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Ordinance 201.0-010 5. Development of internal courtyards with plants and water features. 6. Design of stormwater collection areas as park features and public amenities. C. Outdoor lighting. All street lighting and lighting of walkways and public areas shall be Dark Sky -compliant and energy efficient (LED or equivalent). Subd. 12. Contractual Component. The City shall prepare the necessary development agreement or contracts for the PUD Master Plan. The applicant shall submit agreements or contracts affecting the owner or owners of individual units or of the entire project proposed under the PUD Master Plan, such as homeowners' agreements, business improvement areas, and covenants. Subd. 13. Financial and Resources Component A. The applicant must demonstrate that the tax base of the redevelopment will support the long-term maintenance of the on -site infrastructure and support City services including, but not limited to, police, fire, inspections, and maintenance of roads and parks. The City shall require a detailed pro forma that shall be updated with each PUD Final Plan to ensure that the development is supporting the services and infrastructure required for the development. B. The applicant shall be responsible for all costs related to studies, consultants, and City staff time needed to facilitate the review of the application. The City reserves the right to select or reject any consultant. C. All development and permitting fees in the City's fee schedule apply, including the Metropolitan Council's and Arden Hills' sewer access charge and water access charge. Subd. 14. Construction Staging Component. A construction staging plan shall include a map or maps setting forth the proposed chronological order of construction relating each proposed use and structure to the construction of the various services and facilities specified in the master plan, including but not limited to transportation improvements and park and open space improvements. The staging plan shall include estimated completion dates and shall specify the proposed order of request for utility release or authority to occupy completed structures so as to provide a basis for determining the adequacy of the related services and facilities for each separate construction stage. The construction staging plan shall reference and coordinate with the required Response Action Plan and timeline in Section 1320.135 Subd. 10A&B. Failure to comply with the construction staging plan may result in revocation of the DRAFT: 1/5/2011 Page 47 of 51