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May 27, 2015 <br /> <br />Section 6: Building and Site Development Standards TCAAP Redevelopment Code <br />Page | 42 <br /> <br />iv. Internal building height shall be measured from finished floor to bottom of the structural <br />members of the ceiling. <br />v. Floor to ceiling heights shall not apply to parking structures or civic buildings. <br />(i) Encroachments: <br />i. Encroachments into the public right of way shall not be permitted <br />ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies <br />may encroach over any required setback areas per standards established in each <br />zoning district as long as the vertical clearance is a minimum of 10 feet from the <br />finished sidewalk elevation. <br />1. Maximum of 50% of the depth of the sidewalk or 10 feet (whichever is less) <br />(except blade signs which shall encroach no more than 6 feet from the building <br />façade line). <br />2. In no case shall an encroachment be located over an on-street parking or travel <br />lane. <br />3. Additional license agreements are required for all encroachments over public right- <br />of-way. <br />(j) Phased Developments: Due to the long-term development vision within the TRC, certain <br />building form and site development standards may be deferred for phased development <br />projects meeting the following criteria: <br />i. Submission of a site plan that illustrates how development and any related private <br />improvements will be phased over time. Each phase of the site plan shall independently <br />comply with all applicable standards of the TRC unless a Permitted Adjustment is <br />granted. <br />ii. Required private landscaping and open space amenities may also be phased with the <br />building. <br />iii. If a full block is being phased in development, design and development standards may <br />be measured at the full block level in order to accommodate the various phases of the <br />development. <br />(k) Required Public Improvements: All site plans that require public improvements such as <br />sidewalk and streetscape improvements may be deferred through the payment of a <br />proportional fee-in-lieu when the entire length of that block is not within the site plan.