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Table of Contents <br />1. Summary of Findings............................................................................................ 5 <br />2. Assessment..........................................................................................................6 <br />Appropriatenessof Methodology....................................................................................................................................6 <br />Multi -Family Market Analysis..........................................................................................................................................6 <br />RetailMarket Analysis....................................................................................................................................................6 <br />Fiscal and Economic Impact Analysis............................................................................................................................8 <br />3. Appendix............................................................................................................ 12 <br />Figures <br />Figure1: Retail Vacancy................................................................................................................................................7 <br />Tables <br />Table1: Mixed Use Projects..........................................................................................................................................7 <br />Table2: Retail Leakage/Surplus....................................................................................................................................8 <br />Table 3: Net Supportable Retail Demand Model............................................................................................................8 <br />Table 4: Adjusted Fiscal Revenue Estimate for Sales Tax..............................................................................................9 <br />Table 5: Adjusted Fiscal Expenditure Estimate............................................................................................................10 <br />Table 6: Adjusted Fiscal Revenue and Expenditure Estimates....................................................................................10 <br />Table 7: 25-Year Recurring Adjusted Fiscal Impact...................................................................................................... 11 <br />Table 8: Retail Demand Model for the Project Site.......................................................................................................12 <br />