Frequently Asked Questions

Both a debt exclusion and an override result in an increase in your property taxes. The main difference is that a debt exclusion is meant to finance a specific project, and authorization is sought to finance that project for a specific duration of time to cover the cost of the debt only. Once the bond of that project is paid off, the associated tax increase for that project goes away. A debt exclusion does not become part of the base upon which the tax levy limit is calculated like an override. So, a debt exclusion is a temporary increase, while an override is a permanent addition to the levy limit.

Both of these exclusions require a two-thirds vote by the community at a Town Meeting and a majority vote of approval by the electorate at a subsequent election. 

It is difficult to make apples to apples comparisons of fire stations for surrounding towns as each Town has unique needs.  Numerous towns have multiple stations whereas Norfolk is consolidated into one single facility, saving on maintenance and operational costs.  Below is a list of facility square footage for surrounding towns:

• Medway MA has two fire station facilities totaling 14,308 sqft. The Town is currently in the feasibility phase for a new Fire Headquarters, as current facilities are grossly insufficient and lack adequate administrative, living, storage, and firematic support spaces.
• Franklin MA has two fire station facilities totaling 34,958 sqft. The Town is currently in early developmental phase for a third facility, as current facilities are becoming overburdened as demand for services increase.
• Southbridge MA has a new Fire Station facility that is 33,200 sqft. The debt exclusion vote of $25.7 million passed June 14, 2021.  The current estimated Construction Bid cost for the new facility is $35 million as of September 2, 2022.
• Bridgewater MA has two fire station facilities. The new Fire Headquarters alone is 32,110 sqft.  The $23 million dollar debt exclusion vote was on April 2022.  The project currently being adjusted may require additional funds or program cuts to complete.
• Plainville MA fire station is part of a combined Public Safety Building. Within the Public Safety Facility, 31,950 sqft is dedicated for Fire Department use.
• Walpole has three stations. Their newest station is 22,000 sqft and is too small.  The town is now pursuing a fourth station.

The Building Committee conducted a feasibility study to look at renovating and expanding the current station. The result of that study was that the current station is in poor condition. The Study determined that renovating the existing building would be more expensive than building new. Significant costs would be incurred bringing the existing structure up to current building and energy codes.  Further, as a public life safety building it is required to meet the stringent requirements of a “Risk Category IV ” building use.  MA Building Code requires compliance with International Building Code (IBC) Table 1604.5 “Risk Category of Buildings and Other Structures.” IBC defines a risk category as a classification given to all buildings in Section 1604.5 based on the nature of the occupancy. This classification serves as a threshold for earthquake, flood, snow, and wind load requirements; a Risk Category IV building has considerably higher loading-resistance requirements than other buildings.  Table 1604.5 lists all occupancies required to meet Category IV construction, and includes Fire, Rescue, Ambulance, Police Stations, and emergency vehicle garages.

The Town provided planning studies previously completed in 2001 and 2015.  In 2001 a new station was sized at 23,686 sq. ft and in 2015 a new station was sized at 21,990 sq. ft.  Those studies excluded the fire-fighting apparatus housed at the Old Town Hall; further the station was reduced in size to meet a specific dollar amount as opposed to establishing what the fire station required.  Taking into account current codes, accommodating the Departments storage requirements and responsibly planning for potential future growth, the Town’s 2021 feasibility study arrived at a station of 25,690 sq. ft.

These new codes and regulations include:

MA Stretch Energy Code, adopted by the Town of Norfolk

Town of Norfolk By-laws relating to specific building and site design requirements.

NFPA 1500-2021 (Chapter 10) relating to fire fighter safety within the fire station.

NFPA 1581-2022 (Chapter 5) relating to infectious control with fire stations.

Cost of construction, furniture, and equipment increase every year.  There are market spikes where materials and systems will rise and fall, however, the total cost per square-foot rises annually. The proposed project is in-line with costs found on other local stations built between 2017 and 2020.  In addition, pandemic related cost escalation / inflation has risen from 3-5% per year to 10-12% per year with no sign of abating.  This increase is the result of construction material shortages, supply chain delays, fluctuating material costs, and overseas suppliers. Regardless of the pandemic, wage rates on MA public work projects increase yearly per the Prevailing Wage Rates issued by the State. The previous 2016 and 2019 budgets and $400 cost per square-foot appear to be low as compared to what was being spent in communities around Norfolk and throughout MA.  For example, the following were bid between 2016 and 2019:

• Revere Fire Station & Sub-station was Bid in 2008 at $406 per sqft, (during a recession)
• Randolph Fire Station was Bid in 2015 at $499 per sqft
• Hyannis Fire Station was Bid in 2017 at $570 per sqft.
• Needham Fire Station was Bid in 2019 at $565 per sqft

The 2015 Budget, upon which the Project was derived, also did not include typical project cost items such as:

• Site Construction Costs
• Construction Escalation Contingencies
• HAZMAT Surveys and Abatement
• Owner’s Contingency
• Utility work
• Owner’s Project Manager (required by MGL)
• Site Permitting
• Commissioning

The Town leadership’s approach continues to make sure this project will be correctly sized and will not need any additions or renovation in the next several decades.

A 16,000 sqft facility will not meet the current or future needs of the department.   The planning study performed started at 32,000 SF.  The proposed building is 26,694 SF.

Yes, the proposed station includes updated codes, Norfolk By-law requirements, the MA stretch energy code, low-maintenance systems, and systems to minimize future energy use.  In addition, the project budget includes a construction contingency, an Owner contingency, and a soft-cost contingency to protect the budget. The team has also obtained updated cost estimates during the design and engineering process to ensure the project remains within the budget. The Town will be asked to vote on the Total Project Budget which will include the actual construction low bid amount.

No. This idea was proposed around 2016 when the station was in preliminary design to renovate and expand the existing building. At that time, it was estimated it would cost $1 million to retrofit the DPW complex to move the fire department there, the concept being renovation/addition to the station would be expedited if the staff and apparatus were elsewhere. The details of what was to be done to the DPW are unknown.

Reviewing this again, the Committee believes that there are a number of logistical and operational issues that would need to be overcome as well as a suitable location determined for the department, and the cost would be even higher.  The DPW is not a viable location due to the impact it would have on their operations. The Old Town Hall has been suggested, but the limits of that site might make it unsuitable as well. Even if it were, the project would need to account for the time and expense to design and permit temporary facilities, as well as the cost to build them. The combination of these costs and time would very likely offset any savings achieved by relocating from the current station.

The project is needs-based.  The Building Committee, utilizing information gathered from Town departments and boards, has focused on the most compact station that the need-only program will allow.  The Committee’s mission is to ensure the size of the building is only what we need to be safe and code compliant, with space for future growth with no need to expand in 20-30 years.

The design team will remain nimble to make sure anything that arises will be assessed and addressed in a cost-effective manner. During the process if we see prices spike for one material or system we can identify other options to satisfy the project requirements, provided that there is a financial and project benefit to the Town.  We have also budgeted for contingencies, which is the Town’s means to address any unforeseen issues.  These contingencies protect the overall Project Budget from cost over-runs.  Lastly, because the proposed project is a new station, it will have less unknowns than an occupied/phased renovation of an existing building. In addition, the Construction Administration Team, consisting of the Owners Project Manager/Clerk and the Architect and Engineers, are tasked to constantly monitor and evaluate project costs against the budget, as well as compliance of construction to the contract documents.

This project will require a debt exclusion approved by the voters and the timing of this on January 28,  2023.  The Towns’ debt load will be reduced in 2025 with the KP High School debt being retired, which will help offset the cost of both of these projects.  At this early juncture it is too soon to calculate exactly what this project will cost to the average taxpayer.  The committee is working in bidding the project and plans to prepare an estimate approximating the cost per household for the January 11^th Special Town Meeting.  The Committee feels the best approach is to present this cost once a construction bid is in hand.

The Fire Department understands the over-crowding situation at the school, just as it understands the unsafe and inadequate overcrowded situation at the Fire Station.  The New Fire Station project has created a spatially lean design and energy-efficient solution to minimize the cost.

Norfolk is a green community and as such the benefit of an all-electric design is to future-ready the building for connection to renewable energy systems; which will reduce energy costs.  All-electric also means zero-carbon-emissions, which helps improve the air quality of Norfolk.  Heat pump technology provides the highest energy efficiency through proven sub-zero commercial units, providing combined heating and cooling.  This proposed system is the same as installed in the Norfolk police station and has the lowest up-front cost; which means a short payback period and higher return-on-investment.

It is hard to predict the future.  The team can offer that no one predicted the COVID pandemic, or its toll on the construction industry and supply chains.  The team has navigated other projects through the pandemic without having to return to those Towns for more funding, based on responsible budgets with conservative contingencies; as well as being nimble to cost-effectively address any unforeseen issues.  The approach for this project is the same.

The new station will remain on the existing fire station site with the same number of apparatus vehicles.  The fire station response and entering onto Main Street will be at the same location as compared to the train station and rotary.  There is no anticipated change.

The Department expects to request a 5th staff member in 2023 or 2024 before the station is completed. During Storm events and All-Call events there are currently 8-12 staff members who stay overnight. Currently these staff members (and/or neighboring Town fire fighters for station coverage) sleep on the floor of the station/trailer or in chairs. This condition is not conducive to a healthy firefighting force.

Additionally, this space allows for future growth of the department which is a goal of this project.  Finally, current codes and regulations require separate male and female quarters; in response the design utilizes a gender-neutral approach to comply with these codes.  This approach also requires less area, reflected in the compact design.

Currently, there are 8 staff members that require a workstation on a daily basis. One new administrative staff will be added to the department before the station is completed. Each workstation is approx. 64 sqft. The 3 additional workstations are for future growth. Note: There is less than 5% of future growth space, which was determined to be needed to support Town growth in the future.

The present station has four (4) bays. The proposed station has six (6) bays. One half of one bay will be used for the smaller vehicles, such as the boat and be available for a future truck or ambulance. The number of bays also allows all apparatus and equipment to be stored on site.

The current station does not have any real kitchen and living space aside from the temporary trailer behind the station; which is undersized for the current 4 staff members.  Note also that this is the 2^nd trailer that the department has been operating out of.  Adding a 5th staff member and finding space for the All-Call (8-12) staff members during storm and call events is currently non-existent. The proposed spaces are sized to accommodate this need to gather for breakfast, lunch, or dinner depending on the time of the call. The size of this space is comparable to other stations in neighboring communities.

The schematic design estimate listed these items for budgeting purposes and are based on commercial-grade quality.  This grade of appliance is recommended to withstand the constant use and wear and tear of a fire department facility.

Code requires a commercial exhaust and fire-protection hood over any cooktop in a non-residential building.  The fire station is not considered a residential building.