DRAFT 171ST STUDY 04-27-2009 - Laserfiche WebLink

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OBJECTIVES AND ASSUMPTIONS GENERAL ASSUMPTIONS In order to plan for appropriate land use and transportation investments for the i7ist Avenue FAST, certain assumptions were made in order to focus the planning effort and set a distinct framework and vision for the future. General assumptions for the planning effort follow: Major transportation improvements will be a primary development trigger. The often familiar trend in commercial real estate will likely play out in the FAST, new development and redevelopment typically follow transportation and public infrastucture improvements. The first primary trigger for development will be the Northstar commuter rail station opening in fall of zoog. The allure of the first commuter rail line in Minnesota will likely solicit interest from the development community. Additional roadway improvements through the Gateway will likely also trigger development in the area in the near term. In the future, the reconstruction of the ioi~~o~i69 interchange and the conversion of Highway io~~6g to a limited access freeway will trigger significant land use and transportation pattern changes in the in the ~7ist Avenue FAST. Twin Lakes Parkway will be extended to become asub-regional collector for improved access for east Elk River. The Elk River Transportation Plan identifies Twin Lakes Parkway as level 6-B urbanizing collector from CSAH ~z to the signal at i7ist Avenue. The transportation plan also indicates the continuation of Twin Lakes Parkway to 165th Avenue serving as the sub- regional collector for southeast Elk River. Land uses will become more intensive over time. As infrastructure improvements are made and ridership increases with the Northstar commuter rail it is likely more intensive development will occur throughout the FAST project area. Future Highway ~o/t6g access to study area will be farther south than t7~st Avenue intersection due to MN DOT spacing requirements. The current intersection of i7ist Avenue and Highway ~o/i6g is less than i mile from the major interchange at Highway ioi and Highway io~i6g, a typical rule of thumb for interchange spacing. MN DOT mandates the future interchange must by at least ~ mile south of the Highway ioi & io~i69 interchange for safety purposes, allowing for proper construction of on ramps and off ramps. A location not supported by MN DOT wil likely not be completed. Study area is in development competition with other districts in & outside Elk River. Within Elk River a large commercial center exists just north of the project site along Highway ~6g near Main Street and School Street, and captures much of the commercial ;; 17181. W2r1U2 Focused Area STudy 15