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■ ■ Construction Ti a nung and Methods The expected year of completion is 2020 or beyond. The City does not anticipate that any new market -driven projects will be added to Twin Lakes before the fall of 2001. In addition, the City anticipates that construction will begin on Twin Lakes Parkway in 2002 -2003. Unfavorable market conditions, legislative amendments to development statutes or other circumstances may contribute to delays in the commencement or completion of construction. The factors which may influence the tinning and methods of construction include: The extent of hazardous substances and the level of effort required for cleanup prior to site development work and prior to receiving approval by the Minnesota Pollution C ."ontro l Agency} 2) The national and local market conditions for the proposed type and total square footage for each property, competition with other regional business parrs offering similar amenities, and marketability of individual site locations within the Twin Lakes Redevelopment Area; 3 ) The interim or final alignment of the proposed Twin Lakes parkway and selected staging to provide access to interior parcels} 4) Degree of local controversy and challenges introduced by current and future land owners and area neighborhoods relative to relocations} condemnations and site- specific impacts such as traffic or noise; Business plans of existing property owners} and 6) Availability dates and sources from which the City expects public funds needed for redevelopment and infrastructure. Building, parking lot and outdoor storage area demolition and associated utility relocations will occur, and sail correction, surcharging, mass grading and pile driving will need to be completed to prepare the individual sites for building development. Erosion control practices will be implemented to protect erosion/sedimentation impacts to Langton Lake and Oasis Pond, and existing trees will be protected to the extent possible. 18