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<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 acres per the 2040 City of Lake Elmo Comprehensive plan. <br />The total commercial area that is proposed is a total lot area of 7.0 acres. The net density <br />is calculated to be 97 units in total. This is determined by adding the sum of the future <br />VMDR areas, outlot area A, outlot area B, and a portion of the public ROW. These areas <br />add up to a total area of 12.17 acres. The 2040 City of Lake Elmo Comprehensive Plan <br />dictates that in all VMDR areas the density per acre is to be 3.01 to 8 units per acer. <br />Therefore the max density is 8 units x 12.17 acres for a total of 97 units. See Article 2 for a <br />specific lot density breakdown 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 within the initial narrative above. <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 <br />projections by the County. The proposed public roadways meet City requirements for <br />commercial section and access for emergency needs. At ultimate build out there will be <br />multiple access points to the development for emergency vehicles. <br /> <br />Engineering traffic requirements have been incorporated into the typical sections to avoid <br />any additional impacts to the surrounding roadways. The development team will address <br />any other concerns pending city review of the Final Plat application. <br /> <br />k) If applicable, provide a description of proposed lakeshore access (i.e. shared dock with <br />multiple slips, individual docks for each lot, etc.);