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Page 2 of 21 • The Corporate Campus District is located north of I-694 between Hamline and Lexington and is predominantly occupied by corporate campuses for Boston Scientific, Land O’Lakes, and other office development. B. Goals for AUAR, Master Plan, and Regulations & Policies. The AUAR and Master Plan must provide for orderly development of TCAAP that is consistent with the City’s existing 2030 Comprehensive Plan and zoning ordinance. The Master Plan must reflect the market needs and trends identified in the January 2013 Market Analysis (See List of Existing Planning and Other Documents). The City will recover its costs for the AUAR and Master Plan through development fees. Ramsey County will recover its costs for acquisition and remediation from land sale proceeds. Because cost limitation and cost recovery is of primary importance to both the City and the County, proposers will need to demonstrate value in their proposals. The Master Plan must provide a practical and cost-efficient development plan that will be accepted by the development community. The document must be sufficiently flexible to meet the changing market forces over the next ten years to accommodate the long-term redevelopment needs of the site. Regulations and policies should be written to provide clarity and minimize obstacles to development. Given the necessities of cost efficiency, proposers should, to the extent possible, utilize the 2007 draft AUAR document and other existing planning documents identified later in this Request for Proposals. The City believes that the Regulations and Policies will be the most important element of this project as TCAAP moves forward into development, and proposers are advised to reflect this priority in their proposed budgets and Scopes of Work. All responses to this RFP must provide proposals for Tasks 1.0, 2.0, and 3.0. Task 3.0 Regulations and Policies has been identified as an Alternate. The City will determine whether to award a contract for the Regulations and Policies at a later date. The City may choose to not award a contract for Task 3.0 or to re-issue a Request for Proposals solely for the Regulations and Policies at a later date. C. Timeline and Project Schedule. The AUAR and Master Plan must be completed and ready for consideration by governing boards by June 30, 2014. If the City approves Task 3.0 Regulations and Policies (Alternate), the Regulations and Policies must be completed and ready for consideration by September 30, 2014. Given the short timeframe for this project, the City assumes that work on the AUAR, Master Plan, and possibly the Regulations and Policies will occur concurrently. It is the responsibility of the Lead Consultant to assure that work is appropriately coordinated. D. Consultant Team. The City believes that a Consultant Team will likely be necessary to meet the project goals and schedule, particularly if the City chooses to authorize Task 3.0. A local firm may, but is not required to, choose to partner with one or more national firms. The City expects that the Lead Consultant will have an office and team