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NEW PROJECTS

26

LITTLE BUGS DAYCARE IN SCARBOROUGH

Art Room View
Art room view
Classroom Back View
Classroom view

Client: LITTLE BUGS DAYCARE. 
Address: 1448 Kingston Road, Scarborough. Ontario.
Opening: Summer 2020.
Application: 2020.
Engineer: MSH Engineering.

Client: Little Bugs Daycare. 

Design and building permit services for new daycare in the Kingston Road Birchcliff Revitalization district. Change of use and permitting.

Daycare Plan View
Daycare plan View.

25

MONTESSORI SCHOOL RENOVATIONS

Classroom window view
New larger window for this classroom.

Location: 297 Old Kingston Road, Scarborough.
Engineer: 
Zand & Associates.

Spanning 5 years and 2 owners this Montessori School has been given special attention. Opening this year, is a new basement classroom for young students. The ministry required more natural light, and a larger window was chosen. This may look simple enough but supporting the new construction within the old wall needed special structural attention by Kay Zand structural engineer. The school was setup in 2015 under a previous permit for classroom licensing, parking and playground design.

Montessori Ground Floor Plan
Ground Floor Plan showing classrooms, washroom and exits.
Exterior view of new window.
Montessori Site Plan
Site Plan showing floor plan and playground with parking.

CLIENT LETTER OF RECOMMENDATION

To whom it may concern, 

Gary worked with us on our project to renovate one of our existing classrooms and enlarge the exterior window for the classroom.  Gary had a wealth of knowledge and was extremely helpful to us throughout the process.  He completed his drawings in great time and his design was visually appealing.  He supported our city application from beginning to approval and was always available for questions and consultation throughout the project.  We had a very positive experience with him.  

Sincerely,

Michael Shreves -- Co-director  -- Montessori Village and Education Centre

*BEST CLIENT AWARD 2019 - For bravery in breaking into a new industry.

24

CANNABIS LAB IN ONTARIO

Corridor view.
Lab Corridor.
Lunch room view
Lab lunchroom.

Address: Ontario.
Opening: Summer 2020.
Application: 
2019.
Engineer: Zand & Associates.

Design and building permit services for Cannabis manufacturing lab in Ontario. 

Identity protected.

Locker room.
Lab locker room.

23

RESTORATION IN PARKDALE

Corner of King Street view.

Location: 1313 King Street, Parkdale, Toronto.
Engineer: MSH Engineering

This new owner wanted to invest in improving the ground floor for a new Thai resturant and renovated apartment units in this beautifull corner property on King street. Unfortuantly, after much design, the building was sold. If the new owner wants to contact me I have the whole building in Revit for future use.

King and cowan section
Apartment restaurant corner buiding.

22

FUNERAL SERVICES LAB IN NORTH YORK

ENTRYOFFICE
Entry view.
LAB OFFICE
Lab office view.

Client: AFFORDABLE BURIALS INC.
Address: UNIT 2 -- 43 Industrial Street, North York. Toronto.
Opening: Summer 2019.
Application: 
2019.
Engineer: MSH Engineering. Zand & Associates.

A new location for an established funeral services provider, now in North York. We provided interior design, integrated branding and technical advice with full building permit services in a new industrial condominium building.

Office view.
*BEST CLIENT AWARD 2018 - For obsessive dedication to every detail.

21

DENTAL LAB IN NORTH YORK

Lab view.
Gazing night view.

Client: RIESKE DENTAL TECHNOLOGIES INC.
Address: Unit 1 -- 43 Industial Street, North York. Toronto.
Opening: Summer 2019.
Application: 
2019.
Engineer: MSH Engineering. Zand & Associates.

A new lab for a dental services provider, now in North York. We provided interior design, and workspace advice with full building permit services for this efficient and friendly modern facility. 

LAB ENTRY WITH DOG
Lab entry with dog.

20

NEW HOUSE IN ETOBICOKE

Front concept.
COVER ZC
ZC Cover page.

Address: Etobicoke, Toronto
Opening: In design.
Application: 
2018.
Engineer: MSH Engineering. Zand & Associates.
Interiors and PM: Urban Retreat Homes

In design mode, a modern home in Etobicoke.

Stair view.
ZC site plan.
ZC EAST ELEVATION
ZC east elevation.

19

YONGE STREET PATIO PERMIT

Site plan.

Address: 2013 Yonge Street.
Opening: Under construction.
Application: 
April 2018.
Engineer: Zand & Associates.

A new retaurant moves into Yonge Street. Patio permit needed.

Site photo
Site photo plan.
*BEST CLIENT AWARD 2017 - For the rescue of an old cafe buiding in desperate need.

18

KRISPY KREME RESTAURANT

CAFE KK
Front concept.
Facade view.

Address: 284 Dupont Street.
Opening: Under construction.
Application: 
March 2018.
Engineer: MSH Engineering. Zand & Associates.

New retaurant moves into Dupont Street. Provide a rebuilt storefront with full interior renewal.

Stair view.
Cafe sections.
Sections.
Gazing details.
Wall sections.

17

KING WEST CORNER RESTAURANT  

Restaurant reno plan.
Restaurant plan.
Restaurant sections.
Restaurant Sections.

Engineer: MSH Engineering.
New restaurant moves into King West.

Corner view.
Corner view.

16

PARKING ZONING CERTIFICATE

Parking views.
Parking views.

Application: December 2017.

An airport parking provider needed zoning approval after zoning bylaws were revised. As Toronto is in a zoning bylaw transitional stage, zoning revisions are creating problems for some businesses providing parking in areas where added parking was not zoned. 

The zoning application includes careful measurement and attestation of current uses on the site.

Zoning area plan.

15

EATON CENTER KIOSK

Mall view.

Application: March 2018.

A jeweller needed a layout for the Eaton centers approval. 

Plan of kiosk on mall template.

14

LAW OFFICE RENOVATION

Law office plan.

Opened: October 2017. Location: 700 Bay Street, Toronto.
Engineer: MSH Engineering.

A growing law firm needed more individual office space. 

The zoning application includes careful measurement and attestation of current uses on the site.

Conference room view.
*BEST CLIENT AWARD 2016 - For outstanding courage in the face of complexity.

13

LOOKING GLASS ADVENTURES. ESCAPE ROOMS.

The escapists.

Opened: Spring 2017. Location: 2944 Danforth Ave, Toronto.
Engineer: MSH Engineering, Zand & Associates.

A large basement needed to change use from education to entertainment for a growing escape room business.
New walls to divide one of the classrooms was needed. Plumbing and fire supression needed to be legalized. 
Our clients have created an amazing experience with ingenious themed activities and interiors. 

Looking Glass Adventures showed great patience for the renovation process.

Plan of escape room renovation.

11

RESTORATION IN PARKDALE

REVIT model of this historic Parkdale corner building.
Framed tree in dining room window.

Opening: Spring 2017.

Redesign of facade and landsscape concept of an Etobicoke suburban home. Creation of large dining window to frame front yard tree. Landscape concept sketch to suit.

House design sketch.
Colored hand design sketch.
Hand sketch landscape design.

10

NEW FIBRE OPTIC HUB ROOM

Room prepared ready for internet servers.

Client: Dotto One -- fibre internet.

Engineer: JIT Engineers
Opening: October 2015.

New telecom hub room in a Toronto condo. We reused a decomissioned incinerator room for the install as the older condo complex didn’t have a hub room available.

Server room plan.
Plan of hub room renovation.
Iso server room.
3D view of hub room renovation.

09

MINI HOUSE ADDITIONS IN SCARBOROUGH

Basement stair.
Night rendering of the smalest possible house addition.

Opening: October 2015.
Location: Scarbourough.
Engineer: Zand and Associates
General Contractor: TBA.

This owner wanted visual privacy from her neighbours, and an inexpensive second exit from her dining area. A 900 mm wide covered porch on techno metal piles was the answer. In the rear of the house is another small backyard addition, as a garden shed, stair cover and garage vestibule, giving more privacy and comfort for low cost. The 900 mm setback determined the width of this mini addition.

Mini addition partia plans.
Mini addition plans.
Wall sections mini addition.
Mini addition sections.
Day side yard.
Day sideyard view.
Shadow side yard.
Shadowed sideyard view.
*BEST CLIENT AWARD 2015 - For your contrubutions to the Queen Street West community.

08

KEKOU GELATO OPENS ON QUEEN WEST AND SPADINA

Keko cafe street night view.
Kekou cafe street night view.

Open: September 17 2015.
Location: Queen West and Spadina.
Client/Owner:  Kekou.
Engineer: JIT engineering.
General Contractor: By owner.

Kekou is now open, with many exotic flavors of gelato, and Vietnamese coffee.

Gelato help.
Gelato help.

07

DYANA'S ROOMING HOUSE RENO IN THE ANNEX.

Day rendering of a Toronto walkout unit renovation.

Rooming house renovation. 

Location: Madison Avenue, Toronto.
Engineer: JIT engineering.

Our firm completed the building permit process for this distressed rooming house, after long negotiation. Although rooming houses are legend as a way to provide inexpensive and flexable accommodation in  Toronto, zoning and building code requirements are very strict. The cost of permitting and correcting the old structures to current bylaws is often too much for owners to absorb as a small business. Rooming houses  can be converted back to a single large residence, or if there is funding, a duplex or second unit. Building code requirements for second units will apply.
Over a modest size rooms must have a permitted separate ducted ventilation system, the cost being too much for such low cost housing. The viabiity of the legendary small Toronto rooming house is at risk, at a time of great need. 

Night walkup unit.
Night rendering of a Toronto walkout unit renovation.

06

ETTOIRE'S QUICK FLIP IN THE JUNCTION.

Day and night porch views.
Day and night porch views.

Occupancy: Spring 2015.

Location: The Junction.

Client/Owner:  Ettoire and Len Dibiagio.

Engineer: JIT Engineering.

General Contractor: Not applcable.

Sometimes its not necessary to actually build out the design, just enable the owners to sell quickly at maximum value with the minimum of cash outlay -- a distressed property flip. Under an OTC, this project required the complete permitting of a gutted shell in an up and coming Toronto hood.

The owners had some urgent family health problems, so the goal was to design, permit and flip Moms cute old Toronto house as fast as possible, letting the buyers fix it themselves.

Ettoire called us in, and went with bare bones but elegant vernacular architecture and our engineers structural and mechanical concepts. 

The permit application passed, the OTC was removed, and Ettoire and his brother got the maximum amount of cash in record time. 

Some innovative design by JIT Engineering allowed us to completely clear span the ground floor while maximizing the ceiling heights.

Affordable smaller homes with all the amenities are very in demand in the city. Theres no reason they can’t be improved and sold for profit, even in a downturning market.

The final work was done by the new owner with his own architect using our design.

Watch this video on YouTube.

05

JASON'S LIQUOR PERMIT FOR RAMIN ISSHIN RESTAURANT.

Bar restaurant.

We have dicovered we can help restaurants with more than just building permits. Liquor too! 

They need an architectural seal. 

As with everything we do, big or small, we aspire to be fast, accurate, beautiful, legally savvy and not expensive.

Liquor licence plan.
Site video.
*BEST CLIENT AWARD 2014 - For great success in fighting city hall.

04

ELIZA'S DECK REBUILD IN TORONTO EAST.

New deck.
New deck.
Techno Metal Posts Install in winter.
Tecno metal posts installed in the winter.

Opening: January 2014.

Location: East Toronto.

Client/Owner:  Eliza.

Engineer: JIT engineering for techno metal post installation.

General Contractor: Suresh Taxali of TS Building Inc.

A Rescue deck for Eliza and her family, built with title insurance. Due to a Toronto building department ticket and court order, Eliza was forced to compeltely rebuild the illegal deck innocently purchased with her renovated new house. The new desk is supported by two seven foot deep techno metal posts attached to a wood support beam, highlighted here with patent green sheaths. 

New backyard wood deck.
Backyard View.

03

YONGE AND BEAUTIFUL COSMETIC CLINIC IN THE AURA BUILDING ON YONGE STREET.

Beauty store at Aura.
Beauty store at Aura.

Opening: January 2014.

Location: Aura on College Park, P1 Mall level at 386 Yonge Street, Toronto.

Client/Owner:  Best Beauty Deals.

Engineer: Ramondo Engineering for the sink installation.

Contractor: Suresh Taxali of TS Building Inc. For electrical, plumbing and all interior fit-up. The owner supplied some equipment, millwork and decor.

In Aura, a new underground retail mall under the famed 79 storey “tallest condo building” in Toronto, opens one of the first new smaller stores. Aura’s property managers, Canderel, had very strict requirements for all new store owners, making opening any store complex, slow and expensive. 
Behind the mirrored entry area with sliding wood door is a treament room. The design challenge was to make all client areas handicap accessible as per code requirements, in a very small 105.6 sq ft unit.

A 10 x 10 foot space.

02

KING SLICE ON WEST QUEEN WEST

King Slice pizza street view.
Street view of pizza restaurant.
  • Opening: August 1, 2013
  • Location: 1130 Queen Street West, Toronto
  • Client:  King Slice
  • Engineer: JIT Professional Services for mechanical.
  • Contractor: Client as contractor.

 

Design Narrative: Provide renovation and building permit drawings for a pizza retail store. King Pizza supplied the interior design, construction and project management by the owner’s forces.

Eddie Leung structural engineer, designed the HVAC for the pizza ovens and reviewed the structural for the renovation. 
I was recommended by the building owner, a longtime friend.

All drawings were minimal for permit only and were in traditional 2-d Autocad.

The architectural design challenge was to plan the profitable production oriented family operation in a small retail space. 

I had done the previous tenants permit under an OTC. Many code violations had to be resolved at that time using consultant Aon fire and code to verify code infractions. City signage, garbage and storage issues still hang over these small but vital commercial storefront properties. 

I respect the tight budget and do it yourself challenges of working with small family businesses in Toronto. Without their smaller shops, our streets would not be as walkable. This block contains the Drake Hotel, the resilient Saigon Flower restaurant, Ravi Soups as well as the ususal Subway and Pizza Pizza. West Queen West especially needs small scale family investment to balance the arrival of the larger banks, restaurant and drug store chains.  Zoning bylaws have reserved this area as a cultural district, with a heritage post office building across the street. Many creative industries are located in the area, such as film production. 

Interior of pizza pace.
*BEST CLIENT AWARD 2013 - Being the Queen Bee in their industry.

01

JACK DANIELS BARREL TREE

The Hive JD barrel tree.
Jack Daniels barrel tree in winter.
Watch this video on YouTube.
  • Opening: December 11, 2013
  • Location: 544 King Street West, Toronto
  • Client:  Hive Strategic for Jack Daniels
  • Engineer: JIT Professional Services
  • Contractor: Burrel Inc.

Design Narrative: Design and construct a temporary street decoration of branded stacked liquor barrels in a tree shape for the 2013 holiday season. The promotion had been done by Jack Daniels in London, England and was available on Youtube for reference.
Eddie Leung Structural engineer, designed the internal support structure and base with a central steel post and demountable steel tube branch supports. The structure can be reused.
Carvel Burrel, the contractor, added plywood platforms for construct ability and safety. Lighting design by contractor.
The architectural design challenge was to get the largest structure inside the property line, and fit the barrels in 6 circular tiers inside a triangular cone, with space reserved for barrel variances. The exterior guard had to be minimal, complimentary, and support visitor activity, such as picture taking. Client “drink responsibly” banner sign was well executed by Hive Strategic.
Structural was conservatively designed by Ernie Leung, who used tube steel around a central steel pole structure, anchored to a heavy wooden base in 2 parts. The design challenge was demountability, easy to transport and construct on site, with the parameters of speed and low cost of construction.
All architectural design was done in Autodesk REVIT BIM software exporting out to structural in Autocad 2d.

02

PROJECTS THAT WERE SMALL AND FELL TO THE BOTTOM

Day care playground shed
1.1 Daycare playground shed renovation in playground.
Bathurst Porch Day
2.1 Bathurst porch renovation day.
Bathurst Porch Night
2.2 Bathurst porch renovation night.

NO PROJECT TOO SMALL: 

We enjoyed helping these clients with their smaller projects.

  1. Montessori School renovations. We did 2 of them.
  2. Bathurst Street porch renovation.
1.2 Daycare outside view of lower level window enlargement.
Classroom window view
1.3 Outside view of lower level window enlargement.