2011 COMPREHENSIVE PLAN - Laserfiche WebLink

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obtained on a long-term contractual basis with surrounding municipalities. It is hoped that these types of arrangements will help keep per capita expenses low for both the residents of Gem Lake and surrounding communities. • Cooperate with adjacent communities to achieve a compatible land development and public service patterns. Recognizing the small size of Gem Lake in relation to the substantial urbanizing pattern in the vicinity, the City will place considerable importance on cooperation. Gem Lake will work with other local units of government in encouraging the compatible development of this sub -region of the metropolitan area. Principal Issues Gem Lake, like most public communities, face significant issues that need to be considered as it develops. The issues listed below are the most critical and establish a focus for many of the plan proposals. The succeeding chapters of this document address these issues in more detail and demonstrate how they could affect plan performance if not dealt with properly. Density of Residential Development Residential development density has been discussed in great length in Gem Lake. The consensus of opinion calls for low overall density in the center of the City, which includes areas surrounding the water body called Gem Lake. This area currently includes large estate type and executive housing development. This plan will make provision for higher densities on the periphery of Gem Lake in mixed use areas. An approximate residential/commercial mix of 50/50 would be sought. The goal of this plan is to have new residential development in the mixed use planning area that averages at least three units per acre, to conform to Metropolitan Council guidelines for land use. It is also important to note that mixed use areas directly adjacent to existing low density development will be planned to fit in harmoniously with these neighborhoods. An example would be to provide single-family low -density homes as a buffer between the existing low - density areas and planned mixed -use areas. Commercial Expansion and Improvements — Mixed Use Redeveloping the entire business area called `Hoffman's Corner" as a master planned mixed use development is desired. This redevelopment should be done in conjunction with similar plans for adjacent areas that are in City of Vadnais Heights. This includes Vadnais Heights land parcels that are next to Hoffman Corners on the same side of the street and on the opposite corner of the County Road E / U.S. Highway 61 intersection. Developing the open parcels of land on County Road E (entirely in Gem Lake) also should be mixed use as specified above. An up -grading of the existing structures in the commercial area along the east side of Scheueneman Road between County Road E and U.S. Highway 61 would also be encouraged. Quality of New Construction and Maintenance of the Existing Man - Made Environment Consistent with the goal of having a high quality and aesthetic man-made environment, the JCity of Gem Lake intends to help ensure that all development within the community is based / on high standards spelled out in implementation controls and procedures. The City further J 5 E H 4.0 plan assumptions, goals, and issues I page 12