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DRAFT September 18, 2014 <br /> TCAAP Redevelopment Code <br />Page | 9 <br />448915v4 TW185-1 <br />vii. The extent to which the proposal fits the adjoining design context by providing <br />appropriate building scale and use transitions; <br /> <br />viii. The extent to which the proposal provides public benefits such as usable civic and <br />open spaces, livable streets, affordable housing, living wage jobs, structured <br />and/or shared parking and linkages to transit; <br /> <br />ix. The extent to which the proposal does not hinder future opportunities for higher <br />intensity development; and <br /> <br />x. Considerations of health and welfare to the general public. <br /> <br />(b) In reviewing any SDP, the JDA shall not grant flexibility for the following: <br />i. Deviation from requirements of Section 5.0 (Schedule of Uses); <br />ii. Building height beyond the ten percent flexibility allowed by Table 3.3; and <br />iii. Definitions included in Section 4.0 including density parameters for residential land <br />uses. <br /> <br />(c) Special Development Plan Submittal: <br />a. Applicant shall meet with Community Development staff to clarify and determine <br />SDP requirements and discuss applicant's development concept. <br />b. Applicant shall submit SDP Concept Plan to Community Development staff . <br />c. Applicant is encouraged to have community meetings where appropriate (Optional). <br />d. Applicant shall submit SDP Master Plan to Community Development staff. <br />e. JDA conducts public hearing(s) on the SDP Master Plan and takes action on the SDP <br />Master Plan. <br />f. The SDP Master Plan, as approved, including all applicable documents, is adopted <br />as the governing development plan for the SDP property. <br />g. Applicant submits Final SDP Plan for elements that are to be developed <br />imminently. A Final SDP Plan will be submitted for each stage of development and <br />construction. <br />h. JDA reviews Final SDP Plan and takes action on the Final SDP Plan. <br />i. Applicant applies for all necessary permits to begin construction. <br />3.5. TCAAP Regulating Plan Map and TCAAP Master Plan Modifications: Upon denial by the <br />JDA of an application which requires an amendment to the TCAAP Regulating Plan Map (the <br />“Map”) and/or the TCAAP Master Plan (individually or collectively a “Plan Amendment”), or <br />a modification of the text of the TRC (“Text Change)”, or where the applicant has requested <br />such a change, the application shall be referred by the JDA to the City Council for its <br />consideration. A Community Development staff report and recommendation is required for <br />a Plan Amendment or Text Change request to be heard by City Council. Public notices shall <br />be issued for all Plan Amendment or Text Change hearings. The City Council shall consult <br />with County in the Council’s consideration, approval or denial of a Plan Amendment or Text <br />Change as required by § 3.0 of JPA. <br />i. If the City Council approves the Plan Amendment or Text Change, the JDA shall <br />consider the application, as amended pursuant to such approval. <br />ii. A proposed denial of a Plan Amendment or Text Change by City Council shall not <br />be delivered to JDA and such decision shall constitute final denial of the <br />application.