Specifications include, but are not limited to: Interview two (2) real estate professionals to gain direct input regarding the level of development that may be feasible at this location, as facilitated by the Main Street extension. Market analysis of the type of new development that could be anticipated in the 20-acre redevelopment area, and the allocation of land uses that could be expected (retail, entertainment, office, hospitality, mixed-use, residential and similar), as recommended by the City's Town Center Regulating Plan. Conceptual planning for three (3) possible development scenarios at this location, accommodating different land use mixes to be developed, based on the market analysis completed in #2., above. Calculation of immediate tax revenues generated to the City, based on each of the three (3) development scenarios identified in #3, above, including sales taxes (via the St. Louis County sales tax “pool” system and the City's capital improvements sales tax), gross receipts utility taxes, business license fees, etc.