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TABLE OF CONTENTS <br />I. INTRODUCTION 1 <br />A. Description of the Proposed Kaiser Permanente Medical Center 1 <br />B. Potential Retail Center — Northern 25 -acre Parcel 2 <br />C. Sensitivity Analyses 2 <br />II. SUMMARY OF FINDINGS AND CONCLUSIONS <br />5 <br />A. <br />Net Annual General Fund Impacts — Proposed Phase 1 Medical Center <br />5 <br />B. <br />Recurring General Fund Revenues — Proposed Phased 1 Medical Center <br />7 <br />C. <br />Recurring General Fund Service Expenses <br />9 <br />D. <br />Construction Impacts <br />12 <br />E. <br />Net Impacts Assuming Northern Parcel is Developed with Retail Center <br />12 <br />F. <br />Revenue Impacts of "Opportunity Cost" Sensitivity Scenarios <br />12 <br />III. METHODOLOGY AND ASSUMPTIONS 14 <br />A. Approach 14 <br />B. Key assumptions and analysis 15 <br />IV. RISKS TO THE CITY AND OPTIONS FOR MITIGATING RISKS 20 <br />V. LIMITING CONDITIONS 21 <br />EXHIBITS & TABLES <br />Figure 1: Site Plan of the Phase 1 Development 4 <br />Exhibit A: Recurring Annual General Fund Impacts 5 <br />Table 1: Annual General Fund Impacts 6 <br />Exhibit B: Composition of Annual Revenues and Expenses 11 <br />Supporting Tables <br />