1. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Evaluation of Feasibility of Relocating Utah State Prison October 31, 2005

2. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Feasibility is a product of cost of rebuilding equivalent prison facilities less the value of the property and any other economic benefits or revenues

3. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Existing Complex Site

4. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Construction Cost to Replace Draper Prison ($2005$) Table ? Construction Cost - Full Relocation Cost LevelTotal Cost ($2005$) Moderate$421,800,000 Low$416,800,000 High$475,000,000 Carter Goble Associates, Inc. Full RelocationPartial Relocation Moderate$422 million$128 million Low$417 million$119 million High$475 million$132 million Carter Goble Associates, Inc. Cost variations result from alternative corrections planning and population management approaches as well as differing unit cost levels.

5. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Other Prison-Related Costs Demolition $6.6 million Transition $0.9 million Operating: Transportation (20-year NPV) $10.7 million Staff Relocation (20-year NPV) $0.3 million Recruitment/Training (20-year NPV) $11.2 million Site Acquisition $2.0 million Repayment of ESCO Debt $7.5 million Cost Subtotal $39.2 million

6. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Additional Costs Replacement of Surplus Property Building Replacement of Juvenile Justice Services Facility

7. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Value of Draper Prison Property Valuation ScenarioMarket ValueInvestment Value Highest & Best Use$73 million$93 million (residential development) Full Relocation$51 million$77 million (mixed-use development) Partial Relocation$34 million$49 million (mixed-use development) Source: LECG

8. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Market Value Assumes the state sells to a private developer and uses costs of capital available to the private sector

9. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Investment Value Assumes the public sector (the state) is the investor and uses the state’s more beneficial cost of capital

10. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Highest and Best Use Land UseUnits Square Feet Gross Acreage Single-family2,500 416 Multifamily-163,000 183 Regional retail 150,00024 Trunk road system 47 Total5,500150,000670

11. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Mixed-Use Business Park Land UseUnitsSquare Feet Gross Acreage Commuter Rail 14 Institutional 14 Mixed Use150120,00021 Multifamily – 163,000 176 Neighborhood Retail 85,00014 General Office 1,100,00085 Regional Retail 175,00028 Single-family550 92 Light Industrial/ Business Park 2,000,000156 Trunk Road System 70 Total3,7003,480,000670

12. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM

13. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM

14. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Other Revenues ($2005$) Table ? Construction Cost - Full Relocation Cost LevelTotal Cost ($2005$) Moderate$421,800,000 Low$416,800,000 High$475,000,000 Carter Goble Associates, Inc. Water Shares$1.8 million Net Fiscal Impact to Draper (20-Year NPV) $13.6 million

15. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM High Land ValueLow Land Value Revenues$108.4 million$66.4 million Costs Construction Costs$422 million Other Costs39.2 million Net (Cost) Gain to State($345 million)($387 million)

16. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM

17. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM

18. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Feasibility Summary – Partial Relocation Investment ValueMarket Value Appraised Value$49.0 million$34.0 million Plus Benefit to Draper$3.5 million Subtotal$52.5 million$37.5 million Costs Construction$128.0 million Demolition$1.7 million Transition$0.7 million Operating Staff Relocation$0.1 million Recruitment/Training$4.7 million Site Acquisition$0.7 million Cost Subtotal$135.9 million Net (Cost) Gain to State($83.4 million)($98.4 million)

19. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM Replacement Locations Full Relocation: Box Elder County NE Juab County Tooele County/Rush Valley Partial Relocation: Carbon County Iron County

20. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM

21. wikstrom economic & planning consultants Proposal Wikstrom Economic & Planning Consultants Prison Relocation Feasibility Carter Goble Associates LECG DMJM