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DEVELOPMENT CHARACTER <br />THE PINNACLE <br />-~ The Pinnacle sub-area is <br />~.~ ` -` the narrow, under- <br />j ~ utilized area in the far <br />~~,~.~,..~~ ~ northwest of the study <br />'", ,-.-. area between the rail <br />- ~ -~ line and Highway ~o~~6g. <br />~-' <br />Access is challenging for <br />much of the site, but an <br />opportunity exists with strong highway <br />visibility. The timing of access changes <br />along Highway io~i69 will have large <br />effect on development and redevelopment <br />in this district. <br />NEAR-TERM <br />With limited access and numerous small <br />parcels it is unlikely major redevelopment <br />will occur in this sub-area in the near- <br />term. Rather, capitalizing on recent <br />investments with the extension of <br />Vance Avenue, select small industrial <br />users with limited access needs and <br />relatively limited investment fit for the <br />undeveloped portion of the district. <br />Redevelopment of the two vacant sites <br />north of 73rd Avenue could allow for <br />office or office showroom uses, however, <br />a median crossing will be closed at 173rd <br />Avenue with the planned zoi3 MN DOT <br />resurfacing project could impact any high <br />traff=ic uses. <br />The frontage road will remain as the <br />primary access for uses along Highway <br />io~i6g, but the intersection at 73rd <br />Avenue should be reconstructed further <br />east with any redevelopment for <br />additional safety measures. Extending <br />Vance Avenue to the frontage road and <br />the addition of district signage icons will <br />help increase visibility for small business <br />behind the frontage road users. As these <br />uses evolve, steps should be taken to <br />:::. ~~> <br />~. -- e§:a <br />~` - <br />`, <br />1:x1 <br />~~4 <br />~~ <br />~~ az <br />~~v <br />~` ~ <br />The Pinnacle Sub Area -Near Term Vignette Study <br />•t~ :cc saga <br />:' ~~ <br />create attractive building fronts and organizing the development pattern. The <br />organization must include well landscaped parking to the front or side of the <br />building, and well screened loading and storage areas located behind the buildings. <br />Stormwater treatment can take on an entire sub-area approach and become <br />internal to the larger blocks of development. This framework of streets, utilities and <br />Stormwater treatment sets the stage for broader long term redevelopment which <br />could occur with an additional access to the north. <br />52 17'13t. C]VE`nU2 Focused Area STudy <br />