Specifications include, but are not limited to: Part I (Concept Study and Site Inspection) - Analysis of existing site conditions, assuming demolition and grading of Gateway Community College and certain aspects of existing Regional Water Authority facility. - Review of prior conceptual plans at master plan phase (2019) and early iterations of new Gateway District with initial layout for APT, the new Regional Water Authority and Gateway Community College building(s). - Review of other relevant studies related to use of the site - Zoning/Land use requirements overview - Code analysis & assessment of proposed modifications - Analysis of site & space requirements - Key stakeholder meetings to facilitate feedback and ideas Part II (Master Plan & Program Development) - Provide detailed cost estimate by independent third-party estimator - Develop 2 master plans - Particular attention must be paid to grading of public infrastructure and private developments to meet the requirements of the MU zoning district, including special provisions for dry egress and emergency access. - City to approve master plan & pre-development documents before proceeding to next Phase Part III (30% Site Design) - Develop selected site design to 30% level of detail with specific focus on demising development sites and depicting public/private infrastructure improvements - Site Design shall be informed by any building development plans that may be supplied by development partners - Site Design plans shall be of a detail and quality for submission to the City Plan Commission, given the available information - Staging plan for construction of the master plan with up to 3 staging schemes - Suitable for handoff to development partners - Detailed cost estimate of proposed improvements, including public infrastructure and private site development costs.