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J3F & R LLC dba RJ Thomas Funeral Home
3510 North 33rd Street, Omaha NE 68104
4940 Emmet Street Omaha, NE 68104
Bob Pelshaw
Project Manager
bob@pelshawgroup.com
+1 (402) 401-9523
Yes
Thomas Family - licensed funeral directors currently with Thomas Funeral Home. Architect & MEP Engineers – Prochaska & Associates Project Manager & Developer – Pelshaw Group Inc has 30 years’ experience as a commercial real estate developer Spencer Management LLC is a successful regional minority owned general contractor located in a QCT Lawrence Butler PE is a minority civil engineer located in a QCT
Thomas Family - 112 total years experience licensed funeral directors with Thomas Funeral Home. Architect & MEP Engineers – Prochaska & Associates Prochaska is a multi-disciplined architectural and engineering firm with over 4 decades of successful experience in Omaha building billions of dollars of institutional, commercial, industrial, medical and governmental buildings. Project Manger & Developer – Pelshaw Groups has30 years’ experience as a commercial real estate developer, partial list of projects: 2001 Acquired and did a historic renovation of the South Omaha City Hall received Historic Tax Credits 2001-05 Acquired and redeveloped the former Sutherlands Lumber into Sutherlands Plaza , received over $2.1mm in TIF 2001-05 Did site acquisitions for (14) new Walgreens stores in Nebraska & Iowa 2001-2009 Developed, owned, and sold (6) new construction Dollar General Stores (9800 SF each) using over $600k in TIF 2001-2009 Acquired property & redeveloped into (7) Dollar General Stores I owned and sold using $300k in TIF 2005 – 2009 Developed, owned, and sold (4) new construction Orscheln Farm & Home Stores (35k SF each) using $750k in TIF 2007 – 2010 Developed, owned, and sold (17) new construction Pamida Stores (35k SF each) using $1mm in TIF 2005 - 2012 Worked as fee-based developer for the $18mm HyVee anchored development Plattsmouth Plaza and received $2.3mm in TIF 2014 Obtained $380,000 in TIF for Dan Williams Tighton Distribution Center, Carter Lake IA 2014 – 2015 Obtained $460k in TIF for new apartments at 35th & Dodge for John Caniglia 2020 Helped secure TIF and CDBG funds for Ames Industrial Park LLC Spencer Management LLC is a successful regional general contractor with successful experience with hundreds of millions of dollars in regional construction and economic development projects. Lawrence Butler PE has successfully performed over a billion dollars of complex civil engineering projects ranging from new construction to neighborhood renewal.
RJ Thomas Funeral Home
12683996.0
11581629.0
Combination of capital project and service/program
Building upon the 70+years of the Thomas Funeral Home, the RJ THOMAS FUNERAL HOME PROJECT by J3FR&R LLC (Applicant) proposes to provide a new and sorely needed modern funeral home owned by members of the Thomas family that have worked at Thomas Funeral Home. The project location at 3510 North 33rd Street was the site of a former industrial facility but is now mostly vacant and unused. The Site is adjacent to the Malcom X Memorial and a substantial number of homes built by Habitat for Humanity. The Applicant owns the site without debt, and has performed soil and environmental studies, topographical survey, and preliminary designs. With a successful Grant award, we will be able to complete the construction plans and start construction in September 2023 and be fully operational by May 2024. The Project transforms vacant ground into a viable new black-owned business increases services in the community, works with numerous non-profit groups and community agencies, and creates 60 temporary jobs, 33 permanent jobs, and trains at least 7 new funeral directors and 4 new embalmers in the first five years. Funeral directors and embalmers are high-paying careers in high demand. There is a lack of minority funeral directors and embalmers, and this Project will be the only training program in the Metro for apprentice funeral directors and embalmers. Some of those graduates could go on to own their own funeral homes or embalming businesses serving funeral homes. The proposed project costs are $12,683,996, of which $1,259,367 would be covered through the applicant’s current invested funds of $428,337 and projected NOI of $831,030. The project is profitable and sustainable after Year 2 of the Program. The Project increases the tax base and is projected to generate over $150,000 in sales taxes over the first five years. To achieve the Grant’s objective of maximizing the economic impact of the project by using businesses in the QCTs we have retained Midwest Diversity Consulting. They will be responsible for reaching the goal of 60% of the project contracts being awarded to minority owned, disadvantaged owned, and other businesses located within QCTs.
please see timeline attachment
1.0
Fundamental Change (i.e., a proposal that will continue to elevate North or South Omaha's presence and perception within the region, significantly improving the lives of area residents through physical development) Long-Lasting Economic Growth (i.e., a proposal that will foster gainful employment opportunities and financial investment in the area, leading to the creation of generational wealth and widespread economic vitality in North and South Omaha) Transformational (i.e., a proposal that will help energize, recharge, or spur significant and favorable advancements in North or South Omaha's function or appearance)
Other Infrastructure (i.e., develop or improve broadband, business districts, roadways, sewer, etc.) Policy (i.e., develop or improve context-sensitive education, finance, health, training, zoning, etc.) Sustainable Community (i.e., create or enhance housing, services, education, civic uses, recreation, etc.)
The RJ Thomas Funeral Home creates a sorely needed locally-owned new and modern funeral home, adding service to the area, with significant economic impact and growth of ancillary businesses serving the clients of the funeral home. In addition, the Project will create the only training program for new funeral directors and embalmers in Omaha.
The Project represents a substantial investment in the community, and spurs investment by supporting other community-based businesses, increases services, creates a substantial number of high-paying new jobs, creates the only training program for funeral directors and embalmers in the Omaha area, uses a vacant lot, and creates a new black-owned business that is prosperous and sustainable.
The proposed project fully aligns with LB 1024's strategic priorities by transforming a vacant former industrial site into a cutting edge business service the community, further TRANSFORMING the surrounding QCTs with the high paying jobs the Project provides, and trains for. This represents not only a FUNDAMENTAL CHANGE in the 33rd & Evans neighborhood, but also in the employment and quality of life of households in the QCTs served by the Project and the vendors of the Project. With the jobs created and trained for, the beneficial increase in business for community vendors serving the operations of the Project, and the expected profitability and self-sustaining operations, this Project is poised for LONG- LASTING ECONOMIC SUCCESS AND GROWTH.
We expect to create at least 60 temporary jobs, 33 permanent jobs, and train at least 7 new funeral directors and 4 new embalmers. Our wages will be higher than average ranging from $20/hour, with most permanent full time positions paying more than $50,000/year. Please see the Attached PDF "Project Payroll RJ Thomas" for the anticipated permanent jobs created, with wages. attached pdf "Project Payroll RJ Thomas" for further detail.
33
60
High wage levels, starting from $20/hour, with many above $50,000/yr. Please see the attached pdf "Project Payroll RJ Thomas" for further detail.
We have retained Midwest Diversity Consulting to recruit and vet businesses and contractors to bid on the construction work. Once we open, we will work closely with neighborhood caterers, florists, cosmologists and barbers.
The North Omaha QCTs lack modern accessible funeral facilities. This new business will dramatically transform and improve the large vacant former industrial site it occupies, while providing a significant lasting impact with the new jobs this black-owned business will create, and the new funeral directors and embalmers this Project will train. Many of the apprentices will be from the neighborhood, may be covid-impacted, and will fill a great need for minority funeral directors and embalmers. Many of the businesses that this Project will support have been covid-impacted, and the economic impact from this Project will help grow their businesses, and potentially help them provide new jobs to other unemployed workers who may have been impacted by covid as well.
The proposed project makes significant transformative investment in the community, transforms an abandoned dilapidated vacant industrial site into a job-creating engine, provide modern much needed funeral and crematory services. There will even be a community room that can be rented for events, ro provided for free use by neighborhood and non-profit groups.
The architect will retain funeral facility designers to ensure cutting edge, top of the line equipment, furnishings, processes, and practices are incorporated into the Project.
Improved job training, and creation of high-wage jobs.
The staff, and the owner's CPA, can verify apprenticeship enrollment, new jobs created, and the wages associated with them. Measurement can be confirmed with 941 reports and tax returns.
Yes, by training new funeral directors and embalmers, many of whom can one day own their own business. It also makes signficant economic impact on the neighborhood florists, barbers, cosmotologist, caterers, printers, and other businesses the Project will help, many of whom can use their increased revenues to hire more covid-impacted workers or reinvest in the community by expanding their businesses and services.
Yes
All churches and religious organizations, especially those in the QCTs nearest the Proposed Project. We will also partner with Metropolitan Community College, Reconnect Success Inc., Goodwill Industries, the Urban League, the Abide Network, Black Men United, Omaha 100, and the Empowerment Network to help recruit employees, vendors, and apprentices for our training program.
Several churches, Compassion in Action Inc., and Reconnect Success Inc.
No
3510 North 33rd Street is a 4.9 +/- acre industrially zoned site that was a former industrial facility but is now mostly vacant and unused. It is east of the Malcom X Memorial site, and among numerous new Habit for Humanity-built homes. The vacant site currently is an attractive nuisance for trash, litter, and shenanigins, and detracts from a neighborhood trying to transform.
Within one or more QCTs
The Property is not a brownfield site, but is a former industrial site with remnants of the previous industrial buildings remaining onsite
Yes
Yes
Yes
Yes
No
Architectural estimate (attached)
Yes
No
The General Contractor is being retained on a cost-plus basis, so we can have maximum say in directing use of community businesses and subcontractors.
Based on the Architect's estimate of construction cost, and projected costs of furnishings, vehicles, equipment, payroll, and training, we trust the rationale for our request is well documented.
The Grant funds, if awarded, will be used to fund 90% of the project, including construction costs, vehicle and equipment costs, and operational and training costs.
Yes
The Project Team intends to complete the construction documents, bidding, and building and equipping the project. Afterwards, staff will use Quickbooks and GAAP principles to provide detailed monthly financial reports, file timely 941 reports and tax returns, which will be filed by the owner's CPA. Based on the conservative projections contained in the Project Proforma we expect the Project to be profitable and sustainable after the 2nd year of operations, the 3rd year of the Program.
A minimum of $9.75 mm is needed for this Project to continue.
no
The owner has considerable time, effort, and funds invested and pledged to bring this Project to fruition
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1.0
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Additional Location Documents (see application for list) Data table of uses (breakdown of how the requested funds will be used for your proposal) Documentation of site control (proof of ownership, option, purchase contract, or long-term lease agreement) Organizational Chart Plans and detailed descriptions, including pictures and a map of the site location/surrounding area Pro Forma Proposal Budget/Sources and Uses Request Rationale Documentation Schedule