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<br />City of Gem Lake Comprehensive Plan Page 13 <br />• Have a low-profile government that provides only essential public services <br />necessary for their health, safety, and welfare. It is a further goal that these <br />public services should be obtained on a long-term contractual basis with <br />surrounding municipalities. It is hoped that these types of arrangements will help <br />keep per capita expenses low for both the residents of Gem Lake and <br />surrounding communities. <br />• Cooperate with adjacent communities to achieve a compatible land development <br />and public service patterns. <br />Recognizing the small size of Gem Lake in relation to the substantial urbanizing pattern <br />in the vicinity, the City will place considerable importance on cooperation. Gem Lake will <br />work with other local units of government in encouraging the compatible development of <br />this sub-region of the metropolitan area. <br />4.3 Principal Issues <br />Gem Lake, like most public communities, face significant issues that need to be <br />considered as it develops. The issues listed below are the most critical and establish a <br />focus for many of the plan proposals. The succeeding chapters of this document address <br />these issues in more detail and demonstrate how they could affect plan performance if <br />not dealt with properly. <br />4.3.1 Density of Residential Development <br />Residential development density has been discussed in great length in Gem Lake. The <br />consensus of opinion calls for low overall density in the center of the City, which includes <br />areas surrounding the water body called Gem Lake. This area currently includes large <br />estate type and executive housing development. <br />This plan will make provision for higher densities on the periphery of Gem Lake in mixed <br />use areas. An approximate residential/commercial mix of 50/50 would be sought. The <br />goal of this plan is to have new residential development in the mixed use planning area <br />that averages at least three units per acre, to conform to Metropolitan Council guidelines <br />for land use. It is also important to note that mixed use areas directly adjacent to existing <br />low density development will be planned to fit in harmoniously with these neighborhoods. <br />An example would be to provide single-family low-density homes as a buffer between the <br />existing low-density areas and planned mixed-use areas. <br />4.3.2 Commercial Expansion and Improvements – Mixed Use <br />Redeveloping the entire business area called ‘Hoffman’s Corner” as a master planned <br />mixed use development is desired. This redevelopment should be done in conjunction <br />with similar plans for adjacent areas that are in City of Vadnais Heights. This includes <br />Vadnais Heights land parcels that are next to Hoffman Corners on the same side of the <br />street and on the opposite corner of the County Road E / U.S. Highway 61 intersection. <br />Developing the open parcels of land on County Road E (entirely in Gem Lake) also <br />should be mixed use as specified above. <br />An up-grading of the existing structures in the commercial area along the east side of <br />Scheueneman Road between County Road E and U.S. Highway 61 would also be <br />encouraged.