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RES 2022-0882 - Kennedy Square East TIF Project Plan 2D��`f� City Clerk Office Use Only: RESOLUTION NO. L Publication Date(if a plic ble): �-7 Agenda Date: © 2_uzz Department: 1� Submitter: t 0 . "floc_ CITY OF OMAHA LEGISLATIVE CHAMBER Omaha, Nebraska RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: WHEREAS, the primary objectives of the City of Omaha's Master Plan and Community Development Program are to encourage additional private investment and infill development within inner-city neighborhoods; and to eliminate conditions which are detrimental to public health, safety and welfare, by developing vacant or underutilized property within these neighborhoods; and, WHEREAS, the approximately 6.0 acre redevelopment project site located southwest of 30th and Bristol Streets, legally described in Exhibit"A", which is attached hereto and incorporated herein by this reference, is within a designated community redevelopment area, as the area meets the definition of blight and substandard per the Community Development Law and is within a designated Extremely Blighted Area, as the area meets the definition of extreme blight per the Community Development Law, and is in need of redevelopment; and, WHEREAS, Section 18-2108 of the Nebraska Revised Statutes requires the City of Omaha to adopt a redevelopment plan before taking an active part in a redevelopment project; including the division of ad valorem taxes for a period not to exceed twenty (20) years under Sections 18-2147 through 18-2150, Revised Statutes of Nebraska; and, WHEREAS, the Kennedy Square East Tax Increment Financing (TIF) Redevelopment Project Plan ("Plan")for the redevelopment project site proposes a 102 unit mixed income affordable housing complex with 11 residential structures and one mixed use building, as described in Exhibit "B", attached hereto and herein incorporated by reference, with the use of TIF as authorized by Section 18-2147 of the Nebraska Revised Statues; and, WHEREAS, the Plan conforms to the City of Omaha's Master Plan and the legislative declarations and determinations of the Community Development Law, as the redevelopment project would not be economically feasible and would not occur at the redevelopment project site without the use of TIF; and, WHEREAS, the costs and benefits of the redevelopment project, including their impact on other political subdivisions, have been analyzed and found to be in the long-term best interest of the community and the local economy, and the redevelopment project will satisfy an identified demand for the public and private services it will provide; and, WHEREAS, the Plan for the redevelopment project site was approved by the TIF Committee and subsequently by the City of Omaha Planning Board at the August 3, 2022 meeting; and, RESOLUTION NO.2V22 L g2- WHEREAS, this Resolution seeks approval of the Kennedy Square East Tax Increment Financing (TIF) Redevelopment Project Plan and authorizes the City's participation through the allocation of TIF in an amount up to $1,960,000.00, which includes capitalized interest, to offset TIF eligible expenses, including, but not limited to site preparation, demolition, architectural and engineering costs, various studies, and public improvements as required, for a project with total estimated costs of$38,726,522.00; and, WHEREAS, the Plan presents a project based on estimated figures and projections that are subject to change as project costs are finalized, and is required to comply with all Planning Department requirements and Planning Board recommendations. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: THAT, the attached Kennedy Square East Tax Increment Financing (TIF) Redevelopment Project Plan, for the redevelopment project site located southwest of 30th and Bristol Streets, which proposes a 102 unit mixed income affordable housing complex with 11 residential structures and one mixed use building, and authorizes the City's participation through the allocation of TIF in an amount up to $1,960,000.00, which includes capitalized interest, to offset TIF eligible expenses including, but not limited to site preparation, demolition, architectural and engineering costs, various studies, and public improvements as required, containing a provision for the division of ad valorem taxes as authorized by Section 18-2147 through 18-2150, Revised Statutes of Nebraska, as analyzed and determined to be in conformance with the Community Development Law and as recommended by the City Planning Department, be and hereby is approved. 3285 nsp APPROVED AS TO FORM: "E/i AS STANT I ATTORNEY DATE Adopted: OCT 0 4 20227 '0 Attest: City Clerk Approved: /�-D+•` - , L Mayor EXHIBIT "A"- Legal Description,Alta Survey, Topographical Survey, etc.-see following page(s) I ou - F.ar - W VNSVN93N 'VHVWO _-- ,CD 22z1 goo i E p', odW ¢g— 9 Cl E9= it =N Is _ ZrId 'IVNI3 o m o 3 o 0 • Q 36i o A9 31Y0 NOLLdItlOS30 'ON w c'a ..5 2 s �°z�_ § a w SNOISN3tl 4pla g ... ,Ls�� 2I�nbs AQ�NI�I�x o w 0 5 S `" _. 5 :21 ''' O W . x w ec"gi" oo a o..; °e ' Date o^ o _• '✓ r- Frq . 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I W.. ? toTA g IS H.LOE HJ.HON EXHIBIT "B" KENNEDY SQUARE EAST TIF REDEVELOPMENT PROJECT PLAN SOUTHWEST OF 30TH AND BRISTOL STREETS August, 2022 AHA,iv V Al 9 al Gov ': r. 41, 47'E0 FEBR°' PLANNING•OMAHA Jean Stothert, Mayor City of Omaha David Fanslau, Director Planning Department Omaha/Douglas Civic Center 1819 Farnam Street, Ste. 1111 Omaha, Nebraska 68183 omaha CPlanningity of.OmahaBoard Planning Department EiBia Memo PLANNING To: Chairman and Members of the Planning Board From: David K. Fanslau Planning Director Date: July 27, 2022 Subject: KENNEDY SQUARE EAST TIF REDEVELOPMENT PROJECT PLAN Southwest of 30th and Bristol Streets Case #C3-22-201 PROJECT DESCRIPTION: Existing Conditions The TIF project site is comprised of six parcels with a total area of approximately 6.0 acres. The site has been occupied by the Spencer Homes Public Housing complex. The structures are being demolished and the site is being redeveloped as part of the City's Choice Neighborhood Initiative (CNI), with funds from a HUD grant. Proposal The project is a 102 unit mixed income affordable housing complex arranged in 11 residential structures and one mixed use building. Approximately one third of the units are replacement units available for households displaced by the Spencer Homes demolitions. Another one third of the units will be affordable housing, and the remaining third will be market rate rental units. The proposed mixed use building is a four story structure located at the corner of Spencer and North 30th Streets. It will contain 51 apartments which will be one, two and three bedroom units. The first floor includes a community center and 1,700 square feet of commercial/retail space. The other 51 residential units are located in the 11 residential structures, which include two single family homes, four units in a "stacked duplex," and eight townhome buildings ranging from 3 to 8 units in size. The project developer is Brinshore Development LLC, managed by Todd Lieberman. The applicant anticipates construction beginning about December 2022, with construction completion estimated to be May 1, 2024. Employment The project is expected to create two full time permanent jobs, and will provide about 35 construction jobs. DS Parking The development will have a total of about 120 parking spaces. A surface parking lot with 51 stalls will be constructed for the mixed use apartment building. The other residential buildings will have seven (7) parking stalls in private garages and 60 on-site surface parking stalls. ANALYSIS: The project site is located within a Community Redevelopment Area, meets the requirements of Nebraska Community Development Law and qualifies for the submission of an application for the utilization of Tax Increment Financing to cover costs associated with project development as submitted for approval through the Tax Increment Financing process. Ultimately, this project plan will enhance the tax base for various taxing jurisdictions within Omaha and the state. The project would not be feasible without the assistance of the TIF Program. The project is also in an Extremely Blighted Area and is eligible for a 20 year TIF term. The project complies with the City's EBA policy for 20 year TIF terms in that the project furthers the City of Omaha Affordable Housing Plan, is located in North Omaha, north of Cuming Street, and it provides significant public improvements. The project furthers goals and objectives of the City of Omaha Master Plan including the creation and preservation of healthy and diverse neighborhoods, providing "good quality housing" options in a "mix of patterns, types, and styles" and "promot[ing] the construction of affordable housing," (Concept Element pp. 18-19) as well as encouraging "the development of infill housing which makes use of vacant land and existing under-utilized central city infrastructure" (Concept Element, p. 31). No Building Permit will be issued based on a site plan that does not comply with the provisions of the Zoning Ordinance. RECOMMENDATION: Approval. ATTACHMENTS: General Vicinity Map Project Plan Case Number: C3-22-201 Page 2 DS DCGis Kennedy Square East TIF Redevelopment Project Plan e ,. 1 <•: :tf , N.oo .* . . # , � n, .,. .7 . ., • itr, , . o Legend t . it-IL a .: ege d T. , a•: -GIs , w. t • + ° Is r M r, t All Properties ,441. 11 ii a •n _ I'InKney t + _. .: , .....- ^ Nam- ' f m z �,';� rn; ir. i E,,,,,,,„. „, .,, Planning Viewer Reference IIIT > i ! v i* • is n { .. ,►4 1 Its s„s,.., crririe4N„?t, ...2. T F. City Lim CIV • / v 1 El » i c.. _. aorhstU�:S,x„ .' t : . Bristo t VI 1= 11 a n gyry t ,, I ,,a•"i5 a U,t,O r,Upyu,Y,t'lerw..•sn.,...-,.,. ..:.y-+ T-..,„� ,T.w-b g i - • :. su .. -pencer rifil ',tO '-; o . 1 9 . 4■ d.,: , . .— ' m 0 ' t- 1 t r i at • e t ielf_ '' . ' . e 1" : -. k R a . Kt '' ,"'VIYtt� m '"""' r .:uinnrlY t «. , . ,,-.nn Ls,y c `C� x� ( ;i". .,.+ - .rays.; ..- �! r.' 3 : t it,vt a N I t, J_.l r,.: :. ,y — .l L .. " ...-:: .�k^"a r "IYI L p I l t g t t �► {{gg kt 10 f 6. t I U r U,va�+� "a 2 r 1 tY" : ` lipo * - { .. , - " R ,� 1.U.,r Day.,.J t - � Y M . 0 500 1000 This map is a user generated static output from an Internet mapping site and is ft for reference only Data on this map may or may not be accurate,current,or Printed from dogis.org: otherwise reliable.It is for informational purposes only,and moy not be Please contact Douglas County GIS for map questions(gis@douglascounty-ne.gov) 06/15/2022 15:37:31 suitable for legal,engineering,or surveying purposes.Do NOT use property lines from this website for plan submissions. INTER-OFFICE COMMUNICATION Date: July 13, 2022 To: TIF Committee: David Fanslau, Stephen Curtiss, AL Herink, Jennifer Taylor, Robert Stubbe, Bridget Hadley, Todd Pfitzer, Troy Anderson From: Don Seten - City Planning Applicant: City of Omaha Planning Department Project Name: Kennedy Square East TIF Redevelopment Project Plan Location: Southwest of 30th and Bristol Streets Request: The TIF request is for up to $1,960,000 at an interest rate of 5.5 percent, inclusive of capitalized interest. Using the tax levy rate of 2.22412 percent and other assumptions of the TIF calculation spreadsheets, the 20-year term TIF request is supported using estimated cost and estimated market approaches. TIF Fee Schedule: The $500 application fee has been paid; the processing fee of $3,000 and the administrative fees of$21,900 will be collected. Total fees will be $25,400. TIF Justification: The project site is located within a Community Redevelopment Area, meets the requirements of Nebraska Community Development Law and qualifies for the submission of an application for the utilization of Tax Increment Financing to cover costs associated with project development as submitted for approval through the Tax Increment Financing process. Ultimately, this project plan will enhance the tax base for various taxing jurisdictions within Omaha and the state. The project would not be feasible without the assistance of the TIF Program. The project is also in an Extremely Blighted Area and is eligible for a 20 year TIF term. The project complies with the City's EBA policy for 20 year TIF terms in that the project furthers the City of Omaha Affordable Housing Plan, is located in North Omaha, north of Cuming Street, and it provides significant public improvements. The project furthers goals and objectives of the City of Omaha Master Plan including the creation and preservation of healthy and diverse neighborhoods, providing "good quality housing" options in a "mix of patterns, types, and styles" and "promot[ing] the construction of affordable housing," (Concept Element pp. 18-19) as well as encouraging "the development of infill housing which makes use of vacant land and existing under-utilized central city infrastructure" (Concept Element, p. 31). ROI Statement; and DCR Alternative The City of Omaha considers a project's Return on Investment (ROI) to help evaluate the necessity of receiving TIF support. The City has not established a specific, numeric ROI threshold, due to the large number of variables involved across different projects. In the current project, the applicants did not use an ROI analysis as the project, which is subsidized with grants and tax credits, will have a negative ROI regardless of the use of TIF. As a result, the project would have to be reduced in size without TIF assistance. Because of the unique funding sources and ownership arrangements involved in the Kennedy Square East project, the developers have instead used an analysis of the project's Debt Service Coverage Ratio (DCR) to definitively establish the necessity of TIF. The financial analysis submitted in the project application shows the project, in its present size, would fail to meet the required DCR necessary to be eligible for private financing. Thus without TIF, the project would not proceed because if could not qualify for the private loan funds needed. TIF eligible costs are site preparation, demolition, architectural and engineering costs, various studies and public improvements. TIF eligible costs total approximately $2,952,953. The total estimated project costs are $38,726,522. TIF Eligible Expenses Amount Property Acquisition $ 1 Public Improvements in the ROW $ 950,551 Landscaping, in the ROW $ 26,000 Site Preparation; Grading $ 260,000 Site Preparation; Excavation $ 96,153 Erosion Control and SWPPP Maintenance $ 34,548 Architecture and Engineering $ 1,465,000 Surveying $ 25,000 Mkt study, Appraisal, Env., Geotech ($7.5K, $5K, $15K, & $50K, respectively) $ 77,500 Subtotal $ 2,934,753 TIF Fees $ 18,200 Total TIF Eligible Expenses $ 2,952,953 The TIF is 5.1 percent of the total project costs. Recommendation: Approval of$1,960,000 in TIF Program assistance and all TIF eligible costs as addressed in this memo. Project Description Background and Existing Conditions The TIF project site is comprised of six parcels with a total area of approximately 6.0 acres. The site has been occupied by the Spencer Homes Public Housing complex. The structures are being demolished and the site is being redeveloped as part of the City's Choice Neighborhood Initiative (CNI), with funds from a HUD grant. Proposal The project is a 102 unit mixed income affordable housing complex arranged in 11 residential structures and one mixed use building. Approximately one third of the units are replacement units available for households displaced by the Spencer Homes demolitions. Another one third of the units will be affordable housing, and the remaining third will be market rate rental units. The proposed mixed use building is a four story structure located at the corner of Spencer and North 30th Streets. It will contain 51 apartments which will be one, two and three bedroom units. The 1,700 square foot first floor has a large community center and commercial/retail space. The other 51 residential units are located in the 11 residential structures, which include two single family homes, four units in a "stacked duplex," and eight townhome buildings ranging from 3 to 8 units in size. Employment The project is expected to create two full time permanent jobs, and will provide about 35 construction jobs. Parking The development will have a total of about 120 parking spaces. A surface parking lot with 51 stalls will be constructed for the mixed use apartment building. The other residential buildings will have seven (7) parking stalls in private garages and 60 on-site surface parking stalls. The project developer is Brinshore Development LLC, managed by Todd Lieberman. The applicant anticipates construction beginning about December 2022, with construction completion estimated to be May 1, 2024. Project Finance Summary - Sources & Uses Sources of Funds Amount 75N Capital Contribution; Equity $ 3,199,000 1st Mortgage; Permanent Loan (includes the $1,960,000 TIF funding) $ 8,860,000 CHOICE Neighborhoods Initiative Program $ 7,300,000 Federal LIHTC Investor Equity $ 10,483,952 State LIHTC Investor Equity $ 4,753,200 CCI (Choice Neighborhoods program, for commercial uses) $ 350,000 CDBG-DR Funds, from State; NDED $ 2,000,000 City Funds via Front Porch; Sect 108 Loan Guarantee funding $ 1,100,000 Managing Member Contribution $ 100 Deferred Developer Fee (NIFA approved) $ 680,270 Total Sources of Funds $ 38,726,522 Uses of Funds Amount Acquisition $ 1 Construction Hard Costs (includes pub. improvements & site preparation) $ 30,765,000 Construction Soft Costs $ 1,119,000 Architecture and Engineering $ 1,465,000 Other Prof. Services / Geotech, Environmental, Marketing, Appraisal $ 182,500 Legal Fees and Other Fees $ 615,000 Furniture and Fixtures (FFE) $ 80,000 Soft Costs, Escrows and Reserves ($540k + $717,637) $ 726,946 Financing Fees $ 773,075 Developers Fee $ 3,000,000 Total Uses of Funds $ 38,726,522 Final Valuation Discussion The applicant estimates a total probable final valuation of $8,774,250 upon project completion. The estimate is based on an income approach that utilized a capitalization rate of 7.0 percent. Land Use and Zoning The parcels are presently zoned R7 Medium Density Residential, with some CC Community Commercial District. A new plat for the property is on the July Planning Board agenda, along with two PUR planned unity redevelopment rezonings. The ACI - Area of Civic Importance overlay zoning will be applied to the property adjacent to North 30th Street. Utilities and Public Improvements Standard utilities (electrical, water, sewer) exist at the site. The project will provide new sidewalks, curb, gutters, street landscaping, ROW paving and on-street parking stalls. Transportation Access to the site, and access to public transit from the site, are readily available. The project will construct a new section of Lothrop Street, along with other public improvements to existing streets. The project will need to provide bicycle parking, to include some secure indoor bicycle storage, for the project to be master plan compliant. Historical Status The property contains no structures and is not located in a historic district. ATTACHMENTS: TIF Calculation Spreadsheet TIF Application Applican Kennedy Square East PRO FORMA Debt Service Payments Year Total Less Pre- TIF Treasurers Revenues (Semi- Taxable Development Taxable Tax Tax 1%Collection Available Interest at Loan Capitalized Interest at Annual) Valuation Base Valuation Levy Revenues Fee For TIF Loan Principal 5.50% Total Balance Interest 5.50% ---- ----- ------ - ------ ------ ------ ----- ----- ------ Parcel Information 0 $1,758,500 PIN ACRES 0.5 $ - $0 $ - 2.24313 $ - $ - $ - $0 $0 $0 $1,806,859 48359 48359 2241152060 1.0023 1 $ - $0 $ - 2.24313 $ - $ - $ - $5 $0 $0 $1,856,548 49689 49689 2241152030 1.7435 1.5 $ - $0 $ - 2.24313 $ - $ - $ - $0 $0 $0 $1,907,603 51055 51055 2241152010 1.5299 2 $ - $0 $ - 2.24313 $ - $ - $ - $0 $0 $0 $1,960,062 52459 52459 2241152080 0.9176 2.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $42,578 $53,902 $96,480 $1,917,484 0 53902 2241152000 0.8809 3 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $43,749 $52,731 $96,480 $1,873,735 0 52731 1141880000 0.4133 3.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $44,952 $51,528 $96,480 $1,828,783 0 51528 Total Acres 6.4875 4 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $46,188 $50,292 $96,480 $1,782,595 0 50292 Total Square Feet 282,596 4.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $47,459 $49,021 $96,480 $1,735,136 0 49021 5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 048,764 $47,716 $96,480 $1,686,372 0 47716 5.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $50,105 $46,375 $96,480 $1,636,267 0 46375 Base Value Calculation 6 $ 8,774,250 $85,078 $ 8669,171 2.24313 $ 97,455 $ 975 $ 96,480 $51,483 $44,997 $96,480 $1,584,784 0 44997 Highlander IV Base Value $37,700 6.5 $ 8,774,250 $85,078 $ 8689,171 2.24313 $ 97,455 $ 975 $ 96,480 $52,898 $43,582 $96,480 $1,531,886 0 43582 Square Feet 125,224 7 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $54,353 $42,127 $96,480 $1,477,533 0 42127 Value/SF(land only) $0.30 7.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $55,848 $40,632 $96,460 $1,421,685 0 40632 8 $ 8,774,250 $85,078 $ 8.689,171 2.24313 $ 97,455 $ 975 $ 96,480 $57,384 $39,096 $96,480 $1,364,301 0 39096 KSE Square Feet 282,596 8.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $56,962 $37,518 $96,480 $1,305,339 0 37518 KSE Est.Base Value $ 85,078 9 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $60,583 $35,897 $96,480 $1,244,756 0 35897 9.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $62,249 $34,231 $96,480 $1,182,507 0 34231 10 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $63,961 $32,519 $96,480 $1,118,546 0 32519 10.5 $ 8,774,250 $85,078 $ 8,689.171 2.24313 $ 97,455 $ 975 $ 96,480 $65,720 $30,760 $96,480 $1,052,826 0 30760 11 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $67,527 $28,953 $96,480 $985,299 0 28953 11.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $69,384 $27,096 $96,480 $915,915 0 27096 12 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $71,292 $25,188 $96,480 $844,623 0 25188 12.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $73,253 $23,227 $96,480 $771,370 0 23227 0 13 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $75,267 $21,213 $96,480 $696,103 0 21213 0 13.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $77,337 $19,143 $96,480 $618,766 0 19143 14 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $79,464 $17,016 $96,480 $539,302 0 17016 14.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $81,649 $14,831 $96,480 $457,653 0 14831 15 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $83,895 $12,585 $96,480 $373,758 0 12585 15.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $86,202 $10,278 $96,480 $287,556 0 10278 16 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $88,572 $7,908 $96,480 $198,984 0 7908 16.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $91,008 $5,472 $96,480 $107,976 0 5472 17 $ 8,774,250 $85,076 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96.480 $93,511 $2,969 $96,480 $14,465 0 2969 17.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $96,082 $398 $96,480 $0 0 398 18 $ 8,774,250 585,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $0 $0 $0 $0 0 0 16.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $0 $0 $0 $0 0 0 19 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $0 $0 $0 $0 0 0 19.5 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $0 $0 $0 $0 0 0 20 $ 8,774,250 $85,078 $ 8,689,171 2.24313 $ 97,455 $ 975 $ 96,480 $0 $0 $0 $0 0 0 $3,508,380 $35,100 $3,473,280 $2,041,679 $949,201 $2,990,880 $201,562 (F9=calculate) NOTE:This Information is provided to assist In analyzing the Original Loan Amount $1,758,500 specific request to the TIF committee.This information is subject Capitalized Interest $201,562 ASSUMPTIONS: to change based on actual tax assessments,including the levy rate. Loan Balance Remaining $0 1 Pre-Development Base 585,078 This schedule Is based on the assumptions on the right side of the ---------- 2 Loan Amount 51,758,500 this spreadsheet. $1,960,062 MAX POTENTIAL 3 Interest Rate 5.50% The actual TIF amount available to fund site specific project cost 4 Est.Total Project Cost $38,726,522• could change based on the cost of public Improvements. 5 Est.Final Valuation 58,774,250 6 Incremental Base Value $8,689,171 Estimated Annual Incremental Tax Payment $ 192,960 Other Info: TIP Loan Rogues! $1,960,000 TIF Percentage of.. -Est Final Valuation 22% -Est.Total Project Cost 5.7% • Leverage Factor 19.76• 'Est.Total Project Costs also represents the total Uses from the Sources and Uses table,which equates to the total Sources for the project. The leverage factor indicates for every$1 of TIF,the City leverages"x" dollars of other funding. 111 WM MIME MINIM NM \al . . CITY OF OMAHA IIII 11 TAX INCREMENT FINANCING (TIF) IAPPLICATION III MI gill omaha Elm •_ Eva di! CITY PLANNING • mom .... I. mu iii mu. mu I is :ill Uri WIC III E 11111 UN !1111.1 I MI EMI 11111 1= _ olititHA, iv4,, IIII 1. IIIMI 11" " Ill 01 7.44..t111 A.,:4,-, 111S ir . ,-V I 64L160-7141".- ililiktr 111011111•111111111111MMEN In AIIIII Mrlirik,A.i._ft 4 n wzi,hi,r Mew liOrr,t) II, irr.in ii NI! lira- 11 4 I- ME !Al MN milig !I 414.1) FEB 'In 1111111 11111 III • II KM El LIM 2.1' MI Ma MN 1.09 :: •• —= p... _. __ - ,= , ,,,,, ;a iv. ,-_u; -ii-iii = 1---7- Ngt.... ...7---., --- .mm Illii =II 1111111 Ell 1.! ;a-' •BE -r2E-- E• ...—rs. a..-.- .--..._---a en r.. I ;al 2;1:-.. E.--,:r. iii• • !II M E !--- mi= == == NI ....= Fa-. irli 51.Ili: E. M IM ......INIF ME IIM ME IM E. E•mi._ 7.-. as Lim wiz . City of Omaha Planning Department I 1819 Farnam Street,Suite 1100 I Omaha NE 68183-1100 I 402-444-5150 Planninghed.cityofomaha.org/tif TIF Application Checklist Part 1 of the TIF Application Non-Confidential Section ✓ Project Summary Page ✓ Project Development Team Page ✓ Project Narrative Sections: A. Existing Land Use and Conditions B. Proposed Use and Project Details C. Parking Plan D. Market Demand E. Residential Information F. Employment Information G. Zoning Changes H. Public Improvements; Also any traffic concerns Historical Status, if applicable ✓ Development Financing Plan — (Attach bank commitment letters in Part II of the TIF application) ✓ Estimation and Justification of Final Valuation ✓ Construction Budget, with itemized Public Improvements Costs ✓ Development Schedule or Timeline ✓ Three-Year Pro Forma— profit/loss and cash flow statements ✓ Statement of Need - ROI analysis With and Without TIF ✓ Evaluation Criteria: Mandatory Criteria (See and use the Program Criteria of the TIF Guidelines) ✓ Cost—Benefit Analysis (See and use Appendix Five of the TIF Guidelines) ✓ Site Plan(s) and Elevations ✓ Alta Survey and Legal Description ✓ Historic Designation Documentation, if applicable ✓ Any Other Supplemental Documentation 2 Page planninghcd.cityofomaha.org/tif Part 2 of the TIF Application Confidential Section ✓ Preliminary Commitment Letter(s), particularly for Construction and TIF Financing ✓ Documentation of Ownership or Site Control — Examples: copy of Purchase Contract, copy of Warranty Deed, or copy of Douglas County Property Records from website ✓ Organization Documentation — For Corporation, LLC, Sole Proprietorship or Partnership ✓ Audited Financial Statement of the Corporation, Partnership, or LLC for the most recent full calendar year; Or compilation or accountant prepared financial statements ✓ Reports and Studies, if applicable, only one hard-copy set of the final complete report(s) and/or study(s) needs to be provided A. Appraisal, after rehab B. Market Study C. Feasibility Study D. Environmental Study E. Traffic Study Note: The executive summary page(s) may be included with the TIF Redevelopment Project Plan that is shared with the public. 3 I Page planninghcd.cityofomaha.orgftif Summary Project Name: Kennedy Square East Project Legal Description: S 136.35 W 124 FT 136.35 X 124 Proposed Project Size: Gross Sq. Ft. (Building(s)) 145,097.00 Project Address: 3207 N 030 ST Net Sq. Ft. (Building(s)) 121,816.00 #of Acre(s)6.00 Property Owner: OMAHA MUNICIPAL LAND BANK Lot/Parcel Size(Sq Ft.)6.00 Owner Address: 1141 N 11 ST OMAHA, NE 68102 Project Owner: LIHTC Project: Yes Estimated Total Project Cost: $38,726,522 Market-Rate Project: Yes TIF Request: $1,960,000 Historic Tax Credit Project: No New Construction: Yes Rehabilitation: No Current Use: Proposed Use: Zoning -Current/Proposed: The site is currently Zoned R7-Medium Density Multi- Family Residential District and CC-Community Commercial District. To be in compliance with the local code, the proposed development will require rezoning to CC with a Conditional Use Permit for Multi-Family Residential in the CC. This process is underway as part of the PUR and plat submittal as described in this application. Current Annual Real Estate Taxes(Year) :2022 Land: $85,078 Current Assessed Tax Valuation (Year) :2022 Improvements: $0 Total: $85,078 Are Real Estate Taxes Current?Yes Requested Base Year:2023 Requested Division Year:2024 Does the applicant entity or do the members comprising the applicant entity have any delinquent taxes Due and owing? No Is the project within an extremely blighted area?YesDoes the project need 20 years?Yes 4 1 Page planninghcd.cityofomaha.org/tif Project Development Team Page Legal Consulting Firm Daniel Kraft Applegate Thorne Thomsen dkraft@att-law.com Our 43 attorneys, supported by 19 paralegals, handle all aspects of tax credit financed housing and community development initiatives on a nationwide basis. We assist our developers with initial development of a project's financing structure, analyzing the tax, real estate and regulatory issues, anticipating the needs and concerns of potential lenders, investors and governmental entities. Our broad base of experience representing developers, investors and syndicators gives us multiple perspectives into all facets of a project, providing us the ability to anticipate and assist our clients with the tax, regulatory and real estate diligence review and analysis needed to assure our developers can mitigate development risk and assure our investor and syndicator clients that anticipated tax benefits will be received without risk of recapture for noncompliance with tax or other programmatic requirements. Engineering Firm Terry Morrison Ehrhart Griffin &Associates tmorrison@ehrhartgriffin.com>; EGA is a local Omaha full-service engineering firm. EGA provides professional engineering, land surveying and construction management services.As a highly experienced and diversified company, the firm is able to serve all our client's needs in the areas of recreational, residential, commercial, retail, and institutional site developments. Architecture Firm Tyler Brown Landon Bone Baker Architects TBrown@landonbonebaker.com LBBA is a Chicago-based architecture firm. Founded in 1987, LBBA is distinguished by its community-based approach and leadership in affordable housing and neighborhood planning. 5 I Page planninyhcd.cityofomaha.ory(of Architecture Firm Jay Palu Alley Poyner Macchietto Architecture 402 341 1544 jpalu@alleypoyner.com APMA is a local Omaha architecture firm. Founded in 1987, APMA has grown to include 66 professionals in the areas of architecture, interior design and construction administration. Applicant/Owner Todd Lieberman Brinshore Development, LLC 224-532-8911 toddl@brinshore.com Brinshore Development is applying on behalf of Kennedy East LIHTC, LLC and Kennedy East Market, LLC, the two ownership entities of KSE. Developer Todd Lieberman Brinshore Development, LLC 224-532-8911 toddl@brinshore.com Brinshore Development, LLC is an experienced real estate developer committed to creating quality affordable housing and revitalizing mixed income communities. Since 1994, Brinshore has completed approximately 7,500 units of Tax Credit financed rental housing in over 75 properties in eight states, with more than 1,000 under construction or soon to close. Over that time,we have developed a specialty in partnering with public housing authorities, nonprofits and institutions to create revitalized mixed income communities.We have experience working with many Federal, State and Local programs, including RAD, Choice Neighborhood Initiative, HOPE VI,4% and 9% Low Income Housing Tax Credits, New Markets Tax Credits, Tax Exempt Bonds, HOME, CDBG,AHP Grants and many other sources. At Brinshore,we pride ourselves in creating housing communities that are an asset to a neighborhood. We bring creative solutions to satisfy the specific housing needs in the area. We strive to go beyond bricks and mortar to meet the needs of local residents by providing services or partnering with local providers. We often provide specialized housing products like supportive housing, artist housing, and retail and office. 6 Page planninghcd.cityofomaha.org/tif I) Narrative A. Project Land Use Plan Detailed Project Description: Existing Land Use and Conditions of the Redevelopment Site: The site is currently vacant and zoned for medium density residential use. The site was formerly the Spencer Homes Public Housing site which was vacated in June 2022.All existing structures on the site will be cleared in late summer 2022 in preparation for the Kennedy Square East project. The demolition will be separate from the subject project. Proposed Use and Project Details: Kennedy Square East is a 102-unit multifamily rental housing development including a mixed-use elevator building, townhomes, duplexes and single-family units. The 12- building property includes the following mix of unit types:four muti-family residential buildings, four townhome residential buildings and two single-family residential buildings. The mixed-use elevator building contains 1,700 square feet of ground floor commercial space. Parking Plan for Proposed Project: 122 Spaces Market Demand for Proposed Project: Based on a market study conducted in February of 2022,the project has a very low annual capture rate of.8%, which demonstrates strong market demand.Very low capture rates exist for all income levels at this mixed-income development. Capture rate refers to the percent of eligible households in the Primary Market Area that the project would need to attract('capture')to lease up. Capture rate is the primary indicator used in a market study to gauge market demand. Generally anything under 10% demonstrates very strong demand as the project only needs to attract a small fraction (in this case less than 10%)from within the PMA. In addition, there will also likely be households attracted from outside the PMA. In-migration isn't typically taken into consideration with a capture rate calculation but if it were, it would likely lower the project's capture rate further.A low capture rate corresponds with an anticipated fast lease up and stabilization. If a project has a higher capture rate, say over 20%, the project might take longer to lease up 7 I Page planninghcd.cityofomaha.org/tif B. Zoning - Current and Proposed The site is currently Zoned R7-Medium Density Multi- Family Residential District and CC-Community Commercial District. To be in compliance with the local code, the proposed development will require rezoning to CC with a Conditional Use Permit for Multi-Family Residential in the CC.This process is underway as part of the PUR and plat submittal as described in this application. C. Public Improvements Public improvements to the site include utility work, paving new streets and creating sidewalks and streetscapes. The Public Improvement Plan is attached to this application. D. Historical Status - If Applicable N/A 8 I Page planninghcd.cityofomaha.org!of Residential Unit Information Multi-Family Total Units: 102 7 Bedroom Rentals = 1 Units 2464sqft Per Unit @ $2017 Per Month 6 Bedroom Rentals = 1 Units 2464sqft Per Unit @$1810 Per Month 3 Bedroom Rentals = 11 Units 1691sgft Per Unit @ $1271 Per Month 2 Bedroom Rentals = 2 Units 961sgft Per Unit @$937 Per Month 3 Bedroom Rentals = 5 Units 1700sgft Per Unit @$1400 Per Month 2 Bedroom Rentals = 8 Units 1155sgft Per Unit @$1100 Per Month 1 Bedroom Rentals = 11 Units 647sqft Per Unit @ $830 Per Month 3 Bedroom Rentals = 7 Units 1761sgft Per Unit @ $1060 Per Month 2 Bedroom Rentals = 15 Units 1163sgft Per Unit @$875 Per Month 1 Bedroom Rentals = 8 Units 653sqft Per Unit @ $750 Per Month 3 Bedroom Owner Occupied = 3 Units 1416sgft Per Unit @ $850 Per Month 2 Bedroom Rentals = 3 Units 1053sgft Per Unit @ $750 Per Month 1 Bedroom Rentals = 6 Units 621sqft Per Unit @ $630 Per Month 3 Bedroom Rentals = 4 Units 1667sqft Per Unit @ $1271 Per Month 9 I Page pIanninghcd.cityofomaha.org/tif 2 Bedroom Rentals = 8 Units 1169sgft Per Unit @$937 Per Month 1 Bedroom Rentals = 2 Units 621sqft Per Unit @$772 Per Month 3 Bedroom Rentals = 2 Units 1508sgft Per Unit @ $1271 Per Month 2 Bedroom Rentals = 3 Units 1054sqft Per Unit @ $937 Per Month 1 Bedroom Rentals = 2 Units 621 sgft Per Unit @$772 Per Month Comments: 10 I Page planninyhcd.cityofomaha.org/tif Employment Information Employees By Type Total Jobs: 2 Management= 1 Permanent(FTE's) General Labor= 1 Permanent(FTE's) Non-Construction Number of Jobs Created? (Non-Construction): 2 Number of Jobs Retained? (Non-Construction): 2 Anticipated Annual Payroll?(Non-Construction): $121,000 Contruction Estimated Number of Construction Jobs Created?: 35 Anticipated Annual Payroll for Construction Jobs?:$18 11 Page planninghcd.cityofomaha.org/tif II) Funding Information Source of Funds Fund Source Description Source Amount Managing Member Contribution Managing Member Contribution $100 Owner Equity Deferred Fee $680,270 City HOME or Front Porch City HOME or Front Porch $1,100,000 75N Capital Contribution 75N Capital Contribution $3,199,000 CDBG Funds CDBG-DR $2,000,000 CCI CCI $350,000 NE State Low-Income Housing LIHTC Investor Equity(State) $4,753,200 Tax Credits Low-Income Housing Tax LIHTC Investor Equity Credits q y $10,483,952 CHOICE CHOICE $7,300,000 First Mortgage First Mortgage $8,860,000 Total $38,726,522 Use of Funds Use of Funds Description Use Amount Construction Contingency Construction Contingency $1,465,000 Financing Fees $773,075 Escrows and Reserves Escrows and Reserves $726,946 Other Professional Services Other Professional Services $182,500 Furniture and Fixtures Furniture and Fixtures $80,000 Other Fees, legal etc. Other Fees, legal etc. $615,000 Developer Fees $3,000,000 Construction Soft Costs $1,119,000 Construction Hard Costs or Rehabilitiation Costs $29,300,000 Land Acquisition $1 Architectual and Engineering $1,465,000 Fees Total $38,726,522 B. Is there or will there be an application requesting Property Assessed Clean Energy (PACE) financing? C. Are you requesting an Enhanced Employment Area (EEA) Designation and the use of a General Business Occupation Tax? 12 I Page planninghcd.cityofomaha.org/tif D. Final Estimated Valuation and Justification-Add a brief discussion regarding what the most probable final valuation will be and the methodology used to establish the final valuation. The current assessed value is$0 so we calculated a base value of$85,078. We used a per square foot calculation based on the Highlander Phase IV base value. Please see the attached base value calculation table. The estimated final valuation is $ 8,774,250 using the income approach and a 7%cap rate 13 I Page planninghcd.cityofomaha.org/tif III) Construction Budget, Itemized Public Improvement Costs and Project Timeline Itemized Construction Budget Construction Budget Item Description Estimate Construction Contingency $1,465,000 Total construction estimate, excluding contingency. Project will be bid to GCs following Construction Hard Costs completion of the Design Development plan set in $29,300,000 July 2022. Total $30,765,000 Itemized Public Improvements Public Improvement Type Description Amount Grading & Site Compacting $27,312 Other Exterior Improvements-Streets $329,619 Existing Conditions/Site Demolition $66,700 Public Sidewalks $229,798 Sanitary Sewers $115,156 Site Utilities (Within ROW) $181,973 Total $950,552 TIF Eligible Costs TIF Eligible Costs Item Comments Amount Landscaping (Within ROW)*** $26,000.00 Erosion Control & SWPPP Maintenance $34,548.00 Grading $260,000.00 Site Excavation Site Preparation $96,153.00 Appraisals $5,000.00 Market Studies $7,500.00 Geotechnical Report $50,000.00 Surveying $25,000.00 Environmental Studies (Phase I, Phase II, $15,000.00 Environmental Assessment) Engineering and Architecture Fees $1,465,000.00 (related to pre-development) Public Improvements Costs $950,551.00 Site Acquisition Costs $1.00 Total $2,934,753.00 Project Timeline Construction Start Date: 12/27/2022 Start Date Comments: The project must close before 12/31/2022 Construction End Date: 05/01/2024 End Date Comments: 14 Page planninghcd.cityofomaha.org/tif 15 Page planninghcd.cityofomaha.org/tif IV) 3 Year Pro-Formas -profit/loss and cash flow statements Revenue Year 1 Year 2 Year 3 Laundry and Vending $12,560 $12,811 $13,067 Gross Commercial Rents $25,000 $25,500 $26,010 Gross Residential Rents $1,209,096 $1,233,278 $1,257,944 Effective Gross Income $1,246,656, $1,271,589 $1,297,021 Expenses Year 1 Year 2 Year 3 $1,500 $1,500 $7,500 Utilities $96,486 $99,381 $102,363 Salary, Benefits, & Personnel $121,000 $124,630 $128,369 Replacement Reserve $28,650 $29,510 $30,395 Real Estate Taxes (Increment) $9,466 $9,750 $10,042 Administrative & Marketing $47,541 $48,967 $50,436 Maintenance $131,568 $135,515 $139,580 Insurance $40,800 $42,024 $43,285 Management Fees $57,432 $59,155 $60,930 Total Expenses $534,443 $550,432 $572,900 Net Operating Income $712,213 $721,157 $724,121 Debt Service Year 1 Year 2 Year 3 Debt Service (Perm) $521,881 $521,881 $521881 Net Cash Flow $190,332 $199,276 $202,240 16 I Page planninghcd.cityofomaha.org/tif V) Statement of Need and ROI Analysis (with and without TIF)—In the Statement of Need section, talk about the challenging conditions of the redevelopment site which require the assistance of TIF. The ROI Analysis is"with" and "without TIF". Statement of Need Redevelopment of the site into mixed-income rental housing is challenging for a number of reasons: 1)As a mixed-income housing project funded with Low Income Housing Tax Credits, a majority of the project rents are restricted which limits cash flow and the size of the permanent loan. 2) Construction costs continue to rise, causing it to be increasingly difficult to deliver affordable housing without additional subsidy. In order to remain above the required 1.15 DCR, this project needs a TIF to reduce operating expenses. ROI Analysis With TIF Without TIF Revenues $1,148,640 $1,148,640 Expenses $534,443 $719,887 NOI $614,197 $428,753 NOI +TIF Rebate $614,197 Debt Service $521,881 $521881 N C F $92,316.00 $92,316.00 Return on Owner Investment(ROI) % I 17 Page planninghcd.cityofomaha.org/tif VI) Evaluation Criteria: Mandatory Criteria-A project must meet each of the following criteria; briefly discuss how this project meets each criteria. Include each statement with your response. 1. The project must be located within a community redevelopment area or an area eligible for a designation of community redevelopment area as required and set forth by State Statute.The project must be located within a community redevelopment area prior to the preparation of a Redevelopment Plan, refer to Attachment 1 —Community Redevelopment Area map. Requirements for community redevelopment areas are found in Appendix One and Two. The project is located in a designated community redevelopment area. 2. The use of TIF for the project will not result in a loss of pre-existing tax revenues to the City and other taxing jurisdictions. The use of TIF would not result in a loss of pre-existing tax revenues to the City and other taxing jurisdictions.The parcel is currently vacant and would be considered vacant for the established base for project. 3. The developer is able to demonstrate that the project would not be economically feasible without the use of TIF. In addition, when the project has site alternatives, the proposal must demonstrate that it would not occur in the area without TIF. Return on investment assists in determining the economic feasibility of the project. But for TIF subsidy, the project would not be economically feasible and would not go forward. Please see the attached feasibility and valuation analysis. 4. The project must further the objectives of the City's Master Plan. This may include job creation, application/implementation of Urban Design elements of the project and related/adjacent public areas, preservation of historic sites and structures, revitalization of older neighborhood communities, business start-ups, business growth and expansion, and the densification of the urban core. The project furthers a number of objectives of the Omaha Master Plan including: -creating and preservation of healthy neighborhoods -expansion of affordable housing opportunities -implementation of urban design elements along 30th Street -revitalization of older neighborhood communities -densification of the urban core 18 Page planninghcd.cityofomaha.org/tif VII) Cost-Benefit Analysis—Respond to each statement; include any quantitative analysis (Community Development Law§18-2113 (2)) 1.Tax shifts resulting from the division of taxes as provided in section 18-2147; The property is currently vacant and and we will be improving it, so the resulting taxes will reflect the residential use. 2. Public infrastructure and community public service needs impacts and local tax impacts arising from the approval of the redevelopment project; By redeveloping a currently vacant site into a contributing and active use, the project may lessen the parcel's historical impact on public services such as fire and police. 3. Impacts on employers and employees of firms locating or expanding within the boundaries of the area of the redevelopment project; The housing project anticipates some positive impact on employers and employees in the area through construction employment and a minimal amount of permanent employment through the management/maintenance staff and employees of the retail spaces. Please see the jobs section of the Application for reference. 4. Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; The housing project anticipates some positive impact on employers and employees in the area through construction employment and a minimal amount of permanent employment through the management/maintenance staff and employees of the retail spaces. Please see the jobs section of the Application for reference. 5. Impacts on the student populations of school districts within the city or village; and We expect that a majority of residents will come from surrounding area. 6.Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project The project will convert the now vacant former Spencer Homes Public Housing into a community asset. 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