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DRAFT Subd. 9. Utilities Component. A. All utilities, including electric, shall be installed underground unless waived by the City. B. Electrical substations shall be substantially screened from adjacent properties. Subd. 10. Construction Staging Component. A construction staging plan shall contain 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 as may be required herein. Said 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 phase. Subd. 11. Environmental Review and Remediation Component. A. The applicant shall complete an Alternative Urban Areawide Review (AUAR) prior to approval of the Master PUD. The AUAR shall be completed in accordance with requirements set by the Minnesota Environmental Quality Board and other applicable agencies. Recommendations provided by the final AUAR shall be incorporated into the Master PUD unless otherwise waived by the City. An environmental remediation plan shall be prepared that can accommodate the proposed land uses. The plan shall meet all Minnesota Pollution Control Agency (MPGA), United States Environmental Protection Agency (EPA),, and any other applicable agency's requirements. The plan shall include a financial surety that ensures that the entire property is remediated to the required standards within Xyears. Master PUD shall not be approved until approval of the environmental remediation plan by the applicable agencies. C. Environmental remediation of the TCAAP property in a timely manner is a top priority to the community to ensure that the health, safety, and welfare of current and future residents is protected. A master plan shall include a detailed timeline and action steps to complete the remediation for redevelopment. A master plan that selectively uses uncontaminated areas and ignores contaminated property shall not be approved. D. No activity or operation shall be established or maintained that by reason of its nature or manner of operation will cause the emission of noise, odor, toxic or noxious fumes, smoke, dust or particulate matter in such concentrations as to be detrimental to or endanger the public health, welfare, comfort or safety, or cause injury to property or business_ DRAFT: 2/2512010 Page 9 of 12