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DRAFT November 12, 2014 TCAAP Redevelopment Code Page | 83 3. How new street alignments conform with the Regulating Plan or how modifications from the Regulating Plan, in terms of street placement, alignment, and design are consistent with the intent of this Code; 4. How new street design conforms with the street cross section standards in Attachment 5; 5. How the plan considers all modes of transportation including walking, biking, and automobiles; and 6. How the plan provides adequate linkages between different destinations within the Plan Area. (b) For a subdivision, a private restrictive covenant depicting the project circulation plan shall be recorded and referenced on the preliminary plan or final plat. The covenant may be amended if the JDA approves a revision to the Project Circulation Plan as authorized under this section. (c) Approvals: A Project Circulation Plan may only be reviewed and approved by the JDA under the requirements of this section. 1. Project Circulation Plan shall create interconnected blocks bounded by streets to the extent feasible. The JDA may approve a Project Circulation Plan containing blocks bounded by Highway Right-Of-Way, subdivision boundary lines, or natural and infrastructure features if no reasonable alternatives are available. 2. Revisions to the Project Circulation Plan may be approved by the JDA after considering the circulation characteristics of a proposed development plan, the need for access to adjoining properties, phasing of a larger-scaled project, and the context of surrounding development. 3. The JDA, with the recommendation of the Arden Hills Public Works and Community Development Departments, may waive the requirement for a Project Circulation Plan if the JDA finds that a plan is not necessary due to the nature of the proposed development on the site, the existence of surrounding incompatible development, or other factors unique to the property which make strict compliance unfeasible. 4. A subdivision or site plan may not be approved if the Project Circulation Plan is not approved. The JDA’s decision disapproving a Project Circulation Plan is subject to appeal by the applicant under the requirements of Section 1355 of the AHC. 5. Joint Access and Public Cross-Access Easements: If necessary to ensure access management goals along the Spine Road and to meet the intent of the recommended alley/public cross-access easements as indicated on the Regulating Plan, the JDA may require joint use driveways or public cross-access easements within the site to adjacent properties and/or easements. 8.4 Street Standards: Attachment 5 shall establish standards for all elements within the public right-of-way including travel lane(s), on-street parking, bicycle accommodation, streetscape/parkway standards, and sidewalk standards. The process and standards in the Arden Hills TCAAP Public Street Guidelines shall apply to the extent that they do not conflict with the design and context standards in Attachment 5 and the Master Plan Vision for streets in TCAAP. Landscaping within the public right-of-way shall be per standards in Section 10 in the TRC. Attachment 5 provides recommended cross sections for public streets within the TRC based on available right-of-way and intended development context per the Master Plan Vision.