Well folks, it only took 2 years of planning, and a year of active volunteer work, but Shep’s Place is finally open. We received our Animal Shelter license from the State of Missouri last week, and our Business License from the City of Independence. So yesterday, April 6, 2019, we took in our first dog, John Wayne. JW is a 10-year-old labrador / Australian shepherd mix, and came from Midwest Animal Resq. He is the PERFECT model of a Shep’s Place dog: old, mellow, sweet and affectionate, and friendly with other dogs. He will soon be joined by several other residents.
It’s been a long road, but we made it! Now we just need to figure out how to sustain it over the long haul, both financially and through volunteer and community support.
After several months of work by our friends at KC Custom Design, the renovations at Shep’s Place are almost complete. So this will be the last update; in a matter of days, we’ll be ready to open!
Over the last two weeks, Tommy’s Concrete poured the driveway and parking spots. The weather finally cooperated. Notice in the picture that the crew also repainted the house, and filled in cracks in the stone work with new mortar.
The fences are nearly complete. Here, workers build the fence across the top of the driveway. It will allow dogs to pass from the kennel and house to the play yards without danger of escaping.
The play yards have been hard to complete, because the ground has been frozen or wet. The concrete culvert has been moved into position, where it will become a piece of play equipment. In the photo, you can see a drainage trench being dug through the yards to help keep them dry.
New key pad locks have been added, and a new address plate by the freshly painted door.
Inside, the house is basically complete, except for a few small tweaks. Last weekend, we moved the furniture back in from the storage unit. Thanks to those who helped!
This week, we began holding Volunteer Training sessions, hosted by our Volunteer Coordinator, Gina Carnahan. If you are interested in volunteering, just click on the Volunteer tab and fill out an application.
All we have left is going through inspections and licensing. Almost there!
And don’t forget, we still need the support of people like you to help us pay for the upgrades to Shep’s. Please consider donating to our Capital Campaign at www.gofundme.com/old-dogs-new-digs !
The renovation work at Shep’s Place continues. It’s been difficult to work outside, due to the weather; the play yards are soaked and frozen. Still, they have begun putting up the inner chain link fences.
You can begin to see what the large play yard will look like
The new kennel / former garage has a new exterior door. They will put up siding next week.
They are scraping the exterior wood so it can be repainted.
Inside, they have been covering the floors with a water-resistant sealant. Makes it easier to clean up dog messes!
They have begun installing lighting in the kennel.
They are also replacing the countertops in the kitchen.
Next up: new heating and AC for the kennel, and new AC for the rest of the house. Lord knows when it will be dry enough outside to pour the driveway. But it’s getting close!
Despite the lousy weather, the crew has continued working on the renovations at Shep’s Place. The most visible sign is outside, where they have been putting up the privacy fence for the play yards.
After the snow yesterday, this is what the play yards look like. They are beginning to place the metal posts for the inner chain link fences.
Inside, the walls have been put back in place and are in the process of being painted.
They also painted the kitchen cabinets!
The kennel looks about the same, but it does have a door now.
The next steps inside will be finishing the kennels and installing the dog wash. Outside, they’ll install the fences, and wait for good weather to replace the driveway. It’s finally starting to look like a dog house!
It may have been cold outside, but Adam, Caleb and the crew from KC Custom Design were hard at work inside this week. We passed the city electrical and plumbing inspections on Wednesday, so they were able to fill in the giant trenches in the floors, and put up walls.
The dog wash has been filled in. They will install some cool-looking tile around the base.
In the kennel room, the walls and ceiling are in place! It actually looks like a kennel, instead of a dark old garage.
Outside, they have staked out the outlines of the play yards. They plan to install the fence posts this week, weather permitting. They will also dig a drainage ditch around the north side.
We also picked out colors for the walls. It’s starting to come together!
The guys from KC Custom Design put in a full week of work on the renovations. Here are a few photos of what they’ve done.
The garage door has been removed and framed in for the kennel room. The new outside kennel door will be to the right of the old garage door, on the right in this picture.
Inside, the work is concentrated in the Dog Wash/Utility Room, the new human bathroom, the Work Room, and the Garage/Kennel room. The picture below is taken from the Utility room; the Work Room is through the doorway on the left, and the restroom through the opening on the right.
They added a filter drain for the new dog wash. It will be custom built, with a zero-level entry.
In the kennel room, they have framed in the kennels, and added a trench and piping for a new floor drain and sink in the middle of the room. The new garage wall is to the left of this picture.
Renovations are Underway!
After months of planning and waiting, renovations are finally underway at Shep’s Place! Adam Farinelli, Caleb Gardner and their crew from KC Custom Design have been hard at work for the last week.
The primary task now is fixing the plumbing for the new bathroom, dog wash, and sink for the kennel. There are lots of deep, scary trenches being dug.
To make the house and bathroom ADA accessible, we had to widen the garage doorway by cutting through 18 inches of stone wall.
Inside the kennel room, they are putting up framing for the walls and ceiling.
They also had to widen the door into the new “human bathroom”, and are working on the plumbing for it.
It’s a big mess now, but we’re very glad to see it finally taking shape. We’ll keep you posted as the work progresses.
After months of dealing with architects and city planners and contractors, it’s easy to sometimes forget the reason we started Shep’s Place. Today, I received a reminder.
This is Jayne. She is a 16-year-old Red Heeler that we are fostering for Always & Furever Animal Sanctuary. She spent her life as a working dog on a farm in Kansas. When she got too old to perform her duties, the farmer took her to a shelter to be euthanized.
I don’t know how someone could do that to a sweet, old dog who literally served him her entire life. To just throw her away, like she was garbage. It’s grotesque. Fortunately, A&F rescued her in time.
So now Jayne lives with us and our four dogs. She is an affectionate, mellow old gal. She loves being petted and having her butt scratched. Her back legs are weak, so she can’t jump up on the furniture or climb steps, but she enjoys going on walks with the other dogs, and gets around the house just fine.
When Jayne arrived, she became fascinated with the “fetch” game we played with our dachshund, Malcolm. Malcolm likes to fetch and retrieve plastic balls; he can go for an hour if you let him. Jayne began trying to fetch the ball, too, but she wasn’t as fast as Malcolm, so she just stole it from him afterwards, and took it to her bed to chew.
Today, though, Malcolm was in another room when Jayne brought the ball to me. I threw it, and she tottered after, picked it up carefully, and brought it back. I threw it again, and we ended up playing fetch for a half dozen throws until Malcolm returned. It was slow and ungraceful, but Jayne was clearly enjoying herself.
That experience really touched me. Here was this 16-year-old dog, literally left for dead by her supposed family because she was old and useless, happily trotting after the ball like a puppy, because… she just wanted to play. Jayne still enjoys her life, and dammit, she deserves to go on living it as fully as possible for as long as she can. I want Shep’s Place to provide the same opportunity for other deserving old pups, like Jayne. It is right, and it is beautiful, and it will make all the hassle with the renovations worthwhile.
It’s been months since we’ve updated you on the renovations at Shep’s Place. In an ideal world, we wouldn’t need an update, because the renovations would already be done, and we’d be open and caring for old dogs. But alas, every step of the process has taken far longer than expected, and the opening date has been pushed back repeatedly, from October to December and beyond.
However, even glaciers eventually reach the sea. After many delays and false starts, we are finally on the verge of starting the renovations, and we wanted to share our plans with you.
In November, the city of Independence approved the architect’s plans for the renovations. Though small changes have been made since, here is what they look like.
Indoors, the main tasks will be turning the existing garage into a kennel room, making the bathroom and entrances ADA compliant, sealing and covering the concrete floors, and adding a dog bath. Outside, we will add 2 play yards behind a wooden privacy fence, 4 parking spaces, and trees and shrubs along Truman Road.
As commercial property, the city requires that the renovations be overseen by a General Contractor. Gina Carnahan, one of our Board members, has worked diligently to locate someone who would be interested in such a relatively small project. We thought we’d found one in October, but they backed out. Fortunately, we finally connected with Adam Farinelli of KC Custom Design.
Adam is a dog lover, and has enthusiastically taken us on. He and his partner Caleb Gardner toured the property, and found several ways to reduce the overall cost. They have since worked diligently with the city to get the changes approved.
So when is this going to happen? After being wrong multiple times, I hesitate to predict a date. I feel like Charlie Brown trying to kick a football; I don’t want it pulled away yet again. But this time is the real deal. Adam thinks they can start work in early to mid January, and it should take 6-8 weeks. After that, we’ll need to go through the licensing process with the city and state. So… April? May at the latest?
It has been a long, frustrating wait, but all indications are that the renovations are actually, truly about to begin. For realsies. We will keep you updated regularly as the work progresses. Thanks for your patience and support!
It’s been exactly two months since the last renovation update. It’s not that we haven’t been working on it; in fact, it’s been the main focus of activity this summer. It’s just that the plans have been constantly evolving, and I thought we should wait until they crystallized. Well, crystallization complete! We’re finally confident that we know what we’re doing, and who is going to do it. There are still details to work out, but the overall plan is pretty much in place. So here’s what we have in mind.
We entered the summer with five main questions about the renovations:
Can we remodel the existing building, or do we need to build a new addition?
Who would design the renovation?
Who could carry out the work?
Would the renovations pass state inspection?
Would the renovations meet city regulations?
To tackle the first three questions, we needed the advice of people experienced with animal care facilities. In late May, Gina Carnahan, one of our Board members, invited a number of architectural firms with animal experience to visit Shep’s Place. One of the firms was Tevis Architects, from Shawnee KS. Though their experience has been with larger, commercial facilities, Terry Tevis was kind enough to visit in early June, and after coming to understand our mission, offered to oversee the renovations. To my pleasant surprise, he did not push for an addition, but said we should start small and affordable by renovating the existing building.
The very next day, I met with Christine Mohr, the regional inspector for the Missouri Dept. of Agriculture, Animal Health Division. All animal shelters must be inspected and licensed by the state, so we had to make sure any plans will pass muster with them. The state regulations are intimidating to read, and I had a good deal of anxiety about the licensing process. Christine laid those concerns to rest. I discovered that the state is not a heavy-handed, nit-picking enforcer. Rather, they are highly supportive of shelters, and realistic about the financial constraints they face. For every issue, she had an inexpensive solution. We now feel confident that we can pass the state inspection when the time comes.
Perhaps the most important thing I learned from Christine was that I had been using the wrong set of guidelines to plan the renovation. In calculating kennel space, I had been following the rules for breeders, not shelters. Breeders have to provide about 3 times as much space per dog as shelters. For that reason, I thought we needed a BIG kennel, larger than could fit in the existing house, so that we had to add on a new building. Once Christine pointed me to the right section, I realized that all our kennels could fit comfortably in the existing garage, as we originally hoped. So, no addition necessary! That drastically cut the time and expense required.
The next concern was getting the required licenses and approvals from the city. I’d tried to read the city code, and it was horribly confusing. Fortunately, I was able to meet with the Independence Community Development Dept. at City Hall. I found them to also be very supportive and helpful, and they allayed my fears about local ordinances. It will still take some effort, but I feel we have a handle on what we have to do, and it should go well.
Just last week I met with the architects again. Terry Tevis brought on another architect, Suzanne Ivan, to oversee the project. Using what I learned from the city and state, we mapped out the plans for the renovation. Here they are.
The house itself doesn’t need a lot of work. The floors, which are currently bare concrete, will need to be sealed, and then we will install linoleum sheet flooring. Put some rubber molding along the bottom of the wall, and you should have an easy-to-clean, water resistant floor. If we want to repaint the brown walls, we can, but that’s optional.
We will install central AC. We’ll probably add Dutch doors (half and half) to all the rooms. Other than adding some shelving units for storage, that’s about all we need to make the inside usable.
The biggest job will be remodeling the garage into a kennel room, where the dogs will sleep at night. (They will spend the day inside the house or in the play yards.) The garage currently has bare stone walls, and is open to the roof. It is poorly lit, unventilated, and unheated. We will add drywall around the outside, and put in a drop ceiling with lights and ventilation. The kennel will have a separate heat pump for HVAC. We will replace the garage door with a wall and a regular door.
The kennels themselves will be built by a professional company. The plan is to have 7 kennels, each big enough to hold two compatible dogs. There are a variety of kennel sizes, from small to extra-large. The general design will look like this:
The Kennel Room will have 7 kennels, each of which can potentially hold 2 dogs. The state also allows you to keep one dog per room indoors unsupervised overnight, if you want. So, with 7 rooms, we could keep 7 more dogs inside, maybe in crates. So, our maximum capacity would be 21 dogs.
That being said, we will start with far fewer than that. We will start small, with a handful of dogs, and make sure that our procedures and finances are adequate. After that, we will add dogs if and when our resources allow.
The city requires us to have 3 regular, paved parking spots, as well as 1 handicapped-accessible spot. We plan to put the handicapped spot right in front of the house, and the other three to the left of the driveway. The space is tight, but they should fit. If necessary, extra cars can park down at west end of the lot.
We will fence in two play yards west of the house. When dogs go from the house to the play yard, we want them to be fenced in the whole way, so they can’t run out into Truman Rd. So, we will add a fence to block off the garage and kitchen door; dogs can travel from either door to the play yards without escaping. Human traffic will go through the front door.
The play yards will have chain link fences, and grass surfaces, at least to start. If we can afford it, we’d like to put a wooden privacy fence along the side toward Truman Rd. The layout would look something like this:
So, how long is this going to take? You never know exactly, and everyone says it takes longer than you expect. But according to the architects, this is a reasonable timeline:
August: Draw up plans
September: Get permits, line up sub-contractors
October: Carry out construction
November: State and City inspection and licensing
So, if all goes well — of course there’s no guarantee it will — we should be ready to open around the first of December. I would like to point out that December 1 is still technically Fall, so our signs that say “Opening Fall 2018” would still be accurate.
What Can You Do?
The answer is probably not a mystery. Turns out architects and contractors and fences and air conditioners cost money. So if a home for abandoned older dogs is something you believe in, we’ll be passing around the electronic plate over the next few months, asking for your support. Thanks to those who have already donated; it has kept us going so far. Please consider helping us again as we turn the dream into (literally) concrete reality!