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DEVELOPMENT CHARACTER <br />• <br />THE HINGE <br />. This district offers some <br />'- ~ potential for retail <br />- ,' development in the near <br />' term due to the <br />I }~` signalized intersection at <br />~I ~ 171st Avenue. The <br />challenge for this district <br />will be maintaining successful near-term <br />development once the interchange is <br />constructed and access from Highway <br />10169 is shifted away from the current <br />intersection. <br />The intersection at Highway 10169 and <br />171st Avenue will likely remain the primary <br />access for the FAST for some time into the <br />future. As residential uses develop north <br />and the commuter rail begins operation, it <br />is likely developers will become interested <br />• in smaller, convenience retail and <br />commercial uses at this location. <br />~} ~. <br />.~ ~s , <br />1~ ~, <br />t <br />~~ District <br />With the inevitable closure of the 171st Future Hinge Sub Area Vignette5tudy <br />intersection, the key for continued success development. <br />of commercial or retail uses in this area <br />will center on building orientation and <br />connectivity. Buildings must be designed <br />to have a "front" toward 17tst Avenue and <br />toward Twin Lakes Parkway anticipating <br />the transportation shift. <br />Additionally, an internal street connection <br />should be south of 171st Avenue through <br />I d k k <br />Wetlands provide significant development constraints for individual landowners, but <br />district wide they provide the opportunity to better organize the development pattern <br />through a strategic wetland mitigation approach to optimize development potential <br />for both private and City owned land. Jointly, with the wetland mitigation, a district <br />wide stormwater treatment approach will help minimize stormwater infrastructure. <br />Last, a trail network along the periphery showcases the natural systems and provided <br />additional connectivity. <br />the Gateway an to Twin La es Par way. HIGHWAY 10169 SERVICE & COMMERICAL <br />This roadway will help ensure viability This area represents a narrow strip of existing commercial properties <br />long-term and adequate vehicular ;running along the western edge of Highway 10169. Limited change <br />circulation near term as a solitary access i , - + <br />is evisioned for this area. The parcel sizes are narrow and are well <br />point out to 171st will not allow for ~y ;.. ~~,, situated for smaller, service related commercial uses that can benefit <br />left hand turns due to stacking issues ~+- ~- ~ from the highway visibility. <br />at peak times. Thus, the integration of ~ ~.= <br />the northern portion of the Gateway <br />property for design considerations of this <br />...district is critical to ensuring successful <br />s ~ __ <br />`48 171St. C1VE'rK.12 Focused Area sTudy <br />_: <br /> <br />