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May 7, 2025 <br />Outlot A Lessons Learned <br /> <br />The following is a list of lessons learned that Ryan Companies experienced on the Micro Control <br />Company pursuit which has the potential to impact future development at RCC. (These lessons were <br />viewed through the lens of industrial/advanced technology/manufacturing asset type. We did not <br />evaluate the potential challenges if we had been proposing office, retail, etc.): <br /> <br />1. TCAAP Redevelopment Code <br />a. Industrial development is not explicitly contemplated within the TRC <br />i. This creates challenges as mixed use and multi-family code overarches into <br />industrial which is not always applicable <br />b. Maximum allowable adjustment to the TRC requirements can only deviate up to 10% <br />c. Table 5-2 definition of Industrial Uses requiring 30% office <br />i. We understand and appreciate that the likely rationale for this is to deter pure <br />distribution users. However, lab/assembly/production/manufacturing spaces <br />are often times full HVAC with important jobs. <br />ii. We would like the JDA to consider redefining this 30% office requirement to <br />include space that is fully HVAC’d and occupied by employees vs. pure non- <br />HVAC’d or sparsely occupied storage/warehouse spaces. <br /> <br />2. Maximum building height <br />a. Code contradicts itself = states 15 stories building height maximum, but 24’ clear <br />maximum if there is a loading dock <br />i. Any 15 story building would require a loading dock <br />ii. Code currently notes clear height definition as two different things: <br />1. Top of finished floor to bottom of the finished ceiling <br />2. Finished floor to bottom of the structural members of the ceiling <br />iii. Consider modification to state 32’ clear from top of finished floor to bottom of <br />structural steel member for simplicity and flexibility with potential tenant pool <br />1. For reference: 28’-32’ clear height for industrial/advanced tech is <br />market standard <br />a. Industry standard for clear height measurement location: the <br />second bay into the building following the speed bay at the <br />loading dock wall. <br /> <br />3. Shading requirements <br />a. Shading from buildings and other project components are not viewed as methods to <br />meet shading requirements. <br />b. The ability to demonstrate compliance by means of a shade study should be considered <br /> <br />4. Parking ratios <br />a. Much higher standards than a typical user would require <br />b. Contradicts what this development is trying to achieve from a “green” perspective <br />c. Proof of parking is not allowed in the TRC but is allowed in the AHC