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DEVELOPMENT CHARACTER <br /> <br />• <br />EAST ELK RIVER GATEWAY <br />This district responds to <br />;I .- the preferred location <br />-t`..___ of the future <br />~~- interchange along <br />`~ Highway 10169 and <br />~'~ ~ ` ~ ( suggests a large area of <br />'r highway commercial <br />land use (18 acres) on <br />the southwestern side of the interchange <br />and transitioning to residential <br />overlooking the river. On the east side, <br />there is a small area of retail adjacent to <br />the RDF plant as well as land designated <br />as "Temporary Destination Retail." This <br />areas, roughly 15 acres, falls within the <br />future right-of-way for the interchanges. <br />Here the city must balance the level of <br />near-term public infrastructure and <br />private investments, knowing the future <br />interchange will be built one day. The City <br />owns a large portion of this area and <br />could utilize a land lease approach for <br />development in this future right-of-way <br />area. This district will ultimately become <br />the gateway to the commuter rail station <br />and East Elk River. <br />WEST OF HIGHWAY 10~169~ <br />The land configuration on the west side of <br />Highway 10169 is better suited for larger <br />commercial users due to larger parcel size <br />and limited utility ~ wetland obstructions <br />that are found on the east side. <br />Additionally, this portion of the sub- <br />area depicts an organized development <br />approach for parcel access, placement <br />of buildings, parking, loading, and <br />stormwater treatment. All of which are <br />established by the access and spacing <br />requirements for the future interchange <br />and envisioned parkway contining <br />Sub Area Vignette Study <br />~ BUILDfN6 20NE <br />PARKING ZONE <br />ENHkMCED STREETS <br />PARCEL ACCESS <br />STORMWATER <br />TREATMENT ZONE <br />BUFFER <br />WETLAN65f <br />' PRESERYEC 4EGETATION <br />EAST OF HIGHWAY 10~169~ <br />One of the major changes from the Phase One plan shows a direct connection of Twin <br />Lakes Parkway to the new signal and future interchange location. The roadway has <br />been configured to create larger development parcels to the southeast for destination <br />retail and office users. A collector road is envisioned to connect to the east through <br />the Cargill property and beyond the retail visibility off of Twin Lakes Parkway, more <br />industrial and business park uses would be developed. If the access to 165th were to <br />south bisecting the residential and the be replaced with a new signal at the future interchange location, the City would need <br />i commercial uses. to construct this segment of road to connect to Cargill and the Youth Athletic. <br />'17'131. C1V@rllJ2 Focused Areo STudy <br />M- <br />