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commercial. Neighboring properties to the south that are similarly zoned and guided for commercial use are currently occupied by commercial uses, generally following the spirit and intent of the land use designation to provide commercial uses along CSAH 8. If the proposed residential building were constructed on the northerly edge of the property facing Rosemary Way, the commercial uses along CSAH 8 would remain. Staff recommends that the Planning Commission discuss the potential for changing the zoning and land use designation of the property to allow for high density residential use, and whether the applicant should implement a PUD with commercial uses alongside the proposed residential use. Architecture The applicant has indicated that the design of the building would be similar to one of their existing developments in Forest Lake. The exterior of the building is proposed to be a mixture of brick and steel siding with earth tone colors. The individual apartments would feature decks and window shutters. The building would need to meet the city's Multifamily Design Guidelines. The applicant has provided photos of their comparison property in Forest Lake for a visual representation of the architecture of the building. Parks/Trails Park Dedication The developer is required to dedicate land,pay a fee, or a combination of land and fee. At the maximum allowed density of 10 units per acre, the developer is required to 17 percent of buildable acreage. The park dedication fee is $3,400 per unit. The applicant has not made their intentions for meeting park dedication requirements clear at this time. The sketch plan shows a playground and courtyard attached to the building,but it is unclear whether these would be public or used as private amenities for residents. The applicant is currently planning to incorporate walking trails within the remainder of the property to the east of the utility easement. If this area would be incorporated into the city park system, then 1.3 acres of buildable land would need to be used in order to meet the required 17 percent of buildable acreage for park dedication. However, the applicant's narrative seems to suggest that the trail area would be kept private as a resident amenity. Changes in zoning and land use for this property would need to be evaluated by the Parks Commission for an assessment of the park system in the area and recommendations for park dedication for this property. Streets and Access The applicant's sketch plan currently shows two access points onto the property on the northwest and northeast corner of the parking lot onto Rosemary Way. A traffic engineer may need to review the proposed access points to understand if Rosemary Way can handle the proposed traffic. Rosemary Way is a collector road and presumably can handle the additional traffic, since 4 Rosemary Place Sketch Plan