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Exhibit A 2. Scope of Work The following describes the Scope of Services that EPS proposes to provide to assist the City of Pleasanton in evaluating the market and fiscal impacts of the Pleasanton Gateway Business Park (Project). It is understood that the Project is located at the southeast comer of Interstate 680 and Bemal Avenue in the City of Pleasanton and is planned to consist of 588,500 square feet of office space, 124,506 square feet of retail anchored by a Safeway grocery store, and aself-service gasoline station. We have divided the effort into three separate tasks-the Project initiation, market analysis, and fiscal impact analyses-with the specific analysis and approach undertaken in each described below. Task 1: Project Inltlatton As a first step, EPS will meet with City staff to identify key issues, establish roles, and identify and refine the scope and schedule, as necessary. EPS will also use this opportunity to tour the site and surrounding areas to understand the market geography. Following a project initiation meeting with the City of Pleasanton, EPS will assemble, organize, and review any relevant background material, including an up-to-date project description, prior reports, development pipeline, the City's budget, and adjacent land uses, as well as other relevant data or materials. Task 2: Market Analysts The proposed retail development components could cause individual stores to close and/or existing shopping centers to experience extended vacancy. EPS will evaluate the City's retail capture or leakage and the degree to which the Project is likely to affect the economic performance of various shopping districts or centers in the area. EPS will measure demand generated by proposed office space, by the broader market area, and will assess whether or not sufficient retail demand exists to absorb the proposed or vacated Spam and the quality of tenants that would lease such space. This information will provide insights regarding the competitive environment in which development of the in the Pleasanton Gateway Business Park will occur. Task 3: Fiscal Impact Analysts The fiscal impact analysis will quantify the effects of Pleasanton Gateway Business Park planned development on the City of Pleasanton's General Fund budget. These impacts will be evaluated for each component of the Project on annual bases from the time of opening through buildout. This task will be separated into the following subtasks. Subtask 3.1: Public Service Cost EPS will develop a description of the demand For key public services associated with Pleasanton Gateway Business Park and its facilities based on review of the City budget and discussion with City staff. Public service areas to be covered may include public safety (e.g., police and Fire); parks and recreation; traffic and road services; general govemmrnt, planning and development services; and public works. Budget elements with minimal impacts, minimal costs, or high levels of fee-based cost recovery will be itemized as such. Demands for services will be based on available data on the existing service demands where possible (eg., annual police or fire calls fur srrvicG trip generation, rte.). Where direct data is not available, estimates of demand for services will be based on "per-employee" ur "per-resident cyuivalents`. Eunrnrnit b Planrtiog $p:h•nr5, bet. 2