HomeMy WebLinkAbout2026-05-05 Council Mtg MIN ASHLAND CITY COUNCIL
BUSINESS MEETING MINUTES
Tuesday,May 5,2026
I. Business Meeting
Council Present: Mayor Graham; Councilors Sherrell, Dahle, Bloom, DuQuenne, Hansen,and Kaplan (via
Zoom).
Staff Present:
Sabrina Cotta City Manager
Jordan Rooklyn Deputy City Manager
Johan Pietla City Attorney
Graham called the meeting to order at 6:00 p.m.
a. Land Acknowledgement"
Hansen read the land acknowledgement.
IL PLEDGE OF ALLEGIANCE
Graham led the pledge of allegiance.
III. ROLL CALL
IV. MAYOR'S CHAIR OF THE COUNCIL ANNOUNCEMENT
The agenda order was amended so that Resolution 2026-06 Endorsing the Nomination of Census
Tract 19 as an Opportunity Zone 2.0 would be heard under Ordinances, Resolutions and Contracts.
Graham encouraged the public to review city wildfire season preparedness information, noting the
significance of current drought conditions.
a. National Historic Preservation Month
Graham read the proclamation declaring May 2026 as National Historic Preservation Month and noted
local preservation activities during the week of May 17-23.
V. APPROVAL OF MINUTES
a. Minutes of the April 20,2026 - Study Session Meeting
b. Minutes of the April 21,2026 - Business Meeting
Bloom moved to approve the minutes.Dahle seconded the motion.
Roll Call Vote:Sherrell,Dahle,Bloom,Kaplan,DuQuenne,and Hansen-YES. Motion passed.
VI. CONSENT AGENDA
a. Resolution of the city of Ashland authorizing a loan from the Oregon transportation
infrastructure fund by entering into a loan agreement with the Oregon department of
transportation
DuQuenne removed the consent agenda item for separate discussion later in the meeting.
VII. SPECIAL PRESENTATIONS
a. Jackson County SART (Sexual Assault Response Team)
Business Meeting
May 5,2026
Page 1 of 5
Ava DeRosier, Executive Director of Jackson County SART, presented an overview of the
organization's work in forensic nursing,confidential advocacy, and violence prevention education.
DeRosier described SART's hospital-based response to survivors of sexual assault and
strangulation, its work with community partners, and its prevention education in Ashland public
schools.
DeRosier also outlined the"You Have Options" reporting model used with the Ashland Police
Department,emphasizing survivor choice and agency. Housing insecurity was identified as a
major factor increasing vulnerability to violence,and additional safety training requirements for
alcohol-serving businesses through the city business licensing process was suggested.The
Council expressed support for exploring a city requirement for training related to alcohol-
facilitated assault prevention and safer business practices.
The Council agreed Ko direct staff Voinvestigate a possible business-license-based training
requirement and report back with options'
VUKD, PUBLIC FORUM-
Public testimony was received from ten community members on topics including: �
w Council conduct and use of social media. �
�
* Alleged budget process violations.
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* Concerns regarding the City Manager and City Hall/community Center decisions.
° Glynhoomte spraying inpub|icmr*ue,eap*oio|k/ neorthenight |avvnondpmrka. �
* Sexual violence affecting unhnuned women and the need for better support and reporting
response.
* Concerns about the future of local hospital services and related community impacts.
IX. PUBLIC HEARING
X. ORDINANCES,RESOLUTIONS AND CONTRACTS
a. Resolution 2026-06 Endorsing the Nomination of Census Tract 19 as an Opportunity Zone 2.0
Rooklyn introduced CEO&Executive Director Blair Sundell of Southern Oregon Regional Economic
Development, Inc. (SOREDI). Sundell explained that the federal Opportunity Zone 2.0 program provides
a capital gains incentive intended to attract private investment into qualifying low-income census �
tracts. He outlined why Census Tract 19 in Ashland was being recommended, citing development
potential,possible housing production, SOU-related opportunities, and the tract's rural designation, �
which could make it more competitive for investors. �
�
Council discussion focused on the benefits of the program,the need for a strong application, how �
local and outside investors might be engaged,and the importance of pairing the designation with
ongoing economic development strategy.Council also discussed the types of projects thotoou|d
result and the need to remain attentive Lo long-term implementation.
Bloom moved to adopt Resolution 2026-06 endorsing the nomination of Census Tract O9ms an
Opportunity Zone 2.0.DuQuenneseconded the motion.
Roll Call Vote:Kaplan,SherreUV,Bloom,DuQuenne,DahUe,and Hanmen-YES.Mo%ion passed.
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From consent agenda-
Resolution of the city of Ashland authorizing a loan from the Oregon transportation infrastructure
fund by entering into a loan agreement with the Oregon department of transportation
Cotta presented the resolution authorizing a loan for the North Mountain Avenue rehabilitation project.
DuQuenne explained that she removed the item from the consent agenda because of the size of the
loan and concerns about current and future city debt obligations. Questions were raised regarding
repayment sources,including the food and beverage tax,street user fee,and general fund backing.
Staff clarified that the project had already been approved and that the loan would allow costs to be
spread over time rather than paid all at once. Council members noted the favorable interest rate and
the importance of completing road and safety improvements.
Hansen moved to approve Resolution 2026-04,a resolution authorizing a loan from the Oregon
Transportation Infrastructure Fund by entering into a loan agreement with the Oregon Department
of Transportation.Bloom seconded the motion.
Roll Call Vote:Kaplan,Sherrell,Bloom,Dahle,and Hansen-YES.DuQuenne-NO.Motion passed.
Recess token from 752 to 8:00 p.m.
X11. UNFINISHED BUSINESS
a. Staff Relocation Update& Resolution 2026-05 Reserving the Community Center and Pioneer
Hall for Public Use
Cotta presented an update regarding temporary staff relocation from City Hall due to life-safety
issues and outlined options for relocating staff currently housed in the community center.The
operational and budget impacts of moving staff outlined,and it was noted that office space in the
building had historically been designed for staff use.
Council discussed the distinction between policy and operations,access to the community center for
public use,the timing for restoring rental availability, and the importance of preserving community
access while avoiding unnecessary operational interference.Councilors emphasized that the
community center should be available as a public facility and discussed allowing staff to remain in
existing office areas in such a way that frees up the primary public areas for rental.
Bloom moved to adopt Resolution 2026-05 with Section 1 amended to read:"...that the community
center and Pioneer Hall are reserved for public,civic,recreational,cultural,meeting,and other
community serving uses;that general administrative occupancy of the primary public meeting,
rental,and program spaces shall end no later than June 1,2026;and that city staff may continue to
use existing office areas that were part of the building design or historic function,provided that
such use does not displace public rentals,public programming,or community access until council
finalizes a long-term administrative facilities plan,including the future use,repair,or re-
occupancy of city hall.Dahle seconded the motion.
Roll Call Vote:Kaplan,Sherrell,Bloom,Dahle,and Hansen-YES.DuQuenne-NO.Motion passed.
Business Meeting
May 5,2026
Page 3 of 5
XII. NEW BUSINESS
cz Final Recommendations: 22O0 Ashland Street Ad Hoc Committee
Ad Hoc Committee Chair Noah Wertheizer presented the committee's final recommendations for 2200
Ashland Street. He outlined the committee's charge,the division of work between site
planning/development and services/accountability groups,and the effort to create a flexible
framework rather than m single fixed model.
The presentation briefly outlined the development discussion item as presented by committee
leadership,including housing model options,service-provider partnership structures,site constraints,
and the recommendation to begin with |e11eny of interest before issuing o formal RFP.The oornrnii1ee
recommended a coordinating-agency model for site operations, a provider-developed Good
Neighbor Agreement framework,a grievance and appeals structure,defined service categories, and
continued use of the building as a severe weather and smoke shelter during interim periods.
Council discussion highlighted:
* Appreciation for the committee's extensive work and transparency.
* Interest inhow the development portion would proceed and what council's future policy role
may be.
~ Clarification that the new recommendations were intended to work alongside, not replace,the
prior master plan.
• Recognition that the site is unusual and that flexibility will be important in attracting viable
partners.
w Support for using the Housing and Human Services Advisory Committee in an ongoing review
role rather than creating another advisory body.
Public Comment
one member of the public spoke, urging council to prioritize transitional and affordable housing,
encourage density,and maintain flexibility for future proposals.
Bloom moved to approve the recommendations awpresented by the 2200 Ashland Street Ad Hoc
Committee.Hansen seconded the motion.
�
Roll Call Vote:Kaplan,SherrelU,Bloom,DuQuenne,DahUe,and Hansen-YE$,Motion passed. �
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Council conducted a ballot vote to fill a vacancy on the Citizens' Budget Committee. Noah Werthaiser �
received o majority of votes. �
Bloom moved to appoint Noah WerKhaisento the Citizens'Budget Committee for a term ending �
June 30,2029.Hanenseconded the motion. �
Roll Call Vote:Kaulan,Sherrell,Bloomm,DuQuenne,DahKe,«und Hcxnmen-YES.Motion passed.
d Request for Council to Consider Aiding Newport in Fight Against Detention Center
Newportk4myurJonKop|onoddreuuedtheoounoi| /viozoono\ regordinqN*wport'e |mga| ondfinmnoio|
efforts to oppose the siting of a federal detention facility in that community. He described the lack of
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Page 4of5
transparency from federal agencies,the strain on local resources,and the economic and civic
concerns raised by the proposal. He noted Newport had incurred substantial legal costs in
responding.
Ashland councilors discussed the matter as one of mutual aid between Oregon communities and
expressed concern over federal overreach and the burdens placed on small municipalities. Staff
confirmed funding could come from the Mayor and Council budget.
Bloom moved to direct the City Manager to enter into an IGA(intergovernmental agreement)with
Newport and provide monetary support of$15,000 from the Mayor and Council budget.DuQuenne
seconded the motion.
Roll Call Vote:Sherrell,Bloom,Dahle,DuQuenne,Hansen,and Kaplan -YES.Motion passed.
b. Resolution 2026-06 Endorsing the Nomination of Census Tract 19 as an Opportunity Zone 2.0
(This item was heard earlier under Ordinances, Resolutions and Contracts.)
XIII. CITY MANAGER REPORT-
a. Look Ahead
No report was given due to time.
XIV. OTHER BUSINESS FROM COUNCIL MEMBERS/REPORTS FROM COUNCIL LIAISONS
No reports were given due to time.
XV. ADJOURNMENT
Bloom moved to adjourn.Sherrell seconded the motion.
All Ayes. Motion passed.
The meeting was adjourned at 9:31 p.m.
City Recorder Alissa Kolodzinski Mayor Tonya Graham
Business Meeting
May 5,2026
Page 5 of 5
Opportunity Zones 2.0: Frequently Asked Questions
Ashland City Council I May 5,2026
Prepared by Blair Sundell,Executive Director, SOREDI
About the Program
Q: What is Opportunity Zones 2.0?
A: It's a federal tax incentive that gets private money flowing into specific low-income census tracts.
Investors who have capital gains from selling stock, a business, or property can defer their federal taxes
by reinvesting those gains into a Qualified Opportunity Fund. That fund then puts the money into
projects inside designated tracts. Congress made the program permanent in July 2025 with HRl,
replacing the original 2017 version.
Q: How is this different from an Enterprise Zone?
A:An Enterprise Zone is a local property tax abatement. The City forgoes property tax revenue on
qualifying new investment.An Opportunity Zone is a federal capital gains tax incentive with no local
fiscal impact. The City does not abate any taxes. The benefit runs strictly between the investor and the
IRS.
Q: How does a tract qualify?
A:A tract has to meet one of two tests. Either its Median Family Income is at or below 70%of the
statewide MFI (for non-metro areas) or 70% of the metro MFI (for metro areas), tightened from 80%
under OZ 1.0. Or it has a poverty rate of at least 20% combined with an MFI no higher than 125% of the
statewide or metro MFI. The 125% cap is new. Each tract has to qualify, on its own. The old contiguous
tract loophole is gone.
About the Vehicle (the LLC)
Q: What is the investment vehicle?
A: It's called a Qualified Opportunity Fund, or QOF. It's typically organized as an LLC or partnership.A
QOF has to keep at least 90%of its assets in property located inside a designated tract. The IRS audits
this twice a year.
Q: Who sets up the QOF?
A: Private investors, field managers, or developers. They self-certify with the IRS by filing Form 8996
with their tax return. There is no government approval process for forming one.
Q: Who controls the QOF?
A: The fund's managers and investors. It's entirely private. The City has no governance role, no fiduciary
role, and no liability.
Q: Does the City have any financial relationship with these funds?
A: No. The City does not form the LLC, does not manage capital, does not sign agreements with
investors, and takes on no financial risk. The City's role ends at nomination.
Q: What is a QROF and why does it matter for Ashland?
A: A Qualified Rural Opportunity Fund is a new sub-category that has to keep 90% of its assets in rural
OZ property. QROFs get a 30%basis step-up at five years, compared to 10%for standard QOFs.
Ashland's tract qualifies as rural, so projects here can attract this enhanced pool of capital.
About Ashland's Tract
Q: Which tract is being nominated?
A: Census tract 41029001900 in central Ashland. The borders run along East Main Street to the north,
Walker Avenue to the east, the Emma Street area to the south, and Helman/Beach Street area to the west.
Siskiyou Boulevard runs through the middle of it.
Q: Why are we not also endorsing,Tract 18.02?
A: This is a highly competitive process. Oregon has 229 eligible tracts and can only nominate about 58,
roughly I in 4. Under OZ 1.0, Oregon got 86 tracts. With the cap that tight,the State will pick tracts with
the strongest investible development potential. Tract 41029001900 has a real pipeline of near-term
projects ready to go. Tract 18.02 is eligible but does not, Putting it on the application would dilute
Ashland's competitive position with the Governor's Office. City staff and SOREDI agree the
endorsement should focus on the tract with the highest and best development potential.
Q: What projects are already in the pipeline?
A: Three big ones.The SOU Cascade site is 4.3 acres with the partner search recently reopened after the
lead partner withdrew in January 2026. The site is cleared and about$12M in deferred maintenance is
already off the books. The Sunstone Housing Collaborative is about 90 units of mixed-income housing
planned for the 4.1 8-acre Lincoln Field site at East Main and Mountain. It targets households at or below
120%AMI with on-site childeare, and SOREDI and RVCOG are already funding feasibility work.
There's also a recent acquisition of nine contiguous parcels totaling about 3).4 acres along Ashland.,
Beach, and Henry Streets, now under a single owner.
Q: Why does it matter that Ashland's tract qualifies as rural?
A: Rural tracts get stronger benefits tinder federal law.A 30% basis Step-LIP, three times the standard
non-rural benefit.A lower 50% bar for substantial improvement of existing buildings instead of 100%.
And access to a specialized pool of rural-focused capital.All of that makes Ashland's tract more
attractive to investors than a typical urban OZ,
About Affordable Housing
Q: How does affordable housing fit within Opportunity Zones?
A: OZ 2.0 does not require affordability, but it's one of the most powerful tools out there for making
affordable and workforce housing pencil out, especially when stacked with Low-Income Housing Tax
Credits.
Q: How does OZ help affordable housing pencil?
A: OZ capital is equity, not debt. It fills the gap that often kills affordable projects,the 10 to 20% of the
capital stack that's hardest to raise. The most common affordable structure pairs 4% or 9% LIHTC with
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Pau| Mozna 2O25-2U27 Biennial Budget Misconduct May E� 2026
1 was surprised when Bob Kaplan offered an amendment to the Avista Franchise during your
April 31 business meeting. According toan email | got from the City Attorney, motions and
votes aren't necessary for the Council to make decisions and take actions; all that isneeded—is
discussion.
The City Attorney claimed that Oregon Budget Law permitted the Council to amend the 2025- �
2O27biennia| budge1atastudysession, xvithoutannobonorvote, andpriortothepub|ic �
hearing on the budget. | pointed out that he was wrong and this bothered Dylan Bloom su
much that—to set the record straight and address the misinformation that he accused me of
spreading—he asked Mr. Pietila to read his pathetic email into the record at your August 18,
2025mneeting.
The legal arguments Pietila made in his email were in fact a confession that the City Council
violated Oregon Revised Statute 294.453 and the Ashland Charter. (]n April 13, 2O26, Ashland
received a reprimand from the Oregon Department of Revenue, which proved that it was Bloom
and Pieh|a who were spreading misinformation—not me. The Oregon DOR confirmed that the
Council violated Oregon Budget Law when it amended the 2025-2027 biennial budget prior to
the public hearing on the budget as approved by the Citizens' Budget Committee. The0OR
reminded Ashland that they can only amend the budget AFTER the public hearing, and this
would require e public motion and vote. This is what the Council should have done on June 3,
2025.
But that is not what this Council did. You amended the budget at your May 19, 2O25 Study
Session without a motion orvote. At your June 3, 2O25 business meeting, when the budget
agenda item came up, Deputy City Administrator,Jordan Rooklyn, falsely claimed that the
Council had amended the budget "via nmodon". You all knew this was false,yet none Pfyou
corrected her(Derek Sherre|| was not on the Council at the tinne).
This is not merely a procedural error. This Council created o false record of its actions,violated
the Oregon Budget Law, violated the Ashland Charter, and you all violated your oaths of office
by willingly and knowingly participating in this fraud. | know I'll never get an admission from
Bloom or Pieti|a that they were, in fact,the ones spreading misinformation. And |'|| never get
gn apology from the Council for gas|ightingnog for the past year. Worst o[all, | suspect you will �
� continue to abuse the public trust solong au your police chief refuses todo his duty toenforce
� the Charter. �
�
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� 1 `
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�
Paul Mozina 2025-2027 Biennial Budget Misconduct May 5, 2026
Here is the pathetic email I got from City Attorney,Johan Pietila, in which he literally confesses
that the Council violated Oregon Budget Law and the Ashland Charter. No Johan, Oregon
Budget Law does not provide that the Council can adopt a budget with amendments included
that were made prior to the public hearing—that action can only take place after the budget
hearing and with a formal motion and vote as required by the Ashland Charter.
Johan pietila
RE:How do 1 file a complaint with the police for violations of the city charter
To:
Good morning Mr.Mozina,
I reviewed the email you sent to the City Council and provided my analysis back to them.I also had conversations with department heads and council
members to address any follow up questions they had.I will summarize very briefly for you.
My interpretation was the study session relating to the principal subject of a financial update was a perfectly legitimate time to discuss financial
questions pertaining to the budget.Additionally,as a matter of state law at least,the absence of a subject from a notice does not preclude the
governing body from discussing it;under the OPML,the list of anticipated subjects does"not limit the ability of a governing body to consider additional
subjects."See ORS 192.640
By consensus,at a study session,the Council may direct staff to act on other matters that do not require Council decision by ordinance or resolution
(AMC 2.04.020(C)(1).In this case the budget resolution that was noticed and eventually put forth had Council's guidance and direction that included
changes to not use the reserve fund,and rather to take it from the additional funds released from the Parks fee and then reappropriate a portion from
the homeless budget which can get replenished as needed mid-year.That is what Council voted on at the budget adoption meeting.There was no
need for a motion to amend the budget because it was already discussed in prior sessions and included in the budget they were presented to vote on.
Per budget law,after the budget committee has approved the budget and a public hearing was held,the City Council can make changes to the budget
that was approved when adopting the budget.They do not have to go back to the CBC if the expenditure change is under 10%,which it was not(Local
Budget Manual Chapter 11;ORS 294.456).Council more than sufficiently discussed the change in previous council sessions,and right before the
public hearing,so it was clear and transparent,before they voted on the adopted budget.Budget Law provides that the budget Council adopts can
already have those change in place,and they can vote on it.That is what occurred.
All members of the Council and staff took your concerns seriously and I provided responses to them to address them and explain the legal approach.
Thank you for bringing your concerns to the attention of the Council.
Best,
Below is the letter of reprimand sent by the Oregon Department of Revenue to Ashland, via
interim finance director Bryn Morrison, confirming that the city violated Oregon Budget Law,
specifically ORS 294.453.
2
Paul Mozina 2025-2027 Biennial Budget Misconduct May 5, 2026
Department of Revenuk-
Property Tax Division
955 Center St NE
PO Box 14380
Salem,OR 97309-5075
April 13,2026
City of Ashland
ATTN:Bryn Morrison,Interim Finance Director
Sent via email:bryn.morrison@ashland.or.us
The Department of Revenue is responsible for providing municipal corporations with information on
budgeting practices,Local Budget Law,and the laws relating to property taxes.As part of our oversight
role under ORS 294.495,we will review a district's budget process upon request of a citizen to ensure
compliance with Local Budget Law. We have recently received an inquiry into the city of Ashland's
budget hearing and adoption process for the 2025-2027 biennium.I have reviewed your 2025 process
and am bringing forward the following issue:
• ORS 294.453 requires the governing body to hold a hearing on the budget as approved by the
budget committee. ORS 294.456 allows the governing body to make changes to the approved
budget only after that budget hearing. That amended budget can then be adopted by the governing
body(although in some cases a second hearing may be required).
• Based on a review of the minutes and video from the budget hearing and adoption at the June 3,
2025,City Council Meeting,the hearing was held on an amended version of the budget rather than
the budget as approved by the budget committee. While the changes were within the authority of
the council to make and did not require a second hearing,they could only be made after the budget
hearing and prior to adoption.
We are not directing the city to make any changes to the budget for the 2025-2027 biennium. However,
the city will need to revise its budget process to ensure the proper order is followed in the future.
If you have any questions or wish additional assistance,call or email me at the numbers listed below.If
you need a copy of the Local Budgeting Manual,you can access the current version online at
https://www.oregon.gov/dor/forms/pages/default.aspx.
In addition,we will be providing a free Local Budget Law workshop in Medford this coming July. If you
have not already done so,feel free to sign-up for our email list at
https://omis.oregon.gov/mailman/listinfo/localbudget to be notified once details are finalized.
Regards,
Danette Benjamin,Revenue Manager 2
Property Tax Division
Oregon Department of Revenue
(971)301-1149
danette.m.benjamin@dor.oregon.gov
3
Contract for IS 1
CITY OF CONTRACTOR* Bleser Built Roofing Inc..
CONTACT: Ryarr Bleser
20 East Main Street
Ashland„ Oregon 97520 ADDRESS: P.O. Box 2898
Telephont�: 541/488-6002 Whits City, OR 97503
Fax: "41/488- 311
TELEPHONE: 541/830-0226
CRATE AGREEMENT PRE:PARED:1002014 FAX, 54118 0-44136
BEGINNING DATE; 101812014 _ COMPLETION DATE., 121112014
COMPENSATION: Not to exceed$8,000,reference exhibit C Bleser Built Roofing Proposal
GOODS AND SERVICES TO BE PROVIDED: None.
ADDITIONAL TERMS:
In the event ofoonflicts or 01sorepancles among the contract documents,tha city of Ashland contract for Goods and Servio n will be primary and take
precedence,e,and any exhibits or ancillary contracts or agwiments having redundant or contrary provisions will be subordinate to and interpreted In a
manner that YmIl not cordcl with said primary C&of Contract.
NOW THEREFORE, ,pursuant to AMC 2,50.090 and after consideration of the mutual covenants contained herein the
CITY AND CONTRACTOR AGREE as follows:
I. All Costs by Contractor: Contractor shall,provide all goods as spe,:if"ied above and shall at its own risk and
expense, perform any work described above and,unless otherwise specifiied,furnish all labor, equipment and
materials required for the proper performance of such work.
Z. Qualified Work: CGontractor has represented,and by entering into this contract now represents,that any personnel
assigned to the work required under this contract are fully qualified to perform the work to which they will be assigned
In a skilled and worker--like manner and,if required to be registered, licensed or bonded by the State of Oregon,are
so registered, licensed and bonded, Contractor must also maintain a current City business license.
3. Completion ;, Contractor shall provide all goods In accordance with the standards and specifications, no later
than the date Indicated above and start performing the work under this contract by the beginning date indicated
above and complete the work by the completion date indicated above,,.
4. Compensation:City shall pay Contractor for the specified goods and for any work performed,including costs and
expenses,the sum specified above.Payments shall be made within 30 days of the date of the invoice.Should the
contract be prematurely terminated,payments will be made for worn completed and accepted to date of termination.
Compensation under this contract,including all costs and expenses of Contractor,is limited to$25,000.00,unless a
separate written contract is entered into by the City.
5. Ownership of Doe-uments:All documents prepared by Contractor pursuant to this contract shall be the property of
City.
6. Statutory R uiroments:OFFS 279B,220,27 5.225,2796.230,2798.235,ORS Chapter 244,and ORS 670:600 are
made part of this contract.
7. Living Wage Requirements., If contractor is providing services undcir this contract and the anrount of this contract
is$20,142.20 or more,Contractor is required to comply with chapter 2.12 of the Ashland Municilpal Code by paying a
living wage,as defined in this chapter,to all employees performing work under this contract and to any subcontractor
who performs 500%,or more of the work under this contract.Contractor is also required to post the notice attached
hereto as Exhibit B predominantly in areas where it will be seen by all employees.
8. Indemnification:Contractor agrees to defend, indemnify and save City,its officers,employees and agents harmless
from any and all losses,claims,actions,costs,expenses,judgments, subrogations,or other damages resulting from
injury to any person(including injury resulting in death),or damage(including loss or destruction)to prop ;of
whatsoever nature arising out of or incident to the performance of this contract by Contractor(Including but not limited
to,Contractor's employees,agents,and others designated by Contractor to perform work or services attendant to this
contract). Contractor shall not be held responsible for any losses, expenses,claims,subrogaticns,actions,costs,
judgments,or other damages,directly,solely,and proximately caused by the negligence of City.
9. Termination:
a. MILtal_Consent This contract may be terminated at any time by mutual consent of both parties.
b. Ci 's t{onvenience. This contract may be terminated at any time by City upon 30 days'notice in writing
and delivered by certified mail or in person,
c. For Cr:UL . City ma Y terminate or modify this contract,in whole or in part,effective upon delivery of
Contract for Goods and Sr;rvices Less than$25,000,Revised 07/0812014,Pape 1 cif 5
(� written notice to Contractor,or at such later date as may be established by City under any of the following
conditions:
1. If City funding from federal,state,county or other sources is not obtained and continued at levels
sufficient to allow for the purchase of the indicated quantity of services;
il. If federal or state regulations or guidelines are modified,changed,or interpreted in such a way
that the services are no longer allowable or appropriate for purchase tinder this contract or are
no longer eligible for the funding proposed for payments authorized by this contract;or
Ill. If any license or certificate required by law or regulation to be held by Contractor to provide the
services required by this contract is for any reason denied,revoked, suspended,or not renewed.
d, €pro Default or Breach,
i. Either City or Contractor may terminate this contract in the event of a breach of the contract by
the other. Prior to such termination the party seeking termination shall give to the other party
written notice of the breach and Intent to terminate. If the party committing the breach has not
entirely cured the breach within 16 days of the date of the notice,or within such other period as
the party giving this notice may authorize or require,then the contract may be terminated at any
time thereafter by a written notice of termination by the party giving notice.
li. Time is of the essence for Contractor's performance of each and every obligation and duty under
this contract. City lay written notice to Contractor of default or breach, may at any time terminate
the whole or any part of this contract if Contractor fails to provide services called for by this
contract within the time specified herein or in any extension thereof.
Ili. The rights and remedies of City provided in this subsection(d)are not exclusive and are in
addition to any other rights and remedies prc:ivided by law or under this contract
e. Ebll�c afi9n/Uabrli of Padig . Termination or modification of this contract pursuant to subsections a, b, or
c above shall be without prejudice to any obligations or liabilities of either party already,accrued prior to such
termination or modification. However, upon receiving a notice of termination(regardless whether such notice is
given punwant to subsections a,b,c or d of this section, Contractor shall immediately cease all activities under
this contract, unless expressly directed otherwise by City in the notice of termination. Further,upon termination,
Contractor shall deliver to City all contract documents, information,works-in-progress vrnd other property that art")
or would he deliverables had the contract been completed. City shall pay Contractor for work performed prior to
the termiriation date it such work was performed in accordance with the Contract.
10. Independent Contractor Status: Contractor is an independent Contractor and not an employee of the City.
Contractor shall have the complete responsibllity for the performance of this contract.
11. Non-discrimination Ce ation:The undersigned certifies that the undersigned Con ;.tor has not discriminated
against minority,women or emerging small businesses enterprises in obtaining any required subcontracts.
Contractor further certifies that it shall not discriminate In the award of such subcontracts,if any. The Contractor
understands and acknowledges that it may be disqualified from bidding on this contract,Incaluding but not limited to
City discovery of a misrepresentation or sham regarding a subcontract or that the Bidder has violated any
requirement of ORS 279A.110 or the administrative rules Implern enting the Statute.
12. Asbestos Abatement License:If required under ORS 468A.710,Contractor or Subcontractor shall possess an
asbestos abatement license.
1& Assignmentand Subcontracts: Contractor shall not assign thisi contract or subcontract;:Any portion of the work
without the written consent of City. Any attempted assignment or subcontract without written consent of City shall bt:r
void. Contractor shall be fully responsible for the acts or omissions of any assigns or sub ontractors and of all
persons employed by them„and the approval by City of any assignment or subcontract shall not create any
contractual reiation between the assignee or subcontractor and City.
14. Use of Recyclable products:Contractor shall use recyclable products to the maximum extent economically feasible
in the performance of the contract work set forth in this document.
16. Default, The Contractor shall be in default of this agreement if Contractor: commits any material breach or default of
any covenant,warranty,certification,or obligation it owes under the Contract; if it loses its QRF status pursuant to
the QRF Rules or loses any license,certificate or certification that Is required to perform the work or to qualify as a
QRF if Contractor has qualified as a QRF for this agreement; Institutes an action for relief in bankruptcy or has
instituted against it an action for insolvency;makes a general assignment for the benefit of creditors;or ceases doing
business on a regular basis of the type iidentified In Its obligations under the Contract,or attempts to assign rights In,
or delegate dunes under,the Contract.
16. Insurance. Contractor shall at its own expense provide the following insurance:
a. VNorker's Compgrisation insurance in compliance with ORS 656.017,which requires subject employers to
provide Oargon workers'compensation coverage for all their subject workers
b, u neral Liability insurance with a combined single limit,or the equivalent,of not less than Enter one:
$200,000,$500,000,$1,000,000„JZ.000,000 or Not Applicable for each occurrence for Bodily Injury and Property
Damage. It shall include contractual liability coverage for the indemnity provided under this contract.
C. 6gtcomobile Liabliity Insurance with a combined single limit,or the equivalent,of not less than Enter one:
$200 000,$ZOO 000, 1 OOO.Ci00 or Tot Applicable for each a;:cident for Bodily Injury a,id�Propexty Damage,
f°nnfrort fnr r;nnric airsrr antirar,i FkQA fhgnos ti0O Ravis ed 07l0812014.Padre 2 of 5 V-9
including coverage for owned,hired or non-owned vehicles,as applicable.
d. Notipp gf cancellation�rchanr&. There shall be no canopliation,material change,reduction of limits or
intent not to renew the insurance covenage(s)without 30 days'written notice from the Contractor or its insurer(s)to
the City, - C
e. Ad Mona]Insure—d/Certiftc@Le§,,nfingy-rgD�g—e. Contractor shall name The City of Ashland,Oregon, and its
elected officials,officers and employees as Additional Insureds on any insurance policies required herein but only
with respect to Contractor's services to be provided under this Contract.As evidence of the insurance coverages
required by this Contract the Contractor shall furnish acceptable insurance certificates prior to commencing work
under this contract.The contractor's insurance is primary and non-contributory.The certificate will specify all of the
parties who are Additional Insureds. Insuring companies or entities are subject to the City';acceptance. If
requested,complete copies of Insurance policies,trust agreements,etc,shall be provided to the City. The
Contractor shrill be financially responsible for all pertinent deductiliales, self-insured retentioris and/or self-
insurance.
17. Governing Law;Jurisdiction;Venue: This contract shall be governed and construed in acowdance with the laws
of the State of Oregon without resort to any jurisdiction's conflict of Jews,rules or doctrines. Any claim,action,suit or
proceeding(collectively, "the claim")between the City(and/or any other or department of the�134ate of Oregon)and
the Contractor that arises from or relates to this contract shall be brought and conducted solely and exclusively within
the Circuit Court of Jackson County for the State of Oregon. If,however,the claim must be brought in a federal
forum,then it shall be brought and conducted solely and exclusively within the United States District Court for the
District of Oregon filed in Jackson County,Oregon. Contractor, by the signature herein of its authorized
representative, hc reby consents to the in parsonam jurisdiction of said courts. In no event shall this section be
construed as a waiver by City of any form of defense or immunity, based on the Eleventh Amendment to the United
States Constitution,or othenAtise,from any claim or from the jurisdiction,
18. THIS CONTRACT AND ATTACHED EXHIBITS CONSTITUTE THE l---NTIRE AGREEMENT BETWEEN THE
PARTIES. NO WAIVER,CONSENT, MODIFICATION OR CHANGE"OF TERMS OF THIS CONTRACT SHALL
BIND EITHER PARTY UNLESS IN WRITING AND SIGNED BY BOTH PARTIES. SUCH WAIVER, CONSENT,
MODIFICATION OR CHANGE,IF MADE,SHALL BE EFFECTIVE ONLY IN THE SPECIFIC INSTANCE AND FOR
THE SPECIFIC PURPOSE GIVEN. THERE ARE NO UNDERSTANDINGS,AGREEMENTS,OR
REPRESENTATIONS,ORAL OR WRITTEN, NOT SPECIFIED HEREIN REGARDING THIS CONTRACT.
CONTRACTOR, BY SIGNATURE OF ITS AUTHORIZED REPRESENTATIVE, HEREBY ACKNOWLEDGES THAT
HE/SHE HAS READ THIS CONTRACT, UNDERSTANDS IT,AND AGREES TO BE BOUND BY ITS TERMS AND
CONDITIONS,
19, Nonappropriations Clause. Funds Available and Authorized:City has sufficient funds currently available and
authorized for expenditure to finance the costs of this contract within the Citys fiscal year budget Contractor
understands and agrees that City's payment of amounts under this contract attributable to work performed after the
last day of the cui rent fiscal year Is contingent on City appropriations,or other expenditure authority sufficient to allow
City in the exercise of its reasonable administrative discretion,to continue to make payments under this contract. In
the event City ha s insufficient appropriations,limitations or other expenditure authority, City may terminate this
contract without penalty or liability to City,effective upon the delivery of written notice to Contractor,with no further
liability to Contractor.
20. Prior Approval Required Provision,Approval by-the City of Ashland Council or the Public Contracting Officer is
required before any work may begin under this contract.
21, Certification, Contractor shall sign the certification attached hereto as Exhibit A and herein incorporated by
reference.
Co City of Ashland
By L
By
Departm4iTf1A'e`ad
(2, f64LL-
Print Name Print Name
-5,
Title Date
W-9 One copy of a W-9 is to be submitted with
the signed contract Purchase Order No.
—i Q—;—o i e*a than v>q nnn P�?Pijiqpei n71nRMIA PAaA3 rtf 5
EXHIBIT A
CERTIFICATION,S/REPRESENTATIO14S: Contractor, und(,,er penalty of perjury, certifies that(a)the
number shown on:the attached W-9 form is its correct taxpayer ID(or is waiting for the number to be
issued to it and (b)Contractor is not subject to backup withholding because(I) it is exempt from
backup withholding or(ii) it has not been notified by the Internal Revenue Service (IRS)that it is
subject to backup withholding as a result of a failure to reporl,,all Interest or dividends, or(Ili)the IRS
has notified it that it is no longer subject to backup withholding. Contractor further represents and
warrants to City that(a) it has the power and authority to enter into and perform the work, (b)the
Contract, when executed and delivered, shall be a valid and binding obligation of Contractor
enforceable in accordance with its terms, (c)the work under the Contract shall be performed in
accordance with the highest professional standards, and (d) Contractor is qualified, professionally
competent and duly licensed to perform the work. Contractor also certifies under penalty of perjury
that its business IF; not in violation of any Oregon tax laws, and It is a corporation authorized to act on
behalf of the entity,designated above and authorized to do business in Oregon or is an independent
Contractor as defined in the contract documents, and has checked four or more of the following
criteria:
(1) 1 came out the labor or services at a location separate from my residence or is in a
specific portion of my residence, set aside as the location of the business. .
(2) Commercial advertising or business cards or a trade association mernbership are
purchased for the business.
(3) Telephone listing is used for the business separate from the personal residence listing.
(4) Labor or services are performed only pursuant to written contracts.
(5) Labor or services are performed for two or more different persons within a period of one
year.
(6) 1 assume financial responsibility for defective workmanship or for SONIce not provided
as evidenced by the ownership of performance bonds,warranties,error-s and omission
insurance or liability insurance relating to the labor or services to be provided.
NM
7-614 ElUbER r1bWL i100 T FI W C.
Al— P.O.Box 2898
Contractor (Date) white City,OR 27503
n—o--t f—n—,4�—4 th..,(47A nnn Pavitarl AWnRrmu Pqnp n.i of R
EXHIBITC
Mailing Address: Phone: (541)830-0226
to City,OR O.Box R 975C3 9
Gk+°tile Cell:(541)601-7870
— A
Email Address: Fax (541)830-4466
ryaibieser(Ohotmait,com BIXSER IL 4.3FI G I Ce
4- //et c- -5M e--" ' PROPOSAL AND CONTRACT �r
TO: {{
Name ls "f +7ls�L Date _ _ d
Address __ g r' a s et ®_,.. Job Address '/ tat 4
City ____ _Clay
Poore
Email_ /e fir" �c i LssxJrf r t�rC , Ft '
, felt' f'' ���L -1
€propose to frrmen all rna aria s and perform all labor to
4' le ,I �--Z e-7�,c t 51 �a
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t '_.w..70
All of the above work to be completed in a substantial and workmanlike marina,adcording to standard practices far the sum
Pa,rment ce due on job compteti:)n. Estimate good for 30 days ar;9sl is subject all to materraj-price Ffr�.rc uses, Estimate
dons not include wood rot,insulation replacement or decksheating price. Not responsible for dust and dirt filtration into building. We
tG a no liability for fumes from hot aspt aft,Bitumen,coatings,or adhesive applied roof systems during roof installation. Water leaks
front existing masonry parapets,or shrret metal above new roof membranes are omitted to warranty and subject to repair cost.Not
responsible for'third party"damage.All"third party"repairs will be billed to customer.Not responsible for music,TV,or satellite dish
antenna installation.Any HVAC,Ducting,Electrical or Sign Removal and Re•Installation are added cost.There's im additional coast for
ante asbestos testing,abatement and disposal.1.5%fyrla ram,g char a wilt I3e cha read oat month gn AlI ppg due acccaunfs,
An,alteration or deviation from the above specifications involving extra cost of material or tabor will only be executed upon
wrkterr orders for same,and will became an extra charge over the sum mentioned in this contract. Alt agreements must be
made in writing.Availability of materials may result in job delay and completion, Due sayable upon job completion.
Submitted by -
Ao,;epted by -. _ _ LICENSED•BONDED•INSURED
#75393
DA'`E
FOR CONFIRMATION AND SCHEDULING MAIL BACK WHITE COPY
CONSUMER NOTIFICATION INFORMAT ON ON BACK SIDE
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GJ
�#3 CITY OF
request for a Purchase Order
Date of request: I--]tB
Required date for delivery:
Vendor Name .e50 ec �'tr t zap
Address,City,State,Zip ,o. °t 9� *ct Ott: e--tt'Y c 6a 9 15 a3
Contact Name&Telephone Number pV4,.y t ise( - #' c54 t 4
Fax Number
SOURCING METFfOD
Exempt from Competiti:Bidding �❑ Emer enc
❑ Reason for exemption:_ i ❑ Invitation to Bid (Copies on file) ❑ Form#f 3,Written find¢ngs and Authorization
AMC 2.50 Date approved by Council ❑ Written quote or props:}al attached
Written_quote or proposal attached 1 _________
❑ Small Procurement j Coo er d Procurgment
Less than$5.440 ❑ Reautst far PrapasaE (Copies an lie} ❑ State of Oregon
❑ Direct Award Date approved by Council: ( Contract
❑ Verbal/Written quote(s)or proposal(s) ❑ State of Washington,
Intermediate Procurement ❑ Sole Source Contract# �
GOODS&SERVICES ❑ Appllc,Zle Form(#5,6,7 or 8) ❑ Other government agency contract
S5S 000 to SiKm ❑ Writtei i quote or proposal attached Agency
[S {3)Written quotes and solicitation attached ❑ Form I'M, Personal Services$5K to$75K Contract t — Int�ergavernmental Ageeerl7ent
PERSt} AL SERVICES ❑ Speca:tt Procurement
5 D0 to 575,04Q ElForm,19,Request for Approval ❑ Agency
El Less than$35,4Q6,by ct ect appointment El Written quote or proposal attached Data original contract approved by Council:
(3)Written proposalsiwrilten solicitation ( Date approved by Council: (Date}
Form*4, Personal Services$5Kto EK__J Void until tDate}
Description of SERVICES _ _ Total Cost
,r tT 4 F,Ax iaie —
�..
Item# Quantity Unit Description of MATERIALS Unit Price Total cost
i
TOTAL COST
Per attached quotelproposal $
Project Number_`____-___ A,ccountNumber___-__
Account NumberA(O -taS. 4-__.464100 ArccountNumber___
'Expenditure must be charged to the appropriate account numbers for the financials to accurately mfiect the actual expenditures.
IT Director in collaboration with department to approve all hardware and software purchases:
IT Director ;)ate Support-Yes 1 No
1,y signing this r is' n for,n,!certify that the City's public contracting requirements have been satisfied,
Employee: 1 ^ i�' Department Head: � _.;. Z P /'Ohy//
(Eq t t or greater than$S,OOtip
Department ManagerlSupervis City Administrator:
(Equal to or i,reater than$25,000)
Funds appropriated for current fiscal year.' 7 cfl
y Finance Director-(Equal to or&ter than$5,000) Date
Comments.
Form#3-Requisition _ _
Page 1 /1
CITY OF _
DATE � PO NUMBER
20 E MAIN ST. 10f1712014 Ira wil 925f�2
ASHLAND,OR 97620
(541)488-5300
VENDOR: 019045 SHIP To: Ashland Public Works
BLESER BUILT ROOFING INC (541)488-5587
PO BOX,2898 51 WINBURN WAY
WHITE CITY,OR 97503 ASHLAND,OR 97520
FOB Point: Req.No.:
Terns: Net Dept.:
Req.Det.Date: contact: Plater Smeenk
Special Inst: Confirming? NO
tluarti lJnit Description_. Unit Price ®Ext.Price
ON Hall-Rooftnq Proiect 8,000.00
I Contract for Goods and Services
( B:,.,ginning date. 10/08/2014
Completion date: 12/01/20,14
I
1 i
�..
SUBTOTAL - SQ00�I
BILL.TO:Account Payable TAX 0 00
20 EAST MAIN ST FREIGHT 0,00
541-552-2010 TOTAL. l 8,000.00
ASHLAND,OR 97520
Account Number Project Number Amount Account Number Project Number Amount
410.08.24.00.70410 8,000.00
Auld, reed Signa re VENDOR COPY
BLESBUW2 PHITE
DATE lMM!DDMYYY)
CERTIFICATEF LIABILITY INS F10110/2014
THIS CERTIFICATEIS ISSUED AS A MATTER CIF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER,THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES
BELOW, THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S),AUTHORIZED
REPRESENTATIVE OR PRODUCER,AND THE CERTIFICATE HOLDER.
IMPORTANT: If time certificate holder is an ADDITIONAL INSURED,the pollcy(les)must be endorsed. If SUBROGATION iS WAIVED,subject to
the terms and con ditions of the policy,certain poilclos may require an endorsement. A statement on this certificate does not confer rights to the
certificate holder in lieu of such endorsement{aj,
PRODUCER CONTACT
NAME:
Medford Office PHONE
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20 E.Main St.
Ashland,OR 87520 AUTHORVEr:REPRESENTATIVE
CD 1988-2014 ACORD CORPORATION. All rights reserved.
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1 am pleased that last nights meeting included a good discussion, and
hopefully the end of the discussion about the Admin Campus.
I wish to speak about what I see as the primary reason we are in this mess.
It is directly due to the City Manager, Sabrina Gotta overstepping her
authority again and again, taking a series of actions that I believe exceed
her authority as City Manager.
She has violated financial and budget procedures, state budget law, council
policies, overstepped her authority with unilateral decisions, with violating
grant requirements, and improperly approving the budget.
She falsely stated that the salary increases proposed in June 2025were
included in the budget. She falsely stated that the fees added to the utility
bills were needed to avoid service cuts — and then the cuts were made
anyway. She has hidden information from the public and even Council.
She has now once more, exceeded her authority by moving staff out of City
Hall into the Community Center.
Then, after being told directly by Council to remove staff from the
Community Center, Sabrina purposely disregarded Council's direct
request.
I believe this insubordination is the final action in more than a year of
separate actions destructive to the fabric of our City Government, the
Council's authority, and the City's best interest.
I believe the time has come to ask for an executive session in order to
place the City Manager on Administrative leave and investigate hera"
mismanagement with the possibility of dismissal for cause.
Leda Shapiro
Ashland
Opportunity Zones 2.0: Frequently Asked Questions
Ashland City Council I May 5, 2026
Prepared by Blair Sundell, Executive Director, SOREDI
About the Program
Q: What is Opportunity Zones 2.0?
A: It's a federal tax incentive that gets private money flowing into specific low-income census tracts.
Investors who have capital gains from selling stock, a business, or property can defer their federal taxes
by reinvesting those gains into a Qualified Opportunity Fund. That fund then puts the money into
projects inside designated tracts. Congress made the program permanent in July 2025 with HRI,
replacing the original 2017 version.
Q: How is this different from an Enterprise Zone?
A: An Enterprise Zone is a local property tax abatement. The City forgoes property tax revenue on
qualifying new investment.An Opportunity Zone is a federal capital gains tax incentive with no local
fiscal impact. The City does not abate any taxes. The benefit runs strictly between the investor and the
IRS,
Q: How does a tract qualify?
A:A tract has to meet one of two tests. Either its Median Family Income is at or below 70%of the
statewide MFI (for non-metro areas) or 70% of the metro MFI (for metro areas), tightened from 80%
under OZ 1.0. Or it has a poverty rate of at least 20% combined with an MFI no higher than 125% of the
statewide or metro MFI. The 125% cap is new. Each tract has to qualify on its own. The old contiguous
tract loophole is gone.
About the Vehicle (the LLC)
Q: What is the investment vehicle?
A: It's called a Qualified Opportunity Fund, or QOE It's typically organized as an LLC or partnership.A
QOF has to keep at least 90% of its assets in property located inside a designated tract. The IRS audits
this twice a year.
Q: Who sets up the QOF?
A: Private investors, fund managers, or developers. They self-certify with the IRS by filing Form 8996
with their tax return. There is no government approval process for forming one.
Q: Who controls the QOF?
A: The fund's managers and investors. It's entirely private. The City has no governance role,no fiduciary
role, and no liability.
Q: Does the City have any financial relationship with these funds?
A: No. The City does not form the LLC, does not manage capital, does not sign agreements with
investors, and takes on no financial risk. The City's role ends at nomination.
Q: What is a QROF and why does it matter for Ashland?
A: A Qualified Rural Opportunity Fund is a new sub-category that has to keep 90% of its assets in rural
OZ property. QROFs get a 30%basis step-up at five years, compared to 10% for standard QOFs.
Ashland's tract qualifies as rural, so projects here can attract this enhanced pool of capital.
About Ashland's Tract
Q: Which tract is being nominated?
A: Census tract 41029001900 in central Ashland. The borders run along East Main Street to the north,
Walker Avenue to the east, the Emma Street area to the south, and Helman/Beach Street area to the west.
Siskiyou Boulevard runs through the middle of it.
Q: Why are we not also endorsing Tract 18.02?
A: This is a highly competitive process. Oregon has 229 eligible tracts and can only nominate about 58,
roughly I in 4. Under OZ 1.0, Oregon got 86 tracts. With the cap that tight, the State will pick tracts with
the strongest investable development potential. Tract 41029001900 has a real pipeline of near-term
projects ready to go. Tract 18.02 is eligible but does not. Putting it on the application would dilute
Ashland's competitive position with the Governor's Office. City staff and SOREDI agree the
endorsement should focus on the tract with the highest and best development potential.
Q: What projects are already in the pipeline?
A: Three big ones. The SOU Cascade site is 4.3 acres with the partner search recently reopened after the
lead partner withdrew in January 2026. The site is cleared and about $12M in deferred maintenance is
already off the books. The Sunstone Housing Collaborative is about 90 units of mixed-income housing
planned for the 4.18-acre Lincoln Field site at East Main and Mountain. It targets households at or below
120%AMI with on-site childcare, and SOREDI and RVCOG are already funding feasibility work.
There's also a recent acquisition of nine contiguous parcels totaling about 3.4 acres along Ashland,
Beach, and Henry Streets, now under a single owner.
Q: Why does it matter that Ashland's tract qualifies as rural?
A: Rural tracts get stronger benefits under federal law.A 30% basis step-up, three times the standard
non-rural benefit.A lower 5 0% bar for substantial improvement of existing buildings instead of 100%.
And access to a specialized pool of rural-focused capital.All of that makes Ashland's tract more
attractive to investors than a typical urban OZ.
About Affordable Housing
Q: How does affordable housing fit within Opportunity Zones?
A: OZ 2.0 does not require affordability, but it's one of the most powerful tools out there for making
affordable and workforce housing pencil out, especially when stacked with Low-Income Housing Tax
Credits.
Q: How does OZ help affordable housing pencil?
A: OZ capital is equity, not debt. It fills the gap that often kills affordable projects, the 10 to 20% of the
capital stack that's hardest to raise. The most common affordable structure pairs 4% or 9% LIFITC with
OZ equity. The two programs work well together, and investors can claim both. The 10-year OZ hold
also lines up naturally with LIHTC compliance periods and long-term affordability covenants.
Q: Will OZ 2.0 guarantee deep affordability?
A: No. OZ alone will not produce 30% or 60%AMI units. Those require LIHTC, HOME funds, or local
affordability requirements. OZ is a tool that makes those projects more financeable. It's not a substitute
for them.
Q: What kind of housing pencils best with OZ?
A: Workforce housing targeting 80 to 120%AMI is the sweet spot. That kind of housing usually doesn't
qualify for the deepest subsidies but still struggles with feasibility. The Sunstone project is a good local
example.
About the City's Role and Risk
Q: What does the City actually commit to tonight?
A: A resolution endorsing SOREDI's nomination of tract 41029001900, and a Mayor's letter of support.
No funding. No staff time beyond a named investor point of contact. No abatements. No liability.
Q: Is there any fiscal downside or risk to the City?
A: No. There's no tax abatement. New construction in the tract goes onto the tax rolls at full assessed
value, unlike Enterprise Zones which forgo property tax revenue. The bigger risk is not getting the
designation and missing a 10-year window.
Q: Can the boundaries change later?
A:No. Once Treasury certifies the designation on January 1, 2027, the boundaries are locked in for the
full 10-year period through 2036.
Q: What if an investor does something we don't like?
A: The City has no contractual relationship with QOFs. But projects still go through Ashland's normal
land use, zoning, building code, and permitting processes. OZ designation does not override any of that.
Q: Is there a gentrification risk?
A: It's a fair concern, and it came up nationally with OZ 1.0.A few things mitigate it here. The tract is
anchored by SOU and existing housing projects aimed at workforce or mixed-income tenants, not
luxury.Ashland's land use code and Housing Needs Analysis already shape what gets built.And the
projects in our pipeline are explicitly affordable or workforce-oriented.
About the Process and Timeline
Q: Who else is supporting the nomination?
A: SOREDI is coordinating support from the Jackson County Commissioners, State Representatives, the
Governor's Office, and the Congressional Delegation.
Q: What's the timeline if Council acts tonight?
A: SOREDI submits the application to Business Oregon by May 22, 2026. The Governor's nomination
window opens July 1, 2026. Treasury certification follows in late 2026. Designations take effect January
1, 2027, and run through 2036.
Q: What does SOREDI do after designation?
A: Build an investor-ready prospectus that brands Ashland's tract for outside capital. It's the playbook
Erie, Pennsylvania used to become a national model. SOREDI is also engaged with national OZ fund
managers, including through CDFA's Federal Policy Conference in Washington, D.C., and is currently
working with local investors who have interest totaling about $5M.
Q: What does success look like elsewhere?
A: Erie, Pennsylvania was the poorest zip code in the state before OZ 1.0. They organized early, branded
their zone, built an investor-ready prospectus, and stacked OZ equity with public infrastructure. The
results: 110 new residential units, 100,000 square feet of revitalized commercial space, 8 historic
buildings rehabbed, 25 new businesses, and over 250 jobs from a single food hall project. HUD and
Congress now point to Erie as a model.
Quick Reference Numbers
Tract being nominated 41029001900 (rural-qualified)
Oregon eligible tracts 229
Oregon nominations available About 58 (down from 86 in OZ 1.0)
National eligible tracts About 6,500 (down from 8,764)
Rural QROF basis step-up 3 0% at 5 years (vs. 10% standard)
Rural substantial improvement test 50% (vs. 100% standard)
Designation period 10 years, through 2036
Local investor interest engaged About $5M
Business Oregon application deadline May 22, 2026
Contacts:
Blair Sundell, Executive Director, SOREDI
blair(a.soredi.org 1541-227-843')
Jordan Rooklyn, Deputy City Manager, City of Ashland
jordan.rooklyn(�,)ashland.or.us 1541-552-2103