Frequently Asked Questions
Why do we need library repairs now?
What’s the history of the renovation project?
How did the library deteriorate to the point that it needs these repairs?
What repairs are planned?
How was the plan developed, and how were decisions made about what to include in the repair project?
What’s happening to the teen room?
What happens if the Repair Project doesn’t pass?
How sustainable are the repairs?
How much will the library repair project cost?
What’s the estimated tax impact per household?
How much money have we invested in the library repair project already?
Why is this repair project so expensive? Commercial projects don’t cost this much.
What have you done to control costs?
How long will the repairs take?
Where will the library be during construction?
When will the library move?
Why not move the library permanently to the new Community Center?
What will you do about parking?
Why do we need library repairs now?
We have been holding off on major maintenance for 10 years in anticipation that the town would approve a renovation or expansion project. The library now has all major infrastructure at or past end of life including roof, HVAC, electrical, and network/communication systems. We now must deal with immediate cost and safety concerns to avoid major service impacts.
It is not fiscally responsible to utilize our municipal budget to cover the costs of maintaining obsolete systems that are failing at an increasingly alarming rate.
What’s the history of the renovation project?
In 2012, the process of investigating and applying for a state construction grant began. After years of development, Westborough was awarded a $9.4 million grant for a major renovation and expansion project. However, in 2022, Town Meeting voted against the proposed library project that would have renovated and significantly expanded the facility at an estimated cost of approximately $37 million.
In January 2023, the Library Building Committee (LBC) reconvened to develop a more cost-efficient repair project to address the library’s immediate and long-term needs without increasing the building footprint and at a much lower cost. In March 2023, Town Meeting approved $360,459 to identify major repairs, determine the scope of work, consider potential space reallocations, and develop both a timeline and financial estimates.
In March 2024, Town Meeting approved approximately $1.2M for detailed design development of a repair project. This year, the March 22 Town Meeting will vote on whether to fund construction for the repair project based on the report’s recommendations.
How did the library deteriorate to the point that it needs these repairs?
Why repair what was expected to be demolished or renovated?
Any maintenance not directly tied to safe operation of the building was deferred in expectation of a YES vote for the Renovation and Expansion Project (2012-2022). However, that project was voted down by Town Meeting in 2022.
This resulted in:
- Inability to address the accumulated maintenance, needed upgrades and other cost-saving measures that had been deferred in anticipation of a Yes vote.
- Forfeiture of the state’s $9.4 million construction grant
What repairs are planned?
Repairs
- Replacement of the slate roof on the 1908 building and the roof on the 1980 addition
- Replacement of the failing HVAC system (installed between 1980 and 2012)
- Preservation and restoration of the 1908 windows
- Replacement of carpet on the ground floor
Code compliance
- Installation of a fire suppression system
- Required changes to electrical, plumbing, and other systems
- Ensuring ADA compliance, including adequate restrooms
Program upgrades
Upgrading information technology and connectivity infrastructure
- Upgrading information technology and connectivity infrastructure
- Upgrading infrastructure in the children’s spaces
- Reallocating space for teens and adults by moving the teen area
- Improving meeting space and study areas
How was the plan developed, and how were decisions made about what to include in the repair project?
The design team, composed of the Library Board of Trustees, the Library Building Committee, Lamoreaux Pagano Associates Architects (LPAA; the project architects), and Vertex (the Owner’s Project Manager) has met monthly since January 2023, with additional meetings as needed. These meetings have been open to the public.
We have actively solicited community input throughout all phases of the project, including public forums, informational updates at select board meetings, and Town Meetings. Decisions about the project were based on consultation with the design team and library staff, feedback from the public, and the library’s needs. Best practices, sustainability, cost-effectiveness, and an efficient timeline were also considered when determining what to include in the repair project.
What’s happening to the teen room?
Based on public feedback, teen space will be relocated from the front of the library to the rear section of the main library floor and will be physically and acoustically separate from the general library space. The front section of the library (built in 1908) will be repurposed for adult use with comfortable seating, flexible program space, and library stacks for books and materials.

What happens if the Repair Project doesn’t pass?
If the Repair Project is voted down, the library will still require all the infrastructure repairs outlined in the project details. Delaying needed repairs will:
- Increase costs due to inflation (est. 3%-5% per year)
- Increase the likelihood of system failures that may cause damage, library closures, or personal injury
- Require additional costs to keep the library open during multiple repair projects. Depending on the specific repair, the library might need to move to a temporary location, build temporary scaffolding to stay open during construction, or close temporarily. These will add costs and/or interfere with library operations.
- Extended closure of the library could result in losing our state ‘certification’, which means Westborough residents would lose access to ANY Massachusetts library services and any state aid monies. Increase the likelihood of damage due to equipment failure (e.g., water damage from leaks in the roof or the air conditioning system or fire from the heating and air conditioning system).
By completing upgrades and repairs as a single, coordinated project, we will avoid system failures, higher costs due to emergency fixes, further infrastructure deterioration, and will limit disruptions to patron services and operating hours.
How sustainable are the repairs?
The HVAC (heating, ventilation, and air conditioning) system has been redesigned to replace the existing chiller, which provides air conditioning for the building (and is near the end of its expected 15 year life.) Summer air conditioning and most winter heating will be provided by a heat pump. We are retaining the existing gas heat system to handle unusually cold temperatures. The LBC reviewed several options and believes this design provides the best available balance between up-front costs, operating costs, and sustainability.
The LBC reviewed several options and believes this design provides the best available balance between up-front costs, operating costs, and sustainability.
How much will the library repair project cost?
The total cost of the project is projected to be $15.8 million. $1.8M has already been invested in the project for schematic design and design development/bidding documents. We estimate that $14 million will be needed for construction. Before the March 2025 Town Meeting we will have firm bids for construction.
The Library Building Committee is seeking grants and other additional sources of funding to minimize the cost to the town. The Westborough Public Library Foundation has committed to working towards raising $1M towards the completion of the Repair Project.
What’s the estimated tax impact per household?
If construction funding is approved in the March 2025 town meeting, it will increase the average single-family tax bill by an estimated $141.84 over 20 years.
How much money have we invested in the library repair project already?
Town Meeting approved $360,459 for the 2023 study and $1.5 million to develop and finalize the design, create bid documents, and put the project out for bid.
Why is this repair project so expensive? Commercial projects don’t cost this much.
All MA State and Municipal public building projects must adhere to a much more stringent set of public bidding statutes and regulations than private sector projects. These include:
- Creation of an independent Owners Project Manager (OPM) to work as the public owners’ (in this case, the Westborough LBC) agent for all projects over $5M.
- Annual State Certification or Re-Certification of all General Contractors and most Subcontractors to ensure the most qualified constructors possess the proper credentials for a public project’s scope and complexity.
- Contractors must additionally be Project by Project Prequalified.
- Contractors must have adequate Workers Comp and other insurance as well as proof of adequate performance and payment Bonds.
- Contractors must also provide documentation that their employees have graduated from the OSHA 10-hour construction safety course every 5 years.
- Contractors must pay craftspeople the local State Prevailing (Union) Wage Rate. This rate is typically much higher than standard minimum wage rates on non-union, private sector projects.
The Library Building Committee has been completely transparent in its efforts to deliver a project that is both cost-efficient and provides the best value for Westborough taxpayers.
Since the pandemic, the costs of construction materials and other related expenses have increased substantially. These costs are expected to continue rising, and the library’s needs will not decrease.
What have you done to control costs?
The most important step the Library Building Committee and design team have taken is creating a one-time, comprehensive repair project to address all the building’s deficiencies, ensure code compliance, and make the library ADA-accessible. Addressing issues piecemeal will lead to higher overall costs, a longer repair timeline with escalating expenses, a higher chance of emergency repairs due to system failures, and greater disruption to library services.
Specific cost reduction measures include:
- Designing accessibility to allow ADA compliance while controlling costs by obtaining a variance for the front entrance (saving approximately $500,000)
- Minimizing roof replacement costs while maintaining the library’s historic appearance by using synthetic slate rather than natural slate to replace the roof (saving approximately $200,000)
- Relocating to the Community Center building rather than renting commercial space (saving approximately $500,000)
- Downsizing the heat pump used to replace the current chiller from 60 to 30- ton capacity
- Additional smaller-value engineering decisions
How long will the repairs take?
The repair project is estimated to take 12-18 months.
Where will the library be during construction?
The library’s temporary location will be on the 1st floor of the Westborough Community Center in Bay State Commons. The library staff will continue to provide services to as great a degree as possible.
When will the library move?
If the project is approved, the library anticipates a move in May 2025, with anticipated reopening of services in the temporary location in June 2025.
Why not move the library permanently to the new Community Center?
- Since 2012, residents have overwhelmingly and repeatedly supported the idea of keeping the library in its historic downtown location.
- The Community Center is not large enough to permanently accommodate the library in addition to the space allocated for the Senior Center, Recreation Department, Veterans’ Center and other public services. Moving the library there would make it harder for the town to provide these other vital services.
- If the library moves out of its existing building, the town will still need to repair and maintain the now-vacant building and the surrounding lot.
What will you do about parking?
At times, parking is an issue. We are working with our neighbors at the Congregational Church to provide access to church parking by library patrons when the church does not need the lot.