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and ultimately a future residential use pending favorable market conditions – all of which is intended to be consistent with Lake Elmo’s 2040 Comprehensive Plan. The commercial portion of the project will face the south and east along Stillwater Boulevard N and Manning Ave n (C.S.A.H No. 14, and 15 respectively). The project proposes four commercial buildings within the proposed 7 -acre commercial area. f) A statement showing the proposed density of the project with the method of calculating said density shown; The proposed density of the project was calculated using the net residential density guidelines from the MET council local planning handbook. The total area dedicated for commercial development is 7 acers per the 2040 City of Lake Elmo Comprehensive plan. The total commercial area that is proposed is a total lot area of 6.99 acers. The net density is calculated to be 98 units in total. This is determined by adding the sum of the future VMDR areas, out lot area A, out lot area B, and a portion of the public ROW. These areas add up to a total area of 12.23 acers. The 2040 City of Lake Elmo Comprehensive Plan dictates that in all VMDR areas the density per acer is to be 3.01 to 8 units per acer. So, using the maximum of 8 units per acer and multiplying the VMDR area of 12.33 we get a 98 as a total number of units per acer. See Article 2 for a specific lot density breakdown table. g) Discuss proposed infrastructure improvements and phasing thereof (i.e. proposed roadways, sewer systems, water systems, sidewalks/trails, parking, etc) necessary to serve the subdivision; Infrastructure improvements are discussed on page 1 and 2 of this document. h) A narrative addressing concerns/issues raised by neighboring properties (discussing your proposal with the neighboring land owners is recommended to get a sense of what issues may arise as your application is processed); There are no known concerns at this time. i) A description of how conflicts with nearby land uses (livability, value, potential future development, etc.) and/or disturbances to wetlands or natural areas are being avoided or mitigated; There are no conflicts with nearby land uses. The proposed site improvements conform to the 2040 City of Lake Elmo Comprehensive Plan. There are no impacts to wetlands, natural areas, or similar. j) Provide justification that the proposal will not place an excessive burden on roads (traffic), sewage, water supply, parks, schools, fire, police, or other public facilities/services (including traffic flows) in the area. The project area has been included in the 2040 Comprehensive planning for future development. Sanitary and Water facilities are easily accessible to the parcel and have sufficient capacity to service the project. Trip generation estimates for traffic projections have been submitted to the City Engineer and fall within the 2040 comprehensive traffic