RES 2023-0512 - Hamilton Village Senior Suites TIF Project Plan RESOLUTION NO. n25-05- I Z City Clerk Office Use Only:
Publication Date(if ppli ble):
Agenda Date: 1 23
Department:. I` Q f
Submitter: AL)!) - I C ` �/(n pike_
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 1.0 acre redevelopment project site located at 4102
Hamilton Street, 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 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 fifteen (15) years under
Sections 18-2147 through 18-2150, Revised Statutes of Nebraska; and,
WHEREAS, the Hamilton Village Senior Suites Tax Increment Financing (TIF)
Redevelopment Project Plan ("Plan") for the redevelopment project site proposes the new
construction of a four and five story mixed income senior apartment building, with 59 apartment
units, 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 April 5, 2023 meeting;
and,
RESOLUTION NO. Z��L J
WHEREAS, this Resolution seeks approval of the Hamilton Village Senior Suites
Tax Increment Financing (TIF) Redevelopment Project Plan and authorizes the City's participation
through the allocation of TIF in an amount up to $558,092.00,which includes capitalized interest,
to offset TIF eligible expenses, including, but not limited to acquisition, building demolition, site
work, architectural and engineering costs, and public improvements as required, for a project with
total estimated costs of $ 12,989,926.00; 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 Hamilton Village Senior Suites Tax Increment Financing (TIF)
Redevelopment Project Plan, for the redevelopment project site located at 4102 Hamilton Street,
which proposes the new construction of a four and five story mixed income senior apartment
building with 59 apartment units, and authorizes the City's participation through the allocation of
TIF in an amount up to $558,092.00, which includes capitalized interest, to offset TIF eligible
expenses including, but not limited to acquisition, building demolition, site work, architectural and
engineering costs, 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.
3367 nsp APPROVED AS TO FORM:
, .1/ /,:74d„
AS, ANT CITY ATTORNE DATE
Adopted: JUN 0 6 2023 (pfl
Attest:
City Clerk
Approved: _ —
Mayor
EXHIBIT "A"
Legal Description,Alta Survey, Topographical Survey, etc.=see following page(s)
•
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EXHIBIT "B"
HAMILTON VILLAGE SENIOR SUITES
TIF REDEVELOPMENT PROJECT PLAN
4102 HAMILTON STREET
April, 2023
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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
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City Planning of.OmahaBoard Planning Department
m_ a Memo
PLANNING
To: Chairman and Members of the Planning Board
From: David K. Fanslau
Planning Director
Date: March 29, 2023
Subject: HAMILTON VILLAGE SENIOR SUITES TIF REDEVELOPMENT PROJECT PLAN
4102 Hamilton Street
Case #C3-23-047
PROJECT DESCRIPTION:
Proposal
The project site consists of six parcels totaling a little more than 1.0 acre. The three lots along
north 41st Avenue are each occupied by a single family home. The County Assessor's records
show that all three homes are in below average condition; two are in fair condition and one is in
poor condition. The homes are all vacant.
The project proposes the new construction of a mixed income apartment building for senior
residents and for income qualified seniors. The four and five story building will have 59 apartment
units, each about 811 square feet in size, with rents ranging from $434 to $1,015 per month. The
project has LIHTC funding enabling the development of 47 affordable units. Each apartment will
be a two bedroom unit with washer/dryer facilities along and standard kitchen appliances
(microwave oven, dishwasher, range, and refrigerator). Common area facilities and amenities
include a community room, supportive services, and a storm shelter.
Parking
The project will have 67 on-site parking stalls, in a surface lot accessed via Orchard Lane.
Employment
The project is expected to create about seven new permanent full time jobs, about 30 part time
jobs, and about 30 construction related jobs.
The Developer is Hamilton Village Senior Suites, LLC, managed by Melvin Sudbeck and Jim
Posey.
The applicant anticipates construction beginning about in July, 2023, with an estimated project
completion date around mid-August, 2024.
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
DS
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 proposed project is consistent with goals in the Concept Element of the Master Plan including
providing "good quality housing options" in a "mix of patterns, types, and styles" and encouraging
the construction of new infill housing in the urban core of the city that makes use of under-utilized
central city properties and infrastructure (pp. 18-21).
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: C3-23-047
Page 2
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Please contact Douglas County GIS for map questions(gis@douglascounty-ne.gov) 01/19/2023 14:14:13 suitable for legal,engineering,or surveying purposes.Do NOT use property
lines from this website for plan submissions.
INTER-OFFICE COMMUNICATION
Date: March 8, 2023
To: TIF Committee:
David Fanslau, Stephen Curtiss, AL Herink, Jennifer Taylor, Robert
Stubbe, Bridget Hadley, Jim Theiler, Jacquelyn Morrison, Steve Jensen
From: Don Seten - City Planning
Applicant: City of Omaha Planning Department
Project Name: Hamilton Village Senior Suites TIF Redevelopment Project Plan
Location: 4102 Hamilton Street.
Request: The TIF request is for up to $500,000 plus capitalized interest at an estimated interest
rate of 5.57 percent.
TIF Fee Schedule: The $500 application fee has been paid, a processing fee of $3,000 will be
collected. Total fees will be $3,500.
Other City Incentives:
EEA—Will not be used.
PACE —Will not be used.
Extremely Blighted Discussion: The redevelopment site is not located in an Extremely Blighted
Area (EBA).
Urban Core Plan Discussion: The project not located in the Influence Area of the Urban Core
Housing and Mobility Redevelopment Plan area.
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 proposed project is consistent with goals in the Concept Element of the Master Plan including
providing "good quality housing options" in a "mix of patterns, types, and styles" and encouraging
the construction of new infill housing in the urban core of the city that makes use of under-utilized
central city properties and infrastructure (pp. 18-21).
ROI Statement
The City of Omaha considers a project's ROI as part of the TIF review, but has not established a
specific, numeric ROI threshold. The large number of variables involved in TIF projects would
make any such threshold arbitrary, and potentially inequitable. The project variables include the
project type, the geographic location, the project's market demand and competition, as well as
the financial strength, positioning, and experience of the project developer.
The ROI of a redevelopment project is based on the risk/reward that the applicant is willing to
accept to fulfill redevelopment goals of the City of Omaha. Developers each have their own
breakpoint for determining an acceptable level of ROI, and the amount of acceptable risk for a
given estimated reward for any specific developer may change due to consideration of the many
of the variables previously mentioned. As a result, the ROI an applicant projects will vary
across projects. In this project, the ROI calculation are not applicable, as the owner is not
advancing private equity beyond the time and labor provided to the project.
The ROls stated within this TIF application, for three years after stabilization, are as follows:
ROI With TIF 11.2% ROI Without TIF 5.0%
TIF eligible costs are acquisition, building demolition, site work, architectural and engineering
costs, and public improvements. TIF eligible costs total approximately $804,750. The total
estimated project costs are $12,989,926.
TIF Eligible Expenses Amount
Acquisition $ 300,000
Site Work and Demolitions $ 125,000
Public Improvements $ 266,250
Market Study $ 5,000
Architecture & Engineering $ 105,000
Subtotal $ 801,250_
TIF Fees $ 3,500
Total TIF Eligible Expenses $ 804,750
The TIF is 3.8 percent of the total project financing.
Recommendation: Approval of the $500,000 requested TIF amount and all TIF eligible costs as
addressed in this committee memo, with TIF revenues sufficient to pay off a maximum principal
loan of $558,092, which includes capitalized interest. Using the levy rate of 2.24121 percent and
other assumptions of the TIF calculation spreadsheets, the 15-year term for the TIF request is
supported using estimated cost and estimated market approaches.
Project Description
Proposal
The project site consists of six parcels totaling a little more than 1.0 acre. The three lots along
north 41st Avenue are each occupied by a single family home. The County Assessor's records
show that all three homes are in below average condition; two are in fair condition and one is in
poor condition. The homes are all vacant.
The project proposes the new construction of a mixed income apartment building for senior
residents and for income qualified seniors. The four and five story building will have 59 apartment
units, each about 811 square feet in size, with rents ranging from $434 to $1,015 per month. The
project has LIHTC funding enabling the development of 47 affordable units. Each apartment will
be a two bedroom unit with washer/dryer facilities along and standard kitchen appliances
(microwave oven, dishwasher, range, and refrigerator). Common area facilities and amenities
include a community room, supportive services, and a storm shelter.
Parking
The project will have 67 on-site parking stalls, accessed off Orchard Lane.
Employment
The project is expected to create about seven new permanent full time jobs, about 30 part time
jobs, and about 30 construction related jobs.
The Developer is Hamilton Village Senior Suites, LLC, managed by Melvin Sudbeck and Jim
Posey.
The applicant anticipates construction beginning about in July, 2023, with an estimated project
completion date around mid-August, 2024.
Project Finance Summary - Sources & Uses
Sources of Funds Amount
ARPA Funds $ 2,717,219
Deferred Developer Fee $ 400,000
Construction Loan $ 2,600,000
Nebraska LIHTC $ 1,871,799
Federal LIHTC $ 4,050,908
TIF Financing $ 500,000
HOME Funds $ 850,000
Total Sources of Funds $ 12,989,926
Uses of Funds Amount
Acquisition $ 300,000
Construction Hard Costs $ 9,415,000
Construction Contingency $ 875,000
Architecture and Engineering $ 105,000
Developer Fees $ 600,000
Lease Up Reserve $ 90,825
Operating Reserve $ 295,886
Construction Interest $ 416,000
Construction Soft Costs ($997,215 - less $105k for A&E) $ 892,215
Total Uses of Funds $ 12,989,926
Final Valuation Discussion
The applicant estimates a total final valuation of approximately $2,951,015, which is based on an
income approach and a review of per unit valuations of comparable LIHTC projects.
Land Use and Zoning
A preliminary and final plat of the development site was approved by the Planning Board at the
January 5, 2022 meeting, along with rezoning to R8 multiple family residential and a PUR.
Utilities and Public Improvements
Standard utilities (electrical, water, sewer) exist at the site. The project will provide landscaping,
utilities, new sidewalks, street lighting and curbing.
Public Improvement Budget Amount
Concrete; Public ROW Sidewalks $ 12,750
On Street Parking and Striping $ 60,000
Street Lighting $ 15,000
Landscaping in ROW $ 28,500
Utility Relocations $ 50,000
Utilities in ROW $ 100,000
Total $ 266,250
Transportation
There are no transportation issues noted. The project is located next to a transit system stop.
Historical Status
The property is not located in a historic district, the three single family homes are not historic,
and the site is not in close proximity to any historic districts nor structures.
ATTACHMENTS:
TIF Calculation Spreadsheet
TIF Application
Applican Hamilton Village Sr Suites 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 al
Annual) Valuation Base Valuation Levy Revenues Fee For TIF Loan Principal 5.57% Total Balance Interest 5.57%
_0 ---- -- -_ _ _ --- --- -- --- ---
- $500,000
0.5 $ - $0 $ - 2.24121 $ - $ - $ - $0 $0 $0 $513,930 13930 13930
1 $ - $0 $ - 2.24121 $ - $ - $ - $0 $0 $0 $528,248 14318 14318
1.5 $ - $0 $ - 2.24121 $ - $ - $ - $0 $0 $0 $542,965 14717 14717
2 $ - $0 $ - 2.24121 $ - $ - $ - $0 $0 $0 $558,092 15127 15127
2.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $14,969 $15,548 $30,517 $543,123 0 15548
3 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $15,386 $15,131 $30,517 $527,737 0 15131
3.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $15,814 $14,703 $30,517 $511,923 0 14703
4 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $16,255 $14,262 $30,517 $495,668 0 14262
4.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $16,708 $13,809 $30,517 $478,960 0 13809
5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $17,173 $13,344 $30,517 $461,787 0 13344
5.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $17,652 $12,865 $30,517 $444,135 0 12865
6 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $18,143 $12,374 $30,517 $425,992 0 12374
6.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $18,649 $11,868 $30,517 $407,343 0 11868
7 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $19,168 $11,349 $30,517 $388,175 0 11349
7.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $19,702 $10,815 $30,517 $368,473 0 10815
8 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $20,251 $10,266 $30,517 $348,222 0 10266
8.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $20,816 $9,701 $30,517 $327,406 0 9701
9 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $21,395 $9,122 $30,517 $306,011 0 9122 Acres Assessed Val
9.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $21,992 $8,525 $30,517 $284,019 0 8525 4134 Hamilton 0.2�9 23000
10 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $22,604 $7,913 $30,517 $261,415 0 7913 4122 Hamilton 0.22 15500
10.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $23,234 $7,283 $30,517 $238,181 0 7283 4102 Hamilton 0.4385 18,900
11 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $23,881 $6,636 $30,517 $214,300 0 6636 1408 N41sl Ave 0.04 44,800 fair
11.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $24,547 $5,970 $30,517 $189,753 0 5970 1410 N41st Ave 0.03 42,000 poor
12 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $25,230 $5,287 $30,517 $164,523 0 5287 1412 N 41s1 Ave 0.03 53500 fair
12.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $25,933 $4,584 $30,517 $138,590 0 4584 1.0485 19/700
13 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $26,656 $3,861 $30,517 $111,934 0 3861
13.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $27,399 $3,118 $30,517 $84,535 0 3118
14 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $28,162 $2,355 $30,517 $56,373 0 2355
14.5 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $28,946 $1,571 $30,517 $27,427 0 1571
15 $ 2,951,015 $200,300 $ 2,750,715 2.24121 $ 30,825 $ 308 $ 30,517 $29,753 $764 $30,517 $0 0 764
$801,450 $8,008 $793,442 $560,418 $233,024 $793,442 $58,092
(F9=calculate)
NOTE:This information is provided to assist in analyzing the Original Loan Amount $500,000
specific request to the TIF committee.This information is subject Capitalized Interest $58,092 ASSUMPTIONS:
to change based on actual tax assessments,including the levy rate. Loan Balance Remaining S0 1 Pre-Development Base $200,300
This schedule is based on the assumptions on the right side of the 2 Loan Amount $500,000
this spreadsheet. $558,092 MAXIMUM PRINCIPAL NOTE 3 Interest Rate 5.57%10 yr T-note+2%
The actual TIF amount available to fund site specific project cost 4 Est.Total Project Cost $12,989,926•
could change based on the cost of public improvements. 5 Est.Final Valuation $2,951,015
6 Incremental Base Value $2,750,715
Estimated Annual Incremental Tax Payment $ 61.034
Other Info:
TIF Loan Request $500,000
TIF Percentage of
-Est Final Valuation 17%
-Est.Total Foxiest Investn 3.85%
Leverage Factor 25.98•
•Est.Total Project Investment also represents the total
Costs/Uses from the Sources and Uses table,which
equates to the total Sources for the project. The
leverage factor indicates for every,$1 o/TIF,the City
leverages"x"dollars of other funding.
**Plus capitalized interest
MAIM UMW MIMI.
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CITY OF OMAHA
■ ' 1. TAX INCREMENT FINANCING (TIF)
ii
` APPLICATION
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City of Omaha Planning Department 11819 Farnam Street,Suite 1100 I Omaha NE 68183-1100 1402-444-5150
Planninghcd.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
I. 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
V Any Other Supplemental Documentation
2 I 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.org/tif
Summary
Project Name: Hamilton Village Senior Suites
Project Legal Description: ALL LOTS 2-3-14-15& S
60.5 FT Proposed Project Size:
Gross Sq. Ft. (Building(s)) 63,605.00
Project Address: 4102 HAMILTON ST Net Sq. Ft. (Building(s))47,849.00
#of Acre(s) 1.00
Property Owner: HAMILTON VILLAGE SENIOR Lot/Parcel Size (Sq Ft.)46,660.00
SUITES
Owner Address: 16255 WOODLAND DR OMAHA, NE
68136
Project Owner:
LIHTC Project: Yes
Estimated Total Project Cost: $12,989,926
Market-Rate Project: No
Requested TIF Loan: $500,000
Historic Tax Credit Project: No
New Construction: Yes
Rehabilitation: No
Current Use:
Proposed Use:
Zoning -Current/Proposed:
Current zoning is GC.
Proposed zoning to be R8.
Current Annual Real Estate Taxes(Year) : 2022 Land: $91,000
Current Assessed Tax Valuation (Year) : 2022 Improvements: $109,300
Total: $200,300
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? No
4 I Page planninghcd.cityofomaha.org/tif
Project Development Team Page
Engineering Firm
Joe Foley
FoleyShald Engineering, LLC
14503 Grover Street, STE 102 Omaha NE 68144
402-804-3993
Civil Engineering Firm that specializes in land development engineering, site design, and stormwater
management.
Architecture Firm
Randy Meyer
Meyer&Associates, P.C.
11602 W. Center Rd., STE 330 Omaha NE 68144
402-391-1823
Randy Meyer has designed numerous commercial and industrial buildings in the metro area.
Other Development Team Members
Jacob Starnes
Hamilton Village Senior Suites, LLC
16255 Woodland Drive Omaha NE 68136
712-308-1321
jstarnes@sudbeckcompanies.com
Administrative assistant to Jim Posey& Melvin Sudbeck.
Other Development Team Members
Ryan Durant
RMD Real Estate
16255 Woodland Drive Omaha NE 68136
402-981-5822
ryan@rmdgroupllc.com
LIHTC Consultant
5 I Page planninghcd.cityofomaha.org/tif
Applicant/Owner
Melvin Sudbeck
Hamilton Village Senior Suites, LLC
16255 Woodland Drive Omaha NE 68136
402-306-9506
sudbeckhomes@gmail.com
30 years experience in the real estate/construction industry as a custom home builder.
Applicant/Owner
Jim Posey
Hamilton Village Senior Suites, LLC
16255 Woodland Drive Omaha NE 68136
402-660-9700
jimposey@cox.net
Over 20 years experience in the real estate/property management industry.
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: Vacant/unused
Proposed Use and Project Details: The Hamilton Village Senior Suites will be much needed new
construction infill housing
on vacant land in the City of Omaha on 41st Ave and Hamilton Street. There will be one new
construction 59 unit building with an elevator.All the units will be 2 bed/1 bath units consisting
of 811 sq.ft. with washer and dryer, range, refrigerator, microwave, dishwasher, access to a
storm shelter. The building will have a community room and supportive services will be offered
to all residents.This location has great visibility and its proximity to services including a bus stop will be very
beneficial to residents.
Parking Plan for Proposed Project: The site will contain 67 parking stalls that can be accessed off Orchard
Lane with a new drive entry.
Market Demand for Proposed Project: We have a market study that shows strong demand for affordable
senior housing in the area.
7 1 Page planninghcd.cityofomaha.org/tif
B. Zoning - Current and Proposed
Current zoning is GC.
Proposed zoning to be R8.
C. Public Improvements
Sidewalks, Landscaping, Removals for Parking, Site Lighting, Site retaining wall, Relocation of utilities,
Sanitary/Storm/Water/Fire Service
D. Historical Status - If Applicable
N/A
8 I Page planninghcd.cityofomaha.org/tif
Residential Unit Information
Multi-Family Total Units: 59
2 Bedroom Rentals = 12 Units 811sgft Per Unit @$1015 Per Month
2 Bedroom Rentals = 8 Units 811sgft Per Unit @ $809 Per Month
2 Bedroom Rentals = 14 Units 811sgft Per Unit @ $769 Per Month
2 Bedroom Rentals = 12 Units 811sgft Per Unit @$629 Per Month
2 Bedroom Rentals = 13 Units 811sgft Per Unit @$434 Per Month
Comments:
9 I Page planninyhcd.cityofomaha.org/tif
Employment Information
Employees By Type Total Jobs: 37
Technical = 1 Part-Time
Management=2 Permanent(FTE's)
General Labor=2 Permanent(FTE's)
Clerk/Service=2 Permanent(FTE's)
General Labor= 30 Part-Time
Non-Construction
Number of Jobs Created? (Non-Construction): 7
Number of Jobs Retained? (Non-Construction): 0
Anticipated Annual Payroll? (Non-Construction): $420,000
Contruction
Estimated Number of Construction Jobs Created?: 30
Anticipated Annual Payroll for Construction Jobs?: $1,800,000
10 Page planninghcd.cityofomaha.org/tif
II) Funding Information
Source of Funds
Fund Source Description Source Amount
ARPA Funds Cash Flow Loan ARPA Funds Cash Flow Loan $2,717,219
Deferred Developer Fee Deferred Developer Fee $400,000
TIF Loan $500,000
NE Affordable Housing Tax NE AffordableHousing
Tax Credits
Credits
$1,871,799
Construction Loan Conventional Loan $2,600,000
Low-Income Housing Tax LIHTC at 9% credit rate
Credits $4,05q 908
HOME Funds Home Funds $850,000
Total $12,989,926
Use of Funds
Use of Funds Description Use Amount
Lease-up Reserve Lease-up Reserve $90,825
Operating Reserve Operating Reserve $295,886
Construction Interest Construction Interest $416,000
Construction Soft Costs $997,215
Construction Contingency Construction Contingency $875,000
Developer Fees $600,000
Land Acquisition $300,000
Construction Hard Costs or
Rehabilitiation Costs $9,415,000
Total $12,989,926
B. Is there or will there be an application requesting Property Assessed Clean Energy (PACE)
financing? No
C. Are you requesting an Enhanced Employment Area (EEA) Designation and the use of a General
Business Occupation Tax? No
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.
Final estimated valuation of$2,951,015 using an income based approach with a cap rate of 6.6%.
11 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 10% contingency $875,000
Drywall $554,000
Electrical $1,180,000
Flooring $437,517
Footings $125,000
HVAC $350,312
Masonry $260,000
Other Misc. Hard Costs See Attachment for full breakdown of construction $4,917,346
hard costs.
Paving $100,000
Plumbing $700,625
Roofing $343,200
Utilities $447,000
Total $10,290,000
Itemized Public Improvements
Public Improvement Type Description Amount
Landscaping (Within ROW) $28,500
On Street Parking and Striping $60,000
Other Relocation of Utilities $50,000
Public Sidewalks $12,750
Site Utilities (Within ROW) $100,000
Street Lighting (within the ROW) $15,000
Total $266,250
TIF Eligible Costs
TIF Eligible Costs Item Comments Amount
Public Improvements Costs Landscaping, Sidewalks, Relocation of Utilities, $266,250.00
Parking Areas, Site Lighting
TIF Fees
$3,500.00
Market Studies $5,000.00
Engineering and Architecture Fees $105,000.00
(related to pre-development)
Site Demolition Site Removals, Earthwork, Clear/Grub $125,000.00
Site Acquisition Costs $300,000.00
Total $804,750.00
12 I Page planninghcd.cityofomaha.org/tif
Project Timeline
Construction Start Date: 07/10/2023
Start Date Comments:
Construction End Date: 10/02/2024
End Date Comments:
13 I Page planninghcd.cityofomaha.org/tif
IV) 3 Year Pro-Formas -profit/loss and cash flow statements
Revenue Year 1 Year 2'' Year 3
Gross Residential Rents $480,905 $490,523 $500,334
Effective Gross Income $480,905 $490,523 $500,334
Expenses Year 1 Year 2 Year 3
Taxes, Insurance, Salaries $192,288 $195,195 $198,132
Replacement Reserve $20,650j $21,270' $21,908
Maintenance $31,700 $32,651 $33,631
Administrative & Marketing $41,500 $42,745 $44,027
Total Expenses $286,138 $291,861 $297,698
Net Operating Income $194,767 $198,662 $202,636
Debt Service Year 1 Year 2 Year 3
Debt Service (Perm) $193,884 $193,884 $193884
Net Cash Flow $883 $4,778 $8,752
14 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
Without Tax Increment Financing, there would be insufficient cash flow and investor return for the project to be
feasible. Therefore, the owners have determined that they cannot complete the project without TIF.
ROI Analysis
With TIF Without TIF
Owner Equity $400,000 $900,000
Revenues $480,905 $480,905
Expenses $242,350 $242,350
NOI $238,555 $238,555
TIF Rebate $33,333 -
NOI +TIF Rebate $271,888
TIF Debt Service $33,333 $0
Debt Service $193,884 $193884
NCF $44,671.00 $44,671.00
Return on Owner Investment(ROI) % 11.17% 4.96%
15 I 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 within a 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 for this project will not result in a loss of pre-existing tax revenue to the City and other taxing
jurisdictions.
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.
This project is not economically feasible without the use of Tax Increment Financing. As described in Sections IV
and V of our application, the rate of return on our investment without TIF is minimal. Based upon the rate of return,
public improvements, the strategic location of our project(senior housing located near bus stop), the fact that the
property has been available for development for numerous years, the cost, and risk of the project, it is reasonable
to assume that the project would not be feasible without the use of TIF.
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.
This project furthers the objectives of the City's Master Plan. The project helps to provide job creation, revitalization
of the area with numerous public improvements, and provides senior housing in an area that desperately needs it.
16 I 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 use of TIF will not result in tax shifts.
2. Public infrastructure and community public service needs impacts and local tax impacts arising from the
approval of the redevelopment project;
No additional community public service needs will be generated as a result of the project.
3. Impacts on employers and employees of firms locating or expanding within the boundaries of the area of
the redevelopment project;
The development of the project site will provide employment by employing personnel to operate and maintain the
project.
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;
By providing additional residential housing, the immediate area located outside the boundaries of the
redevelopment project will see an increase in the demand for goods and services.
5. Impacts on the student populations of school districts within the city or village; and
Because this is an affordable senior housing project, we don't see a major impact on the student population within
the area.
6.Any other impacts determined by the authority to be relevant to the consideration of costs and benefits
arising from the redevelopment project
This project helps cater to the 55 and older community, specifically helping service lower income residents. We
believe this project will create transformational opportunities within the community as senior single residents
occupying larger homes now have access to lower maintenance housing, which in turn creates more housing for
younger families to backfill the currently under-utilized single family housing.
17 I Page planninghcd.cityofomaha.org/tif
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Hamilton Village TIFF Costs
5/3/2022
Plans Dated 3/10/2022,A1.1,A1.2,A1.3,A2.1,A2.2,A3.1,A3.2,A5.1
FOR TIF
Category Item Estimated Cost
Public Improvement Sidewalks $ 12,750.00
Public Improvement Landscaping-Sod $ 8,500.00
Public Improvement Landscaping-Plantings $ 32,400.00
Public Improvement Landscaping-Irrigation $ 4,500.00
Public Improvement Removals for Parking $ 60,000.00
Public Improvement Parking Areas with Striping and Sealants $ 150,000.00
Public Improvement Site Ligthing $ 15,000.00
Public Improvement Site Retaining Wall-Modular Block $ 25,000.00
Public Improvement Relocation of Utilities $ 125,000.00
Acquisition Site Acquisition-All Costs $ 280,000.00
Site Prep Site Removals -3 homes $ 90,000.00
Site Prep Clear/Grub $ 5,000.00
Site Prep Earthwork $ 30,000.00
Site Prep Special Foundations $ 35,000.00
Site Prep Geotech Report
Site Prep Geotech Report and Samples $ 12,000.00
Site Prep Other?
Public Improv/Utilities San/Storm/Water/ Fire Service/Underground Det. $ 322,000.00
Structure Enhancement Architectural&Design $ 150,000.00
Studies Market Study $ 7,000.00
Studies Appraisals $ 6,000.00
Studies Feasability Study $ 2,500.00
Studies Environmental Study $ 6,000.00
Studies Traffic Study
Fees TIF Fees $ 35,000.00
$ 1,413,650.00