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18 <br /> SECTION IV <br />LAND IMPROVEMENT INDIRECT <br />COSTS <br /> <br /> <br /> <br />Related Bristol at 3600 South Bristol Street September 27, 2023 <br />Land Residual Value Study Report <br /> <br />www.FinanceDTA.com <br />In accordance with California law, a Phase 1 Report, which is an investigation for hazardous <br />materials (qualitative testing), must be completed by a licensed professional, usually a <br />geotechnical engineer. We have also budgeted for a Phase 2 Report (quantitative testing), <br />with the expectation that Phase 1 will identify on-site hazardous materials issues. <br />There are no soil engineering costs estimated for the backbone infrastructure since we <br />allocated backbone costs to the IPP planning areas. <br />Table 17: Soil Engineering Costs <br />Soils Engineering Phase 1 Phase 2 Phase 3 Total <br />Apartment $173,507 $96,776 $149,388 $419,670 <br />Commercial $33,411 $0 $0 $33,411 <br />Hotel $71,941 $0 $0 $71,941 <br />Congregate $12,521 $0 $0 $12,521 <br />Amenity $92,262 $10,720 $97,476 $200,458 <br />Total Soils Engineering $383,642 $107,496 $246,864 $738,002 <br />C Environmental Consultants <br />We have assumed that a program-level Environmental Impact Report (“EIR”) was required <br />to support the General Plan Amendment (“GPA”) and a Project-level GPA would be required <br />to support the approval of the TTMs. The Project-level EIR includes the preparation of <br />third-party reports listed below. <br /> Air Quality; Noise; <br /> Cultural Resources; Population and Housing; <br /> Energy; Public Services; <br /> Geology and Soils; Parks and Recreation <br /> Greenhouse Gas Emissions; Transportation; <br /> Hazards and Hazardous Wastes; Tribal Cultural Resources; <br /> Hydrology and Water Quality; Utilities and Service Systems; and <br /> Land Use and Planning; Mandatory Findings of Significance. <br /> Noise; <br /> <br />Table 18 : Environmental Processing Costs <br />Environmental Processing Phase 1 Phase 2 Phase 3 Total <br />Apartment $2,494,800 $836,850 $605,850 $3,937,500 <br />Commercial $28,000 $0 $0 $28,000 <br />Hotel $125,000 $0 $0 $125,000 <br />Congregate $38,400 $0 $0 $38,400 <br />Total Environmental Processing $2,686,200 $836,850 $605,850 $4,128,900 <br /> <br />Exhibit 10 <br />  <br />  <br />City Council 22 – 503 9/17/2024