Strategically locating a fire station can be the difference between life and death or salvage and demolition. When beginning the process of finding a suitable site for your Fire Station, there are several characteristics to evaluate.
Location
One of the first, and most obvious, is location. The Insurance Service Office (ISO) is a primary resource in assisting to evaluate optimal fire station vicinity and coverage area. The response time requirements, as outlined in the NFPA 1710/1720 standards, also lends to inform your department of the area to place the station. The response routes, including consideration of major or minor arterials, need to be a primary consideration for site selection, also. It may seem like a great idea to place a station on the main drag of a rapidly growing area, but when considering entering and exiting that site, as well as traffic congestion, it may be a site to reconsider.
Size of Site
Once you identify the area you need to place your station, the size of site becomes the next primary consideration. So, how do you decide how much area you need to place your station? First, you must consider how large your station is going to be. This is most accurately determined by doing a programming study. An experienced fire station design architect is helpful for this. An architect experienced in fire station design understands the needs and operations of fire departments. They will be able to assist you in determining optimal sizing of your station, the spaces critical to your operation, including current and future needs. They will help you determine if a single story or a multi-story station will be the best configuration. Knowing what apparatus will be housed in this station and the other activities that will be occurring on site will contribute to the identification of site size requirements. Area required for parking, turn radii, building footprint and other site activities all combine to inform you of the site size you need.
Proximity to Utilities
So often, the focus on the size and cost of the site become the central focus of site selection. Frequently, there is a general assumption that there are utilities nearby or that existing overhead lines can just be relocated to accommodate the aerials. Bringing utilities to the site or relocating lines can be a cumbersome and costly undertaking. A 6” fire line, for example, running 1000 feet to an onsite location can add $100,000 or more to a project. It is ideal to have electrical lines run underground to allow flexibility of the site. The underground lines may cost up to 10 times more than overhead lines, but the decreased maintenance and improved site flexibility may make this choice worth the upfront investment. Utilities are frequently across the street from your site. This will require access to them, which means in most cases boring under the street, line casing, and traffic control plans and approval. Most utility companies will be happy to sit down and discuss utility locations and what will be involved to bring the needed service to your potential property. This meeting will provide critical information about the costs and planning required to service your property.
Underground Mysteries
Taking time to see what lies beneath the surface will provide critical information about the site. Underground utilities will require easements. The width of those easements is determined by the type of underground utilities, such as electric, sanitary, or even high-pressure gas lines. Easements vary in width from 10’-0” to 75’-0”. Buildings cannot be built within easements. So, the area of buildable land can be diminished if there are easements running through the property. Land plat documents filed with the county will include information regarding existing easements and their locations. These documents are all available for public access. Additionally, knowing information about soil on site can be important. Soil contaminants will need to be mitigated, if they exist. A title search will provide information of the type of previous uses for the site which will let you know if contaminants are likely. Further study about the soils’ percolation and bearing capacity will be important in anticipating site drainage capacity and the type of foundation your station require. A sub-surface Geotechnical Survey will provide detailed information about the soils. This will always be done before design begins. However, it may be something that you consider investing a few thousand dollars into before purchasing a piece of property that shows signs that development will be costly. A red flag in these incidents is when a developer is offering you the property for Free. A good rule of thumb here is that there is no such thing as free land.
Topography
A flat site can be as problematic as one that has a significant slope. At the end of the day, it is going to required site work which usually means “cut and fill”. The site has to drain, and it needs to drain away from the building. Additionally, driveways have limits for grade. When looking at a site that is relatively clear or not densely vegetative, a design professional will be able to visually evaluate if there is a high potential for required site work. Storm water drainage and keeping water out of the building is critical. Extensive site work can be costly. County GIS mapping may provide information regarding grade changes for sites that are being considered.
Zoning
One last consideration to make prior to purchase is the zoning for the property and neighboring properties. Zoning will determine the type of buildings that can be placed on a property. The adjacent properties will also affect the height and size of the building that can be built on a property, as well. While zoning designations can be revised. It will involve appealing to a zoning board, which opens the case to public input. Not all residents are excited to have a fire station next door. So, if re-zoning is required, it will take up to 3 months for this to be finalized, depending on the municipality and public meeting requirements.
All in all, with proper planning and investigation, a site which is best suitable for your needs can be found. Comparing and Contrasting site characteristics, such as the characteristics described here, will provide clear insight and support for making an informed decision for the start of a successful project.
—Jennifer Bettiol, AIA, is Project Manager for BRW Architects.
