Planning Your Shelter - Animal Sheltering Online by The Humane

BARKITECTURE: Tips, Tales, and Details, The HSUS Expo Shelter Design Workshop, 5/11/2016, Las Vegas
Planning Your Shelter
Here are some discussion points as you begin
the planning process for shelter design and
construction. These are some of the major areas that
a design consultant would research with you as the
programming phase of design is started. This list is
not comprehensive, and you will want to add areas
that are specific to your program’s and shelter’s
needs. Use this list to begin to plan your new
shelter’s size and scope.
lighting:
site – civil:
dog housing:
• Zoning
• Accessibility to staff/users
• Site water management
• Utilities
• Future expansion
• Noise levels affecting adjacent property
• Is burial planned on-site?
• Bark parks
• Exercise area and agility course
circulation:
• Exterior lighting
• Kennel lighting
• Indoor vs. outdoor lighting
• Maintenance of lighting
ventilation:
• Air volume exchange (changes per hour)
• Heating and AC, building & kennels
• Separation between kennel & public areas
• Temperature control
• Humidity control
• Indoor vs. outdoor runs
• Individual caging vs. built-in runs or combination
• If dog kennels are a built commodity, have all factors
been considered, including waste removal, temperature
control, cleaning, ventilation and visual sight lines?
• Separation of adoption, healthy holding, surrender
holding, in-processing holding, isolation (sick) and feral
• Stress control and enrichment
cat housing:
• Ingress/egress public, staff, deliveries, public surrenders,
sally port
• Parking
• Public access to adoption, administration, other areas
• Staff access to function areas
• Walking distances for staff
• If surgery is provided, circulation for doctors/technicians
to surgery room, lab, pre/post-op
• Indoor vs. outdoor runs, ventilation, waste removal, etc.
as above
• Types of housing, e.g. condos, malls, individual cages,
group, free-roaming rooms
• How many cats in each run? Shelving, access to fresh air
and sunlight
• Separation of adoption, healthy holding, surrender
holding, in-processing holding, isolation (sick) and feral
• Stress control and enrichment
materials:
euthanasia:
• Evaluation of exterior building materials & interior
public area materials (includes finishes)
• Evaluation of high-maintenance areas, finish floor
materials & kennel design
security:
• Site ingress/egress
• Facility ingress/egress
• Types of security systems, monitoring
• Lighting
acoustics:
• Noise from surrounding property to the kennels and
vice versa
• Noise from kennels to function areas within building
including lobby, surgery, administration, and separation
of cats from dogs
• Acoustical materials selection for high-humidity areas
and other function areas
• Animal prep
• Crematory
• Disposal
• Storage
• Location
• Grief room
Adoption:
• Access for public
• Friendly atmosphere, noise levels
• Location for viewing and handling
• Handicapped accessibility
© 2012 - Present Bacon Group, Inc., www.BGArchitects.com, 800.961.1967
(List continued on next page)
Richard S. Bacon, FAIA
Page 1
BARKITECTURE: Tips, Tales, and Details, The HSUS Expo Shelter Design Workshop, 5/11/2016, Las Vegas
Planning Your Shelter (cont’d)
medical services:
• Exam rooms
• Treatment
• Laboratory and diagnostics
• Surgery
• Pre/post-op
• Recovery/holding
• Laundry
• Rest room
• Waiting area
Customer Services:
• Atmosphere & noise level
• Records accessibility
• Handicapped accessibility
• Location related to adoption and reclaiming
education, training and Meeting
Space:
• Requirements for staff and public education program
• Training room requirements
• Board/conference room
• Auditorium
• Audio/visual equipment
• Function space and storage
miscellaneous area requirements:
• Food storage, conditioned or dry storage
• Maintenance
• General storage
• Archival storage
• Cage storage
• Washer/dryer area
• File storage
• Medical storage, security of
• Office supplies storage
• Dispatch
• Night drop-off
• Kitchen, break room
• Vehicle stocking/washing
• Administrative functions
• Rest rooms, showers, locker rooms
• Systems, telephone, computer, energy management,
911 requirements
• Power outlets
• Technology
equipment:
• Equipment plan
• Purchasing method
• Installation
• Power / water / sewer requirements
• Shakedown
budget:
• Determine budget parameters
• Fund raising goals
• Value engineering
• Project delivery method (bidding, negotiations,
design / build etc.)
image to project:
• Cost
• Building exterior and interior
planning and project phases
The planning and programming activities, such as a space
needs analysis, feasibility study or conceptual design in
preparation for a capital fund campaign, precede the
formal design process. These tasks are often called the
Pre-design Phase.
Typically, architectural projects are divided into five
primary phases which are:
• Schematic Design
• Design Development
• Construction Documents
• Bidding and Negotiation
• Construction Observation
programs:
• Adoption
• Education
• Spay/neuter
• Relationships to outside entities, such as veterinarians,
County government, humane societies
• Behavioral evaluation
Cost Triangle — Consider these
variables and select the best
quality systems and materials you
can afford.
© 2012 - Present Bacon Group, Inc., www.BGArchitects.com, 800.961.1967
Richard S. Bacon, FAIA
Page 2
BARKITECTURE: Tips, Tales, and Details, The HSUS Expo Shelter Design Workshop, 5/11/2016, Las Vegas
Sample Program of Requirements (POR) Room Data Sheet
During the Programming phase or Schematic Design phase, the client works together with the architect and engineers to
complete the Room Data Sheets. Some Room Data Sheets have greater detail and may include drawings that illustrate
layouts, equipment and millwork for the room. It is important that the client alway reviews the design team’s Room Data
Sheets for accuracy and inclusiveness as part of the project’s Quality Assurance / Quality Control (QA/QC) effort.
PROGRAM OF REQUIREMENTS (POR)
FANTASY HUMANE SOCIETY
ROOM DATA SHEET
DEPARTMENT
Veterinary Spay / Neuter Clinic
ROOMRadiology
SIZE
Area: 80 SF OR 10’ X 8’
ADJACENCIESPrep/treatment room
FUNCTIONAL NEEDS
Radiology will be used to evaluate muscular-skeletal, cardiovascular,
gastrointestinal, reproductive and urinary systems.
GENERAL FINISHES
(Floor, Wall, Ceiling, etc.)
Floor: Seamless flooring system and base
Walls: Acoustical walls with FRP wainscot
Ceiling: Suspended acoustical ceiling system
Doors: Single 36” x 84” hollow metal door with hollow metal frame
with quarter lite insert
SPECIFIC NEEDS
(Plumbing, Electrical, HVAC) Plumbing: Stainless steel, single compartment, deep bowl sink with
goose neck faucet (1)
Electrical: Power for x-ray and as required by code
HVAC: Standard per code
EQUIPMENT
Digital x-ray machine (1) (manufacturer X-ray machine generator (1) (manufacturer PC workstation w/ keyboard tray
Monitor
)
)
FURNITUREStool
MILLWORK Provide solid surface counter tops with laminated base cabinets and
upper cabinets. All exposed surfaces to be laminate or melamine finish; no
exposed wood/composite material allowed. All base cabinets should be
mounted to a 4” concrete curb.
SPECIAL COMMENTS
Verify computer connected to exam room.
TIP
Make up your own Room Data Sheet as part of your pre-design
planning process. Completing a Room Data Sheet helps you and
your staff visualize what the room might look like.
© 2012 Bacon Group, Inc., www.BGArchitects.com, 800.961.1967
Richard S. Bacon, FAIA
Page 1
BARKITECTURE: Tips, Tales, and Details, The HSUS Expo Shelter Design Workshop, 5/11/2016, Las Vegas
Starting
the Floor
Plan
Here are two examples of “bubble diagrams” or space adjacency plans
developed as part of the programming or early schematic design phases.
Architects use these plans to illustrate functional space layouts that are
discussed during programming meetings. Colors are used to define function
areas, such as administration, animal housing, support, etc.
You and your architect would review these layouts together to verify that the
design team has correctly interpreted your direction.
© 2012 Bacon Group, Inc., www.BGArchitects.com, 800.961.1967
Richard S. Bacon, FAIA
Page 2
BARKITECTURE: Tips, Tales, and Details, The HSUS Expo Shelter Design Workshop, 5/11/2016, Las Vegas
Construction
Project / Construction Delivery
Methods
• Design-Bid-Build
• Design team designs and prepares documents for
bidding
• General Contractors submit bids
• Selection primarily based on price
• Construction Manager
• Selection base primarily on qualifications
• Manages other sub-contractors
• Involved early in process
• “Open book” concept
• Design-Build
• Architect and contractor as one entity
• Selection based on both qualifications and price
Role of Designer vs. Contractor
• Simply put: The design team creates the design and
•
•
•
•
•
documents. The contractor builds and warranties the
project.
The design team observes the construction to verify
that the design intent has been met.
The architect provides construction observation not
“supervision.”
Contractor controls “means and methods.”
Safety is the contractor’s responsibility unless eminent
dangers.
Equipment installation.
Site Costs Include
•
•
•
•
•
•
•
All utilities (water, sewer, power)
Water management areas
Site grading
Paving and parking
Site lighting
Landscaping and irrigation
Site signage
Construction Observation (CO)
•
•
•
•
Why you need CO
Gatekeeper of documents
Knowledge of animal related construction issues
Role of a local architect
Quality Control During Construction
• Quality control by the design team is constant but on
a “periodic observation” basis.
• What happens when unacceptable construction
occurs?
• Role of the architect and the owner.
What to Look For During CO
• Deviations from the drawings
• Unauthorized substitutions of equipment or materials
• Building code violations and life-safety issues (NOT
job site safety)
Construction Schedule
• New construction
• 12,000 – 15,000 sq. ft. building, 9 – 10 months
• 22,000 sq. ft. building, 10 – 12 months
• Larger up to 14 months
• Renovation / Addition
•
1 – 2 months less than new construction; depends
on complexity, occupied space, etc.
Tenant Finish-out
Varies from 6 – 8 weeks to several months depends
on complexity, occupied space, etc.
Construction Delays
• Communication break-down
• “Acts of God” or other legitimate weather issues
• Hidden conditions such as finding artifacts or
endangered species, un-documented utilities
• Other reasons such as owner requested changes
• When to grant a schedule extension
• Sloppy work
Construction Meetings
• Run by GC or architect
• Purpose
• Updating
• Look ahead
• Tasks & responsibilities
• Coordination
• Attendees
• RFI, RFP, CO (Change Order)
• Submittals
(Continued on next page)
The acronym “CO” has different
meanings in the design and
construction process. Context is your
clue to which term is being used.
• Construction Observation
• Change Order
• Certificate of Occupancy
© 2009 - Present Bacon Group, Inc., www.BGArchitects.com, 800.961.1967
TIP
Richard S. Bacon, FAIA
Page 1
BARKITECTURE: Tips, Tales, and Details, The HSUS Expo Shelter Design Workshop, 5/11/2016, Las Vegas
Construction (cont’d)
Submittals
Final Review & Closeout
• Purpose
• Examples
• Shop drawings
• Samples
• Mock-ups
• Test reports
• Who reviews?
• Punch List
• G.C.
• Owner
• Design Team
• Training & equipment manuals
• Extra stock materials
• Close-out documents
• Financial Close-out (warranty, Release of Lien, bank
reconcilation)
• Occupancy (Certificate of Occupancy or CO)
• Warranty period (1 year)
Tips for Selecting a Contractor
• Use a local contractor who will have to live in the
community after the project is finished.
Local
reputation is everything for a contractor who makes
his/her living in the community.
• Choose a contractor who has experience building the
type of end-use intended for your project.
(Note: This is not always an option when constructing
an animal care facility. If you are not hiring a designer
or contractor that specializes in animal care facilities,
compare projects that are similarly complicated such
as medical / hospital, institutional / laboratory, and
small manufacturing facilities. Knowledge of the
requirements and installation of specialized clean
environments, HVAC systems, floor finishes, and wall
finishes are key.)
• Choose a contractor whose volume of business is
approximately three times your project’s value. This
way your project will be a significant part of his/her
business. On the other hand you don’t want a contractor
that is so small that your project represents most of his/
her business. If the contractor has problems on the job
he/she must have the resources to correct the problem
and finish the project.
• Visit projects completed by the prospective contractors
• Don’t just choose the low bidder unless it is required.
Many times the low bidder did not really study the plans
and specs or they desperately need a job for financial
reasons. You should closely evaluate bids when there
is a 7% difference between the lowest bidder and the
next highest bidder.
and talk with the owners. Did the contractor finish on
time; did the contractor take care of the punch list in a
timely manner; and did the contractor come up with a
lot of extra charges?
• Does the contractor self-perform much of his/her own
work? Contractors who self-perform more of the work
simply have more control of the project.
• Verify the contractor’s bonding capability.
Original Source: From Architectural Record forum on-line,
posted 7/2/08; McGraw Hill Construction. Edits / notes by
Bacon Group, Inc.
Contractor Reference Check Questions
1. Did the contractor meet the construction schedule? If
3. Were there any problems with the project that the
not, was the reason due to the architect or owner or
contractor and what caused the delay?
Were there any change orders during construction? If
so, what was the basis of the change order(s)?
contractor was responsible for causing?
Were there any warranty issues that the contractor
failed to take care of?
Would you hire the contractor again? Is so, why? If
not, why not?
2.
4.
5.
© 2009 - Present Bacon Group, Inc., www.BGArchitects.com, 800.961.1967
Richard S. Bacon, FAIA
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