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