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City of Gem Lake Comprehensive Plan GEMLK 140643 Page 100 • Identifying the supporting public service system plans including utilities, transportation, parks and open space, fire protection, public facilities and schools • Developing public investment strategy which considers direct and indirect financial investment including public infrastructure • Preparing to implement regulations It is important to note that the comprehensive plan is much more than a simple map with descriptive text. It is an interwoven blueprint for the physical and economic development of the community. 14.2 Regulations The major land use regulation tool is the zoning ordinance. Allied regulations include those dealing with subdivision of land, wetlands, nuisances, property maintenance and shore lands. The City of Gem Lake’s chief regulatory tool is the zoning ordinance. In accordance with the requirements set by the Metropolitan Council, the City will be reviewing its zoning, subdivision, building regulation, and any other ordinance which may be in conflict with the proposals made by this document. These controls will be updated within nine months from the date of the plan’s official adoption by the City. 14.2.1 Zoning Ordinance The zoning ordinance guides the use of land and the placement of structures on that land to assure a sense of order and to protect the public health, safety and general welfare. The zoning ordinance has often been considered a protective implementation tool, but it can also provide incentives to encourage good site design, general harmony, adequate open space and the reduction of congestion. A number of implementation issues and policies that need to be reviewed are discussed here. 14.2.1.1 Mixed Uses A new mixed use district (defined by a planning venture of the City titled “Gateway & Village Centers Vision Corridor”) allows for a multitude of land uses for the business district of the city centered around ‘Hoffman’s Corners.” This area is located at the intersection of County Road E and Highway 61. It also extends west along County Road E to cover two undeveloped land parcels of approximately 18 acres each. The professional planner for this district recently envisioned many different uses along two major transportation corridors. A 50/50 mix of office/commercial/retail and residential is suggested. With this Vision Corridor document, developers are presented a variety of planning ideas for the five different land parcels that make up this area. The document allows creative levee way for developer input, as long as concepts fit within the general guidelines. Ideas expressed in the document range from the use of second story condos over office or retail spaces, to the building of multi-story senior housing. Areas for a medium scale retail shopping center, with many “shoulder type” retail uses, are also suggested. Any or all of these concepts would be constructed within a master plan and through a PUD. The City desires that this development provide an “integrated community where opportunities for shopping, working, recreation and social interaction can co-exist.”