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DRAFT January 29, 2015January 29, 2015January 29, 2015January 27, 2015January 22, 2015 TCAAP Redevelopment Code Page | 15 Table 3-3: Permitted Adjustments Table Code Standard Extent of Adjustment Permitted Criteria 1. Regulating Plan Map a. Location of any Required Street (Town Center, Retail Mixed-Use, Office Mixed-Use, and Neighborhood Transition Districts) Streets shall be on an urban grid system with block faces (measured right-of-way to right-of-way) no less than 200 feet and no more than 400 feet. Block faces may be adjusted no more than 50%. i.Shall maintain the connectivity intended by the Regulating Plan ii. Shall maintain the continuation and/or connectivity with any existing streets where possible iii. Pedestrian connectivity must be maintained iv. JDA staff, City Community Development and Public Works staff approval b. Location of any Required Street (Neighborhood District) Streets shall be on a modified grid pattern. Public views and access to open space areas are required. [A2]The use of cul-de-sacs should be minimized and must include pedestrian connections from the cul-de-sac to streets or open space located behind private lots. i. Shall maintain the connectivity intended by the Regulating Plan ii. Shall maintain the continuation and/or connectivity with any existing streets where possible iii. JDA staff, City Community Development and Public Works staff approval c. Area of any Required Open Space May be reduced by no more than 10% i. Shall maintain the frontages required by the Regulating Plan ii. Shall include required amenities identified by the City’s Master Parks Plan 2. Building Form and Development Standards a. Build to zones/setbacks No more than a 20% change in the maximum or minimum setback applicable or 6 feet whichever is greater. 1)Changes to the build-to-zones and setbacks may only occur when there is cause by one or more of the following: i. A change to the street cross sections established in Attachment 3; or ii. Need to accommodate existing buildings and structures on the lot that meet the overall intent and vision for redevelopment in the Plan Area; or iii. Need to accommodate other required modes of transportation (transit, bike, pedestrian), storm water drainage, water quality, or low impact development (LID) elements on the site; or iv. Need to accommodate overhead or underground utilities and/or easements; or v. Need to preserve existing heritage trees on the property. 2) In no case shall the sidewalk be less than 8 feet in width along the “Spine Road” and 6 feet in width along all other streets when sidewalks will be publicly maintained. b. Building Frontage No more than a 15% reduction in the required building frontage (applicable in the designated zoning district) along each block or subject lot with Pedestrian Priority Frontage designation or no more than a 25% reduction in the required building frontage (applicable in the designated zoning district) along each block or subject lot of a Pedestrian- Friendly Frontage designation. Any reduction in the required building frontage shall be to address one or more of the following: i. To accommodate porte-cocheres for drop-off and pick-up; or ii. To accommodate existing buildings and site elements; or iii. To accommodate other required transit, bike and pedestrian related, storm water drainage, water quality, or low impact development (LID) elements on the site. Parking garages and porte-cocheres are allowed along Pedestrian Priority Frontage and Pedestrian-Friendly streets per authorization from the JDA. Allowed when necessary for building design.