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DRAFT September 18, 2014 <br /> TCAAP Redevelopment Code <br />Page | 7 <br />448915v4 TW185-1 <br /> <br />Table 3-3: Permitted Adjustments Table <br />Code Standard Extent of Adjustment Permitted Criteria <br />1. Regulating Plan Map <br />a. Location of any <br />Required Street <br />(Town Center, Retail <br />Mixed-Use, Office <br />Mixed-Use, and <br />Neighborhood <br />Transition Districts) <br />Streets shall be on an urban grid system <br />with block faces (measured right-of-way <br />to right-of-way) no less than 200 feet <br />and no more than 400 feet. Block faces <br />may be adjusted no more than 50%. <br />i. Shall maintain the connectivity intended by the <br />Regulating Plan <br />ii. Shall maintain the continuation and/or connectivity with <br />any existing streets where possible <br />iii. Pedestrian connectivity must be maintained <br />iv. City Community Development and Public Works staff <br />approval <br />v. Spine Road shall be subject to County road access <br />spacing and general design requirements. <br />b. Location of any <br />Required Street <br />(Neighborhood <br />District) <br />Streets shall be on a modified grid <br />pattern. Public views and access to <br />open space areas are required. The use <br />of cul-de-sacs should be minimized and <br />must include pedestrian connections from <br />the cul-de-sac to streets or open space <br />located behind private lots. <br />i. Shall maintain the connectivity intended by the <br />Regulating Plan <br />ii. Shall maintain the continuation and/or connectivity with <br />any existing streets where possible <br />iii. City Community Development and Public Works staff <br />approval <br />c. Area of any <br />Required Open <br />Space <br />May be reduced by no more than 10% <br />i. Shall maintain the frontages required by the <br />Regulating Plan <br />ii. Shall include required amenities identified by the <br />City’s TCAAP Master Parks Plan <br />2. Building Form and Development Standards <br />a. Build to <br />zones/setbacks <br />No more than a 20% change in the <br />maximum or minimum setback applicable <br />or 6 feet whichever is greater. <br />1) Changes to the build-to-zones and setbacks may only <br />occur when there is cause by one or more of the <br />following: <br />i. A change to the street cross sections established in <br />Attachment 3; or <br />ii. Need to accommodate existing buildings and <br />structures on the lot that meet the overall intent and <br />vision for redevelopment in the Plan Area; or <br />iii. Need to accommodate other required modes of <br />transportation (transit, bike, pedestrian), storm <br />water drainage, water quality, or low impact <br />development (LID) elements on the site; or <br />iv. Need to accommodate overhead or underground <br />utilities and/or easements; or <br />v. Need to preserve existing heritage trees on the <br />property. <br />2) In no case shall the sidewalk be less than 8 feet in width <br />along the “Spine Road” and 6 feet in width along all <br />other streets when sidewalks will be publicly <br />maintained. <br />b. Building Frontage <br />No more than a 15% reduction in the <br />required building frontage (applicable <br />in the designated zoning district) along <br />each block or subject lot with Pedestrian <br />Priority Frontage designation or no more <br />than a 25% reduction in the required <br />building frontage (applicable in the <br />designated zoning district) along each <br />block or subject lot of a Pedestrian- <br />Friendly Frontage designation. <br />Any reduction in the required building frontage shall be to <br />address one or more of the following: <br />i. To accommodate porte-cocheres for drop-off and <br />pick-up; or <br />ii. To accommodate existing buildings and site <br />elements; or <br />iii. To accommodate other required transit, bike and <br />pedestrian related, storm water drainage, water <br />quality, or low impact development (LID) elements <br />on the site.