Houston Barn-Proposed Bond-Frequently Asked Questions (FAQs)

  1. What initiated this bond request?
  2. Why does this need to done now?
  3. Why don't we just tear the barn down?
  4. Can the barn be dismantled and sold?
  5. Why don't we just replace the roof now?
  6. Is the cost of a metal roof more expensive than asphalt shingles?
  7. Can the Buildings & Grounds move their equipment to the highway garage?
  8. Can the uses currently being accommodated at the barn be done elsewhere?
  9. What options were considered by the Commitee and what is the cost of each?
  10. Which option is recommended?
  11. How will the barn stabilization be funded and what is the tax impact?
  12. Why are American Rescue Plan Act (ARPA) funds being used?
  13. Why are the cost so high for the building on an alternate site?
  14. If a new building is built on the current barn location, what would it look like?
  15. Why are taxpayers being asked to pay for the barn stabilization instead of asking for private funds?
  16. Is other funding available to offset these costs?
  17. If the bond is approved, what happens next?
  18. Does the barn Stabilization option allow for potential future uses?
  19. If the bond is not approved, what happens next?
 
 
 
1. What initiated this bond request?
In January 2021, the Select Board appointed the Houston Barn Committee to advise them what should be done with the Houston Barn at Houston Fields.  The report was to be returned to the Board in time for action, if required, at the March 2022 annual Meeting.  The result of this study is the Select Board’s Article 4 Bond request.
 
2. Why does this need to be done now?

The roof shingles prematurely failed resulting in internal water damage for over a year.  In June of 2021 the NH Preservation Alliance awarded the Town of Hopkinton a Historic Barn Assessment Grant that provided funds to hire a barn consultant, Ladd Timber Framing, to do an evaluation of the existing conditions of the barn.  The report identified some critical structural repairs that must be addressed. Continuing to ignore the leaking roof and needed repairs will put the barn at risk of partial collapse due to wind and/or snow load.

3. Why don't we just tear the barn down?
The committee received quotes to tear down/dismantle the barn ranging from $45,000 to $150,000 and that does not include the costs to remove the foundation and restore the site.  If the barn is torn down, the historical value is lost and an alternate space will need to be identified or constructed for the following users:
  • DPW-Building and Grounds uses the lower level for their field maintenance operation and equipment storage.
  • Fire Department uses loft area for dark and confined space training.
  • Recreation Department and Slusser Center uses a third of the barn’s main floor level for storage.
  • HYSA uses another third for sports equipment.
  • Boys & Girls Scouts and the Library use space to store large items.
4. Can the barn be dismantled and sold?

Two barn restoration contractors looked at the barn and stated that because of the barn’s size (100’ x 44’ x 50’) it would not be feasible to hire a contractor to disassemble, catalog the pieces, remove and then relocate it.  If all or part of the barn was sold, the remaining sections and foundation will still need to be removed and the site reclaimed.

5. Why don't we just replace the roof now?
Before a new roof is installed the following sequential steps need to be completed: repair some internal timber bracing, raise the barn, replace the foundation, and then lower the barn onto the new foundation.  If the new roof is installed before these steps are completed, any twisting or movement of the roof during the jacking phase is likely to damage the new roof.

6. Is the cost of a metal roof more expensive than asphalt shingles?
Yes. However, the committee felt that the additional cost of a metal roof will provide far more value because it will last significantly longer.
 
7. Can the Buildings & Grounds move their equipment to the highway garage?
The DPW garage off Maple Street is largely filled.  Additionally, operating out of that facility is significantly less cost efficient and less safe because of the travel to the fields.
 
8. Can the uses currently being accommodated at the barn be done elsewhere?
There is no existing facility that would accommodate it and after extensive inquires, the Committee has not located any suitable alternative facilities.
 
9. What options were considered by the Commitee and what is the cost of each?
  • Barn Stabilization ($875,000) – includes structural repairs, raising the barn, replacing the foundation, site drainage, waterproofing the basement, resetting the barn on the new foundation, and metal roof.
  • Barn Rehabilitation ($1,783,000) – includes everything in the Stabilization option plus a fire suppression system, electrical service, limited heat (for the fire suppression control room), lightening rod installation, repair and painting exterior trim, siding, windows, doors, and flooring.
  • Replacement on the existing barn site ($1,727,000) – includes removing the existing barn and its foundation, site preparation work, constructing an adequate size building that will accommodate the current uses, and be architecturally compatible with the Library and Slusser Center.
  • Replacement on a new site ($2,286,000) – includes locating a new garage/storage structure on an existing site beyond the Library.  The Committee chose this site as the Town owns the property and the location allows the barn's current uses to remain within Houston Fields. The additional costs are associated with extending electrical and water services as well as this facility being quoted as a one-story building. 
10. Which option is recommended?
After much detailed discussion, the Committee, Select Board and Budget Committee recommend the Barn Stabilization Option.  This option fixes the immediate needs to preserve the barn for its current uses and historical value, provides a building block for further improvements, and minimizes the tax impact.
 
11. How will the barn stabilization be funded and what is the tax impact?
     Total cost of stabilization           $875,000
 
     ARPA* Funds to be used          $603,000  (Select Board has decided to spend these funds on this project)
     Proposed Bond                         $272,000
         *American Recovery Plan Act (ARPA)

Bond Payment Chart

12. Why are American Rescue Plan Act (ARPA) funds being used?
Municipalities that have received less than $10 million (we received $603,000) in ARPA funds are basically able to spend them with few restrictions.  The Select Board has determines that they should be spend on one-time costs and have determined that they should be used on the barn.
 
13. Why are the cost so high for the building on an alternate site?

The potential site reviewed by the Committee is located on a flat knoll beyond the Library and this site has ledge.  Providing water, electrical, and sewer lines to the site requires longer trenching and will encounter ledge removal in some areas.  The option for a new Building and Grounds garage/storage building considered by the Committee is a one-story wood frame structure divided to accommodate the field maintenance operation and the current Town storage needs.

14. If a new building is built on the current barn location, what would it look like?
The Committee assembled costs for a two-story wood framed structure resembling the current barn that would complement the existing Library and Slusser Center buildings.  This option would have ground level entries at the lower and upper levels.
 
15. Why are taxpayers being asked to pay for the barn stabilization instead of asking for private funds?

The town owns the barn and is responsible for its maintenance.  The barn is currently being used by numerous Town departments.

16. Is other funding available to offset these costs?
No.  However, if funding is approved for the Stabilization of the barn, the Town can then apply for other grants and seek private funding to advance towards Rehabilitation.
 
17. If the bond is approved, what happens next?
The Select Board will put out a request for proposal to construction management companies and engineering firms.  The procedures will follow the same procedure used for other large Town construction projects.  It is hoped that construction will begin early fall 2022 and be complete by late spring 2023.
 
18. Does the barn Stabilization option allow for potential future uses?

Yes.  The Stabilization work saves the structure for the future, allows the current uses to continue and prepares for the a potential next phase, Rehabilitation.  If uses develop that include assembly, those needs can be accommodated in the future, potentially with private funding.

19. If the bond is not approved, what happens next?
The proposed stabilization plan is a proactive solution designed to meet the needs of the town.  In the event the funding is not approved, the town will still be required to address the space needs, as well as determine the future of the barn.