1. Waterfront Development Master Plan Kingston, Tennessee Bullock, Smith & Partners, Inc. Knoxville/Nashville, Tennessee Master Planners/Architects/Landscape Architects Barge Waggoner Sumner & Cannon Oak Ridge/Knoxville/Nashville, Tennessee Site Engineers/Planners/Transportation Engineers Economics Research Associates Washington, D.C. Market & Economic Feasibility Consultants May 9, 2005

2. Project Phases Bullock, Smith & Partners, Inc. Phase 1: –Task 1: Determine Study Area –Task 2: Assemble Site Documentation –Task 3: Inventory & Data Gathering Phase 2: –Task 4: Community & User Group Input Sessions –Task 5: Evaluate Economic & Area Demographic Profile –Task 6: Examine Real Estate Market Trends –Task 7: Site Analysis Phase 3: –Task 8: Measure Market Potentials & Prepare Preliminary –Task 9: Develop Alternative Concepts Phase 4: –Task 10: Calculate Economic Impacts –Task 11: Finalize Master Plan & Final Presentation

3. Physical Analysis Bullock, Smith & Partners, Inc.

4. Project Scope Bullock, Smith & Partners, Inc. Primary Study Area Photos

5. Project Scope Bullock, Smith & Partners, Inc. Secondary Study Area Photos

6. Public Comments Bullock, Smith & Partners, Inc. Notes from Interviews and Public Meetings: Lakefront is a valuable asset to the community of Kingston. Economic concerns include increasing tax revenue, buying power and retail opportunities. Public investment is a concern; would like to attract new money. Traffic and parking are significant concerns in the lakefront area. Important to emphasize historic elements within the city. Tourism and local recreation could be increased with restaurants and riverboat possibilities. Kingston would be an ideal place for a small marina to purchase gas. Ultimately, would like to improve upon the quality of life in Kingston.

7. Analysis Bullock, Smith & Partners, Inc. 21. Opportunities and Constraints 22. Significant Issues 19. Architectural Theme/ Image 20. Ownership 100 Buffer Zone for Beer Sales

8. TVA Information Barge, Waggoner, Sumner & Cannon TVA Information: Land Controlled by TVAWatts Bar Operating Information

9. Economic Impact Analysis Economics Research Associates

10. Study Objectives Assess overall redevelopment potential of downtown/waterfront Identify market potentials (retail, office, housing) Estimate economic benefits Economics Research Associates

11. Tasks Stage I: Diagnostic Key stakeholder interviews & focus groups Conduct market research Understand economic fundamentals: what are the factors driving demand? Stage II: Market Potentials Test commercial & tourism development opportunities Identify appropriate commercial mix Stage III: Economic Impacts Measure potential economic impacts to determine leverage Economics Research Associates

12. Market Potentials Housing Waterfront: 20 to 70 units Downtown: 40 units Total Housing Program of 60 to 110 Units Commercial Restaurants: 12,000 SF Leisure & Entertainment: 6,500 SF Specialty Retail: 6,000 SF Office: 25,000 SF Total Commercial Program of 50,000 SF Economics Research Associates

13. Potential Economic Benefits Temporary construction jobs & associated income Permanent employment & wages generated by new commercial retail & restaurant uses New, permanent residents attracted to new housing Increasing retail sales taxes Economics Research Associates

14. Potential Employment & Income Temporary $3.4 million in construction income Generating approx. 25 construction jobs 5-year buildout Permanent $6.5 million in annual wages Approximately 200 new jobs Economics Research Associates

15. Potential Sales Tax Revenues $5.5 million in annual retail spending $2 million in general retail $3.5 million in food & beverage $470,000 in annual retail sales taxes State of TN: $350,000 Roane County: $70,000 Kingston: $70,000 Economics Research Associates

16. Potential Property Tax Revenues $136,000 in annual property taxes generated by new development Distribution: $94,000 to Roane County; $42,000 to Kingston Economics Research Associates

17. Supportable Retail Space $320,000 in annual spending generated by on-site employment $1.5 million in annual retail spending generated by on- site households 9,000 SF of retail space supportable by new development Economics Research Associates

18. Benefits of Downtown Revitalization Protects property values Sense of identity & community pride Place to shop, visit, gather & socially interact Key indicator of social health of a place Visual representation of community heritage Attracts new residents, tourists, new businesses Convenience & local accessibility to goods & services Economics Research Associates

19. Alternative Concepts Bullock, Smith & Partners, Inc.

20. Program Recommendations Restaurant Options Bullock, Smith & Partners

21. Office Space Options Bullock, Smith & Partners Program Recommendations

22. Retail Options Bullock, Smith & Partners Program Recommendations

23. Residential Options Bullock, Smith & Partners Program Recommendations

24. Alternate Concepts Options Bullock, Smith & Partners Option A Option B Option C

25. Development Strategy Bullock, Smith & Partners, Inc.

26. Development Strategy Site Plan Bullock, Smith & Partners Streetscape Improvements Greenway Marina Restaurant Retail Office Space Riverboat

27. Restaurant/Marina Bullock, Smith & Partners Development Strategy

28. Retail Bullock, Smith & Partners Development Strategy

29. Retail Bullock, Smith & Partners Development Strategy

30. Office Bullock, Smith & Partners Development Strategy

31. Streetscape Improvements Bullock, Smith & Partners Development Strategy

32. Streetscape Improvements Bullock, Smith & Partners Development Strategy

33. Streetscape Improvements Bullock, Smith & Partners Development Strategy

34. Greenway Enhancements Bullock, Smith & Partners Development Strategy

35. Financing Concepts Economics Research Associates

36. Potential Financing Options Examples of direct incentives for private investment : Land assembly City-funded improvements Disposition of city-owned parcels at low or no cost Site preparation Property tax abatements or reductions Gap" financing for business expansion or relocation Direct grants and/or other business development incentives Revolving business loan program City as developer/landlord Economics Research Associates

37. Potential Financing Options Examples of indirect incentives for private investment: Public infrastructure improvements Underground utilities Streamline permitting & public approvals Main Street Program Economics Research Associates

38. Implementation Strategy Public Improvements: Funding Capital Improvements Grants Budgeting Issue RFP/RFQ Select Designer Design Bid Construction Economics Research Associates

39. Implementation Strategy Public/Private Development: Identify Projects Identify Potential Developers ICSC BWSC/BS&P Develop RFPs Receive Proposals Select Developer Develop Designs and Build Economics Research Associates

40. Implementation Strategy Operations: Develop Program PR Campaign Implementation of Plans Develop Entertainment Schedule Economics Research Associates

41. Implementation Strategy Staffing Options: Utilize Existing Staff Hire New Staff (Full-time/Shared) Waterfront Development Manager Main Street Program Director Hire Consultant Member of the National Council for Public-Private Partnerships Economics Research Associates

42. Waterfront Development Master Plan Kingston, Tennessee Bullock, Smith & Partners, Inc. Knoxville/Nashville, Tennessee Master Planners/Architects/Landscape Architects Barge Waggoner Sumner & Cannon Oak Ridge/Knoxville/Nashville, Tennessee Site Engineers/Planners/Transportation Engineers Economics Research Associates Washington, D.C. Market & Economic Feasibility Consultants May 9, 2005