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development of this sub -region of the metropolitan <br />area. <br />Principal Issues <br />Gem Lake, like every public community, faces significant <br />issues that need to be considered as it develops. The issues <br />listed below are the most critical and, as such, establish a <br />focus for many of the plan proposals. The succeeding <br />chapters of this document address these issues in more <br />detail and demonstrate how they could affect plan <br />performance if not dealt with properly. <br />Density of Residential Development <br />Residential development density has been discussed in <br />great length in Gem Lake. The consensus of opinion calls <br />for low overall density in the center of the City, which <br />includes areas surrounding the water body called Gem <br />Lake. This area currently includes large estate type and <br />executive housing development. <br />This plan will make provision for higher densities on the <br />periphery of Gem Lake in mixed use areas. An approximate <br />residential/commercial mix of 50/50 would be sought. The <br />goal of this plan is to have new residential development in <br />the mixed use planning area that averages at least three <br />units per acre, to conform to Metropolitan Council <br />guidelines for land use. It is also important to note that <br />mixed use areas directly adjacent to existing low density <br />development will be planned to fit in harmoniously with <br />these neighborhoods. An example would be to provide <br />single-family low -density homes as a buffer between the <br />existing low -density areas and planned mixed -use areas. <br />Commercial Expansion and Improvements — Mixed Use <br />Redevelopment of the entire business area called <br />`Hoffrnan's Corner" as a master planned mixed use <br />development is desired. This redevelopment should be done <br />in conjunction with similar plans for adjacent areas that are <br />in City of Vadnais Heights. This includes Vadnais Heights <br />land parcels that are next to Hoffinan Comers on the same <br />side of the street and on the opposite corner of the County <br />Road E / Highway 61 intersection. <br />City of Gem Lake Comprehensive Plan I page 4-3 <br />