
  • Photographs and measured drawings of existing building
  • Investigation of zoning and building code requirements
  • Client briefings
2. Preliminary Design
  • Site Study
  • Preliminary Plans
  • Preliminary Elevations
  • Section for design purposes
  • Meeting with client
3.- Design Development
  • Final dimensioned design:
    • Plans
    • Elevations
    • Sections
  • Preliminary presentation of materials and finishes
  • Meeting with client
4.Permit Drawings
  • Preparation of working drawings for building permit, including:
    • Plans
    • Elevations
    • Sections
    • Wall Sections
    • Details
5. Construction Documents and Bidding
  • Preparation of full working drawings and outline specification for Bids by Contractors.
  • Analysis of bids and written summary for Client.
6. Contract Administration
  • Site review and meetings with General Contractor.
  • Written reports to Client. Meetings with building inspector as required.
Other Services

1) Master Plans

On sites with multiple buildings, a master plan is a useful guide for future development for future development. Analysis of the existing topography and existing uses is undertaken, followed by documented strategies for future development. A demonstration plan illustrates the envisioned final form.

2) Facilities Programmes

Buildings with a complex programme often require a facilities program prior to the Preliminary Design phase. The facilities programme establishes the size of key furniture and equipment, and the key groupings of these items.

The preferred location of these groupings in rooms is then studied, and the adjacencies of rooms and departments can be diagrammed and developed.

3) Committee of Adjustment

The municipal zoning department sets rules for how a house can be built in any given municipality.

In some instances Clients desire plans that will conflict with the allowable zoning. In such cases, where the allowable density or coverage for a site is exceeded, or where the building is proposed to be in violation of setback rules, it is often necessary to go before the Committee of Adjustment to get a ruling on whether such a proposal can be built. This phase, normally part of the Building Permit process, and is carried out only if necessary.

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