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facilities. The Medical Center will be built in at least two phases, with Phase 1 consisting of the following uses: Hospital with 264 beds 436,000 square feet Hospital support building 275,000 square feet Central utility plant 31,000 square feet Outdoor service yard 20,000 square feet Total Building Area — Phase 1 762,000 square feet The hospital and support buildings will be up to six stories in height. Additionally the Medical Center will provide surface parking, with parking for Phase 1 to not exceed 2,100 spaces. The timing and nature of improvements beyond Phase 1 will be driven by the evolving needs of Kaiser's members. Additional improvements may include an expansion to the hospital, additional medical office buildings, administrative offices, parking structures and/or other specialty facilities. While the timing and programming for improvements after Phase 1 are uncertain, it is contemplated that upon full build -out the Medical Center may total approximately 1.1 million square feet. The entire 63 -acre site was previously occupied by the former Albertson's supermarkets distribution and maintenance center and various warehouse distribution and industrial uses. The subject 38 -acres have been cleared of all existing structures. B. Potential Retail Center — Northern 25 -acre Parcel The timing and precise development program for the northern 25 -acre parcel is uncertain. However, the EIR is being prepared for both parcels. The retail development is being reviewed at the program level while the Medical Center is being reviewed at the more project specific level. Based on the EIR program description, it is anticipated that the northern property will be developed with a 387,000 square foot retail project, consisting of a combination of large format stores, multi -tenant retail uses, restaurants, soft goods, and service-oriented retail uses. This fiscal analysis evaluates this program with an added assumption that one large tenant would be a tenant who relocates from an existing property in San Leandro. The sales tax revenues of the relocated tenant are not considered to be "new" tax revenues to the City associated with the proposed center. C. Sensitivity Analyses For comparison purposes, KMA estimated the annual net General Fund revenues that would potentially be generated by two alternative hypothetical "opportunity cost" development scenarios for the subject property: ■ The development of a 410,000 square foot retail center on the site in -lieu of the proposed Project; or Keyser Marston Associates, Inc. Page 2 \\Sf-fs1\wp\19\19096\19096.036\003-001.doc; March 2009