OUR PROCESS
PHASE ONE
PRE-DESIGN CONVERSATION
The first step at Three One Two is understanding the space where the future design will take shape. This phase includes surveying the land, identifying important views, exploring zoning constraints, and having a conversation about how you want the space to function and what the design needs to include.
PHASE TWO
CONCEPT DESIGN
Once we’ve established what the design needs to incorporate, we move into the concept design stage. Here, we develop two to three design options, each exploring different approaches to the floor plan, elevations, and overall character of the home.
PHASE THREE
DESIGN REFINEMENT AND REGULATORY APPROVALS
Once the design direction is established, the details are refined through a comprehensive set of design drawings. These drawings develop the floor plans, elevations, building details, materials, and overall design of the home. In this phase, we also confirm that all required planning and environmental approvals are in place, which may include conservation authority approvals or minor variances.
PHASE FOUR
MATERIAL CHOICES
In the fourth phase, we select the materials and finishes that bring the design together and support a seamless build. Interior and exterior finishes, fixtures, and hardware are carefully selected, while detailed interior elevations and a finish schedule provide clear direction for contractors and trades throughout construction.
PHASE FIVE
CONSTRUCTION DOCUMENTS
Detailed construction drawings are prepared to translate the design into clear direction for construction and support a seamless building permit application process.
PHASE SIX
PERMIT APPLICATION
In the final phase, we assist with the permit application and submission, coordinate with the municipality, and communicate with the builder to help ensure a smooth transition from design to construction.
TYPICAL TIMELINE
Project timelines vary depending on the scope and complexity of each project. Full residential projects typically take approximately 10–16 weeks, with timelines influenced by revisions, project scope, and municipal requirements.
LET’S GET STARTED
OUR TEAM IS READY TO PROVIDE THE ATTENTION, CARE, AND EXPERTISE YOU DESERVE.