Exhibit A.pdf

National Park Service U.S. Department of the Interior

Technical Preservation Services

Federal Tax Incentives for Rehabilitating Historic Buildings Annual Report for Fiscal Year 2020

This report cost $13,760 to prepare.

TWA Flight Center, John F. Kennedy International Airport, Queens, New York The pendant and clock mark the meeting point of the four curved concrete shells that form the roof.

Photo: TWA Hotel/Morse Development

The Federal Historic Preservation Tax Incentives Program, administered by the National Park Service in partnership with the State Historic Preservation Offices, is the nation’s most effective program to promote historic preservation and community revitalization through historic rehabilitation. With over 46,000 completed projects since its enactment in 1976, the program has leveraged over $109.18 billion in private investment in the rehabilitation of historic properties—spurring the rehabilitation of historic structures of every period, size, style, and type in all 50 states, the District of Columbia, Puerto Rico, and the U.S. Virgin Islands.

Commonly known as the Historic Tax Credit, the program provides a 20% Federal tax credit to property owners who undertake a substantial rehabilitation of a historic building in a business or income-producing use, while maintaining its historic character. In a three-part application process, the National Park Service certifies that a building is historic, and therefore eligible for the program, and that its rehabilitation meets preservation standards.

The Historic Tax Credit is the largest Federal program specifically supporting historic preservation.

It generates much needed jobs and economic activity, enhances property values in older communities, creates affordable housing, and augments revenue for Federal, state, and local governments, leveraging many times its cost in private expenditures on historic preservation. This widely-recognized program has been instrumental in preserving the historic buildings and places that give our cities, towns, Main Streets, and rural areas their special character and has attracted new private investment to communities small and large throughout the nation.

Technical Preservation Services, National Park Service March 2021

Federal Tax Incentives for Rehabilitating Historic Buildings

A Successful Federal/State Partnership Since 1976

Source: Technical Preservation Services, National Park Service

178,305 Low- and Moderate-Income Housing Units

323,070 New Housing Units

297,558 Rehabilitated Housing Units

46,372 Historic Rehabilitation Projects Certified

$109.18 billion Estimated Rehabilitation Investment

FY 1977 – FY 2020 Program Accomplishments

19% Under $250,000

27% $25,000 to $999,999

28% $1,000,000 to $4,999,999

20% $5,000,000 to $24,999,999

6% Over $25 million

FY 2020 Size of Projects

Over $6.54 billion in private investment in historic preservation and community revitalization.

Projects both big and small—almost half (46%) of all completed projects (Part 3) were under $1 million QRE and 19% were under

$250,000 QRE.

New National Register nominations—about 17% of projects involved properties not yet listed in the National Register of Historic Places.

Thirty-nine states have state historic tax credits that can be used in tandem with the Federal historic tax credit.

Estimated rehabilitation costs .......................$6.54 billion Median project QRE ...............................$1.22 million Average project QRE ..............................$6.61 million

Rehabilitated housing units .......................................5,730

New housing units ....................................................10,894

Low and moderate income housing units .................5,889

QRE=Qualified rehabilitation expenditures

Certifications of completed work (Part 3)989

Estimated rehabilitation costs ........................$7.72 billion Median project QRE ......................................$975,000 Average project QRE ..............................$6.02 million

Preliminary certifications of rehabilitation (Part 2)1,282

Certifications of significance for rehabilitation (Part 1)1,376

Fiscal Year 2020 at a Glance

Forty-Four & Sixty-Six Service Station, Boise, Idaho Photo: Idaho State Historical Society

First Avenue Hotel, Denver, Colorado Photo: Heritage Consulting Group

Ponemah Mill, Taftville, Connecticut Photo: Epsilon Associates Inc. / Onekey LLC

Dr. Ferguson’s Office, Glens Falls, New York Photo: Darren Tracy

McDonogh School No. 30, New Orleans, Louisiana Photo: L+M Development Partners

Sinclair Building, Fort Worth, Texas Photo: Brandon Barré Photography

Wrigley Field, Chicago, Illinois Photo: Chicago Cubs

St. Michael’s Church, Baltimore, Maryland Photo: Matt Rybczynski

Georgiana Plantation, Cary, Mississippi Photo: Katherine Anderson, Mississippi Department of Archives & History

Washington School, Independence, Kansas Photo: TPS/NPS file

Postal Employees Credit Union, Portland, Oregon Photo: Sally Painter

Building 9, former Sand Point Naval Air Station, Seattle, Washington Photo: William Wright Photography

Wittenberg University Field House, Springfield, Ohio Photo: Heather Rudge, Historic Preservation Group, LLC

Governor’s Mansion Inn and Café, Madison, Wisconsin Photo: David Waugh

Red John Cabin, Talkeetna, Alaska Photo: Travis Rannals

Nurses Quarters, Charleston Naval Hospital, Charleston, South Carolina Photo: BVL Historic Preservation Research

Interior, after rehabilitation Photo: Kevin Foley

After rehabilitation Photo: Kevin Foley

Looking to expand its operations, toothbrush manufacturer Radius purchased the building in the 2010s. The biggest obstacle to reusing the building was getting building code approval under the local 100-year flood plain ordinance.

The project team worked with the Pennsylvania State Historic Preservation Office to come up with a solution that met both the flood plain requirements and the Secretary of the Interior’s Standards for Rehabilitation. They limited the use of the first floor to storage, designed the space to resist water damage, used waterproof materials, and raised mechanical and electrical components above the flood line.

Assisted by the Federal and State historic tax credits, the mill now houses the company’s corporate offices and an increased manufacturing capacity that has added new jobs in the community. It is the first historic tax credit project in Kutztown in over 30 years and may inspire others looking to rehabilitate the town’s historic buildings.

Kutztown Silk Mill KUTZTOWN, PENNSYLVANIA

CASE STUDY

“[If] at any time I forget my strength, I have a place I can walk to, a building that I can stand in front of, to remind myself visually that there is a lot worth fighting for.”

— Tiffany Johnson, Artistic Director, Pyramid Theatre Company, from

“Everyone is Served,” a virtual event celebrating the building’s rehabilitation and its significance in civil rights history

The Flynn-Griffin Building is significant for its association with Edna M. Griffin, whose lunch counter sit-in and sidewalk picketing of a Katz Drug Store in the building during the summer of 1948 led to an Iowa Supreme Court decision that broadly tested the strength of the 1884 Iowa Civil Rights Act and, more specifically, forced the desegregation of the Katz Drug Store chain.

The six-story office building was constructed in 1885, with a major renovation and the addition of four stories in 1906. The building was rehabilitated using the Federal and State historic tax credits, with the ground floor converted into commercial tenant spaces and the upper floors into apartments and other uses. Replacement of non-historic windows with more historically-compatible windows and the return of full height storefronts were significant in returning the building to its historic appearance. Rehabilitation work was completed in the spring of 2020.

Katz Drugs, c. 1940 Photo: Neumann Brothers

After rehabilitation Photo: Neumann Brothers

Before rehabilitation Photo: Alexa McDowell

Flynn-Griffin Building DES MOINES, IOWA

CASE STUDY

Source: Technical Preservation Services, National Park Service

State

Applications Received

Applications Approved

Estimated QRE at Part 2

Estimated QRE at Project Completion (Part 3)

Cumulative Totals

FY 2016–FY 2020

Part 1 Part 2 Part 3 Part 1 Part 2 Part 3 Part 3 QRE Alabama 36 36 14 36 31 10 $149,317,290 $19,335,071 47 $221,553,592

Alaska 0 0 1 0 0 1 0 48,000 2 138,000

Arizona 3 3 1 3 4 2 3,460,000 12,681,385 18 111,885,995

Arkansas 18 20 22 19 18 22 18,561,100 88,387,024 109 254,760,766

California 10 18 5 10 14 4 640,311,097 38,946,787 29 534,596,959

Colorado 9 0 8 6 2 7 37,212,600 40,500,000 22 91,461,130

Connecticut 21 31 10 19 32 4 139,209,734 88,283,884 45 456,340,195

Delaware 5 7 7 5 4 4 10,718,136 11,946,951 14 58,533,263

District of Columbia 8 2 1 8 2 2 41,125,993 65,898,274 17 500,312,599

Florida 13 12 6 15 7 3 77,874,093 2,878,880 35 73,602,107

Georgia 47 55 42 27 26 35 102,398,298 115,383,871 171 462,470,179

Hawaii 0 0 0 0 0 0 0 0 3 6,679,870

Idaho 2 2 3 2 1 2 160,000 10,281,786 6 22,683,547

Illinois 21 21 18 24 20 20 352,436,752 1,084,226,605 88 2,025,622,883

Indiana 16 10 12 17 13 20 263,722,472 61,743,955 68 266,858,198

Iowa 18 26 32 14 19 32 98,326,126 117,971,885 143 754,875,851

Kansas 31 25 17 25 25 18 171,402,267 56,710,045 84 270,815,421

Kentucky 40 37 23 26 21 20 80,422,000 54,292,000 150 374,864,286

Louisiana 141 130 93 127 111 84 264,372,032 164,273,726 482 1,398,738,129

Maine 18 8 11 14 7 12 19,512,709 22,032,878 43 184,209,927

Maryland 44 25 29 42 22 36 65,934,334 201,499,631 189 658,468,390

Massachusetts 77 73 36 94 116 32 508,713,145 266,352,545 205 1,522,816,505

Michigan 37 27 18 28 25 15 222,024,204 148,340,298 114 983,012,651

Minnesota 12 16 9 14 14 8 167,830,781 52,825,135 64 816,231,026

Mississippi 21 17 11 20 17 10 18,823,903 38,884,207 61 105,335,798

Missouri 102 123 98 103 122 92 603,265,455 515,920,161 447 2,071,651,504

Montana 4 1 2 3 1 2 7,500,000 9,600,000 8 22,954,319

Nebraska 4 5 2 3 4 2 28,287,378 6,490,000 36 150,268,191

Nevada 0 0 0 0 0 0 0 0 1 1,148,850

New Hampshire 4 4 4 4 2 2 23,500,000 17,300,000 10 81,161,950

New Jersey 11 2 4 3 4 5 54,227,912 54,876,857 25 595,277,159

New Mexico 0 2 0 0 3 0 11,928,570 0 1 5,250,000

New York 122 120 92 136 121 77 1,333,160,981 905,146,058 399 4,037,721,677

North Carolina 63 54 46 58 53 45 173,489,480 178,054,215 215 1,137,022,454

North Dakota 1 1 1 1 1 1 18,685,121 7,319,688 3 18,510,170

Ohio 94 90 47 90 88 47 332,880,670 392,874,563 420 2,392,450,598

Oklahoma 16 13 14 16 10 13 17,728,692 69,177,233 68 351,139,707

Oregon 6 6 7 5 4 5 41,315,173 21,824,525 35 214,838,580

Pennsylvania 55 68 73 63 76 72 386,496,672 288,954,958 245 1,796,975,753

Puerto Rico 2 1 0 2 0 0 0 0 0 0

Rhode Island 7 7 9 8 7 10 56,400,000 140,819,213 51 522,336,518

South Carolina 57 32 8 60 29 8 163,883,185 23,741,486 72 401,176,769

South Dakota 0 0 1 0 0 1 0 9,934,513 7 16,962,106

Tennessee 6 26 23 6 23 20 22,590,500 15,825,962 49 416,708,987

Texas 44 38 26 40 24 26 237,820,372 404,697,645 101 1,535,361,928

Utah 8 12 8 8 10 7 17,908,008 27,839,781 24 47,643,805

Vermont 11 13 4 10 14 4 12,250,734 7,798,503 51 52,746,389

Virgin Islands 0 0 0 0 0 0 0 0 0 0

Virginia 103 84 108 98 79 108 449,948,866 264,168,354 456 1,502,872,177

Washington 7 10 11 7 10 12 27,566,207 189,391,250 42 475,828,435

West Virginia 22 14 6 22 14 5 56,959,331 2,089,645 25 63,170,566

Wisconsin 33 30 26 34 32 22 188,651,779 220,029,011 115 812,154,340

Wyoming 1 1 0 1 0 0 0 0 3 2,846,520

Total 1,431 1,358 1,049 1,376 1,282 989 $7,720,314,152 $6,537,598,445 5,118 $30,883,046,719 fy 2020 state-by-state project activity Estimated Qualified Rehabilitation Expenditures (QRE) and Five-Year Cumulative Totals

The Federal Historic Preservation Tax Incentives Program is administered by the National Park Service in partnership with the State Historic Preservation Offices.

The State Historic Preservation Offices (SHPOs) are the first point of contact for property owners wishing to use the historic rehabilitation tax credit. The SHPOs can help determine whether a historic building is eligible for Federal or State tax credits, provide guidance before beginning a project, and advise on the application requirements and what constitutes appropriate preservation work.

For the phone number or website of your SHPO, contact the National Conference of State Historic Preservation Officers at (202) 624-5465 or visit their website at www.ncshpo.org.

The Technical Preservation Services (TPS) office administers the tax incentives program on behalf of the National Park Service. Information about the program and application requirements as well technical guidance and publications on preserving and rehabilitating historic buildings is available from TPS at (202) 513-7270 or www.nps.gov/tps.

TWA Flight Center, John F. Kennedy

International Airport QUEENS, NEW YORK

Completed in 1962, the TWA Flight Center was the epitome of contemporary, stylish air travel. When given the opportunity to design their own terminal at JFK International Airport, TWA (Trans World

Airlines) chose to showcase their forward-thinking ideas and hired architect Eero Saarinen to design what would become one of the most celebrated Mid-Century Modern buildings in the country. The curving, boundary-pushing concrete structure with sleek finishes represents

Saarinen’s legacy of breaking from the popular International Style of the time and creating something fluid and expressive.

The Flight Center welcomed travelers for four decades, but by

2001 the terminal had outgrown its usefulness and its future was uncertain. The rehabilitation by MCR/Morse Development brought the fantasy and romance of air travel back to life in the form of the TWA Hotel.

The TWA Flight Center was rehabilitated to house the check-in area for the hotel. The preservation efforts focused heavily on the interiors and the retention of important spaces and iconic finishes. The penny tile floor was thoroughly cleaned and repaired, the TWA red carpet and furniture coverings were preserved and replaced in-kind, and the historic split-flap flight board was restored by the original manufacturers. The two Flight

Tubes – windowless, elevated pedestrian tubes that once connected to other parts of the airport – were reopened to provide access to the hotel rooms and other airport terminals. The original bars and restaurants were returned to their historic uses and now welcome a new generation of travelers. Two new low-rise buildings for hotel rooms were built behind the Flight Center’s wings.

With the help of the Federal and State historic tax credits, this irreplaceable building been rehabilitated and turned into a time machine for modern day travelers.

Courtesy: MacRostie Historic Advisors LLC

Top: Originally a passenger waiting area, the Sunken Lounge is now a restaurant, Photo: Markus Mainka, stock.adobe.com. Middle: Solari departures board, Photo:

w_lemay, Wikimedia Commons. Bottom: TWA Hotel/Morse Development.

Cover: TWA Hotel interior, Photo: w_lemay, Wikimedia Commons.