Architectural Practice Overview The architects and designers at Christopher Lobas Architects have both artistic backgrounds and strong technical skills. They envision aesthetic opportunities in each project, and have the practical means to achieve them. The needs of each owner are defined with accuracy, and each team member takes full responsibility for the achievement of careful coordination and design excellence.
Our ability to accomplish great design is based on communication skills, the continuous basis of our process. We maintain close relationships with consultants of all disciplines, and skillful building contractors. Our team knows how to ask the right questions, identify the challenges, and reach the optimal solutions naturally.
Feasibility Studies: Prior to architectural design, an owner may desire a critical study of potentially viable building sites and existing buildings. A variety of studies may be undertaken.
A market, needs, or business feasibility study tests whether the building type and development is truly ideal for its place and time.
An architectural feasibility study utilizes a preliminary program to determine the scale and scope of the building for its best utilization.
If an existing building is to be adapted to a new purpose, the Architect assesses the suitability of the building to its function, and identifies opportunities and detractors.
The adaptive re-use feasibility study includes a comprehensive assessment of the building envelope, structure, and mechanical, electrical, and plumbing components.
Operating and management cost implications are duly included in the feasibility studies, so as to assure the building fulfills its purpose for years to come.
DELIVERABLES: Generally, the Architect provides measured drawings for existing buildings and sites, graphic and written descriptions of viable options, and a detailed recommended plan of action.
Architectural Design Process, in Five Parts
Schematic Design Services (SD): This is the first phase of the architectural design process, the beginning of the idea.
Architect consults with owner to determine project goals.
Architectural programming, defining functional needs and space requirements.
Conceptual design, usually in the form of loose sketches and mass models
Schematic design, defining space, scale, form, and feeling of building.
Researching local requirements and integrating with design.
DELIVERABLES: Generally, the Architect provides a site plan, dimensioned floor
plans, cross sections, elevations, and other illustrative materials,
including renderings and models. Construction costs are
estimated.
Design Development Services (DD): This is the second phase of the design process, in which systems are integrated.
Architect determines materials and some important details.
Structural engineer integrates structural elements to support and resist loads.
Mechanical engineer delineates plumbing, heating, and cooling features.
Electrical engineer drafts power and lighting elements.
Civil engineer determines important site concerns.
DELIVERABLES: Generally, the Architect provides dimensioned floor plans, cross sections, and elevations. Additionally, door and window schedules and outline materials specifications are supplied.
Construction Document Services (CD): This is the third phase of the design process, in which the design is communicated to the contractor.
Architect and consultants draft construction drawings with complete dimensions and intricate details.
Architect writes specifications to communicate materials.
All civil, structural, mechanical, plumbing, electrical, and other engineering drawings are included.
DELIVERABLES: Generally, the Architect and his consultants provide drawings and specifications that include all pertinent information that the contractor needs to price and build the project.
Bidding and Negotiations Services: In this stage of the process, the bid documents go to potential contractors so they can price the project and bid on it to win the contract.
Architect advertises for the bids through a variety of media.
Architect issues instructions to bidders, bid forms, the previously mentioned completed construction documents, owner-contractor agreements, a labor and material bond, and other bidding documents.
A pre-bid meeting is arranged to study any complicated or unique requirements.
The Owner and Architect evaluate and select a winning bid.
Negotiation with selected Contractor takes place before the bid is signed.
DELIVERABLES: A letter to the selected bidder to inform that construction can begin, and a signed construction contract.
Contract Administration Services (CA): This stage entails the Architect’s responsibilities on the site, and the extent of dealings with the Contractor to facilitate construction and coordinate a project to a successful completion.
Architect maintains a presence at the construction site at regular intervals.
Architect and consultants develop additional sketches and instructions to provide clarifications to the Contractor to finish the project properly.
Architect issues Changes in Services as required to complete the project.
DELIVERABLES: A well-constructed, functional, and aesthetically superior project.
Portions from "Defining the Architect's Basic Services," AIA Best Practices, July 2007
