Town of Lebanon 2015 Tax Maps Now Available Online in PDF Format.

Lebanon Tax Maps for 2015 are now available online at the Town of Lebanon website!!

Click on the link below to view individual maps or download.
Each map is approximately 24x30 inches.
"Overall Map" shows the Town of Lebanon.
"Map Index" shows the same region overlayed with individual map numbers.

 

To View All Lebanon 2015 Tax Maps, CLICK HERE:

http://www.lebanon-me.org/assessor/pages/2015-tax-maps

 

 

Lebanon Maine Board of Selectmen's Meeting Monday 10/19/15 in 6 (six) Parts.

 

LEBANON MAINE BOARD OF SELECTMEN'S MEETING

MONDAY 10/19/15

 

I walked into the Lebanon Board of Selectmen's Meeting on Monday evening at 3:50 pm. Usually a safe bet to be 10 minutes early, but instead, I found the 4:00 pm meeting already in order with Treasurer Jeanette Lemay addressing the Board.

If I had actually been on time for the meeting, I would have missed the fact that Mrs. Lemay was speaking to the Board regarding 13 separate Right to Know requests that had come in via fax machine from one Jason Cole requesting information and time sheets on ambulance runs in Lebanon.

We were also in plenty of time to hear about "something that happened on Friday" comments that left Sandy and I gawking at one another and wondering just WHAT happened on Friday?? (See Part 6 for the Answer to that question.)

Ms. Lemay left the meeting but returned a few moments later with a Purchase Order for the Lebanon Recreation Department for Candy for the upcoming Trunk or Treat event (this Friday, October 23 at the Lebanon Elementary School).

Selectmen's Assistant, Sue Collins discusses openings in the agenda for the swearing in of the new Cemetery Care Committee. All interested people who wish to sit on this Committee should be at the Town Office on Monday, October 26th, 2015 to be sworn in as part of the Committee. If you have questions, please message Deborah Dorey Wilson. Thank you.

Selectmen's Assistant Collins addresses the Board with some requests for tax abatements.

At 4:00 pm, the scheduled time for the start of the meeting, Road Commissioner Tom Torno arrives to address the Board regarding a call from a Duell Lane resident (off Center Road) regarding a big dead tree in the middle of a small cemetery on their property. Torno states that he has been in discussion with Abbott Tree regarding the removal of the dead tree, but Abbott Tree states that they will need a crane to properly remove the tree at a rate of $3,400 for a day. Torno states that he's talked to Abbott Tree about possibly combining with another small job in the area, but that Abbott didn't seem interested in doing that. According to Torno, the cemetery in question is a small one, only 10X10, but he can't recall if there were any veteran's markers. The dead tree is in the center of the cemetery and is easily 3x3.

Select Board Chairman Thompson asks Torno to respond to last week's requests from several Godding Road residents with regards to some attention to their road.

Discussion is had regarding Bog Road and some gravel being left at the end of the road. Torno states it is already taken care of and that A Grade Above, the Town's new road grading contractor, has finished with their first scheduled grading of the dirt roads in town as identified in their contract.

LMTS Sandy Adams speaks to Torno regarding the drainage that is ditched from Dixon Road and still running into her Carriage House doors, thus into her home. Torno says he will speak to her with regards to this.

Adams also speaks to Torno on the paving of Upper Cross Road when Torno's father had promised the residents of Shapleigh Road that they would be having some paving work done to their road. Torno answers that Shapleigh Road is on his agenda for the Spring of 2016, and that he will not be removing the corner that had been part of the previous plan thus saving over $45,000 from the original estimate and he thinks that the project will cost the Roads Budget about $130,000.

There is discussion on seeing paving crews resting on their laurels, but Torno assures her that they are paving contractor employees and that the paving company is paid by the ton, not by the hour, so if they're wasting time, it's not on his dime.

Torno exits and Selectmen's Assistant Collins continues on with discussions on assessments and abatements.

Sue Collins addresses the Board regarding Thanksgiving Baskets given to some residents of the town at holiday time, containing turkeys and other donated food goods.  Selectman Thompson has a few issues with the collections and distribution of the baskets by the Selectmen's Assistant, but Collins says that she will come in and do the work preparing the baskets on her own time. Thompson continues, worrying about "who's getting what" and pointing to the fact that there's a food pantry right up the road. (Center Road at the Congregational Church). Selectman Heath interrupts to say that he has a question on an unrelated subject, but Collins is undaunted. She continues on saying that the town has "always done it" for as long as she has been here, but Thompson counters with "because it's always been done, doesn't mean it's the right thing to do".

LMTS Sandy Adams says "Where there's a will, there's a way," and offers to come in and help Collins with the basket preparations, volunteering her time. There's some banter back and forth, with Thompson ending conversation with Adams saying "I'm not going to sit here and argue with you!" Thompson states claims by Town Office workers that they don't have enough time to get all their work done, and states "It's nice to help the community, but we have to focus on business FIRST." at which time Collins states that she is volunteering her own personal time to come into the office and put the baskets together. Thompson leaves it up to Heath and Nadeau, who say, "Do it".......but they want to revisit the issue again next year, stating that they are allowing it this year as it is too late in the season to make other plans.

***LMTS note: IF the Selectmen are also designated as the Overseers of the Poor in Lebanon, it does seem only fitting that the Selectmen's Assistant be able to give holiday baskets to some of the neediest families in town, in our humble opinion.***

LMTS Sandy Adams speaks to Sue Collins with regards to getting in touch with the original man that created the Town Office sign. Collins states that the man had been in to the office, had spoken with her, had looked at the sign, and had stated he would get back to her with a quote. She has heard nothing back since that date. Adams questions Thompson what his intentions are, and asks if LMTS can form a committee to take donations at the Town Office, similar to the way we did for the flag pole at the Blaisdell Corner Fire and EMS Station. Thompson makes a motion to allow the "Town Office Sign Committee", seconded by Selectman Heath and all 3 men in favor.

LMTS question with regards to Purchase Order for more candy for the Rec Department's Trunk or Treat event. How much is the amount of candy needed for one event?? Another Purchase Order was quickly passed through by Lemay on Rec Dept Chair Georgie Allen's behalf only last week, stating the need to act quickly to save on shipping. LMTS would like to know the total dollar amount spent on candy. Thompson says, whatever it is, that the Rec Department Budget is approved by voters each year, but Wilson wonders if they realize they're not funding sporting events, but candy for Halloween. Neither Select Chair nor Treasurer have any idea as to the amount of money that has been approved for candy, but Thompson, asks the Treasurer to get the amount, treating it as a verbal RTK request. Wilson goes on to state that the amount is important as Board members have categorically denied $35 pizza bills to feed the Firefighters after a long fire event, so spending many hundreds of dollars on candy for Trick or Treat event is a problem, in her opinion.

Thompson questions a PO for a new lawnmower for the FD, but after some information exchange, the lawnmower PO is signed.

 

SEE PART 1 of the 10/19/15 LEBANON MAINE SELECTMEN"S VIDEO BY CLICKING HERE:

https://www.youtube.com/watch?v=-osYf8p6DIE

 

Paperwork being done opens the 2nd part of the Selectmen's Meeting video from 10/19/15.

LMTS Sandy Adams asks the Board a resident's question regarding when the Deputy Town Clerks position will be advertised, Selectman Thompson states that it should have gone out that morning, however, no one has received it yet (we DID get it in an e mail on 10/20/15 and posted it immediately).

LMTS Wilson asks Selectman Thompson for a copy of the current cemeteries included on the Town's contract with J&S Masonry for care. It is agreed to give Wilson the information, but it is never received.

The Board get's ready to begin work on the General Government budget proposal for 2016-17.

 

LEBANON MAINE SELECTMEN'S MEETING VIDEO PART 2: CLICK HERE:

https://www.youtube.com/watch?v=3MyG83dJ99M

 

Part 3 of the Lebanon Maine Board of Selectmen's Video shows the Board as they begin to work out a budget proposal for the 2016-17 Fiscal Year Town Office expenses.

Select Board Chair Thompson comes up with all the numbers, but makes an addition mistake that Selectman Nadeau catches. LMTS Sandy Adams and Deborah Wilson have some good hearted banter with Nadeau on a job well done, but Selectman Heath takes the opportunity to chastise Adams for "picking" on them all the time. Sandy is stunned, to which Heath states she has a "guilty conscience".  Wilson reminds Heath to get over himself, Sandy has "better things to do".

Budget talks go along and a savings has been found in the Town's electricity bill, which has been under budget for 2 years, last year by about $900. Selectman Nadeau suggests RAISING that budget item to $4,000 for 2016-17 and when Wilson asks "WHY, if you are under budget consistently, WHY would you raise the budgeted amount?" to which Nadeau answers, "Just in case."

There is discussion on Building Maintenance, Heat (propane) which the Board bumped up even though gasoline and oil prices have been halved since last year.

There was a lot of talk about technology. The town has been putting off the purchase of some much needed new computers, including a new dedicated server. The Town Office computers are still operating on Windows 97 which does not even have the capability of being supported by most online programs. (MAYBE that's why our town website doesn't work correctly??) There is discussion of the need to place any server in a fire protected vault (like the one the town has at Lebanon Elementary School) however, Selectman Thompson has questions as to whether or not that vault is actually even fire protected.

 

SEE PART 3 of the LEBANON MAINE BOARD OF SELECTMEN'S MEETING  10/19/15 VIDEO

BY CLICKING HERE: 

https://www.youtube.com/watch?v=Tt1aFc-m2x8

 

As we watch part 4 of the 10/19/15 Board of Selectmen's meeting, more work is done on the FY 2016-17 Town Office proposed budget with regards to Janitorial Services, Office Equipment, Payroll Fees, Bank Fees and a discussion on preparing liens and the cost associated with that.

The Board now has to total the budget to come up with a total for the 2016-17 Town Office Budget. Thompson is going FAST on the calculator. Selectman Heath is using his calculator. Selectman Nadeau who ran on the fact that he had many years on the Lebanon Budget Committee is watching Thompson.......just watching........ After how many years on the Budget Committee?? Wilson asks Nadeau where his calculator is to which he replies, "I can't think of everything!".

 

WATCH THE LEBANON MAINE BOARD of SELECTMEN MEETING from 10/19/15 HERE:

https://www.youtube.com/watch?v=swEAnXhI03M

 

Part 5 of the Lebanon Maine Board of Selectmen's meeting opens as Selectman Thompson checks his addition 5 separate times, and finally after waiting for a few minutes, says the total is $355,539.00.

Heath says that's "pretty much" what his "first answer came out to be", and decides to accept Selectman Thompson's numbers, even though neither Heath or Nadeau checked the totals.

 

SEE PART 5 OF THE 10/19/15 LEBANON MAINE BOARD OF SELECTMEN'S MEETING VIDEO BY CLICKING HERE: 

https://www.youtube.com/watch?v=DwW2vx08zF8

Lebanon Festival Committee Chairperson Rebekah Thompson addresses the Board with her projected FY 2016-17 Festival Budget in Part 6, the final part of the 10/19/15 Selectmen's Meeting.  Selectman Thompson tried to recuse himself from asking questions of his wife, but Selectman Heath says he has no questions, and Selectman Nadeau asks Thompson if she wants to "Bump up" the amount of money she needs for the Festival. Thompson states that she does NOT want to bump up the dollar amount on the 2016 May vote referendum question, as she would rather continue to rely mostly on donations and vendor fees.
Mrs. Thompson explains her budget, line by line, and then Selectman Nadeau asks Thompson, "Why are we doing this?"
Rebekah has to explain to Selectman Nadeau that it is a FESTIVAL, a place for the community to come together  in a fun way and celebrate together.
There was discussion regarding Selectman Nadeau not attending the 2015 Festival, and when Selectman Heath stated he had gone, he said, "I saw a lot of smiles on a lot of people's faces, and that's all that matters to me."
There was a long discussion on the 2015 Festival, including the Bounce House that Lebanon Rec Department rented and then didn't man it or keep it supplied with gas so the Bounce House wound up deflating without the generator power to keep it up and running.
Discussion winds around to the white elephant in the room, the 13 unsigned Jason Cole Right to Know requests still sitting unsigned on the Selectmen's desk. When you send in Right to Know Requests, you are charged 25 cents a page for printed material, plus an hourly rate for any time expended researching your request past the 1 hour of free time allowed. All 13 of Cole's requests plus the ones that were signed at last Thursday evening's meeting are directed toward Chief Daniel Meehan and/or the Lebanon Fire and EMS Department.
The issue with filling the Right to Know requests is that they are bordering on excessive and the Board has to consider the employees of the town, bogged down in researching Right to Know requests for hours at a time.
Selectman Heath asks if they are required to allow them, and Thompson says "Yes, they are public information," but cautions that they must all be gone over several times to be sure no personal or personnel information is being disclosed. Selectmen Nadeau and Heath both look a little frustrated with the situation.
The second discussion was with regards to the "something that happened on Friday" statement that Treasurer Lemay had eluded to in the first part of the 10/19/15 video. According to Selectman Thompson, Jason Cole had entered the Town Office looking for his Thursday evening approved Right to Know requests. As agreed by the Selectmen, the Town Clerk, Mandy Grenier told him that the reports were ready, but that he had to pay an outstanding balance of $1 in order to access them. According to Selectman Thompson, Cole then erupted into a tirade, becoming argumentative with the Town Clerk over the $1 (YES< ONE DOLLAR) charge for two Right to Know Request that were ordered by Lebanon Maine Community News back in May, but never picked up.
More discussion is had regarding the fact that Cole wants to access the Right to Know information by having the requests broken up into a lot of smaller requests, and then rather than coming in and purchasing the copies of material he has requested, he comes in with his cell phone and takes a photograph of the material.
The Board decides that Cole must pay any past due balances, (Selectman Thompson thinks it may easily be as high as $15 or $16 total), prior to accessing additional Right to Know requests.
Wilson wonders aloud if the videos of the Lebanon Maine Board of Selectmen's Meetings belonged to LMTS as personal property, and Selectman Thompson says "Yes", they belong to the videographer. Interesting.
The meeting is adjourned and Selectman Nadeau heads out the door while LMTS Wilson is still waiting for a report of the dollar amount for candy spent by the Lebanon Recreation Department. Thompson adds the numbers and says that it is $465.00 from July to October for candy.
Selectman Heath gets ready to leave for the evening. Wilson reminds him of the Public Hearing on Tuesday evening at 6 pm, and Selectman Heath mumbles something under his breath regarding Wilson calling him names, and he didn't appreciate it. Wilson answers that she only calls him "Royce, No Comment, Heath" and he said that he didn't like it. As Heath turns to leave, he stops in the door and says to Wilson, "Now it's legal to go to these meetings armed."
Interesting statement to end a Selectmen's Meeting with don't you think??

 

SEE THE FINAL PART (part 6) OF THE LEBANON MAINE BOARD OF SELECTMEN'S MEETING VIDEO BY CLICKING HERE:

https://www.youtube.com/watch?v=T8cx-sm0VsM

OOPSIE. Hope he wasn't packing at the meeting. Even though there's no law against carrying concealed in a Public Meeting, OURS is held in a school, and that is definitely a BIG no-no!!!

The law does not otherwise change where a person may carry or who may

possess a firearm. It will still be illegal to possess a firearm in the following

places, with some very limited exceptions:

 

· Courthouses (17-A M.R.S. § 1058)

· State Parks (12 M.R.S. § 1803(6), (7) and Bureau of Parks and Lands

Rules Chapter 1)
 

· Acadia National Park (12 M.R.S. § 756)

· Schools (20-A M.R.S. § 6552)

· Federal buildings (18 U.S.C. § 930)

· State Capitol area (25 M.R.S. § 2904 & DPS Rule Chapter 41)

· Private property when prohibited by the property owner

· Establishments licensed for on-premises consumption of liquor, if the

premises are posted. Note that even if there is no posted

prohibition, it is illegal to carry on these premises while under the

influence of intoxicating liquor or drugs. (17-A M.R.S. §1057)

 1

Lebanon Maine Selectmen's Meeting 9/24/15

 

LEBANON MAINE SELECTMEN'S MEETING 9/24/15

 

After a few mishaps, we finally have a new video for you all!!

Due to erroneous total numbers, while filming the Selectmen's Meeting figuring out the tax MIL rate, the numbers came out incorrectly. It was our personal choice to omit that video to eliminate confusion as to the correct MIL rate for 2015 Lebanon taxes.

The following meeting, Deborah, who usually video tapes, had a medical procedure and was unable to attend the meeting. Although Sandy tried her best to bring you the video, she was unsuccessful in her first attempt and the meeting video was not correctly recorded.

So after a brief leave of absence, we have recorded the Selectmen's Meeting of Thursday 9/24/15 for you.

The minutes of the missing meetings will be available after a reasonable time, by requesting them at the Lebanon Maine Town Office, 15 Upper Guinea Road, Lebanon.

We're sorry for the inconvenience of the missing video, but sometimes life just throws you a monkey wrench that way!

 

ON to the 9/24/15 Meeting Video....

 

In part 1 of the Thursday, 9/24/15 video, we see Selectmen's Assistant Sue Collins distributing information from the Lebanon Maine Planning Board regarding their wording of ordinance proposals to be submitted for the November 3, 2015 Town Ballot. Selectman Thompson states that the Planning Board will be in attendance at the Monday, September 28, Board of Selectmen's meeting in order to go over the ordinances.

Also in attendance at the September 28th meeting, will be Town Clerk Mandy Grenier and Town Code Enforcement Officer Mike Beaullieu as they also present the final wording on their proposed Festivals and Events Ordinance prior to inclusion on the November 3 ballot.

A few tax abatement requests have come into the Board of Selectmen already, and are discussed on this portion of the video.

 

SEE PART 1 of the 9/24/15

Lebanon Maine Board of Selectmen's Meeting Video

by CLICKING HERE.........

https://www.youtube.com/watch?v=-NdSsLeR8l4

 

In part 2 of the 9/24/15 meeting video, we witness more discussion on the Lebanon Planning Board proposals for ordinance questions on the November 3 town ballot.

 

SEE the SECOND part of the 9/24/15 Lebanon Maine Board of Selectmen's Meeting Video HERE

https://www.youtube.com/watch?v=AZQYhVewkzM

 

In part 3 of the Board of Selectmen's Meeting Video of 9/24/15, the Selectmen process several purchase orders for unknown requests.

Selectman Thompson discloses that the updated Town of Lebanon website should be (and at the time of writing IS) up and operational, on September 25, 2015.

Residents are encouraged to go and check out the new site as it is user-friendly and will grow to include much more information than the previous site was cable of.

 

VIEW the NEW TOWN OF LEBANON WEBSTIE HERE

http://www.lebanon-me.org/

 

Lebanon Maine Truth Seeker Deborah Wilson relates several questions to the Board for answers.

The first question was from a Sewell Shores Road resident who had asked when they would be able to view the formal minutes from the September 17 meeting, when two Sewell Shores Road residents had appeared before the Board of Selectmen to ask question regarding taxing of waterfront properties. Selectman Thompson had the minutes from 9/17 in front of him, as submitted by Sandy Adams, and was making a few corrections to them. Ms. Adams will complete the requested changes and submit them again, and Select Board Chairman Thompson believes they should be available at the Town Office for public review by Thursday, October 1, 2015.

The second resident's question came from Chris Gilpatrick, who had stated that he had seen Road Commissioner Torno leaving Train's Tavern parking lot on September 23 during working hours, riding on his personal farm tractor. Mr. Gilpatrick had wondered if the Board was aware of Mr. Torno's activities, and questioned whether the Road Commissioner was working on the Town's payroll and working on a private venture at the same time.

Selectman Heath answered with his usual "NO COMMENT"

Selectman Nadeau states he has "No idea"

and Select Board Chairman says that Mr. Gilpatrick's concerns have been "Duly Noted".

While still being recognized by the Board, Ms. Wilson takes a moment to thank all three of the Selectmen for their help in getting ready for the rededication ceremony for the Blaisdell Corner Fire and EMS station on Carl Broggi Highway. Ms. Wilson reports that the signs around the building have been removed by Chris Kelly of C & C Signs, a new business in Lebanon, and are in the process of being reworked.

At 4:15 pm, Deputy Clerk Christine Torno arrives to address the Board of Selectmen and hand in her written resignation from Town of Lebanon employment, giving 2 weeks notice of her intention to leave her job. Selectman Thompson asks her if she would like to enter into Executive Session with the Board to discuss her resignation, but Ms. Torno declines the need to do so. The Board reacts with a few moments of silence, clearly stunned, and Ms. Torno has to ask several times for the Board to acknowledge her resignation and accept it on behalf of the town. The Deputy Clerk gives no public reason for her departure other than, "It's time to do something else". Motion is made by Select Board Chairman Thompson to accept the resignation of Christine Torno as Deputy Clerk for the Town of Lebanon. Motion is seconded by Selectman Heath and the Board votes with Thompson and Heath in favor and Selectman Paul Nadeau against. Resignation of Christine Torno is accepted.

Town Treasurer Jeanette Lemay enters with paperwork for a special warrant to create a check for one of the previously discussed tax abatement requests. Paperwork is signed.

 

SEE Part 3 of the 9/24/15 Lebanon Maine Board of Selectmen's Meeting Video HERE

https://www.youtube.com/watch?v=2AOMABlWd2o

 

The fourth part of the unusually quiet evening Thursday evening meeting of the Lebanon Maine Board of Selectmen, there is discussion regarding the Special Amusement Permit Hearing for Train's Tavern. Questioning the Board on behalf of two residents who have asked for clarification of the date of this hearing, it is stated that the Special Amusement Permit hearing will be held as part of the regular Board of Selectmen's Meeting on Monday October 5, 2015, and anyone wanting to be heard on this permit should plan to be in attendance of that meeting.

The permit hearing had originally been scheduled to take place as part of the October 20th Town of Lebanon Public Hearing on the November 3, 2015 Town Ballot, however, the owner of Train's Tavern was unable to be in attendance on that evening and had requested the October 5th date.

During the meeting, Selectman Thompson received an e mail from Lebanon Fire and EMS Chief Dan Meehan saying that Lebanon Boy Scout Troop 369 were planning a Jamboree camping weekend in town, and had requested that a fire truck be on the premises. Selectman Thompson questions who would give a fire permit since Lebanon Fire Marshall Skip Wood had resigned from his duties as Fire Marshall effective October 1, 2015. There is acknowledgement that Lebanon Fire and EMS Chief Dan Meehan has had discussion with the State Fire Marshall regarding his being named as the Fire Marshall in Lebanon, but some question remains as to the status of that request and whether or not there will be a Fire Marshall available to issue the burn permit required for a campfire by the Scout Troop for their Jamboree camping weekend. Discussion continues, with Selectman Heath wondering whether or not the Boy Scouts should be allowed to request a fire truck to remain on scene, and where the money for now salaried Firefighters would fit into the Town's budget. Lebanon Maine Truth Seeker Deborah Wilson notes to the Board that this is not a money making venture request, but rather one from our Lebanon Boy Scout troop.

Wilson, as in past meetings, requests the Board to consider the creation of a Cemetery Committee for the town to oversee the upkeep and mowing of the town's many Veteran's Graves and Ancient Burial Grounds. Selectman Nadeau thinks that it's okay to wait for next year to think about the creation of a Cemetery Committee, although Wilson counters his thoughts by stating that waiting until July 2016 to create a Committee to oversee a 2016 mowing and care contract would be too little too late.

Selectman Nadeau does not think it is necessary to do at this time and when Wilson states to him that Lebanon is in violation of Maine State Law in their negligence and care, and reminds Mr. Nadeau that he is a Selectman elected by the people of Lebanon, Nadeau states that he will not be running again in the future as a member of the Board of Selectmen, to which Wilson answers that he has 3 more years in his current term.

Selectman Heath comes to Selectman Nadeau's rescue by moving to the telephone next to where Wilson is seated in order to make a telephone call to a property owner who has requested a tax abatement.

Selectmen Heath and Nadeau leave the office to go and view 2 properties that have submitted property tax abatement applications.

 

WATCH the fourth part of the 9/24/15 Lebanon Maine

Board of Selectmen's Meeting Video HERE:

https://www.youtube.com/results?search_query=Lebanon+Maine+Selectmen%27s+Meeting+9%2F24%2F15+part+4

 

Part 5 of the September 24th Lebanon Maine Board of Selectmen's Meeting Video shows the return of Selectmen Heath and Nadeau from their viewing of properties where tax abatement applications have been processed, along with discussion of the properties and the calculations of abatement amounts. Selectman Thompson figures the numbers while Selectman Heath and Nadeau sit quietly by, without double checking amounts or helping the Chairman to compute the correct tax dollar amounts for the properties.

Selectman Nadeau makes his bi-weekly contribution to the meeting with his usual, "Ben, do you want a motion?", to which Selectman Thompson agrees that it is now time to do so.

Selectman Paul Nadeau makes a motion to adjourn the 9/24/15 meeting at 6:05 pm.

 

See the 5th and Final portion of the 9/24/15 Lebanon Board of Selectmen's Meeting Video HERE:

https://www.youtube.com/watch?v=HFqvrR8A0sc

 

Select Board Chairman Ben Thompson Announces 2015-16 Lebanon Tax Schedule and MIL Rate.

The Lebanon board of selectmen/assessors have finalized assessments for this year.

Tax bills should be in taxpayers hands by the first of next week.  

     We attempted to correct two major assessment categories this year.  We succeeded in factoring a much needed depreciation schedule on mobile homes across the town.  The board made the decision to establish a base assessment of $25,000.00 on any mobile home that is currently liveable.  We also established an assessment standard for all additions on mobile homes based on a cost (grade E, lowest) of $52.53 per square foot which had never been factored before.

The currently established depreciation schedule has been used to adjust a 1987 double wide mobile home from $98,000.00 to just over $46,000.00 (given as an example).  

The depreciation schedule has been adopted from the State's standards as shown in the State's Assessment Manual.

     The board also attempted to finalize reassessments of all waterfront properties this year.  This project is a large undertaking as well, and has been ongoing since 2013.  The board decided to finalize this project next year due to personal time constraints of the selectmen/assessors and in the interest of ensuring proper assessments.

     Much time has been given and several adjustments have been made to bring assessments fairly into line and to keep the mil rate as low as possible.  The town lost approximately $4.8 million in assessment due to depreciation on mobile homes.  However, we gained slightly over $5 million in assessment due to the expansion project of CMP transmission lines and the substation.  While out assessing, board members also discovered several buildings that had not been identified to be assessed due to a lack of communication between the Codes office and the assessors, and one that had been missed for several years.  We have implemented several changes to avoid these issues in the future.

The board also voted to raise the base lot land value (2 acres and under) from $32,000.00 to $35,000.00.  Assessments on additional acreage remains at $1,000.00 per acre.  This change provided over $9 million worth of additional assessment which helped to drive down this year's mil rate, and effectively spread the tax burden fairly to all land owners with a minimal impact on our finances.  We committed well below the projected $16.00 mil rate.

     On September 14, 2015, during the videotaped evening meeting, the board utililized information provided to them to set the tax mil rate.  Once the calculations were completed, a mil rate was discussed.  As seen on the tape, Selectman Thompson felt something wasn't quite right and reviewed the calculations which had been made.  No mistakes had been made on implementing the information provided into the calculations worksheet.  

Still feeling unsettled about committing to such a low mil rate, Selectman Thompson spent more time on Tuesday morning reviewing all information which had been provided by the Town clerk, Treasurer, and the Selectmen's Assistant.  Upon further review, an error was discovered where the State's revenue sharing and homestead reimbursements had been accounted for twice and needed to be manually removed on one report.  Unfortunately, the mil rate discussed on video is NOT the correct mil rate. 

This year's new mil rate correctly calculated is $15.24 per thousand.

    We are proud to provide a mil rate well below our original projections.

If any resident or citizen has any questions in regard to their own tax bill or any part of the overall process, please feel free to ask.  

Sincerely, 

Ben Thompson

Chair Selectman/Assessor 

CMA #885   

RESIDENTS QUESTIONS: regarding Assessing........

I got a note from a very nice lady earlier this evening.
She was concerned because she had seen the local Selectmen walking around her place.
What's happening??

Well, I explained to her that the Board of Selectmen also act as Lebanon Board of Assessors, and that they were probably re-assessing her property.
Were her taxes going to go up??
Maybe.
First things first, ALMOST everyone in Lebanon is in for a tax increase this year.
Not everyone, ALMOST everyone.
We voted in some pretty hefty increases during our June 9th Town Election and it's time to pay for the services that we voted for.
The MIL rate, the amount of money you pay, per thousand dollars of assessed value, is going up in order to compensate for a half million dollar Fire and EMS budget and a $150,000 road paving budget, along with smaller increases that were voted for other departments.
The Lebanon MIL rate for the 2014-15 tax year was 14.9.
The new Lebanon MIL rate has not yet been established, but Selectmen have given a ballpark figure of about 16.0, (or an increase of about $1.10 per thousand of assessed value on your property).
According to Selectman Thompson, The Lebanon Selectmen, acting as the Board of Assessors, are charged with inspecting every piece of property in Lebanon at least once every 4 years. But according to Maine .gov, the wording is different.........

"To initiate a revaluation will be the decision of the voters, because the voters must appropriate the money to pay for the process. There are several professional firms certified to do the job. A town votes to have a revaluation because they recognize the need to equalize the valuations so that no one taxpayer pays more or less than their fair share of the tax burden. The need to have a revaluation may be due to the lack of an inventory or due to a change in market activity or market value."

So that's a bit confusing as I don't remember voting for a property revaluation, and I could not find anywhere in the State Law that allowed for Selectmen or Boards of Assessors to call for a revaluation. I'm not saying that isn't in the Town's policies, but as for the State, they're pretty clear that it takes a vote of the people to begin a revaluation.

However, when I spoke to Selectman Thompson earlier this evening, he stated that for many years, the people on waterfront property were being taxed the same as people in mobile homes and the people in conventional housing. This is not feeling quite right. The Town's mobile homes, were being taxed at the same rate as they were being taxed when they were brand new, and the waterfront lots were being taxed the same as the properties elsewhere in town.
So the Board set out to make things a little more fair.

Using a book full of charts and figures provide by the State of Maine, the Selectmen have set out with tape measures, and measuring sticks and have been traversing the waterfront properties along Milton 3 Pond, Northeast Pond and Spaulding Pond, the 3 large waterfront areas of Lebanon.
Water frontage is premium space, and money is added to an assessment for the water front footage. Currently, property on the waterfront can easily sell for around $300,000.00, and yet the town has never assessed by State Mandate and people have not been paying their fair share of the taxes. "The State mandates that we asses between 70% and 110% of fair market value," said Thompson, and in the past we have only been assessing at about 52%." 
So in other words, according to the State of Maine, you've been getting off on very low taxes for a very long time, and waterfront property assessments are about to go up a bit.
For now, the Selectmen are using the word "WATERFRONT" to mean frontage on any of the town's large sized ponds. The smaller bodies of water, rivers, streams, and man made ponds do not count as WATERFRONT property.

With mobile homes, the Board has their choice of measuring and assessing on size of the unit, or adding in a line on the chart and allowing for depreciation of some of the older units in town. For the years past, the Board would measure the trailer and assess you on the size of your motor home. The folly in this, however, is that people living in a 38 foot double wide that was 40 years old, were paying the EXACT SAME amount of taxes as their neighbor who was living in a brand spanking new 38 foot double wide. The taxes were ONLY based on the size of the mobile home.
With the new assessment, the SIZE AND AGE of the mobile unit are taken into consideration. With the new assessment, a brand new 38 foot double wide mobile home may be worth, let's say, $80,000 (only an number pulled from thin air), in assessment, but after calculating depreciated value, a 40 year old 38 foot double wide may only be worth $18,000 in assessed value.
Now before you go jumping for too much joy, there IS a minimum assessment base of $25,000. for a livable condition mobile home. So even the 40 year old unit will be assessed at the minimum of $25,000. BUT that's still a HUGE savings over the $80,000 it would have been assessed at last year!
I have found watching the Selectmen's Assessment discussions that this is a pretty amazing process. If you'd like to follow along, the Selectmen will be participating in a "Workshop" style public meeting on Wednesday, August 12, 2015 from 9 am to 5 pm.
While this is an open public meeting, the Selectmen have stated that there will be no public participation by way of comments or questions. If you choose to attend, you are only there as an observer.