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creativity and individuality and place an unreasonable financial <br />burden on the property -owner. <br />Discussion with adjoining communities to facilitate -cooperation <br />and coordination with rftand to planningin issues <br />should initiated. it is important that developmenE on <br />bordering property in other communities is compatible with the <br />development on the borders. of Gear Lake. Thereis a. need for <br />dialogue and a coordir lion of plans -with the City of White Bear <br />Lake, White Bear Lake Township and the City of Vadnais <br />Heights. <br />• The review of conditional uses or rezonings must„ measure <br />impacts on: adjacent uses; air and. water quality, traffic <br />generation, public safety. and health, area aesthetics and the <br />economic impact: <br />• Provide nroteet b of areas of significant vegetation masses and <br />Amenities. Wildlife and natural vegetation n.the City adds to the <br />quality of life fxt Gem Lake, They'sliould be protected from <br />overdevelopirient and preserved, <br />5.3 City Planning Area Policies <br />Beyond establishment of general land development policies; an <br />additional set. of policies has been established to more clearly <br />delineate the hype of.development which is to be encouraged within <br />the various "planning areas" identified within the municipal <br />boundaries of Gem Lake. These policies are listed below and are <br />precededby a brief discussion of existing conditions in each planning <br />area. <br />Ho ffman's Comers East. The Hoffman's Corners East planning area <br />includes all that portion.of Gem Lake. lying east of U.S. Highway 61. <br />The area contains two major auto dealers, fast foods a. dxestaurants;. <br />a Small convenience retail commercial center, and residential <br />structures. The. existing environment for residential living is <br />currently. of A -relatively low quality. With additional commercial <br />developnienfi anticipated, conditions for housing will deteriorate <br />further:. Someof the existing commercial development, particularly. <br />the "convenience" commercial, is of marginal 'quality. There are <br />approximately.2 to 3 acres of land available in this area for retail <br />development. <br />In response to these existing conditions, the following specific <br />policies for this planning .area are offered: <br />1. A gradual phase out of all -residential uses in this planning area <br />is encouraged. In the meantime, strict housing code enforcement <br />will be employed. <br />Comprehensive Plan A-GEMLK9501.00 <br />Gem Lake, Minnesota Page 17 <br />