Board of Supervisors Meeting Date:


Bishop’s Run, LLC, Owner
New Baltimore Fire and Rescue Co., Applicant


March 8, 2007

Staff Lead: 

Holly Meade, Senior Planner



Community Development

Magisterial District:  Scott



Service District: New Baltimore


Part of 7916-12-8941-000



A Resolution to Approve SPEX07-SC-009: Category 11 Special Exception to Build the New Baltimore Fire and Rescue Station


Topic Description: 

The applicant seeks approval under Category 11 to build a combined fire and rescue station in the New Baltimore Service District.  The site was proffered in accord with the approved Bishop’s Run Rezoning RZ03-S-17.   

Project Information: 

In December 2005, the Fauquier County Board of Supervisors adopted the Long Range Fire Rescue Service Plan, which called for the relocation of the New Baltimore Station to Riley Road near Route 29 on proffered land from the Bishop’s Run project as a priority need.  The site contains three (3) acres and will receive utilities from the Bishop’s Run Development.   

The new Fire Station will be a single story structure with the apparatus bays on one side and the residential/office areas on the other.  The proposed new Station will house the New Baltimore Fire and Rescue Department’s (Company 10) response personnel, equipment, and vehicles.  This new facility will house both firefighting and emergency services equipment and crews.  The station and site will be used only for operational purposes.  There will no bingo, social hall, or aerial siren. 

The New Baltimore Fire and Rescue Station will be a 24-hour facility.  There are two (2) full-time employees of the Department that work Monday through Friday from 6:00 A.M. to 6:00 P.M.  The majority of the personnel using the station will be volunteers.  Chief George Keefer has estimated that the highest number of personnel (volunteers and paid staff) on a very busy night at the station is about twenty (20).  This number might occur during a storm event or other natural or man-made disaster.  Since the Department operates on a volunteer basis, the exact number of personnel at the station at any one time is not always known.  Generally, on an average day there are three to four people waiting at the facility for calls.  This number increases with weather conditions or events that might cause an increase in activity.  The applicant states that the new station will allow for the fire and rescue squads to meet new demands and greatly improve the safety of New Baltimore and the surrounding area.


Action Requested of the Board of Supervisors: 

Conduct a public hearing and consider adoption of the attached resolution.

Planning Commission Recommendation: 

On January 25, 2007, the Planning Commission unanimously recommended approval to the Board of Supervisors, subject to the Conditions of Development.

Land, Area, Location & Zoning:

The property is located south of Lee Highway (Route 29/211), west of Riley Road (Route 676) across from C. Hunter Ritchie School on the Bishop’s Run site.  A map of the property is shown below with the site cross-hatched.



Neighboring Zoning/Land Use: 

The property is zoned Commercial-1 (C-1).  It is surrounded by a mixture of Residential (R-1 and R-4) and Commercial (C-1) property. 


Staff Analysis: 

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance, and other relevant policies and regulations.  Staff and referral agency findings, comments, and recommendations are summarized below. 

Zoning Considerations: 

The Zoning Office has provided the following comments: 

1.         The following standards are required to be considered in evaluating the Special Exception application: 

            A.        5-006, General Standards. 

            B.        5-1102 Standards for All Category 11 Uses.

            C.        5-1105 Additional Standards for Libraries and Public Safety Facilities 

2.         Site plan approval is required for the proposed project. 

3.                  The concept plan appears generally consistent with Zoning Ordinance regulations, but please note that the proposed plan may require adjustments during site plan process to meet the Zoning Ordinance requirements: 

·         Buffers and Landscaping.  Minimum buffering and landscaping requirements are established by Section 7-600 of the Zoning Ordinance.  It does not appear that the landscaping requirements are met on the concept plan but rather shared by the adjoining Bishop’s Run property to the north.  These requirements will be evaluated at site plan and will require a Landscape/Buffer Yard Modification to be approved.  The approval of this plan does not constitute approval of the buffer yard width.      

Engineering Considerations: 

The Engineering Office has provided the following comments: 

1.                  An oil/grit separator is to be provided as an inline treatment before runoff from the refueling area enters any type of BMP/SWM facility. 

2.                  Stormwater management BMP’s will be required for this facility.



The Soils Office has provided the following comments: 

While approximately 30 percent of the site is mapped soils are rated poor for general development using central sewer and water, the site is close to the head of the drainageway where probability of flooding and concentrated runoff is greatly reduced.  The remainder of the site is rated fair to good for general development using central water and sewer.     

Transportation – VDOT Concerns: 

VDOT has provided the following comments: 

  1. Provide sight distance profile for both entrances using a 50 mph design speed.


  1. Curb and gutter on Route 676 must be CG-7 due to the 50 mph design speed.


  1. Show the location of the entrance to the Bishop’s Run commercial site.  It appears that due to the proximity of the two entrances, curb and gutter will need to be tied together.


  1. Line up the entrance with the school entrance; label the school entrance.


  1. Include vehicle trips per day.  There appear to be a lot of parking spaces proposed for the small number of employees that are indicated will use the facility.


  1. A fueling station has been shown for the facility, but it is not clear if this is just for the fire station use.  The vehicles trips per day needs to include any trips associated with this use.


Fire and Emergency Services: 

The current station’s location at Route 29 creates a traffic hazard when emergency apparatus are responding from the station. This interrupts traffic flow to the point that many minor traffic accidents have occurred.  

The new location is most attractive for many reasons. First, the site acquisition is through a proffer to include site grading and utilities such as sewer and water. Next is the proximity. The location at Riley Rd/ Bishop’s Run provides for many safe ingress and egress routes for our emergency units responding. It is quick to Route 29 at a more visible and wider crossover, the access to Vint Hill is closer as are other routes and developments such as Brookside. Several other sites have been evaluated since 1999 to include renovation of the existing site. The Bishop’s Run site is by far the best site.


Summary and Recommendation: 

Staff and the Planning Commission recommend approval, subject to the conditions that address the outstanding information requested by VDOT.


Identify any other Departments, Organizations or Individuals that would be affected by this request:

 Community Development

Fire & Emergency Services



1.      Special Exception Plat

2.      Statement of Justification


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