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DRAFT January 29, 2015January 29, 2015January 29, 2015January 27, 2015January 22, 2015 TCAAP Redevelopment Code Page | 16 c. Corner Lot Building Frontage Reduction of building frontage requirements for lots with two or more Pedestrian Priority frontages (applicable Frontage Standard for the zoning district of the subject corner lot) Frontage requirement along one Pedestrian Priority designated frontage may be replaced with the corresponding standard for Pedestrian-Friendly frontage designation instead. In determining which Pedestrian Priority frontage may be changed to a Pedestrian-Friendly frontage, precedence shall be given to matching any existing building Pedestrian Priority frontages of adjoining blocks or lots on either side of the street. Reduction of building frontage requirements for lots with two or more Pedestrian-Friendly frontages (applicable Frontage Standards for the designated zoning district of the subject corner lot) Frontage requirement along one Pedestrian-Friendly designated frontage may be replaced with the corresponding standard for General frontage designation instead. In determining which Pedestrian-Friendly frontage may be changed to a General frontage, precedence shall be given to matching any existing building Pedestrian- Friendly frontages of adjoining blocks or lots on either side of the street. d. Sidewalk and Streetscape standards Sidewalks, street tree planting, street lighting, and other streetscape standards may be adjusted based on the development context and street cross section. Any changes to the streetscape standards shall be based on specific development context such as existing vegetation, natural features, drainage, and fire access and is subject to approval by the JDA. e. Required Parking Spaces Reduction in the number of required parking spaces Reduction in the number of parking spaces shall be based on one or more of the following: i. A shared parking plan for parking within 1,320 feet of the subject property; or ii. A parking study for the uses proposed on the site; or iii. A combination of the above 3. Other a. Any other numerical standard in the code A modification up to 10% (increase or decrease) ii.A modification of a numerical standard is needed to accommodate existing conditions. iii. The proposed development still meets the intent of the TRC. b. Phased Developments Deferment of building frontage standards i.Phased developments may defer building frontage requirements as long as they meet the build-to-zone and parking setback requirements 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. 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. [A3]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. City Community Development and Public Works staff approval