HomeMy WebLinkAboutCouncil Reading File - Annimal Shelter - SPoA_Needs Assessment_InitialCounty of San Luis Obispo , CA
Needs Assessn1ent, Feasibility, &
Building Program Study f()r
~ C@Uft~Qf ~~
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Al • .,. 'It ~"'--• .,: • .,.,."' ~' • • Will\~~~~
855 Oklahoma Ave
San Luis Obispo, CA 93406
I
II
Scope of Study
Demographics
A . People popul ation and animal levels
t
B . Current Num ber of Staff and Operati ng Budget
3
5
5
7
111 Current Building Status 9
A. Conditions and Ca p acities 9
IV Recommendations for New Shelter 14
A . Proposed Site
B . Design Concept
C. Interior Features
D. Anima l Capacity
E. Proposed Spaces & Square Footage
F. Prel iminary Estimated Construction Budget
G. Facility Staffing
14
17
21
29
30
32
34
V Operational Considerations 35
A. Will holding more animals longer help? 35
8 . Closed Stray Kennels Increase Euthanas ia and Re duce Adopt ions 38
C. How To Prevent The Euthanasia of Any Lost Pet That Comes To The Shelte r 43
D. Emergency After Hours Animal Rescue and Care 44
E. Humane Euthanasia Methods Used Exclusively 45
F. Resp on sible Pet Owner Education Program to Solve Futu re Problems 45
VI Summary & Recommendation 46
County of San Lui s Obispo, CA 2
This study was authorized by the County of San Luis Obispo in
order to accurately examine the current status of the present facility
and operations and future shelter build ing needs for the County .
The study takes into account demographic trends, the number of
animals handled in recent years , the proposed construction budget,
operating budget, operational programs , human population level
served , current and future staffing levels and agency objectives and
goals.
Front View of Existing Shelter at 885 Oklahoma Ave. It is In
urgent need of renovation, expansion and improvement of the
animal holding areas.
County of San Lu is Obispo, CA 3
Because this Needs Assessment, Feasib ility & Building Program
Study focuses on the requirements of a expanded and remodeled
building, many factors are examined in detai l, including: existing
shelter status, site considerations, size of the needed additions,
size of the needed fac ility expansion , type of construction, layout,
materials, fin ishes, areas of program expansion, and construction
and operating costs . A complete listing is made of all spaces
needed, square footage, special features , special equipment
needed, animal capacities, and a p rojected operating and
construction budget for the bigger facility.
The Study will examine the most pressing remodel needs in the
current shelter. We will also examine what building additions could
be made within the present budget and what other additions may
be made at a later date when additional funds are available. A
pressing need is to enlarge and improve cat adoption and holding
areas and to i mprove the dog kennels .
A complete listing is made of all spaces needed and square footage
based on our discussions with staff and management. Also covered
are special features, special equipment needed, animal capacities ,
a projected operating budget, construction budget and operational
considerations. The goal of this Needs Assessment, Feasibility &
Building Program Study is to provide the County of San Luis
Obispo with all the critical considerations and recommended
approaches needed to define the future direction and shelter
remodel needs . From this study, a complete long-term building
program can be developed in a timely and cost effective manner.
It should be understood this study is the first step in planning the
shelter remodel and additions . The second step will be to develop
the building floor plan based on this approved Building Program.
The third and final step will be development of the working
drawings and specifications for competitive bidding .
County of San Lu is Obispo, CA 4
The County of San Luis Obispo Shelter serves a people population
of approximately 265 ,000. This includes the City of San Luis Obispo
plus six other cities. The number of stray and owner released
unwanted dogs and cats currently handled yearly by the County of
San Luis Obispo Shelter is approximately 4 ,826. This total is
composed of approxi mately 2 ,346 dogs and 2 ,480 cats . People
population is estimated to grow to approximately 330 ,000 by the
year 2030 which could increase shelter animal numbers to 8 ,250
for all local shelters.
We estimate the number of animals normally generated yearly from
the area population of 265,000 to be 2.5% of the human population .
(Nationally the proportion runs between 3% and 4%.) Th is would
translate into potentially 6,625 animals turned into all of the local
shelters annually. Since the County of San Luis Ob ispo Shelte r
handles about 4 ,826 animals yearly it means the other shelters and
organ izations in the County are handling approximately 1, 799
animals per year. This would include the Woods Humane Society,
the North County Humane Society (cats only) in Atascadero and
HART in Cambria .
The underlying overpopulation of pets is caused by irresponsible
pet ownership and uncontrolled breeding of pets. Although animal
overpopulation is beginning to come down nationwide due to
remedial programs , it can be countered by increasi ng human
population in San Luis Obispo and a public not acti ng as
responsible pet owners.
Cou nty of San L ui s O bispo , C A 5
As cute as these puppies are, irresponsible pet ownership and uncontrolled
breeding results in about 589 animals being euthanized each year at the County
of San Luis Obispo shelter.
Of the animals presently received by the County of San Luis
Obispo Shelter, approximately 57% (2,751) are adopted directly or
turned over to Woods Humane Society for adoption, 17% (838) are
returned to their owners and 12% (589) are euthanized of the total
number of animals received. It should be noted that the above
figures total 4 , 178 animals rather that the stated animal intake of
4,826 . This difference of 648 animals should be examined by the
shelter management to determine where the discrepency occurs.
The number of adoptions is very good (with the help of Woods
Humane Society), the number of returns to owners is about
average when compared to other similar sized shelters. Many
modern , visitor friendly shelters around the country today have
adoption rates of 40 -60%, return to owner rates of 10 -20% and
euthanasia rates of 20 -45%.
County of San Luis Obispo , CA 6
With a remodeled , more visitor friendly facility, the County of San
Luis Obispo will be able to strengthen its programs to increase
visitors and adoptions to higher levels, increase returns of lost dogs
and cats to owners and strengthen its preventative and remedial
programs.
Examples of important critical preventative programs are: strict
follow through on spay/neuter for adopted pets, low cost spay
neuter programs for the general public, free collar and ID tag
program for all pets, owner education, foster pet homes, pet health
and behavior rehabilitation , counselling for pet owners with
problems keeping their pets, progressive, responsible owner
ordinances, a well designed local web-site for animal adoptions and
lost animal identification, use of web based adoptions such a
Petfinders.com and ongoing , well promoted , shelter adoption
programs including expanded evening and weekend hours.
The present animal shelter and animal control staff consists of
twenty one staff positions as follows :
ANIMAL SHELTER STAFFING :
1. An imal Service Manager
2 . Shelter Supervisor
3. Registered Vet Technician
4 . Kennel Worker
5. Kennel Worker
6 . Kennel Worker
C o unty o f S a n Lu is O bi spo, CA 7
7. Humane Education
8. ACO Supervisor
9. LeadACO
10-15 ACO
16.Administrative Service Officer
17. Sen ior Account Clerk
18-21 Adminstrative Assistants
The full time staffing level is average levels compared to most
shelters across the Country handling approximately the same
number of animals. Normal staffing levels would be between 20 and
25 positions for a shelter handling 4,826 animals per year (including
animal control).
The present annual total operating budget is $2,600,000. The
average cost per animal handled is $539 based on 4,826 animals
and the $2,600,000 total operational budget. Nationally, most
animal shelter operational budgets range between $250 and $500
per animal . The County of San Luis Obispo shelter budget is
presently in the upper range .
County of San Luis Obispo , CA 8
View of the front public receiving lobby showing a very
cramped and limited area for the public and transactions
The present original shelter was built in 1972 and is approximately
37 years old . The present facility contains approximately 9 ,925
square feet. The administrative areas of the building are in
generally good condition although the public reception area is
minimum. The entrance for the public into the dog kennels is
problematic in that they must go back outside (from reception desk)
and then ask for the kennel door to be unlocked before entering the
kennels. Kennels should be open and easily accessed by the public
during business hours.
The shelter currently has 48 dog runs plus 8 quarantine runs and 2
isolation runs . The kennels are built as an indoor/outdoor design.
County of San Luis Obispo, CA 9
In the cat areas there are a total of 3 cat rooms plus isolation and
quarantine areas. Total cat cages number about 75 . Unfortunately,
when these rooms were built in 1996, there was little concern about
making them visitor friendly. For instance, no windows were put in
these spaces and no cat
community areas were
included .
The cat rooms are not
vety inviting to the
public.
The dog kennels are built with little provision for noise control , there
is also an undesirable gutter style drainage design, plus poor floor
and wall finishes . The kennels have the look of an industrial
County of San Luis Obispo , CA
warehouse. This is
exactly the opposite
of the welcoming,
pleasant look needed
to encourage the
public to visit for
adoptions and
returns .
Kennels are noisy
and unpleasant for
the public to
visit.
10
Generally, the building was not very well laid out for its purpose as
an animal shelter. The dog kennels were not designed for ease of
cleaning and maintaining the animals. Staff are making every effort
to maintain and operate the shelter in the best way possibly. They
should be congratulated for a good job being done with an older,
inadequate building.
The building lacks good circulation and flow p;:.tterns for the staff
and public. The entrances for public visitors and animal receiving
are not well defined and create additional work for staff and
confusion for the public. The shelter was built with average quality
materials and finishes .
The cooling, heating and ventilation systems are outdated and are
not providing the needed fresh air exchange and air purification for
the animal's health protection. Typically, unless a shelter is
designed by specialists, the HVAC systems will not be engineered
for the special health needs of animals.
Another area of concern with the present facility is the night drop
boxes for animals . Most new shelters today do not use night drops
as they encourage the public to leave animals without discussing
with the shelter staff why they are disposing of the animal and what
alternate solutions they might consider. Additionally, animals are
County of San Luis Obispo , CA
often dropped off without
adaquate information about
recent bites, health or
behavior conditions .
The present night drop box
is located on the left of the
building. This type of
system is not used by most
new shelters being built
today.
11
A better solution is to have one staff person on duty in the evening
until 10 or 12 p .m. This staff position can be rotated each week
among shelter staff. The person would come in around 4 p .m. and
be responsible for feeding any infant animals at night, some night
time kennel pick-up of feces, monitoring any sick animal, receiving
any pets being brought in at night, answering phone calls and
responding to any injured animal emergency. (To respond to
emergencies, they would lock up and leave a sign on the door
stating their return time.)
The kennels are at present generally locked to the public. In a
remodelled building, we would urge allowing the public to view all
kennels to maximize identification of lost animals by friends or
neighbors and to facilitate the possible adoption of strays after their
holding period . In the expanded building, isolation kennels will
protect the public but still allow the animals to be viewed through
windows for identification.
Cat adoption and stray cat holding rooms should allow the public to
view and interact with the cats. Disease is spread more by
contaminated air and surfaces than by human touch. Even if a
shelter prohibits the public from touching animals, the staff must
handle the animals throughout the day, eliminating any benefit from
preventing the public from interacting . The animals need touch and
attention from people and the public wants to interact and fall in
love with the pets.
County of San Luis Obispo, CA 12
Part of the challenge and difficulty in expanding the current building
is to develop a layout that will provide the spaces the shelter needs
in such a way that everything works together as if the building was
designed as a whole. With the long experience of Shelter
Planners of America, we can resolve many of the problems with the
present layout.
This view shows the public corridor. New cat condos and
exotic built in displays can be remodelled along the left wall
with new ceiling and finishes to improve appearance.
County of San Lui s Obispo, CA 13
The suggested additions to the County of San Luis Obispo animal
control shelter will be attached to the present structures and utilize
the present site. We are suggesting a new kennel addition on the
left of the building. There is also a suggested new cat wing on the
left, holding the new cat community rooms and cage adoption
rooms. The driveway to the rear of the building will need to be
retained . The new cat wing will allow the front offi ce and public
lobby to be expanded and have natural window light and a view.
County of San Luis Obispo, CA
The suggested
new animal
intake area
can be created
in the right
side area that
presently
contains the
sally port.
14
The County of San Luis Obispo has a relatively large site but limited
in building area due to poor soil conditions. Nearly military
installation behind the site also limits expansion to the rear.
Because of the shelter location off the highway, we would suggest
new larger highway signs be installed at appropriate intersections
to help identify the shelter.
County of San Luis Obispo, CA 15
New
Kennels
Cat
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-· 1 Sally
Port
Animal
Receiving
Office
·~xpansion
I . J , I
Lobby Expansion
I
Building plan showing proposed expansion of the Public
Lobby, Cat Adoption Rooms, new Dog Kennels and remodeling
of the old original dog kennel
County of San Lui s Obispo , CA 16
B.
We are suggesting seven separate remodeling phases for the
County of San Luis Obispo to consider. This will allow the County to
examine and select each area that needs remodeling and factor in
the estimated related costs. The desired remodeled areas can
either be combined into one project that falls with i n the current
building budget, or remodeled areas can be done one at a time as
money is available. We are listing the phases in order of what we
feel is the highest priority.
1. The first phase is a 694 square foot expansion and remodel of
the Front Public Lobby. We have given this phase the number one
priority, not because it is more important than the cat and dog areas
remodel , but because this area is a significant flaw in the present
building design and need to be corrected to maximize the number
of visitors and adopters. This addition would extend the front lobby
outwardly and enclose the current exterior entrance door to the
kennel and cat rooms thereby allowing it to remain unlocked,
accessable and welcoming to the visiting publ ic. It will also expand
the public waiting area and will have space to accomodate a pet
supply sales alcove. The staff/public work counter will expand from
the present 8' long to to 18' long. Moving the counter location
forward 24 feet will create and additional 312 square feet of usable
open office area.
County of San Luis Obispo, CA 17
This photo shows a similar 18 foot long counter and how the
new longer public transaction counter can look once the
expanded front lobby is completed.
2. The second phase will be a complete demolition and rebuild of
the two present cat rooms added 12 years ago. This new addition
will be enlarged from the present 598 square feet to a new cat wing
of 1 ,400 square feet. This cat adoption wing will house 2 large cat
community rooms with sun porches, 1 kitten community room with
sun porch, stray cat cage room, cat adoption cage room, cat
isolation room, feral cat room, support spaces and a cat get
acquainted room, This new cat wing will be open and airy with glass
store fronts looking into the rooms plus large glass windows to bring
in sunlight and natural views .
County of San Luis Obispo, CA 18
CJ
A view into a cat community room similar to what is proposed.
The room has a glass storefront plus large windows for plenty
of sunlight. Cats have furniture, plants and play toys to make
their shelter stay healthy and homelike.
A second, more extensive option for the new cat wing would be to
relocate it where the present sally port is now. In this option, a new
animal intake and receiving area and additional offices would be
combined with the cat wing for a new addition of approximately
2, 100 square feet. The crematorium , freezer and sally port intake
areas would be moved further to the back of the building on the
same right side.
3. A third phase will be the remodeling of the present 4,500 square
foot dog kennels and corridor. This updating will include new, water
resistant acoustical tile ceilings to quiet the kennels. The clearstory
skylights will remain as they are. New, flush flouresent lighting
installed in the ceiling to keep the kennels bright even on cloudy
days. New epoxy floor and wall finishes will be installed in each dog
kennel, new automatic waterers installed in each kennel plus new
County of San Luis Obispo, CA 19
stone look, porcelain tile kennel corridor floors, for ease of cleaning,
sanitation and a fresh, welcoming look. Three new large windows
will be installed i n the front kennel wall to bring in a nice outdoor
view for the public as they first enter the dog kennels . The present
heavy wooden sliding barn doors will be removed and replaced with
glass store front walls and self closi ng glass doors (or sliding glass
doors if preferred). New sliding aluminum kennel gates will be
installed and a new central HVAC duct system to provide needed
air exchange, cooling and heat. (The kennel presently has no
effective heat and no cooling .)
Example of new kennels in a remodeled shelter. Notice the
sliding aluminum gates, the high lighting levels and sound
absorbing ceiling.
The main public corridor leading by the kennels to the cat areas will
also be updated with a new acoustical tile ceiling, new wall finishes
and new stone look tile floor, new lighting and new aluminum
County of San Luis Obi spo, CA 20
framed glass store front doors leading into the kennels . These
doors will reduce barking noise coming from the kennels. With the
corridor isolated from barking noise, the small rooms along the left
of the corridor can be remodeled as cat condos (which can hold 2 to
4 cats each), small mammals cages and reptile holding cages.
4. The forth phase is a new Indoor/outdoor dog kennel addition
on the left side of the building. This new kennel will consist of two
kennel wings (holding 12 kennels each) approximately 880 square
feet each for a total of 1, 760 square feet. These new indoor/outdoor
kennels will occupy the outdoor area that now holds the exercise
yards thereby requiring relocating the exercise yards to the opposite
side of the building . There will be a new fresh air HVAC system to
serve each kennel wing . The new addition will have "natural stone
look" tile corridor floors, new epoxy floors within each dog pen , new
sound absorbing ceilings and high level tighting and new aluminum
sliding gate kenneling .
County of San Lui s Obispo , CA 21
This view shows how the new indoor/outdoor kennels could
look. There would be a raised outdoor planter rather than the
lawn area shown in this photo.
5. Phase five will be a new animal intake/receiving addition.
This addition will be located in half of what is currently the sally port.
The addition will be approximately 1,050 square feet and will
include a public intake lobby and office, a dog receiving room, a cat
receiving room , clinic room, temperment testing room and support
spaces.
6. Phase six will be a new administrative addition. This phase
will logically connect with phase five, the animal intake/receiving
phase. The addition will be approximately 1,050 square feet and will
include four new offices (Shelter Supervisor, Vet Tech , ACO
Supervisors Office, Volunteer Coordinator.
7. Phase seven includes relocating the sally port. This phase
will logically connect with phase five and six, the animal intake/
receiving and administrative addition phases. The new sally port
area will be approximately 1,925 square feet and will include the
present crematorium and freezer.
Shelters built in the past did not have the advantage of using many
of the new innovative materials and equipment available only in
recent years. Animal shelters of today are no longer just
"warehouse structures" with cages lined down the walls. Shelters
are very specialized buildings which are more like shopping malls
than warehouses in construction. A high level of quality is needed
County of San Luis Obispo, CA 22
if the facility is to be able to keep animals healthy, display them in
attractive settings and hold up under heavy daily cleaning and wear.
The overall goal is to make the shelter a place where employees
feel positive and the public enjoys visiting for pet adoption , pet
retrieval and other animal services. Most importantly, the shelter
must house animals in the healthiest, least stressful manner
possible.
The County of San Luis Obispo shelter remodel should be planned
to include central washing equipment, central an i mal wateri ng
systems, flushing floor drains , air purification systems, heated
kennel floors, noise control systems and long-lasting, easily cleaned
and disinfected wall and floor finishes. Following are examples of
some of the special equipment that will be used in the new
remodeled shelter :
A Sys tem You Can Cou nt On
Tht washing .;t and alone wall mounted system 1s
designed fo r sma•l 10 medium s11ed operauons and rs perfoc1
for high volume cleaning 1obs
Versati le, cconam1cal and P°'"'erful, this system c on be
cust om11e d 10 f11 your sanitwng needs via a w·ido range of
accessories Plus, because lh• wash ing vall mounted
station rs an ached dnec:tJy to the wall. H 1s a very secure
syst em to use ma wide variety of loca11ons
Each wall-moun 1 system fea1ures
sturdy, non-corrosive stemless steel
construc1ron. and the vacuum
formed ABS covers come sohd ilor
pump fed ch em rc a ls) or indenied
!for grav11y led chcmrcalsl The
stainless steel hose reel can hold
up 10 75 feel 122 9 Oil OI hOSI!
Central pressure washing equipment allows the
animal areas to be cleaned and disinfected in one
vety rapid process.
County of San Luis Obispo , CA 23
KENNEL FLOOR FI NISH
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The special trowel on kennel floor finish comes in an
attractive array of earth tone colors to make kennels
cheerful and bright. It also halts bacteria growth.
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Shelter Planners of America uses special Guillotine
doors that prevent loss of heated or cooled air from
the kennel.
County of San Luis Obispo, CA 24
MODEL 1200
AUTOMATIC
KENNEL WATERER
Provldesa constant supply of fresh water.
Eliminates the time-consuming task of
refilling water bowls. Saves on the
expense of replacing damaged water
bowls. Conserves water.
DRINK ING BOW L CLEANS FAST AND EASY
1 TM c11.,.,-1t. n; bQw..t 0 sconnt'(''' I-om
IM ,.-.a bt .. (.lt.~t af1d loth CKll t•MW """' •
lMto.11 ",t;•~ l f lt.fl"JIH.' 1""6.'\ HI
MCO"°'J
Each animal Kennel is equipped with an automatic
waterer so that animals always have fresh water
available with no staff time required refilling bowls.
THE "WET " SHOwtRBATH Out Masi Popular Tub
'1 , ,v .:.;ini, -.J, a 'T# c::J"'iC1"' .ti :.1·· p ra.,.... f'1 • 1 •.. •,.,an '11'1'
'h I ..... , 0 . fl"t'A 'l"IS tf l fl 'R?t"' io(1't"'J,. I ..... ,,. :i rr ,
··rr ~)11 ·•t. r ;i h.r..;; J I 1t ·,Jo ..n;ri..,,IJ~l
~1:oc ~ :,tt • cn+. J'f ~:n 1J • 1\ h.:'.> .t mm;,Jil.!.I' .. !J'M"J!t ___ tu
•co t'.: '· • rr.ttt" •• lh J 'i.: l3 ..,;.. .. .;!"' \1J -~~'I ~ .. , StJ'lel4'" ' .. _! •
• f •H n:: •. d .. .!. ~.b efllJ .... k> P"' ell~~ "' n ·c ~: ~·.i . tf' ,~,..,~
'"'P.t(l',A (~ ~t"[f.T
a.. .... ,.,"' w· ts. .!h o oo s ~~:-.~ 'Ji ':>'"t,J'O
• J_•. "<!.:.;, .r~. ...r' !ioc" l.llJ~ 6 ... Iii
MODEL HO DIMENSIONS
W£T IUIONLY sr H '4rl I 24"W. 15" 0
Ramp tr1r:nds 4 r ott lront e09e: ol tub
4101¥ OPllONAL
OVER HlAO 111<1 W H 1 -18" W • 12" 0
lOwt:R CA8 1N£TS
The Shelter will have a professional grooming tub that
animals can be walked into through a swinging door.
County o f Sa n Luis Obispo, CA 25
Dog Kennels with upper half in tempered glass allows
a clear view of the dogs as the public walks through.
These new style cat cages have individual litter box
compartments and positive air exhaust from each
cage.
County of San Luis Obispo, CA 26
There are a number of design considerations which must be
incorporated into the County of San Luis Obispo shelter remode l
and additions in order for it to be a success. These concern how
animals are received and housed , how the building is cleaned and
disinfected, how heat, ventilation and air exchange are provided ,
and how public circulation and work traffic patterns are organized .
Some specific deci sions that must be addressed by the County of
San Luis Obispo are:
be joint or single occupancy and how the animals will be moved to
allow daily cleaning . In the present kennels , ani mals must be
individually moved to outdoor exercise runs during cleaning . The
floor drainage system is also an important owner decision . In the
new kennel addition, we recommend new floors sloped to individual
drains and elimination of shared drains which are difficult to clean
and cause sanitation and animal health concerns. In the existing
kennels, we would install new sound absorbing ceiling , new high
level recessed lighti ng, install the new sliding gates, and new
epoxy flooring in each dog kennel and natural "stone look" tile
flooring finishes in the kennel walkways.
County of San Lui s Obis po, CA 27
New Cat Condo adoption rooms can be opened up with view
windows from public corridors.
rter -We have found that cat community display areas
(cat community rooms or condos) can greatly increase cat
adoptions. However, cats housed together must have been health
checked and vaccinated prior to being placed together. Cat cages
can have special air exhaust in each cage to control odors and stop
spread of air borne disease.
C. Smalt Breed & " • u -It is normally desirable to have
some puppy and small breed holding separate from the adult
kennels for improved disease control. The present shelter has no
separate puppy holding. If phases 5 & 6 are undertaken, this could
be an opportunity to include a puppy room .
County of San Luis Obispo, CA 28
Currently about 2,346 dogs are handled per year with 48 indoor
runs, 8 quarantine runs and 2 isolation runs. This present holding
number results in an average 7 to 8 day stay per dog (1 dog per
run, not counting quarantine and isolation). With the remodeling
being suggested and the new 24 kennel wing added, the shelter
would have a new total of 72 holding for an average stay of 1 O to 11
days. These added pens would allow the shelter to hold more
animals and maintain a less crowded condition in the kennels. It is
advisable to maintain a few empty runs in the kennels each day to
accommodate new incoming animals .
Currently about 2,480 cats are handled per year with a 75 total
holding capacity. The present Cat housing room 1 holds 18 cats,
housing room 2 holds 24, cat housing room 3 holds 21 cats, 6 in
isolation, 6 in quarantine. This capacity results in a 9 to 10 day
average stay per cat (1 cat per cage) not including isolation and
quarantine. The new cat wing will expand holding to 85-95 cats
resulting in an average of 13 day stay.
One concern we have is whether lost cats are being viewed by the
general public? If the public is allowed to view all lost cats,
sometimes a neighbor will identify someone else's cat allowing the
owner to be notified. Having open stray rooms and kennels means
a greater possibility that someone visiting the shelter will see their
lost cat.
County of San Luis Obispo, CA 29
Following are the suggested square footage the remodeled animal
control shelter designed to meet the needs of the County of San
Luis Obispo (*Spaces shown in red are totally new addition square
footage . *Spaces shown in green are remodeled or reloca ted .
PHASE ONE, FRONT PUBLIC LOBBY:
* Addition to front Public Lobby
* Remodeled Fron t Office (behind counter)
Sub Total
PHASE T
* New Cat Wing to include 2 cat commun i ty rooms ,
* kitten community room , stray cat room ,
* cat adoption room , cat observation room ,
* cat get acquainted room, support spaces
Sub Total
County of San Luis Obispo , CA
694 sf
.3.12.s.1
1,006 sf
1400 sf
1,400 sf
30
PHASE THREE, DOG KENNEL REMODEL:
*Remodeled Dog Kennel (48 kennels) 3,630 sf
*Remodeled exotic display and cat condos in corridor 170 sf
·Remodeled P •!-\Ii"' Cow~or 7nn of
Sub Total 4 ,500 sf
PHASE FOUR N W IND ORIO R 0G t<
* New indoor/outdoor dog kennel -2 w ings (24 runs), 1,760 sf
(exterior runs) (960) sf
*cleaning equipment storage
* mechanical equipment rooms (2)
* get acquainted room
Sub Total
(exterior)
60 sf
120 sf
-6.0...sf
2 ,000 sf
(960) sf
PHASE Fl EW ANIMAL INTAKE/RECEIVING:
* new public i ntake lobby and receiv ing,
* dog receiving, cat receiving ,
* clinic, temperment testing , support spaces,
Sub Total
PHASE SI TR TION ADDITION:
* n ew offices : Shelter Supervisor, Vet Tech ,
* AGO Supervisor, Volunteer Coord inator,
Sub Total
County of San Luis Obispo , CA
1.050 sf
1,050 sf
1.050 sf
1,050 sf
31
LLV PORT:
* covered parking for two vehicles ,
* relocated c rematorium and freezer
Sub Total
TOTAL NEW ADDITION INTERIOR SQUARE FOOTAGE
TOTAL NEW EXTERIOR SQUARE FOOTAGE (RUNS)
TOTAL REMODELED SQUARE FOOTAGE
(1.925 sf)
(1 ,925 sf)
6,194 SF
(2,885) SF
4 ,812 SF
~-~~<di
-~-~-~ ~WIW~~·
Following are construction estimates for an expanded and
remodeled shelter facility of approximately 4,812 sf existing
remodeled, 6, 194 sf new additions, plus 2,885 sf of new exterior
areas. These estimates are based on costs we are seeing in other
similar areas around the Country.
Phase One, New Front Public Lobby -
694 sf @ $245 sf Addition to Public Lobby
312 st@ $20 sf Remodel area behind counter
County of San Luis Obispo, CA
$170,275
$6 ,240
32
Phase Two, New Cat Wing -
1 ,400 sf @ $265 sf Cat & Kitten Community Rooms stray c ats , adoption
cats, observation , get acquainted and s upport spaces $371 ,000
Phase Three, Remodel Dog Kennel -
3 ,630 sf@ $00 sf Remodehng 01 48 dog kennel
1 70 sf @ $50 sf Remodel exotic and c at condbs
700 sf@ 50 sf Remodel of Public Comdor
Phase Four, New Indoor/Outdoor Dog Kennel -
1,7 60 sf @ $275 sf 24 new dog kennels
(960 sf) @ $55 sf (exterior) 24 runs
Phase Five, New Animal lntake/Receiving-
$217,800
$8,500
$28,000
$484,000
($52,800)
1,050 sf @ $265 new intake lobby, dog & c at rec e iving , cl inic , temperment
testing and support spaces $278 ,250
Phase Six, New Administrative Addition -
1 ,050 sf @ $245 sf Four new offices
Phase Seven, New Sally Port-
$257,250
1 ,925 sf @ $55 sf (exterior) New covered parking, relocate crematorium
and freeze r ($101 ,875)
TO'tAL ESTIMAlEO CONSTRUCTION FOR PHASE 1 THROUGH 3 , l801,818
Sile wo..-, penn"a,. A&E FMS 9dd 20% $160,363
TOTAL ESTtMATEO-.CONSTRUCTtOH FOR PHASE 4 THROUGH 7:$1 1174, 176
Sile work, permits. AAE Fen llCld ~. $234,835
County of San Luis Obispo , CA 33
For an expanded shelter operation (phase 1 through 3) of 12,019
square feet, handling 4 ,800 to 6 ,000 animals per year, there will be
a need to employ sufficient staff to operate the additional 2 ,094 sq .
ft. larger shelter and maintain the animals in a proper manner.
The most important job for any shelter, i s to provide the very best
care for the animals in its possession. Because of this, we feel the
animal care staff should be well trained employees who have the
greatest concern for the animal's welfare as their overidding
motivation rather than serving court ordered time. We feel inmate
assistance should be used (if at all) for backup to trained kennel
staff and under immediate, continued supervision.
Recommended staffing for the shelter facility based on average
staffing levels of similar sized shelters around the Country. This
listing is to allow shelter management to review a typical staffing
level for shelters of this size, not to suggest specific changes in
staffing :
POSITIONS:
1. Director
2. Director's Assistant
2. Office Manager
3 . Bookkeeping
4 . -6. Receptionist, Animal Returns and Adoptions
7 . Humane Educator
County of San Luis Obispo, CA 34
8. Kennel Manager
9. Veterinarian
10. Vet Technician
11 . -15. Animal Care Staff
16. ACO Supervisor
17. -22. ACO positions
23 . Build i ng Maintenence
With any proposed remodeled shelter there are a number of
operational considerations which can impact the design of the
building . These considerations include policies about how many
and how long to hold animals , how animals are displayed , spay
neuter programs , pet ID programs, temperament testing programs ,
shelter hours and adoption programs , night drop boxes , satellite
adoption locations, return to owner procedures, education
programs, etc. All of these and other operational programs will
require certain size and type spaces and rooms . Therefore, it is
worthwhile to consider the impact of present operational procedures
as well as alternate approaches as the building remodel is being
planned . Some of these relevant topics are discussed in the
following section .
A. Wiit Hold Ing More Animal~ For Longer Periods Of Time,
Increase Ad0¢k>na?
The question is often asked , "If we hold more animals for longer
times won 't more be adopted?" The two following examples can
County of San Lu is Obispo , CA 3 5
help shelter staff, the public and management understand this
frequently misunderstood question .
Before ·we examine the questions however, we want to emphasize
the importance of all healthy animals being provided as long a stay
as is reasonable. As long as animals are emotionally and physically
healthy, it is reasonable to extend their stay. However, dogs (or
cats) should not be kenneled so long that it adversely affects their
behavior, causing emotional depression, withdrawal, pacing,
spinning , barking and aggression (can frequently occur if held
beyond about 4 weeks).
NOTE:
(A shelter may hold a selected animal an extended period of
time and finally get it adopted, but other animals are being
euthanized to allow that one animal to occupy its cage longer.
This is the scenario that causes people to think jncorrectly, "If
we could just hold all animals longer, they would all eventually
be adopted".)
This issue often becomes confusing for many people when trying to
understand the value (or lack thereof) of building bigger and bigger
shelters and holding more animals for longer periods . The following
examples will help facilitate understanding :
1. In the first example, assume the shelter holds animals an
average of TWO weeks each during a one year period. During the
year, 175 people per month visit with the intention to adopt a pet.
How many animals could be adopted in that year? If every visitor
adopted, you would adopt 2, 100 animals.
County of S an Lui s Obispo, CA 36
Now, assume the shelter kept every animal FOUR weeks (twice as
long) during a one year period . The same 175 people per month
visited with the intention to adopt a pet. How many animals could be
adopted in a year? If every visitor adopted , the shelter would still
adopt 2, 100 animals. As can clearly be seen , holding animals
longer, by itself, does not affect the number adopted.
It is important that shelter staff make an informed decision of
how many animals to hold at any given time and how long to
hold each animal.
2. In this second example, the shelter holds about 100 animals
available for adoption at all times. The same 175 people visit per
month with the intention to adopt a pet. How many will be adopted
in one year? If every visitor adopts, the shelter will have 2 , 100
adoptions in one year.
Now, assume the County of San Luis Obispo builds a shelter with
twice as many kennels, holding about 200 animals at all times, how
many will then be adopted? If all of the 175 visitors adopted , the
shelter would still adopt 2, 100 animals. As can be seen, holding
twice as many animals does not affect the number adopted.
County of San Luis Obispo , CA 37
The conclusion of these examples is this : The only factor that truly
affects the number of animals the shelter adopts is the number of
people who visit your shelter with the intention of adopting . Holding
animals longer and holding many more animals does not
significantly increase adoptions.
TO INCREASE ADOPTIONS, YOU MUST INCREASE THE
NUMBER OF VISITORS (WHO WANT TO ADOPT). This is done
through a good visible shelter location, visibility of all animals in the
shelter, expanded weekend and evening hours, assistance from pet
adoption organizations, web-site pet listings, an attractive
welcoming shelter, well groomed and healthy animals, friendly staff,
adoption requirements that are not too restrictive , reasonably low
adoption fees, promotion of adoptions in all local media , satellite
adoption locations, special adoption events, etc.
A certain percentage (about 40%) of homes in the San Luis Obispo
County area will always own pets, no shelter can appreciably lower
or raise that number. Euthanasia of surplus animals will never
reduce that number as more animals will be acquired . The goal is to
have as many locally owned pets be adopted from the shelter as
possible (spayed and neutered) which will reduce the future number
of surplus, and unwanted animals.
8. Closed Stray Kennels lncr.eue Euthanaata and Reduce
Adopttons.
The San Luis Obispo County shelter has a return to owner rate of
about 17% of total animals received. Many new shelters are able to
reach 20% return to owner rates.
County of San Luis Obispo, CA 38
The public should have free access to all stray holding areas
(except isolation or quarantine). Some shelters don't allow this
because of concern that illness may be conveyed or the animals
have not been temperament tested and someone might be bitten,
or a person may claim an animal that is not theirs or become
interested in adopting an animal that will not be qualified for
adoption. Although these are valid issues, there will be ways (in a
remodeled building) to deal with these issues and still allow lost
animals the benefits of being seen by the general public.
Consider the following points:
Often, when the general public is looking through stray animal
areas, they will identify a neighbor's or friend's pet and be able to
advise the shelter staff as to whom the pet belongs. Eliminating that
possibility can lead to the euthanasia of the owned pet rather than
the return to its owner.
Sometimes an owner of a lost animal will visit the shelter without
explaining they lost an animal, or they tell the staff that they "just
want to look at the animals". They walk through the open kennels
looking for their animal, not knowing the strays are isolated out of
view. They will leave, thinking their pet is not there and the animal
may be euthanized as a result.
When an animal shelter prevents any stray animal from being seen
by the general public, this also reduces the number of opportunities
that could lead to an animal's adoption. Failing to give each animal
the maximum exposure to the adopting public can lead to that
animal being euthanized rather than finding a good, new home.
County of San Luis Obispo, CA 39
The attention and human touch the animals need and the
opportunity the public wants most, is to interact and fall in love with
a new pet. The animals, of course , benefit from receiving attention ,
a kind word and a caring touch . An example of this problem is seen
in pet stores (where pets are isolated behind glass, not allowing the
public to touch them) they often have depressed animals who lay in
a cage corner not even responding to tapping on the glass.
Several reasons are given by shelters for the procedure of
keeptng the general publlc restncted front stray kenner.s. Lets
eamlne each etated reason and consider an better alternate
solution.
Situation : Shelter staff are concerned that someone may claim an
animal that is not theirs.
Solution: No animal should be returned to an owner without proof
of ownership in the form of one of the following : dog license , vet
confirmation or records, photographs or bill of sale. In absence of
these (or in addition to them) the shelter staff can observe how the
an imal responds to the person cla iming to be the owner. Usually,
the animal will react excitedly when they see their owner. Finally, if
need be, the shelter staff could require the person claiming the pet
to obtain a notarized statement, signed by two witnesses , stating
they have knowledge the dog belongs to the person clai ming the
pet.
Situation: The animals may have illness or have not been
temperament tested and the publ ic may be bitten by an animal in
the stray kennel causing problems obtaining liability insurance.
Solution: Any animal that is ill, frightened or aggressive should be
placed in an isolation kennel (where the public can see through
Co unty o f S an Lui s Obispo, CA 40
view windows for identification) but not come in contact with the
animal. Rarely do friendly animals bite visitors in shelters .
Competent staff can usually tell , as soon as an a·nimal arrives , if it is
friendly or frightened and aggressive. This first observation does not
require more extensive temperament testing . If the insurance
company is advised that bite cases and aggressive animals are
kept out of contact with the public, the insurer is normally satisfied .
These type of Observation kennels, viewable by the public
through glass corridor windows, allows ill dogs, bite cases and
unfriendly animals to be seen but not touched by the public.
Situation: The staff may be burdened with having to tell the public
a certain animal is not ready for adoption .
Solution: The staff can list the possible adopters name and phone
on the animal's record. The prospective adopter can be told if the
animal is not returned to its owner, and i s in good health , it will be
available on a certain day. If the interested party returns on that day
they can apply for the an imal and , if approved , adopt the animal .
Co unty of San Luis Obispo, CA 4 1
The shelter tells the adopters they reserve the right to place the
animal with whoever they feel can provide the best home rather
than "first come first served". This procedure is a little more work for
the staff, but its important to allow every opportunity for a good
adoption .
Situation: If the animal is euthanized before being made available
for adoption, the staff may find it uncomfortable to explain what
happened to the animal.
Solution: If the animal must be euthanized for health or behavior
reasons before it can be made available for adoption, the public
should be told the truth.
Situation: The shelter staff hopes to reduce the spread of disease
by preventing people from touching the animals .
Solution: The major causes of disease in shelters are poor air
quality, lack of daily sanitation and poor animal health care,
including lack of daily observation. Keeping the public from touching
an animal does not solve the problem of disease transfer because
the staff is constantly handling all animals each day during cleaning
and feeding procedures.
We urge all shelters to keep their stray cat and dog kennels open
to the public. To be able to have safe, viewable stray kennels, the
shelter should also have isolation and quarantine kennels for
unfriendly dogs and bite cases and rooms for cat isolation . These
kennels and rooms can be viewed by the public for identification
through glass windows but they cannot touch the animals . In
addition, there should be some isolation kennels for sick or injured
animals completely out of public view.
County of San Luis Obispo , CA 4 2
C. How To Prevent The Euthanasia of Any Lost Pet Corning
Into The Shelter
Another extremely important area of preventative programing is ID
tags. There should be an organized effort to get all animals in the
San Luis Obispo Co. area tagged with a owner ID tag or dog
license. Microchip ID 's are also a terrific owner ID system , but a
collar and tag can get the animal back to its owner without the need
for the animal going to the shelter.
Animals with owner ID tags will always be safe if they are lost.
It is sad to know that many pets are destroyed because they
had no identification.
A free tag and collar program for the general public should be
considered by the County of San Luis Obispo. This program would
be implemented by volunteer school age children and adult
volunteers setting up tables at their schools and in shopping malls
and giving away free ID tags in a "Save our Pets" campaign.
County of S a n Lui s Obispo , CA 43
A donor could probably be found to finance the modest cost of the
numbered tags. (The tag should contain either the shelter phone ,
plus an identifying number or, better yet, the owners name, address
and phone. There are free engraving machines available with the
purchase of tags .) Certificates for a free collar at the shelter can
also be given away with the tag. This certificate encourages people
to visit the new shelter and see the animals for adoption .
For this program to succeed , a well planned campaign conducted
by motivated volunteers is necessary. A half hearted attempt will not
come close to getting all pets tagged. Every animal adopted at the
shelter should also be fitted with a collar and tag before it walks out
the door of the shelter.
The simple fact is, If every pet in the community is wearing an
owner IP tag, no lost animal would need to be euthanized .
Additionally, these pet owners names can go into a data base and
they can be mailed annual dog license renewals (plus newsletters).
t>. Emergency After Hours Animal Receiving, Rescue and
Ca
The shelter presently has night drop-off cages for after hours.
These are not satisfactory because complete background
information is not usually received. The animal could have recently
bitten or have temperment problems that are not revealed . For
these reasons , we recommend shelters have a staff person on duty
until about 10 p.m. to handle incoming strays or injured animals. All
shelters should also have immediate and assured night and
weekend emergency rescue and pickup service availably for injured
animals. This can be handled by the same staff person who is on
night duty. This position should be rotated among day staff.
County of San Luis Obispo, CA 44
E. Humane Euthanasia Methods Used ExclualveJy
The goal of every shelter is to return lost animals to their owners
and find good homes for the balance of the animals. Unfortunately,
there will be a surplus of animals that are not adopted for health or
behavior reasons or a simple surplus caused by uncontrolled
breeding .
For the animals that must be euthanized , it must be performed by a
veterinarian or veterinarian trained individual using injection of
sodium pentobarbital. This is the only truly humane method and it is
important this procedure be verified and re-verified on a regular
basis as being handled correctly.
F. Responsible Pet Owner Education Program to Sotve Future
Probfems.
The remodeled shelter for San Luis Obispo County should continue
to expand its education programs to reach out into the community
promoting a message of responsible pet ownership along with
humane treatment of all an imals. One very beneficial education
program is obedience classes for pet owners.
The basic underlying message the education program promotes is
the importance of all pet owners spaying and neutering all family
pets . The other component of the program is to educate in basic,
proper and humane animal care, feeding , housing and health care .
Co u nty of San L uis Obispo , C A 45
The County of San Luis Obispo i s faced w ith the need to expand
and remodel its present animal control shelter so as to better serve
the needs of the c iti zen popu lation and their animals. The present
shelter, located at 855 Oklahoma Ave . is inadequate in cat holding
areas and outdated dog holding areas. The building was
constructed in 1972 and had expansions in the 1997 and 2002.
Unfortunately, the expansion did not address a ll of the needs and
some original building design decisions were not the best.
The cat quarters are the most in need of improving. Presently there
are three windowless rooms for cat cages. These are unappealing
to the visiting public and have no provisions for cat community
adoption rooms.
An entirely new cat wing could be built on the left side replacing the
existing two cat cage rooms . Th i s addition would g ive the cats two
large community rooms ,
-........
County of San Lui s Obispo, CA
k itten community room
plus new larger caged
at stray and adoption
New Cat Community
rooms with lots of
natural window light
will allow cats to be
displayed in a home
46
There is also a real need to improve the dog kennels. The present
kennels are nosey, difficult to clean and have no central HVAC
system to exchange inside air with fresh outside air .
This is a remodeled "Jumbo Size" dog kennel to house two
compatible dogs together. It has heated floors and germicidal
floor finishes.
The present kennels do not have all of the latest equipment and
finishes available for shelters built today. These new finishes such
as sound absorbing waterproof ceilings , better lighting , epoxy
bacteria proof floor coverings , new kennel gates, automatic
waterers , air purification systems and porcelain "stone look" tile
floors in the kennel walkways would be installed during the remodel
of the present kennels and the new kennel additions.
We are suggesting that the old kennels be completely updated
including new HVAC systems . If the suggested new dog kennel
wing is built, it wou ld then allow vacating part of the old kennel area
for remodeling without having to reduce animal numbers or disrupt
County of S an Lu is Obis po , CA 47
the ability of the shelter to function. If the new kennel wing is not
built, the existing kennel will need to be remodeled one group of
runs at a time to avoid greatly reducing holding capacity.
Another area that could benefit from remodeling and expansion
would be the public lobby and intake area . The exterior entrance to
the kennels with its locked door and need to summon someone to
the window to let a visitor in, is a very poor design. We have
included this space as having priority in our proposal because it
adversely affects the number of visitors and potential adoptions.
The County of San Luis Obispo has a present site that will allow for
the planned expanded public reception on the building front and the
suggested cat room additions to be located on the left side .
The present site is located near a thoroughfare and passing traffic
but cannot be seen from the highway. Visibility to passing traffic is
one qualification that has great impact on a shelter's ability to
increase visitors and increase adoptions. For that reason we
suggest installing large signs at the highway turnoff to help identity
the shelter location. Also, improving night lighting for the building,
along with lighted front signage will help identity the shelter.
We believe the County of San Luis Obispo should plan for an
expanded, remodeled building of approximately 12,019 square feet
(phase 1-3) in order to provide expanded and updated cat holding
and adoption facilities and remodeled dog kennels . The larger
building will allow County of San Luis Obispo to present animals to
County of S an Lui s Obispo , C A 48
the public in the most attractive, healthy and appealing manner to
increase adoptions.
Animal shelter remodeling today is quite different from how
buildings were completed just ten years ago. Today a remodeled
shelter is a specialized structure that includes disease control
provisions, special air purification systems, specialized plumbing
designs and well-designed, long-lasting kenneling equipment. A
well-designed shelter is no longer a bare warehouse structure with
chain link cages that may have been considered acceptable in the
past.
The expanded building for San Luis Obispo should be built of long-
lasting, easy to maintain materials. The design should include the
latest in equipment and finishes to allow it to be easily cleaned and
disinfected for the health of the animals. There should be sound
control and sound deadening materials used to keep the building
quiet inside and to keep noise from disturbing surrounding
homes.
Based on the remodeling of similar buildings in comparable cost
areas around the country, we estimate the recommended expanded
and remodeled (phases 1 -3) will cost $801 ,818. Once site work,
walks, A&E fees, and permits are added, the final construction
budget for phases 1 - 3 will be approximately $962, 181.
In the future as funds are available, phases 4 - 7 can be
constructed to add new indoor/outdoor dog kennels, new animal
intake, new administrative addition and new sally port. The costs for
these additions is estimated at $1, 174, 175. Site work, walks, A&E
fees and permits will bring the total to $1,409,01 o. These costs
County of San Luis Obispo, CA 49
projections are early estimate and will need to be adjusted as the
project scope is fully defined .
The advantage of a remodeling project is that he project scope can
be adjusted to meet the available budget. If this budget is too large,
we can eliminate or downsize some of the planned spaces to
New attractive
kennels and
lay yards will
resent the
animals
ttractively to
help assure
finding homes
fora/I
doptable
nimals.
There is a strong feeling among the general public and people who
support humanely run animal control shelters that facilities need to
be designed to address irresponsible animal ownership problems
and irresponsible pet breeding . It is felt these problems should be
countered with remedial programs of spay and neuter requirements,
education, enforcement of progressive ordinances and well
promoted adoption programs, rather than shelters being forced to
destroy many of the animals received .
The County of San Luis Obispo already has many of these
important programs underway and is to be commended for doing an
excellent job. The proposed remodel will allow the shelter to
function much more efficiently and do an even better job for the
County of San Lu is O bispo, C A 50
citizens and animals . The planning and design of the remodeled
building will be critical for the shelter to succeed in its future goals .
If the building is attractive and enjoyable for the public to visit, it will
encourage visitors and increase adoptions and returns of lost
animals . Also, if the building is designed to keep the animals
healthy and displayed in an attractive manner, it will mean
increased satisfied adoptions and a public that will support and be
proud of the County of San Luis Obispo animal control program .
If we can answer any questions in relation to this study, please call
directly at 831-722-3253. Once the Study is reviewed and the
County staff have decided on the desired budget level and scope of
the expanded and remodeled building, we will be able to proceed
with the floor plan layout of the building based on the
recommendations in this Study.
Re p:ctfullY-1~u~mitt~,
I ;J!l/l!luJL_
Bill Meade
Director of Planning and Design
County of San Luis Obispo , CA 5 1