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Transcript of BARCS Needs Assessment Study 8-15-14
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Needs Assessment Study for
Baltimore Animal Rescue and Care Shelter
(BARCS)
301 Stockholm Street
Baltimore, MD 21230
August 15, 2014
1106 W. Randol Mill Rd. Suite 300, Arlington, TX 76012 Phone (817) 265-8522 www.shelterplannersof America.com
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Table of Contents
I Scope of Study 3
II Demographics 5A. People population and animal levels 5B. Current Number of Staff 7C. Current Operating Budget 9
III Current Building 10A. Conditions and Capacities 10
IV Recommendations for New Shelter 16A. Proposed Site 16B. Design Concept 18C. Interior Features 20D. Heating, Venti lating, Air Condit ioning (HVAC) 27E. Animal Capacity 28F. Proposed Spaces & Square Footage 29G. Preliminary Estimated Construction Budget 39
V. Summary 40
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I. Scope of Study
This study is an update of a previous study prepared by Shelter Planners of America in 2007
authorized by Jennifer Brause, Executive Director of the Baltimore Animal Rescue & Care
Shelter (BARCS) in order to accurately examine the current status of its present facility and
operations and determine future shelter building needs. The study takes into account
updated demographic trends, the number of animals handled in recent years, the proposed
construction budget, operating budget, operational programs, current staffing levels and
agency objectives and goals.
Front view of existing shelter on Stockholm St.
Because this Needs Assessment study focuses on the requirements of a new building, many
factors are examined in detail, including: existing sheltercondition, site considerations, sizeof the needed facility, type of construction, layout, materials, finishes, areas of future program
expansion, and construction and operating costs.
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
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operational considerations. The goal of this Needs Assessment Study is to provide BARCS
with all the critical information and recommended approaches needed for their future
direction and facility needs. From this study, a complete program can be developed in a
timely and cost effective manner.
It should be understood this study is the first step in planning a new shelter. The second step
will be to develop the Site Plan and Building Floor Plan based on approved Building Program
contained in this Needs Assessment Study. The third and final step will be development of
the working drawings and specifications for competitive bidding.
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II. Demographics
A. Population, Animal Levels and Programs
BARCS serves a people population of approximately 622,000 for 2013. The number of stray
and owner released unwanted dogs and cats currently handled yearly by BARCS areapproximately 11,800. This total is composed of approximately 4,900 dogs and 6,900 cats.
There are also approximately 650 animals of other miscellaneous species received each
year.
Nationally, the number of animals normally generated annually is 3-4% of the human
population. For Baltimores 622,000 people this would translate into potentially 18,600-
24,800 animals turned into the local shelters annually. Since BARCS handles about 11,800
animals annually and, in the past, the Maryland SPCA handled about 7,000, it means the two
shelters are receiving 18,800 animals per year and this number is in line with national
averages.
Over the next 20 years the Baltimore population is projected to increase to approximately
646,000 which could push annual animal numbers up to 19,300 animals. More extensive
preventative programs including low cost and subsidized spay/neuter procedures and public
education (promoting responsible pet ownership) is part of the solution to reducing the large
numbers of unwanted and stray animals.
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 increasing human population
and a public not acting as responsible pet owners.
Of the animals presently received by BARCS, approximately 71% (8,136) are adopted
directly or turned over to rescue groups for adoption. The number of adoptions is very good
(with the help of transfers to groups). Many modern shelters have adoption rates of 40-60%.
4% (504) of animals are returned to their owners. The number of returns to owners is low
when compared to other similarly sized shelters; many modern shelters have return to owner
rates between 10-20%. Euthanized animals account for 25% (2,924) of the total number of
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animals received. The euthanasia rate is good compared to other modern shelters that have
rates of 2045%.
As cute as these puppies are, irresponsib le pet ownership, resultsin about 2,924 animals being euthanized each year at BARCS.
With a new, more visible facility, BARCS will be able to strengthen its programs to increase
visitors and adoptions and hopefully increase returns of lost dogs and cats to owners.
Examples of these strengthened programs are:
low cost spay neuter programs for the general public
free collar and ID tag program for all Baltimore pets
owner education
foster pet homes
pet health and behavior rehabilitation
counseling for pet owners with problems keeping their pets
progressive, responsible owner ordinances
ongoing, well promoted, shelter adoption programs including expanded evening
and weekend hours.
Proactive return to owner program
Pet retention programs
Enhanced medical program
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Higher volume of spay and neuter
BARCS has made a vast improvement in the increase in adoptions and reduction in
euthanasia since our original study in 2007.
B. Number of Staff
The present animal shelter staff consists of 46 full-time staff positions and 11 part-time
positions as follows:
1. Executive Director (1 FT)
2. Administrative Assistant (1 FT)
3. Office Manager (1 FT)
4-8. Customer Service Representatives (5 FT)
9. Veterinary Medical Director (1 FT)
10. Veterinarian (1 FT)
11. Veterinary Technician Manager (1 FT)
12-17. Veterinary Technicians (6 FT)
18-19. Surgery Technicians (2 FT)20-23. Surgery Assistants (2 PT and 2 FT)
24. Animal Care Manager (1 FT)
25. Enrichment Coordinator (1 FT)
26-42. Animal Care Attendants (12 FT, 5 PT)
43. Animal Care Attendant Assistant (1 FT)
44. Business Manager (1 PT)
45. Volunteer Manager (1 FT)
46. Director of Operations (1 FT)
47. Program Manager (1FT)
48. Rescue Coordinator (1 FT)
49-51. Adoption counselor (2 FT and 1 PT)
52. Foster Coordinator (1 FT)
53. Offsite Adoption Counselor (1FT)
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54. Development Director (1 FT)
55. Development Associate (1 PT)
56. Events Coordinator (1 FT)
57. Development Administrative Assistant (1 PT)
The staffing level is within average levels compared to most shelters across the Country
handling approximately the same number of animals and having similar adoption results.
The new shelter has a projected staff increase of 56 members, totaling 113, in order to
sufficiently operate and maintain the facility and animals.
Current and projected staff members
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C. Current Operating Budget
The present annual total operating budget is $2,622,083 (this does not include Animal
Control). The average cost per animal handled is $222 (shelter only) based on 11,800
animals and the $2,622,083 total operational budget. Nationally, animal shelter operational
budgets run between $150 and $500 per animal (shelter operation only). The BARCS shelter
budget is within the normal range.
The proposed new shelter will be larger than the present building. It is logical to assume this
larger facility will require additional staff in the animal areas because of more animals being
held and more kennels will need to be cleaned daily. The administrative areas and staffing
may also need to increase to handle more animals and expand programs to increase
adoptions and reduce euthanasia.
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III. Current Building Status
A. Conditions and Capacities
The present shelter is approximately 29 years old. The nonprofit group (Baltimore Animal
Rescue & Care Shelter, Inc.) was founded in 2005 to be responsible for the shelter operation.
The present building contains approximately 22,000 square feet plus a trailer house and
several portable buildings have been added. The shelter currently has 114 dog runs and
utilizes a fully enclosed indoor design.
The present dog kennels are cramped, have poor drainagedesign, poor air exchange rates and deteriorated finishes
Unfortunately, the kennels are built with little provision for noise control and little natural
window light, undesirable style gutter drainage design, poor finishes, etc.
The kennels have the look of an industrial warehouse. This is exactly the opposite of the
welcoming, pleasant look needed to encourage the public to visit for adoptions and returns.
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A view of the dog kennel area with in the shelter. Kennels arenoisy and somewhat dark and unpleasant for the public to visit .
Generally, the building was not very well designed for its purpose as an animal shelter. The
dog kennels were not designed for ease of cleaning and maintaining the animals in a healthy
state. The staff has done the best job possible of maintaining the building under difficult
conditions. They are to be commended for keeping the building clean and presentable to the
public.
The building lacks good circulation and flow patterns 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 low to average quality materials
and finishes.
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Existing layout of bui lding
The cooling, heating and ventilation system is outdated and is not providing the best fresh air
exchange and air purification for the animals health protection. Typically, unless a shelter is
designed by specialists, the HVAC systems will not be engineered for the special health
needs of animals.
One of the several cat holding rooms - all cat roomsare windowless and not very inviting to the public.
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There is holding for approximately 102 cats. The basic shelter design and structure is very
dated and in only fair general condition. The present shelter facility was built with a very tight
budget at the time of construction. Although an effort was made to construct a good shelter,
poor design and wear have taken a toll on the present structure.
Several cat holding rooms are located in spaces that
are very cramped, have no natural window l ight and are notconducive to promoting visi ting and adoptions.
The shelters public reception, front office and other offices have been kept in generally good
condition and make a presentable impression for the public. Some cat cages were placed
near the front reception which helps show off some cats for adoption. Unfortunately, the
balance of animal holding and dog kennel areas make an unfavorable impression because of
the poor original design.
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The front public reception and front office area is in faircondi tion. Notice cat adoption cages to the left.
Trailer being used for dog intake.A second trailer is currently being added for the TNR program.
In general, the shelter needs to be replaced with a new building on a new site with good
public exposure to allow more preventative programs, return of more lost animals to their
owners and more animals to find new homes.
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Existing site
The existing site has approximately 50 parking spaces. In addition, BARCS has temporary
access to a parking lot on adjacent property with an additional 40 spaces; however, these will
not be available once the adjacent property is developed.
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IV. Recommendations for New Shelter
A. Proposed Site
BARCS is currently located on a prime 3 acre water front site ideal for commercial
development. It is inevitable the shelter will be relocated to make way for future commercial
development that is consistent with the sites highest and best use.
Location of existing si te
The qualifications of the new site are very important for the special needs of the shelter. Any
site for the new BARCS shelter should be examined for compliance to the following criteria:
1. Visibility. This is a very important concern for any new shelter; however, it is most often
overlooked. In the past, it was customary to locate shelters at out-of-the-way, least
expensive properties such as industrial parks, sewage and water treatment plants. The
theory was that if someone wanted to visit the shelter, they could call for directions to find it.
Today it is being recognized that locating shelters in high-visibility locations not only
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increases visitors and the number of pets adopted and returned to owners, but also reduces
the need for animal euthanasia and helps build public awareness and community goodwill.
Coupled with an active adoption promotion program, this location and visibility factor can
increase adoptions and reduce euthanasia.
2. Accessibi lity. It is important that the new shelter be centrally located to the area it
serves. If the shelter were located in a far corner of the jurisdiction, and driving time should
become lengthy, people would be less likely to use the shelter. That long drive would mean
people being less likely to come to look for lost pets or visit for adoptions. The site should
have good access on and off of a major freeway.
3. Suitability. It is very important to check potential sites for availability of utilities such as
sewer, water, gas and electricity, and also to check for wetland concerns, zoning restrictions,
easements, right-of-ways and setbacks. If some of these criteria are not met satisfactorily, it
may be possible to achieve changes via rezoning, etc., but that must be factored into any site
decision. Shelter Planners of America recommends we be commissioned to provide an
evaluation of any proposed site being seriously considered for the new shelter.
4. Parking. Adequate parking is very important for the success of the new shelter. The
parking for the new shelter is estimated as follows:
Staff 90
Volunteers 20
Animal Control 20
Visitors 50
Total 180*
(*needed at any one time.)
5. Site Size. The new site needs to be approximately 7 acres. This is based on mostly a one
story building. We have allowed for approximately 3,000 to 4,000 SF of office space to be on
a second floor. The site size is also based on using a courtyard design with indoor/outdoor
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kennels. The size also includes surface parking for approximately 200 cars and space for the
3,200 SF Animal Control building. This is based on a relatively flat, rectangular site of
approximately 700 wide by 450 deep. If the site is an odd shape or has extensive slope,
additional space may be required. It has been indicated that finding a 7 acre site will be
difficult and perhaps 4 acres would be easier to find. If a parking garage were used to stack
cars, it would reduce the size required for the site down to 5.5 to 6 acres.
B. Design Concept
The new BARCS animal sheltering facility should include nine primary functions in one
building: (1) Public reception and sales of pet supplies. (2) Administrative areas including
private offices. (3) Public education provisions such as classroom/meeting room. (4) Animalreceiving, including examinations and grooming. (5) Animal kennels for strays and
adoptions. (6) Animal kennels for quarantine, isolation and observation. (8) Support spaces
such as laundry, kitchens, food storage, grooming and cleaning equipment. (9) Clinic for
shelter animal care, emergencies, spay/neuter and a euthanasia space.
An example of a welcoming new animal shelter by Shelter Planners of America of about the size needed by BARCS.
The new shelter for BARCS should be built with low-maintenance, heavy-duty materials. The
interior should be brightly lighted and open with pleasing colors and pleasant public spaces.
Animal holding areas should provide as much health protection, safety and comfort as
possible with todays new materials and designs.
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For the new BARCS structure we recommend a one story building. The structure would be a
slab on grade, with masonry and framed walls and truss roof. The exterior should avoid an
institutional look, preferring a human scale and welcoming feel. It should be compatible with
other nearby structures and be attractive and inviting to the public. Abundant natural lighting
should be provided to all animal holding areas and staffed areas.
Attractive landscaping will be very important to the successful appearance of the new
building. We recommend that an extensive landscaping plan, be a part of the building
program. This landscaping and burming is critically important for the Courtyard Kennel area
to help in deflecting and absorbing barking noise.
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C. Interior Features
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 hospitals and shopping malls than
warehouses in construction.
A high level of quality is needed if the facility is to be able to keep animals healthy and to hold
up under heavy wear. This is especially important for a shelter such as BARCS that is
striving to present an attractive, welcoming image to the public.
An attractive, quiet front lobby is important in new shelters. Thisimproves customer satisfaction and increases adoptions.
The goal is to make the shelter a place where employees feel positive and the public enjoys
visiting for pet adoption, pet retrieval, pet owner education and other animal services. Most
importantly, the shelter must house animals in the healthiest, least stressful manner possible.
Today, modern shelters are designed to include central washing equipment, central animal
watering systems, individual kennel floor drains, 100% outside air with heat exchangers for
economy, heated kennel floors, noise control systems and long-lasting, easily disinfected
wall and floor finishes.
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This special equipment will be discussed with the ownersto determine which items are
desired in the new facility. Additionally, guidance will be provided as to performance and
price levels of different equipment to help the owner make the wisest decisions. (Following
recommended equipment items pictured):
Central pressure washing equipment allows the animal areas to be cleaned anddisinfected in one very rapid process.
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The special trowel on kennel floor finish comes in an
attractive array of earth tone colors to make kennelscheerful and bright . It also halts bacteria growth.
Shelter Planners of America uses special Guillotine doorsthat prevent loss of heated or cooled air from the kennel.
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Each animal Kennel is equipped with an automatic waterer so that animalsalways have fresh water available with no staff time required refill ing bowls.
At tract ive Kennels with bright l ight ing levels, germicidalfloor finishes and sound absorbing ceilings make quiet,
inviting public spaces.
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These new style cat cages have individual litter boxcompartments and positive air exhaust from each cage.
The Shelter will have a professional grooming tub that animals can bewalked into through a swinging door.
There are a number of critical design considerations which must be incorporated into the new
BARCS building in order for it to be a success. These concerns include: How animals are
housed and received, how the building is cleaned and disinfected, how heat, cooling,
ventilation and air exchange are provided, and how public circulation and work traffic patterns
are organized. Some specific decisions that must be addressed by BARCS:
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1. Kennel Layout BARCS plans to utilize indoor/outdoor kennels. The indoor portion of
the kennel will allow the building to be comfortable in the summer and eliminate possible
overexposure of animals to cold weather. For BARCS we are recommending a Courtyard
design kennel that opens to a central courtyard for security and noise control for surrounding
neighbors.
The Courtyard designgives complete security from night time break-ins. This designalso allows animals to have access to f resh air and sunshine during the day.
2. Kennel Function- For BARCS we recommend a kennel design that will allow dogs to be
kept dry during the cleaning procedure by moving animals to the covered outside run. This
allows for efficient daily cleaning. Floors will be sloped to individual drains thereby eliminating
trench drains which are difficult to clean and cause sanitation concerns.
3. Cat Quarters- Cat community display areas can greatly increase cat adoptions.
However, cats housed together must have been health checked, neutered and vaccinatedprior to being placed together.
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This is an example of a Cat Condo area that allows severalcats to be displayed together in a playful setting.
4. Puppy areas - Puppies and small breeds are to be housed separately from the adult dogs
for disease control.
The puppy and small breed room will have individual 3 x 5
inside pens to hold lit ters of puppies or smaller adult dogs
For the BARCS Facility we recommend all puppies be housed separately from adult dogs in
floor level pens.
In the new shelter it will be important for BARCS to maintain its current policy to allow the
public to be able to view all STRAY dogs and cats as well as adoptable animals (except
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animals in strict isolation), which results in more lost animals being identified (sometimes by
a neighbor or friend) and returned to their owners.
D. Heating, Ventilating, Air Conditioning (HVAC)
Heating, ventilating and air conditioning systems must be designed to provide clean, odor
free and uncontaminated air throughout all animal housing areas. This is essential to control
the spread of air borne viruses.
The new BARCS shelter HVAC system will be custom designed to provide 100% fresh air to
kennels with 12 air changes per hour. The system will be designed to provide ceiling air
supply above public walkways with a ceiling exhaust above each dog run opposite each
supply. This prevents cross contamination and helps keep return grilles from clogging with
animal hair.
Additionally, the systems will be fitted with heat exchangers to recapture energy before it is
exhausted. This helps keep utility bills as low as possible. There will also be supplemental
roof mounted exhaust fans (withseparate switches with red lights) to pull out moist air during
kennel cleaning.
Another special feature of our kennels is four or five separate smaller HVAC systems, each
to serve 20-25% of the total building. This smaller equipment is less expensive to install and
service and if a system fails, you still have 75-80% of the building heated and cooled until the
system is repaired. Animals can be doubled up until repairs are made. The administrative
areas are on a separate air system to prevent odors from entering the staff areas.
There will be warmed floors areas in the front half of each kennel and used during cooler
seasons. This warmed spot is about 3 wide by 5 long. The warmed area improves the
animals resistance to disease and allows the animal to be comfortable and quieter during the
day. The warmed floor also helps speed the floors drying after wash down.
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E. Animal Capacity
We feel BARCS should plan a facility that will handle from 11,000-13,000 dogs and cats per
year. This need is based on the number of animals presently received and allowing forprojected human population growth rates to the year 2033.
The shelter is presently averaging an 8.5 day average holding time for the approximate 4,900
dogs handled per year (with the present building capacity of 114 dog runs). Calculated at an
increased 14 day average holding period for dogs, the following will be needed:
10 jumbo runs (5x8 inside and 5x10 outside) housing 10 dogs
96 standard runs (4x8 inside and 4x10 outside) housing 96 dogs
50 quarantine runs (4x8 inside and 4x10 outside) housing 50 dogs
10 observation runs (4x8 inside and 4x10 outside) housing 10 dogs
10 isolation runs (4x8 inside and 4x10 outside) housing 10 dogs
10 strict isolation runs (4x8 inside and 4x10 outside) housing 10 dogs
8 puppy pens (3x5 indoor) housing an average of 16 dogs
All totaled, the above runs will provide a holding capacity of 194 (a 70% capacity increase)
and be able to handle about 5,100 dogs per year based on a 14 day average hold (compared
to 4,900 dogs presently handled with an 8.5 day hold). As visitation levels go up and
adoptions and returns increase, the average holding time for dogs will reduce.
BARCS quarantine numbers were very high in the past. This results in increased animal care
staff. If it has not been done since the previous study, we would suggest examining the
reasons for this large number of quarantine animals. Are dogs quarantined if they only
scratch? Only dog bites that draw blood should be quarantined. Are private owners allowed
to have their dog quarantined at the shelter at low or no cost? People have been known to
use quarantine services as cheap boarding while away on vacation. Finally, owned animals
should be required by law to be home quarantined or quarantined at the owners vet rather
than the public shelter. These measures may reduce the large quarantine requirements.
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Presently, the approximate 6,900 cats per year are handled with 102 total cat housing cages.
With this housing capacity, the average length of stay is 5.3 days (at 1 cat per cage). With
the average housing time increased to 10 days for cats, the shelter will need:
4 community cat rooms housing 8 cats each = 32 cats
2 cat condos in lobby housing 4 cats each = 8 cats
6 cat rooms housing 22 cages each = 132 cat cages
10 isolation cages
10 health observation cages
10 strict isolation cages
This provides a total cat holding of 202 (a 98% increase in holding capacity) that will handle
7,373 (at 10 day average length of stay). This combined increased capacity totals 12,473
dogs and cats at stated average length of stay.
F. Proposed Spaces & Square Footage
Following are the suggested room and spaces and square footage for a new animal shelter
designed to meet the needs of the BARCS:
SUMMARY OF AREA
InteriorSF
ExteriorSF
A. Administ rat ive 6,788
B. Foster Intake 725
C. Veterinary Clinic 6,555
D. Public Areas and Support 5,768
E. Kennel Areas (Interior) 16,644
E. Kennel Areas (Exterio r) 8,440
F. Animal Support Area 7,275
Total SF 43,755 8,440
G. Animal Contro l 3,205
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SECTION A - ADMINISTRATIVE
Room or Space
Quantityof Roomsor peoplein a group
office
SF ofEach
Total SFAdjacent
to orNear
Equipment /Comments
1 BARCS Executive Director 1 176 176
2 Director of Development 1 143 143
3 Director of Operations 1 143 143
4Administrative Assistant &Accountant (Group Office)
2 143 286
5 Office Manager 1 143 143
6 Program Manager 1 143 143
7Customer Service(Group Office)
10 70 700
8 Veterinarians 2 88 176
9Vet Technicians(Group Office)
4 70 280
10 Adoption Room 6 133 798Individual Stations,
See Sketch
11Behavior & EnrichmentCoordinators
4 70 280
12 Enrichment/Behavior Storage 1 100 100
13 Education 4 70 280
14Volunteer (Manager &
Assistant)(Group Office)2 70 140
15 Volunteer Check-in 1 150 150 8 Volunteer lockers
16Event Coordinator(Group Office)
2 70 140
17 Event Coordinator Storage 1 100 100
18 Animal Care Manager 1 90 90
19Rescue Coordinator(Group Office)
2 70 140
20 TNR Staff (Group Office) 2 70 140
21 Business Manager 1 143 143
22 Development (Group Office) 3 70 210
23 HR Manager 1 143 143
24 Communication Director 1 143 143
25 Vet Tech Manager 1 143 143
26 Work Room/ Copy Room 1 100 100
Subtotal: 5,430
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Net to Gross SF Factor 25%: 1,358
Departmental Gross Area: 6,788
SECTION B - FOSTER INTAKE
Room or SpaceQuantit
y ofRooms
SF ofEach Total SF
Adjacentto orNear
Equipment /Comments
1 Foster Entry Lobby 1 120 120Separate
entity
2 Foster Office (Group Office) 2 70 140Window to Foster
Lobby3 Foster Exam Room 1 100 100
4 Foster Vet Office 1 120 120
5 Foster Storage 1 100 100
Subtotal: 580
Net to Gross SF Factor 25%: 145
Departmental Gross Area: 725
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SECTION C - VETERINARY CLINIC
Room or Space
Quantity
ofRooms SF ofEach TotalSF Adjacentto or Near Equipment /Comments
1 Public Lobby / Intake 1 180 180
Separateentrance for dogsand cats - shared
counter
2 Shelter Cat Holding 2 350 700space for 20
cages plus spacefor 40 cat traps
3 Shelter Dog Holding 2 355 710 25 cages
4 Public Cat Holding 2 230 460 20 cages
5 Public Dog Holding 2 355 710 25 cages6 Surgery 1 720 720
2 tables each = 6tables
7 Prep Room 1 360 360 6 prep tables
8 Medical Storage 1 100 100
9 Shelter Dog Recovery 1 136 1368 animals onmatts on floor
10 Shelter Cat Recovery 1 136 1368 animals onmatts on floor
11 Public Cat Recovery 1 136 136
8 animals on
matts on floor
12 Public Dog Recovery 1 136 1368 animals onmatts on floor
13Registered Vet Tech. Office(Group Office)
2 80 160 6 lockers
14 Veterinarian Offices 2 120 240
15 Laundry 1 120 1201 Commercial
Washer & Dryer
16 X-ray room 1 120 120
17 Clean up 1 120 120
Subtotal: 5,244
Net to Gross SF Factor 25%: 1,311
Departmental Gross Area:6,555
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SECTION D - PUBLIC AREAS AND SUPPORT
Room or Space Quantityof Rooms
SF ofEach
TotalSF
Adjacent toor Near
Equipment /Comments
1 Lobby/Front Office(4-6 staff at counter) 1 300 300
2 Sale/Retail 1 120 120
3 Public Drop-off Lobby 1 252 252
separate doorsfor dogs and cats
but sharedcounter
4 Large Meeting Room 1 352 352
5 Obedience Training 1 910 910
6 Meeting room 1 180 180
7 Classroom/Conference 1 672 672
8 Staff Lounge 1 252 2529 Staff Exercise Room 1 252 252
10 Employee Lockers 1 180 180 26 Lockers
11 Toilets & Shower 2 230 460 Male & Female
12 Public Restrooms 2 192 384 Male & Female
13 File Room 2 100 200
14 Data/Phone 1 100 100
Subtotal: 4,614
Net to Gross SF Factor 25%:1,154
Departmental Gross Area:5,768
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SECTION E - ANIMAL KENNEL AREAS
INDOOR KENNELS:
Room or Space Quantityof Rooms
SF ofEach
TotalSF
Adjacentto or Near
Equipment /Comments
1Dog Jumbo Kennel(5'x8' Indoor Runs)
10 65 650See Exterior forcorresponding
exterior run
2Dog Standard Kennels(4'x8' Indoor Runs)
96 52 4992See Exterior forcorresponding
exterior run
3Dog Health ObservationKennel
(4'x8' Indoor Runs)
10 52 520
Viewable. SeeExterior for
correspondingexterior run
4Dog Quarantine Kennel(4'x8' Indoor Runs)
50 52 2600
Viewable. SeeExterior for
correspondingexterior run
2 rooms
5Dog Isolation Kennel(4'x8' Indoor Runs)
10 52 520
Viewable. SeeExterior for
correspondingexterior run
6Dog Strict Isolation Kennel(4'x8' Indoor Runs)
10 52 520Viewable. SeeExterior forcorresponding
exterior run
7 Temperament Testing 1 192 192
8Puppies(8 pens - 3'x5') - twocompartments each
8 75 600
One room with 3pens
One room with 5pens
9Cat Condo Rooms in Lobby(4 cats each)
2 30 60
10 Cat Community Rooms(8 cats each) 4 143 572
11Cat Room(132 Cages)
1 864 864
Island style withindividual
exhausts, twocompartmentalcages with port
holesSix rooms with 22
cages eachSink in each room
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12Cat Isolation non-viewable(10 cages)
1 135 135
13Cat Health Observation(10 cages)
1 135 135
14Cat Isolation Viewable
(10 cages)1 135 135
15Small Mammals(4 cages, 2 bird cage, 4tanks)
1 140 140
16Reptile/Wildlife(10 cages, 8 tanks)
1 140 140
17TNR Cat holding(40 cats in traps)
1 420 420
18 TNR Supply Room 1 120 120
Subtotal:13,315
Net to Gross SF Factor25%:
3,329
Departmental Gross Area: 16,644
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EXTERIOR KENNEL AREAS:
1
Dog Jumbo Kennel(5'x10' Outdoor Runs) 10 50 500
2Dog Standard Kennel(4'x10' Outdoor Runs) 96 40 3,840
3
Dog Health ObservationKennel(4'x10') 10 40 400
4
Dog Quarantine Kennel(4'x10') 50 40 2,000
5
Dog Isolation Kennel(4'x10') 10 40 400
6Puppy Play Sun Porch
2 150 300
7 Cat Community Sun Porch 4 110 440
8
Sun Porch/Get AcquaintedSpace 1 160 160
9Livestock Barn
1 400 400
Subtotal: 8,440
Net to Gross SF Factor 0%: 0
Departmental Gross Area:8,440
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SECTION F - ANIMAL SUPPORT AREA:
Room or SpaceQuantity
of
Rooms
SF of
Each
Total
SF
Adjacentto or
Near
Equipment /
Comments1
Cleaning Equipment &Storage
6 64 384
2 Dog Kitchen 1 140 140
3Dog Food Storage (metal
lined)1 216 216
4 Cat Kitchen 1 120 120
5Cat Food Storage & Litter
(metal lined)1 120 120
6 Adoption Interview rooms 4 72 288
7 Dog Get Acquainted 4 99 396
8 Cat Get Acquainted 4 80 320
9Dog Receiving &
Treatment (10 Pens)1 340 340
Adjacent toPublic Drop-
Off Lobby
10Cat Receiving &
Treatment (12 Cages)1 168 168
Adjacent toPublic Drop-
Off Lobby
11Commercial Laundry (2
washers/2dryers)2 180 360
2 Washers and2 Dryers each
room
12 Grooming with Tub 1 140 140
13 Walk-in Freezer 1 200 200
14 Euthanasia (w/safe) 1 224 224Small Chest
Freezer
15 General Storage 1 600 600
16Workshop &Maintenance
1 100 100
17 Mechanical Equipment 5 120 600
18 Exam Room 2 100 200
19Trap Storage RoomSupply (60 Traps)
1 120 120
20 Garage (2 Vans) 1 784 784Extra tall for
Adoption VanSubtotal: 5,820
Net to Gross SF Factor25%:
1,455
Departmental GrossArea: 7,275
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SECTION G - ANIMAL CONTROL
Room or Space
Quantity
ofRooms
SF of
Each
Total
SF
Adjacent
to or Near
Equipment /
Comments
1 Director of Animal Control 1 154 154
2 Hearing Officer 1 77 77
3 Bite Case Coordinator 1 77 77
4Enforcement Officer Supervisors(Group Office)
4 70 280
5Office Assistants(Group Office)
3 70 210
6 Officers (Group Office) 6 7 42
7 Meeting/Hearing Room 1 280 280
8 File Storage 1 100 100
9 Locker Room 1 100 100 20 Lockers
10 Toilets/Shower 2 230 460 Male & Female
11 Garage (2 trucks) 1 784 784
Subtotal: 2,564
Net to Gross SF Factor 25%: 641
Departmental Gross Area: 3,205
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G. Preliminary Estimated Construction Budget for New Shelter
Following are construction estimates for a new shelter facility - approximately 45,079 total
enclosed square footage, including Animal Control, plus 7,840 square feet exterior runs.These estimates are based on Baltimore in 2014.
SF
A. Administrative areas 6,788
B. Foster Intake 725
C. Veterinary Clinic 6,555
D. Public Areas Support 5,768
E. Kennel Areas (Interior) 16,644
F. Animal Support Areas 7,275
G. Animal Control 3,205
46,960 SF x $250/SF = $11,740,000
H. Kennel Areas (Exterior) 8,440 SF x $180/SF = 1,519,200
Building Cost Sub-Total $13,259,200
Site Work & Parking - 10% 1,325,920
Total Construction Cost $14,585,120
Soft Costs 20% 2,917,024
AE Fees, Civil Engineering, Surveying, Soil Tests,
Construction Materials Testing, Air Balancing, Furnishing,
Loose Equipment, Computers and Phone System, etc.
Contingency 5% 875,107
Estimated Total Project Cost $18,377,251*
(*Does not include land)
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V. Summary and Recommendations
BARCS is faced with needing to move to a new location to make way for future development
of their existing site.
The present facility was constructed in 1985. The animal kennels are not the best design nor
in the best condition. The present adoption rate of 71% is good with the help of local rescue
groups. The return to owner rate at 4% is below national averages and additional efforts
should be make to improve this figure.
Staff is making every effort to maintain and operate the shelter in the best way possibly. They
should be congratulated for a job well done with current facilities.
The future challenge for BARCS is to continue expanding public education, improving
responsible pet ownership, preventative programs including spay/neuter, increasing animal
adoptions and increasing the return of lost dogs and cats to their owners.
The adoption figure can be improved with a new shelter with higher visitation levels. Also,
pleasant kennels for viewing the animals, more staff to work with prospective adopters, more
advertising and publicity, web-site postings of lost animal photos and adoptable pet photos
and extended evening and weekend hours will all help build adoptions and returns to owners.
This contemporary shelter design could be a desirable exteriorappearance for the new BARCS. It is warm and welcoming
without being industrial looking.
To determine the size of the proposed building we have included all of the spaces normally
needed for a shelter of this size. We feel a new building of approximately 55,400 square feet
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including outdoor kennels and Animal Control will be needed to replace and improve the
present shelter which is approximately 22,000 square feet not counting the trailer houses and
portable building. Nationally, most new shelters are sized between 3 and 5 square feet per
animal handled per year as a way to project the facility overall size. The building program we
are suggesting is within this range.
High visibility of the facility is the one physical qualification that has the most impact on a
shelters ability to increase visitors and therefore adoptions and returns to owners. We urge
that any site selected have high visibility to the public and be located with easy access from
adjacent highways.
Animal shelter construction today is quite different from how these buildings were completed
just a decade ago. Much more attention is given to a healthy and comfortable environment
for the animals being housed and displayed to the public.
New Generation animal shelters as designed by Shelter Planners of America are
specialized structures that include disease control provisions, special air handling systems,
specialized floor drainage, plumbing designs and well-designed long-lasting kenneling
equipment. Very importantly, the new building should be attractive and enjoyable to visit
without being extravagant or gold plated.
A well-designed new shelter is no longer a bare warehouse structure with chain link cages
that may have been considered acceptable even a few years ago.
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Typical indoor/outdoor dog kennels. The outsidekennel portion faces an attractive park like Courtyard.
The new building should be planned to be expandable and 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 and safety of the animals. There should be
special sound control materials used in the design to keep the building quiet inside and to
keep noise from disturbing surrounding neighbors.
The planned new shelter will provide attractive new condos for catsthereby helping to increase adoption levels for these deserving animals.
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With a new shelter, BARCS will be able to come much closerto its goal of finding a responsible owner for every pet.
Based on the construction of similar buildings in comparable cost areas around the country,
we estimate the new building will cost approximately $14,600,000 including built-in
equipment costs and site work and parking. The total project cost is estimated to be
approximately $18,400,000.
There is a strong feeling among the general public and people who support humanely run
shelters that new animal shelters 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, pet owner and public
education, developing progressive ordinances and well promoted adoption programs. This
approach is preferable to simply allowing the destruction of animals as a response to the
problem of pet over population and irresponsible pet owners.
The planning and design of the building is a key element in whether the shelter will be able to
succeed in this goal. If the building is visible to the public, attractive and convenient for the
public to visit, it will encourage visitors and increase adoptions and returns of lost animals.
If the building is designed to keep the animals healthy and comfortable and displayed in an
attractive manner, it will mean increased adoptions and a public that will support and be
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proud of BARCS. Shelter Planners of America recommends we be commissioned to provide
an evaluation of any proposed site being seriously considered for the new shelter.
Once this Study has been reviewed and any desired revisions made and a site selected, we
will be able to proceed, with Conceptual Design of the Site Plan and Floor Plan of the
building based on the recommendations in this Study.