Transcript Takoma Park Dog Lounge - The Catholic University of America

Takoma Park Dog Lounge
Project Management:
Setting the Stage for Assessment
© 2007. Barry D. Yatt. All rights reserved.
1
I’ve now read the Terrier’s letter and memo. I want to start work. But what
work should I start? I need to do some basic project management.
I charge for my time. My clients want to get value from their investment in me. So, before
starting work I will sit down and come up with a work plan:
• Prepare a “to do” list of pre-design tasks specific to the project. For each task, I will
identify:
• A project issue that, if left unresolved, could interfere with feasibility or design
excellence.
• The scope of the task necessary to assess each issue – what is involved in doing
it? How will I know if a particular sub-task is within the scope or beyond it?
• The source (person, book, place, etc.) that will most likely have the information I’ll
need in order to start the assessment
• Any resources (techniques, fees, consultants, or equipment) that I will need to
have in order to undertake the assessment.
• Rank the tasks in order of criticality so that if I run out of time, at least the most important
ones will have been completed.
• Tentatively decide how much time it will take to complete each task.
© 2007. Barry D. Yatt. All rights reserved.
2
I’ll start by identifying the issues that will inform my design decisions.
So let me review the limited information I know at this point.
I have the initial letter from Jack.
© 2007. Barry D. Yatt. All rights reserved.
3
And I have the memo. And Jack has delivered his other notes, as I had
requested. The cover note says:
We have the following information set aside for you. Let us know when you want it.
• A Memo: Cairn’s and my ideas about the project.
• Information about the location: Maps we’ve collected of the region, city, district, neighborhood,
and Metro system; excerpts from the Master Plan for Takoma Park. Aerial photos. Survey of the
block that includes the property.
• Information about the property: A zoning map; excerpts from the Montgomery County Office of
Planning. Eye-level photos to and from property, showing adjacent buildings.
• Excerpts from the building code: Excerpts from IBC 2000 on use group, height and area limits,
construction classification, and egress.
Well, this could be useful. I’ll quickly flip through it to get some sense of the project.
© 2007. Barry D. Yatt. All rights reserved.
4
There’s the memo from Jack and Cairn, that outlines a bunch of ideas:
Activities to take place in the proposed building
1.
Dogs will be groomed. Shampoos and hair cuts will be typical, but we will also provide flea treatments and
rabies vaccines. (Once a week Dr. Carey will visit to administer the vaccines.) This gets a bit messy and wet.
We’d like
4 grooming
stations, each with a spray hose, tub, floor drain, and shelves for storing grooming tools
Target
market
population:
(clippers, combs, The
blowprimary
driers, etc.)
andsegment
various is
shampoos
andown
other
products.
1.
market
people who
dogs
but need help caring for them. This could be for
We will operate a several
“doggiereasons:
day care” facility for owners who work too many hours and don’t want their pets to be
lonely, with a kennel
the temporary
boarding
of perhaps
ten
maximum while
their owners
aretheir
awaydog’s
or only
2.
Dogfor
owners
who need
substantial
help due
todogs
time limitations,
especially
if they are
occupied for several
days
maybe
even
weeks)
atone
a time.
It’s important
that
this kennel
bewho
wellare
lit during
source of(or
care.
When
there
is only
person,
or perhaps
several
people
all too the
busy (people
day, but views can
be really
a problem—the
sight of aown
mailman
or begin
ambulance
or squirrel
canbecome
get the less
dogsbusy),
to barking.
who
perhaps shouldn’t
dogs to
with until
their lives
our services
Speaking of which,
acoustics
is a major issue. If we can’t keep the noise inside, our neighbors will be very
become
critical.
Reasons for doing the project:
unhappy. We understand that well insulated walls combined with laminated glass in the windows (when they’re
3.
Dog
who need substantial help, perhaps due to disability or age. We even have some funds
closed) will handle
theowners
situation.
1. We are both dog lovers.
available to help those in this group who can’t afford our usual charges.
3. We will run an obedience school where up to 6 (maybe 8 or even 10, but probably not) dogs and their owners
Dog
owners
opt
substantial
They
generally
2. We fell in love with Takoma Park, and4.
moved
several
years
ago.who
And
wefor
believe
in the help.
idea
of
a this
strong
will
takehere
classes.
In nice
weather,
we’d
like
the option
of doing
outside.aren’t interested in learning how to provide care
beyond feeding and walking and can afford to have someone else do it.
local community.
4. We will operate a dog walking service. Our store will need a “mud room” where we can keep leashes and
5.
Dog owners
who opt
foraonce-in-a-while
care. These people are interested, able, and can take turns
offindogs
(if needed)
from
walk.town kind of
3. We think there is a need for this kind ofclean
facility
Takoma
Park. Itjust
is aback
traditional
small
area; many
caring for their dogs: When dogs are owned by families or groups of people, there is usually more than
of the neighbors have dogs. It will5.nicely
complement
nearby
businesses
such(shampoo,
as The Bignail
Bad
We
will sell dogother
food
and
dog
care
products
clippers,
etc.),
but not
accessories
(collars,
one person capable and available to provide
the care.
In such
cases,
they may
bring their dogs in only
Woof/Paws of Enchantment pet furnishings
store
up
the
block,
and
the
Takoma
Park
Animal
Clinic
leashes, etc) so as
not to compete
The Big Bad Woof. (Dr. Joanne
occasionally
for a with
grooming.
Carey and Pat Kriemelmeyer’s veterinary office) both about a half-mile east on Carroll Ave.
6. 6.
We’ll have a dog-themed
coffee
house/pub
where
dog
owners
will
be
able
to
relax
and
socialize,
with or
People who just love dogs and enjoy socializing with other dog lovers.
without
pets, in the
of other “dog
people”,
whether waiting for their pets or not.
4. I have been working for a dog grooming
place their
in Arlington,
VA,company
and the commute
finally
got to me.
2.
MEMO TO ARCHITECTS
Target market
population:
I’ve been walking dogs as a side business
for several
years
now,
andproposed
it was time,building
with some added services, to
Activities
to take
place
in the
1. may
The not
primary
is and
people
who
own dogs
need help
open my own business anyway. This
makemarket
us rich,segment
but Cairn
I are
banking,
quitebut
literally,
on it caring for them. This could be for several
1.
Dogs will be groomed. Shampoos and hair cuts will be typical, but we will also provide flea treatments
reasons:
being our ticket to retirement some day.
and rabies vaccines. (Once a week Dr. Carey will visit to administer the vaccines.) This gets a bit messy
2. hasDog
owners
who and
need
substantial
help
due
to time
limitations,
especially
if they
are
their
dog’s
only
source
of for storing
wet.
We’d
4 grooming
stations,
with it
a spray
hose,
tub,
floor
drain,
and
shelves
6. That almost abandoned parking lot
been
an eyesore
ever
since
thelike
drive-in
bank
moved
outeach
(actually
care.too,
When
istrafficked).
only one
person,
or perhaps
peopleetc.)
whoand
arevarious
all too busy
(people
who
really
tools
(clippers,
combs,several
blow driers,
shampoos
and
other
products.
was an eyesore while they were still there,
justthere
moregrooming
perhaps shouldn’t own dogs to begin with until their lives become less busy), our services become critical.
2.
We will operate a “doggie day care” facility for owners who work too many hours and don’t want their
Activities to take place in the proposed
3. building
Dog owners who pets
needtosubstantial
duethe
to disability
age. Weof
even
have ten
some
funds
available
be lonely, help,
with aperhaps
kennel for
temporaryorboarding
perhaps
dogs
maximum
while their
1. Dogs will be groomed. Shampoos andto
hair
cuts
will be
typical,
but
we
will or
also
provide
flea
treatments
help
those
in this
group
who
can’t
afford
our usual
charges.
owners
are
away
occupied
for
several
days and
(or maybe even weeks) at a time. It’s important that this
rabies vaccines. (Once a week Dr.
Carey
will
visit
to
administer
the
vaccines.)
This
gets
a
bit
messy
and
wet.
4. Dog owners who kennel
opt for substantial
help. They
generally
aren’t
in learningsight
how of
to aprovide
care
be well lit during
the day,
but views
caninterested
be a problem—the
mailman
or ambulance or
We’d like 4 grooming stations, each with
a spray
hose,and
tub,
floorcan
drain,
storing
grooming
beyond
feeding
walking
and
can
affordtotofor
have
someone
else
do it. acoustics is a major issue. If we can’t keep the
squirrel
getand
the shelves
dogs
barking.
Speaking
oftools
which,
(clippers, combs, blow driers, etc.) and various shampoos
and
other
products.
our neighbors
be very
unhappy.
We understand
thatcan
well
insulated
walls for
combined with
5. Dog owners who noise
opt forinside,
once-in-a-while
care.will
These
people
are interested,
able, and
take
turns caring
2. We will operate a “doggie day care” facility
owners
who
work
many
andordon’t
wantof
their
pets
to bewill
laminated
glass
in
the
windows
(when
they’re
closed)
handle more
the situation.
their for
dogs:
When
dogs
aretoo
owned
byhours
families
groups
people,
there
is usually
than one person
lonely, with a kennel for the temporary3.
boarding
of
perhaps
ten
dogs
maximum
while
their
owners
are
away
or
capable and available
to provide
the care. Inschool
such cases,
they
bring 8
their
dogs 10,
in only
occasionally
a and their
We will
run an obedience
where up
to may
6 (maybe
or even
but probably
not)for
dogs
occupied for several days (or maybe even
weeks) at a time.
It’s will
important
that thisInkennel
be well lit
during
grooming.
owners
take classes.
nice weather,
we’d
likethe
the option of doing this outside.
day, but views can be a problem—the sight of a mailman or ambulance or squirrel can get the dogs to barking.
People
love
dogs
and
enjoy
socializing
with other
dog
lovers.
4.
We
willthe
operate
ainside,
dog
walking
service.
Our
store
will need a “mud room” where we can keep leashes
Speaking of which, acoustics is a6.
major
issue.who
If wejust
can’t
keep
noise
our neighbors
will
be
very
and clean
off dogs (ifglass
needed)
back from
a walk.
unhappy. We understand that well insulated walls combined
with laminated
in thejust
windows
(when
they’re
5.
5.
We will sell dog food and dog care products (shampoo, nail clippers, etc.), but not accessories (collars,
not to compete
with
Big
Bad Woof.
We will run an obedience school where up to 6 (maybe 8leashes,
or evenetc)
10, so
butas
probably
not) dogs
andThe
their
owners
a dog-themed coffee house/pub where dog owners will be able to relax and socialize, with or
will take classes. In nice weather, we’d6.like the option ofWe’ll
doinghave
this outside.
without
their
pets,where
in thewe
company
of other
“dog
people”, whether waiting for their pets or not.
We will operate a dog walking service. Our store will need
a “mud
room”
can keep
leashes
and
closed) will handle the situation.
3.
4.
clean off dogs (if needed) just back from a walk.
5.
We will sell dog food and dog care products (shampoo, nail clippers, etc.), but not accessories (collars,
leashes, etc) so as not to compete with The Big Bad Woof.
6.
We’ll have a dog-themed coffee house/pub where dog owners will be able to relax and socialize, with or
without their pets, in the company of other “dog people”, whether waiting for their pets or not.
© 2007. Barry D. Yatt. All rights reserved.
5
There’s location information -- mostly maps and aerial photos:
© 2007. Barry D. Yatt. All rights reserved.
6
There’s property information -- a zoning map and photos:
© 2007. Barry D. Yatt. All rights reserved.
7
There are the building code excerpts:
© 2007. Barry D. Yatt. All rights reserved.
8
It’s a bit overwhelming. It’s a lot of documentation, and there’s a lot more
that the client didn’t provide. But I’ll start with what I’ve been given.
What should I look at first? All of it maybe? I
need to be strategic. How?
• I could be tactical, focusing on one
element of the design at a time. If I were
painting this scene, I’d paint the street first.
But that approach might lead to a poor
painting because the tactic (the street) will
drive the strategy (the overall
composition).
• But I could also be strategic, focusing on
one issue of the design at a time. If I were
painting, I’d develop the composition first.
I’d add color, contrast, and texture later. I’d
resist focusing on specific elements except
to the extent that they inform strategic
issues.
So I’ll focus on issues and proceed
strategically.
© 2007. Barry D. Yatt. All rights reserved.
9
OK. I’ll make a list of issues. Later I’ll rank them by criticality.
What qualifies as an issue?
I know what an issue isn’t. It isn’t an element. So that leaves out such things as the way rooms
are proportioned or arranged into floor plans, or the way windows and wall materials are
arranged into elevations. Elements are the things that designers design. Issues are the ideas
behind the design decisions.
So what might I consider as issues of this project, its strategic
characteristics? I might include such concepts as:
• How it relates formally (meaning: in terms of form) to other buildings near it in the urban
fabric, in terms of such issues as scale, proportion, materiality, expression, etc.
• How it fulfills the needs of the human communities in which it exists (one project can
have multiple roles with respect to multiple communities), and avoids conflicting with
those needs, in terms of such issues as program, health and safety, value, etc.
• How it interacts with its natural environment, in terms of such issues as drainage,
topography, soil quality, vegetation, views, etc.
• How it works with respect to existing construction on the property, in terms of such
issues as programmatic adaptability, structural integrity, infrastructural adequacy, etc.
• How it meets financial goals in terms of such issues as revenues, operating costs, etc.
So…what issues are the most critical, strategically, for the Therrier’s project?
© 2007. Barry D. Yatt. All rights reserved.
10
Here’s a quick list of possible issues. Note that they are very project-specific
and reflect my careful reading of the information I’ve been given so far.
• Takoma Park seems to be a tightly knit, primarily residential, community with an appreciation of
its architectural heritage. The project’s form will be critical; how it (the building, the parking lot,
and any other exterior spaces) relates to the buildings and spaces around it in terms of urban
design.
• Not everyone loves dogs. The project’s impact on its neighbors may be critical. Excessive noise
(barking), odors, and problematic interactions with dogs (like someone getting bitten by a dog on
its way to or from the building) can doom the project.
• The program seems complex, mixing dog care, obedience training, perhaps retail sales, the
human consumption of food, and a blend of indoor and outdoor (dog walking) activities. A good
design response might be difficult.
• The financial feasibility of the project. The Therriers are expecting this business to succeed and
finance their retirement.
• The site may not be large enough. It’s not yet known if existing parking lot is there because
nobody has developed the site yet, or because that many parking spaces is required by zoning
code to meet the parking needs of the buildings that are currently there. Even if not all of the
parking is needed, it is not clear that site is big enough to hold the existing and proposed
buildings, parking for both, and the needed exterior spaces.
Note that all of these are either deal-breakers or strongly impact design. Note
also that it is a very incomplete list. I’ll need to add more to it.
But for now, I’ll continue the demo.
© 2007. Barry D. Yatt. All rights reserved.
11
I’ll tentatively rank these issues in terms of criticality.
4_
2_
4_
3_
1_
Takoma Park seems to be a tightly knit, primarily residential, community with an appreciation of
its architectural heritage. The project’s form will be critical; how it (the building, the parking lot,
and any other exterior spaces) relates to the buildings and spaces around it in terms of urban
design.
Not everyone loves dogs. The project’s impact on its neighbors may be critical. Excessive noise
(barking), odors, and problematic interactions with dogs (like someone getting bitten by a dog on
its way to or from the building) can doom the project.
The program seems complex, mixing dog care, obedience training, perhaps retail sales, the
human consumption of food, and a blend of indoor and outdoor (dog walking) activities. A good
design response might be difficult.
The financial feasibility of the project. The Therriers are expecting this business to succeed and
finance their retirement.
The site may not be large enough. It’s not yet known if existing parking lot is there because
nobody has developed the site yet, or because that many parking spaces is required by zoning
code to meet the parking needs of the buildings that are currently there. Even if not all of the
parking is needed, it is not clear that site is big enough to hold the existing and proposed
buildings, parking for both, and the needed exterior spaces.
Next, I’ll go through each item on this list and figure out what specific tasks
need to be done to resolve them. I’ll start with the highest priority: Site fit.
© 2007. Barry D. Yatt. All rights reserved.
12
What tasks need to be done?
1
Assess fit of program and parking on site
What tasks do I need to do to figure out its design implications? I’ll brainstorm some ideas. I’ll
make sure that for each one, I’ve considered:
• Ask
• I know that, on a general level, I need to ask “How do I resolve a site that may not be
large enough to fit program and parking needs?”. But l also need to get more specific.
• Gather
• The information necessary to dealing with the issue that I’m currently missing
• Finding out who or what might have that information
• Figuring out how I am going to get the information from it or them
• Enhance, Notice
• Figuring out what form or pre-design tool I will use to assess the information. Should I
develop a pro forma calculation, a zoning envelope diagram, a comparison matrix, a
figure-ground study, etc.?.
• Translate
• Figuring out the implications this issue has for my design options. Perhaps it will provide
cues for plan layout, façade organization, materials selection, code compliance, or
something else.
© 2007. Barry D. Yatt. All rights reserved.
13
So, what can I come up with?
1
Assess fit of program and parking on site
• Building size
• Ask. Can a program this size fit on a property that size?
• Gather
• Get a site survey that shows dimensions.
• Go to the zoning ordinance on the Internet Find bulk requirements (FAR, Lot
Coverage, Setbacks, Height). Note exceptions.
• Enhance: Prepare a maximum zoning envelope diagram using site and zoning
information.
• Notice: Compare envelope with program requirements to see if program fits into
envelope.
• Translate: Wait until Parking Count is assessed
• Parking Count
• Ask. Can fit enough parking for the program on that site with that building?
• Gather: Go back to zoning ordinance. Find requirements for parking count and size of
different parking spaces and aisles. Take note of exceptions.
• Enhance : Apply findings to the specifics of this project (site size, program area) and
calculate required counts.
• Notice : Review calculations and figure out how much area (in SF) each option would
need.
• Translate : (Do jointly with results of building size analysis. See next page)
© 2007. Barry D. Yatt. All rights reserved.
14
So, what can I come up with?
1
Assess fit of program and parking on site
• Combined
• Translate
• If program doesn’t fit, draw several alternative zoning envelope diagrams that
presume the granting of variances, and calculate several alternatives for shrinking the
program.
• For each combination of program and envelope that fits, draw several site plan
alternatives for arranging parking onto the site using different but valid assumptions
for the number of parking spaces required.
Now I have a set of tasks that I feel I can do, and that a more junior member of the
project team would understand well enough to do if I’m unavailable.
I probably wouldn’t write all this down, but I would certainly think it through in my head, and say it
to that junior staffer if I need to turn it over to her.
It also give me a tool for calculating time required. I can just go down the list and project
approximately how long each would take me. I’ll do that next.
© 2007. Barry D. Yatt. All rights reserved.
15
So, what can I come up with?
1
Assess fit of program and parking on site
• Building size
• Ask: Done
• Gather
• Get a site survey that shows dimensions. (I have it already. Finding it: 5 minutes)
• Go to the zoning ordinance on the Internet Find bulk requirements (FAR, Lot
Coverage, Setbacks, Height). Note exceptions. (1/2 hour)
• Arrange: Prepare a maximum zoning envelope diagram. (45 minutes)
• Recognize: Compare envelope with program requirements to see if program fits into
envelope. (10 minutes)
• Propose: Wait until Parking Count is assessed
• Parking Count
• Ask: Done
• Gather: Go back to zoning ordinance. Find requirements for parking count and size of
different parking spaces and aisles. Take note of exceptions. (1/2 hour)
• Arrange: Apply findings to the specifics of this project (site size, program area) and
calculate required counts. (15 minutes)
• Recognize: Review calculations and figure out how much area (in SF) each option would
need. (1 hour, since this involves some designing.)
• Propose: (Do jointly with results of building size analysis. See next page)
3:15 total so far. I’ll do the same with “Develop” and add it to the total.
© 2007. Barry D. Yatt. All rights reserved.
16
That got me to 5 hours. Now I’ll use the same process for the rest of my plan.
1
Assess fit of program and parking on site
• Check the zoning ordinance’s requirements for parking count and location: 5 hours
• Measure distance to Metro for possible reduction in parking requirements: ½ hour
• Check zoning ordinance’s parking size requirements, calculate square footage needed: 1
hour
• Compare parking with size of program and site, assess options: 3 hours.
2
Assess impact of dogs on neighbors
• Find other similar facilities: 2 hours
• Read or conduct phone or in-person interviews to find out what kind of experience they have
had and how they handle these issues, taking notes: 2 days (including travel time if needed)
• Generate alternatives, write memo with findings: 1 hour
3
Assess financial feasibility
• Ask Therriers to see their business plan: ¼ hour (send e-mail)
• Obtain copy: 0 hours of work, but necessitates a wait
• Review business plan to understand it and find out what financial assumptions it makes: 4-6
hours
• Assess implications of financial assumptions on design options: 2-4 hours
• Prepare findings: ½ hour
© 2007. Barry D. Yatt. All rights reserved.
17
Continuing:
4
Assess urban design factors
• Get Google Earth aerials: ½ hour
• Go to Takoma Park Town Hall or Montgomery County Government Center in Rockville, get
plan of area showing curbs, building outlines: 4-8 hours
• Visit site, take photos, do sketches showing datums, symmetries, etc.: 3-4 hours
• Analyze sketches, propose design alternatives: 3-5 hours
4
• Prepare findings: ½ hour
Assess program
• Read carefully through Therrier’s memo: 2 hours
• Find some similar facilities, if possible, and note their programs. Check Internet. Check Time
Saver Standards. See if there’s an AIA Knowledge Community that might have insight on
this: 2-3 days
• Write up tentative program alternatives based on research findings: 2 hours
© 2007. Barry D. Yatt. All rights reserved.
18
OK. Now I’ll put this all together in a memo addressed to the clients
that requests their authorization to proceed.
If they think I misunderstood anything, or have a problem with the amount of time I intend to spend
of this work, this will give them a chance to say so.
And once we’ve agreed on all of this, the chance of a misunderstanding is greatly reduced while the
chance of the project going well is greatly increased.
And the best part is that now I have a plan. If I need to adjust it, I can decide how to do
that, and inform the client of the change if needed, instead of being at the mercy of random chance.
© 2007. Barry D. Yatt. All rights reserved.
19
Here’s my note to them.
MEMO
Project:
Number:
From:
To:
Date:
RE:
1.
Dog Lounge
00002
B. Yatt
JCT
9/6/2007
Project Management
Work Plan
A.
Issue – Authorization to begin assessments
B.
Discussion – Yatt has prepared a tentative work plan for pre-design assessment.
The complete and itemized work plan is attached. In summary, the key tasks on
that plan are:
1) Assess fit of program and parking: about 10 hours
2) Assess impact of dogs on neighbors: about 9 hours
3) Assess financial feasibility: about 6 to 10 hours
4) Assess urban design factors: about 11 to 18 hours
5) Assess the program: 20 to 28 hours
Total time needed (net of time waiting for requested data to arrive): 55 to 75 hours,
or about 6½ to 9 business days.
A.
Action – JCT to approve work plan or request revision by 9/10.
© 2007. Barry D. Yatt. All rights reserved.
20
As soon as I hear back from JCT, I can either revise this work plan per
their comments or I can start doing assessments.
The best part is that, so long as I assess what I said I would assess, JCT and I should
experience a fairly predictable relationship (we’ll both appreciate that).
And if I find that I need to spend more time on a task than I had planned for, or afterward find
that I already have, I can decide how to adjust, either by…
•
Reducing the time I had planned to spend on other tasks.
•
Requesting addition time (and compensation) from JCT.
That’s it for now. When JCT responds, I’ll proceed.
© 2007. Barry D. Yatt. All rights reserved.
21