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ARTICLE III' TCAAP MASTER PLAN I I Section 3.1. Development 'of the AUAR and the TCAAP Master Plan; General Requirements. The TCAAP Master Plan will provide for development, phasing, taking into account market considerations as well as the financing and investment needs and capacity of County as the purchaser of the TCAAP Site, County's obligations to complete the County Remediation and County Site Clearance, survey and plat of the TCAAP Site and the financial commitment of both Parties for the Public Improvements. City will prepare the AUAR in conjunction with the preparation of the TCAAP Master Plan, as provided in this Article III, including the hiring of any planning and engineering or other consultants it deems reasonably, necessary to prepare the AUAR and the TCAAP Master Plan. The City will exert its best efforts to complete the AUAR within eighteen(18)months of the effective date of this Joint Agreement, and to complete the TCAAP Master Plan within six(6)months of the adoption of the AUAR,but not later than twenty-four (24) months of the effective date of this Joint Agreement for completion of the AUAR and the Master Plan. The JDA and County shall have the ability to review and comment during the preparation of the AUAR and Master Plan. 3.1.1. Cily Development Standards. The Parties will work cooperatively to - t.the City's development standards and goals expressed in its comprehensive plan and zoning code, as each may be amended, are incorporated into the TCAAP Master Plan to enable the JDA to proceed with timely development of the TCAAP Site as provided in this Agreement. The Parties recognize that upon purchase of the TCAAP Site County may desire to pursue development of a Development Site prior to compieti^vn of all the County I2,err2ediation and the adoption of the TCAAP Master Plan. It is in the interest of the Parties for redevelopment of TCAAP to occur timely and responsively to market demand. As a result development of a Development Site(s)may occur before completion of the TCAAP Master Plan to the extent there are roads and public utilities available to serve the selected Development Site. In such event the Parties and JDA will proceed in accordance with this Joint Agreement to the extent feasible. However, the Parties agree that the City comprehensive plan, zoning ordinance and city review process as required by statute shall guide and control such proposed development pending completion of the TCAAP Master Plan. 3.1.2. Approval of TCAAP Master Plan. The JDA shall recommend to the Parties a public process for consideration of the Master Plan prior to final approval by the Parties.Upon presentation of the TCAAP Master Plan prepared pursuant to this Article III,the Parties shall review, comment, suggest revisions and reasonably exercise their discretion to approve the TCAAP Master Plan in a timely manner. The TCAAP Master Plan shall be approved by means of a resolution of each Party's governing body. The JDA shall implement the TCAAP Master Plan as approved by the Parties. Section 3.2. Elements of TCAAP Master Plan. The City shall direct its staff and cos prepare n ultants to the TCAAP Master Plan at City expense. The TCAAP Master Plan shall specify the planning requirements for the TCAAP Site consistent with.the City's current - 11