hays area planning commission meeting agenda city

HAYS AREA PLANNING COMMISSION MEETING AGENDA CITY COMMISSION CHAMBERS

1507 MAIN ST, HAYS, KS March 16, 2020

6:30 PM

1. CALL TO ORDER BY CHAIRMAN.

2. CONSENT AGENDA.

A. Minutes of the meeting of February 17, 2020

Action: Consider approval of the minutes of the February 17, 2020

B. Citizen Comments

Action: None.

C. Introduction of New Planning Commissioner

Action: None.

3. PUBLIC HEARING ITEMS.

A. None

4. NON- PUBLIC HEARING ITEMS.

A. D & J Land Development TIF for Exit 157

Action: Determine the project is consistent with the intent of the Comprehensive Plan.

5. AGENDA ITEMS/COMMUNICATIONS.

A. Update of 2020 Street Maintenance Projects Awarded by City Commission

B. Planning Commissioner Comments

i. Opportunity for Planning Commissioners to ask questions of staff or initiate topics for discussion.

6. ADJOURNMENT.

Any person with a disability and needing special accommodations to attend this meeting should contact the Planning, Inspection and Enforcement office (785-628-7310) 48 hours prior to the scheduled meeting time. Every attempt will be made to accommodate any requests for assistance.

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DRAFT HAYS AREA PLANNING COMMISSION CITY HALL COMMISSION CHAMBERS

FEBRUARY 17, 2020 6:30 P.M.

1. CALL TO ORDER BY CHAIRMAN: The Hays Area Planning Commission met on their regularly scheduled meeting on Monday, February 17, 2020 at 6:30 p.m. in Commission Chambers at City Hall. Chairman Paul Phillips declared that a quorum was present and called the meeting to order. Roll Call: Present: Paul Phillips, Lou Caplan, Robert Readle, Mike Vitztum, Jim Schreiber, Dustin Schlaefli. Absent: Matthew Wheeler City staff in attendance: Collin Bielser, Assistant City Manager, Curtis Deines, Superintendent of Planning, Inspection and Enforcement and Linda Bixenman, Administrative Assistant. 2. CONSENT AGENDA: Paul Phillips asked if there were any changes to the agenda. There were none. A. Minutes: Robert Readle moved; Dustin Schlaefli seconded the motion to approve the minutes from the January 27, 2020 meeting. There were no corrections or additions to those minutes. Vote: AYES Paul Phillips, Lou Caplan, Robert Readle, Mike Vitztum, Dustin Schlaefli, Jim Schreiber. B. Citizen Comments: 3. PUBLIC HEARING ITEMS: None. 4. NON-PUBLIC HEARING ITEMS:

A. ANNUAL COMPREHENSIVE PLAN REVIEW: Curtis Deines provided a power point presentation on the 2020 annual review of the Comprehensive Plan that was adopted in August 2012. The review is to update the plan if necessary, review the future land use map, review environmental, economic and zoning and land use trends. Population growth remains slow and steady; new housing numbers seem to be decreasing the last couple of years. Commercial projects have steadily increased

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in the past two years north of I-70 and in the Downtown area. Hays continues to be a regional center for retail, healthcare and major employer for Western Kansas. There are no updates to the future land use map since there hasn’t been enough development to warrant any. He talked about the three key districts within the comprehensive plan:

1. Downtown: There is steady growth with many in the planning stages in addition to the redevelopment by the owners that purchased the Liberty Group Properties. Some of the owners have met with city staff and the State Historical Preservation Office on the redevelopment of these properties. Notable projects are at 717 & 719 Main (Hardware Store), Goodwin’s Building, and there will be many more.

There is a new 18-unit apartment complex being constructed at 7th and Oak that will support the business traffic.

The Pavilion that was recently completed is being used by many organizations and functions. There will be the reconstruction improvement of 10th Street this year.

2. Core to Campus Corridor:

The big focus is the corridor between downtown and Fort Hays State University. Sara Bloom from the Hays Downtown Development is focusing on the connection of the downtown corridor to Fort Hays State University students and faculty.

3. North Vine District:

The North Vine District focuses on the comprehensive plan, corridor and the traffic flow of how it benefits the retail businesses. There is increasing density of housing and some commercial properties. There are also some senior apartments and would expect more in the future. The downtown and I-70 corridor are keys to success. They are growing, that will only help generate other opportunities. The north Vine corridor project (roundabouts) is expected to start this summer and take approximately 2 years to complete. The corridor is important to the I-70 travelers and City of Hays. The owners of the former area of the Ambassador Hotel is a willing partner and will redevelop at some point. The Hilton Garden Inn and Convention Center with 100 rooms is a key part of the development of Hays for many venues and conferences will take advantage of this space. Also, there is a strip mall next to it (6 or 7 store fronts).

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Across from Old Chicago, the AVID Hotel is under construction that will have 79 efficiency hotel rooms. When the two hotels are finished, Hays will be back to and above the number of hotel rooms previously when the Ambassador Hotel was operating.

Dustin Schlaefli asked if there was an estimated completion date on the Hilton Garden Project. Curtis Deines answered that the hope is by the end of the year rather than the spring as projected. City Implemented projects He provided a list of completed city projects and potential future projects: Park Improvements: King’s Gate Park was completed this past year. This development has

increased in homes being built since the developer has opened it up for other contractors to build on those lots.

Continued Planning of ARC Park

Infrastructure Rolling Hills Park (bordered by 41st St to the north and Autumn Lane to the east)

now has connecting sidewalks for pedestrian traffic. There is sidewalk adjacent to the Hays Recreation Commission and along 13th

Street and Canterbury Drive.

The next multi-purpose path and sidewalk is planned for connecting the Hays Medical Center Trail South by Hays High School and by the DMV to Hays Recreation Commission.

Public Works Replaced 3 automated Trucks for garbage system Water Resources Department New Water Reclamation and Reuse Facility

Water source development R9 Ranch in process

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Water Conservation – Holly Dickman does a great job working to make this a water smart city

Maintenance Program for Water and Sewer Line Replacement

In Capital Improvements, we continue to upgrade water and sewer lines and

street improvements within City of Hays

Potential Future City Projects: Core to Campus Corridor Downton continue to revitalize Continue to connect the city with multi-purpose paths Continue to replace and complete maintenance on infrastructure Curtis Deines acknowledged it is not just the city, there are a lot of organizations that take ownership in promoting projects. Lou Caplan asked what is meant on the response at the bottom of the horizontal survey scale on “Cost of Housing to Income”. Curtis Deines answered that per the survey, it indicates what the citizens thought was more valuable. Lou Caplan asked if Staff had any recommendations for changes. Curtis Deines answered that City Staff will be looking at it to make more improvements.

B. GROW HAYS PRESENTATION – DOUG WILLIAMS: Curtis Deines introduced Doug Williams with “Grow Hays” that provided a presentation on a potential project for work force housing. He pointed out that he has been very proactive in his ideas. Doug Williams came before the commission with a power point presentation on a potential project for work force housing. He thanked the commission for putting the presentation on the agenda. He explained that the priority of “Grow Hays” was to meet the challenge of affordable housing. The question is “What is Affordable Housing”. The definition is different for everyone. He explained that they have tried to quantify it with a workforce standpoint. He referenced the “Cost of Housing to Income” from the response chart on the previous presentation on the Comprehensive Plan. He stated that they hear this all the time. There is a housing challenge in Hays. This is a priority for Grow Hays to meet the challenge. He stated that employers particularly major employers have difficulty recruiting new employees because they cannot find affordable housing. He stated: “The availability of affordable housing is critical to the recruitment and retention of a workforce in our community. Without an adequate workforce we cannot attract new businesses or retain the ones we have.” He noted that everyone has a different definition of affordable housing.

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He provided some data of financial figures as a model based on the current median family income in Ellis County of $50,592.00 with 30% (current per state of Kansas is $52,500.00) of that for a monthly house payment estimated to be $1,265.00. There are many factors that go into the mortgage qualification process. The Principal and interest payment they could afford would be $965.00 plus the Taxes and insurance of $300.00 per month that could purchase a home for $202,000.00. He noted that right now that interest rates have gone down that would lend itself to more money for a higher valued home. Proposed Housing Project He stated that they approached the non-profit organization Heart of America Corporation and a real estate agent that listed the property at 22nd and Wheatland. Heart of America Corporation was able to negotiate to purchase the platted and zoned tract with the seller using some philanthropy and the chance for an increase in value and salability of his adjacent property as a result of this development. The engineering on the infrastructure has been done. The utilities are close by. It is well located east of North Central Kansas Technical college and close to the hospital, Commerce Parkway and Interstate. In the approval process is a Rural Housing Incentive District (RHID) application. This allows the developer to recapture the costs of infrastructure to the incremental tax increase that the development generates for 25 years to pay back that is typically paid by homeowners through a special assessment. Most of the lots are 62 feet wide; the homes would be smaller with 3 bedrooms, 2 bath, two car garages, and some with and without basements in the $175K-225K price range. The target citizens would be workforce, downsizes, singles, and mover uppers. It will develop in phases starting with 38 lots that he pointed out on the plat. Ideally, they would like it built out in 2 or 3 years. The third phase has larger lots covering only one side of the Street at Wheatland Avenue across the street from the NCKTC. There is only one side of the street, so the infrastructure costs must be borne by those lots. If there are funds left from the RHID, it can be used for those costs. The plan is to solicit builders to commit to build four homes over a 12-month period at different price points between $175,000 to $225,000 and one at what the market will bear. There will be a discount on the sale price of the lot. He listed the points that lend itself to affordable housing:

1. Lower Land Cost 2. Lower Square Footage

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3. RHID 4. Non-Profit Developer

The goal would be RHID approval early summer and infrastructure late summer and start building in the fall. He provided a letter from some people that were very interested in this development because they are relocating to Hays to be near their children. They have not been able to find affordable housing or acceptable housing. NCKTC builds a home each year on campus and must be moved by whomever purchases it. They may be willing to construct a home each year for the next five years using this development. He asked for questions. Paul Phillips asked what house could be built for $202,000.00? Doug Williams answered that it would be 1,200 square feet with three bedroom, two baths, two car garage and probably a basement. With the $175,000.00 price point would probably not have a basement. The $225,000.00 price range would be a 1,300 to 1,400 square feet. He said the main differentiator is square footage. The features would be similar. The minimum square footage would be 1,100 to 1,150. The maximum would be 1,400 square footage. They will put a limit on the most the homes can be sold for. The contractor will submit plans and an estimate before they ever purchase the lot. They do not want this development to compete with the homes being built to the northwest and the southeast. Heart of America would approve that the contractor would have to start building within 30 to 45 days after purchasing the lot and complete within 12 months. They will be quality homes like other homes being built in the City. Lou Caplan noted that per the RHID, there was a stipulation eliminated by the city that apartments are to be part of the development. Doug Williams stated that the RHID policy requires 10 low income apartment units; although thy approached the City and were granted an exception. The City determined that rule could be waived in the event it was a not-for-profit developer that had been established for a reasonable length of time. The property has been platted since 1999 and nothing has happened since then. He did not know if anything eminent was going to happen. The City did not want to open it up for all developers to come in and want to use a RHID; this was an exception since it is a not-for-profit development.

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Lou Caplan noted that with the median household income being $50,000; that would mean half of the households in Hays are below that. They will probably start out renting. Most families do not want to live in student housing. He asked how many rental apartments are available in Hays for newcomers. Doug Williams answered that more than there was. The rental market has softened with the new apartments being built, although rent is still expensive here. A fair number of students have been drawn back to new housing on campus the last five to eight years. He noted that he hoped the Overland Property Group could get their tax credits so the Washington School project can come about as well as some of the things they are doing. Paul Phillips asked what is going to prevent a buyer from flipping it and making a profit. Doug Williams acknowledged he raised a good question because they have pondered that themselves. One thing he thinks would keep anyone from flipping in the short term is the continued building of others like it within the same price range. Real Estate is like any other commodity; supply and demand. They want to control if they can to accomplish what they want it to, but sometimes they must let it go for the market to dictate what happens. Dustin Schlaefli acknowledged Paul Phillips that it was interesting he made that comment about flipping homes. He noted that in 1991 and 1992 when Smoky Hill was established, there was an article in the Hays Daily News of the need for affordable housing. When the moved back in 2002, they purchased a home on 43rd Street. Those homes on 42nd and 43rd have been sold many times in the last 10 or 15 years. Mike Vitztum asked if was like another development like is south of Ellis. Doug Williams answered that it would be. In a Salina development about half sold to downsizers and divorcee; the other to people moving up and workforce housing. Mike Viztum asked that if someone wanted to purchase four of them to rent out, could that happen. He asked if there would be any duplexes. He asked if the development can be protected from becoming rentals. Doug Williams answered that it would not happen, these will be single-family owner-occupied homes. Doug Williams stated that there will be covenants to restrict from renting and restrict certain types of construction; although covenants after the fact are hard to enforce. Paul Phillips thanked Doug Williams for the interesting presentation. Doug Williams thanked the Planning Commission for their time and said to call him anytime if they had ideas or questions. Curtis Deines thanked Doug Williams and acknowledged that it was good to have someone in the community that is proactive.

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5. AGENDA ITEMS/COMMUNICATIONS:

A. Planning Commission Comments:

I. Opportunity for Planning Commissioners to ask questions of staff or initiate topics for discussion.

a. Houston Planning Conference – April 25- 28th: Curtis Deines invited the Planning Commission Members to the above conference if any of them would like to attend.

b. Spring Symposium in Lawrence, KS – April 10th - Lawrence Public Library:

Curtis Deines invited the Commission to the above symposium if any of them would like to attend.

c. American Planning Association Conference – Topeka – Oct 22-23rd

Curtis Deines invited the Commission to the above conference if any of them would like to attend.

d. Rezoning Request of 3301 US Hwy 183 Alt (Dreher)- Curtis Deines informed the Planning Commission that the application for the above rezoning was withdrawn. City Staff and the City Manager and the owner have possibly come up with an alternative.

6. ADJOURNMENT: Paul Phillips adjourned the meeting at 7:15 p.m. Submitted by Linda K. Bixenman, Administrative Assistant Planning, Inspection and Enforcement

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Planning Commission Action Report AGENDA ITEM: D& J Land Development Mixed Use Project

Redevelopment District Tax Increment Financing Redevelopment Project Plan

OWNER: D & J Land Development

TYPE OF REVIEW: Determine if the Plan is consistent with the intent of the City of Hays Comprehensive Plan

PRESENTED BY: Kim Rupp, Director of Finance

PREPARED DATE: March 2, 2020

AGENDA DATE: March 16, 2020

Summary D & J Development has submitted an application for Economic Incentives related to the development of the property recently platted Hess First Addition. Phase I is expected to consist of 11 lots and include construction of all infrastructure necessary to serve the TIF district, including streets, waterlines, sanitary sewers, surface parking, and other related improvements. After the TIF Ordinance becomes effective, any future increase in property tax generated within the TIF district boundaries will accrue to the TIF fund. Review from the Planning Commission is required in the statutory process for TIF financing to determine if the project meets the intention of the Comprehensive Plan. The TIF Project Plan contains details concerning the project description, TIF project costs, and the feasibility study of the project. Staff has the opinion that this development plan is consistent with the intent of the Comprehensive Plan due to its location along a primary commercial corridor and the recently approved Commercial General zoning district which is in concurrence with the Comprehensive Plan and Future Land Use Map.

Background D & J Development has submitted an application for Economic Incentives related to the development of the property recently platted Hess First Addition. The developer is requesting tax increment financing (TIF) on a pay-as-you-go basis for a 20-year term. This property has been annexed into the City of Hays, re-zoned for Commercial use, and platted. This is the next step of the process for development.

City of Hays Planning Inspection Enforcement

Discussion Phase I is expected to consist of 11 lots and include construction of all infrastructure necessary to serve the TIF district, including streets, waterlines, sanitary sewers, surface parking, and other related improvements. The Developer will construct a travel plaza and truck wash on two of the lots. The travel plaza will consist of a 10,000 square foot full-service travel plaza and convenience store, including 14 fuel pumps, scales, restaurants inside the travel plaza, and personal hygiene amenities. The truck wash will consist of a 6,000 square foot building that will house 2 bays for washing semitrailer trucks. The Developer anticipates the remaining lots in Phase I will be sold or leased to other end users for potential development of hotels, restaurants, or other commercial uses.

After the TIF Ordinance becomes effective, any future increase in property tax generated within the TIF district boundaries will accrue to the TIF fund (with the exception of certain State and school district mill levies that are exempt from TIF). The TIF fund will be held separately by the City for the purpose of reimbursing the Developer for eligible project costs on a pay-as-you-go basis pursuant to the Development Agreement to be entered into by the City and Developer.

According to the summary of economic development incentives request received from the developer, over the 20 year life of the TIF it is expected it would generate $14.9M in ad valorem property tax revenue and the reimbursement of TIF eligible costs would be $12.4M which excludes the $1.5M KDOT Grant.

Recommendation Staff has the opinion that the D&J Land Development Mixed Use Project Redevelopment District Tax Increment Financing Redevelopment Project Plan is consistent with the intent of the Comprehensive Plan due to its location along a primary commercial corridor and the recently approved Commercial General zoning district which is in concurrence with the Comprehensive Plan and Future Land Use Map.

Options Find that the D&J Land Development Mixed Use Project Redevelopment District Tax Increment Financing Redevelopment Project Plan is consistent with the intent of the Comprehensive Plan. Find that the D&J Land Development Mixed Use Project Redevelopment District Tax Increment Financing Redevelopment Project Plan is not consistent with the intent of the Comprehensive Plan

Action Requested Find that the D&J Land Development Mixed Use Project Redevelopment District Tax Increment Financing Redevelopment Project Plan is consistent with the intent of the Comprehensive Plan.

CITY OF HAYS, KANSAS

D & J LAND DEVELOPMENT MIXED USE PROJECT

REDEVELOPMENT DISTRICT

TAX INCREMENT FINANCING

REDEVELOPMENT PROJECT PLAN

DATED: MAY 14, 2020

TABLE OF CONTENTS

I. Introduction 1

II. Project Description 1

III. Redevelopment Project Costs 2

IV. Feasibility Study 4

V. Relocation Assistance Plan 5

VI. Conclusion 6

Exhibit A Legal Description and Project Area Map

Exhibit B Site Plan

Exhibt B-1 Summary of Probable Uses

Exhibit C Estimated Project Costs

Exhibit D City Property Description

Exhibit E Estimated Calculation of TIF Revenues

Exhibit F Cost-Benefit Analysis

I. INTRODUCTION

Pursuant to the Kansas Tax Increment Financing Act, K.S.A. 12-1770 et seq., as

amended (the “TIF Act”), Kansas municipalities are authorized to establish

redevelopment districts and tax increment financing (“TIF”) redevelopment project plans

for property within their jurisdiction. Redevelopment districts may be created in certain

eligible areas, including property designated as an “enterprise zone” prior to July 1, 1992,

pursuant to K.S.A. 12-17,107 through 12-17,113.

On February 13, 2020, the City Commission of the City of Hays, Kansas (the “City”),

after conducting a duly noticed public hearing, found that the Property (defined herein) is

located within an enterprise zone. Based in part on this finding, the City established the

Property as a redevelopment district with a single project area.

In accordance with the TIF Act, D & J Land and Development LLC (the “Developer”)

has delivered this project plan (the “Plan”) to the City. This Plan contemplates the

development of a travel plaza, truck wash, restaurants, one or more hotels, and other

commercial development on the Property, together with the construction of certain public

infrastructure improvements, all as further described herein.

II. PROJECT DESCRIPTION

A. The Developer

D & J Land and Development LLC

2955 SW Wanamaker Drive

Topeka, Kansas 66614

Attn: John E. Brown

B. The Property

The proposed redevelopment project (the “Project”) encompasses approximately

45 acres generally located at the northwest corner of 230th Avenue and Interstate

70 (the “Property;” see Project area map and legal description of the Property

attached as Exhibit A). The Property has been rezoned Commercial General

District (C-2) in anticipation of the Project, and no further rezoning will be

required.

C. The Project

The Property is included within the redevelopment district (the “Redevelopment

District”) approved by the City Commission of Hays, Kansas on February 13,

2020 by Ordinance No. 3981 (the “District Ordinance”). There are currently no

facilities or improvements on the Property.

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In accordance with the District Ordinance, the Redevelopment District will

contain one project area devoted to the construction of a commercial development

consisting of some or all of the following uses and improvements, without

limitation: construction of a travel plaza, truck wash, one or more full-service

hotels and other related hotel uses; restaurant uses; other general commercial

development; associated public and private infrastructure; site work; utilities;

storm water and drainage; landscaping; parking facilities; and other items

allowable under the TIF Act (the “District Plan”). The proposed site plan is

attached hereto as Exhibit B, and a summary of probable uses is attached hereto

as Exhibit B-1.

A portion of the Project consists of land acquisition, the construction of the travel

plaza (Lot 10) and truck wash (Lot 11), site grading the balance of the Property,

and related infrastructure improvements, including extension of water, sewer,

street, utilities, and pedestrian improvements to serve the Project (collectively, the

“Developer Improvements”). Related infrastructure improvements include, by

way of example without limitation, certain contiguous water and sewer lines

connecting to existing City service to the south of the Project located outside the

Redevelopment District.

The Developer Improvements include reconstruction of the intersection of 230th

Avenue and 55th Street. The City will enter into the construction contract for such

portion of the Project. Prior to entering into such contract, Developer will remit to

the City funds sufficient for payment of such construction contract, and Developer

will be responsible for reimbursing the City for any costs in excess thereof. To the

extent Developer has not reimbursed the City for cost overruns, the City shall be

entitled to reimburse itself for such costs from TIF revenues prior to making

further distributions of TIF revenues to Developer. Following completion of these

improvements, Developer may be reimbursed for eligible costs from proceeds of

the KDOT Grant (defined below) and/or TIF revenues, all as set forth in the

development agreement to be entered into between the City and Developer (the

“Development Agreement”).

The balance of the Project consists of development of the remaining nine (9)

outparcel pad sites on the Property for restaurant, retail, hotel or other commercial

uses (collectively, the “Other Private Improvements”). Developer anticipates

selling or leasing these lots “pad-ready” to other end users. Such other end users

will not receive proceeds of the TIF District or Developer’s CID (discussed

below) but could approach the City for separate forms of assistance in the future.

Lot descriptions in this Plan are for reference purposes only, and may not be

indicative of the actual plat of the Project. The size and configuration of lots in

the Project may vary to the extent such variations do not constitute a material

change in this Plan.

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D. Project Schedule

The Developer Improvements are expected to begin construction in 2020

following the City’s approval of all requested incentives (discussed below under

Project Financial Overview). Construction of the Developer Improvements are

expected to be completed approximately 18 months thereafter.

The Other Private Improvements are tentatively planned to complete construction

and commence operations beginning in 2022, but the development of each lot

ultimately depends on the timing of purchase and construction by end users.

III. REDEVELOPMENT PROJECT COSTS

A. Project Financial Overview

The Developer estimates that the total cost of the Developer Improvements is

approximately $22,429,354.26, and the cost of the Other Private Improvements is

approximately $28,300,000.00, as set forth in detail in Exhibit C. Developer will

initially finance the costs of acquiring and constructing the Project, and a portion

of such costs will be reimbursed to Developer on a pay-as-you-go basis from TIF

revenues, subject to the TIF Cap (defined below). Developer expects other end

users to finance and construct the Other Private Improvements.

The Developer’s projections estimate that the TIF will generate approximately

$14,951,228.18 of revenues that may be used to reimburse the Developer for

Project costs that are “redevelopment project costs” as defined by the TIF Act (the

“Reimbursable Expenditures”), as set forth in Exhibit E. Per the TIF Act, the

collection of TIF revenues for payment of Reimbursable Expenditures is limited

to 20 years following the adoption of this Plan.

The Developer has also requested from the City a 2.0% community improvement

district (CID) sales tax at the travel plaza and truck wash site (Lots 10 and 11) for

a maximum term of 22 years. Based on current project cost estimates, the

Developer estimates that approximately $6,000,000 of the total costs of the travel

plaza are CID-eligible expenses under State law, of which approximately

$4,300,000 (72%) are reimbursable under the City’s Economic Development

Policy, as set forth in the table below. The Developer estimates that the CID sales

tax would generate approximately $2,920,000.00 over the 22-year term of the

CID.

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Description of Expense Total Est. Cost Amt. CID-Eligible

Land Acquisition $0.001 $0.00

Building Cost $2,500,000 $2,500,000

Petroleum Tank Pumps $1,600,000 $1,600,000

Parking Lot $1,500,000 $0.00

Canopies $175,000 $175,000

Landscaping $50,000 $25,000

Soft Costs $175,000 $0.00

$4,300,000

KDOT has approved a $1,500,000 grant to Ellis County to make certain road and

intersection improvements to 230th Avenue and 55th Street (the “KDOT Grant”). In

consideration of the Developer’s agreement to finance the construction of those

improvements, the Developer has requested that the KDOT Grant be assigned to the

City and made available to reimburse Developer for hard construction costs related

to such improvements. To the extent that KDOT or Ellis County must approve or

consent to this contribution, the Developer has requested the City’s assistance.

The Property includes a 4.611- acre (more or less) tract shown on Exhibit D (the

“City Property”) presently titled in the name of the City and previously used by

KDOT as a mixing strip. KDOT has vacated its easement on the City Property, and

Developer requests that the City convey the City Property to the Developer for $0

upon approval of a Development Agreement and approval of the this Project Plan;

provided, however, that if, within five (5) years following the execution date of the

Development Agreement, Developer or its assigns have not obtained a building

permit or permits for Lot 10 and at least four (4) other Lots in the Project, the City

shall receive a pro rata portion of future TIF revenues up to $345,825 (calculated as

4.611 acres multiplied by a per-acre cost of $75,000) until the earlier of the date

such amount is reimbursed to the City in full or the expiration of this Plan.

B. TIF Financing for the Project

1. TIF Act and City Policy

The TIF Act allows for TIF revenues to be generated from both

incremental ad valorem property taxes and sales taxes. However, the

City’s Economic Development Policy disallows the capture of sales taxes

for TIF financing. Thus, TIF revenues will only be generated from the

Project’s incremental ad valorem property taxes and no TIF revenues will

be generated by sales tax.

1 None, if Developer constructs the travel plaza itself. If sold to an end user, there would be a land

acquisition cost to the end user. Regardless, there is no request for reimbursement for land acquisition

under the CID.

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2. Amount of Requested Reimbursable Expenditures

The Developer will advance all costs of construction of the Project. The

Developer is requesting that the City reimburse the Developer for

Reimbursable Expenditures in an amount not to exceed $13,929,354.26,

plus interest thereon at a rate to be agreed upon by the City and Developer

not to exceed the Developer’s actual cost of borrowing, and minus any

Reimbursable Expenditures financed or reimbursed by the KDOT Grant

(the “TIF Cap”). A projection of such Reimbursable Expenditures is

shown in the column labeled “TIF Eligible” on the attached Exhibit C.

The City shall be entitled to collect an administrative fee in the amount of

0.5% of TIF revenues. The City’s administration fee shall not decrease or

be applied against the TIF Cap.

The “TIF Eligible” costs on Exhibit C are not proposed as a cap on the

amount of any specific type of expenditure for which TIF reimbursement

is sought. Rather, the City will reimburse Developer for any

Reimbursable Expenditures up to the TIF Cap.

3. Funding of Costs and Methodology for Reimbursement

The Developer will be reimbursed for Reimbursable Expenditures up to

the TIF Cap. The Reimbursable Expenditures will be paid from 100% of

the incremental real property taxes (less any City administrative fees)

generated by the Project until the earlier of (a) achievement of the TIF

Cap, or (b) 20 years from the adoption of this Plan.

The Developer will be reimbursed from TIF revenues on a pay-as-you-go

basis. No special obligation or general obligation bonds will be issued by

the City.

That portion of the total Project costs not reimbursed by TIF revenues, the

CID sales tax, or the KDOT Grant will be paid by the Developer through

private debt or equity.

IV. FEASIBILITY STUDY

The following Feasibility Study was prepared using financial projections formulated by

the Developer. The Feasibility Study shows that if the Project develops as expected, the

estimated TIF revenues—combined with CID sales tax revenues, KDOT Grant, and the

Developer’s private debt and equity—will be sufficient to pay the costs of the

Reimbursable Expenditures and the Project.

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A. Project Costs

The total estimated cost to complete the Project, including land acquisition, is

$50,729,354.26, as shown in more detail in Exhibit C. Developer or the end-

users purchasing pad sites from Developer will initially finance these costs.

B. Eligible Costs – Reimbursable Expenditures

Pursuant to the TIF Act, only certain costs of the Project will be Reimbursable

Expenditures. Of the total Project costs, approximately $13,929,354.26 will be

Reimbursable Expenditures that may be financed by TIF revenues, subject to the

TIF Cap. Reimbursable Expenditures are estimated in Exhibit C under the

column labeled “TIF Eligible,” as reduced by any amounts paid by the KDOT

Grant. The Developer will be reimbursed on a pay-as-you-go basis for

Reimbursable Expenditures; the City will not issue bonds to finance any Project

costs or pay the Reimbursable Expenditures.

C. Project Revenues

Pursuant to City policy, TIF revenues can only be generated from incremental ad

valorem tax revenues (the “Increment”) generated at the Project site. The

Increment is the annual amount of ad valorem property taxes generated by the

Property during the TIF, less the amount of ad valorem property tax revenues that

would be generated by the Property based on the assessed valuation of the

Property on the date the TIF district was established (the “Base Year Assessed

Valuation”), less any ad valorem property taxes exempt from capture pursuant to

the TIF Act and Kansas law. Based on information available on the County

Appraiser’s website, the approximate Base Year Assessed Valuation is

$10,400.00.

The total amount of TIF revenues generated over the 20-year term of the TIF are

estimated to be $14,951,228.18. An estimated calculation of these TIF revenues

is shown in Exhibit E. This Plan proposes to finance the Reimbursable

Expenditures (including any City administrative fees) by capturing 100% of the

Increment until the earlier of (a) achievement of the TIF Cap, or (b) 20 years from

the adoption of this Plan.

D. Benefits to Local Economy

The Project will provide significant economic development benefits for the City,

including: addition of a regional travel plaza, truck wash, and other hotel,

restaurant, retail and commercial uses, which should attract business and leisure

visitors, create approximately 263 construction jobs during construction of the

Project, and increase the City’s overall hotel room capacity which will assist in

attracting events to the City.

7

Additionally, no general or special City or County sales tax generated by the

Project (other than the new CID sales tax revenues) will be made available to

reimburse the Developer for costs of the Project. The Developer also estimates

that the Project will, upon full completion, create $38,700,000 of annual retail

sales and $3,000,000 of monthly gas/diesel sales. Thus, the City will realize

increased sales tax revenues generated by the Project and any additional visitors

that the Project attracts. Currently, the Property is a greenfield site that generates

no sales tax revenue for the City.

The Project will also provide various infrastructure additions and upgrades for the

City. The intersection of 230th Ave. and 55th Street will be rebuilt, as set forth in

Section II.C., to accommodate traffic associated with the development. The actual

construction and infrastructure required to tie in to the City water and sewer

systems will enable the City to service additional new clients in the general area.

Finally, the Center for Economic Development and Business Research at Wichita

State University performed a cost-benefit analysis (CBA) regarding the first 20

years the Project will be in operation. The results of the CBA estimate a public

benefit for the City of $5,515,946 versus a public cost of $3,316,132, which

results in a benefit-to-cost ratio of 1.66 for the City. The CBA is attached as

Exhibit F.

E. Revenues Compared to Estimated Project Costs

Under this Plan, the total Reimbursable Expenditures that will be financed by TIF

revenues are limited to the Increment generated by the Project. The City has no

obligation to pay the Developer for any Reimbursable Expenditures that exceed

the amount of Increment generated by the TIF.

Based on financial projections provided by the Developer, the Increment

generated by the project—when supplemented by the CID sales tax revenues,

KDOT Grant, donation of the City Property, the Developer’s private debt and

equity, and the private debt and equity of end users purchasing pad sites from

Developer—will be sufficient to pay Reimbursable Expenditures and total costs

of the Project.

8

F. No Special Obligation or General Obligation Bonds

No special obligation or general obligation bonds will be issued by the City in

connection with the Project; Reimbursable Expenditures will only be reimbursed

by the Increment generated by the Project.

The City has no outstanding special obligation bonds payable from TIF revenues.

Thus, there is no anticipated impact on special obligation bonds payable from

revenues described in K.S.A. 12-1774(a)(1)(D).

V. RELOCATION ASSISTANCE PLAN

No businesses or occupants will be relocated as a result of this redevelopment.

VI. CONCLUSION

Based on the foregoing, the Plan proposes to utilize the Increment to finance the

Reimbursable Expenditures of the Project. More specific terms and conditions related to

the City’s obligation to reimburse the Developer shall be set forth in a Development

Agreement to be entered into by the City and the Developer contemporaneously with the

City’s approval of this Plan.

A-1

EXHIBIT A

LEGAL DESCRIPTION AND PROJECT AREA MAP

A tract of land in the Southwest Quarter of Section 17, the Southeast Quarter of Section

18, the Northeast Quarter of Section 19 and the Northwest Quarter of Section 20,

Township 13 South, Range 18 West of the 6th Principal Meridian, Ellis County, Kansas,

described as follows:

Commencing at the Southeast corner of the Southeast Quarter of Section 18, Township

13 South, Range 18 West; Thence South 89 degrees 31 minutes 06 seconds East, along

the South line of the Southwest Quarter of Section 17, a distance of 658.89 feet to the

Point of Beginning; Thence North 00 degrees 28 minutes 54 seconds East, a distance of

50.00 feet to the current North line of 55th Street; Thence North 83 degrees 22 minutes

35 seconds West, a distance of 93.60 feet; Thence North 87 degrees 10 minutes 46

seconds West, a distance of 489.73 feet; Thence North 39 degrees 15 minutes 46 seconds

West, a distance of 38.43 feet; Thence North 01 degrees 29 minutes 37 seconds East,

parallel with the West line of the Southwest Quarter of Section 17, a distance of 1047.97

feet; Thence North 89 degrees 28 minutes 41 seconds West, a distance of 50.01 feet to

the East line of the Southeast Quarter of Section 18; Thence North 01 degrees 29 minutes

37 seconds East, along the East line of the Southeast Quarter of Section 18, a distance

67.93 feet; Thence North 89 degrees 35 minutes 06 seconds West, a distance of 996.37

feet; Thence on a curve to the right, having a radius of 1132.43 feet, an arc length of

36.10 feet, a chord bearing of North 88 degrees 40 minutes 18 seconds West and a chord

length of 36.10 feet; Thence South 00 degrees 31 minutes 49 seconds West, a distance of

521.35 feet; Thence South 58 degrees 23 minutes 02 seconds West, a distance of 846.89

feet to the North line of Interstate 70; Thence South 64 degrees 46 minutes 20 seconds

East, along the North line of Interstate 70, a distance of 669.01 feet; Thence South 72

degrees 32 minutes 52 seconds East, along the North line of Interstate 70, a distance of

1056.01 feet; Thence South 70 degrees 35 minutes 22 seconds East, along the North line

of Interstate 70, a distance of 112.07 feet to the East line of the Northeast Quarter of

Section 19; Thence continuing South 70 degrees 35 minutes 22 seconds East, along the

North line of Interstate 70, a distance of 124.16 feet; Thence South 52 degrees 31 minutes

38 seconds East, along the North line of Interstate 70, a distance of 37.27 feet; Thence

North 10 degrees 09 minutes 49 seconds West, a distance of 320.58; Thence North 28

degrees 16 minutes 19 seconds East, a distance of 38.07 feet; Thence South 89 degrees

50 minutes 58 seconds East, a distance of 45.99 feet; Thence South 85 degrees 45

minutes 40 seconds East, a distance of 446.77 feet; Thence North 86 degrees 30 minutes

27 seconds East, a distance of 206.03 feet to the current South line of 55th Street; Thence

North 00 degrees 28 minutes 54 seconds East, a distance of 100.00 feet to the South line

of the Southwest Quarter of Section 17; Thence North 89 degrees 31 minutes 06 seconds

West, along the South line of the Southwest Quarter of Section 17, a distance of 139.11

feet to the Point of Beginning. Said tract contains 44.998 acres more or less.

B-1

EXHIBIT B

SITE PLAN

B-1-1

EXHIBIT B-1

SUMMARY OF PROBABLE USES

Lot # Type of Use

Lot 1 Water retention

Lot 2 Retail or Restaurant (dine in)

Lot 3 Hotel - approx. 60 rooms

Lot 4 Retail or Restaurant (dine in)

Lot 5 Restaurant (quick service)

Lot 6 Restaurant (quick service)

Lot 7 Retail (Strip Center)

Lot 8 Two (2) Restaurants (dine in)

Lot 9 Hotel - approx. 80 rooms

Lot 10 Travel Plaza

Lot 11 Truck Wash

D & J Land and DevelopmentTravel Plaza TIF & CID

Phase I - Private Improvements

C-1

EXHIBIT C

ESTIMATED PROJECT COSTS

Note: Cost estimates for the Other Private Improvements are Developer’s estimates based on expected uses

of such lots. Costs of the Other Private Improvements will be incurred by other end users, not the

Developer.

Category Phase One Cost Phase Two Cost TIF Eligible CID Eligible

Private Improvements

Lot 1 -$

Lot 2 1,750,000.00$

Lot 3 7,200,000.00$

Lot 4 1,750,000.00$

Lot 5 1,000,000.00$

Lot 6 1,000,000.00$

Lot 7 2,000,000.00$

Lot 8 4,000,000.00$

Lot 9 9,600,000.00$

Lot 10 6,000,000.00$ 4,300,000.00$

Lot 11 2,500,000.00$

Land Acquisition 3,934,750.00$ 3,934,750.00$

Waterline 752,000.00$ 752,000.00$

Sanitary Sewer 1,167,904.80$ 1,167,904.80$

Local Streets 1,474,615.44$ 1,474,615.44$

55th Street Extension 648,701.03$ 648,701.03$

Hess Road Extension 1,045,137.50$ 1,045,137.50$

Large Truck Lot 1,319,992.06$ 1,319,992.06$

Intersection Improvements 1,756,637.82$ 1,756,637.82$

Access Roads 1,579,615.61$ 1,579,615.61$

Attorneys' Fees 150,000.00$ 150,000.00$

Financing & Appraisal Fees 100,000.00$ 100,000.00$

TOTAL 22,429,354.26$ 28,300,000.00$ 13,929,354.26$ 4,300,000.00$

GRAND TOTAL 50,729,354.26$ (plus interest) (plus interest)

D & J Land and DevelopmentTravel Plaza TIF & CID

Phase I - Public/TIF Eligible Improvements

D-1

EXHIBIT D

CITY PROPERTY

E-1

EXHIBIT E

ESTIMATED CALCULATION OF TIF REVENUES

TIF Year

Base Year

Assessed

Value (1)

Base Ad Valorem

Property Taxes (2)

Projected

Assessed Value (3)

Projected Ad

Valorem Property

Taxes (2)

Projected

Increment (4)

1 10,400.00$ 846.41$ 10,400.00$ 846.41$ -$

2 10,400.00$ 846.41$ 750,000.00$ 61,039.50$ 60,193.09$

3 10,400.00$ 846.41$ 2,125,000.00$ 172,945.25$ 172,098.84$

4 10,400.00$ 846.41$ 5,000,000.00$ 406,930.00$ 406,083.59$

5 10,400.00$ 846.41$ 10,200,000.00$ 830,137.20$ 829,290.79$

6 10,400.00$ 846.41$ 10,302,000.00$ 838,438.57$ 837,592.16$

7 10,400.00$ 846.41$ 10,405,020.00$ 846,822.96$ 845,976.54$

8 10,400.00$ 846.41$ 10,509,070.20$ 855,291.19$ 854,444.77$

9 10,400.00$ 846.41$ 10,614,160.90$ 863,844.10$ 862,997.68$

10 10,400.00$ 846.41$ 10,720,302.51$ 872,482.54$ 871,636.13$

11 10,400.00$ 846.41$ 10,827,505.54$ 881,207.37$ 880,360.95$

12 10,400.00$ 846.41$ 10,935,780.59$ 890,019.44$ 889,173.02$

13 10,400.00$ 846.41$ 11,045,138.40$ 898,919.63$ 898,073.22$

14 10,400.00$ 846.41$ 11,155,589.78$ 907,908.83$ 907,062.42$

15 10,400.00$ 846.41$ 11,267,145.68$ 916,987.92$ 916,141.50$

16 10,400.00$ 846.41$ 11,379,817.14$ 926,157.80$ 925,311.38$

17 10,400.00$ 846.41$ 11,493,615.31$ 935,419.38$ 934,572.96$

18 10,400.00$ 846.41$ 11,608,551.46$ 944,773.57$ 943,927.15$

19 10,400.00$ 846.41$ 11,724,636.98$ 954,221.30$ 953,374.89$

20 10,400.00$ 846.41$ 11,841,883.34$ 963,763.52$ 962,917.10$

TOTAL 14,951,228.18$

(1) Assessed value of the Property is uncertain because the Property was platted from a larger unplatted tract in early 2020.

Estimate based on applying per-acre assessed valuation of unplatted tract to acreage of the Property.

(2) Ad valorem property taxes are estimated assuming current mill rates are unchanged. Per Kansas law, the mill rate for purposes

of calculating the Increment excludes: 20 mills for school district general fund, 8 mills for school district capital outlay, and 1.5 mills

levied by State of Kansas. Total 2019 mill levy within City, including overlapping jurisdictions: 110.886 mills. Total 2019 mill levy for

purposes of calculating the Increment: 81.386 mills

(4) Estimate provided by Developer.

(3) Estimate calculated using projected Increment provided by Developer and current mill rates. Inflation factor of 1.0% applied.

F-1

EXHIBIT F

COST BENEFIT ANALYSIS

[Attached]

of 24

DATE OF ANALYSIS

TIME OF ANALYSIS

VERSION OF ANALYSIS

PROJECT SUMMARY (no multipliers, no substitution)

Company Name

Number of new jobs for 20-year period

Amount of payroll for 20-year period

Amount of capital investment for 20-year period

Land

Buildings

Machinery and Equipment

INCENTIVE SUMMARY

City Incentives - Hays Tax abatement

Sales tax exemption

Forgivable loans

Infrastructure

Cash value all other incentives

County Incentives - Ellis Tax abatement

Sales tax exemption

Forgivable loans

Infrastructure


State Incentives Tax abatement

Sales tax exemption

Forgivable loans

Training dollars

Infrastructure


School District Incentives - 489 Hays Tax abatement

$156,517,938

$41,800,000

$0

$40,800,000

$1,000,000

Center for Economic Development and Business Research

Wichita State University

1845 Fairmount St.

Wichita, Kansas 67260-0121

263

9:40 AM

V3

Hays Travel Plaza

(316) 978-3225

8/8/2019

0

0

7,065,115

7,065,115

4,775,286

4,775,286

0

0

0

0

0

0

0

0

0

0

0

0

0

2,850,347

2,850,347

of 24

DATE OF ANALYSIS

TIME OF ANALYSIS

VERSION OF ANALYSIS

TAX ABATEMENT PARAMETERS

Real Property Number of years

Percentage

Personal Property Number of years

Percentage

CONSTRUCTION IMPACTS

Jobs Multiplier

Earnings Multiplier

Direct jobs

Direct payroll earnings

Total jobs

Total payroll earnings

SUBSTITUTION

Firm NAICS code

Substitution percentage applied to firm operations

FIRM MULTIPLIERS (On-going Operations)

Jobs

Earnings

ECONOMIC IMPACT OF FIRM OPERATIONS

Number of jobs 20-year period Direct

Total

Payroll earnings for 20-year period Direct

Total

1845 Fairmount St.


(316) 978-3225

8/8/2019



0.0%

0

0.0%

9:40 AM

V3

0

644

$30,391,920

4A0000 Other retail

100.0%

1.6664

1.4898

386

$20,400,000

-

-

$0

1.3694

1.5810

$0

of 24

DATE OF ANALYSIS

TIME OF ANALYSIS

VERSION OF ANALYSIS

FISCAL IMPACT

City Fiscal Impacts. - Hays Discounted Present value of net benefits $2,199,815

Rate of Return on Investment Net public benefits 20-year period $2,199,815

Public costs 20-year period $3,316,132

ROI 66.3%

Benefit-Cost Ratio Public benefits 20-year period $5,515,946


Benefit-Cost Ratio 1.66

County Fiscal Impacts. - Ellis Discounted Present value of net benefits $315,088

Rate of Return on Investment Net public benefits 20-year period $315,088


ROI 6.4%




(316) 978-3225

8/8/2019

9:40 AM

V3



1845 Fairmount St.


of 24

FISCAL IMPACT continued

State Fiscal Impacts Discounted Present value of net benefits $7,950,440


Public costs 20-year period $746,177

ROI 1065.5%


Public costs 20-year period $746,177


School District Fiscal Impacts. - 489 Hays Discounted Present value of net benefits $1,071,322



ROI 21.6%




In the preparation of this report, the Center for Economic Development and Business Research assumed that all information and data provided by the applicant or others is accurate and reliable. CEDBR did not take extraordinary steps to verify or audit such information, but relied on such information and data as provided for purposes of the project.

This analysis requires CEDBR to make predictive forecasts, estimates and/or projections (hereinafter collectively referred to as “FORWARD-LOOKING STATEMENTS”). These FORWARD-LOOKING STATEMENTS are based on information and data provided by others and involve risks, uncertainties and assumptions that are difficult to predict. The FORWARD-LOOKING STATEMENTS should not be considered as guarantees or assurances that a certain level of performance will be achieved or that certain events will occur. While CEDBR believes that all FORWARD-LOOKING STATEMENTS it provides are reasonable based on the information and data available at the time of writing, actual outcomes and results are dependent on a variety of factors and may differ materially from what is expressed or forecast. CEDBR does not assume any responsibility for any and all decisions made or actions taken based upon the FORWARD-LOOKING STATEMENTS provided by CEDBR.

1.66

0.00

1.00

2.00

3.00

4.00

5.00

6.00

7.00

8.00

9.00

10.00

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19

Date of Analysis: 8/8/2019

Version of Analysis: V3

Project or Company Name: Hays Travel PlazaCenter for Economic Development and Business ResearchWichita State University

1845 Fairmount St.Wichita, Kansas 67260-0121

(316) 978-3225 City Fiscal Impacts. - Hays

Benefit-Cost Ratio Present Value of Net Benefits

$485,825

$547,797

$638,338

$755,444

$870,163

$981,706$1,089,47

7$1,193,604$1,294,209$1,391,413$1,485,329$1,576,069$1,663,741$1,748,448$1,830,291$1,909,366$1,985,767$2,059,584$2,130,905$2,199,815

Yr. 1

Yrs. 1-2

Yrs. 1-3

Yrs. 1-4

Yrs. 1-5

Yrs. 1-6

Yrs. 1-7

Yrs. 1-8

Yrs. 1-9

Yrs. 1-10

Yrs. 1-11

Yrs. 1-12

Yrs. 1-13

Yrs. 1-14

Yrs. 1-15

Yrs. 1-16

Yrs. 1-17

Yrs. 1-18

Yrs. 1-19

Yrs. 1-20

Present Value of Net Benefits

1.06

0.00

0.20

0.40

0.60

0.80

1.00

1.20

1.40

1.60

1.80

2.00

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19





(316) 978-3225 County Fiscal Impacts. - Ellis


$71,163

$77,147

$87,113

$100,787

$116,740

$133,379

$149,456

$164,989

$179,996

$194,496

$208,506

$222,042

$235,121

$247,757

$259,965

$271,761

$283,158

$294,170

$304,809

$315,088

Yr. 1

Yrs. 1-2

Yrs. 1-3

Yrs. 1-4

Yrs. 1-5

Yrs. 1-6

Yrs. 1-7

Yrs. 1-8

Yrs. 1-9

Yrs. 1-10

Yrs. 1-11

Yrs. 1-12

Yrs. 1-13

Yrs. 1-14

Yrs. 1-15

Yrs. 1-16

Yrs. 1-17

Yrs. 1-18

Yrs. 1-19

Yrs. 1-20


11.65

0.00

20.00

40.00

60.00

80.00

100.00

120.00

140.00

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19





(316) 978-3225 State Fiscal Impacts


$3,574,149

$3,709,087

$3,979,463

$4,280,408

$4,572,878

$4,856,218

$5,129,977

$5,394,478

$5,650,034

$5,896,949

$6,135,514

$6,366,011

$6,588,714

$6,803,886

$7,011,781

$7,212,646

$7,406,719

$7,594,229

$7,775,398

$7,950,440

Yr. 1

Yrs. 1-2

Yrs. 1-3

Yrs. 1-4

Yrs. 1-5

Yrs. 1-6

Yrs. 1-7

Yrs. 1-8

Yrs. 1-9

Yrs. 1-10

Yrs. 1-11

Yrs. 1-12

Yrs. 1-13

Yrs. 1-14

Yrs. 1-15

Yrs. 1-16

Yrs. 1-17

Yrs. 1-18

Yrs. 1-19

Yrs. 1-20


1.22

0.00

0.20

0.40

0.60

0.80

1.00

1.20

1.40

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19





(316) 978-3225 School District Fiscal Impacts. - 489 Hays


$19,860

$59,662

$134,918

$207,629

$277,881

$345,021

$409,280

$471,366

$531,352

$589,310

$645,308

$699,412

$751,687

$802,194

$850,992

$898,141

$943,695

$987,709$1,030,23

5$1,071,322

Yr. 1

Yrs. 1-2

Yrs. 1-3

Yrs. 1-4

Yrs. 1-5

Yrs. 1-6

Yrs. 1-7

Yrs. 1-8

Yrs. 1-9

Yrs. 1-10

Yrs. 1-11

Yrs. 1-12

Yrs. 1-13

Yrs. 1-14

Yrs. 1-15

Yrs. 1-16

Yrs. 1-17

Yrs. 1-18

Yrs. 1-19

Yrs. 1-20


of 24

Company name or project name Hays Travel Plaza

Contact name

Contact telephone number

Contact e-mail address

Company NAICS Code - Please select a NAICS code from the list provided. Model parameters are set based on the NAICS selected. 4A0000 Other retail

Substitution Override

Year of application

Street Address

City Hays

County Ellis

School District 489 Hays

Expansion #1

Year of expansion

Market value of firm's initial NEW OR ADDITIONAL investment in: Land

Building and improvements $40,800,000

Furniture, fixtures and equipment (including machinery) $1,000,000

Initial construction or expansion:

Cost of construction at the firm's new or expanded facility $40,800,000

Amount of taxable construction materials purchased in: City $10,000,000

County (should include city amount) $12,000,000

State (should include city and county amounts) $15,000,000

Amount of taxable furniture, fixtures and equipment purchased in: City $200,000

County (should include city amount) $200,000

State (should include city and county amounts) $1,000,000

Total construction salaries $20,400,000

Expansion #2 (if applicable)

Year of expansion


Building and improvements

Furniture, fixtures and equipment (including machinery)


Cost of construction at the firm's new or expanded facility

Amount of taxable construction materials purchased in: City

County (should include city amount)

State (should include city and county amounts)

Amount of taxable furniture, fixtures and equipment purchased in: City



Total construction salaries

CEDBR-FISCAL IMPACT MODEL FIRM DATA SHEET

COMPANY INFORMATION

SITE LOCATION - If incentives are being requested for more than one physical location, and these locations are in different taxing jurisdictions, then a separate firm data sheet must be filled out for each location. If the property is located in a special taxing district or industrial zone, please contact CEDBR.

REAL PROPERTY CONSTRUCTION AND IMPROVEMENTS - If construction is expected to significantly exceed 12-months allocate expenditures to multiple expansions.

of 24


Year of expansion














Year of expansion














Year of expansion













of 24


Year of expansion













First Year of Full Operations As a Result of This Project 2020

New or additional sales of the firm related to this projectYear 1 $20,000,000

Year 2 $25,300,000

Year 3 $32,000,000

Year 4 $38,700,000

Year 5 $38,700,000

Year 6 $38,700,000

Year 7 $38,700,000

Year 8 $38,700,000

Year 9 $38,700,000

Year 10 $38,700,000

Year 11 $38,700,000

Year 12 $38,700,000

Year 13 $38,700,000

Year 14 $38,700,000

Year 15 $38,700,000

Year 16 $38,700,000

Year 17 $38,700,000

Year 18 $38,700,000

Year 19 $38,700,000

Year 20 $38,700,000

Percent of these sales subject to sales taxes in the: City 100.0%

County 100.0%

State 100.0%

Annual net taxable income, as a percent of sales, on which state corporate income taxes

will be computed: 100.0%

OPERATIONS

of 24

New or additional purchases of the firm related to this projectYear 1 $10,000,000

Year 2 $18,000,000

Year 3 $8,300,000

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Percent of these purchases subject to sales/compensating use taxes in the: City 100.0%

County 100.0%

State 100.0%

Number of NEW employees to be hired each year as a result of this projectYear 1 181

Year 2 82

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

EMPLOYMENT

of 24

Number of these employees moving to county each year FROM OUT-OF-STATEYear 1 8

Year 2 7

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Number of these employees moving to county each year FROM OTHER KANSAS COUNTIESYear 1 35

Year 2 30

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

of 24

Weighted average annual salary of all NEW employees, including all employees hired to date, related to this projectYear 1 $24,960

Year 2 $25,304

Year 3 $25,810

Year 4 $26,326

Year 5 $26,852

Year 6 $27,389

Year 7 $27,937

Year 8 $28,496

Year 9 $29,066

Year 10 $29,647

Year 11 $30,240

Year 12 $30,845

Year 13 $31,462

Year 14 $32,091

Year 15 $32,733

Year 16 $33,388

Year 17 $34,055

Year 18 $34,736

Year 19 $35,431

Year 20 $36,140

Number of ADDITIONAL out-of-county visitors expected at the firm as a result of this projectYear 1 5,000

Year 2 10,000

Year 3 15,000

Year 4 20,000

Year 5 20,000

Year 6 20,000

Year 7 20,000

Year 8 20,000

Year 9 20,000

Year 10 20,000

Year 11 20,000

Year 12 20,000

Year 13 20,000

Year 14 20,000

Year 15 20,000

Year 16 20,000

Year 17 20,000

Year 18 20,000

Year 19 20,000

Year 20 20,000

Number of days that each visitor will stay in the area 1

Number of nights that a typical visitor will stay in a local hotel or motel 1

Percentage of visitors traveling on business 50%

Percentage of visitors traveling for leisure 50%

Percentage of visitor's expenditures spent in the same city as firm's location 100%

Percentage of visitor's expenditures spent in the same county as firm's location 100%

Percentage of visitor's expenditures spent in Kansas 100%

VISITORS - Include customers, vendors and company employees from other locations in the count of visitors

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Firm payments to the City

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Firm payments to the County

Year 1

Year 2

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Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

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Year 14

Year 15

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Year 20

PAYMENT BY THE COMPANY TO TAXING JURISTICTIONS - Such as payments in lieu of taxes

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Firm payments to the State of Kansas

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

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Year 20

Firm payments to the School District

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

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Year 20

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Contact name

Contact telephone number

Contact e-mail address

Sales tax exemption EXPANSION #1 (please enter yes or no) No

Percent of construction material costs funded by IRB for EXPANSION #1 0.0%

















Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

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Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

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Year 20

Value of sales tax exemption for OPERATIONS -- CITY

CEDBR-FISCAL IMPACT MODEL INCENTIVE INFORMATION

CONTACT INFORMATION FOR CEDBR REGARDING INCENTIVE AMOUNTS

SALES TAX EXEMPTION ON CONSTRUCTION MATERIALS

SALES TAX EXEMPTION FOR OPERATIONS

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Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

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Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Value of sales tax exemption for OPERATIONS -- STATE

Value of sales tax exemption for OPERATIONS -- COUNTY

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Number of Years 0

Percentage 0.0%

Number of Years 0

Percentage 0.0%

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Property tax abatement - Real property land and buildings

Property tax abatement - Machinery and equipment

PROPERTY TAX ABATEMENT

Forgivable loans (cash value) -- COUNTY

Forgivable loans (cash value) -- CITY

FORGIVABLE LOANS - Cash value

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Year 1

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Year 13

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Year 17

Year 18

Year 19

Year 20

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Year 11

Year 12

Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

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Year 20

Forgivable loans (cash value) -- STATE

Training dollars KIT/KER/IMPACT (cash value)

Infrastructure improvements (cash value) -- CITY

STATE TRAINING DOLLARS

INFRASTRUCTURE IMPROVEMENTS

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Year 1

Year 2

Year 3

Year 4

Year 5

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Year 7

Year 8

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Year 13

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Year 16

Year 17

Year 18

Year 19

Year 20

Year 1

Year 2

Year 3

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Year 7

Year 8

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Year 17

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Year 20

Year 1

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Year 20

Infrastructure improvements (cash value) -- STATE

Infrastructure improvements (cash value) -- COUNTY

OTHER INCENTIVES - Cash valueCash value of all other incentives -- CITY

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Year 1

Year 2

Year 3

Year 4

Year 5

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Year 13

Year 14

Year 15

Year 16

Year 17

Year 18

Year 19

Year 20

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

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Year 13

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Year 20

Cash value of all other incentives -- STATE

Cash value of all other incentives -- COUNTY

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Base assessment value $10,400

Percentage of incremental value rebated to the developer 100.0%

Number of years in the incremental value rebate period (maximum 20) 20

City

County

School District

Year 1 $2,550,000

Year 2 $5,100,000

Year 3 $10,200,000

Year 4 $10,200,000

Year 5 $10,200,000

Year 6 $10,200,000

Year 7 $10,200,000

Year 8 $10,200,000

Year 9 $10,200,000

Year 10 $10,200,000

Year 11 $10,200,000

Year 12 $10,200,000

Year 13 $10,200,000

Year 14 $10,200,000

Year 15 $10,200,000

Year 16 $10,200,000

Year 17 $10,200,000

Year 18 $10,200,000

Year 19 $10,200,000

Year 20 $10,200,000

Portion of city sales tax rebated to the developer

Portion of sales tax subject to TIF financing

City

County

State

Number of years in the financing period (maximum 20)Taxable retail sales subject to tax increment financing

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

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Year 17

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Year 19

Year 20

TAX INCREMENT FINANCING - If this is pay-as-you-go financing, include the allowable infrastructure improvements paid for by the developer with the construction information on the firm data sheet. Infrastructure improvements paid for by the taxing jurisdictions should be included in the infrastructure improvements section above.

Real Property Tax Increment Financing

Projected assessment value (If projected assessments are not provided, analysis is based on capital investment.)

Will any additional mill levy rates be excluded from the financing (In addition to the state 1.5 mill levy and 20.0 mill for general education that are ineligible.)

Sales Tax Increment Financing

hays area planning commission meeting agenda city

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