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TABLE OF CONTENTS <br />I. INTRODUCTION <br />A. Description of the Proposed Kaiser Permanente Medical Center <br />B. Potential Retail Center — Northern 25 -acre Parcel <br />C. Sensitivity Analyses <br />II. SUMMARY OF FINDINGS AND CONCLUSIONS <br />A. Net Annual General Fund Impacts — Proposed Phase 1 Medical Center <br />B. Recurring General Fund Revenues — Proposed Phased 1 Medical Center <br />C. Recurring General Fund Service Expenses <br />D. Construction Impacts <br />E. Net Impacts Assuming Northern Parcel is Developed with Retail Center <br />F. Revenue Impacts of "Opportunity Cost" Sensitivity Scenarios <br />III. METHODOLOGY AND ASSUMPTIONS <br />A. Approach <br />B. Key assumptions and analysis <br />IV. RISKS TO THE CITY AND OPTIONS FOR MITIGATING RISKS <br />V. LIMITING CONDITIONS <br />EXHIBITS & TABLES <br />Figure 1: Site Plan of the Phase 1 Development <br />Exhibit A: Recurring Annual General Fund Impacts <br />Table 1: Annual General Fund Impacts <br />Exhibit B: Composition of Annual Revenues and Expenses <br />Supporting Tables <br />1 <br />1 <br />2 <br />2 <br />5 <br />5 <br />7 <br />9 <br />12 <br />12 <br />12 <br />14 <br />14 <br />15 <br />M <br />21 <br />4 <br />5 <br />6 <br />11 <br />