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Design Principles <br />• Reduce future <br />development intensity and <br />density in accordance <br />with overall vision. <br />Consideration for <br />concentrated density and <br />intensity may be granted <br />when a project <br />demonstrates a public <br />benefit and furthers the <br />implementation of this <br />Plan. <br />• In general, keep building <br />height away from Collins <br />Avenue. <br />• Limit commercial uses to <br />the existing parcels and <br />do not encroach into <br />existing residential areas. <br />Maintain separation. <br />• When permitted, <br />incorporate a podium - <br />style design for new tower <br />buildings - creating a <br />pedestrian -scale <br />environment at the street. <br />Building mass and height should be <br />shifted away from Collins Avenue. <br />Overall, stakeholders preferred a <br />low -scale village environment, <br />centered around open spaces. <br />Pedestrian scaling at the street <br />level is of upmost importance. <br />Sample rendering for conceptual TCN redevelopment <br />Sample rendering for conceptual TCN redevelopment <br />42 <br />