Fire protection in an equestrian facility is always a concern of the highest priority. Because we’re often asked, we thought we’d offer information here on the fire suppression details the Blackburn design team has included in some of our latest projects.
At a new barn under construction in Indiana, we’ve specified a Dry Pipe System by Fire Tech, LLC. http://www.firetechstl.com/systems-preaction.php. We could have specified a “preaction sprinkler system,” but chose the dry pipe system because of the dangers of freezing pipes in the cold weather climate of the Midwestern United States.
To quote Fire Tech’s description, “A Preaction Sprinkler System is a system which employs automatic and closed-type sprinkler heads connected to a piping system that contains air (either pressurized or non-pressurized), with a supplemental system of detection serving the same area as the sprinklers. The systems are typically used in applications where the accidental discharge of water would be catastrophic to the usage of occupancy.
“Preaction Sprinkler Systems are similar to Dry Pipe Systems in that the water is kept from entering the piping valve, in the case a preaction valve. This valve is held closed electrically, only being released by the activation of the detection system (heat or smoke detectors mainly) when an electrical signal is sent to the releasing solenoid valve. The water then fills the pipe, ready for the activation of the sprinkler heads. Preaction systems can be arranged to be activated by only one detection device type, or many.”
In Indiana, our architects specifically called for a dry pipe system because of the potential for freezing temperatures, but also in case “one of the children kicks a soccer ball and takes out a sprinkler head” (the client’s words). With a dry pipe system, the sprinklers won’t go off unless they also sense smoke or fire (depending on the detector type). A false alarm could flood and ruin the barn’s expensive finishes. And using recessed/concealed pop up heads is a good idea where you can.
Another critical reason Blackburn specified a dry pipe system is because of an issue with water demand; the Indiana farm doesn’t have sufficient well water on site to power the system. Because of this, our client connected to county water. Keep in mind that If you’re on a well, you’ll likely never have enough pressure to support a fire suppression system. The gallon per minute (gpm) for firefighting is higher than your average ground well can produce. This means you must store water on site in a tank or pond.
At Sheik Island, one of our projects in Florida, we stored water below ground. In California, at a private facility, we installed an above ground tank adequate to run the system as required by the local fire department. Additionally, we posted signage limiting the occupancy (should the owner decide to sponsor a large event in the arena). The clients obtain a special permit when larger events occur, and they hire the local fire department to have a truck on hand during the event.
At the Devine Ranch, in Aptos, California, and at the Moss residence, also in fire-prone California, we provided on-site storage tanks with backup generators to operate a pumping system.
Next up on the Blog: fire limiting design guidelines we build into our projects.
An apartment or condo in the barn isn’t the same thing as short-term accommodations. We’ll often design a “warm room” into our barns so clients can stay close in case there’s a sick horse or for foaling. Even though technology provides some good methods to provide warning or protection (alarms, cameras, etc.) there are times when you just need to be close to respond quickly.
Permanent living quarters, however, can be problematic:
1. If the residential component is too large, then the change of scale can overshadow the scale of the barn and you end up with a “tail wagging the dog” situation. Aesthetically the design looks awkward.
2. If the residence will house a family, you run the risk of injury to children, pets, or visitors and there’s an increased risk of fire caused by household activities.
3. If the apartment or condo is for the owner it’s easier to control but if it’s for a groom or an income rental it’s important to be prepared that lifestyle choices may clash with your own. For example, the tenant may be entertaining guests who may be unaware of the impact of their activities on the horses.
Because a barn usually has a lower cost per square foot (to design and build) than a residence, you may be able to save money by separating the two different uses and avoid building in the necessary fire and smoke separations. For example, the barn could be a simple pole barn and the residence constructed to a higher standard.
Another option is to build the apartment or residence as part of a service /storage structure or another farm building. Two examples of Blackburn Architects’ projects where we did this are Great Roads Farm in New Jersey and Kindle Hill Farm in Pennsylvania.
To conclude, without building in substantial fire/smoke separations when adding an apartment in the barn you increase your risk of disaster. Building codes in most areas require you to include a two-hour separation. It’s essential that you check these regulations before planning an apartment in your barn.
Furthermore, an apartment in a barn or connected to it can impact the farm by forcing a larger footprint for the barn, and this can impact service roads, lead paths to paddocks, land grading, etc. If the apt is added to the second “loft” floor unless it is designed properly it could negatively impact the introduction of natural light and ventilation (see Bernoulli principle and chimney effect).
Fences are one of the most common discussion points among the Blackburn team and clients when we’re designing an equestrian facility. The options listed below are certainly not exhaustive but reflect what we commonly find in many of our projects.
Some options are better suited for pastures, while others are more appropriate for small stall turnouts. We’ve tried to identify a variety of approaches that meet the safety needs for horses, limit maintenance needs, and often fall within neighborhood guidelines.
1. Steel rail fencing is an option for stable turnouts. The material is available in a thinner profile so it isn’t as visually heavy and it can be painted black or another dark color so that it does not have the “ranch” appearance seen with galvanized steel pipe corrals. The up-front cost is higher but the material is durable and will have little-to-no maintenance needs.
2. Woodguard polymer coated wood fencing is treated wood with a non-toxic, non-chipping surface covering. The wood grain is still visible but the finish has some of the plastic texture of the polymer. This product allows for fencing to be constructed similar to a wood fence, with the rails attached to the face of the posts. The result is a stronger, safer fence. Woodguard has a 20-year warranty. The cost is similar to wood board fencing but the maintenance needs are less. While the manufacturers state that this product is resistant to cribbing, we would recommend that a hot-wire be provided at the top rail to discourage the horses from chewing. This material would be acceptable to use for both stall turnouts and paddocks. It offers the appearance of a traditional 3- or 4-board wood fence without the significant maintenance demands. https://www.wood-guard.com/horse-fencing/
3. High Tensile Polymer (HTP) comes in both rail and wire styles and is typically mounted on wood posts. The rail is typically 5” wide and from a distance will appear similar to wood board fencing. Because wire fencing has a lower visibility, we suggest using a thicker top board so that the horses can more easily identify the barrier. The HTP materials’ inherent flexibility makes these products durable and resistant to horses leaning on or running into the fence. Typically, these are more suited to large pastures or for perimeter fencing and less so for stall turnouts. The darker colors tend to exhibit a chalky appearance over time.
4. Rubber fencing is a durable, flexible, and low profile fencing material and is similar to the HTP fencing. We’ve not seen this product used as often and we understand that there’s a risk that the strings of the fabric (which is an internal support for the rubber) can become exposed and offer a hazard for horses to chew on. A hot-wire at the top of the fence may combat this risk.
The advantages of rubber, HTP or any type strap fencing is the posts can be set further apart which is useful when its highly visible and you want to minimize the number of posts. The fencing is flexible and resists breaking when a limb or tree falls on it therefore it’s a good material for perimeter fencing large acreage and where it encounters wooded areas. This is safer if/when a horse runs into the fence; especially a problem on larger paddocks when horses can get some speed and not be able to slow down.
5. HDPE is a post and board fencing material. It’s stronger than PVC and performs better in all weather conditions, but the primary issue is in the assembly of the fence. The rails are set between posts, instead of fastened to the face, and can pop out if the fence is not secured properly. Its requires more frequent posts which tends to look busy and it’s difficult to bend or angle corners because of the assembly method. The Blackburn team isn’t particularly fond of this material because it can look clunky and isn’t the safest option. http://www.amberwayequine.com/products/hdpe-fencing-2/
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.
Q: Dear John,
We have a house on 3 acres of land with a 4-stall metal barn. It’s been years since horses have been on the property. The pasture and paddock are overgrown with trees and shrubs and are now essentially wooded areas. The fences are in disrepair. The area is hilly. We need to see if we can flatten an area to use as a riding ring. Drainage will be an issue. Basically, we need to figure out a way to rework what’s here to maximize what we can use. We understand that it will be a large undertaking and we want to properly plan to do it right and complete in several stages over a couple years.
Your website has been helpful and informative, but any additional information would be greatly appreciated.
A: Dear Midwestern Equestrian,
Almost weekly, our office receives calls or emails from people who own a property and plan to put horses on it. Maybe there’s already an old structure there. Or perhaps they want to start from scratch. They ask for advice on where to begin.
Midwestern Equestrian, I suggest you start with a site plan. Even with an existing structure (your 4-stall barn), there are so many benefits to putting together a “roadmap” for future changes/improvements. And since you want to put four horses on three acres, efficient planning is critical. Consider that there are three major categories of costs when planning to bring horses onto your property: 1. Operational, 2. Environmental, and 3. Infrastructure. Proper planning will save you money in all three areas. Fewer roads, less fencing, better drainage all ensure that the whole farm, not just the horse barn but the entire collection of structures on the site, operates efficiently and safely.
Operational Considerations: First locate where you’ll put the horses – where is your turnout? Where will you store hay, equipment, or vehicles? Do you have access for manure pickup, large-truck deliveries, guests or visitors? Minimizing the number of steps necessary for your daily routine (turnout, stall mucking, etc.) will save labor time, which of course you know is money in the farm biz. Planning will also preserve space for paddocks.
Environmental Considerations: Figure out structure placement within your acreage. It’s important to properly orient any new buildings in the landscape. We design our barns to generate their own ventilation, placing them perpendicular to prevailing summer breezes. (One of many design considerations for maximizing light and ventilation, which is a subject I’ve written about often.) Additionally, placing structures where the land will drain easily makes good sense.
Infrastructure Considerations: Fewer roads to maintain means fewer dollars spent.
Creating a master plan does not mean that every part of it needs be built at once. The plan may end up taking years to implement, but as each new structure or paddock is added, it isn’t done in the usual haphazard way. It will save you from asking, “You know, I could use a tractor shed somewhere?” Even those with very limited budgets should consider getting the advice of an expert at the planning stage, given the importance of the optimum farm layout.
Hope this helps in your planning, and good luck with your farm!
I had the pleasure of attending the 2nd annual Equus Film Festival in NYC recently, an event that Blackburn Architects sponsored last year and again this year. Included in this year’s line-up of activities was a tour of the Clinton Park carriage horse stables. Until just recently I had not had the opportunity to explore the city stables so this was my first visit. It was something I had long been looking forward to especially given the controversy surrounding the horse carriages. Now having toured the facilities, I thought I’d offer my perspective as an architect who specializes in the design of safe and healthy horse stables.
Having heard and read tales about the conditions the horses were living in and being an adamant proponent of horse health and safety, I was anxious to see the stables for myself and determine from my own expertise if or how the stable conditions contributed to or confirmed these claims of abuse. The tour was lead by carriage driver and working horse advocate, Christina Hansen.
Clinton Park is the largest stable of the city’s four. It was built in the late 19th century and has operated as a stable for horses serving the City since it was constructed. It is currently owned by a co-op of carriage owners. It houses over 70 horses and over half of the city’s 68 carriages. The first floor is strictly “operations” and includes storage for carriages, maintenance for equipment and a couple small offices. Ramps lined with rubber mats lead to the 2nd & 3rd floor areas where the horses are kept. All the stalls are at least 60 sq. ft. or larger and each contains a fan and an automatic waterer. Considering the size of the carriage horses, I’d say the stalls are on the “cozy” side, but not alarmingly so. The stalls are mucked twice a day and the stables are attended to by at least 3 personnel 24/7.
My tour took place during the fall (November), so I can’t attest to what the facility is like in the dead of winter or the heat of summer. However, I was impressed with the efforts and procedures put in place to provide adequate ventilation for both seasonal extremes (good ventilation is critical to the health of the horse in all types of weather.) Furthermore, I was pleased to learn that the horses work on a rotation schedule where they are sent to the country for four to five months out of the year and work the remaining months – a work schedule many humans would love to have. Sign me up!
I’ve read recently, that Mayor de Blasio has modified his position on eliminating the horses all together in favor of reducing their numbers and confining them to Central Park. I’ve been a vocal advocate for horse activity to continue in New York City and have stood by the NYC Carriage Horse drivers in their pursuit to remain in operation. Like Mayor de Blasio, I too feel Central Park would be a great option to house some of the horses, however I don’t support the idea of reducing their numbers. This visit has given me a new perspective on the current carriage horse stabling and I feel they should remain in operation. I do feel that Central Park, as a prominent tourist destination, could benefit from being “friendlier” to equine activity. More riding trails, expanded carriage lanes, rubber standing mats for carriage horses while they wait for patrons, and maybe a “living museum” or educational event that pays tribute to the city’s equine past are just a couple ideas to get started on expanding the Park’s equine amenities.
As for the existing stables, I did not witness conditions that I would consider detrimental to the horse’s health or safety. In fact, I was quite impressed by the care and concern that the horse owners, drivers and other handlers provide the animals. Sure, they operate out of an historic structure that could use significant physical improvements, but in my 30+ years of experience designing for horses, I have never encountered an occasion where a horse required “new” finishes, fresh paint, or other nice finishes that humans enjoy. A horse’s basic needs (light, natural ventilation, quality feed, comfortable/ clean bedding, regular exercise, etc) are what need to be met and I feel the Clinton stables provide that. I would, of course, be happy to provide recommendations for improvements should the owners ever want to upgrade. The stables embody a lengthy heritage of metropolitan horse stabling and continue to operate safely and effectively to that purpose.
Ultimately, we need to support the horse carriage industry and encourage more use of horses in the city, not less. I remain adamant in my concern for the protection, health and safety of all horses in all activities and I continue to fight for the preservation and expansion of equine related activities in everyday life (riding, showing, therapy, sport, etc).
Over the years, I’ve collected much too many photos of barn details, which includes everything from latches on stall doors to drains in aisles. It’s only natural to collect the things you love, right? I often refer to my virtual stash of detail images when I’m designing a barn and hope they might serve as an inspiration to you as well. I will probably add to the collection (correction: I WILL add to the collection because I won’t be able to help myself) over time. What can I say, the details separate a fine barn from a fantastic barn. On that note, I hope you’ll forgive my lack of photography skill. Some of these images were taken during or just after the construction process by yours truly. That should serve to explain any and all photos with incomplete landscapes (aka piles of dirt) and unique angles (aka crooked) that are artistic-driven (aka fuzzy, out-of-focus) images.
By way of introduction to my collection, I think it seems fitting to begin this set barn detail images with the door. Every dutiful, the door is a part of every barn, everywhere. (At least I hope so.) You’ll see many images of my favorite, the Dutch door, which aids ventilation within the barn. There’s also human-only doors, main entrances, side doors, etcetera. Hopefully it’s not too much of a hodgepodge for you to enjoy.
Incidentally, I’ve asked one of the more tech savvy staff (basically anyone but me) to link these images on Pinterest; we’re attempting to hop on that fast-moving train because we architects sure appreciate a visual aid. If you’re a Pinner yourself, let me know so we can follow you there. Until then, happy collecting!
Dear disgruntled artists: the key to success isn’t kicking down the door; it’s building your own.
On fifty gently sloping acres south of Charlotte, North Carolina, Ketchen Place Farm is a family-owned, female-run farm that breeds thoroughbred and warmblood sport horses. Blackburn Architects provided architectural services for the construction of a 20-stall barn and a not-yet-built, separate four-bay garage with a two-bedroom, two-bath residence above. The master plan includes redesign and improvement of roads, fencing, paddocks, a run-in shed, and a well-defined entrance to the facility. The shed-row style barn, which includes a studio apartment above for the observation of foals, wraps around three sides of a courtyard that doubles as a small sand training paddock. The project was featured in the Spring 201o issue of Architecture DC Magazine.
Program 20-stall barn with groom’s studio, four-bay garage with residence, redesign of roads, fencing, paddocks, shed, and facility entrance
Designed in response to an adjacent new residence and in the style of existing barns on the private ranch, this eight-stall barn in Montana uses heavy timber framing and western cedar siding.
The program includes wash and grooming stalls, a lounge/office, large tack rooms, and a loft with a balcony that overlooks an outdoor arena. The barn’s deep overhangs create covered areas to wash and groom horses outdoors while a continuous translucent ridge skylight allows generous amounts of natural light within the barn.
Program 8-stall barn, outdoor arena, service building
Just a quick note to share the following list of farms that are offering open houses this year as posted by Throughbred Times. Lane’s End Farm, a Blackburn project in Versailles, Kentucky, is offering tours from 10 a.m. to 2 p.m. daily through January 14th. If you own or work at a farm that would like to be included on the list, email email@example.com with your information. I’d welcome your thoughts if you happen to tour Lane’s End or any of the other farms. We designed Lane’s End Farm in collaboration with Morgan Wheelock, the talented landscape architect, as the Farm greatly expanded its operations from 1990 to 1995. However, the design intent – striving to provide as much natural light and ventilation as possible within the barns – remains as important today as it did then.