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existing plans in: adjacent and nearby municipalities will permit substantial <br />development of low and moderate income housing, and (g) Gem Lake believes <br />that it is more practical, and is prepared to cooperate with adjacent and <br />nearby communities in meeting the overall metropolitan need for low cost <br />market rate housing through transferring: Gem Lake's quotas for such housing <br />under federal or state programs, and the related governmental costs thereof.. <br />City Planning Area Policies <br />Beyond establishment of general land development polities, an additional set of <br />policies have been established to more clearly delineate the type of development <br />which is to be encouraged within the various "planning areas" identified within <br />the municipal boundaries. of Gem Lake. These policies are listed below (see <br />Figure 7) and are preceeded by a brief discussion of existina conditions in each <br />planning area. <br />Hoffman's Corners East. The Hof Ifman's Corners East planning area includes all <br />that portion of Gem Lake lying east of U.S. 61. This area is completely built <br />up with only a few vacant lots east of Schuneman Road. The area contains two <br />major auto dealers, fast foods and restaurants, a small convenience retail <br />commercial center, and residential structures. The existing environment for <br />residential living is currently of a relatively low quality. With additional <br />commercial development anticipated, conditions for housing will deteriorate <br />further. Some of the existing commercial development, particularly the <br />"convenience" commercial, is of marginal quality. <br />In response to these existing conditions, the following specific policies. for <br />this planning area are offered:. <br />1. A gradual phase out of all residential uses in this planning area is <br />encouraged. In the meantime, strict housing code enforcement will be <br />employed- <br />2. The improvement of "convenience" commercial facilities directed toward <br />serving the residents of Gem Lake is encouraged. <br />3. Sewer and water service should he extended throughout all of this develop- <br />ment area as needed. <br />Hoffman's Corners West. This small portion of the. community (approximately 30 <br />acres) is located. in the northwest quadrant of the intersection of County Road E <br />and U.S. 6.1 and includes all area presently zoned commercially in that inter- <br />section quadrant. Existing land use in this area includes an auto dealership, <br />a dairy, and dwelling units. This area is essentially completely developed, <br />except for the westerly 13 acres: Commercial development west and north of <br />this development district will be. vigorously resisted. <br />Northeast Development Area. This area of the City can be roughly described as <br />follows: a all of the City lying east of Schuneman Road and north of U.5, 61, <br />(b) the portion of the, City located. northeast of Otter Lake Road, and (c) a <br />portion of the City located between Goose Lake Road and. Schuneman Road which <br />generally drains into a large pond.. Most of this development area lying north <br />of Goose Lake Road and east of Schuneman Road is developed with only a few vacant 1p*c <br />M, <br />