Specifications include, but are not limited to: Master planning services for the designated properties as shown on the attached location map will result in a concept level plan considering the following factors: Characteristics of the site, including topography, environmentally sensitive lands, ADT of adjacent traffic corridors, surrounding land uses, and other relevant factors; Evaluation of potential market for a mix of commercial uses, including highway-related uses, regional retail, office and light industrial/technology businesses; Assessment of infrastructure needs to serve the mix of uses envisioned in the master plan, including roads, sanitary sewer, water service, and stormwater management facilities as well as a concept level cost estimate for the anticipated infrastructure.