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City of Gem Lake Comprehensive Plan GEMLK 140643 Page 101 Given changing economic conditions and needs, tiered development by different developers is a possibility that needs to be planned for. This would require careful coordination to result in the unified look and feel that the City seeks for this Gateway area. 14.2.1.2 Residential Densities Residential densities listed in this plan refer to the required lot size per housing unit or the number of units per acre. Lot size or density regulations allow a community to provide reasonable estimates as to the size of the needed public infrastructure. This insures that transportation, sewer, water, parks and other public services can be delivered in an economical and efficient manner. Varied densities permit a variety of differing housing types and give the community the ability to attract a range of age and income groups. In this plan, higher densities have typically been directed to areas of higher land values, adjacent to transportation opportunities and other amenities. In some cases, higher densities generally reduce the projected cost per unit for amenities such as water, sewer, parkland and other services. Well planned high density development can also accomplish lower service costs without sacrificing quality design. In fact, quality design can reduce the visual impact of higher density area and relieve the feeling of congestion that poorly plan developments often result in. Paramount is the ability to create scale and quality of development that is consistent with the site and the neighborhood. Clearly, density evaluation must examine building scale (mass and height), building design and orientation, noise protection, vehicle circulation and storage, useable open space, type of land (hilly, rolling, flat) and what natural resources (forests, trees, water bodies) exist on them. 14.2.1.3 Related Zoning Ordinance Revision Considerations • The City of Gem Lake’s existing comprehensive plan now designates four updated single family residential development districts within the City. These districts are: − Single Family Estate − Single Family Executive − Single Family Residential − Mixed Use Residential Appropriate changes must be made in the zoning ordinance to identify the land uses for each of these districts and other features such as lot coverage, setbacks and minimum lot frontage needed. The list of appropriate principal uses, allowed accessory uses and conditional uses needs to be examined and possibly updated. • All new construction plans (residential and commercial) must be reviewed by a plan review committee. This committee will need to update plan review check- lists to allow for the newer districts. • Shore land management - Gem Lake and its attendant wetlands are currently protected in the zoning ordinance with a 100-foot no construction buffer and a 150-foot buffer where ISTS systems cannot be constructed. The area around the lake and wetland is protected from tree and vegetation cutting from 50 feet into the lake to 100 feet from the lake and wetlands. These distances should be reviewed against DNR regulations to see if any changes are needed.