HomeMy WebLinkAbout2025-05-05 Study SessionMCouncil Study Session Meeting Agenda
ASHLAND CITY COUNCIL
STUDY SESSION AGENDA
Monday, May 5, 2025
Council Chambers, 1175 E Main Street
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Public testimony will be accepted for both general public forum items and agenda items.
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complete the online Public Testimony Form no later than 10 a.m. the day of the
meetingi.
5:30 p.m. Study Session
L PUBLIC FORUM
15 minutes — Public input or comment on City business not included on the agenda
Il. Budget Background #3
a. Budget Background #3
Ill. Non -Profit Affordable Housing Tax Exemption
a. Non -Profit Corporation Low -Income Housing Property Tax Exemption Program
IV., ADJOURNMENT
if you need special assistance to participate in this meeting, please contact Alissa Kolodzinski at
recordernashiandoregon. go or541.488.5307 (TTYphone number 1.800.735.2900). Notification atleast three
business days before the meeting will enable the City to make reasonable arrangements to ensure accessibility
to the meeting in compliance with the Americans with Disabilities Act.
"""""Agendas and minutes for City of Ashland Council, Commission and Committee meetings may be found at the
City website, p§h1andoregon._qov,
Page 1 of I
Page 1 of 32
C of, ui ii CII S t P",I), (I Y, S C S S1 (1") 11
)a �,,,e May 5, 2'025
Budget Background #3
Finance
Mariane Berry, Finance Director
TIME, ESTIMATE,
20 minutes presentation & questions
CATEGORY
Discussion
SUMMARY
Provide any other information to questions that are arising around the Budget Process.
POLICIES, PLANTS & GOALS SUPPORTED
Administrative/Governance Goal:
"To ensuire ongoing fiscal ability to provide desired and required services at an acceptable level."
BACKGROUND AND ADDITIONAL INFORMATION
The final budget background session will focus on any unanswered questions or topics that need further
clarification and/or review.
Some items we will discuss (but are not limited to these) are:
• BN 202'5-2'027 Budget Timeline - understanding how we got to this Proposed Budget
• Overview and History of Property Tax
• Budgeting the General Fund - looking at the various revenue streams and
departments operational needs
• Citizens Budget Committee process of Approving the Budget
FISCAL IMPACTS
N/A
SUGGESTED ACTIONS, MOTIONS, AND/OR OPTIONNS
N/A
REFERENCES & ATTACHMENTS
1. SS-2025.05.05—Property Tax
Page 1 of I
Page 2 of 32
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����May 5,2�025
Agenda litet-fri, Non -Profit Corporation Low -Income Housing Property Tax
Exemption Program
Community Development
Brandon Goldman, Director of Community Development, Linda
Re�d, Housing Program Manager
TIME, ESTIMATE,
15 minutes
CATEGORY
Discussion
SUMMARY
Over the years, the Oregon State Legislature has authorized several programs that allow local governments to
offer property tax exemptions as a means of encouraging the development of needed housing types in their
communities. One such program iethe N�on-Profit Corporation Low-income Housing Property Tax Exemption, sm
out|�nedinORS 307.540to3O7.548.Property tax exemptions for affordable housing are acritical tool for several
reasons. They help reduce the operating costs for non-profit housing providers, making developments more
financially viable and enabling them to offer lower rents. These exemptions also serve to incentivize the
construction of specific housing types or to direct development to priority areas, such aethose along transit
corridors. Furthermore, offering such exemptions can enhance a community's competitiveness when seeking
regionally distributed affordable housing resources.
This particular exemption is available to non-profit organizations developing housing that serves households
earning 60 percent or less of the Area Median Income. In order to implement the exemption and allow for a 100
percent property tax abatement, cdleast 51 percent ofthe overlapping taxing jurisdictions must approve
participation in the program. In Aah|and, this threshold can be met with approval from both the City and the
Ashland School District.
Staff is seeking direction from the City Council on whether to proceed with adoption of the attached ordinance to
establish this exemption locally. Should the Council wish to move forward, City staff would begin outreochtothe
Ashland School District to request their participation in order to meet the required threshold for implementation.
POLICIES, PLANS & GOALS SUPPORTED
The Housing Production Strategy (HPS) identifies two strategies that are related to the adoption of an ordinance
to subsidize and/or reduce costs to encourage the development of needed housing types.
HPS Strategy K- Work with partners to support the development of additional permanent supportive
housing. The City began exploring the N�on-Profit Low -Income Tax exemption when the issue was brought to
staffs attention by Columbia Care' a non-profit housing provider. The City'e implementing a tax exemption in
collaboration with other taxing Districts in Ashland would directly support the development and operation of
income restricted housing that includes services, such as those provided by both Columbia Care and Options for
Southern Oregon. Other mmginizationealso provide low income housing inAshland such aethe Starthiat|eand
Rogue Ridge developments , targeting special needs populations with the lowest income (30% AMU) while also
offering case management.
HPS Strategy 1: Implement the Multiple Unit Property Tax Exemption (MUPTE) to support multifamily or
affordable housing, as this action would provide a tax exemption for the development of affordable housing.
However, it is important to note that while a MUIPTE generally offers a property tax exemption fora broader range
of rental housing types — including market -rate developments —the proposed non-profit low-income housing
property tax exemption is specffically limited to affordable housing projects. To qualify, developments must be
owned by non-profit organizations and serve households earning 60 percent or less of the Area Median Income,
ensuring that the benefit is targeted solely to income -restricted affordable housing rather than market -rate rentals.
Page sof2
C of, ui ii C11 S t P",I), d Y, S C S S1 f!") 11
BACKGROUND AND ADDITIONAL INFORMATION
ORS 307.540-548, known as the Non -Profit Corporation Low -Income Housing Property Tax Exemption, was
ohginoU|yapproved in1Q85and later extended in 2O11.This program allows for a property tax exemption for low-
income housing developed by non-profit organizations serving households earning 6D96orless ofthe Area
Median Income (AM|). Local governments have the option to increase the eligible income threshold to 8096 of
AK&|after the first year of occupancy. The exemption can be appiied to both existing housing and new
development, and may also include land heid for future affordable housing development. Local jurisdictions are
permitted to adopt additional eligibility criteria, provided they are not inconsistent with the requirements set forth
in state law. Whille annual appIlications are required, there is no limit on the length of time a property can remain
exempt, so long as it continues to meet the progmom'e eligibility requirements. As a point ofreference, the City of
Medford adopted its Non -Profit Corporation Low -Income Housing Property Tax Exemption Program in September
2022.
FISCAL IMPACTS
The property tax exemption vvouUdreduce the revenue the City and other taxing districts receive from property
taxes onlow-income rental housing units owned bynon-profit entities. The exemption ienot automatic, non-profit
entities would need to apply to receive the exemption, but once the exemption is approved, the city would then
lose the City's aliotment of tax revenues from the non-profit affordable housing developments which are currently
subject topaying property taxes. Future revenue from any nevvUydeveUopedaffordable housing that meets the
criteria would no longer be coliected. Housing units owned and managed by the Housing Authority of Jackson
County are already statutorily exempt from property taxes, and the County has also granted exemptions to
housing units owned and managed by Access. Currently, two developments would qualify for a property tax
exemption: Columbia Care's Rogue Ridge Development and Starthistle, owned by Options for Southern
Oregon. Together, these existing developments account for approximately $13'0Q0inannual tax revenue for the
SUGGESTED ACTION�S, MOTIONS, AND/OR OPT'ION�S
If the Council directs staff toproceed, the next steps would include continuing review ofthe draft ordinance with
the CNy's Legal Department to ensure consistency with state law and local requirements. Fo|ovvng legal review,
staff would initiate outreach to the Ashland School District to request their participation and approval ofthe
proposed Non -Profit Corporation Low -Income Housing Property Tax Exemption Program. Approval byboth the
City mfAehUand and the Ashland School District would meet the 5196threshold mfoverlapping taxing jurisdictions
required for the program to offer a full property tax exemption. Staff wouild report back to the Council on the
outcome of discussions with the School District and any necessary adjustments to the ordinance prior to final
adoption.
REFERENCES & ATTACHMENTS
1. Draft Affordable Housing Tax exemption ORD
2. ORS 3D7.54D-548_NonProfit Tax exemption
Page zcf2 W,
ORDINANCE NO. XXXX
AN ORDINANCE AMENDING TITLE 4 (REVENUE AND FINANCE) OF THE CITY OF
ASHLAND MUNICIPAL CODE BY CREATING A NEW CHAPTER - CHAPTER 4.42
(NON-PROFIT CORPORATION LOW-INCOME HOUSING TAX EXEMPTION)
IMPLEMENTING ORS 307.540 TO 307.548 ESTABLISHING AN AFFORDABLE
HOUSING TAX EXEMPTION PROGRAM FOR QUALIFYING NON-PROFIT
HOUSING PROVIDERS.
Annotated to show deletions and additions to the Ashland Municipal Code sections being
modified. Deletions are bold lined through, and additions are bold underlined.
WHEREAS, ORS 307.540 to 307.548 authorize Oregon cities to establish a process for
exempting certain non-profit corporations from property taxes when they develop low income
housing to address local shortages in available and affordable housing; and
WHEREAS, The City of Ashland recently adopted an Affordable Housing Production Strategy
(May, 2023) that iniplen'ients Statewide Planning Goal 10 and calls for, among other things, the
implementation of tax exemptions to support affordable housing in the City; and
WHEREAS, non-profit housing developers and builders fulfill a critical role in building and
maintaining housing, which, due to subsidy stipulations contained in their financing framework,
are restricted to specifically serve low-income households that need it; and
WHEREAS, adoption of a property tax exemption. under ORS 307.540 to 307.548, focused on
non-profit organizations that own or purchase property for use as low-income housing, will
encourage further development of much needed low-incoirie housing in the City of Ashland; and
WHEREAS, in a series of conversations with non-profit housing developers, tax exemptions
were cited as important tools in building and maintaining housing that is affordable to low-
income households and in helping to stabilize a developer's investment over the lifetime of the
project; and
WHEREAS, ORS 307.540 to 307.548 provides that, if jurisdictions or special district service
providers representing more than 5 1 % of a property's total tax obligation agree to exempt the
property from taxation, then the remainder of those taxing districts must follow suit to make the
entire property tax exenipt; and
WHEREAS, over the preceding months City staff have met with public agency partners and
local developers and concluded that sufficient support exists for the establishment of a low
income housing tax exemption program envisioned in ORS 307.540 to 307.548.
Page 21 of 32
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. Title 4 (Revenue and Finance) of the City of Ashland Municipal Code is amended
to include a new Chapter 4.42 (Non -Profit Corporation Low -Income Housing Tax Exemption),
which shall read as set forth as follows:
Chapter 4.42
NONPROFIT CORPORATION LOW-INCOME HOUSING TAX
EXEMPTIONS
4.42.010 Definitions
4.42.020 Nonprofit corporation low-income housing exemption Criteria.
4.42.030 Application for exemption
4.42.040 Determination of eligibility for exemption Notice to county assessor
4.42.050 Termination of exemption
4.42.060 Delegation of administrative authority
4�.42.010 Definitions,
The following definitions apply in this subchapter.
L 0 ff,-INC0A11E means:
A. For the initial year a person occupies property for which an application for exemption is filed
under this subchapter, income at or below 60 percent of the area median income as determined
by the Oregon Housing Stability Council based on information from the United States
Department of Housing and Urban Development; and
B. For every subsequent consecutive year that the person occupies the property, income at or
below 80 percent of the area median income as determined by the Oregon Housing Stability
Council based on information from the United States Department of Housing and Urban
Development.
4.42.020 Nonprofit corporation low-income housing exemption —Criteria
A. Property that meets all of the following criteria shall be exempt from taxation as provided in
this section:
1. The property is owned or being purchased by a corporation described in Section
501(c)(3) or (4) of the Internal Revenue Code that is exempt from income taxation under
Section 501 (a) of the Internal Revenue Code;
Page 2'2 of 32
2. Upon liquidation, the assets of the corporation are required to be applied first in
payment of all outstanding obligations, and the balance remaining, in cash and in kind, to
be distributed to corporations exempt from taxation and operated exclusively for
religious, charitable, scientific, literary or educational purposes or to the State of Oregon;
3. The property is:
a. Occupied by low-income persons; or
b. Held for the purpose of future development as low-income housing, for a
period not exceeding three years;
4. The property or portion of the property receiving the exemption, if occupied, is
actually and exclusively used for the purposes described in Section 501(c)(3) or (4) of the
Internal Revenue Code; and
5. The exemption has been approved as required in Section 4.42.040.
B. For purposes of subsection A of this section, a corporation that only has a leasehold interest in
property is deemed to be a purchaser of that property if.
1. The corporation is obligated under the terms of the lease to pay the ad valorem taxes
on the real and personal property used in this activity on that property; or
2. The rent payable by the corporation has been established to reflect the savings resulting
from the exemption from taxation.
C. A partnership shall be treated the same as a corporation to which this section applies if the
corporation is:
1. A general partner of the partnership; and
2. Responsible for the day to day operation of the property that is the subject of the
exemption.
4.42.030 Application for exemption
A. To qualify for the exemption provided by Section 4.42.020, the corporation shall file an
application for exemption with the city for each assessment year the corporation wants the
exemption. The application shall be filed on or before March I of the assessment year for which
the exemption is applied for, except that when the property designated is acquired after March I
but before Julyl, the claim for that year shall be filed within 30 days after the date of acquisition.
The application shall include the following information as applicable:
1. A description of the property for which the exemption is requested;
2. A description of the charitable purpose of the project and whether all or a portion of the
property is being used for that purpose;
Page 2'3 of 32
3. A certification of income levels of low-income occupants;
4. A description of how the tax exemption will benefit project residents;
5. A description of the development of the property if the property is being held for future
low-income housing development; and
6. A declaration that the corporation has been granted exemption from income taxation
under Section 501 (a) of the Internal Revenue Code as an organization described in
Section 501(c)(3) or 501(c)(4) of the Internal Revenue Code.
B. The applicant shall verify the information in the application by oath or affirmation.
4.42.040 Determination of eligibility for exemption —Notice to county assessor
A. Within 30 days of the filing of an application under Section 4.42.030, the council shall
determine whether the applicant qualifies for the exemption under Section 4.42.020. If the
council determines the applicant qualifies, the city shall certify to the county assessor, as set forth
in ORS 307.547, that all or a portion of the property shall be exempt from taxation under the
city's tax levy.
B. Upon receipt of certification under subsection A of this section, the county assessor shall
exempt the property from taxation to the extent certified by the city.
4.42.050 Termination of exemption
A. If the city determines that property that has received an exemption under this Subchapter 4.42
in anticipation of future development of low-income housing that the property is being used for
any purposes other than the provision of low-income housing, or that any provision of this
subchapter is not being complied with, the city shall give notice of the proposed termination of
the exemption to the owner(s) by mailing the notice to the last known address of the owner(s),
and to every known lender, by mailing the notice to the last known address of every known
lender. The notice shall state the reasons for the proposed termination and require the owner(s) to
appear at a specified time, not less than 20 days after mailing the notice, to show cause, if any,
why the exemption should not be terminated.
B. If the owner(s) fall to appear and show cause why the exemption should not be terminated, the
city shall notify every known lender, and shall allow any lender not less than 30 days after the
date the notice of failure to appear and show cause is inailed to cure any noncompliance or to
provide adequate assurance to the city that all non-compliance shall be remedied.
C. If the owner(s) fall to appear and show cause why the exemption should not be terminated,
and the lender falls to cure or give adequate assurance of the cure of noncompliance, the council
shall adopt a resolution stating its findings that terminate the exemption. A copy of the resolution
shall be filed within 10 days after its adoption with the county assessor, and a copy shall be sent
to the owner(s) at the owner(s)' last known address and to the lender at the last known address of
the lender within 10 days of its adoption.
D. Upon the county assessor's receipt of the city's termination findings:
Page 2'4 of 32
1. The exemption granted to the housing unit or portion under this subchapter shall
terminate immediately, without night of notice or appeal;
2. The property shall be assessed and taxed as other property similarly situated is
assessed and taxed,
3. Notwithstanding ORS 311.235, there shall be added to the general property tax roll for
the tax year next following the presentation or discovery, to be collected and distributed
in the same manner as other real property tax, an amount equal to the difference between
the taxes assessed against the property and the taxes that would have been assessed
against the property had it not been exempt under this subchapter for each of the years,
not to exceed the last 10 years, during which the property was exempt from taxation
under this subchapter.
E. The assessment and tax rolls shall show potential additional tax liability for each property
granted an exemption under this subchapter because the property is being held for future
development of low-income housing.
F. Additional taxes collected under this section shall be deemed to have been imposed in the year
to which the additional taxes relate.
4.42.060 Delegation of administrative authority
The City Manager, or designee, is granted all authority necessary to make all determinations and
otherwise administer the provisions of this subchapter, excepting determinations and actions
required to be made or taken by the council.
SECTION 2. Severability. Each section of this ordinance, and any part thereof, is severable,
and if any part of this ordinance is held invalid by a court of competent jurisdiction, the
remainder of this ordinance shall remain in full force and elfect.
SECTION 3. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word "ordinance" may be changed to "code", "article", "section", "chapter" or another
word, and the sections of this Ordinance may be renumbered, or re -lettered, provided however
that any Whereas clauses and boilerplate provisions (i.e. Sections 2-3) need not be codified and
the City Recorder is authorized to correct any cross-references and any typographical errors.
The foregoing ordinance was first ready by title only in accordance with Article X,
Section 2(C) of the City Charter on the day of i 2024, and duly
PASSED and ADOPTED this day of 2024.
Page 2'5 of 32
PASSED by the City Council this
ATTEST:
day of 12024.
Alissa Kolodzinski, City Recorder
SIGNED and APPROVED this day of
Tonya Graham, Mayor
Reviewed as to form:
Johan Pietila, City Attorney
2023.
. . 0
Oregon Revised Statutes
Nonprofit Corporation Low Income Housing
307'.54ODefinitions for, ORS 307'.540 to 307'.548. As used in ORS 307.540 to 307.548:
(1) "Governing body" means the city or county legislative body having jurisdiction over the
property for which an exemption may be applied for under ORS 307.540 to 307.548.
(2) Accordling to the election of a governing body pursuant to ORS 307.543 (1)''.1ow
income" means:
(a) income at or below 60 percent of the area median income as determined by the
Oregon Housing Stability Council based on information from the United States Department of
Housing and Urban Development;
(b)(A) For the initial year that persons occupy property for which ain application for
exemption is filed under ORS 307.545, income at or below 60 percent of the area median
income as determined by the Oregon Housing Stability Council based on information from
the United States Department of Housing and Urban Development; and
(B) For every subsequent consecutive year that the persons occupy the property, income
at or below 80 percent of the area median income ais determined by the Oregon Housing
Stability Council based on information from the United States Department of Housing and
Urban Development; or
(c) For housing units on property that is aiwardedl tax credits through the federal LOW-
lncome Housing Tax Credit program and is ai qualified low-income housing project meeting
the requirements of 26 U.S.C. 42(g)(1)(C), income at or below 80 percent of the areal medlian
income as determined by the Oregon Housing Stability Council based on information from
the United States Department of Housing and Urban Development, provided the average
area median income of all housing units on the property is at or below 60 percent of the area
median income as determined by the Oregon Housing Stability Council based on information
from the United States Department of Housing and Urban Development. [1985 c.660 §1; 19913
c.168 §7; 2005 c.914 §391; 2015 c.141 §1; 2015 c.180 §45; 2021 c.528 §5]
Note: Section 6, chapter 660, Oregon Laws 1985, provides:
ORS reLatinig to Non Profit Corporation
Low-income housing Tax Exemptions
Page 2'7 of 32
Sec. 6. ORS 307.540 to 307.548 apply to tax years beginning on or after January 1, 19,85, and
Note: Section 3, chapter 141, Oregon Laws 2015, provides:
sec. 3. (1) A governing body that has adopted the provisions of ORS 307.540 to 307.548
before the effective date of this 2015 Act [October 5, 2015] may, on or after the effective date
of this 2015 Act, elect a definition of "low income" under ORS 307.540 as amended by section I
of this 2015 Act. An election made pursuant to this subsection applies to the first property tax
year that begins on or after the date on which the election is made.
(2) If a governing body described in this section does not maike an election under
subsection (1) of this section, the definition of "low income" provided in ORS 307.540 as in
effect immediately before the effective date of this 2015 Act shall apply to the exemption
allowed by the governing body.
(3) This section is repealed on June 30, 2027. [2015 c.141 §3]
307'.541 Nonprofit corporation low income housing; criteria for exemption. (1) Property is
exempt from taxation as provided under ORS 307.540 to 307.548 if:
(a) The property is owned or being purchased by a corporation described in section
501(c)(3) or (4) of the internal Revenue Code that is exempt from income taxation under
section 501(a) of the internal Revenue Code;
(b) Upon liquidation, the assets of the corporation are required to be applied first in
payment of all outstanding obligations, and the balance remaining, in cash and in kind, to be
distributed to corporations exempt from taxation and operated exclusively for religious,
charitable, scientific, literary or educational purposes or to the State of Oregon;
(c) The property is:
(A) Occupied by low income persons; or
(B) Held for the purpose of developing low income housing, for a period not exceeding a
reasonable maximum period, if ainy, aidloptedl by the governing body;
(d) The property or portion of the property receiving the exemption, if occupied), is actually
and exclusively used for the purposes described in section 501(c)(3) or (4) of the internal
Revenue Code;
ORS reLatinig to Non Profit corporation
Low-income housing Tax Exemptions
(e) The exemption has been approved as provided in ORS 307.547; wind
(f) The information disclosed on the application filed pursuant to ORS 307.545 meets any
other criteria aidloptedl by the governing body.
(2) A governing body that adopts the provisions of ORS 307.540 to 307.548 may adopt
aidldlitional criteria for exemption that do not conflict with the criteriai described in subsection
(1)(a) to (e) of this section.
(3) For the purposes of subsection (1) of this section, a corporation that has only a
leasehold interest in property is deemed to be a purchaiser of that property if:
(a) The corporation is obligated under the terms of the lease to pay the ad vailorem taxes
on the real and personal property used in this activity on that property; or
(b) The rent payable by the corporation has been established to reflect the savings
resulting from the exemption from taxation.
(4) A partnership shall be treated the same as ai corporation to which this section applies
if the corporation is:
(a) A general partner of the partnership; and
(b) Responsible for the day-to-day operation of the property that is the subject of the
exemption. [1985 c.660 §2; 1995 c.702 §2; 1997 c.752 §11; 2005 c.94 §40; 2015 c.310 37]
307'.543 Exemption limited to levy of governing body adopting ORS 307.540 to 307.548;
exception, additional provisions. (1) Except as providledl in subsection (2) of this section, the
exemption graintedl under ORS 307.540 to 307.548 applies only to the tax levy of a governing
body that adopts the provisions of ORS 307.540 to 307.548. At the time of adoption, the
governing body shaill elect a definition of "low income" under ORS 307.540.
(2) The exemption granted under ORS 307.540 to 307.548 applies to the tax levy of all
taxing districts in which property certified for exemption is located if, upon request of a
governing body that has adopted the provisions of OR 307.540 to 307.548, the rates of
taxation of such taxing districts whose governing boairds agree to the policy of exemption
under OR 307.540 to 307.548, when combined with the rate of taxation of the governing body
that adopts the provisions of OR 307.540 to 307.548, equal 51 percent or more of the total
combined rate of taxation on the property granted exemption.
ORS reLatinig to Non Profit corporation
Low-income housing Tax Exemptions
. . 0
(3) A governing body may adopt additional provisions relating to the exemption granted
under ORS 3,07.540 to 307.548 that do not conflict with the provisions of ORS 307.540 to
307.548. [19,85 c.660 §3; 2015 c.141 §2; 2015 c.310 §8]
307'.545 Application for exemption. (1) A corporation seeking the exemption granted
under ORS 307.540 to 307.548 must file an application for exemption with the governing body
for each aissessment year the corporation wants the exemption. The application must be filed
on or before March I of the aissessment year for which the exemption is sought, except that
when the property designated is acquired after March 1 and before July 1, the application for
that year must be filed within 30 days after the date of acquisition.
(2) The application must include the following informaition, ais applicable:
(a) A description of the property for which the exemption is requested;
(b) A description of the charitable purpose of the project and whether oil or a portion of
the property is being used for that purpose;
(C) A certification of income levels of low income occupants;
(d) A description of how the tax exemption will benefit project residents;
(e) A description of the development of the property if the property is being held for future
low income housing development;
(f) A declaration that the corporation has been granted exemption from income taxation
under section 501(a) of the internal Revenue Code as an organization described in section
501(c)(3) or 501(c)(4) of the internal Revenue Code; and
(g) A description of how the corporation and the property, respectively, meet any
aidldlitional criteria adopted by the governing body pursuant to ORS 307.541 (2)_
(3) The aipplicant shall verify the informaition in the application by oath or affirmation.
[1985 c.660 §4; 1987 c.756 §15; 1993 c.108 §2; 1993 c.270 §25; 1997 c.541 §§133,133a; 2013 c.1913 §7;
2015 c.310 §91]
307'.547 Determination of eligibility; notice to county assessor. (1) Within 30 days of the
filing of an application under ORS 307.545, the governing body shall determine whether the
aipplicaint qualifies for the exemption granted under ORS 307.540 to 307.548.
&I
ORS reLatinig to Non Profit corporation
Low-income housing Tax Exemptions
(2)(a) If the governing body determines that the applicant qualifies, the governing body
shaill certify to the assessor of the county where the real property is located, ais set forth in
ORS 307.512, that all or ai portion of the property is exempt from taxation under the levy of the
certifying governing body.
(b) Notwithstanding paragraph (ai) of this subsection, the governing body may send the
certification required under this subsection on or before the deadline specified in ORS 307.512,
or as promptly as practicable after making the determination under subsection (1) of this
section, whichever is later.
(3) Upon receipt of certification sent pursuaint to subsection (2) of this section, the county
assessor shall exempt the property from taxation to the extent certified by the governing
body. [1985 c.660 §5; 2013 c.193 §8; 2015 c.310 §10]
307'.548 Termination of exemption; additional taxes. (1) (ai) If the governing body that has
granted an exemption under ORS 307.540 to 307.548 to property in ainticipation of future
development of low income housing in connection with the exempt property findls that the
property is being used for any purpose other than the provision of low income housings, or
that any provision of ORS 307.540 to 307.548 is not being complied with, the governing body
shaill give notice of the proposed termination of the exemption to the owner, by mailing the
notice to the last -known address of the owner, and to every known lender, by mailing the
notice to the last -known address of every known lender.
(b) The notice required under this subsection shall state the reasons for the proposed
termination wind shall require the owner to appear at a specified time, not less than 20 days
after mauling the notice, to show cause, if any, why the exemption should not be terminated.
(2) If the owner fails to appear and show cause why the exemption should not be
terminated, the governing body shaill notify every known lender, and shall allow any lender
not less than 30 days after the date the notice of the failure to appear and show cause is
mailed to cure any noncompliance or to provide assurance adequate to the governing body
that all noncompliance will be remedied.
(3)(ai) If the owner fails to appear and show cause why the exemption should not be
terminated, and the lender fails to cure or give adequate assurance of the cure of any
noncompliance, the governing body shall adopt an ordinance or resolution stating its
findings that terminate the exemption.
ORS reLatinig to Non Profit Corporation
Low-income housing Tax Exemptions
Page 31 of 32
(b) A copy of the ordlinance or resolution required) under this subsection shaill be filed
within 10 days after its adoption with the county assessor, and ai copy shall be sent to the
owner at the owner's laist-known address and to the lender at the last -known addlress of the
lender within 10 days after its adoption.
(4) Upon the county assessor's receipt of the governing bodly`s termination findings:
(a) The exemption granted) the housing unit or portion under ORS 307.540 to 307.548
terminates immedliately, without right of notice or appeal;
(b) The property shall be assessed and taxed l as other property similarly situated) is
assessed and taxed; and
(c) Notwwith tandling ORS 3111.235, there shall be added to the general property tax roll for
the tax yeair next following the presentation or discovery, to be collected and distributed) in
the same manner as other real property tax, an amount equal to the dlifference between the
taxes assessed aigaiinst the property and the taxes than would have been assessed against
the property had it not been exempt under ORS 307.540 to 307.548 for each of the years, not
to exceed the last 10 yeair , during which the property wars exempt from taxation under ORS
307.540 to 307.548.
(5) Notwithstanding subsection (4) of this section, if at the time of presentation or
discovery, the property is no longer exempt, additional taxes may be collected) as provided l in
subsection (4) of this section, except that the number of years for which the additional taxes
shaill be collected shall be reduced by one year for each year that has elapsed since the year
the property was last granted exemption, beginning with the oldest yeair for which additional
taxes are due.
(5) The assessment and tax rolls shall show potential additionail tax liability for each
property granted exemption under ORS 307.540 to 307.548 because the property is being
held for future development of low income housing.
(7) Additional taxes collected under this section shall be deemed to halve been imposed in
the yeair to which the additional taxes relate. [11997 c.752 14; 2013 c.193 17]
ORS relatinigto Non Profit Corporation
Low-income housing Tax Exemptions
Purge 32 of 32
My name is Sharon Bryson, an Ashland resident over 35 years. My late husband and I raised
six children here.
Thank you for denying Parks request for the $9.00 fee. This allowed for time to process. I get
increased employee costs with Measures 5 and 50 have caused challenges; what I don't get is
how the leadership has chosen to address these challenges.
I would like to address page 17 of the packet for this study session. The author wrote five
pathways for increasing revenue. The ideas are sequenced from hardest to easiest. Hardest -
change statewide tax system, create a new taxing district, increase development, create a local
option levy and the easiest is create a fee. All except the easiest will take time.
I would like council to consider other pathways that could result in quicker and more
sustainable solutions. I don't understand the dynamics between parks and council so forgive
me if suggestions are outside of your scope but remember most suggestions on page 17 are
outside of city management scope.
1. Reduce supervisor and management costs by 20% throughout all city departments.
2. Pause professional training, travel and E. Main Park development.
3. Design equal reduction across all park programs
4. Consider including more `adopt a park' options. Honor volunteerism that is currently being
provided.
5. Sell assets. The golf course at the top of the list. I'm told the golf course costs $200,000.00
over and above income. Nothing against golfers but opposition to money loss and the
amount of water usage.
I attended community parks meetings. I inquired the number of people that use the course. I
was told Social Security numbers are not collected but Tee times are. Because I'm curious
about numbers of people I decided to do my own data collection. On multiple occasions I
drove by Heiman St., Railroad and Garfield Parks then to Oak Knoll. On average 50% more
people in the small parks combined compared to the golf course.
I would like to suggest as a community we have what we need if resources are used effectively.
During meetings that I attended my heart was warmed by the number of people who publicly
spoke about their contributions and others with suggestions of how to address this issue and
strive for sustainability.
Ashland City Business Session - May 5, 2025 Leda Shapiro
The budget, according to todays `agenda and our Finance Director, "is to
ensure ongoing fiscal ability to provide desired and required services
at an acceptable level."
I do not believe what Parks is threatening to cut is an acceptable level of
services. Parks' job is to maintain the Parks, within the approved budget.
And I believe that can be done. The budget process can be reviewed and
balanced within the 5% decrease without cutting services, with rates for
rentals, etc that people can afford. The threatening of service stoppages /
closures unless the budget (with its 9% INCREASE, and new fees) is
approved ... is simply not true. It is not necessary to make the cuts
presented. The Council is to be commended for not acquiescing to the
demand for new Parks fees thus far. The Parks budget has not been
transparent about the process nor has it done the required homework to
address the need to cut expenses.
We all know that there are many ways to cut a budget but instead of simple
analysis and transparency they have aimed at cuts on essential services
and threats to the most vulnerable — seniors and families. Bullying and
making threats are not how to be better together.
hope Council will not knuckle under this bullying but demand the budget
reduction as initially requested all departments take, a 5%cut. It is then up to
the Parks Department to do a real analysis of Personnel, and other
expenditures with that 5% goal in mind. Contrary to their projections, this
does NOT mean that cuts to essentials are necessary.
must add that we read about other Cities also going through this painful
process, and we all understand that this is a time for fiscal cautiousness.
Our City budget total is indeed less than the last budget, which is a step
toward fiscal responsibility. But the number of FTEs has increased from 264
to 268, and I hear rumors of even higher. With staff moving to and
from other Departments, it is unclear why the total FTEs have increased and
I believe this needs more review.
Thank you for standing with the people that voted for you confident you will
stand up for fiscal responsibility. Please take the responsible stand and do
not allow this increased Parks budget to be appropriated.
SPEAKER REQUEST FORM
Submit this form to the meeting Secretary prior
to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date:
Name: (Please Print)
Ashland Resident:
L 'ES NO City:
Agenda Topic/Item Number: ^�
As ��� b, 4 t� 1-�'&� Q'
is Forum Topic (Non -agenda Item):
R CJ` 94
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
SPEAKER REQUEST FORM
or, Submit this form to the meeting Secretary prior
*I
to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date:/a43U
Name: (Please rint) rO �Q,r
C f
Ashland Resident:
k so
YES NO City:
Agenda Topic Item Number:
blic Forum Topic (Non -agenda Item):
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
. SPEAKER REQUEST FORM
,� Submit this form to the meeting Secretary prior
.Jette2 sgn,7i�:
to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date:
S�
Name: ( lease Print)
(f,6 r`�C' Pe,-') f.3Oi�
Ashland Resident:
❑ YES 0' NO City:! -
Agenda Topic/Item Number:
Public Forum Topic (Non -agenda Item):
�J<_f � E
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
SPEAKER REQUEST FORM
Submit this form to the meeting Secretary prior
to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date: �/S/
Name: (Please Print)
Swt4'�2v )j
Ashland Resident:
YES ❑ NO City: �4L'+/Vp
Agenda Topic/ItePM
b srd� i(s -eL�-et.;4 S ;Z
Public Forum Topic (Non -agenda Item):
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
4 SPEAKER REQUEST FORM
Submit this form to the meeting Secretary
prior to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date:
Name: (Please Print)
Ashland Resident:
E2,-4S ❑ NO City:
Agenda Topic/Item Number:
r1_-jAd AT
Public Forum T is (Non -agenda Item):
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to
leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
SPEAKER REQUEST FORM
Submit this form to the meeting Secretary
prior to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date:
G
Name: (Please Print)
Nar am VatiDe-
Ashland Resident:
YES ❑ NO City:
Agenda Topic/Item Number:
Public Forum Top (Non -agenda Item):
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to
leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
FAAk SPEAKER REQUEST FORM
Submit this form to the meeting Secretary
prior to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date: A f
Name: (Please Print)
M2`l `Scoff
Ashland Resident:
YES ❑ NO City:
Agenda Topic/Item Number:
Public Forum Topic (Non -agenda Item):
N [q- 417 Lf�w �\
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to
leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
SPEAKER REQUEST FORM
Submit this form to the meeting Secretary
prior to the discussion item.
1)You will be called forward when it is your turn to speak
2) State your name and speak clearly into the microphone
3) Limit your comments to the time allotted
4) Provide any written materials to the meeting Secretary
5) Speakers are solely responsible for the content of their statement
Date: -5_/'5-ka
Name: (PleasOPri t)
r
/l
Ashland Res de t:
0 YES ❑ NO City:
Agenda Topic/Item Number:
Public Forum Topic (Non-agenda Item):
Please respect the order of proceedings and strictly follow the
directions of the presiding officer. Behavior or actions which are loud
or disruptive are disrespectful and offenders will be requested to
leave.
Disclaimer: By submitting this request to address the Public Body, I
agree that I will refrain from the use of any obscene, vulgar, or
profane language. I understand that if I do not follow procedure my
speaking time may be terminated, and I may be requested to sit down
or leave the building.
t
My name is Sharon Bryson, an Ashland resident over 35 years. My late husband and I raised
six children here.
Thank you for denying Parks request for the $9.00 fee. This allowed for time to process. I get
increased employee costs with Measures 5 and 50 have caused challenges; what I don't get is
how the leadership has chosen to address these challenges.
I would like to address page 17 of the packet for this study session. The author wrote five
pathways for increasing revenue. The ideas are sequenced from hardest to easiest. Hardest -
change statewide tax system, create a new taxing district, increase development, create a local
option levy and the easiest is create a fee. All except the easiest will take time.
I would like council to consider other pathways that could result in quicker and more
sustainable solutions. I don't understand the dynamics between parks and council so forgive
me if suggestions are outside of your scope but remember most suggestions on page 17 are
outside of city management scope.
1. Reduce supervisor and management costs by 20% throughout all city departments.
2. Pause professional training, travel and E. Main Park development.
3. Design equal reduction across all park programs.
4. Consider including more 'adopt a park' options. Honor volunteerism that is currently being
provided.
5. Sell assets. The golf course at the top of the list. I'm told the golf course costs $200,000.00
over and above income. Nothing against golfers but opposition to money loss and the
amount of water usage.
I attended community parks meetings. I inquired the number of people that use the course. I
was told Social Security numbers are not collected but Tee times are. Because I'm curious
about numbers of people I decided to do my own data collection. On multiple occasions I
drove by Heiman St., Railroad and Garfield Parks then to Oak Knoll. On average 50% more
people in the small parks combined compared to the golf course.
I would like to suggest as a community we have what we need if resources are used effectively.
During meetings that I attended my heart was warmed by the number of people who publicly
spoke about their contributions and others with suggestions of how to address this issue and
strive for sustainability.