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Proposal for Pleasanton Downtown Specific Plan Update Revised Scope and Budget—October 14, 2016 — Streetscape Improvements/Pollcres Outline Prepare a bullet list/outline of recommended capital improvements, indicate which could be provided as part of frontage improvements by private development and which would be public projects 4-B Financial Assessment (EPS) EPS will build on initial residual land value pro forma models developed as part of the Civic Center Master Plan effort to evaluate the potential financial performance of various development prototypes and mixed use land use programs at the Civic Center site EPS will consider the Project's likely financial performance based on typical standards for real estate development investments of this scale and nature The primary goal will be to estimate the "residual land value" of various retail and mixed-use alternatives in order to quantify economic viability of various downtown development concepts The EPS residual land value model will incorporate both "vertical" pro-forma analysis for specific real estate development prototypes (e g, retail, office or mixed- use projects of various typologies) The analysis of key assumptions will be based on in-house resources and readily available market data It will also incorporate any data or additional information provided by the City and other members of the Consultant Team The budget estimate provided herein reflects economies associated with recently completed Civic Center Library Master Plan analysis work and assumes this task will largely build on work recently completed for the Civic Center Library Master Plan 4-C Fiscal Analysis (EPS) Building on its fiscal impact analysis of the General Plan, EPS will update its fiscal impact model to compare General Fund revenues generated through property tax, sales tax, transfer tax, and other sources with the costs of providing urban services to the Downtown Specific Plan area under a range of development concepts The analysis will be based on a review of the City's most recent budget and interviews with City staff related to any unique attributes of the downtown Specific Plan area The cost and revenue estimates will be presented in a format that clearly indicates the net fiscal impacts of various retail and mixed use development concepts To the extent that the Specific Plan results in a net fiscal deficit,the consultant team will suggest modifications to the project description that will improve the results The budget estimate provided herein reflects the economies associated with previously completed General Plan and Housing Element fiscal impact analysis work and assumes this task will largely build on work recently completed for the Civic Center Library Master Plan 4-D Public Workshops on Options and Strategies(2) (D&B,CA,UFS) Up to two additional outreach meetings will be held, in a similar structure to Task 2-D, to give the public an opportunity to review and comment on options presented Participants will be able to learn about options for Streetscape, mobility, land use, and design and development standards, and share their preferences in a dynamic and engaging setting 5