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best serve the community's changing needs and market conditions, flexibility in these areas is essential. Gross and net acreages for mixed use development represent the potential for new mixed use development, and do not account for existing mixed use development projects in the city. Mixed Use Areas Guidance and Recommendations: The Comprehensive Plan provides specific guidance for this development site. The site is expected to develop as an extension of the mixed use multi -family and commercial development south of the municipal boundary, in the City of North Oaks. Commercial development in White Bear Township fronts County Road J (Ash Street) all the way to the freeway. The site is surrounded by Centerville Road, County Road J (Ash Street), and Wilkinson Lake. Wilkinson Lake is classified as a Natural Environment Lake under the Minnesota shoreland management rules. This lake is small and often appears to be a wetland or even a dry prairie rather than a lake. Any development design must include careful consideration to water quality and potential impacts on the lake. Approximately 60 percent of the Mixed Use area is expected to accommodate residential development at approximately 8 to 15 units per acre. The remaining 40 percent is to accommodate commercial development. Based on the information submitted with the concept plan, the development density required equates to approximately 7 units per acre. The current proposal is at approximately 3.6 units per acre. The proposed development is not consistent with the Comprehensive plan for density. No commercial has been proposed as part of the development. The developer has indicated that lack of market interest in the site. Staff has requested a market study be provided regarding commercial opportunities in the area. It should be noted that commercial vacancies currently exist to the south of the site. The commercial center southeast of the site, which includes the movie theatre, still has land available for development and vacancies currently exist with the multi -tenant buildings. While the need for commercial development on the site may not currently be present the City may wish to preserve the opportunity for its inclusion as the project moves forward. Sanitary Sewer Plan Public water, sanitary and storm sewer utilities will be installed within the development. The site is located in Sanitary Sewer District 4 (Sub -district 4A) and is ultimately served by White Bear Township. An existing gravity and force main sanitary sewer bisects the southwest corner of the site. This was installed to serve the North Oaks Rapp Farms development and is connected with White Bear Township. The site will be serviced from an existing 18" gravity main in the southeast corner of the site.