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Conformance with District Limitations per RSA 162-K:5

The size of the district is 1.63 acres. The City of Nashua has a total of 19,712 acres. Therefore the
district represents significantly less than the 5% maximum of the total City acreage per RSA 162-
K:5.1.

The total assessed value [as of April 1, 2020] of all taxable property within the TIF boundary is
55,007,000 or less than half a percent of the total of all taxable property within the City. Per RSA
162-K:5.Il the properties within the TIF represent significantly less than the 8% maximum
allowable of the total assessed value demonstrating conformance.

Proposed Improvements

The 2003 Downtown Master Plan highlights a broad range of concepts and recommendations that can
facilitate economic revitalization for specific properties and calls out certain areas where there could be
a transformative development catalytic for the area, which would reinvigorate the blighted area(s). The
plan contemplates specific improvements as well as articulating broad-based themes. It is the belief of
the that the best TIF plan is one which does not lock the City into a defined list of specific projects; re-
development goalsor the infrastructure needs of the City, because they can shift with changing
markets, or asa result of different land uses that might be proposed for a specific property. However,
the design framework outlined in the 2003 Downtown Master Plan is very applicable and will be used as
a guide. Ultimately, being flexible towards what potential TIF projects might work at a certain time will
provide for the best utilization of TIF funds, which are, at the end of the day, the incremental tax
revenues paid by the TIF District. Again, the 2003 Downtown Master Plan is a guiding document, please
see Appendix B.

The 2015 Downtown Circulation Study, please see Appendix C is another document that provides
additional guidance on how the circulation and flow of traffic could improve with broad based
improvements to the downtown area. Ultimately, the 2015 Downtown Circulation Study attempts to
better connect Main Street to the Broad Street Parkway with ancillary improvements suggested to
create a better downtown environment.

Finally, The Performing Arts Feasibility Study, please see Appendix D, which outlines the City’s overall
vison to have a 750 seat flexible venue in the heart of downtown to help revitalize the city.

There is a broad framework of projects that could provide for enhanced revitalization efforts; examples
include, but are not limited to, the following:

e = Infrastructure improvements [sidewalk/crosswalks/utility upgrades and relocation] that allow
for better utilization of property in the District; or stormwater drainage upgrades that will
provide for enhanced protection of the Nashua River;

e The construction of, or improvements to, public spaces that will create better links between
city residents and visitors to the downtown, which is important to our City's economic history
and cultural fabric;

e Construction of a Performing Arts Center;

e Open spaces introduced in strategic locations to support a mixed use environment and provide
good urban design benefits.

e The acquisition of buildings or properties which would be better utilized for a public purpose
[ex. parking or open/recreational spaces]; and,

¢ Transportation projects that improve access to the TIF District and/or provide for pedestrian
safety. Including looking at the one way reversal of traffic flow and the adding of parking spaces
on street.

EachTIF project which is presented to the Board of Aldermen will be linked with one of these general
project categories. Each project must also satisfy one of the "public use" definitions contained in RSA
162-K:2. Each project that is approved, following a public hearing, by the Board of Aldermen will
constitute a formally adopted modification to this overall TIF Plan, and it's Financing Plan.

Any project brought forward to the Board of Aldermen for approval will need to address how the
Downtown area of (West) Pearland School Streets Tax Increment Financing District is enhanced, utilized
or benefited through the implementation of the project. The Board of Aldermen understands the
importance of this land area, especially given the valuable resources being associated in a vibrant
downtown.

Examples of improvements that could be part of a TIF project include:

e Streetscaping on West Pearl Street; and
e Construction of a Performing Arts Center
e Sewer upgrades

e Utility Pole relocation(s)

e Parking (Management/Creation)

Economic Benefits of the Overall TIF Project

The framework of these improvement categories described herein are required in order to service the
existing population and accommodate and encourage future growth. It is the latter that is needed most
in the City. As pointed out earlier in this Plan, the economic viability of the downtown area has suffered
and is starting to resurge.

The decisions by the Board of Aldermen to undertake TIFimprovements coupled withthe positive
initiatives being brought forward by some owners and investors canand will be a significant catalyst for
an upswing in the downtown economy. The combination of TIF projects, private investments, and the
use of other state and federal loan, grant and taxincentive programs creates a cooperative framework
that can be very effective and transformative.

The complete economic revitalization of the downtown will be fulfilled with many small steps. Progress
is being made, and will continue to be made, through cooperation and communication. Adopting a TIF
programis one strategy that needs to be cultivated along with other downtown improvement
strategies. One singular approach will not solve all of the economic issues within the downtown.

The following is a list of potential future forecasted development or redevelopment within the district:

Project Location Use Estimated Tax Revenue
School Street Apartments School Street Housing $430,000.00

*The calculation uses a 2019 tax rate

Goals and needs of the business community and city residents must be openly discussed and aligned.

All aspects of a project must be clearly outlined and understood by all parties this way, the economic
benefits of this overall TIF Plan and the future project-specific modifications will be realized. The 2003
Downtown Master Plan shall be the principle guiding document due to its breadth in scope outlining the
desires and wishes of the community due its extensive outreach efforts to gather community input.

Public Facilities

There will be a variety of public facilities potentially constructed as discussed including a Performing Arts
Center and Streetscaping improvements along with the addition of additional parking.

Open Space Planning

As referenced in the 2003 Downtown Master Plan open space and the creation thereof along with the
associated recreational opportunities and aesthetic improvements of this nature are important factors
and should be taken into consideration for an overall downtown area. These improvements need to be
balanced with the potential development that is also encouraged in a downtown, because seeking
economic development opportunities is also a priority, especially to ensure there is sufficient revenue
available to finance improvements. In this limited TIF District Open Space Planning will not be highly
prioritized due to the small land area.

Environmental Controls

Given the historic nature of the developed areas of downtown Nashua and the industrial activities that
occurred in the mills, without question there are environmental issues and concerns that will need to be
dealt with during any project. The City of Nashua, as well as private parties, will be required to comply
with all appropriate environmental regulations. These regulations may include, but are not limited to,
any or all of the following:

° State and federal regulations regarding the protection of wetlands and floodplains

° Local/State standards for design of public sewer systems

° Local/State permits regarding soil disturbance/filling

° Local/State and federal regulations regarding air, water, and noise pollution

° Applicable building and life safety codes, zoning ordinance and site planning regulations
° Contamination by hazardous materials and the required clean-up protocols

Proposed Re-Use of Private Property

Since the Board of Aldermen will consider specific projects as plans are finalized in future years, it is
difficult to know for certain what the intersection of private property and public projects will look like.
The City has explored in the past the acquisition of certain properties for public uses, and it is expected
that this approach will remain anoption for future projects. As with all TIF projects, the costs and
benefits for a possible purchase or taking of private property will be weighed with great care. All public
uses and any private uses, whether through lease agreements, outright sales, or other appropriate
mechanism will be conducted in conformance with all applicable sections of the RSA 162-K.

Relocation and Displacement

The City of Nashua will work to minimize the impacts of relocation for any residents or businesses within
the District boundary. All relocation and dislocation activities will be in conformance with RSA 162-K,
Section 6 and 15. Prior to the final acquisition of any property that is part of a specific TIF project and
which would involve persons displaced by the project, a Relocation Plan will be prepared and submitted
to the Administrator for review and approval. A copy of this plan will also be submitted to the Advisory
Board for comment.

Operations and Maintenance of the District

The added cost for operation and maintenance [O & M] associated with the specific design of a TIF
project will be part of the proposal package presented to the Board of Aldermen. The City will make
every effort to minimize added O & M costs. If significant added O & Mcosts are identified, then, at the
discretion of the Administrator funding of O & M costs may be part of the TIF Financing plan.

One of the goals, which is of the utmost importance is that no additional O & M be placed on the city's
general budget.

Estimated Costs of the Development Program

Due to the fact that the Nashua is utilizing a project-specific approval process, it is not possible to
provide estimates at this time for a development program. Any TIF project presented to the Board must
include a complete cost estimate.

What is known is that the Nashua Performing Arts Center Feasibility Study is acting as a guiding
document. This project is well underway with a total project cost of $25.0 million. There are a few
identified sources of funds, but a gap of approximately $6.0 million, which TIF funds could be used.
Additionally, attached in Appendix E is a technical memo outlining the costs for the proposed parking to
be included into the School Street Apartment project.

It should be noted, that the above are two known projects that were the impetuous for the
development of this TIF. Over the coming yearsif a new project is proposed a full cost estimate will be
included and understood.

Funding Sources

The City of Nashua intends to use multiple funding sources to complete the proposed work associated
with any TIF project. Without question, a comprehensive revitalization program needs to utilize a broad
range of funding sources or support mechanisms.

Examples include:

¢ Community Development Block Grant programs (CDBG)

e USDA Rural Development Grants

e NHDESFinancial Assistance Water or Wastewater Grant programs
e New Market Tax Credits

e = Historic Tax Credits

e¢ Community Development Finance Authority programs

e N.H. Housing and Finance Authority programs

e NHDOT Enhancement Grants

e TCSP Grants from the Federal Highway Authority

e New Hampshire Business Finance Authority programs

A key component for the project funding is the use of the accumulated TIF Funds. All of the added-value
tax increments shall be set aside and placed into the dedicated TIF Account fund.

It is the overall goal of the Board of Aldermen to pay for projects [either entirely or partially] through the
use of the TIF Account Fund. All of the TIF Funds shall be directed towards the payment for specific TIF
projects or the retirement of the outstanding bonds and notes issued for the improvements and
activities approved through this Plan. The baseline values used to determine tax increments will be as of
April 1, 2020. Enclosed in Appendix F are the property cards for the subject properties included in the
TIF District.

For the purposes of determining the taxincrements, the market based appreciation in value of any
property shall be considered as new values to be captured for the dedicated TIF fund.

If there are available TIF Funds in excess of that which is necessary to fund the outstanding financial
obligations for approved projects ina given year then the excess amount shall: 1) be used to make
additional principal payments on bonds issued in conjunction with approved projects; 2) With the
consent of the Board of Aldermen, be applied to a newly approved project within the TIF District; and 3)
used for O&M as necessary.

Pursuant to RSA 162-K, the City of Nashua may issue bonds or other appropriate debt instruments to
pay for the proposed work and improvements approved under this Plan, and any future approved
modification.

As noted elsewhere in this Plan, the projects carried out under this Plan need to be fluid so the City can
react to changing needs and circumstancesin order to effectively move the goals and objectives
forward. The Board of Aldermen, through a public hearing and Plan modification process, must approve
all projects and the expenditures of all funds.

The TIF District and RSA 79-E

The Nashua Board of Aldermen voted in 2013 to adopt the provisions of RSA 79-E, the Community
Revitalization Tax Relief Incentive program. This program provides a tax incentive for the rehabilitation
of buildings in the City's core downtown area, which includes the area within the TIF District. Projects
granted tax relief under RSA 79-E pay property taxes, for a determined period of time based on the pre-
rehabilitation values.

Recognizing that there is a relationship between the implementation of a TIF Plan or project, and the
collection of taxes that might occur under a property subject to tax relief under 79- E, the NH Legislature
included the following language at Paragraph 79-E:4:

“VI. Municipalities shall have no obligation to grant an application for tax relief or properties
located within Tax Increment finance Districts when the governing body determines, inits sole
discretion, that the granting of tax relief will impede, reduce, or negatively affect:

MAYor

To: ‘Board of

From: Dohgaglté Lozeau

Date: January 8, 2016

Re: Project Status Update

Attached to this memo is a short update on several key projects that | thought would
be helpful to you. Itis by no means a comprehensive list but it is, | believe, a good
representation of key projects.

Thank you for all your service to the city currently and in the years to come.

| wish you all the best.

229 Main Street - PO Box 2019 - Nashua. NH 03061-2019
603.589.3260 - fax 603.594.3450 - NashuaMayor@NashuaNH.gov

Board of Aldermen

City of Nashua
229 Main Street
Nashua, NH 03061-2019

(603) 589-3030

TO:

FROM:

DATE:

SUBJ.:

MEMORANDUM

Board of Aldermen
Donna Graham, Legislative Affairs Manager 7
September 18, 2020

Communications Received from the Public

Attached please find communications received from the public as follows:

From:
Re:

From:
Re:

From:
Re:

From:
Re:

From:
Re:

Mark Johnson
Performing Arts Center

Ellen Valade
Performing Arts Center

Andy Cooper
Mask Ordinance

Laurie Ortolano
Right to Know Position in Legal Office

Laura Colquhoun
RTK Manager

Graham, Donna
(nr rere ee

From: Mark Johnson <mejcopy@gmail.com>
Sent: Wednesday, September 09, 2020 10:41 AM
To: Board of Aldermen

Subject: Performing Arts Center

CAUTION: This email came trom outside of the organization. Do not click links/open attachments if source is
unknown.

Dear Aldermen:
Thanks for all that each of you does for our wonderfill city.

In my opinion, this a bad year for the city to be committing to a multi-million project for arts and entertainment.
In typical years one would weight the pros and cons; in 2020, it needs to be necessity vs. merely 'nice to have.'
This project is expensive and unnecessary should be shelved indefinitely while the city recovers from the
current economic climate.

Mark Johnson
1 Clocktower Pl, Apt 418, Nashua, NH 03060

Graham, Donna

To: edvalade@aol.com
Subject: RE: Performing Arts Center

From: edvalade@aol.com [mailto:edvalade@aol.com]

Sent: Wednesday, September 09, 2020 11:43 AM

To: Caron, June; Clemons, Benjamin; Dowd, Richard; Lu, Elizabeth; Gathright, Linda; Jette, Ernest; Kelly, Shoshanna;
Klee, Patricia; Laws, Brandon; Lopez, Thomas; Graham, Donna; Cleaver, Skip; O'Brien, Michael (Alderman); Schmidt, Jan;
Tencza, David; Wilshire, Lori

Subject: Performing Arts Center

CAUTION: This email came from outside of the organization. Do not click links/open attachments if source is
unknown,

Hello,

| am a Ward 6 citizen but | am choosing to email you all. Please vote no to the Performing Arts Center. This is going to be
a huge waste of taxpayer money. Put that money into improving schools and roads and affordable housing. All the money
was supposed to be raised privately and now because no one wants to donate, you are taking the money from the city.
Every day | see parents complaining that the schools gave them defective equipment for their children for school. | know
many of them were returned broken but lets take the money the city would spend on this horrible project and get what the
schools need.

Also, affordable housing is a must. All the new apartments built lately are so expensive. How can a single parent or retired
person afford rent like that. You are forcing people to move into unsafe situations. What about building a big dog park with
some of that money. Or here's a crazy idea, give us homeowners a break during these difficult times. | sure could use a
break.

| know this email won't make a difference but I had to at least say my peace.
Thanks,

Ellen Valade
7 Wason Ave Nashua, NH 03060

Graham, Donna

Ta: Andy Cooper
Subject: RE: Nashua Mask Ordinance

From: Andy Cooper [mailto:andrew.john.cooper@gmail.com]
Sent: Sunday, September 13, 2020 1:36 PM

To: Board of Aldermen

Subject: Nashua Mask Ordinance

CAUTION: This email came from outside of the organization. Do not click links/open attachments if source is
unknown.

Dear Aldermen

In response to some of the comments that the board of aldermen had on Tuesday's meeting with respect to the
mask ordinance - and I specifically refer to Elizabeth Lu's comments on "who has time to validate all these
articles" - | want to note that (a) I do. I read them all. I validate them all. As city officials that are intent on
imposing draconian measures on the population it is absolutely incumbent upon all of you to do this kind of due
diligence. Anything less is, in fact, a dereliction of your duties as aldermen. I find it unconscionable that you
have that attitude.

Furthermore, I want to call into question Tom Lopez’ statements about suggesting to people that they supply
false names - and in particular they supply Ben Clemons’ name - to the police if reporting people who are not
comphant with your ordinance. This was, in my opinion, a not-so-veiled attempt at intimidation of Ben
Clemons’ stance against the mask ordinance. At best it was humor in extremely poor taste. As an alderman, I
would have expected more from Tom Lopez. After all, you are elected officials and should rise to the occasion,
not rush towards the basement.

Next, I want to point out two things with respect to Jim Donchess and covid-19. It has been shown in public
forums that employees of City Hall are not wearing masks behind their plexiglass shields. The state of NH has
deemed that plexiglass shields are "not a substitute for masks". Secondly, the Nashua mask ordinance as it
currently stands, requires that employees wear masks in a place of business. | find it extremely disturbing that
City Hall has clearly adopted a "do as we say, not as we do" attitude, which strongly suggests that they feel that
they are above the law. Related to this, as you all know, Jim Donchess and other City Hall employees have been
reported to have tested positive for SARS-CoV-2. Regardless of the veracity of the tests and the fact that PCR
tests are using an unusually high amplification factor of 40 (as opposed to a more usual factor of 30), the fact
that three people from City Hall have tested positive can really only yield two facts: (a) the mayor and other
employees were not wearing masks, in contravention of the mask ordinance that Jim Donchess and others have
been pushing, or (b) as is indicated by multiple scientific articles that have been peer reviewed, masks are in
fact ineffective with respect to transmission of SARS-Cov-2. The first illustrates a massive hypocrisy on the
part of the mayor and suggests that he is, in fact, unfit to hold public office. The second illustrates just how
misguided you are with respect to a mask ordinance.

Finally, | want you ail - since you have suggested that you are unable, unwiiling or incapable of applying
critical reasoning to the analysis of peer-reviewed scientific articles - to please watch the following video. It

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