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� Urban Design/Streetscape Conditions Summary— Prepare a bullet list of the conditions and issues that are illustrated by the graphic materials above, and any additional items that should be addressed by the Corridor Plan. 4-C Market and Economic Analysis (Sub•Consultant-1). Provide an overview of trends influencing market and development opportunities along the Corridor. The findings from this assessment will provide insight into economic opportunities, constraints, and market-supported land uses; context for understanding the timing and coordination of infrastructure development; and perspective on economic development strategies that can continue the transformation of the Corridor into a mixed use, multi-modal area. This assessment will place the existing development in the Corridor in the context af the City's overall commercial development including the mix of business types, related business activity measures, employment, and trade area considerations. A retail sales "leakage" analysis for the City will be conducted to understand current retail trade area dynamics and to inform, given unique development apportunities along the Corridor, the ability to capture additionaf retail sales in the City. Preliminary recommendations for market-supported uses in the Corridor will be presented in a technical memo, including commercial and residential development, given market factors, existing conditions, and other factors that may emerge through the course af the analysis. It will include a discussion of how future development may affect the retention of small businesses along the Corridor. 4-D Development Feasibility Analysis (Sub-Consultant-1j. Provide an assessment of development feasibility by establishing an estimated value of a range of existing commercial uses in the Corridor and comparing this value with the value added by a set of development prototypes (reflecting a range of use types and densities). This comparison will indicate the Corridor's potential for redevelopment and the uses and development densities needed to achieve it. For example, deve(opment prototypes may include typical mixed use buildings (e.g., residential over a retail/ commercial ground floor or office space over a retaillcommercial ground floor) or various single use buildings, such as a medium density multifamily building or an office building. The analysis will employ static development pro forma analyses that incorporate market pricing, land and site costs, typical direct and indirect construction costs, and an assumed developer return to test development feasibility of up to three development prototypes that could occur at key opportunity sites. The analysis will be flexible, allowing adjustments in estimated or forecast market values reflecting the likely gradient of circumstances along the Corridor. The financia! feasibility analysis of the development prototypes will establish the market-supported threshalds for land uses and development prototypes being considered in the Corridor. The analysis will be prepared in close co!laboration with consultant team members, City staff, and key stakehafders. The results af this REV:08-12-15 VR Page 16 of 21 ATTY/AGR.2015.164/Prafessional Services Agreement with Dyett& Bhafia