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THE MASTER PLAN <br />THE PINNACLE <br />- The Pinnacle District is the <br />,~_ nan-ow, underutilized area in <br />~ the far northwest of the <br />A`~~ study area. Access is <br />' challenging for much of the <br />site, but opportunity exists <br />with strong highway visibility. The timing <br />of access changes along Highway ioJi69 <br />will have large effect on development and <br />redevelopment in this district. <br />~NEAR-TERM~ <br />With limited access and numerous small <br />parcels it is unlikely major redevelopment <br />will occur in this district in the near-term. <br />Rather, capitalizing on recent investments <br />with the extension of Vance Avenue select <br />small industrial users with limited access <br />needs and relatively limited investment <br />fit for the undeveloped portion of the <br />district. Redevelopment of the two <br />vacant sites north of 73rd Avenue could <br />allow for office or office showroom uses, <br />however, a median crossing will be closed <br />at 173rd Avenue with the planned zo~z <br />MN DOT resurfacing project could impact <br />any high traffic uses. <br />The frontage road will remain as the <br />primary access for uses along Highway <br />~oJi69, but the intersection at 73rd <br />Avenue should be reconstructed further <br />east with any redevelopment for <br />additional safety measures. Extending <br />Vance Avenue to the frontage road and <br />the addition of district signage icons will <br />help increase visibility for small business <br />behind the frontage road users. As these <br />uses evolve, steps should be taken to <br />create attractive building fronts and <br />organizing the development pattern. <br />. The organization must include well <br />.`°- <br />landscaped parking to the front or side of the building, and well screened loading <br />and storage areas located behind the buildings. Stormwater treatment can take on <br />a district approach internally to the larger blocks of development. This framework <br />of streets, utilities and Stormwater treatment sets the stage for broader long term <br />redevelopment which could occur with an additional access to the north. <br />$ "'18C. CN2r1U2 Focused Area Study <br />The Pinnacle District -Near Term Vignette Study <br />