United Streetcar, LLC v. Clackamas County Assessor

CourtOregon Tax Court
DecidedNovember 27, 2017
DocketTC-MD 160326N
StatusUnpublished

This text of United Streetcar, LLC v. Clackamas County Assessor (United Streetcar, LLC v. Clackamas County Assessor) is published on Counsel Stack Legal Research, covering Oregon Tax Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
United Streetcar, LLC v. Clackamas County Assessor, (Or. Super. Ct. 2017).

Opinion

IN THE OREGON TAX COURT MAGISTRATE DIVISION Property Tax

UNITED STREETCAR, LLC, ) ) Plaintiff, ) TC-MD 160326N ) v. ) ) CLACKAMAS COUNTY ASSESSOR, ) ) Defendant. ) FINAL DECISION1

Plaintiff appeals the disqualification of property identified as Accounts 05023701,

05024276, 05023702, 05024321, 05024323, and P2248234 (subject property) from enterprise

zone property tax exemption for the 2016-17 tax year. The subject property is a test track used

to build streetcars. A trial was held in the Oregon Tax Courtroom in Salem, Oregon, on July 19,

2017. Michael Mangan, an Oregon attorney, appeared on behalf of Plaintiff. Kathleen J.

Rastetter, Senior County Counsel, appeared on behalf of Defendant. The following witnesses

testified at trial: Don Hutchison (Hutchison), Plaintiff’s director of finance; Vicki Ballou

(Ballou), Plaintiff’s general counsel and corporate secretary; and Linda Dunn, a supervisor in

Defendant’s assessment section. Plaintiff’s Exhibits 1 to 3 and 6 to 8 were received without

objection. Defendant’s Exhibits B to D, F to J, L, N, and P were received without objection.2

Defendant offered Exhibit A,3 but the court excluded that exhibit based on Plaintiff’s objection

to its relevance. At the close of Plaintiff’s case, Defendant moved to dismiss Plaintiff’s second

1 This Final Decision incorporates without change the court’s Decision, entered November 7, 2017. The court did not receive a statement of costs and disbursements within 14 days after its Decision was entered. See Tax Court Rule–Magistrate Division (TCR–MD) 16 C(1). 2 Several of the parties’ exhibits are identical: Exs 1, 2, 3, 7, 8 and B, G, H, and I. 3 Defendant’s Exhibit A is Oregon Ironworks authorization for Enterprise Zone, which was ultimately withdrawn.

FINAL DECISION TC-MD 160326N 1 and third claims because Plaintiff presented no evidence on those claims. (See Compl at 2-3.)

Plaintiff agreed to withdraw those claims. This matter is now ready for decision.

I. STATEMENT OF FACTS

A. Plaintiff’s Activities, Employment, and Qualification for Exemption prior to 2016

Ballou testified that Plaintiff is a wholly owned subsidiary of Vigor Works LLC, which

was formerly Oregon Iron Works, LLC. (See Ptf’s Ex 3 at 5; Def’s Ex I at 5.) Vigor Works is a

subsidiary of Vigor Industrial LLC. (See id.)

In 2010, Plaintiff applied for and received an extended enterprise zone exemption of five

years to begin in 2011. (See Ptf’s Exs 7, 8; Def’s Ex B at 1-3.) Plaintiff identified its eligible

activities as manufacturing, assembly, and fabrication. (See id.) Also in 2010, Plaintiff signed a

Written Agreement (the Agreement) with the Zone Sponsor setting forth additional terms for the

exemption. (See Def’s Ex B at 4-5.) Pursuant to the Agreement, Plaintiff agreed to “hire and

maintain at least 5 full time positions by December 31, 2011 * * *.” (Id. at 4.) The parties agree

that, under the applicable law, “full-time” employees are those who worked at least 32 hours per

week. See ORS 285C.050(7).4 The Agreement further stated that “[o]nly full-time, year-around

[sic] and non-temporary employees engaged a majority of their time in The Firm’s eligible

operations under ORS 285B.707 are counted[.]”5 (Id. at 5.)

Hutchison testified that he was aware of Plaintiff’s annual obligation to submit a claim

form to Defendant and he submitted those forms. (See Def’s Ex D.) On its claims forms,

Plaintiff reported 22 employees in 2012; 32 employees in 2013; 16 employees in 2014; and 5

///

4 The court’s references to the Oregon Revised Statutes (ORS) are to 2015. 5 ORS 285B.707 was renumbered to ORS 285C.135 in 2003.

FINAL DECISION TC-MD 160326N 2 employees in 2015.6 (Def’s Ex D at 1, 9, 11, 14.) Hutchison and Dunn each testified that they

had a conversation after Plaintiff filed its 2015 claim form, during which Dunn reminded

Hutchison that Plaintiff would lose its exemption if it had fewer than five employees.

B. Plaintiff’s 2016 Claim Form and Disqualification

In 2016, Plaintiff reported zero employees on its annual claim form. (See Def’s Ex E.)

In an email from Hutchison to Dunn on March 30, 2016, accompanying the claim form, he wrote

“As we are no longer actively building streetcars our employment numbers have dropped, with

there being no active United Streetcar Employees at this time.” (Def’s Ex F.) Hutchison

testified that he reported that Plaintiff had zero employees because, at that time, all of Plaintiff’s

employees were transferred to its parent company, Vigor Works, for purposes of payroll. (See

also Ptf’s Ex 2 at 4 (email from Hutchison to Dunn on June 2, 2016, stating “As we no longer

run payroll out of United Streetcar I did not count any of these employees on the filing.”).)

On June 2, 2016, following submission of Plaintiff’s 2016 claim form, Hutchison and

Dunn exchanged several emails regarding Plaintiff’s employment and operations. (See Ptf’s Ex

2.) Dunn testified that she also called Hutchison in an effort to determine if Plaintiff truly had no

employees. Hutchison wrote to Dunn that,

“For 2015, Vigor Works * * * did have six (6) individuals working full time on the United Streetcar contracts: 2 @ Clackamas, 1 @ City of Portland, 2 @ City of Tucson, and 1 @ Washington D.C. We also had an additional three (3) employees working part time supporting the United Streetcar projects all as employees of Vigor Works.”

(Id. at 4.) Dunn testified that qualifying, full-time employees must work inside the zone. She

testified that, of the full-time employees Hutchison reported, only two worked in Clackamas.

6 The number of employees reported was as of the date the claim was signed, but not after April 1. (See Def’s Ex D at 1, 9, 11, 14.)

FINAL DECISION TC-MD 160326N 3 Hutchison testified that, when he wrote “full-time,” he meant at least 40 hours per week. He did

not know if Plaintiff’s part-time employees worked at least 32 hours per week.

In the June 2, 2016, email exchange, Dunn inquired of Hutchison what he meant when he

reported that “employees are still working on United Streetcar contracts.” (Ptf’s Ex 2 at 3.) In

response, Hutchison wrote, “When I say we still have employees working on United Streetcar

contracts it is related to our contractual warranty obligations – two years after the last car

delivery on each contract – and service and parts support.” (Id. at 2; see also Def’s Ex I at 5

(Vigor Industrial financial statement for years ending 2015 and 2016, stating that Plaintiff was

“engaged primarily in providing warranty and repair services for streetcars it previously

manufactured”).) Hutchinson testified that he did not recall Plaintiff’s last delivery on its

contracts. He testified that Plaintiff had delivered street cars to three cities—Portland, Tucson,

and Washington, D.C.—and had ongoing warranty obligations with those cities. (See Def’s Ex

G at 2.) The cities “continue[d] to order parts on an as needed basis.” (Ptf’s Ex 2 at 2.)

Hutchison and Dunn also discussed Plaintiff’s activities at the subject property. Dunn

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United Streetcar, LLC v. Clackamas County Assessor, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-streetcar-llc-v-clackamas-county-assessor-ortc-2017.