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T ~~ <br /> rss-~,. ~.,.~.... , °a 171st. ~,~<enue Elk<Rn~er Saation <br />This district offers the most - ~ ~ j <br />~ <br />'i <br />~~ :"~- <br />potential for retail <br />., , ~ <br />~ <br />,`~ <br />ti <br />~ E <br /> <br />, ` <br />~ <br />, <br />~ ~ <br />;,development in the near- _ , -- ~.~~ <br />. ~ ` <br />`" ~ ~~ <br />` ~ <br />' <br />1 ' <br />term due to the signalized ~ <br />K ,, ~.>.~ - ~ <br />' <br />~ '1. <br />intersection at 171st Avenue. <br />f <br />thi <br />di <br />t <br />i <br />t <br />Th <br />h <br />ll ~`.~ ~ ~~~~ ~~~~ <br />a n <br />~ ~ <br />~- <br />. <br />~ <br />r <br />enge <br />or <br />s <br />r <br />c <br />e c <br />a <br />s a <br />; <br />- <br />~ <br />~ <br />will be maintaining successful near-term ~ <br />~ T ~: .y y <br />~, <br />~ <br />,,~ .~` <br />4 <br />development once the interchange is {~'~ t _`.Ar <br />~ <br />_ f' ~ ~ <br />constructed and access from Highway ~ ~, ` ~ :~ ~ -' ~ <br />to~t6g is shifted away from the current _ ' <br />intersection. - ~ ~, ~ _ ~ __ I <br />_ <br /> _ <br />°= '1 ~.,~ _, ~ ~ ~ <br />~ <br />~ <br />The intersection at Highway to~t69 and L i ~-~~~ ~ ~; ~ ~ <br />' ~ <br />~~~~~' ~ _ <br />t7tst Avenue will likely remain the primary w ~_ ° ~ ""~" ~ ~ ~ ~ ~" <br />access for the FAST for some time into the <br />x .. v <br />~ ~ Imo; ~ ~ ~, ``' <br />future. As residential uses develop north ~ `~ ~ ~~~~ r ' - ~~ '- ~.- .._ _ . ~ _ _ _ <br />~ ~ <br />and the commuter rail begins operation, it ~.~ <br />~~' au'~oiNG zo"E <br />~, <br />is likely developers will become interested ~ ~a~"'"~ La"E + - <br />I <br />in smaller, convenience retail and •-~ FtiN~"cEOSTR2e1s ~ <br />r~ <br />commercial uses at this location. ~ FaRCEI. AccESS ~_ ` __ ~ `~ <br /> <br /> <br />With the inevitable closure of the t7tst ~._ _-- <br />SFpQ~NlfitATER ~~ "'~ y, ~~ <br />~ TREATMENT26NE ~ RDr" PIdnt ~~ <br />intersection, the key for continued success ~ sUPFER <br />,~ a:<< <br />~ <br />of commercial or retail uses in this area M~EFLANGS/ ~ <br />~ pRE5ERVEG VEGE1ATi0N ~ ~ ~~ x ° ~' ~ ~ <br />will center on building orientation and Future Hinge District Vignette Study ~~~ <br />connectivity. Buildings must be designed <br />to have a "front" toward t7tst Avenue and <br />toward Twin Lakes Parkway anticipating Wetlands provide significant development constraints for individual landowners, but <br />the transportation shift. district wide they provide the opportunity to better organize the development pattern <br /> through a strategic wetland mitigation approach to optimize development potential <br />Additionally, an internal street connection for both private and City owned land. Jointly, with the wetland mitigation, a district <br />should be south of t7tst Avenue through wide stormwater treatment approach will help minimize stormwater infrastructure. <br />the Gateway land to Twin Lakes Parkway. Last, a trail network along the periphery showcases the natural systems and provided <br />This roadway will help ensure viability additional connectivity. <br />long-term and adequate vehicular <br />circulation near term as a solitary access <br />point out to t7tst will not allow for <br />left hand turns due to stacking issues <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 />',development. <br /><44 9718G, t7`+f~'r7U~FOCUSedAreaS"tudy <br />