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DRAFT January 9, 2015January 7, 2015January 5, 2015 TCAAP Redevelopment Code Page | 40 i. Internal building height shall be measured from finished floor to the bottom of the structural members of the ceiling.Elevator and stair enclosures; public flagpoles and monuments; and chimneys are exempt from the height limit. ii. Church Spires, belfries, cupolas, and domes shall be exempted from the height limits so long as they do not exceed a height of 65 feet as measured from the ground level. iii. Vents, tanks, solar energy systems, HVAC equipment, and other mechanical enclosures shall be exempted from the height limits so long as they do not extend more than 12’ above the roof upon which they are located. ii.iv. Internal building height shall be measured from finished floor to bottom of the structural members of the ceiling. v. Floor to ceiling heights shall not apply to parking structures or civic buildings. ii. AHC Section 1325.03 – Subsection 3 on heights shall not apply. (j)(i) Encroachments: i. Encroachments into right of way shall not be permitted ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies may encroach over any required setback areas per standards established in each zoning district as long as the vertical clearance is a minimum of 10’ from the finished sidewalk elevation. 1. Maximum of 50% of the depth of the sidewalk or 10’ (whichever is less) (except blade signs which shall encroach no more than 6’ from the building façade line). 2. Minimum vertical clearance from the finished sidewalk shall be 10’ 3. In no case shall an encroachment be located over an on-street parking or travel lane. 4. Additional license agreements are required for all encroachments over public R-O- W. (l)(j) Phased Developments: Due to the long-term development vision within the TRC, certain building form and site development standards may be deferred for phased development projects meeting the following criteria: i. Submission of a site plan that illustrates how development and any related private improvements will be phased over time. Each phase of the site plan shall independently comply with all applicable standards of the TRC unless an Administrative Modificationa Permitted Adjustment is granted. ii. Required private landscaping and open space amenities may also be phased with the building. iii. If a full block is being phased in development, Ddesign/ and development standards may be measured established at the full block level in order to accommodate the various phases of the development, in order to work within a phased development plan. (m)(k) Required Public Improvements: All site plans that require public improvements such as sidewalk and streetscape improvements may be deferred through the payment of a proportional fee-in-lieu when the entire length of that block is not within the site plan.