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04-13-15-WS
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04-13-15-WS
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5/5/2015 11:40:00 AM
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DRAFT April 7, 2015 <br />Section 3: Applicability TCAAP Redevelopment Code <br />Page | 13 <br /> <br />3.3 JDA Development Review Process <br /> <br />(a) Pre-submittal Meeting Required: All projects shall have a pre-submittal meeting with <br />the JDA Development staff prior to submitting the approved application form for <br />development in the Plan Area. At the pre-submittal meeting, the staff shall provide <br />information on the requirements for development and submittal within the Plan Area, <br />including related necessary City building permit and related final construction <br />approvals. <br /> <br />(b) Site Plan Required: A Site Plan shall be required for all proposed developments <br />within the Plan Area. Requirements for Site Plans are listed per Section 1355.03 of <br />the AHC. A site plan is reviewed by staff prior to preliminary plat submittal. <br />(c) JDA Review Generally: Projects that comply with all standards of the TRC and <br />projects that require Permitted Adjustments shall be processed by the Joint <br />Development Authority (JDA). The JDA shall review and consider projects which meet <br />all TRC standards as recommended by staff, with approval of such projects subject to <br />a majority vote of all the members of the JDA. Please refer to Attachment 5 <br />Development Review flow chart for information on the development review process. <br />The JDA may amend its development review process at any time, subject to any <br />applicable requirements of the Joint Powers Agreement (the “JPA”). <br />(d) JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the <br />criteria set in Table 3-3 below, subject to a 3/5 vote of the JDA. The Permitted <br />Adjustment process may be used only to authorize a less restrictive standard and may <br />not be used to impose a higher standard than is established under the TRC on the <br />subject property. A JDA Development staff report and recommendation is required <br />for the JDA to make a determination on a Permitted Adjustment. Public notices shall be <br />issued for all Permitted Adjustment hearings; however, such hearings may be <br />combined with any other JDA hearing process, such as for consideration of approval <br />of a project and its related transactional documents. <br />(e) In reviewing any Permitted Adjustment request, the JDA shall use the following criteria: <br /> <br />i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP <br />Master Plan; <br />ii. The extent to which the proposal fits the adjoining design context by providing <br />appropriate building scale and use transitions; <br />iii. 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 />iv. The extent to which the proposal does not hinder future opportunities for higher <br />intensity development; <br />v. The extent to which the proposal provided a demonstration of advanced energy <br />resilience which may have an educational value; and <br />vi. Considerations of health and welfare to the general public. <br /> <br />(f) In reviewing any Permitted Adjustment, the JDA shall not grant flexibility for the <br />following: <br />i. Deviation from requirements of Section 5.0 (Schedule of Uses); <br />ii. Building height; <br />iii. Definitions included in Section 4.0; <br />iv. Density parameters for residential land uses; and <br />v. Clear height.
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