1982 COMPREHENSIVE PLAN - Laserfiche WebLink

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Land Development In Gem Lake and Vicinity Residential Development. Gem Lake residents are overwhelmingly housed in single family homes 93 percent of dwelling units) as is typical of other suburban communities in this suburban. portion of the metropolitan area. However, there is a considerable diversity of- housing types in the vicinity of the City both in terms of types and in values (see Table 7). For example, a very high percentage of all housing units in adjacent. Vadnais Heights is in mobile homes (23,4. percent). Substantial shares of housing are. in multiple family structures such. as in White Bear. Lake (13.4 percent), Shoreview (13.0 percent), Maplewood (18-:9 percent) and North St. Paul (28.9 percent). Housing values also range considerably from very. 44:(over $5.0,0.00 in 1970) in North Oaks and Dellwood to relative love (under $24,000. in 1970) in Gem Lake, Vadnais Heights, Maplewood, North St. Paul; -and Pine Springs. The average auality of housing in Gem Lake is somewhat below other communities in the area. The average value of dwner-occupied housing ($20,705 -in .1970) was .:generally $4,000 or more below housing values in most communities within a five mile radius. However, this figure m8y be misleading since several larger homes of much higher value are also located in the City. Thus, the single fah lily housing stock in the community varies considerably., with most of the housing*stock *being considerably below or above. the norm for this portion of the metropolitan area. Two other indicators, "Dwelling Units Overcrowded" and "Tenure of Housing" are of importance in evaluating the housing stock as shown hi Table '7. Gem Lake housing Is; on.a. percentage basis, typically more overcrowded and less owner -occupied than in other communities in the area. Commercial Develooment. Prior to the recent construction of Vlaplewood 1rlall, there was a decided lack of a full service retail commercial center to nerve. the Gem Lake area: This center will be the dominant retail outlet within the area -for major shopping purposes. Residents of Gem Lake are, able to obtain. some convenience items in the traditional ? offman's Corners'! :area located in the southeastern portion of the City. Lands immediately south and west of Gem Lake's corporate boundaries in Vadnais Heights are planned for commercial. development. As was indicated previously an the- "Employment and Economic Base" section of this chapter, the dominant -investment in all commercial -development within Gem Lake was in auto dealerships catering to a wade area. well beyond. municipal. boundaries. Other commercial investments typically have a "highway service" character such as service stations and fast food establishments.. Office and Other Em to ment Concentrations. There is a limited amount of office development in the .immediate vicinity of Gem Lake. These are small concentra- tions in the downtown areas of White Bear Lake and North St. Paul. The largest concentrations of office space near Gem Lake are in the central business &strict of �St. Paul, the Midway. District of .St. Paul, and in Roseville near the intersection of Snelling and. Highway 36. Industrial Develooment. There are no sizeable concentrations bf industrial development within Gem Lake -or within a five mile radius of the City.. However, there are some relatively small concentrations. in Little Canada, Maplawood, North.