Services

From large multi-million dollar architectural design and master planning projects throughout British Columbia to small space planning designs and renovations, Landmark Architecture provides the full spectrum of architectural services, from project planning, budgeting and feasibility to construction contract administration, project close-out, and building audits.

Unlike many architectural firms, Landmark Architecture has a special talent in project planning, pre-design, and technical specifications. This unique aptitude helps Landmark Architecture to clarify project goals, create the most effective design solutions, and provide more accurate budgeting.

Landmark Architecture also has a reputation for consensus building and project leadership. From working with the client’s team and specialty consultants to public meetings and stakeholder workshops, Landmark’s collaborative and engaging approach makes facilitation a fun and easy process.

Learn more. View our Architect Services below. Also see our Values.

The following detailed listing of services is adapted from the Architectural Institute of BC’s (AIBC) Scope and Sequence of Architectural Services chart. Click the tabs to view standard architect services or optional architect services.

1.0Pre-Design Services

The key to success is in the planning. It starts with your goals and a clear understanding of the functional needs of your space with the provision of facility programming. It involves determining the feasibility of your proposed project, defining site characteristics and challenges, and planning capital costs. And it requires consulting with your team, stakeholders, specialty consultants such as geotechnical engineers, and if necessary, facilitating public consultation. Landmark Architecture is particularly talented in Pre-Design Services. This stage is where we make sure your project can achieve your goals for design, function and budget. This step is essential before proceeding to schematic design.

  • Facility Programming
  • Space Relationships
  • Project Budgeting or Capital Planning
  • Existing Facilities Surveys
  • Site Selection / Analysis / Utilization
  • OCP/Zoning Review
  • Client-supplied Data Coordination
  • Project Development/Scheduling
  • Presentations
  • Flow Diagrams
  • Agency Consulting/Review/Approval/Rezoning
  • Obtain Special Consultants’ Proposals
  • Project Development/Scheduling
  • Project Management

  • Legal Survey
  • Land Survey
  • Geotechnical Analysis
  • Environmental
  • Urban Planning
  • Collect Site Data
  • Municipal Bylaw Review (Historic, Creeks, Hazardous Materials, etc.)
  • Foreign Practices Review
  • Life Cycle Cost Studies
  • Environmental Studies
  • Marketing Studies
  • Project Financing
  • Re-zoning Assistance
  • Project Promotion
  • Special Studies
  • Project Scheduling

2.0Conceptual Schematic Design

Building on the information developed in the Pre-Design Planning phase, the Schematic Design phase is where the goals of a project are translated into a graphic representation with alternative architectural design concepts. During this stage, the merits of each scheme are outlined and presented for feedback from the client’s building committee. This stage may also include design concepts from specialty consulting services, such as geotechnical engineering or landscape design. This conceptual stage may also involve dealing with jurisdictional authorities on zoning and development. During this stage, project goals and ground rules are solidified in preparation for the final Design Development stage.

  • Architectural Schematic Design
  • Schematic Design Coordination
  • Program and Budget Evaluation/Review
  • Client-Supplied Data Coordination
  • Review Site Characteristics
  • Building Code Review
  • Review Alternate Design Approaches
  • Drawings & Documents
  • Review Construction Contract Types
  • Statement of Probable Construction Costs
  • Client Consultation
  • Agency Consultation
  • Coordination of Normal Engineering Services
    • Structural Design Concepts
    • Mechanical Design Concepts
    • Electrical Design Concepts
    • Statements of Probable Costs
    • Agency Consultation
    • Building Code Review

  • Project Management
  • Value Analysis
  • Interior Design Concepts
  • Special Studies; e.g. Future Facilities, Environmental Impact
  • Special Submissions or Promotional Presentations
  • Special Models or Perspectives
  • Building Envelope Professional Services
  • Value Analysis
  • Coordination of Specialty Consultants
    • Geotechnical Design Concepts
    • Civil Design Concepts
    • Landscape Concepts
    • Statements of Probable Costs
    • Building Code Review
    • Zoning Amendments
    • Zoning Variance
    • Municipal Bylaw Review
    • Foreign Practices Review
    • OCP/ Zoning Analysis
    • Traffic Studies
    • Urban Design/Streetscape
    • View/Sun/Shadow Studies
    • Area Analysis

3.0Development of Design Drawings

With the design concept approved, work on floor plans, building elevations and building sections can be generated. This design development phase is the final design stage, where details are solidified and completed. In addition to consulting with engineering services and other specialty consulting services, this stage often includes drafting a preliminary code review and consulting with authorities. This phase usually includes assisting the client with the Development Permit Application.

  • Architectural Design Development
  • Design Development Coordination
  • Drawings & Documents
  • Design Coordination
  • Statement of Probable Construction Costs
  • Budget Review/Evaluation
  • Client Consultation
  • Agency Consultation
  • Client-Supplied Data Coordination
  • Building Code Review
  • Development Permit Submission
  • Coordination of Normal Engineering Services
    • Structural Design Development
    • Mechanical Design Development
    • Electrical Design Development
    • Budget Review/Evaluation
    • Statements of Probable Costs
    • Agency Consultation
    • Building Code Review

  • Project Management
  • Value Analysis
  • Certified Professional Service
  • Interior Design Development
  • Special Studies Reports; e.g. Planning Tenant or Rental Spaces
  • Promotional Presentations
  • Models or Perspectives
  • Rezoning Variance Submission
  • Value Analysis
  • Building Envelope Professional Services
  • Coordination of Specialty Consultants
    • Geotechnical Design Development
    • Civil Design Development
    • Landscape Design Development
    • Detailed Construction Cost Estimates, Quantity Surveys
    • Fire Protection
    • Acoustics
    • Building Code Equivalencies
    • Certified Professional Service
    • Energy Utilization Studies
    • Building Envelope Professional Services

4.0Construction Documents

Once the final detailed design is approved, construction documents need to be developed. This information is necessary to obtain pricing from contractors and submit a building permit application. These documents include detailed drawings or blueprints that show how the building components come together, the quantity of material needed, and the work required of different disciplines. These documents also include detailed technical specifications, where the quality of the material to be used is defined. This stage may also involve coordinating with third parties to conduct testing, monitoring, and/or inspections.

Unlike many other architectural firms, Landmark Architecture produces all our Construction Documents, including specifications, in-house. This first hand knowledge helps us maximize quality, limit costly and time-consuming construction changes, and ultimately increase long-term affordability and customer satisfaction.

  • Architectural Construction Documents (Working Drawings, Form of Contract & Specifications)
  • Document Checking and Coordination
  • Client-Supplied Data Coordination
  • Project Coordination
  • Statement of Probable Construction Costs
  • Budget Review/Evaluation
  • Client Consultation
  • Agency Consultation
  • Building Code Review
  • Letters of Assurance
  • Coordinating Registered Professional Role
  • Building Permit Submission
  • Coordination of Normal Engineering Services
    • Structural Construction Documents
    • Mechanical Construction Documents
    • Electrical Construction Documents
    • Statements of Probable Costs
    • Building Code Review
    • Letters of Assurance
    • Budget Review/Evaluation
    • Building Permit Submissions

  • Project Management
  • Certified Professional Service
  • Interior Construction Documents
  • Alternate Bid Details & Special Bid Documents
  • Area Analysis
  • Project Lease Plans
  • Tenant Layout Drawings
  • Multiple Contracts Management
  • Phased Construction Management
  • Building Envelope ProfessionalServices
  • Prepare Contractor Prequalification Criteria
  • Prequalify Contractors
  • Coordination of Specialty Consultants
    • Geotechnical Documents
    • Civil Construction Documents
    • Detailed Construction Cost Estimates, Quantity Surveys
    • Fire Protection
    • Acoustics
    • Building Code Equivalencies
    • Certified Professional Service
    • Energy Utilization Analysis
    • Security System Design
    • Existing Condition Surveys
    • Building Envelope Professional Services

5.0Tender Bids and Negotiation

With detailed architectural designs, specifications, and other construction documentation in hand, Landmark can prepare bid or tender documents with addenda. We can review proposals, evaluate the bids, pre-qualify contractors, negotiate details, and submit a recommendation for client approval.

  • Coordinate Issue of Bid Documents
  • Coordinate/Issue Addenda
  • Client Consultation
  • Client-Supplied Data Coordination
  • Prepare Contracts
  • Bid Evaluation
  • Coordination of Normal Engineering Services
    • Prepare Bid Documents
    • Prepare Addenda
    • Bid Evaluation

  • Separate Bids or Negotiated Bids
  • Services Related to Bidders. Proposals
  • Project Management
  • Coordination of Specialty Consultants
    • Prepare Bid Documents
    • Prepare Addenda
    • Bid Evaluation
    • Prepare Prequalification Criteria

6.0Construction Contract Administration

During the construction phase, Landmark Architecture reviews the contractor’s performance in accordance with the approved construction schedule. This involves issuing site instructions, conducting field reviews, attending construction progress meetings, and observing tests. This stage also involves reviewing shop drawings, evaluating product data, checking samples, and if necessary, preparing change orders. This stage also includes maintaining up-to-date records, submitting letters of assurance, reviewing payment applications, issuing certificates for payment, and reporting on construction progress.

  • Construction Inspection/Field Review
  • Progress Reports. Evaluation
  • Certificates for Payment
  • Interpretation of Contract Documents
  • Shop Drawing/Product Data/ Sample Review
  • Change Orders & Change Directives
  • Review of Warranties (1)
  • Client Consultation
  • Letters of Assurance
  • Coordinating Registered Professional Role
  • Substantial Performance Report and Certification (1)
  • Deficiency Assessment (1)
  • Instructions for Correction of Deficiencies (1)
  • Final Inspection and Certification for Payment (1)
  • Agency Consultation
  • Coordination of Normal Engineering Services
    • Structural Inspection/ Field Review Reports
    • Mechanical Inspection/ Field Review Reports
    • Electrical Inspection/ Field Review Reports
    • Certification of Progress
    • Letters of Assurance Record (As- Built) Drawings

  • Interior Construction Inspection/ Field Review
  • Full-Time Project Rep
  • Administration of Separate Contracts
  • Promotional Material
  • Record (As-Built) Drawings
  • Certification re: Financing
  • Alternate Dispute Resolution Services
  • Certified Professional Service
  • Multiple Contracts Management
  • Phased Construction Management
  • Building Envelope Professional Services
  • Payment certifier role for subcontracts (Lien legislation)
  • Application Authority Having Jurisdiction for Occupancy Permit
  • Project Management
  • Coordination of Specialty Consultants
    • Civil Construction Inspection/ Field Review
    • Landscape Inspection/Field Review
    • Detailed Cost Accounting
    • Fire Protection Inspection/Field Review
    • Acoustical Inspection/Field Review
    • Building Code Equivalencies
    • Certified Professional Service
    • Building Envelope Professional Services

7.0Post-Construction & Warranty Review

At project completion, Landmark Architecture may, as an optional service, coordinate and conduct a warranty review to check the construction for deficiencies. If necessary, Landmark will identify repairs required of the contractor. Once all corrections are made, Landmark can prepare final record documents and “as built” documentation with changes identified.

  • Project Inspection/Field Review
  • Deficiency Assessment
  • Instructions for Correction of Deficiencies
  • Start-up Assistance
  • Services Provided After Substantial Performance Date
  • Fine Arts/Crafts/Graphics/ Non- Building Equipment Selection
  • Building Analysis and Reports Services Related to Alterations and Demolition
  • Life Cycle Cost Monitoring
  • Environmental Monitoring
  • Commissioning
  • Alternate Dispute Resolution Services
  • Expert Witness Services
  • Post-Occupancy Evaluation
  • Project Management
  • Coordination of Engineering and Specialty Consultant Services
    • Start-Up Assistance
    • Services Provided After Substantial Performance Date
    • Non-Building Equipment Selection
    • Building Analysis and Reports
    • Services Related to Alterations and Demolition
    • Life Cycle Cost Monitoring
    • Systems Performance Review
    • Commissioning