I thought I’d take a minute and explain Blackburn Architects’ process for designing a new equestrian facility and overseeing its construction. While not carved in stone, for planning purposes, can easily become a two-year process.
The first step is usually a visit by me or another Blackburn architect. The initial meeting is our first chance to meet, walk the site, look at any existing buildings and discuss the project goals. I’m a firm believer in “a picture is worth a thousand words” but “being there is worth a thousand pictures” Following this, we’ll send a proposal for service, which outlines the process and fees.
Once a contract signed, we get to work immediately.
The timeline usually looks something like this:
• 6 to 10 weeks for Feasibility Study, Site Assessment and Master Plan
• 1 to 2 months for Schematic Design
• 2 to 4 months for Design Development and Construction Drawings
• 1 to 2 months for Permitting
• 12 to 16 months for Construction
At Blackburn Architects, equestrian design starts with the horse and ends with a building that fits the horse, the owner, and the surrounding environment like a glove. It’s as simple and beautiful as that.
Let’s explain the steps in greater detail:
Feasibility Study / Site Assessment / Master Plan
The goal of the Feasibility Study is to determine, as early in the process as possible, whether the intended project fits the owner’s program, the site, and the budget.
We assess any existing building(s) and the site. We take measurements to determine if an in-place structure will work for the goals of the project. We study the land until we come to a clear understanding of wind and solar direction, soils, changes in elevation – all natural and architectural characteristics that guide placement and design of any new buildings. Central to the success of the project, this “Master Plan” addresses all these things and more, providing a road map for the success of all future phases of our work.
The site analysis also includes a review of applicable zoning and easements for the property; we determine what (if any) limitations or restrictions may apply at the property. Land disturbance allowances? Height restrictions? Set-backs?
In tandem with the site evaluation (as soon as we have a contract), we send the client a unique Blackburn Architects questionnaire that we’ve developed over the years. Answers are collected and inform the design; starting off the process with clear direction from the client. It is extensive and though it covers about 25 pages, once it is completed it “paints” a picture of exactly how you would like your farm to operate. The efficiency of the operation is critical and can have a huge impact on your operating cost and maintenance budget.
Moving seamlessly from the master planning phase (often there is a fuzzy line here where one ends and another starts), we start schematic design. In this step, we help our clients visualize the project design with a variety of techniques using both computer and hand renderings to illustrate the scale and the relationship of the project elements. Ideas, concepts, goals take form at this stage.
Once we’ve worked up outline specifications for the work, we can begin to get a rough idea of the costs. At this point we will either develop a rough estimate based on our 35 years experience with over 300 farm projects, consult with a professional cost estimator or a builder who is familiar with the building type in your location.
Design Development and Construction Documents
Once we have the site layout, design, and budget, drawings and other documents give serious form to interior and exterior finishes, and firmly establish the size, character, and details of the project. These documents will be used by our professional consultants to design the electrical, gas, and other utilities. When these systems are defined, and we have a basic finish schedule and budget, we’re ready to file for the permit and start construct of the building.
Bidding and Construction Administration
With the construction documents complete, we can help clients select a contracting company through a “bidding” process for the work, or we can work with a client’s pre-selected Construction Manager. We work side-by-side with our clients to ensure that the best and most informed decisions are made during this process.
While in my experience this process typically lasts about 18 to 24 months, a lot of this depends on factors that are outside of either our control or our clients. The time of year and weather, for instance, can greatly influence how fast construction progresses, especially in colder climates. Pastures have a growing season, and they need at least a year (maybe two) to establish.
Designing and constructing a custom facility is a very subjective process, which is guided by all kinds of factors including the complexity and size of the structures, the time of year, the strictness of zoning regulations and neighborhood associations, state environmental regulations, and so on. But rather than let these things hold you back, I say, “Jump In” or give us a call to discuss how the process can work for you. When you slide open the doors to your dream facility and see the happy heads of your horses looking over the stall doors, all the time and effort will vanish. At least that’s been my privileged experience over all these years.
In this on-going series, John Blackburn offers insight into component parts of equestrian facilities. With more than 35 years’ experience in the design of horse barns, he’s seen his share of good, bad and worse. In this installment, he gives advice on stall flooring. Still as applicable as ever, we’re reposting Sushil Dulai Wenholz’ article from The Horse, Sept 1, 2001 (added a few updates, too).
By Sushil Dulai Wenholz
You give a lot of thought to your horse’s health and happiness. You groom him until he gleams, swaddle him in boots and blankets, carefully monitor his diet, and expend considerable effort and expense making sure he’s comfortably bedded. But have you thought about what lies beneath that soft bed? In essence, the stall floor is the box spring beneath your horse’s mattress, and it’s every bit as important as what goes on top–perhaps more so.
No matter how nice the bedding, a poorly constructed floor can lead to respiratory troubles from ammonia gases, thrush from trapped moisture, achy joints from uneven or too-hard surfaces, and injury from slippery or abrasive materials. In addition, a poor floor can mean wasted bedding and extra labor for you.
A good stall floor starts with a good construction plan. John Blackburn, senior principal of Blackburn Architects, a 34-year-old firm that has designed more than 400+ barns in 35 states; and Peter Gibbs, Extension Horse Specialist at Texas A&M University, outline the steps involved in building a floor that will keep you and your horse happy, whether you’re revamping an existing stall or building a brand new barn from scratch.
Starting From Scratch
1. Pick the location. If you’re building a barn, you have the luxury of choosing the best site. Look for an area that’s dry or at least easy to drain. Avoid steep slopes, areas that are consistently wet, and locations that are subject to water runoff during heavy rains or snow melt. In terms of soil, you’re basically stuck with whatever is normal for your region. But if you have it, soil that packs tightly is ideal, says Blackburn, because it will provide a tough surface that isn’t too hard or abrasive.
2. Dig to the base. Whether you’re starting from scratch or redoing an existing stall, you need to dig down to a well-draining layer of soil. This will give urine and other moisture a path to drain away from your horse. Expect to excavate at least one foot deep over the entire stall, says Blackburn. You might have to go deeper, depending on local soil conditions.
3. Level the ground. You should level out that base layer to help make sure the surfaces above it are level. A nice, even plane puts less stress on your horse’s legs than an uneven floor.
4. Compact the base and fill. Even if the floor starts out flat, Gibbs explains that extended use can create a holey or uneven surface, especially with dirt or stone-dust flooring. To form a firm foundation that can withstand daily wear and tear for extended periods, compact the floor. You can use a hand roller, a motorized, hand-held compactor or “settler,” or some other heavy pounding tool to do the job.
First, compact the layer you’ve uncovered and leveled. Then begin adding layers of dirt or stone dust. “The important thing is to install the flooring in layers and tamp it at each layer,” says Blackburn. He recommends using three-inch layers for dirt or one- to two-inch layers for stone dust. Compact each layer “until you think it can take the abuse of hooves kicking at it,” he adds, noting that there isn’t a standard measure to go by.
To ensure good drainage away from the building, add layers until your floor’s surface is 12 to 18 inches above the natural grade around the barn, says Blackburn. “You want to get the moisture to drain through the flooring and away from the stall and barn,” he explains. In addition, this protects the floor from high water levels outside that might otherwise easily flood the stall.
Now you’re ready to add the floor itself. Next you’ll find basic installation information for several common types of flooring.
Adding the Flooring
Dirt–If you plan to have a dirt floor, and local soil drains exceptionally well, you’re done. Most soils, however, drain moderately well at best, so you’ll probably want to help it along. One option is to grade the top layer of dirt slightly (no more than three degrees), so that moisture runs off to exit the barn or stall through an outlet in the corner (or through the stall door to the aisle).
You could also make a “leach hole,” or simple drain, inside the stall. To do this, dig a hole about three feet in diameter and deep enough to reach that bottom, well-draining layer of soil at the base you created. Then fill the hole with varying sizes of rock (or alternating layers of sand and gravel), starting with large gravel chunks at the bottom and working toward stone dust at the top. Tamp into place and cover with dirt to even out the floor.
Stone Dust–Blackburn believes that stone dust (also known as crusher run, screenings, or quarter-inch minus) makes a better floor than dirt, “because it can compact well and still permits drainage.” However, he does recommend adding a subsurface drainage system to enhance flow-through. To do this, lay filter fabric over the floor, top it with a layer of crushed gravel, then add three to five inches of stone dust. As you did with the base, compact the stone dust after each one- to two-inch layer. When you’re done, water the floor, tamp it down tight again, and let it settle overnight. Fill in any holes or depressions the next day.
Another idea is to install a drainpipe under the stone dust floor. “I feel that this helps drain the moisture away from the stall area and allows you to flush the stall with moisture to cleanse the flooring,” explains Blackburn. “Otherwise, it could drain into the dirt and stone and stay there, providing odor and a breeding ground for bacteria.”
To lay pipe, first dig a swale–a sloped ditch about one foot deep. Lay perforated pipe into the swale (you want a piece long enough to provide drainage away from the building, notes Blackburn). Cover the pipe with filter fabric, then fill the swale with crushed gravel. Now add and compact your stone dust as stated previously.
Plastic Grid–Plastic grid flooring comes in many variations, but the basic idea is the same for all floors: To provide a 100% permeable floor plus a level, stable, durable surface. Installation instructions vary by manufacturer; however, most recommend laying the grid over a well-draining subsurface (such as stone dust) so that moisture not absorbed by bedding will drain away. Usually, the holes in the grid (which create the excellent drainage) are filled with stone dust.
Rubber Mats–As with grid systems, rubber mats (and similarly, rubber pavers, which look like rubber bricks) vary in design, thickness, texture, etc., from one manufacturer to the next. Likewise for installation instructions, although most want you to measure stalls so that mats fit snugly against each other and the walls. Unlike grids, however, mats and pavers are meant to trap moisture above the surface, where it can be absorbed by bedding. Moisture can seep through the seams (or possibly the rubber itself). So, flooring experts recommend that you lay mats over a well-draining subsurface, such as one of the crushed stone systems mentioned earlier, or over relatively nonporous materials such as concrete and asphalt that can be easily disinfected.
Asphalt–You can lay an asphalt floor yourself, if you’re willing to find a supplier, rent equipment, and learn the proper way to apply, rake, and settle it. However, it can be a tricky process. As Blackburn notes, “The right mix of asphalt is important. It should be raked as it’s installed, then hand rolled. I would imagine that hiring a professional would be advisable.”
He also suggests that you grade asphalt floors with a crown of one-eighth inch per foot in order to sustain drainage. “With a flat surface, the urine puddles and leaves the horse standing in dampness, potentially causing all kinds of hoof issues,” he explains. The slope will also facilitate drainage when the stall is washed or disinfected. Blackburn recommends the use of aggregate, or “popcorn,” asphalt, which offers a non-slip texture. And he strongly urges the use of rubber mats or rubber pavers to cushion this relatively rough surface.
Concrete–Many people are comfortable mixing and pouring their own concrete–an easier process than laying asphalt. For larger projects, you might want to hire outside assistance. Although moisture can seep through concrete over time, this footing is not as porous as stone dust. So, Blackburn recommends grading it at a rate of one-eight inch to one-quarter inch per foot to allow for drainage. Concrete should be cushioned with rubber mats or pavers, he adds, to reduce the risk of injury and musculoskeletal stresses that this hard flooring could cause.
A Note on Cost
Before you begin stall floor construction, you should create a budget for the project. However, as Blackburn notes, “The cost of different options can vary dramatically based on the number of stalls, location, and the material used,” as well as the specific suppliers, consultants, and equipment rental agencies with which you might deal.
For instance, says Blackburn, “I have found that the cost of asphalt flooring can range widely from area to area. And some suppliers require that a large quantity be ordered of the type and mix you need before they will supply it at a reasonable price.” Therefore, it could actually be more expensive, per stall, to floor a smaller barn than a larger barn. It’s important to contact local companies for estimates before you start the job. (For mass-manufactured, nationally distributed products like most rubber mats and plastic grid systems, you can check pricing with the manufacturers, many of whom have web sites.)
As you start compiling price quotes and creating a budget, Blackburn cautions that you consider not just the initial expense of purchase and installation, but also long-term costs. A dirt floor might be virtually free to install except for labor, but could be expensive in terms of labor over the long run. Rubber mats might be pricey at the start, but could pay for themselves through longevity, ease of care, and reduced bedding.
Also consider the stall flooring material can greatly impact the amount of bedding you’ll need to use. For instance, a stall floor with interlocking rubber brick can cut your bedding in half which can save on barn operations, offsetting increased installation costs.
Additional options for flooring include adhered cushioned or foam filled. To conclude, all stall flooring has an impact on the comfort of your horse, the material cost of installation, bedding requirements and your ability to clean and sanitize the stalls.
ABOUT THE AUTHOR
Sushil Dulai Wenholz
Sushil Dulai Wenholz is a free-lance writer based in Lakewood, Colo. Her work appears in a number of leading equine publications, and she has earned awards from the American Horse Publications and the Western Fairs Association.
1. Blackburn designs stalls of all sizes, but the most common is 12’x12’. 16’x16’ is often requested for larger horses, but with more space comes increased maintenance, a need for more bedding and a bigger area to clean. Larger stalls can, therefore add considerably to the cost of building a barn by:
a. Adding to the overall length and/or width of a barn.
b. Requiring roof framing to be increased from 2×10’s to 2×12’s or even greater.
c. Increasing the span of the framing lumber.
2. Partitions between stalls should be at least 8 feet high, but they don’t have to be solid from top to bottom. Barred or mesh portions on the top enhance ventilation. This also has the benefit of allowing horses to see their companions — and provides easy observation of the horses by their owners. The down side is the increased ventilation between stalls can increase the risk of bacterial infection between horses. For the same reason, doors that are open on top increase light and ventilation. Bars must not be more than 2 to 3 inches apart, and openings should not be more than 2 inches across to prevent hoof entrapment.
3. Steel mesh or bar fronts on stalls allow an owner to look down the aisle or into the stall as they walk down the aisle and see their horses. The mesh is good for ventilation, too. The drawback is that bedding can be kicked into the aisles, so we recommend adding bedding guards. Welded steel mesh is typically stronger than bars but the horizontals tend to collect dust and can add to barn maintenance.
4. Doors should be at least 4 feet wide. This is wide enough for a wheelbarrow to enter the space or for a horse and handler to exit or enter the stall. Sliding doors are preferred over swinging doors. If you must use swinging doors, remember to install them to swing outward. You’ll have a major problem if a horse goes down and the door swings to the inside. Additional safety reasons for outward swinging doors include:
a. Prevention of an unlatched door swinging open accidentally, or the wind catching it.
b. Added visibility of looking down an aisle and recognizing that a stall is open and empty. (Handlers need to leave stall doors open when the horse is turned out. This also makes it easier when bringing the horse back to the stall – you don’t have to open it.)
5. We recommend rounded edges in stalls and anywhere in the barn where horses have access. A casting rail (which can be a groove in the wall or a 2-by-4-inch rail bolted low to the wall), provides something for the horse to catch his foot on when rolling to avoid getting cast.
6. Provide for easy access to the stall for feed buckets without opening and closing the door. Place in one of the front corners adjacent to the aisle.
7. Automatic waterers have the advantage of offering constant fresh water, but be sure to buy a model that is easy to keep clean. If you don’t want automatic waterers, install water hydrants between every couple of stalls and provide for ample drainage for drips and overflows. Don’t forget to frost-proof them in climates where pipes are apt to freeze.
Hi John. I hope you had a wonderful summer!
Q: Our covered arena has been put to good use throughout the last year, but we really need lights to make it even more beneficial to our program. Given your expertise and experience with equestrian barns and arenas, I was hoping you might be able to give us some guidance.
We are having a hard time determining exactly what kind of and how much lighting is necessary. Do you have a formula that you use?
Any help you can provide would be greatly appreciated. I look forward to hearing from you!
Dear Undercover Rider:
Glad to hear all’s well.
I would be happy to offer some guidance on lighting for your arena.
A: I typically recommend approximately 35 to 50 foot candles per sq ft of light on the arena floor in order to provide a sufficient amount of light for a variety of functions. It also depends on the amount of reflective surfaces you have and the color of those surfaces including the arena floor material.
If you are anticipating a variety of entertainment type functions such as charity events, parties, etc you may want to consider a variety of type mood lighting for different events.
There are also a variety of type lights to consider such as metal halide, LED, HD, etc.
There are other factors to consider as well such as initial cost, operating cost, maintenance or lamp life and also the design of the fixture (bird protection, fire safety, etc.)
We are beginning to use LED more often now. I hope that helps!
“When you take a horse out of its comfort zone—the wild—it’s your obligation to create an environment that protects its health and safety. A poorly designed barn can be worse than no barn at all.” – John Blackburn
John Blackburn knows barns. As Blackburn’s owner and senior principal for the past 25 years, John has designed over 150 equestrian facilities across the United States and abroad.
In his blog, Stable Minded, John rhapsodizes about the design process behind our horse barns and equine facilities as only he can. His blogs cover a variety of equestrian news and topics: from the story behind projects we’ve designed to equestrian and design issues, such as how to increase natural lighting in barns. For those of you with questions or comments about the nitty-gritty details we face when designing barns, John considers his blog an open forum to discuss what’s on your mind.
If you’re curious about the architectural process, like to view construction photos from start to finish, or have questions about how it all works, we invite you to read and comment at Stable Minded. It might not be literally straight from the horse’s mouth, but we like to think it’s pretty close.
Today’s blog comes from Macy Carman, an enthusiastic and talented student (and equestrian!) from Hollins University in Virginia. Macy, an environmental studies major who is considering graduate studies in architecture, spent some time with us to learn about what it means to be an “equine architect.” In turn, my staff and I got to spend some time picking her brain about her invaluable experience as a groom for Pollard Eventing. (On a sad note, our thoughts are with everyone at Pollard Eventing. Macy travelled back to be with her horse family after the tragic car accident that claimed the lives of three horses last week.)
I knew I had picked the right architecture firm for my internship when John Blackburn started out my first day with what he referred to as his “dog and pony show.” I love pony shows! I am a lifelong rider, member of the United States Pony Club, and looking forward to a career in designing equestrian facilities, so I knew I was in for a treat. And I was…the presentation he showed me displays many of the options that are available to clients as well as the principles he bases his designs around: natural light and proper ventilation. I think that he could convince anyone that these are the most important concepts behind a facility!
During my time with the Blackburn team, I was able to accompany John to a Virginia Farm where he was interviewed for a video (stay tuned for the final project). After spending so much time discussing the process to designing a barn, I certainly had a different perspective when touring the facility. While my practical experience with horses, combined with time spent in a variety of barns, has instilled in me the importance of a well thought out facility for the safety and well being of the horse and rider, I picked up on a lot of smaller details. John had a reason for why every detail was exactly the way it was, and was happy to answer all of my questions. Watching his interviews, I got a sense that he cares for the horses just as much as the owners, which is exactly what we horse people are always looking for.
Over the course of my first week here, I have talked to everyone in the office about their projects, their academic paths, and their thoughts on barn design. As interested as I have been in barn design over the years, I have never given thought to many things Blackburn consistently addresses, like making sure that vehicles, visitors, and horses are separated at all times. Who knew a driveway needed so much planning? Everyone in the office has been very welcoming, and I hope that I have been able to provide a slightly different perspective as a rider and a groom. I look forward to absorbing a greater understanding of equestrian design during the rest of my time here- and maybe some tips on my graduate school applications too. I would like to thank the whole office for having me.
Just over a year ago, I wrote about visiting a project in Rancho Santa Fe, California that had just began construction. A year later, I am happy to report that the construction effort is complete and was a great success. Lucky Jack Ranch, as its owners have christened it, is located in Rancho Santa Fe California and is made up of a 3,900 sq. ft. clubhouse with guest residence, a 15-stall barn plus a large wash stall, six outdoor tacking stalls, and an open riding arena. The Ranch also has a famous neighbor: the Pacific Ocean.
The family’s private equestrian facilities take full advantage of seven acres of the site, with the structures placed upon an overlook to capture Pacific Ocean breezes, not to mention an ideal view of the sunset. The Ranch emphasizes the leisurely aspects of horse riding, from cool-down trails surrounding the property to a large patio that invites riders to relax and socialize after riding. There’s a romantic feel to the architecture, which was designed as a modern tribute to Lilian J. Rice, the architect responsible for much of the site planning and architectural design within the community of Rancho Santa Fe as it formed around 1922. The architecture is heavily influenced by Spanish and Spanish Colonial design, using stucco, terra cotta, and wood accents. A trellis stretches from the clubhouse to the barn to connect the Ranch visually.
The property focuses on an ultimate rider experience, apparent in the full amenities at Lucky Jack (there’s even a wood burning pizza oven), but there’s no mistaking that this is a serious working horse ranch; complete with a hotwalker, round pen, custom Lucas Equine stall systems that include indoor and outdoor wash stalls, a tack room, and several areas for riders to lounge and observe the activity of fellow riders.
A fully equipped kitchen and dining area in the clubhouse opens to a smaller, more intimate patio space for dining al fresco while the main patio (with that enviable, wood burning pizza oven I mentioned) prompts larger gatherings. Lounge chairs and tables invite riders and non-riders alike to relax and take in the refreshing ocean breezes and unwind. The owner’s family and friends can even stay in the clubhouse, which has two bedrooms, terraces, and a laundry room. The only real difficulty might be getting guests to leave.
Allard Jansen Architects, Inc. of San Diego was a local design consultant and permit facilitator for the project.
We’re really excited to be a part of Kathryn Masson’s new book called Stables: Beautiful Paddocks, Horse Barns, and Tack Rooms. The book features stunning photographs by Paul Rocheleau and showcases a variety of stables across the United States. One of the stables shown is Sagamore Farm, the famous thoroughbred-horse breeding farm originally owned and operated by Alfred G. Vanderbilt, II.
Blackburn Architects had the pleasure of working with Sagamore’s current owner, Kevin Plank, CEO of Under Armour, to restore and upgrade the facilities, which had fallen into serious disrepair from the former previous ownership. We provided architectural services to renovate two of the farm’s existing barns: the 16-stall foaling and 20-stall broodmare barns.