Red Bluff Firehall Replacement - Cariboo Regional District

Voters have authorized the Cariboo Regional District to proceed with the proposed borrowing bylaw after voting ended on October 26, 2024. The CRD can now proceed with final steps for securing a loan to replace the firehall. For more information, read our news release announcing the referendum results.

Voters in the Quesnel Fringe Fire Protection Service Area (Red Bluff and Two Mile Flat) are being asked to authorize the Cariboo Regional District (CRD) to borrow up to $3.25 million over 30 years to build a new firehall to replace the existing building.

A referendum is being held to seek voters’ approval for the proposed project. All votes will need to be cast by October 26, 2024 at 8:00 p.m. to be counted. If a majority of votes are in favour of the proposal, the project will be able to proceed. However, if the proposal is defeated by the referendum, the CRD will need to investigate other financing options, including shorter borrowing terms to replace the firehall or an alternative project to renovate and expand the existing firehall.

Only residents and non-resident property electors in the Quesnel Fringe Area Fire Protection Area may vote in this referendum. Check our online interactive map to find out if you are in the fire protection area. Non-resident property electors are advised to contact the Chief Election Officer or Deputy Chief Election Officer about voting requirements prior to attending a polling station.

Fire Protection Area Interactive Map

Advance Voting Day #1
Oct. 16, 2024 8 a.m. to 8 p.m.
Quesnel & District Arts & Recreation Centre
500 N Star Rd, Quesnel, BC

Advance Voting Day #2
Oct. 21, 2024 8 a.m. to 8 p.m.
Quesnel & District Arts & Recreation Centre
500 N Star Rd, Quesnel, BC

General Voting Day
Oct. 26, 2024 8 a.m. to 8 p.m.
École Red Bluff Lhtako Elementary
1533 Maple Dr, Quesnel, BC

Additional Information

Referendum Question

Voters are being asked to vote on approving a loan authorization bylaw, which would let the Cariboo Regional District borrow up to $3.25 million over a 30-year term to build a new firehall. The vote is not about whether or not the hall will be renovated or replaced.

The referendum question is:

Are you in favour of the Cariboo Regional District adopting Bylaw 5492, which will authorize the borrowing of up to $3.25 million over 30 years to provide for the replacement of the Red Bluff firehall?
(The estimated annual cost to undertake this borrowing translates to a residential tax rate increase of approximately $21.40 per $100,000, for a total residential tax rate of $60.68 per $100,000 of the net taxable assessed value of land and improvements.)

Voters can vote "YES" or "NO" on this question, and the majority of votes cast will be the decision for this referendum.

Voting Information

Referendum Process & Dates

Resident and Non-Resident Property Electors can cast their vote by mail or at one of the following voting opportunities between 8:00 a.m. and 8:00 p.m.:

Advance Voting Opportunity #1
Oct. 16, 2024 8 a.m. to 8 p.m.
Quesnel & District Arts & Recreation Centre
500 N Star Rd, Quesnel, BC

Advance Voting Opportunity #2
Oct 21, 2024 8 a.m. to 8 p.m.
Quesnel & District Arts & Recreation Centre
500 N Star Rd, Quesnel, BC

General Voting Day
Oct. 26, 2024 8 a.m. to 8 p.m.
École Red Bluff Lhtako Elementary
1533 Maple Dr, Quesnel, BC

Voting by Mail

Voters may request a mail ballot package anytime between September 23 and 4:00 p.m. on October 24.

Request a Mail Ballot Package

You can request a package from the Chief Election Officer by phone, mail, at one of our offices, or online using the mail ballot request form. Completed requests must be submitted to the Chief Election Officer before 4:00 p.m. on October 24, 2024.

Completed mail ballots must be received by the Chief Election Officer by 4:00 p.m. on October 25, 2024 at the CRD’s office in Quesnel or Williams Lake, or by 8:00 p.m. on General Voting Day, October 26, 2024 at École Red Bluff Lhtako Elementary.

Mail ballots must be packaged according to the instructions included in each mail ballot package and may be rejected if not packaged correctly.

Voting Eligibility - Resident Electors

Each resident elector is able to cast a vote in the referendum. A resident elector is a person who is:

a Canadian citizen;
18 years of age or older on general voting day;
a resident of British Columbia for at least six months prior to general voting day;
a resident of the Quesnel Fringe Fire Protection Service area; and
not disqualified by law from voting in a local election.

Voters will register to vote on the same day they cast their ballot. You will be asked to produce two pieces of identification (at least one with a signature), which should prove both residency and identity.

There are no restrictions on how many resident electors living at the same property can cast a vote. Every resident meeting voting qualifications is entitled to vote.

Voting Eligibility - Non-Resident Property Electors

If you do not live in the Quesnel Fringe Fire Protection Service Area but own property inside the service area, you are able to vote as a non-resident property elector. A non-resident property elector is a person who is:

a Canadian Citizen;
18 years of age or older on general voting day;
a resident of British Columbia for at least six months prior to general voting day;
an owner of property in the Quesnel Fringe Fire Protection Service Area for at least 30 days prior to general voting day; and
not disqualified by law from voting in an election.

Only one non-resident elector may vote for a property, regardless of how many people own the property. If there are multiple property owners, the person voting on behalf of the owners must be authorized by at least a majority of the owners to vote.

There is no need to pre-register to vote, as each voter will register on the same day they cast their ballot. You will be asked to produce two pieces of identification (at least one with a signature), which should prove your identity.

Additionally, you will be asked to provide proof of property ownership and, if there are multiple owners, the written consent of a majority of owners to register as a non-resident property elector.

If your property is owned in whole or in part by a corporation or other corporate entity, you will not be able to vote as a non-resident property elector for that property.

To ensure you are able to vote, please contact the Chief Election Officer or Deputy Chief Election Officer.

Scrutineers

Scrutineers observe voting procedures and scrutinize the ballot-counting process. In referenda, you can apply to the Chief Election Officer to be appointed as a scrutineer. To apply to be a scrutineer, please download our Scrutineer Application. Completed applications must be returned to the Chief Election Officer between October 1 and 4:00 p.m. on October 11.

Any eligible voter in the service area, except election officials, may be a scrutineer. The Chief Election Officer must appoint scrutineers for and against the assent voting question for each polling station, only if valid applications for these positions have been submitted. Only one scrutineer for each side may be present.

The absence of a scrutineer at the voting place does not invalidate the assent vote.

Voting Results

Votes will be counted after voting has closed on General Voting Day, and preliminary results will be reported later that evening through the CRD’s website and Facebook page. Only votes cast by 8:00 p.m. on general voting day will be counted.

If most voters vote “YES”...

If a majority of votes are in favour of the proposal, the CRD will be able to proceed with the plan to replace the Red Bluff Firehall. The construction contract would be issued for tender in 2025 with its completion subject to multiple factors. Taxation for the borrowing would be collected beginning in 2025.

If most voters vote "NO"...

If a majority of votes are against the proposal, the CRD will have to explore alternative options to address deficiencies at the firehall. These options could include funding major renovations at the existing firehall or financing a replacement over a shorter time frame. A second referendum would be required to fund these renovations or an alternative borrowing arrangement.

Why a new firehall is needed

The overall condition of the hall is poor, and several components and systems have been coming due for replacement as design and planning for replacements have been conducted. The facility will either need to be replaced due to its condition, or extensive and costly renovations will need to be pursued. The Regional District is proposing to replace the facility as the most cost-effective option.

The current firehall was built in 1982, and the fire protection service for Red Bluff and South Quesnel has changed significantly since then. When it was first built, it was designed to serve a much smaller population, with the area largely populated by homes, small shops, and other residential structures. The area today now includes small industrial buildings and large commercial enterprises which require higher levels of fire protection.

The fire service also has evolved over the nearly 40 years of service. The existing building was a dual-purpose firehall with a built-in apartment, which now is largely unused as there is no need for a built-in sleeping unit at the firehall. There is also a much greater need for training space for firefighters – something the current facility lacks.

Investigation into a renovation and expansion of the current building to create more training space and add two vehicle bays was sped up because the building flooded last year. This flood was caused by failing plumbing systems in the apartment which were reaching the end of their lifespan and were not necessary for the operation of the firehall.

Expected cost for new firehall

We expect the replacement building will cost up to $3.25 million. This cost includes architectural and engineering design, labour and materials for construction, project management, and other related costs. The building being proposed would be a pre-fabricated steel frame building placed on the site of the existing firehall, which helps to significantly reduce overall construction costs.

The facility is expected to have similar operating costs to the current building, and because of being a newer building will allow for reserves to be built up over time to pay for the replacement of key components over time. The new facility would likely have a total service life of up to 80 years.

What will the new firehall offer?

The new firehall which would be funded by this referendum would expand the capabilities of the Quesnel Volunteer Fire Department from the Red Bluff area. The new firehall would be equipped with four apparatus/vehicle bays, a dedicated firefighter training space, and office space for administrative and operational support to the department. The firehall is also expected to be more energy efficient, which reduces the operating and maintenance costs for the fire protection service, along with a much longer service life than the existing firehall can offer.

External Rendering #1

A concept drawing showing what the new Red Bluff Firehall would look like if the proposed $3.25 million loan is approved. The building shown is a red pre-fabricated steel building with four large equipment bay doors, one regular door, and windows.

External Rendering #2

How much would an expansion and renovation cost?

In May 2024, we obtained an estimate for the necessary renovations and the expansion from an independent, qualified quantity surveyor as part of the due diligence for this project.

A “Class D” conceptual estimate identified the cost of the proposed renovation and expansion at over $4.6 Million (with a likely variance of between 15% below the estimate to 30% over the estimate). This estimate contained several key exclusions from the estimated project pricing, and the full cost is likely to be much higher if a renovation were to be pursued.

Even if they were pursued, the facility would likely need to be replaced in the next 40-60 years as key structural systems begin to reach the end of their service life. There would also be progressively higher operating and maintenance costs at the firehall due to increasing wear and tear on an aging firehall.

A variety of systems would need to be upgraded, replaced, or rehabilitated as part of any expansion or renovation project. Below is a drop-down menu with a general summary of the needed renovations:

Floor Space

The current 3,262 sq. foot building is no longer large enough to provide the fire department with suitable space to operate a proper facility that will meet its current space requirements/needs. A Needs Analysis was performed to assess the facility, and showed that additional space is needed for fire protection apparatus and crew facilities.

Seismic Upgrades

The current building does not meet the BC Building Code requirements for a post-disaster building. These upgrades would be difficult to accomplish, and must be completed if an addition is constructed.

This item was not assessed as part of the Renovation Project Estimate, and is a significant exclusion in that estimate.

Air Conditioning

The air conditioning / condensing unit uses the R-22 (HCFC-22 freon) refrigerant, which is being phased out by the Government of Canada. This is because Canada’s commitments under the Montreal Protocol will require the elimination of HCFC-22 by 2030 because it is an ozone depleting substance. When released into the atmosphere, HCFC-22 damages the Earth’s ozone layer, allowing increased ultraviolet (UV) radiation from the sun to reach the surface. UV radiation is a known carcinogen, increasing the risk of various cancers including melanoma and leukemia.

Heating Furnaces

Although the existing natural gas furnaces are in fair condition, the system will need to be replaced in the foreseeable future. The current furnace does not meet current code efficiency requirements, with a 78% burn efficiency for natural gas. It also creates a health and safety hazard, as it does not meet the breathing zone ventilation standard for the building (ASHRAE 62.1). Consequently, poor air quality in the firehall may contribute to adverse health impacts for occupants of the building, such as firefighters.

HVAC System Controls

The overall system remains in fair condition; however, it is being operated beyond its recommended service life. Additionally, the system is not programmable on a 7-day, 24-hour basis. Upgraded controls could improve the energy efficiency of the building.

Electrical and Lighting

The overall electrical system is in fair condition; however, there are energy efficiency and code compliance issues that need to be addressed. The lighting inside the building uses outdated bulbs, and upgrading to LED lights would make the building more energy efficient and reduce electricity costs. Additionally, emergency lighting, exit signs, and battery packs are also not compliant with current codes and need to be upgraded. Service equipment such as breakers and panels, are also past their service life. Upgrading them would equip the building with more technologically advanced and safer systems.

Area Impacted

Only those properties inside the Quesnel Fringe Fire Protection Area will pay taxes for any part of the service, including increased taxes for the loan. This area includes Red Bluff, Dragon Lake, Richbar, and portions of Two Mile Flat which are not in City limits. A printable map is also available here.

The Quesnel Fringe Fire Protection Service Area funds an operational fee paid to the City of Quesnel, which operates the Quesnel Volunteer Fire Department and purchases vehicles and equipment for it. In addition, the City and CRD's contract for fire protection specifies that any capital costs for either local government, including firehall improvements, is not billable to the other.

The costs for upgrades at Quesnel Firehall #1 in downtown Quesnel in 2023 were funded by the City of Quesnel with part of the cost coming from a $2.5 million federal grant. None of those costs were paid by residents of the Quesnel Fringe Fire Protection Area.

Why are properties in Two Mile Flat included in this referendum?

Two Mile Flat is included in the Fire Protection Area for the City of Quesnel Volunteer Fire Department. However, because part of Two Mile Flat is not included in the City of Quesnel’s boundaries (and does not pay taxes for the Quesnel Fire Department), they are included in the Cariboo Regional District’s service area. Both Red Bluff and Two Mile Flat were merged into a single taxation service area in 2015 to increase taxpayer equity and reduce administrative inefficiencies in managing two service areas, contracts, and payment processes.

Are lands in Lhtako Dene paying for this?

No. Lhatko Dene reserve lands are regulated under federal law and are exempt from property taxation. Additionally, fire protection to Lhtako Dene would be contracted with the City of Quesnel as the Authority Having Jurisdiction, not the Cariboo Regional District.

Are properties in the City of Quesnel paying for this?

No. Under the Red Bluff Fire Protection Service agreement with the City, the CRD is responsible for all capital costs for the firehall and paying a fixed fee for fire department operating costs. The City of Quesnel is responsible for operating costs for the department, including firefighter recruitment, training, and remuneration, equipment purchase, repairs and maintenance, and facility operating costs for firehalls #1 and #2.

Likewise, residents of the Quesnel Fringe Fire Protection Area do not provide funding for any upgrades or maintenance at Hall #1, particularly upgrades completed in 2023. These costs are strictly borne by the City of Quesnel.

Proposed Borrowing

If the referendum is successful, up to $3.25 million will be borrowed over a 30-year term. Total interest payments on this loan would be just under $2.87 million, with interest calculated at 4.37% per annum. Annual payments would be $203,953 per year for the next 30 years. The current total cost of the Red Bluff Fire Protection Service is $374,302 as of 2024.

A 30-year borrowing timeline has the lowest annual taxation impact. An internal comparison of different scenarios ranging from 10-years to 30-years was conducted (see the table below). While interest costs increase as the borrowing term lengthens, the annual taxation impact decreases with longer terms.

Comparison of borrowing term scenarios for principal of $3.25 million
Term Length	10-Years	15-Years	20-Years	25-Years	30-Years
Total Interest	$813,606*	$1,338,597*	$1,865,450	$2,359,042	$2,868,581
Total Cost of Loan	$4,063,606	$4,588,597	$5,115,450	$5,609,042	$6,118,581
Annual Payments	$406,361	$305,906	$255,773	$224,362	$203,953
Increase to residential tax rate, per $100,000	$42.64	$32.10	$26.84	$23.54	$21.40
% Change versus 2024	+108.6%	+81.8%	+68.4%	+60.0%	+54.5%
Taxation impact on average home ($330,000)	$140.72	$105.94	$88.57	$77.70	$70.62
Taxation impact on $500,000 home	$213.22	$160.51	$134.20	$117.72	$107.01

* Interest for borrowing terms of 10 years and 15 years is subject to lower rates. The rate for 15 years is 4.23%, and the rate for 10 years is 3.92%.

Taxation Impact

If the proposed firehall replacement project is approved, residents can expect property taxes to increase by $21.40 per $100,000 of residential assessed value. Tax rates for businesses and industry would change based on provincially set multipliers.

This means the combined residential property tax rate would be $60.68 per $100,000 if the borrowing bylaw is approved. The current residential tax rate is $39.28 per $100,000 for 2024.

The taxation impact for an average home in the service area (valued at $330,000) would be an increase of $70.62 in additional property taxation for fire protection services ($330,000 x $21.40 / $100,000).

Red Bluff Firehall Replacement - Quesnel Fringe Fire Protection Area

Additional Information