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DRAFT January 29, 2015January 29, 2015January 29, 2015January 27, 2015January 22, 2015 TCAAP Redevelopment Code Page | 13 3.3 JDA Development Review Process (a) Pre-submittal Meeting Required: All projects shall have a pre-submittal meeting with the Community JDA Development staff prior to submitting the approved application form for development in the Plan Area. At the pre-submittal meeting, the staff shall provide information on the requirements for development and submittal within the Plan Area, including related necessary City building permit and related final construction approvals. (b) Site Plan Required: A Site Plan shall be required for all proposed developments within the Plan Area. Requirements for Site Plans are listed per Section XX 1355.03 of the AHC. A site plan is reviewed by staff prior to preliminary plat submittal. (c) JDA Review Generally: Projects that comply with all standards of the TRC and projects that require Permitted Adjustments shall be processed by the Joint Development Authority (JDA). The JDA shall review and consider projects which meet all TRC standards as recommended by staff, with approval of such projects subject to a majority vote of all the members of the JDA. Please refer to Attachment 5 Development Review flow chart for information on the development review process. The JDA may amend its development review process at any time, subject to any applicable requirements of the Joint Powers Agreement (the “JPA”). (a) JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the criteria set in Table 3-3 below, subject to a 3/5 vote of the JDA. The Permitted Modification process may be used only to authorize a less restrictive standard and may not be used to impose a higher standard than is established under the TRC on the subject property. A Community Development staff report and recommendation is required for the JDA to make a determination on a Permitted Adjustment. Public notices shall be issued for all Permitted Adjustment hearings; however, such hearings may be combined with any other JDA hearing process, such as for consideration of approval of a project and its related transactional documents. In no circumstance shall the JDA approve an allowable adjustment that results in: i. An increase in overall project intensity, density, height, clear height or impervious cover; or ii.(d) A change in permitted uses or mix of uses. (d)(e) In reviewing any Permitted Adjustment request, the JDA shall use the following criteria: i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP Master Plan; ii. The extent to which the proposal fits the adjoining design context by providing appropriate building scale and use transitions; iii. The extent to which the proposal provides public benefits such as usable civic and open spaces, livable streets, affordable housing, living wage jobs, structured and/or shared parking and linkages to transit; iv. The extent to which the proposal does not hinder future opportunities for higher intensity development; and v. Considerations of health and welfare to the general public.