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<br />- '°, I ~ y ~ ' Elk?R+i~'e~S,G~ati'o'nL,"'^"__
<br />,.,,.~..6 -.~ ..,;, ` ~7,~sC Avenue
<br />TB~ FIt~tGL ~~~
<br />. ~:.. ~ ~ -
<br />____. This district offers the most - - ,,,,,^" +, C` ~:_ ~~, `3
<br />a, r.
<br />potential for retail „ ~ + ~ ,-~.,~~ - ~``'
<br />v ~"' ~ tir', n,
<br />~ ~ `~ - \
<br />development in the near- --- ~ ' 1 , -
<br />_ ,__
<br />t~ ..
<br />term due to the signalized e ~ ~~, `~-~~" - ~ -;
<br />intersection at t7tst Avenue. ~ ~'~ ~' ~
<br />--~_
<br />- ~ ., ~i,.
<br />The challenge for this district T ~ =-~
<br />~r
<br />;.
<br />will be maintaining successful near-term .~, `^ = ,. ~;~}~ ~ ,,~ (^ ~'~ ~; +~i ~
<br />development once the interchange is ~ '~ 1 ~ ~ , ~~ ~-s_ ~~~~~~~ ~ ' ' ~ ~' ~ -
<br />,. ~ z
<br />constructed and access from Highway I ~ - `J J - = -
<br />.y y F r
<br />to~t6g is shifted away from the current _ `' _ -
<br />intersection. _ - t ~ ~^ C ~ ~ ~~E
<br />_~ ~ -
<br />The intersection at Highway to~t69 and ` ~ y ~ ~ ,~ __
<br />~_.
<br />t7tst Avenue will likely remain the primary ,'_ ~ ; , . ~,,"~" ~"~ ~ , ~' , ~ ~~
<br />access for the FAST for some time into the ~, 1 ,~ , ~ ~ r ~r;~ ~ - -- -- -- -
<br />~ -- .-
<br />future. As residential uses develop north .. `~ i °~ `'` ` '' ~ ~ ' ~ ` ~~~- - -"
<br />~`" BUII DING ZONE ~S~ -
<br />~..
<br />.. ~ _ ..Ye; __ ._ ,
<br />and the commuter rail begins operation, it
<br />FARKIhG ?.6NE
<br />is likely developers will become interested , ® ~ _ _ _ _ _ -- ,
<br />in smaller, convenience retail and -~ ~aNaNCEOSFREETS r ~ ,~~
<br />' t;
<br />commercial uses at this location. ~ PARGEI A~cESS ~ ~ _ -
<br />_ ~ SFO$MWA7ER ~~`'~
<br />TREATMENT ZONE ~ ~- n'~DF PIQni
<br />With the inevitable closure of the t7tst ` i
<br />BUFFER 4 _;~a un~
<br />intersection, the key for continued success ~ ~!
<br />WETEANn57 ~ ~ ww4t N a Y. T~ ,..
<br />of commercial or retail uses in this area ~ ~RE5ERYE~ VEGETATION
<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 />d welopment.
<br />c}r} '17'S3L. t~/E'rlU° Focused.4rea;iudy _ -
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