5.6. PCSR 06-08-2010 - Laserfiche WebLink

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DEVELOPMENT CHARACTER THE HINGE _..--.--_ .This district offers some ~- potential for retail 'development in the near- ~~. term due to the signalized intersection at -~ 171st Avenue. The challenge for this district will be maintaining successful near-term development once the interchange is constructed and access from Highway 1oJ16g is shifted away from the current intersection. The intersection at Highway 1oJ169 and 171st Avenue will likely remain the primary access for the FAST for some time into the future. As residential uses develop north and the commuter rail begins operation, it is likely developers will become interested in smaller, convenience retail and commercial uses at this location. With the inevitable closure of the 171st intersection, the key for continued success of commercial or retail uses in this area will center on building orientation and connectivity. Buildings must be designed to have a "front" toward 171st Avenue and toward Twin Lakes Parkway anticipating the transportation shift. Additionally, an internal street connection should be south of 171st Avenue through the Gateway land to Twin Lakes Parkway. This roadway will help ensure viability long-term and adequate vehicular circulation near term as a solitary access point out to 171st will not allow for left hand turns due to stacking issues at peak times. Thus, the integration of the northern portion of the Gateway • property for design considerations of this district is critical to ensuring successful development. ist. Avenue s~ BUIf.DtNG 20NE PAR1i1NG 2DN£ Q £NHIINCEO STREETS Q PARCEL ACCESS sroaMwATEa • TREATMENT 20NE Wetlands provide significant development constraints for individual landowners, but district wide they provide the opportunity to better organize the development pattern through a strategic wetland mitigation approach to optimize development potential for both private and City owned land. Jointly, with the wetland mitigation, a district wide stormwater treatment approach will help minimize stormwater infrastructure. Last, a trail network along the periphery showcases the natural systems and provided additional connectivity. HIGHWAY 10169 SERVICE & COMMERICAL ? This area represents a narrow strip of existing commercial properties .~, '~. ~ . ;, ` „, running along the western edge of Highway 1oJ169. Limited change _, _s is evisioned for this area. The parcel sizes are narrow and are well situated for smaller, service related commercial uses that can benefit ~`. ' I `~ from the highway visibility. 48 1713C. CNenue Focused Area STudy Future Hinge Sub Area Vignette Study