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DEVELOPMENT CHARACTER <br />• <br />~LONG-TERM~ <br />With the reconstruction of the Highway <br />ion and io~i69 interchange and proposed <br />access road connecting to Carson Street, <br />an opportunity exists for corporate <br />campus site taking advantage of the <br />highway visibility and river views. This <br />additional access in conjunction with the <br />opportunity for an additional railroad <br />crossing at 73rd Avenue will provide <br />greater chances for this sub-area to <br />redevelopment at a more intense level. <br />The long-term development intensifies <br />around the earlier pattern of <br />infrastructure investments from streets <br />& utilities to stormwater. Vance Street <br />becomes the primary spine heading north <br />to the Carson Street connection and the <br />existing frontage road is removed, but <br />• still contains the utilities and serves as a <br />fire lane for the development. <br />Buildings are oriented toward the <br />highway to capture the visibility and <br />the central stormwater treatment area <br />is treated as an enhanced amenity for <br />the employees. A buffer is maintained <br />along the rail line and smaller office <br />users fill in near the tracks. Parking is <br />internalized and interconnected between <br />the buildings and strong, more direct <br />roadway and sidewalk connections back <br />to the commercial and retail areas at the <br />Hinge and Station Area Village sub-area <br />are constructed. <br />t •. ~~ •, <br />a ~., <br />--~.-,~~ <br />sw~oina <br />rapKiNc <br />c~ iac• rii: aao <br />~ e:~ <br />4 <br />f «~ <br />7T'13t. CN@IlU2FocusedAreaSTuc.y 53 <br />The Pinnacle Sub Area -Long Term Vignette Study <br />