Benjamin Franklin said, ‘In this world, nothing is certain but death and taxes.’ In the Tahoe Truckee area, the quote should include fire as another certainty. We only have to look at last summer’s destruction to understand that fire suppression and defensible space maintenance is mandatory. But at what cost?
Through March 18, property owners in the Truckee Fire Protection District have an opportunity to decide if they want to approve a proposed Fire Suppression Benefit Assessment. The tax as proposed has a complex structure, which critics say unfairly impacts certain properties. Some also question whether the tax is necessary.
The assessment would allow the fire district to fund additional firefighters, update communications equipment, expand the defensible space and reduced fuels program, and further develop emergency operations and evacuation planning, the district says. The proposed budget shows that the money raised from the assessment for 2008/09 would be around $795,000.
According to Fire Chief Bryce Keller, the reason for the assessment are two-fold – there are two national standards by which every fire department is rated, the ability to respond quickly, called ‘initial response,’ and ‘weight.’ The national standard is eight minutes for initial response. TFPD is below that standard, with their initial response currently hovering around 8 minutes, 19 seconds. Over the past year, the District reorganized staffing in attempts to bring response up to the standard. Keller said it’s still not enough. The proposed budget from the assessment includes six more firefighters. ‘One more engine company per shift – that’s a big deal,’ he said.
Then there’s the matter of ‘weight,’ meaning does the fire department have enough personnel. To go to the scene of a fire, an engine company must have a minimum of two firefighters. Federal requirements dictate a ‘two-in, two-out’ scenario when entering a burning structure. At least two firefighters go in together, and two more are outside the fire, in case they need to assist the firefighters inside. Short staffing often precludes meeting these requirements.
Truckee Fire Protection Board President Bob Snyder commissioned an ‘ad hoc’ committee, comprised of two board members and staff, to digest the issues and discuss how the fire district could meet standards. The result was strikingly similar to a recently approved Fire Suppression Benefit assessment conducted by the North Tahoe Fire Protection District, which was passed in October 27. The Truckee Fire board decided to go forward with its ballot at the end of January.
The ballots were sent out on February 1 to all affected property owners. The owners have the choice of returning their completed ballot via mail, or attend and vote at the TFPD Public Meeting on March 18 at 6 p.m. Votes can be changed up to that date.
Some people are concerned that the assessment didn’t have enough public input before implementation.
‘I like the idea of a parcel-based vote,’ says property owner Denny Dickinson. ‘It gives property owners the ability to say yes or no. But I don’t feel that the public had the opportunity to be involved in the decision-making. The first time I heard about this was when I got the ballot in the mail.’ The online TFPD Board Minutes show that the proposal was discussed at public board meetings since October 16, 2007.
But for other property owners – it’s an opportunity to give into the community. Helen Pelster, Tahoe Donner homeowner, said she will vote in favor of the assessment. ‘You get what you pay for. I’m typically pro-tax because it makes for a stronger collective good in order to get the services for the community.’
One of the confounding parts is the structure of the election. The ballots are separated into seven categories of property owners. These categories also determine what an owner will pay annually (see sidebar, ‘How Much Will I Pay’). Residential parcels are assessed based on number of units, while commercial and everything else are per parcel. Votes are weighted according to the amount of the assessment against the property – simply put, if you will pay more, your vote counts as more.
‘One parcel, one vote doesn’t apply,’ Dickinson said.
The proposed assessment would bring an increased burden to property owners that have a number of ‘units’ on their property. Sierra Village Apartments has 72 units, and is considered by the state to be ‘affordable housing.’ The proposed assessment would dramatically increase the development’s annual property tax to the tune of $3,250. Jonathan Littrell, Project Manager for American Communities the owner of the complex, said that he understands the stretched resources of the fire district, and is glad that the fees are going directly to the fire district and not to the state.
However, he said, ‘It is unfortunate that the assessment wasn’t increased over time.’ Sierra Village is a state regulated affordable housing complex, with rules based upon the income of the residents. ‘Affordable housing developers will be hit the hardest by this assessment. Income is not increasing in the Truckee area, making this assessment difficult to absorb,’ he said.
Just down the street from Sierra Village is the Best Western Hotel, which is categorized as a commercial parcel and would be assessed for 2008/09 at $145.72.
One of the chief complaints from citizens is that TFPD revenue has increased dramatically over the years, so why does the District need more money? According to the district’s general fund report, tax revenue increased from $2.6 million in fiscal year 2002 to $5.8 million in 2007. Total revenue comes in at nearly $3.7 million for 2002 and nearly $8.7 million in 2007.
When asked how the District spent the extra funds, Keller said the dollars have gone toward more staffing and additional stations, such as the Soda Springs station that the district annexed in 2006. ‘In 2002, the fire district had two staffed stations, with a total of five line personnel. In 2007, four of the eight stations have permanent staff, with 12 line personnel on duty,’ he said.
Apart from the general fund, the fire district collects development mitigation fees. But these funds, Keller says, are restricted by law and can be spent on one-time costs only. ‘I can build new stations and purchase new equipment – but that doesn’t help if we have a shortage of people that can respond,’ he said.
Property owner Chris Burton is concerned about the permanence of the assessment. ‘This assessment will continue forever and it will increase 3 percent every year, since there is no cap on the increase or a sunset,’ Burton said. The North Tahoe assessment also includes an increase but has a cap of $5 annually.
In response, Keller said the reason for the ‘up to 3 percent’ annual increase is to cover increased costs for salaries and benefits for the six new firefighters.
MuniFinancial, who also consulted with the successful North Tahoe Fire District assessment, will tally the Truckee Fire votes after March 18, with oversight by the Western Nevada County League of Women Voters. The nationwide private firm offers financial and economic services to public agencies, with a history of success in getting assessments passed. If approved, MuniFinancial may continue to administer and levy the new Truckee Fire parcel tax.
To date, several public agencies – the Town of Truckee, the hospital, the utility district, and airport – have voted to be neutral on this assessment. The Truckee Sanitary District voted no on the issue.
What looks like a quick tax assessment process can be challenging during hard economic times.
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How Much Will I Pay?
Residential (1 and 2 unit) = $49 per Unit
Residential (3 or more units) = $45.14 per Unit
Commercial = $145.72 per Parcel
Institutional = $155.98 per Parcel
Industrial / Utility = $140.30 per Parcel
Warehouse / Storage = $98.10 per Parcel
Unimproved (Vacant) = $3.90 per Parcel
Each $1 of the assessment equals one vote. For example, a residential property owner with one unit will have 49 votes. A residential property owner with 50 units will have 2,257 votes. Commercial property owners will have 145 votes.
Assessments will be subject to an annual adjustment for inflation not to exceed 3 percent. The
district says it will only levy up to the amount necessary to fund their proposed budget each year.
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Public Hearing
Tues., March 18 at 6 pm
The Board will host a public hearing on the proposed assessment. Property owners can attend to vote, change their vote, or just to participate in the process.
Truckee Sanitary District’s
Board Room
12304 Joerger Drive in Truckee
At the hearing, the Board will
consider testimony from participants. Citizens may also submit written comments to the Board.
Questions? TFPD, 530-582-7850, truckeefire.org
