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in addition to the expected 200 sites within the existing historic section. Construction costs would likely fall in the range of$525,000, but the potential revenue is quite significant at almost $6 million. Councilmember Cook-Kallio asked if the casket plots would be stacked. Ms. Pattillo confirmed, and added that they would be stacked two high. She described the proposed new development area known as South Hill Dry Creek. Construction of this steeply sloped portion of the site will require a series of retaining walls which can be used to house additional cremains niches, increasing both revenue and visual interest. The plan proposes a series of small plots like those previously described as well as a second committal area allowing for two services to occur simultaneously in different parts of the cemetery. The burial garden would also include a number of new tree plantings, accessibility improvements and a new looped road. It is estimated that the area can accommodate a total of 3,677 new plots with a construction cost of roughly $1.8 million and potential revenue of$14.5 million. She noted that the revenue assumptions within the business plan framework are based on a simple pricing structure (high, low and medium), with the bulk of the plots being in the mid range and burial costs comparable to those at Mountain View Cemetery in Oakland as well as several online sources. The city may ultimately elect to offer a broader set of pricing options but, using these assumptions, revenue generation at build out is estimated to be $29 million for cremains plots and $36 million for casket plots. The framework assumes an endowment of $300 for each cremain and $620 for each burial site would be set aside for ongoing operations, generating an endowment of $2.5 million at buildout. The estimated annual ongoing return, which would vary some based on the investment mechanism, would be in the range of$125,000 to $200,000. Maintenance costs for expanded cemetery are projected to increase from the current $30,000 per year to something in the range of $50,000 to $75,000 per year, which does demonstrate that the site can be self-sustaining. Ms. Yurchak briefly reviewed the construction cost estimates detailed in Exhibit D to the Master Plan. She explained that staff is recommending allocation a portion of the funds identified for administrative and professional services tasks this evening to start the process of more thoroughly evaluating the site and the feasibility of some of these expansion and improvement opportunities. Exhibit D breaks the development process into six sections, the first two of which are considered immediate and secondary site related needs. The oversight committee also held a rather lengthy discussion regarding moving this project forward and feel it is appropriate to consider appropriating those funds, which total approximately $500,000, during the Council's discussion of the 2015-2020 Capital Improvement Program (CIP). Sections 3 and 4 represent the bulk of the total $4.5 million project cost and address the expansion and infill plots. She presented the staff recommendation asking the Council to approve the Pleasanton Pioneer Cemetery Master Plan, authorize and allocate the transfer of $170,000 from the Cemetery Fund to initiate the administrative and professional services tasks detailed in the report, and direct staff to consider funding options for the immediate and secondary site related needs identified in the Plan as part of the 2015-2020 CIP that the Council will be reviewing as part of the upcoming budget process. Mayor Thorne said one of the questions repeatedly asked is at what point the improvements start adding to the water demand. Ms. Yurchak said the topic was thoroughly discussed and the committee very conservative about increasing the water demand, which ultimately led to the recommendations for soil improvements and drought tolerant materials. She noted there is also an expectation that recycled water would eventually be brought to the site. City Council Minutes Page 7 of 22 November 18,2014