HomeMy WebLinkAbout2022 COMPREHENSIVE PLAN
City of Gem Lake Comprehensive Plan
City of Gem Lake, Minnesota
March 2022
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City of Gem Lake Comprehensive Plan
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Contents
1 City of Gem Lake Comprehensive Plan Summary ..... 1
2 Use of the Plan ........................................................... 3
3 Community Development: Trends and Detriments .... 6
4 Plan Assumptions, Goals, and Issues ...................... 12
5 Land Use Goals and Policies .................................... 16
6 Transportation Plan ................................................... 42
7 Sanitary Sewer System Plan .................................... 58
8 Water Supply System Plan ....................................... 76
9 Housing Plan ............................................................. 81
10 Local Water Management Plan ................................ 90
11 Community Facilities and Services Plan .................. 91
12 Park and Open Space Plan ...................................... 93
13 Renewable Energy Policy ......................................... 98
14 Implementation ......................................................... 99
List of Appendices
Appendix A City Capital Improvement (CIP) and Maintenance Plan
Appendix B City of Gem Lake, Ramsey County, Minnesota Ordinance No. 64E
Appendix C City of Gem Lake, Ramsey County, Minnesota Ordinance No. 67D
Appendix D City of Gem Lake, Minnesota Ordinance No. 129
Appendix E Vadnais Heights Utility Service Connection Agreement
Appendix F Gem Lake Local Water Management Plan
City of Gem Lake Comprehensive Plan Page 1
City of Gem Lake Comprehensive Plan
Prepared for City of Gem Lake, Minnesota
1 City of Gem Lake Comprehensive Plan Summary
This comprehensive plan covers the following:
• Chapter 2, “Use of the Plan,” outlines the purpose of this document, which is
intended to guide long-term growth. It defines the roles of the Planning
Commission, City Council, and citizens of Gem Lake. It also covers compliance
with and amendments to the plan.
• Chapter 3, “Community Development Trends and Determinants,” provides
background information on the city’s past and present conditions. Elements
covered are geographical setting, natural features, population growth and
characteristics, employment, economic base, region-serving facilities and land
development. The purpose of the chapter is to determine the current status of
Gem Lake, and where the City may be headed. The chapter identifies possible
resources that may be available and those that should be preserved.
• Chapter 4, “Plan Assumptions, Goals, and Issues,” covers the assumptions that
the plan is based on, the goals that have been established and the principal
issues that must be faced.
• The goals relate to a “vision” of Gem Lake’s future. They stress the preservation
of the “small town” character and natural environment of the City.
• Chapter 5, “Land Use Goals and Policies,” divides the city into planning areas,
describes each area, and identifies specific land use policies for each.
• Chapter 6, “Transportation Plan,” describes existing roadways, as well as
transportation issues that face Gem Lake residents. Policies to guide the future
development and maintenance of the transportation system are covered.
• Chapter 7, “Sanitary Sewer Plan,” describes the City’s overall approach to
sanitary sewer services, including goals and policies. The current sanitary sewer
and possible future extension of services are summarized here. The ordinances
which regulate individual sewage treatment systems (Ordinance 46 and 61), and
the operation of the municipal sanitary sewer system (Ordinance 64) are also
covered.
• Chapter 8, “Water Supply Plan,” examines City options regarding its water supply
now and in the future. The need for conservation and emergency plan
procedures are covered.
• Chapter 9, “Housing Plan,” describes the current housing situation within the
City. Census data is summarized. This chapter also includes a list of goals and
policies to guide the future housing mix (quantity, quality, density, and type).
• Chapter 10, “Local Water Management Plan,” identifies goals and policies that
relate to the storm water management system.
• Chapter 11, “Community Facilities and Service Plan” covers the current status of
various community facilities and service arrangements. Police and fire protection,
road maintenance, professional assistance, municipal building, public schools,
health facilities, and outdoor recreational facilities are dealt with.
City of Gem Lake Comprehensive Plan Page 2
• Chapter 12, “Parks and Open Space Plan” outlines current parks and open
spaces, as well as regional facilities serving Gem Lake.
• Chapter 13, Renewable Energy Policy Plan
• Chapter 14, “Plan Implementation,” covers the official controls that are currently
in place, as well as developing a Capital Improvement Plan.
City of Gem Lake Comprehensive Plan Page 3
2 Use of the Plan
2.1 Purpose of Preparing the Plan
The Gem Lake Comprehensive Plan has been prepared with the primary purpose of
guiding the long-term physical development of the City. This includes investments in both
privately and publicly owned resources. The City Planning Commission and City Council
have both recognized that investments in physical facilities within Gem Lake are usually
long-term fixed assets that establish the development character of the City for many
years. Accordingly, this document has been prepared to firmly establish the manner in
which citizens and their elected and appointed representatives wish the City of Gem Lake
to develop.
This plan document is the fifth Comprehensive Plan prepared for the City. The first plan
was prepared in 1962, but was not officially adopted by the municipal government. A
second plan was prepared in 1978, and revised in 1982 to meet Metropolitan Council
(hereafter referred to as the Met Council) approval. The third and fourth plans were
completed in 1997 and 2010.
This plan draws freely upon the proposals of the 2010 plan, but incorporates more recent
development trends within Gem Lake and in the immediate vicinity of the City. It also
introduces a new mixed use planning area to the City. New goals and policies of the City
are also established. This plan supersedes all of the contents of the 2010 plan document.
The Comprehensive Plan represents the collective position of the City Planning
Commission and the City Council at the time of its adoption. While consultant assistance
was sought in the preparation of this plan, the actual recommendations and policy
statements represent solely those of the City Council, the Planning Commission and, to
the maximum extent possible, the citizens of Gem Lake.
While the plan is intended primarily as a policy document with the main objective of
guiding the orderly physical development of the City, the plan should not be considered a
detailed program for the implementation of City policies nor should it be considered a
regulatory device for accomplishing this end. Rather, it is expected that all plan
procedures and regulatory devices legally available to the City will be used in accordance
with the provisions of the plan. The general time frame of the plan is approximately 15 to
20 years, at which time it is anticipated that most, if not all, land holdings within Gem
Lake will be committed to some form of urban development.
2.2 Use of Plan by the City Planning Commission
The Planning Commission of Gem Lake is a three-member body appointed by the City
Council of Gem Lake. Members of the Commission serve at the pleasure of the City
Council. They may be reappointed.
Specifically, with regard to the Comprehensive Plan, the Planning Commission has the
following major responsibilities to:
• Periodically review (not less than biannually) and make suggested additions and
amendments to the Comprehensive Plan
• Assure that all provisions of the City’s development control ordinances (or
proposed amendments or additions to these ordinances) are in accordance with
the principles of the plan
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• Review proposed public capital investments of the City of Gem Lake to
determine their consistency with the Comprehensive Plan
• Review proposed private capital investments within Gem Lake to assure that
they are in accordance with the principles and proposals of the plan
While the Planning Commission’s responsibilities are primarily advisory — the City
Council has prime authority in carrying out the plan’s features — the Planning
Commission nevertheless is considered to be the City’s primary body in terms of making
explicit interpretations of the plan’s stated proposals.
2.3 Use of the Plan by the City Council
The City Council is a five-member body directly elected by the citizens of Gem Lake.
Council members are elected to four year staggered terms. The Mayor is also elected to
a four-year term. As the primary policy making body of the City of Gem Lake, the Council
has the following principal responsibilities in relation to the Comprehensive Plan to:
• Help ensure, to the maximum extent possible, that the policies contained within
the Comprehensive Plan document represent the viewpoint of the citizens of the
community
• Attempt to make incremental policy decisions in normal council deliberations that
are consistent with the plan’s provisions
• Make public capital and related expenditures consistent with the principles of the
plan
• Exercise the ultimate review and adoption of all original plan provisions and
amendments to the plan forwarded to the Council by the Planning Commission.
2.4 Relationship of Other Municipal Bodies and Citizens to the
Plan
Beyond guiding the actions of the Planning Commission and the City Council, the plan is
designed to be an educational device. It covers the unique assets, liabilities, and key
development issues facing the City in the coming years. Citizens interested in
interpretations of the provisions of the Comprehensive Plan, or revisions to it, are
encouraged to meet with the Planning Commission at its regularly scheduled sessions.
2.5 Compliance with the Plan
The Comprehensive Plan for the City of Gem Lake is designed to be more than a mere
document spelling out general City policies. It is intended as a decision-making aid for
guiding the expenditure of public capital funds and establishing the underlying rationale
for developing codes and ordinances, which more specifically control private
development within the City. The Comprehensive Plan is the guiding document of zoning.
Minnesota State Statute 462.356 (Subdivision 2) further spells out required compliance
with the plan where public capital investments are involved:
“After a Comprehensive Municipal Plan or Section thereof has been recommended by the
Planning Agency (the Gem Lake Planning Commission) and a copy filed with the
governing body (the Gem Lake City Council), no publicly owned interest in real property
within the municipality shall be acquired or disposed of, nor shall any capital improvement
be authorized by the municipality or special district or agency thereof or any other political
subdivision having jurisdiction within the municipality until after the Planning Agency (City
Planning Commission) has reviewed the proposed acquisition, disposal, or capital
City of Gem Lake Comprehensive Plan Page 5
improvements and reported in writing to the governing body (City Council) or other
special district or agency or political subdivision concerned, its findings as to compliance
of the proposed acquisition, disposal or improvement with the Comprehensive Municipal
Plan. Failure of the Planning Agency to report on the proposal within 45 days after such a
reference, or such other period as may be designated by the governing body (City
Council), shall be deemed to have satisfied the requirements of this subdivision. The
governing body (City Council) may, by resolution adopted by two-thirds vote, dispense
with the requirements of this subdivision when in its judgment it finds that the proposed
acquisition or disposal of real property or capital improvement has no relationship to the
Comprehensive Municipal Plan.”
2.6 Amendments to the Plan
The Comprehensive Plan for the City of Gem Lake is designed to be amended as the
City grows and changes. The City Council provides authority to the Planning Commission
to conduct an annual review. Any amendments to the Comprehensive Plan beyond an
editorial level will be executed only after a public hearing. This hearing must be duly
advertised in the officially designated newspaper of the municipality at least ten days
prior to the hearing. Any amendments to the plan can be accomplished by a 2/3 majority
vote (of the members of the City Council). Amendments must be formally submitted to
the Met Council for review and will be placed on file with the Council as well as with all
governmental units with boundaries contiguous to the City of Gem Lake
City of Gem Lake Comprehensive Plan Page 6
3 Community Development: Trends and Detriments
The City of Gem Lake has many unique features that should be considered when
developing a comprehensive plan. Physical development within the City, its natural
resources, people, economy, and governmental plan must be placed in context with the
larger metropolitan area. The communities in the immediate vicinity should also be given
special attention. The following subject areas impact the City’s plan:
3.1 Creation of Gem Lake
The City of Gem Lake was created through a referendum conducted in 1959. The City
was one of several municipal jurisdictions, which was incorporated during the 1950s, in
response to a rapid increase in urbanization pressures. In addition to the City of Gem
Lake, the municipalities of Little Canada, Maplewood, North Oaks, Shoreview, and
Vadnais Heights, all within a five mile radius, were incorporated during that time frame.
3.2 Geographical Setting
The City of Gem Lake encompasses a land area of approximately 725 acres in the north
central portion of Ramsey County. The City is located approximately seven miles north of
the central business district of St. Paul, and approximately 11 miles northeast of the
central business district of Minneapolis. Gem Lake is bounded on the north by White
Bear Township. The City of White Bear Lake generally bounds the City on the east.
Vadnais Heights bounds the City partially on the east, entirely on the south and west, and
partially on the north. The northern and eastern boundaries of the City are well defined by
the rights-of-way of the Burlington Northern Santa Fe Railroad. Most of the southern
boundary of the City is also County Road E. The western border of the City is also
Labore Road. In proximity to the City’s western border is I-35E. U.S. Highway 61 cuts
through the southeastern portion of the City.
3.3 Natural Features of Gem Lake
The natural environment of Gem Lake is unquestionably of a very high quality, the
preservation or enhancement of which should be considered as the City more fully
develops.
3.4 Topography
The topography of the community is generally rolling, exhibiting glacial morainic surface
features. Elevations vary approximately 90 feet (from 920 feet to 1,010 feet above sea
level). The greatest elevation variations are in the west central and northwestern portions
of the City, where there are several areas of higher elevations. Virtually, all steeper
slopes over 10 percent grade are also in this portion of the City. The northeast and
southern portions of the City range from gently rolling to flat.
3.5 Surface Water and Drainage
Most of the City of Gem Lake lies on a low plateau more than 950 feet above sea level.
This plateau drains north, west, and south. Since Gem Lake is in a relatively high
elevation with respect to surrounding lands, no permanent streams exist within its
boundaries. However, as is typical of glacial landscapes, much of the municipality is
imperfectly drained. Much of the surface water currently drains into low lying depressions
with no surface outlets. The largest of these depressions is the water body called Gem
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Lake which covers approximately 38 acres including its attendant wetlands. Much of the
central portion of the City drains into this water body. The second largest area of standing
water is a pond covering about six acres in the northeastern portion of the City. Most of
the lands north of the Gem Lake Drainage Area and south of Goose Lake Road drain into
this surface feature. There are many other smaller pockets of intermittent and permanent
surface water storage areas scattered throughout the municipality.
3.6 Soils
Most surface soils within Gem Lake are glacial tills. Consequently, the character of soils
can vary significantly in a relatively small area. Gravel deposits displaying course soils
are located in knobs in the northwestern portion of the City. In contrast, fine sediments
are located in the Gem Lake and associated wetland area not far away. Overall, the soils
might be characterized as medium to fine in all but the knob areas, and in the
northeastern area of the City where coarser soils predominate.
3.7 Vegetation
Much of the City is significantly wooded, especially in the central portion around Gem
Lake. There are also extensive stands of trees in the northwestern portion of the City
along Goose Lake Road.
3.8 Population Growth of Gem Lake and Vicinity
Gem Lake is located in the northeast portion of the Minneapolis-St. Paul metropolitan
area, which has experienced very rapid urbanization. This area reached the population
‘take-off’ stage during the 1950s, accelerated during the 1960s and has since stabilized.
The populations of the cities of Gem Lake and White Bear Lake have witnessed a slight
decrease in population from 1990 to 2000; while the City of Vadnais Heights and White
Bear Township have increased substantially in the same time period (refer to Table 3-1).
Table 3-1 – Population Trends and Projections for Gem Lake and
Contiguous Governmental Units
Govt. Unit
1990
pop.
2000
pop.
% Change
1990-2000
2010
pop.
2020
est.
2030
est.
% Change
2010-2030
Gem Lake 439 419 -4.7% 393 480 500 27.2%
Vadnais
Heights 11,041 13,069 18% 12,302 13,300 13,800 3.8%
White Bear
Lake 24,642 24,325 -1.3% 23,797 24,300 25,000 2.9%
White Bear
Township 9,424 11,293 20% 10,949 11,300 11,400 0.9%
Source: Met Council, US Census Bureau
Current and future population trends as estimated by the Met Council indicate that the
populations of the Cities of Gem Lake and White Bear Lake will grow from the year 2010
to 2030. While Gem Lake’s percentage of growth is the most significant when viewed
against its neighbors, the actual number of people added is low in comparison.
To date, low density residential areas have been prevalent in the City. In addition, much
of the City is already developed. Therefore, it is expected there will be added
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development pressure for greater density on currently undeveloped or underutilized
properties.
3.9 Characteristics of Population
Table 3-2 summarizes selected characteristics of the population of Gem Lake and
adjoining municipalities.
The median age of Gem Lake residents is 37.5, which approximately two years older
than the U.S. average of 35.3. Very similar is the age of both the City of White Bear Lake
and White Bear Township residents, with the median age being 37.4 and 37.5
respectively. However, the City of Vadnais Heights is much closer to the national average
at 35.9 years of age.
The 2000 median family income level in Gem Lake ($82,909) was the highest of the
adjacent communities. White Bear Township was the next closest at $79,171.
Approximately 5.9 percent of the population within Gem Lake was viewed to be below the
poverty line as defined by the 2000 U.S. Census. This is an increase over the 1990 level
of 2.3 percent. This poverty line percentage in Gem Lake is higher than some adjoining
communities. For instance, only 2.8 percent of citizens in White Bear Township live below
the poverty level, with the highest percent of nearby populations below the poverty line
being 4.4 percent (City of White Bear Lake).
Table 3-2 – Selected Characteristics of the Population for Gem Lake and
Contiguous Governmental Units
Govt. Unit
2010
pop.
Ages
0-4
Ages
5-19
Age
20-64
Age
65+
Median
Family
Income
% Below
Poverty
Level
Gem Lake 393 15 68 252 58 $74,375 2.6%
Vadnais
Heights 12,302 750 2,258 7,777 1,517 $69,926 6.8%
White Bear
Lake 23,797 1,490 4,240 14,058 4,009 $56,953 4.4%
White Bear
Township 10,949 519 2,086 6,875 1,466 $85,815 2.3%
Source: US Census Bureau
City of Gem Lake Comprehensive Plan Page 9
3.10 Employment and Economic Base
The City of Gem Lake currently has more job opportunities than the population could
reasonably be expected to support (Table 3-3). The nature of commercial development
and employment opportunities is generally geared to a trade area much larger than Gem
Lake. Auto dealerships are the dominant commercial enterprises with ‘Highway Service”
establishments, such as automotive or marine accessories or repair services constituting
a large share of remaining commercial activity. Due to the City’s small population, there is
very little in the way of commercial development at this stage of the community’s
development geared to serving the resident population.
3.11 Development of Region Serving Facilities
Within in the last ten years, region serving facilities have continued to improve and
expand in ways that help to shape, and sometimes accelerate development in and
around the City of Gem Lake. Examples include the following:
• The interstate highway system located in close proximity to Gem Lake has been
expanded to accommodate an ever increasing traffic volume. Interstate freeways
I-694 and I-35E come together in the area, locating Gem Lake close to a major
freeway interchange, with nearby on and off ramps. The two freeways are now
part of a huge renovation project, centered near Gem Lake, which is called
“unweave the weave.” This renovation is design to allow a greater number of
drivers to safely use the highways each day.
• Two large regional shopping malls now serve the area, Maplewood Mall, located
approximately two miles away, and Rosedale Mall in Roseville, located
approximately seven miles away. Both malls have extended strip mall facilities
surrounding them, making each a regional shopping district for the area.
• Several smaller but equally as important retail shopping areas have reached
fruition in the area. They include but are not limited to the shopping area located
at the 35 E and County Road E intersection, which includes a Target, a Wal-Mart
and other assorted facilities; and the charming downtown White Bear Shopping
area, which has undergone a facelift in the past decade.
• The City of Maplewood now plays host to an extended health care zone about
five miles to the south of the City of Gem Lake surrounding St. John’s Hospital,
which includes a large number of doctors’ offices and healthcare clinic and
facilities. These recently constructed medical facilities include Allina Clinic,
Urgency Room, Midwest ENT and Summit Orthopedics.
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• Metropolitan trunk sewers have been expanded north beyond Gem Lake. This
provision of major trunk interceptors has made larger scale development possible
in the areas between the Cities of White Bear Lake and Forest Lake.
• The City of Vadnais Heights has located its city hall, fire department and several
office complexes just to the west of the City of Gem Lake, which has created a
city center feeling to the area. This has also led to the building of two nearby
hotels at the intersection of County Road E and I-35E.
Table 3-3 – Existing and Projected Population, Households, and
Employment in Gem Lake
1970 1980 1990 2000 2010 2020 2030 2040
%
Change
2000-
2030
Population 216 394 439 419 393 480 500 530 26.5%
Households 54 118 140 139 155 200 230 250 80.0%
Employment 230 260 320 586 526 580 610 640 9.2%
Source: US Census Bureau, Met Council
3.12 Land Development in Gem Lake and Vicinity
3.12.1 Residential Development
Gem Lake residents are overwhelmingly housed in single-family owner-occupied homes
(89 percent of dwelling units; refer to Table 3-4). The adjoining communities range from
74 to 93 percent single-family owner-occupied homes. Housing values are very similar in
Gem Lake and White Bear Township ($295,500 to $253,700). The remaining two
communities are lower, at $206,400 and $192,800.
Table 3-4 – Selected Characteristics of Housing for Gem Lake and
Contiguous Governmental Units – 2016 Estimates
Govt. Unit
Housing
Units
Single-family
Units
Homeowner
Rate
Median
Home Value
Gem Lake 178 173 89.4% $295,500
Vadnais Heights 5,488 2,840 83.1% $206,400
White Bear Lake 10,727 6,547 74.8% $192,800
White Bear
Township 4,469 3,414 93.1% $253,700
Source: Met Council, US Census Bureau
3.13 Commercial Development
There are several areas of commercial development in and around Gem Lake. The
Maplewood Mall has significant development, as does Downtown White Bear Lake,
Vadnais Heights, and the Rosedale Center. There is limited commercial development in
the “Hoffman Corner’s” area of Gem Lake. There are also many auto dealerships in this
area.
City of Gem Lake Comprehensive Plan Page 11
3.14 Office and Other Employment Concentrations
There is a limited amount of office development in the immediate vicinity of Gem Lake.
These are small concentrations in Vadnais Heights and in the downtown areas of White
Bear Lake and North St. Paul. The largest concentrations of office space near Gem Lake
are in the central business district of St. Paul, the Midway District of St. Paul, and in
Roseville, near the intersections of Snelling and Highway 36.
3.15 Industrial Development
There are no concentrations of industrial development within Gem Lake. However, within
a five-mile radius of the City, there are some concentrations in Little Canada, Maplewood,
North St. Paul, and Vadnais Heights. Most significantly, the abutting governmental units
of Vadnais Heights and White Bear Township have planned extensive amounts of
industrial land adjacent to Gem Lake. The White Bear Township plans industrial
development abutting Gem Lake’s northern boundary; Vadnais Heights plans industrial
development beginning a few hundred feet south of Gem Lake’s southern boundary.
3.16 Public Open Space and Recreational Areas
The City acquired open space around the Gem Lake Villas neighborhood that includes a
pedestrian trail. There are no other publicly owned open spaces or recreational areas
within the City of Gem Lake at this time. There is a commercial golf course located in the
northeastern portion of the City that is expected to remain a golf course for the purpose of
this planning timeframe.
Within the surrounding area, substantial amounts of open space or recreational areas
exist, including the Tamarack Nature Center and the Bald Eagle-Otter Lake Regional
Park, enormous parks located approximately one mile north of Gem Lake in White Bear
Township. Approximately two miles to the west are substantial forest preserve lands
owned by the City of St. Paul Water Utility and being developed by Vadnais Heights as
parkland. In addition, one mile to the southeast of Gem Lake is a large community park,
the Lakewood Hills Park, located within the City of White Bear. Extensive walking/biking
trails exist in the immediate area. For instance, there is a trail that can be entered on
Centerville Road in Vadnais Heights, which is located near Gem Lake’s western border,
and a shorter trail located along County Road E near Gem Lake’s southern border, also
in Vadnais Heights.
3.17 Comprehensive Plan and Development Characteristics in
Contiguous Municipalities
Due to the small size of Gem Lake, it is very important that the community monitor and
closely coordinate its development with the contiguous governmental units on its
boundaries. White Bear Lake and Vadnais Heights are the most developed of these. Both
cities exhibit a generally diversified development pattern. That portion of White Bear Lake
closest to Gem Lake is planned principally for commercial development. The Vadnais
Heights plan (based on the zoning map) calls for commercial development along all but a
small portion of the entire south and western portion of the City of Gem Lake. White Bear
Township is expanding an industrial district on the northern border of Gem Lake.
City of Gem Lake Comprehensive Plan Page 12
4 Plan Assumptions, Goals, and Issues
While an assessment of the current and projected characteristics of Gem Lake is
important, there is also a need to examine the assumptions, goals and issues upon which
this plan is based. Gem Lake’s plan assumptions section explains the geographic and
economic context in which the plan was written. The City’s goals section provides the
framework for policy proposals. Finally, the issues section of this chapter presents the
unique challenges Gem Lake faces in bringing this plan to reality.
4.1 Plan Assumptions
It is assumed that:
• The economy of the Minneapolis-St. Paul metropolitan area will remain healthy
and that sub-regional population projections, as established by the Metropolitan
Council, will be reasonably accurate.
• The comprehensive development plans and physical development ordinances of
the contiguous local units of government will remain essentially as they are
today.
• Additional shopping and employment opportunities within municipalities located
within a five-mile radius of Gem Lake will become available in reasonable
proportion to population increases.
• The major open space acquisition and development plan will be completed as
proposed by Ramsey County and the Metro Council.
• Facilities (such as roads, sanitary sewer and water) presently estimated by the
Gem Lake City Engineer and/or projected will be adequate for the projected
population.
4.2 Community Goals
The following goals are established as the principal guidelines for the physical
development of Gem Lake. All policies, as presented in later chapters of this plan
document, should be considered supplemental to these basic goals that the residents of
Gem Lake desire to:
• Preserve and maintain a “small town’ environment in a natural setting. Such an
environment should promote an atmosphere of quiet, relaxed living, with
maximum regard to maintaining openness of the physical environment as well as
preserving trees, water areas, grass lands, and wetlands.
• Control the individual tax load of their property. The City Council has suggested
that this be done by guiding the development of additional residential and
commercial/business structures and facilities constructed in the city, so as to
increase the overall tax base.
• Create and maintain a high-quality man-made environment. Good design,
combined with a commonsense approach to aesthetics, will be valued. All new
residential and commercial development and auxiliary structures and signs
should be developed to high standards of design, beauty, and efficiency.
Furthermore, all existing structures and auxiliary buildings and lands will be
maintained to high standards to enhance the quality of the life in Gem Lake.
• Make plans for a commercial/business area in the city in the County Rd E/Hwy
61 intersection area to provide a “downtown” area of the city. An approximate
residential and commercial mix of 50/50 is envisioned for this area
City of Gem Lake Comprehensive Plan Page 13
• Have a low-profile government that provides only essential public services
necessary for their health, safety, and welfare. It is a further goal that these
public services should be 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.
4.3 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.
4.3.1 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.
4.3.2 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.
City of Gem Lake Comprehensive Plan Page 14
4.3.3 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 City 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 intends to help ensure high quality maintenance of existing man-made structures
(e.g., facades, signage, etc.) by vigorous enforcement of regulatory controls. These
controls include, but are not limited to, subdivision, zoning, housing, building code, sign,
landscaping, and tree preservation regulations. It is anticipated that these measures may
be resisted by some land developers, community residents, and the business community.
These resistances must be met, however, so that a high quality environment can be
maintained for all residents.
4.3.4 Provisions for Public Utilities
4.3.4.1 Sanitary Sewer
Sanitary sewers are being installed in the neighborhoods of the City of Gem Lake as
requested by the residents of a designated area and as piping and facilities allow. The
City of Gem Lake has a city sanitary sewer system presently serving 85 property owners.
(The breakdown includes 35 business and 50 residential customers.) These services are
being installed in accordance with the sewer plan of the city and its relevant ordinances.
Sanitary sewers are being installed to help promote the desirability of the residents to
maintain a high quality environment.
In the areas of the City were sanitary sewers are not currently available; measures are
being taken to help ensure high quality, individual, and on-site facilities are installed and
regularly inspected.
4.3.4.2 Water
Public water system piping has been extended to the commercial district of the City and
locations where water might be obtained from adjacent communities with public water
systems are identified in the water plan. It is the intention of the City that public water
should be installed in all commercial and retail business areas as soon as possible.
Water mains will be proposed and should be constructed as the roads in the City are up-
graded. Hydrants for fire fighting should be installed as part of each neighborhood
expansion.
4.3.4.3 Storm Sewer
Storm sewers are not currently used in the City of Gem Lake except in recent housing
developments. All of the city streets presently have a “rural road profile” which allows for
ditches on each side to handle storm water. Storm sewer systems will be needed in the
commercial and retail business districts of the City as they develop. Storm sewer water
should be pre-treated as close a possible to the source.
Engineered storm water systems will need to be installed in all commercial and
residential areas as they are developed or re-developed.
Storm water routed to the water body called Gem Lake needs to be pre-treated and
limited in quantity as Gem Lake does not have an outlet and large quantities of storm
water routed to this water body might cause flooding of land areas close to the lake.
City of Gem Lake Comprehensive Plan Page 15
4.3.5 Service Agreements with Cooperating Governmental Units
Cooperative service agreement with other municipalities is a cost effective and efficient
arrangement for smaller cities. Gem Lake will work to secure long-term service packages,
with these factors in mind. Currently, the City of Gem Lake cooperates with White Bear
Township for City Administration services.
4.3.6 Public or Semi-Public Open Space and Recreational Areas
There are no publicly held open or recreational spaces within Gem Lake at this time. The
only recreational open space facility within the City is a private golf course. It is City’s
desire to have the golf course property remain recreational in nature. Although there are
recreational facilities in adjacent communities and in nearby regional recreational
facilities, there may be a need in the future for small neighborhood “parks” within Gem
Lake.
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5 Land Use Goals and Policies
5.1 Background
Gem Lake’s Land Use Plan is a general guide to physical growth and development in the
City. Included in this section are policies for the appropriate timing and location of
development, as well as strategies for protecting the environment as the development
occurs.
This Plan will be used by the City to help evaluate the viability of various public
investments. Private development proposals will also be considered considering the
overall goals of this plan. Therefore, it should be regarded as a general guide to the legal
regulation of land development that is controlled by the City of Gem Lake Consolidated
Land Use Ordinance and Zoning Map, under the powers granted to the City by the State
of Minnesota.
Descriptions and maps that generally illustrate the location of future land use
classifications within the City of Gem Lake are covered in this chapter. The boundaries of
the use districts, as shown in the various illustrations, are approximate, and subject to
interpretation and adjustment, as necessary, to conform to actual field conditions.
The Met Council has designated Gem Lake as “suburban” in the “2015 System
Statement” which was used as a guideline for this Plan. This designation is based on
Gem Lake’s location within the region, forecasted growth, availability of infrastructure and
existing land uses. The policies and information contained in this land use chapter are
based on policies and requirements for “suburban” in the Met Council 2040 Regional
Framework Plan.
5.2 Policies and Objectives
Chapter 462 of Minnesota Statutes, Municipal Planning and Development, authorizes
cities to prepare and implement a comprehensive plan. This statute enables a
municipality to carry on comprehensive municipal planning activities to guide the future
development and improvement of the municipality. It further enables the City to prepare,
adopt, and amend a comprehensive municipal plan and implement such plan by
ordinance and other official actions.
In addition to Chapter 462, the Metropolitan Land Use Planning Act, Chapter 473,
requires local units of government (LUG) in the metropolitan area to either adopt or
update their comprehensive plans to make them consistent with certain standards and
policies as established by the Met Council. The intent of this state statute is to control and
guide urban development in the metropolitan area.
Gem Lake’s 2018 Comprehensive Plan Update is written in response to the Met
Council’s “System Statement” for the City and considers new growth projections and
policies published in the Thrive MSP 2040. This plan also provides updates in policies of
other state and regional plans.
City of Gem Lake Comprehensive Plan GEMLK 140643
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Table 5-1 – Population, Households, Employment Forecasts, 2010-2040
Forecast Year Population Households Employment
2010 Census 393 155 526
2018 Estimate 454 169 441
2020 480 200 580
2030 500 230 610
2040 530 250 640
Source: Met Council
5.3 Existing Pattern of Land Use in the City of Gem Lake
Understanding present development in the City of Gem Lake is the key to creating an
appropriate future pattern of land use. The Figure 5-1 - Existing Land Use Map 2019
illustrates the land use patterns within the City.
Current land use within the City of Gem Lake represents historical patterns that have
occurred since the City was formed in 1959.
Table 5-2 – Existing Land Use Acreage Breakdown
5.3.2 Commercial/Business Land Use
The existing commercial/business land uses in the City of Gem Lake are concentrated in
and around the U.S. Highway 61/County Road E intersection. This includes two large car
dealerships, other auto/motorcycle oriented businesses, and a marine sales retailer. A
small neighborhood bar, a coffee shop, and a retail floral establishment also exist in this
area. There are approximately 41 acres in this category.
5.3.3 Single Family Residential Land Use
Existing single family residential land makes up the largest portion of the city and ranges
Land Use for Gem Lake
Land Use Acres Percent
Agriculture 18 2.9%
Recreational Open Space (Golf
Course)
60 9.6%
Institutional 3 0.5%
Open Space 34 5.5%
Commercial 41 6.6%
Mixed Use 1.5 0.2%
Single Family Residential 423 67.9%
Medium Density Residential 6.5 1.0%
Vacant/Undeveloped Land 36 5.8%
Total 623 100.0%
Source: Met Council & Ramsey County
City of Gem Lake Comprehensive Plan GEMLK 140643
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from:
• A 36-acre estate located along Goose Lake Road.
• Several single-family estates around the water body called Gem Lake.
• A large number of executive size houses on 2 to 3-acre lots in the Little Fox
Lane, Big Fox Road and the Hillary Farm Lane areas.
• Several single-family homes on ¾ to one acre lots along Scheuneman and
Goose Lake Roads.
• Some single-family homes on ¼ to ½ acre lots in the northeast corner of the City.
There are approximately 423 acres in this category.
5.3.4 Medium Density Residential Land Use
Existing medium density residential land use consists of new detached townhomes along
County Road E, within the Mixed Use Area, and one detached home along Scheuneman
Road. As of 2019, the large 18-acre parcel along County Road E is divided up into 30
individual lots with 24 currently built upon, 6 vacant, and the other 9 acres being open
space.
5.3.5 Institutional Land Use
The White Bear Montessori School is located at the southwestern corner of the City and
comprises the only public land use at this time. A Gem Lake City Hall is available to the
residents of the City in the northeast corner of the City and is part of a joint project by
White Bear Township and the City of Gem Lake. The City Hall is sited on a lot in White
Bear Township that is directly on the White Bear Township/Gem Lake City Limits, and, as
such, it is not identified on the following City of Gem Lake map. There are approximately
three acres in this category.
5.3.6 Open Space and Recreational Open Space Land Use
The recreational open space land use is comprised of the Gem Lake Hills Golf Course in
the northern portion of the City, which is privately owned and operated. The golf course
land is designated in existing land use plan as recreational open space, occupying about
60 acres. There are also approximately 34 acres of open space land in the City. The City
of Gem Lake recently acquired 9 acres of open space but currently owns no other
property for park, recreational or preservation areas. There are approximately 94 acres in
this category.
5.3.7 Agricultural Land
A portion of the approximately 18-acre parcel on County Rd E is currently used for
macro-agriculture, though zoned for mixed use/residential per the Gateway District
zoning rules.
5.3.8 Vacant/Undeveloped Land
The term vacant/undeveloped land refers to those parcels that currently have no
structures on them. Figure 5.1 - Existing Land Use Map (2019) on the following page
illustrates the existing vacant parcels which are scattered throughout the City.
City of Gem Lake Comprehensive Plan GEMLK 140643
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Figure 5-1 – Existing Land Use Map (2019)
City of Gem Lake Comprehensive Plan GEMLK 140643
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5.4 Future City of Gem Lake Land Use thru 2040
To guide use in subsequent decades, the City of Gem Lake has prepared a future land
use plan. The plan brings together goals, policies, and recommendations for future land
use, and is intended to assist with decision making on a going-forward basis.
Acreages for future land uses within Gem Lake are identified in Table 5.3 - Future Land
Use Acreage Breakdown. Although Gem Lake covers a total of 707 acres, only 623 is
reflected in the table below. The difference is acreage is consumed by roadways,
wetlands and open water.
Table 5-3 – Future Land Use Acreage Breakdown
Regional Planned Land Use in Gem Lake for 2040
Planned Land Use Acres Percent
Mixed use 63 10.0%
Open Space 49 7.9%
Public / Institutional 3 0.5%
Recreational Open Space 60 9.6%
Single Family Estate 102 16.3%
Single Family Executive 215 34.5%
Single Family Residential - 1 Acre 90 14.4%
Single Family Residential 41 6.8%
Total 623 100.00%
Source: Met Council and Ramsey County
5.5 Future Land Use Classifications
Residential development will remain the primary land use with the City of Gem Lake. The
land for residential development is broken down into three main categories:
5.5.1 Single Family - Estate
This planning area within the City of Gem Lake encompasses most of the interior
residential land area in the City, located around the water body called Gem Lake. The
minimum density is 1 lot per 5 acres, and the maximum density is 1 lot per 5 acres in this
district. Development projects utilizing planned unit development (PUD) guidelines may
allow for clustering of houses to provide for common green spaces. Allowable housing in
this district is single family.
5.5.2 Single Family - Executive
Roughly 33 percent of the total land area of the City is comprised of “Single Family
Executive” land uses. “Single Family Executive” land uses are found primarily in the
southwest and north central portions of the City. The minimum density is 1 lot per 4 acres
and the maximum density is 1 lot per 3 acres. Sanitary sewer expansion is not proposed
in this area prior to 2040. The McNulty Development within this district is already served
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 21
with sanitary sewer, and future developments will be required to consider sanitary sewer
as part of the review/approval process. Allowable housing in this district is single family.
5.5.3 Single Family – One Acre
One acre parcels occur along the western part Goose Lake Road and Scheuneman
Road near the golf course. There is also a one acre buffer along the edge of the
Gateway District separating it from existing residential areas (though this will be
calculated into the Gateway total acreage.) Minimum lot size is .83 acres (36,000 S.F.)
Maximum lot size is 1 per 3 Acres. Density averages one lot per acre. Allowable housing
in this district is single family. Where sewer is available, multi-family in twin home
duplexes is also allowed.
5.5.4 Single Family - Residential
The last residential category is “Single Family Residential,” and is primarily found in the
northeast portions of the City. This district is fully developed with single family homes
and this plan does not project or assume any gains in housing units from this planning
area. The minimum density in this area is 1 lot per acre and the maximum is 1 lot per ½
acre. Sanitary sewer expansion may be introduced to this area by 2040. Allowable
housing in this district is single family. Where sewer is available, multi-family in twin
home/duplexes are also allowed.
5.5.5 Gem Lake Gateway Special Planning District (Mixed Use)
This area is located at and near to the intersection of County Road E and U.S. Highway
61 where major transportation nodes and high sewer capacity are available. Roughly 13
percent of the total land in the City is found in this District. Where appropriate it will be
guided for mixed use development, at an approximate 50/50 mix of residential and
commercial/business uses. The actual percentages for the remainder of the Gateway
District may vary dependent upon the project.
Subsequent development that is planned for “Mixed Use” under the Figure 5-2 - Future
Land Use Map will be developed in a tiered fashion, to minimize the visual feel of the
existing single family neighborhoods and preserve the value of existing homes.
Depending on the exact location within the Gateway District, the minimum density for
single family housing may range between 2 units per acre to greater than 5 units per acre
when multi-family housing is considered (assumes this density will be necessary for
providing an adequate amount of affordable housing). The Gem Lake Consolidated Land
Use Ordinance provides more specific details on how this could be accomplished.
Variations from the stated acreage for different densities would require a Comprehensive
Plan amendment.
The western-most portion of the Gateway District, located along County Road E (west of
the private Daniels Farm Road) will consist of single family residential in the one acre
buffer between Gateway land and existing residential areas. Between the buffer and the
roadway boundaries of this portion either single family housing or multi-family housing in
twin home duplexes can exist. The one acre buffer continues east of Daniels Farm Road
to the point where it ends against the land designated as open space under the
conservation easement. Between the buffer, County Road E and the point where the
Neighborhood Center sub-zone begins, exists the Neighborhood General and
Neighborhood Mixed Use subzones totaling approximately 12 acres. Mixed use office
space, retail, and residential may occur in this portion at a ratio of about 60% office, 20%
commercial, and 20% residential. The residental component densityfor the subcategories
City of Gem Lake Comprehensive Plan GEMLK 140643
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are Neighborhood General (NG) 3 (min)-5 (max) units per acre, Neighborhood Mixed
(NM) 5 (min)-8 (max) units per acre, and Neighborhood Central (NC) 8 (min) – 12 (max).
East of Highway 61 there exists the possibility of bus rapid transit along the Highway 61
corridor. This will provide for possible redevelopment in portions of the Neighborhood
Center sub-zone that may provide opportunities for multi-story multi-family housing and
an active retail/commercial area, making Gem Lake a destination for shopping, dining,
and entertainment.
Table 5-4 – Gem Lake Building Requirements
Building Type Maximum Building
Footprint
Maximum Impervious
Surface
Mixed Use Building 65% 80%
Retail / Office Building 60% 80%
Single Use Building 60% 80%
Liner Building No Maximum No Maximum
Collar Building No Maximum No Maximum
Auto-Oriented Layout No Maximum 80%
5.5.6 Open Space
The City has two areas of open space land. One is a designated conservation easement
established by a property owner creating permanent open space within his property
boundaries. The other are three small “unbuildable” lots west of Highway 61 between the
auto dealership and the south end of the Scheuneman Road cul-de-sac. In this latter
instance the land is comprised mainly of wetlands and other small water features that
could support a hiking or biking trail along U.S. Highway 61. The City of Gem Lake
projects that it will acquire the property through direct purchase or by developer
dedication during this planning period.
5.5.7 Recreational Open Space
Approximately 60 acres of residentially zoned land is identified as recreational open
space within the City of Gem Lake. This area is currently used as a private golf course
and is located in the northern portion of the City. The course is abutted by all four types of
single family residential land uses. By all accounts, the course is economically viable and
is not projected to develop as a different use during this planning period.
The City of Gem Lake desires that this golf course /recreational space use continue in the
future. Based on past zoning practices, and the City’s likely inability to purchase the golf
course property at any point in this planning period, the golf course will continue as a
conditional use within residential zones.
5.5.8 Public/Institutional
The White Bear Montessori School is located at the southwestern corner of the City and
comprises the only public land use at this time. No expansion of this area is expected.
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 23
Figure 5-2 – Future Land Use Map
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 24
5.6 Employment Locations
Employment is scattered throughout Gem Lake with some occurring at the golf course
and some at the White Bear Montessori, but most employment opportunities will continue
to exist in the Gateway district. Within the Gateway district, the Neighborhood General
and Neighborhood Mixed Use will offer some employment opportunities, but the
Neighborhood Center sub-zone will provide most of Gem Lake’s employment.
5.7 Development Staging & Forecasts
Gem Lake is classified as “suburban” in the Thrive MSP 2040 Framework. As such, Gem
Lake will cooperate with its neighbors as it positions itself to enter this planning period. It
will also increase the chances of connecting housing with shopping and employment
activities in a thoughtful and well-planned manner.
To meet the forecasts for housing units and employment, the City of Gem Lake has
identified the Gateway Mixed Use District as the intended redevelopment area within the
community. From 2010 to 2040, the City needs to provide 95 units at a density of 5 units
per acre. The redevelopment area has the capacity to provide 174 units over 34 acres,
which would be at a density of over 5 units per acre. The City anticipates that some of
these units may be provided after 2040. However, all properties will be eligible for
redevelopment at any time.
Due to the forecasted units only being provided by the Gateway Mixed Use Area, only the
Mixed Use Subdistricts are included in this analysis.
Mixed Use Land Use Subcategories
Residential Redevelopment Areas
Subcategory Total
Acres
Residential
Acres
Minimum
Density
(Units
per acre)
Max.
Density
(Units
per
acre)
Units
Neighborhood Edge (NE) 10* 1 1.0 2.9 1
Neighborhood General
(NG)
17 17 3.0 4.9 51
Neighborhood Mixed (NM) 8 2 5.0 7.9 10
Neighborhood Central (NC) 46 14 8.0 12.0 112
Totals 81 34 5.1 174
*The City acquired 9 acres of open space
Source: Northwest Associated Consultants, Inc.
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 25
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City of Gem Lake Comprehensive Plan GEMLK 140643
Page 26
Figure 5-3 – Community Destinations
The Met Council has designated Gem Lake as Suburban. Suburban cities are defined as
a density of 5 units per acre. Suburban communities saw their primary era of
development in the 1980s and into the early 1990s as the Baby Boomers formed families
and entered their prime earning years.
Thrive MSP 2040 from the Met Council discusses the City’s role in implementing specific
strategies developed communities may use to reach long-term development objectives.
These strategies for orderly and efficient land use include:
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 27
• Plan for forecasted population and household growth at overall average densities of at
least 5 units per acre, and target opportunities for more intensive development near
regional transit investments at densities and in a manner articulated in the 2040
Transportation Policy Plan.
• Identify areas for redevelopment, particularly areas that are well-served by
transportation options and nearby amenities and that contribute to better proximity
between jobs and housing.
• In collaboration with other regional partners, lead major redevelopment efforts. • Lead
detailed land use planning efforts around regional transit stations and other regional
investments.
• Plan for and program local infrastructure needs (for example, roads, sidewalks, sewer,
water, and surface water), including those needed to accommodate future growth and
implement local comprehensive plans.
To this end, the City’s strategies are:
• Accommodating growth forecasts through reinvestment at appropriate densities.
• Approving and permitting reinvestment projects that increase density and make
cost effective use of infrastructure.
• Expand Residential One Acre development on the south side of Goose Lake
Road in the city’s northwestern quadrant.
• Adopting ordinances that accommodate growth and use land and infrastructure
efficiently.
• Supporting the conversion or reuse of under-utilized lands in order to
accommodate growth forecasts.
• Helping to ensure efficient use of existing infrastructure investments to meet
community needs.
• Planning for infill development, redevelopment, and adaptive reuse of structures
to diversify housing, connect housing and jobs, and integrate new development
into existing neighborhoods.
• Encouraging preservation of existing neighborhoods and expansion of housing
choices within the city.
• Adopting ordinances to increase life-cycle and affordable housing in mixed use
areas.
• As a designated suburban city, the city will encourage Gateway district
development that will promote a town center that will make Gem Lake a
destination for shopping, dining, and entertainment, particularly if anticipated bus
rapid transit will extend along the Highway 61 corridor.
Tables 5.5 indicates projected development by category and estimated land demand
needed for implementation. This information is broken into ten-year increments from
2020 to 2040. The Plan shows that Single Family – Estate properties will be subdivided
into Single Family – Executive and Single Family – Residential One Acre. In addition, the
City will anticipate more land designated for roads and utilities to accommodate in
increase in density.
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 28
Table 5-5 – Land Use through 2040 - Planned Land Use (in acres)
Within Urban Service Area 2020 2030 2040 Change
2020-
2040
Single Family – Estate 102 63 63 -38.24%
Single Family – Executive 215 238 238 10.7%
Single Family – Residential 1 Acre 90 106 106 17.78%
Single Family – Residential 41 41 41 0
Mixed Use 81 81 81 0
Public / Institutional 3 3 3 0
Recreational Open Space 60 60 60 0
Open Space 31 31 31 0
Total 623 623 623 n/a
5.8 Land Use Development Constraints
With the many natural resources in Gem Lake, there are also associated development
constraints. The City of Gem Lake is a significant natural resource area, including a lake,
wetlands, and hardwood forests. Care needs to be exercised in the design and
construction of any new development in the City. Sensitive areas should be protected as
open space. Master planning, cluster development, and similar land use concepts should
be used to minimize impacts on natural resources and maximize efficiency of services.
5.8.1 Aggregate Resources
Demand for aggregate resources continues to grow in the metropolitan area. As local
resources become depleted, aggregate needed for urban development will have to be
imported from outside the seven-county metropolitan area. The City will permit gravel
mining operations where appropriate and consistent with the City’s zoning ordinance. It is
important to note that the City of Gem Lake doesn’t have any aggregate resources and
doesn’t anticipate any in the future.
5.8.2 Solar Access Protection
Since 1978, the Metropolitan Land Planning Act has required communities to include
verbiage in their plans to protect access to direct sunlight for solar energy systems. The
purpose of this provision is to protect solar collectors from shading by adjacent structures
and/or landscaping.
5.8.2.1 Solar Resource Policy
The City of Gem Lake recognizes the value of solar access protection and energy
conservation in general; however, the community is experiencing limited new
construction in its urbanized area. In addition, while a considerable amount of new
development will occur throughout the City in the future, the application of this provision
will be difficult within the context of an established land use patterns and natural
topography. For this reason, the City will look beyond solar accessibility alone and will
address the conservation of energy in general, through its comprehensive planning
efforts.
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 29
5.8.2.2 Solar Resource Goals
Table 5-6 – Gem Lake Solar Resource Potential
Gross Potential
(Mwh/yr)
Rooftop Potential
(Mwh/yr)
Gross Generation
Potential (Mwh/yr)2
Rooftop Generation
Potential (Mwh/yr)2
1,166,606 47,373 116,660 4,737
Source: Metropolitan Council
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 30
Figure 5-4 – Gross Solar Potential
5.8.3 Historic Preservation
There are not any structures or sites within the City that are listed on the National
Register of Historic Places or properties of State or local significance by the State Historic
Preservation Office (SHPO). On a case by case basis, the City will work with SHPO and
City of Gem Lake Comprehensive Plan GEMLK 140643
Page 31
local property owners to take the appropriate steps to preserve any historic or cultural
resources that may be added or discovered in the future.
5.9 Land Use Goals and Policies
5.9.1 General Land Use Goals
• Protect and enhance the natural environment in the City of Gem Lake.
• Help ensure that all development and re-development contributes to a clear,
orderly, and harmonious pattern of design, guided by professional planners,
engineers, and designers.
• Preserve the large estate and executive lots in the interior of the City and
surround them with compatible smaller lot residential, open space, recreational
and business/commercial uses. These uses will connect housing with shopping
and employment opportunities wherever feasible.
• Provide a safe, healthy, and attractive residential environment, which offers a
broad choice of housing opportunities including affordable housing.
• Partner with others such as the Vadnais Lake Area Water Management
Organization (VLAWMO) to protect and improve water quality including both
groundwater and the water body Gem Lake. Consider projects to remove Gem
Lake from the impaired waters list.
• Encourage open space through creative housing projects that utilize Planned
Unit Development (PUD) strategies.
• Work with Ramsey County to extend the Bruce Vento Trail into Gem Lake and
beyond to give residents access to the county trail network.
• Promote Gateway District development to include regional transit plans and
strategies. This includes partnering with Ramsey County to provide a bus rapid
transit stop along Highway 61 and County Road E.
• Provide buffers using berms, trees, and other natural resources to insulate the
residential areas of the City from noise, light pollution, and traffic.
• Guide the development of an attractive special planning area around Hoffman’s
Corner at U.S. Highway 61 and on County Road E for a mix of business,
commercial, retail, open space, and residential uses.
5.9.2 General Land Use Policies
• At the community’s ultimate development stage, the dominant share of total land
within the City of Gem Lake should be residential property.
• The City has provided detail in its land use ordinance on both cluster
development and similar land use devices, in order to help ensure open space
retention, reduce development costs, and efficient provision of utilities.
Incentives, such as density bonuses, are provided for well-designed
developments.
• It is the policy of the City of Gem Lake that substantial high density residential
housing shall be constructed as part of the re-development of the Hoffman’s
Corner area
• It is the policy of the City of Gem Lake to promote regional transit goals and
position itself to work with Ramsey County to develop a transit stop in Gem Lake.
• It is the policy of the City of Gem Lake to discourage all industrial land uses.
Extensive industrial development can be easily found in other nearby portions of
the metropolitan area.
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• It is the policy of the City of Gem Lake to coordinate land use with its neighboring
communities to maximize amenities and development across suburban
boundaries.
• It is the policy of the City of Gem Lake to encourage redevelopment in its
Gateway District that achieves goals of acceptable densities while maintaining
the integrity of Gem lake’s heritage.
• It is the policy of the City of Gem Lake to set water sustainability goals to
minimize the impact of deep wells impacting the subsurface aquifers.
• It is the policy of the City of Gem Lake to review proposed institutional
developments on a case-by-case basis. It is possible that this development could
be permitted within other zoning areas in the city, if compatible with its overall
land use goals.
• It is the policy of the City of Gem Lake that it will support the viability of the
present golf course in the City as recreational open space, and to try to acquire
additional recreational open space for passive viewing of other attractive areas.
• It is acknowledged that the character and natural environment of the City of Gem
Lake depends on the continuance of natural vegetation within and along its
borders. The City will encourage the continued planting of new and the
preservation of existing trees to sustain and improve the natural beauty of the
community.
• Aesthetic considerations for new and existing construction should be addressed
through better performance standards in the zoning ordinance and other
ordinances. Controls addressing signage, lighting, appearance, landscaping and
vegetative screening, among other items, will be defined in the City’s
consolidated land use ordinance. The natural character of the City of Gem Lake,
as well as general quality of life found here, is very important to residents. At the
same time, the controls should not be so restrictive that they stifle the creativity
and individuality of planners and designers, or place an unreasonable financial
burden on the property owner. Perimeter landscaping and screening of parking
lots, loading areas, outdoor storage and building mechanical units will be
regarded as important components of development. However, minimizing light
and noise pollution will be important considerations.
• It is important that the development of property which borders other communities
be done in coordination with these communities. There is now a need for dialog
and coordination of plans with the City of White Bear Lake, White Bear Township
and the City of Vadnais Heights.
• Discussion with adjoining communities to facilitate cooperation and sharing of
existing public utilities, such as water and sanitary sewer, should be initiated.
Extensions of such utilities from adjacent communities will likely provide the most
cost effective method of delivering these utilities to the City of Gem Lake. Each of
these adjacent community’s services could be used in selected portions of the
City. Potential joint power agreements with the City of White Bear Lake, White
Bear Township and the City of Vadnais Heights may result from the initiation of
discussion by Gem Lake.
• The review of conditional or interim use permits or re-zonings of particular areas
of the City must take into account impacts on adjacent uses, air and water
quality, traffic generation, public safety and health, aesthetics and economic
effects.
• Wildlife and natural vegetation in the City adds to the quality of life in Gem Lake.
The wildlife and natural vegetation should be preserved and protected from over-
development.
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• Additional protection to wetland areas and the water body called Gem Lake is
needed. The requirements for soil erosion and storm water controls are already
included in the City’s zoning ordinance. Additional protective measures should be
placed on storm water that enters the Gem Lake water body, which has no outlet.
Both pre-treatment and rate controls will be needed to keep the Gem Lake water
body clean, and to prevent it from overflowing.
• It is the policy of the City of Gem Lake to corroborate with and support area
historical societies.
5.10 City Planning Area Policies
Beyond Gem Lake’s general land development policies, an additional set of policies has
been established to more clearly delineate the type of development which is to be
encouraged within the various “Planning Areas.” (refer to Figure 2 - Future Land Use Map
for details of these areas) The policies listed below are preceded by a brief description of
existing conditions in each planning area.
5.10.1 Gem Lake Gateway and Village Center Special Planning
Area (Mixed use)
The Gateway and Village Center planning areas in the City of Gem Lake are broken up
into five specific land areas, defined as follows:
• The southeast corner of U.S. Highway 61 & County Road E (Hoffman’s Corner)
• The northeast corner of U.S. Highway 61 & County Road E
• The northwest corner of U.S. Highway 61 & County Road E
• A 17-Acre Parcel on County Road E (East County Rd E parcel)
• An 18-Acre Parcel on County Road E (West County Rd E Parcel)
The “Gem Lake Gateway Special Planning Area” defines areas where commercial,
business, retail, office and residential uses could be constructed in combination with each
other. This would connect housing with nearby opportunities for shopping, working and
social interaction. Subsequent graphics and text sections provide details on how these
various uses could be successfully meshed within a mixed-use district.
Examples of possible layouts of the Mixed Use Gem Lake Gateway and Village Center
Special Planning area are on Figure 5-5 - Gem Lake Example Plan Subzones and Figure
5-6 - Gem Lake Example Concept Site Plans on the following pages:
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Figure 5-5 – Gem Lake Example Plan Sub-Zones Map
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Figure 5-6 – Example Concept Site Plans Map
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5.10.2 General Gateway Planning Area Details (Mixed Use)
The five Gateway planning areas are shown on Figure 5-5 - Future Gateway Zone Sub-
Zones Map and Figure 5-6 - Gem Lake Example Concept Site Plans on the preceding
pages. The colored areas on Figure 5-5 - Future Gateway Zones Sub-Zones Map
indicate the suggested land uses (subzones) in each of these planning areas. These
subzones are designed to express a range of uses including single family residential, and
mixed uses, including small-scale commercial, ground floor retail with offices and
residential/rental above, with residential building densities, transitioning from rural to
urban conditions. The subzones provide for allocation of building types, open space
standards and design guidelines. These subzones are intended to accommodate a
diverse mixture of building types and uses, housing choices (including adequate supply
of affordable housing) and land use. The particular mix encouraged in each subzone is
based on the relative position of that subzone within the Gateway and Village Center
planning area.
Note: Any long-range plan must be flexible enough to respond to changing market
conditions. Therefore, this plan recognizes that designations for all zones, except the
Neighborhood Edge, may shift up or down one level to accommodate community needs.
Each of the above Gateway district planning areas must be developed using a “Master
Plan” and, as appropriate, using the PUD process and conditional use permits. The
planning areas may be developed in stages but must be guided by the master plan as
each stage occurs. It is important that the developers of adjacent planning areas work
together to provide continuity of design, utilities, roadways, and uses.
The following general guidelines should be followed for the entire Gateway district
planning area:
• Each of these sub-zones planning areas is to be a master planned
development/re-development area of retail/service type businesses/offices,
possibly including an integrated community of mixed use residences. The
residences should be used for senior, affordable or other type of housing that
would be compatible with, and use the services provided by, the shopping/retail
service/office center.
• Co-operation with the City of Vadnais Heights on directly adjacent parcels
located to the south of the first planning area will be necessary. These adjacent
parcels would provide part of a logical access point into this development. They
are adjacent to Willow Lake Road. This re-aligned access point could then allow
for roads to proceed north thru the development area to connect and line up with
Scheuneman Road at County Road E in the City of Gem Lake.
• The present AutoNation Ford dealership could be evaluated as a “large-box”
retail structure for the mixed-use land parcel Number 3 in the “Gateway District.”
There may be future opportunities to provide road extensions from the adjacent
parcel that would then allow access to other building opportunities in the rear
(north) of the current AutoNation Ford store.
• Pedestrian and bicycle friendly paths should be planned in the mixed land use
parcels. This would provide shopping and social opportunities for residents living
in adjacent parcels.
• Municipal water and an upgraded sanitary sewer system need to be installed in
all of these mixed use planning areas. All businesses/offices/multiple use
residences in these planning areas should have fire protection sprinklers.
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• Cohesive signage design will be required as part of the initial site plan. All signs
in this planning area should be similar in design and consistent in appearance.
• Adequate “green areas” need to be provided in this planning area to increase the
pedestrian-friendly nature of the Gateway area.
• An engineered storm water system needs to be designed to gather storm water
from each of these planning areas. Adjacent areas may need to work together to
provide a conveyance system.
• Realignment of Daniels Farm Road and International Drive (located in Vadnais
Heights) to provide access to the east mixed use parcel.
• The existing “border trees” along County Road E, and also along the railroad
tracks on the eastern City limits should remain in place, if possible, or be
replaced with new trees and berms. This would insulate each planning area from
the noise and traffic coming from County Road E and adjacent industrial areas in
Vadnais Heights.
• The overall planned density of residential use in the Gateway district should
average at least one residence per ½ acre. If senior housing can be staged in
these areas, much higher densities may be possible. Multi-family housing may
also achieve this goal.
Figure 5-6 - Gem Lake Example Concept Site Plans shows how structures might be
placed in the areas in the Gateway district mixed use area.
The subzones identified in Figure 5-5 - Future Gateway Zone Sub-Zones Map are
defined as follows:
5.10.2.1 Neighborhood Edge
This subzone is intended primarily for lower density residential development, and to act
as a transition between new construction and existing single-family detached structures
on adjacent lands. This subzone will accommodate single-family dwellings on one acre
lots or other appropriate buffers, such as open space.
A portion of this subdistrict has already been dedicated as open space.
5.10.2.2 Neighborhood General
This subzone is intended to accommodate single family structures on compact lots or
multi-family structures that look like individual large homes. Garages will be served from
an alley, or if from the street, to a turned garage mass. Attached row houses, providing
common side walls and vehicular access from an alley or rear parking area, are also
suggested.
This subdistrict is anticipated to develop at a minimum of 3 units per acre with a
maximum of 5 units per acre.
5.10.2.3 Neighborhood Mixed-Use
This subzone is intended to establish a neighborhood focus that is distinguished by civic
buildings, small-scale commercial/business/office and mixed use buildings, together with
other residential buildings at higher densities (to support the inclusion of affordable
housing) than exist in the “Neighborhood General” zone. This subzone will
accommodate a variety of activities and services within easy walking distance from
homes, supporting daily convenience shopping and personal service needs, and also
providing opportunities for public gathering and social contact.
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The residential portion of this subdistrict is anticipated to develop at a minimum of 5 units
per acre but not more than 8 units per acre. A minimum of 20% of this area will be
developed as residential.
5.10.2.4 Neighborhood Center
This subzone is intended for the most urban conditions within all of the shown mixed use
areas. The mixture of land uses emphasizes ground-floor retail with offices and
residential/rental above (as market acceptance matures), and structures providing
commercial space for medium and large–sized retailers. Street frontages throughout this
subzone should be pedestrian-oriented and defined by building facades at the back of the
sidewalk. Multi-family housing is encouraged in this sub-zone particularly near where
public transit is, or will be, available. Multi-family housing will enable the City to meet its
affordable housing requirements and achieve its density mandate of eight units per acre.
Off- street parking is best provided in structures or located between large retailers and
perimeter arterials (U.S. Highway 61 and County Road E). On-street parking could also
be included as a component of the total parking program.
As stated herein, the City prefers a vertical configuration whereby the residential
component would be above the commercial area. However, at minimum, 25% of this
subdistrict is intended for residential development. The residential portion of this
subdistrict is anticipated to develop at a minimum of eight units per acre with a maximum
of 15 units per acre, unless otherwise approved by the City as part of a PUD.
5.10.3 Residential Planning Areas
The residential areas in the City of Gem Lake are defined as follows:
• “Single Family - Estate”
• “Single Family - Executive”
• “Single Family - One Acre”
• “Single Family - Residential”
Details on these residential areas are provided in the following sections.
5.10.4 Single Family - Estate Planning Area
This planning area comprises the residential use lots, all greater than 5 acres in size,
existing in the center of the City of Gem Lake. This land is generally gathered around the
north, west and south of the water body called Gem Lake. Some undeveloped lots of this
size also exist in various other areas in the center of the City. Most of these areas are
blessed with a wooded, rolling and varied topography. Access to these lots is via Goose
Lake Road, and a private road off of County Road E.
In response to these existing conditions, the following specific policies for this planning
area are as follows:
• The continuation of moderately low density residential development continues to
be encouraged in this planning area. It is possible to have some smaller lot
development in the future along the perimeter thoroughfares to provide diversity
of housing.
• Principle and accessory buildings shall be located in the “Single Family Estate”
area so to allow for possible future subdivision into “Executive” or “Single Family
One Acre Residential” lots.
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• Engineered storm water collection/settling areas and discharge rate controls
must be added before storm water is allowed to leave this area.
• ISTS systems are not allowed within 150 feet of the shorelines of the water body
called Gem Lake, and its attendant wetlands.
• Municipal water should be extended into these areas, as feasible.
• Shoreline protection for the water body called Gem Lake, and its attendant
wetlands, must be strictly enforced.
• Housing maintenance rules shall be strictly followed to keep existing estate
homes is good repair.
• Careful subdivision planning including PUD and traditional development can
maximize growth yet retain the character of this planning area.
5.10.5 Single Family - Executive Planning Area
This planning area consists of the following parts of the City:
• The housing development bordered by County Road E and Labore Road, and
served by City maintained Big Fox Road and Little Fox Lane.
• The area called “Hunters Run” served by the private road called Hunters Run
Road and Daniels Farm Road running north from County Road E, which is
owned by the South Road Owners Association.
• Lots north of County Road E, and served by Daniels Farm Road owned by the
South Road Owners Association.
• Homes in the development called “Hillary Farm,” located just west of
Scheuneman Road, and served by the private road called Hillary Farm Lane.
Some of these areas have lots that are larger than two to three acres in size but contain
moderate cost single family homes.
In response to these existing conditions, the following specific policies for this planning
area have been established:
• The continuation of moderately low density residential development continues to
be encouraged in this planning area.
• Engineered storm water collection/settling areas and discharge rate controls will
be required before storm water is allowed to leave this area.
• If sanitary sewer service is not available, executive lots must be of a large
enough buildable size to support a well and an ISTS system, as well as space for
a complete backup ISTS system.
• Municipal water should be extended into this area, as feasible.
• Shoreline protection for the water body called Gem Lake and its attendant
wetlands must be enforced.
• Housing maintenance rules shall be strictly followed to keep existing homes in
good repair.
5.10.6 Single Family – One Acre Planning Area
This planning area comprises the following areas in the City of Gem Lake:
• Areas along the western portion of Goose Lake Road, areas along Scheuneman
Road,
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• Areas east of Scheuneman Road from U.S. Highway 61 North to the Otter Lake
Road. The homes on the private road called “Kahl Circle” are also included. One
double home is also now located in this area.
• Areas west of Scheuneman Road from U.S. Highway 61 north to the “Hillary
Farm” Development, and from the northern boundary of “Hillary Farm” to Otter
Lake Road.
These areas have existing single family dwellings with lot sizes that vary from just under
one acre up to two plus acres (but averaging one acre) in size. These lots contain
medium cost single family homes. Most of the areas identified above are fully developed.
In response to these conditions, the following specific policies for this planning area have
been established:
• The continuation of moderately low density residential development continues to
be encouraged in this planning area.
• Engineered storm water collection/settling areas and discharge rate controls will
be required before storm water is allowed to leave this area.
• If sanitary sewer service is not available, executive lots must be of a large
enough buildable size to support a well and an ISTS system, as well as space for
a complete backup ISTS system.
• Municipal water should be extended into this area, as feasible.
• Housing maintenance rules shall be strictly followed to keep existing homes in
good repair.
• Natural buffers of plants, trees or berms are encouraged.
5.10.7 Single Family - Residential Planning Area
This planning area comprises the following areas in the City of Gem Lake:
• Areas west of Goose Lake Road between Labore Road and the Gem Lake Hills
Golf Course.
• Areas northeast of the golf course along Goose Lake Road, and on both sides of
Otter Lake Road.
• Areas along the private road that extends north of Scheuneman Road at its
intersection with Otter Lake Road.
• The area along each side of Otter Lake Road.
These areas have existing single family dwellings with lot sizes that vary from just over
one acre in size to ½ to ⅓ acre in size. These lots contain medium cost single family
homes. Most of the areas identified above are fully developed.
In response to these conditions, the following specific policies for this planning area have
been established:
• The continuation of low density residential development continues to be
encouraged in this planning area.
• If further residences are added in this area, master planning, clustering, and
similar concepts should be used to maximize the benefits from community
resources, such as municipal water and sanitary sewer.
• If sanitary sewer service is not available, lots must be of a large enough buildable
size to support a well and an ISTS system, as well as space for a complete
backup ISTS system.
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• Municipal water should be extended into this planning area, as feasible.
• Natural buffers of plants, trees or berms are encouraged in areas that border
business and commercial zones in White Bear Lake or Vadnais Heights.
• Housing maintenance rules shall be strictly followed to keep existing homes is
good repair.
5.10.8 Park, Recreational, and Preservation Planning Area
An 18-hole golf course is presently located in the Single Family Executive planning area.
The private golf course (Gem Lake Hills Golf Course) now provides the only semi-public
open space in the City of Gem Lake and substantially enhances the feeling of open
space and natural environment treasured by the residents of the City.
In response to these existing conditions, the following specific policies for this planning
area are offered:
• Continued maintenance shall be required, under a conditional use permit, for the
grounds and structures located on the golf course, to maintain its high quality
natural environment.
• Golf courses shall be retained, as a lawful conditional use, in residential areas
under city zoning codes. The land of the golf course shall be mapped into one or
more residential zones base on compatibility with adjacent lands and prevailing
conditions when and if development occurs.
• The City of Gem Lake shall continue to explore options for acquiring true public
open or preservation areas, focusing on land which directly impacts the water
quality of Gem Lake itself.
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6 Transportation Plan
Most Gem Lake residents work, shop, find entertainment and obtain educational services
outside Gem Lake city limits, so the quality of the transportation system is key to their
quality of life. Maintaining and improving the transportation system will be especially
important as the City and surrounding areas grow, and will require close cooperation with
other governmental agencies.
The City of Gem Lake recognizes the regional and local importance of the I-35E, US 61
and Ramsey County Road E corridors, and remains active in planning efforts for these
roadways and the transit, bicycle, and pedestrian routes that interact with them.
Maintaining and enhancing Gem Lake’s transportation system as a part of this
Transportation Plan will be done with a focus on enhancing the natural and man-made
environments within, and bordering on, the City limits.
6.1 The Existing Transportation System
6.1.1 Roadway Network
The most important component of the transportation system within Gem Lake for the
foreseeable future will be the local street and highway network, shown in Figure 6.1. The
functional classification of each roadway and jurisdictional responsibility for maintaining
them are summarized in Tables 6.1 and 6.2.
6.1.1.1 Arterials
The most heavily traveled arterial route through the City is U.S. Highway 61, a four-lane
divided highway which serves as a major artery connecting Gem Lake with White Bear
Lake and the more intensively developed portions of the Twin Cities metropolitan area to
the south. Highway 61 connects with the I-694/494 Twin Cities beltway loop at a point
approximately one mile south of the City limits, and is functionally classified as an A-
Minor Arterial Expander. The future number of lanes is expected to remain the same.
The next most traveled arterial within the community is County Road E, a four-lane
undivided highway which serves as part of Gem Lake’s southern boundary. County Road
E, also functionally classified as an A-Minor Arterial Expander, intersects with U.S.
Highway 61 in the southeast portion of Gem Lake, connects to the southern portion of
White Bear Lake to the east, and intersects with I-35E approximately one mile west of
Gem Lake’s western boundary. The future number of lanes is expected to remain the
same.
Interstate 35E is the only Principal Arterial near the City. Other arterials include Labore
Road on the western boundary, Goose Lake Road running southwest to northeast near
the northern boundary, and Otter Lake Road located in the northeastern portion of the
City. The future number of lanes is expected to remain the same.
Functional classifications for Gem Lake roadways are shown in Figure 6.2
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Figure 6-1 – Roadway System
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Figure 6-2 – Functional Classification
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6.1.1.2 Collectors
Collector streets include Scheuneman Road N., which provides access to Gem Lake Golf
Course and the residential area of Gem Lake, and Scheuneman Road S., which provides
access to the commercial/business area. Due to the recent closure of the Scheuneman
Road N. intersection with U.S. Highway 61, the reclassification of Scheuneman Road N.
to a Local Street may be warranted.
6.1.1.3 Local Streets
The remaining roads within the City are classified as Local Streets, principally serving
adjacent land users. These local streets comprise approximately 50 percent of the total
roadway mileage within the community.
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Table 6-1 – Inventory of Roads, Streets, and Highways
Name of Facility
Functional
Classification Jurisdiction Length (miles)
U.S. Highway 61 A Minor Arterial
Expander State 0.5
County Road E A Minor Arterial
Expander Ramsey County 0.9
Goose Lake Road Other Arterial Ramsey County 1.4
Labore Road Other Arterial Ramsey County 0.6
Otter Lake Road Other Arterial Ramsey County 0.2
Scheuneman Road (N.) Major Collector Gem Lake 0.8
Scheuneman Road (S.) Major Collector Gem Lake 0.3
Hoffman Road West Local Gem Lake 0.2
Tessier Road Local Gem Lake 0.1
Haven Road Local Gem Lake 0.1
Big Fox Road Local Gem Lake 0.4
Little Fox Lane Local Gem Lake 0.2
Daniel’s Farm Road;
Hillary Farm Lane; Kahl
Circle; Scotland Court;
& Heritage Garden
Road
Local Private 1.5
Total 6.8
Table 6-2 – Summary of Existing Road Mileage by Jurisdiction and Functional Classification
Jurisdiction
Minor
Arterial
Other
Arterial Collector Local Total
% of
Total
State 0.5 — — — 0.5 7
Ramsey
County 0.9 2.2 — — 3.1 43
Gem Lake — — 1.1 1.0 2.1 29
Private — — — 1.5 1.5 21
Total 1.2 2.2 1.1 2.5 7.2 100
6.1.1.4 Jurisdiction
With U.S. Highway 61, MnDOT currently maintains 7 percent of the total 7.2 miles of
roadway within Gem Lake, while Ramsey County maintains 43 percent which includes
most of the Minor Arterial and all of Other Arterial (refer to Table 6.2). Gem Lake
maintains 2.1 miles (approximately 29 percent) of the total mileage. The remaining 21
percent of roads are under private jurisdiction.
6.1.1.5 Access Management.
• Gem Lake follows a draft set of access management policies developed by
Ramsey County. Rather than a set of specific standards, Ramsey County’s draft
policies “are intended to apply accepted access management principles in a
context-sensitive manner to maximize the possible benefits as development
occurs or as existing properties are modified.” The draft policies are as follows.
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• A parcel has the legal right to one access from a public street. If access can be
obtained from an adjacent street, access from a County Road or County State
Aid Highway should be directed to the minor street.
• Opportunities to combine or eliminate accesses shall be considered when new
accesses are proposed.
• Where feasible, the access spacing standards of the MnDOT Access
Management Manual shall be met.
• Where possible, new driveways shall be aligned with existing driveways or
streets.
6.1.2 Public Transit
Gem Lake is located in Transit Market Area III. Transit Market Area III means that transit
services in this area are primarily commuter express bus services with some fixed-route
local service providing basic coverage. General public dial-a-ride services are available
where fixed-route service is not viable. For Gem Lake, general public dial-a-ride services
are available through Transit Link, and paratransit service is available to residents that
meet the qualifications for Metro Mobility.
In addition, for those who have disabilities, special transportation services are available
through the Lions Club.
There are no existing or planned transit advantages or existing transit support facilities in
Gem Lake.
While no transit routes currently exist in Gem Lake, residents do have access to Route
275 at the I-35E and County Road E park and ride in Vadnais Heights for service to
downtown St. Paul, and Route 270 at Maplewood Mall Transit Center, and the park and
ride in Maplewood at Hwy 61 and County Road C for service to downtown Minneapolis.
6.1.3 Bicycles and Pedestrians
Existing bicycle and pedestrian facilities within or bordering the City are mostly limited to
on-street biking and walking but for a trail that begins on Summit Farm Lane that rounds
the outside of Gem Lake Villas and connects back to the cul-de-sac on Summit Farm
Lane and a few sections along County Road E east of the U.S. Highway 61 intersection.
Crosswalks are located at the Labore Road and International Drive intersections with
County Road E, and the County Road E/U.S. Highway 61 intersection that connects to a
sidewalk running along the south side of County Road E, outside the city limits.
Shoulders are striped on Labore Road, Goose Lake Road, Otter Lake Road, and
Scheuneman Road N., and a Bike Route is signed east of the Scheuneman Road
N./Otter Lake Road intersection.
Existing bicycle and pedestrian facilities are shown in Figure 6.3
6.1.4 Airports
There are no airports, proposed airport sites, search areas, or other related facilities
located in Gem Lake. The City is served by the Minneapolis-St. Paul International Airport
and the St. Paul Downtown Airport. In addition, a private, small aircraft airport is located
in White Bear Township, approximately five miles north of Gem Lake.
The airports have no direct impact on the City of Gem Lake, and any development in
Gem Lake will have no impact on the regional aviation system.
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The City Clerk/Administrator will notify the Federal Aviation Administration (FAA) and the
Minnesota Department of Transportation (MnDOT) of any structure to be constructed
within Gem Lake that may affect navigable airspace.
There presently are no structures in Gem Lake that are 200 feet or greater in height. The
existing zoning ordinance does not allow any sign or building to exceed 36 feet in height.
While the height limitation of 36 feet does not apply to such structures as transmission
towers for commercial radio broadcasting station or television antennas, these would
both require special use permits.
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Figure 6-3 – Existing Bicycle and Pedestrian Facilities
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6.1.5 Freight
Freight facilities within the City are limited to the Burlington-Northern railroad running
north-south along the eastern boundary, and the Canadian-National railroad running
southwest-northeast along the northern boundary. The Burlington-Northern railroad is
planned to become a part of the Bruce Vento Regional Trail and is a Tier 1 Alignment
identified in the Met Council’s Regional Bicycle Transportation Network.
Gem Lake’s Freight System elements are shown in Figure 6.4
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Figure 6-4 – Freight System Elements
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6.2 Future Transportation System
Future improvements to the Twin Cities Metropolitan highway and transit systems are
categorized under two funding scenarios:
1. Current Revenue Scenario: represents the fiscally constrained regional transportation
plan, which assumes revenues that the region can reasonably expect to be available
based on past experiences and current laws and allocation formulas.
2. Increased Revenue Scenario: represents an illustration of what can be achieved with
a reasonable increase in revenues for transportation.
The future highway and transit improvements identified in this plan are reflective of the
Current Revenue Scenario, and any improvements or changes identified under the
Increased Funding Scenario are not currently funded nor planned to be funded in the
future.
6.2.1 Future Roadway Network
There are currently no planned highway or local roadway improvements within the City of
Gem Lake. Previous transportation plans and studies included the following potential
future roadway improvements:
• Connection of White Bear Parkway and Labore Road. Additional right-of-way
would be required to make this connection.
• Realignment of the Otter Lake Road/County Road F connection (without vacating
any existing right-of-way). Additional right-of-way would be required to make this
connection.
• Extension of center raised median on County Road E to U.S. Highway 61.
• Realignment of Daniel’s Farm Road to connect to the International Drive/County
Road E signalized intersection as a part of commercial development north of
County Road E (without vacating any existing right-of-way).
As with all roadway changes, the citizens of Gem Lake have expressed a desire for
quality design and construction that enhances rather than detracts from the existing
natural environment.
6.2.1.1 2040 Traffic Forecast
Year 2015 and 2040 Met Council Regional Traffic Model outputs were used to generate
Year 2040 traffic forecasts for Gem Lake A-Minor Arterial roadways. Existing Average
Daily Traffic (ADT), Heavy Commercial Average Daily Traffic (HCADT), and 2040 Future
Average Daily Traffic volumes are listed below in Table 6.3 and shown in Figure 6.5.
Table 6-3 – Existing and Future Traffic Volumes for A-Minor Arterial Roadways
Daily Traffic Volumes
Year 2014 ADT 2014 HCADT 2015 HCADT 2040 ADT*
County Road E 18,300 — 230 24,700
U.S. Highway
61 24,900 620 — 27,500
* Year 2040 Daily Traffic Forecasts are based on growth factors from the 2015 and 2040 Met Council Regional
Traffic Forecast Models.
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Figure 6-5 – Existing and Future Traffic Volumes
City of Gem Lake Comprehensive Plan GEMLK 140643
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Table 6.4 lists the socio-economic data by Transportation Analysis Zone (TAZ) that was
input into the regional model for Gem Lake. The City lies mostly within TAZ 1794, with
smaller areas in 1782, 1783, 1792 and 1797. Figure 6.6 shows the Transportation
Analysis Zones for Gem Lake.
Table 6-4 – Gem Lake Socio-Economic Data by TAZ
TAZ #1782 2010 2020 2030 2040
Population 90 93 86 70
Households 36 41 38 34
Employment 2 0 0 0
TAZ #1783 2010 2020 2030 2040
Population 11 18 19 10
Households 5 7 7 5
Employment 0 0 0 0
TAZ #1792 2010 2020 2030 2040
Population 0 0 0 35
Households 0 0 0 15
Employment 186 208 228 248
TAZ #1794 2010 2020 2030 2040
Population 285 356 385 370
Households 110 146 181 177
Employment 299 321 314 303
TAZ #1797 2010 2020 2030 2040
Population 7 13 10 45
Households 4 6 4 19
Employment 39 51 68 89
Total 2010 2020 2030 2040
Population 393 480 500 530
Households 155 200 230 250
Employment 526 580 610 640
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Figure 6-6 – Transportation Analysis Zones (TAZ) Map
City of Gem Lake Comprehensive Plan GEMLK 140643
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6.2.2 Future Public Transit
Under the Current Revenue Scenario, the Rush Line Transitway is funded. The Locally
Preferred Alternative for the Rush Line Transitway is Dedicated Bus Rapid Transit (BRT)
from Union Depot in downtown St. Paul to White Bear Lake. The transitway is planned to
run along Highway 61and includes a transit station at the intersection of County Road E
and U.S. Highway 61 in southeastern Gem Lake. There is a second station identified just
east of Gem Lake at the intersection of Cedar Avenue and Highway 61.
The City supports this future transit project and will take these two transit stations into
consideration for future residential and commercial development, roadways, and bicycle
and pedestrian connections.
6.2.3 Future Bicycles and Pedestrians
A future extension to the Bruce Vento Regional Trail using the Burlington-Northern
railway right-of-way along the eastern boundary of Gem Lake is identified as a Tier 1
Alignment as a part of the Met Council’s Regional Bicycle Transportation Network (see
Figure 6.7).
Sidewalk connections in Gem Lake to this planned regional trail should be provided along
the north side of County Road E and along the west side of U.S. Highway 61 as a part of
future development and redevelopment in Gem Lake. These connections would also
connect with the potential future Rush Line Corridor transit stations at the County Road
E/U.S. Highway 61 intersection.
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Figure 6-7 – Regional Bicycle Transportation Network
City of Gem Lake Comprehensive Plan GEMLK 140643
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6.3 Transportation Policies
The following policies have been established by the municipal government of Gem Lake
to enhance the quality of transportation for citizens of the community:
• The need to establish arterial and collector routes serving the northeastern
metropolitan area is recognized and supported by the City. As identified in
previous studies and plans, the relocation of Otter Lake Road to connect directly
to County Road F and the connection of Labore Road and White Bear Parkway
can further this goal.
• Gem Lake’s desire to maintain a rustic, natural environment will inform any
impact that an increase in traffic may have on the City’s road system and
residential neighborhoods.
• Gem Lake encourages the incorporation of parkway design criteria and the use
of natural landscape barriers in any reconstruction of arterial and connector
routes. (e.g., potential future Labore Road/White Bear Parkway connection.)
• Consistent with the City’s desire to maintain a low profile government, further
development of private roads serving more than one property will be
encouraged.. However, the City should strictly oversee the development of any
private roads to ensure that City construction and design standards and
specifications are met.
• The basic arterial and collector road system of Gem Lake has been established.
Therefore, future streets should be designed to channel local traffic onto County
Road E, Labore Road and Goose Lake Road. Accommodating through traffic on
new streets will be discouraged.
• Because Gem Lake has no natural outlet, all future streets should be designed to
prevent additional surface water runoff into Gem Lake and its attendant wetlands.
• The City of Gem Lake has limited need for public transit service due to planned
low density development. However, it will cooperate with adjacent communities
to secure improved bus service as needed along its Minor Arterial street system,
and with a future Rush Line BRT service as identified in the Met Council’s
Increase Revenue Scenario. Bus service in other areas of the City will be
discouraged consistent with its planned low density and desired rustic
environment.
• Gem Lake officially recognizes that any development affecting navigational air
space within the community is subject to Minnesota Department of
Transportation, Aeronautics Division, and Regulations. The community will
routinely consider such regulations as part of the development review process.
• The operation of private airports, including heliports and seaplane bases, is
prohibited in Gem Lake.
• Gem Lake encourages the future development of hiking/biking trails on the
Burlington Northern right-of-way along the eastern boundary of the City, and on
the Canadian National Railroad right-of-way along the northern boundary. The
City will work with adjacent communities and provide access and pedestrian/bike
connections to trails.
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7 Sanitary Sewer System Plan
7.1 Introduction
The City of Gem Lake currently owns and maintains a sanitary sewer network that
currently serves all of the businesses at the Hoffman’s Corners area, a segment of the
residential area along Scheuneman Road north of U.S. Highway 61 and the Hillary Farm
neighborhood. The City of Vadnais Heights supplies sanitary sewer services to the
Tousley Ford property, the Montessori School at the corner of County Road E and
Labore Road, and several residences that neighbor the school.
7.1.1 Existing Sanitary Sewer System
The current system consists of approximately 13,400 Lineal Feet (LF) of sanitary sewer
pipe ranging from 8” to 10” in diameter of both vitrified clay pipe (VCP) and
polyvinylchloride pipe (PVC). There are approximately 65 manholes in the system. There
are no lift stations or force mains within the existing system. Figure 7-1 shows the City’s
current sewer system and sewer districts.
Currently the system discharges into the Metropolitan Council Environmental Services
(MCES) System in six locations including the two properties that discharge directly to
MCES interceptor 7122 on Scheuneman Road as shown in Figure 7-4. The system
discharges into a combination of both the VH-423/VH-423A Interceptors and the 7122
Interceptor. Currently MCES does not have a metering station near the city limits of Gem
Lake. There are no existing treatment facilities, municipally or privately owned, in the
City.
The existing condition of the City’s sewer system was evaluated in the fall of 2006 /
spring of 2007. A sanitary sewer system plan was developed in May of 2007 by SEH for
the City, developed based on the field inspections of manholes and a closed circuit
televised (CCTV) inspection of the pipes. This plan is an update to the sanitary sewer
system plan developed in May of 2007.
7.2 Projected Flows
The projected population, household and employment numbers for the City of Gem Lake,
as published by the MCES Thrive MSP 2040 forecasts are shown in Table 7-1 below.
These numbers are to be used in future planning and development for the City, to assist
MCES with metro area planning. MCES also has provided sewered and unsewered
projections, summarized in Table 7-2.
Table 7-1 – MCES Thrive MSP 2040 Forecasts
2020 2030 2040
Population 480 500 530
Households 200 230 250
Employment 580 610 640
Source: Gem Lake Community Page, produced by MCES
MCES has produced the following (Table 7-2) projected flows for the City of Gem Lake.
Because Gem Lake is unmetered, the project flows are determined using a combination
of temporary flow data and SAC connection counts.
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Table 7-2 – Projected Sanitary Flows (MGD)
2010 (actual) 2020 2030 2040
0.02 0.03 0.03 0.03
There are no public or privately-owned Community Wastewater Systems other than the
indicated 106 individual SSTS remaining in operation in the City.
7.2.2 Existing System Model Analysis
7.2.2.1 Methodology
InfoSWMM, a product from Innovyze, is a wastewater modeling and management
software application, fully integrated with ArcGIS. InfoSWMM Suite 14.5 and ArcGIS v.
10.2.2 was used to model the sanitary sewer system of Gem Lake. InfoSWMM is a
comprehensive hydrologic, hydraulic, and water quality simulation model software that
operates through ArcGIS. It is intended for use modeling urban stormwater and
wastewater collection systems. InfoSWMM uses the Environmental Protection Agency
(EPA) SWMM software that was developed by the EPA in a joint effort with CDM, Inc. It
is an internationally used software that is used for planning, analysis and design related
to stormwater runoff, combined and sanitary sewers, and other drainage systems in
urban areas as well as applications in non-urban areas
The City’s existing sewer structure data and as-built information from the City’s sewer
construction plan sheets were compiled into a GIS database to configure the model. The
model was then used to evaluate current and future sewer capacities and required
system improvements.
For the purpose of the analysis, the original sub-sewersheds from the previous
comprehensive plan were maintained and are shown on Figure 7-1.
7.2.2.2 Dry Weather Analysis
Dry weather flow (DWF) values used in the model were determined by assigning each
parcel a wastewater flow rate from the land use loading rates. Those flows were
compared to previously established land use loading rates. The following table 7-3 shows
sanitary sewer loading rates used in the 2030 Comprehensive Plan and the changes that
were made in the 2040 Comprehensive Plan, to calibrate Gem Lake flow to what has
been metered by MCES. Wastewater flows were summed and added to the nearest
manhole in the existing system.
Table 7-3 – Sewer Allocation Forecasts
Existing Land Use 2030
Comprehensive
Plan
GPD/AC
2040 Comprehensive Plan
GPD/AC
Mixed Use 1237.5 600
Open Space 0 0
Public/Institutional 500 500
Recreational Open Space 0 0
City of Gem Lake Comprehensive Plan GEMLK 140643
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Existing Land Use 2030
Comprehensive
Plan
GPD/AC
2040 Comprehensive Plan
GPD/AC
Single Family Estate 22.9 22.9
Single Family Executive 110 110
Single Family Residential 825 110
Single Family Residential (1-acre) 825 110
Using the Land Use method to calculate sanitary loading rates and the rates summarized
above, the sanitary loading of existing sewered Gem Lake into the MCES interceptors is
approximately 0.034 MGD, on par with MCES flow projections for Gem Lake.
A diurnal flow pattern was applied to the model to represent typical flow patterns. The
diurnal curve used in the model is shown in Table 7-4 below. A diurnal flow pattern
mimics typical water uses, with peaks in the morning and evening, when much of the
general population is at home.
Table 7-4 – Diurnal Flow Pattern
Hour Factor Hour Factor
0 0.65 12 1
1 0.65 13 0.9
2 0.65 14 0.85
3 0.75 15 1.05
4 0.9 16 1.2
5 1.2 17 1.1
6 1.45 18 1.05
7 1.8 19 1
8 1.5 20 0.9
9 1.1 21 0.85
10 1 22 0.75
11 1.1 23 0.6
This analysis shows that the Southeast District is already at capacity. Figure 7-2 show
pipes at varying Depth over Diameter (d/D) capacities. Depth over Diameter is a ratio of
how full the pipe is compared to diameter of pipe. Ratios between 0.6-0.8 mean the pipe
is approaching full capacity and a ratio of greater than 0.8 means the pipe is at full
capacity. The figure also shows total flow per existing sub-sewered district.
Each model run results in pipes at different capacity ratios at different times of day. The
attached figures (7.1-7.5) show the worst time of day for the most downstream pipe.
Pipes may be yellow or red due to capacity issues due to amount of flow, flat slopes
(meaning water builds up easier in the pipe as opposed to steep slopes) or caused by
data issues.
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7.2.2.3 Wet Weather Analysis
An analysis of the existing sewer system was performed with a wet weather peaking
factor. Wet weather modeling is performed to account for typical sanitary sewer flow with
the addition of inflow and infiltration (I/I) into the sanitary system. A wet weather factor of
4 was applied to the model, based on MCES allowable peaking factors.
Figure 7-3 shows the existing system d/D ratios with wet weather flow rates. The
modeling resulted in a system with multiple existing pipes at capacity, with d/D ratios
greater than 0.6.
7.2.2.4 Future System Model Analysis
Two scenarios were modeled, dry weather and wet weather, similar to the existing
conditions modeling, using the same sanitary loading rates as listed in Table 7.5. As in
existing modeling, the flow rate per future land use type was multiplied by parcel acres to
determine proposed waste water flow rates for each development area.
An analysis similar to what was done for existing conditions modeling was performed for
proposed development conditions using future land use. The City of Gem Lake has
phased future sewer connections, shown in Figure 7-4. Two stages are anticipated and
noted in the following figures and tables. Table 7-5 shows flow rates from future planned
connection areas using the future land use.
Table 7-5 – Current and Proposed Wastewater Discharge (MGD) into MCES
Interceptors/Community Connections
Year Destination Population Houses Employment
PWWF
[MGD]
(Design
Flow,
PF = 4)
Capacity
[MGD]
2020
Unsewered 280 106 160 N/A N/A
MCES
Interceptor 7122
(North East
District)
175 82 0 0.052 0.54
MCES
Interceptor 7122
(East District)
25 12 0 0.004 0.61
MCES
Interceptor 7122
(3800
Scheuneman
Rd.)
0 0 15 0.004 N/A
MCES
Interceptor 7122
(3734
Scheuneman
Rd.)
0 0 15 0.004 N/A
MCES
Interceptor 1-VH-
423 (South
District S2)
0 0 130 0.028 0.49
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Year Destination Population Houses Employment
PWWF
[MGD]
(Design
Flow,
PF = 4)
Capacity
[MGD]
MCES
Interceptor 1-VH-
423A (South East
District)
0 0 260 0.08 0.5
MCES
Interceptor 7122
(South East
District)
N/A N/A N/A N/A N/A
Vadnais Heights
Connection
(South District
S1)
N/A N/A N/A N/A N/A
2030
Unsewered 280 106 150 N/A N/A
MCES
Interceptor 7122
(North East
District)
175 82 0 0.052 0.54
MCES
Interceptor 7122
(East District)
25 12 0 0.004 0.61
MCES
Interceptor 7122
(3800
Scheuneman
Rd.)
0 0 15 0.004 N/A
MCES
Interceptor 7122
(3734
Scheuneman
Rd.)
0 0 15 0.004 N/A
MCES
Interceptor 1-VH-
423 (South
District S2)
10 15 170 0.084 0.49
MCES
Interceptor 1-VH-
423A (South East
District)
N/A N/A N/A N/A N/A
MCES
Interceptor 7122
(South East
District)
0 0 260 0.08 0.5
Vadnais Heights
Connection
(South District
S1)
10 15 0 0.01 0.5
2040
Unsewered 280 106 150 N/A N/A
MCES
Interceptor 7122 175 82 0 0.052 0.54
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Year Destination Population Houses Employment
PWWF
[MGD]
(Design
Flow,
PF = 4)
Capacity
[MGD]
(North East
District)
MCES
Interceptor 7122
(East District)
25 12 0 0.004 0.61
MCES
Interceptor 7122
(3800
Scheuneman
Rd.)
0 0 15 0.004 N/A
MCES
Interceptor 7122
(3734
Scheuneman
Rd.)
0 0 15 0.004 N/A
MCES
Interceptor 1-VH-
423 (South
District S2)
25 25 200 0.084 0.49
MCES
Interceptor 1-VH-
423A (South East
District)
N/A N/A N/A N/A N/A
MCES
Interceptor 7122
(South East
District)
0 0 260 0.08 0.5
Vadnais Heights
Connection
(South District
S1)
25 25 0 0.016 0.5
Figure 7-5 shows the current system with future land use d/D ratios with wet weather flow
rates. Under the sewer pipe planned design in Figure 7-4, the system shows the same
pipes at capacity, with d/D ratios greater than 0.6. The planned design has all future
discharge connection points either to the Vadnais Heights or MCES connection systems.
7.3 Future System Needs
The Gem Lake sanitary sewer system was evaluated under the recommended peaking
factor for a City of this size per MCES standards. Capacity problems in the Southeast
District were identified. Future extensions to the existing piping network in this area will
need to address these pipe segments as part of any future construction. The future
conditions assessment of the system will be analyzed using those same peak flow factors
and the flow rates generated from new land use designations anticipated by the City
through the year 2040.
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7.3.1 Inflow & Infiltration Reduction
The City of Gem Lake, like the many communities in the metropolitan area, has spent
considerable time and energy managing inflow and infiltration (I/I) within their sanitary
sewer collection system. The Metropolitan Council (MCES) has implemented a surcharge
program which is designed to encourage metropolitan communities to reduce inflow
entering their interceptors in order to provide reserve wastewater capacity for daily
domestic dry weather demand flows from municipalities they serve around the Twin
Cities metro area. Wastewater from the City of Gem Lake sanitary sewer collection
system discharges directly into the MCES interceptor system and is currently unmetered
by the City and metered periodically by MCES staff due to the small flows generated by
the City. While the City has not exceeded the pre-determined maximum peak level
established by MCES, it continues its effort to minimize clear water discharges into their
sanitary sewer collection system.
7.3.2 Overall Sanitary Sewer Program Policy
The City of Gem Lake has adopted policies, procedures and strategies as outlined as
part of an overall Sanitary Sewer System Plan developed in May 2007. The plan is used
to identify routine sewer maintenance, isolate and prioritize sewer rehabilitation in the
sanitary sewer collection system and reduce I/I contributions, both on the public and
private side of the system. The City’s policy is to serve as a guide to operate, monitor,
maintain, and rehabilitate the City of Gem Lake’s sanitary sewer system. These
procedures are necessary to prevent sewer backups into homes and businesses, and the
natural environment. It also provides continued compliance with local and regional
standards for wastewater, including the control of I/I to the system. Maintenance also
protects and extends the life of the City’s sanitary sewer system.
7.3.3 Local Sanitary Sewer Ordinances
The City of Gem Lake has enacted ordinances which regulate subsurface sewage
treatment systems (Ordinance 67D) and the operation of the municipal sanitary sewer
system (Ordinance 64E and Ordinance 129). The City’s current sewer ordinance does
not include specific language requiring the disconnection of existing foundation drains,
sump pumps and roof leaders from the Gem Lake sanitary sewer collection system. To
reduce inflow, the City has developed a program to eliminate illegal connections to the
sanitary sewer system which mainly includes public education to encourage voluntary
compliance. The City ordinance is attached as an appendix to this document.
7.3.3.1 Ordinance 67D – Subsurface Sewage Treatment Systems (SSTS)
Ordinance 67D is designed to protect and promote the health, safety and general welfare
of the people of Gem Lake by regulating seepage discharges and the location,
installation, alternation, operation and maintenance and monitoring of all subsurface
sewage treatment systems (SSTS). Subsurface sewage treatment systems must be
installed in accordance to Chapter 7080 or 7081 of the Minnesota Rules. The SSTS shall
be designed to receive all sewage from the dwelling(s), building(s), or other
establishment(s) served by the system, including laundry waste and basement floor
drainage. Surface, roof and foundation drainage and other storm water shall not be
allowed to enter any part of the system. Not more than one dwelling, commercial,
business, institutional, or industrial unit shall be connected to the same SSTS, unless
such multiple connections was specified in the application submitted and in the permit
issued for the system. No SSTS shall be installed or renovated on lands to which public
sewer service is currently available, without a system permit. Within the Urban Service
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Area, as identified in a Met Council approved a comprehensive sewer plan, developers
will place any SSTS systems where they can later be most cost effectively connected to
the public sewer system, when it becomes available.
No preliminary plat shall be approved by the City of Gem Lake City Council, unless the
engineer makes a favorable recommendation regarding the ability of each lot to
accommodate a satisfactory SSTS. A system permit, obtained from the administrator, is
required for any installation or renovation of an SSTS. No building permit for any building
including the installation or renovation of an SSTS shall be issued until a system permit
for the involved facility has been approved.
There are currently 106 SSTSs in operation within the City as of July 28, 2020 shown in
Figure 7.6. There are no known currently nonconforming SSTSs in Gem Lake. The city
ordinance provides for an inspection of all SSTS by a professional to take place every
year. The City hires an outside consultant to perform this service. Computer records are
maintained as to which property owners have SSTS. At the time of the inspection the
inspector will make sure that the SSTS is in proper working condition. The inspector will
provide maintenance tips to the property owner to keep the system in proper working
condition. If the SSTS is found to be in need of repair, the inspector will review the repair
or replacement needs with the property owner. The inspector will also notify the City for
tracking and inspection of the repairs or replacement whichever is required. All SSTS
records are kept at the City.
The City of Gem Lake has instituted an inspection program for SSTS. The initial
inspection is to determine if installation or renovation has been accomplished in
compliance with Chapter 7080 or 7081 of the Minnesota Rules and with the Gem Lake
Subsurface Sewage Treatment System Ordinance. The City’s inspector shall inspect any
individual SSTS at other times with a receipt of a complaint or other notice of system
malfunction.
It is the responsibility of the owner of any premises using an SSTS, for which a permit
has been issued, to provide for the periodic maintenance by a qualified septic system
company. Reports of the maintenance should be submitted to the Department.
It is the duty of the Department to create, update and maintain an accurate inventory of
each SSTS for which permits have been issued within the City of Gem Lake. The
inventory should include location, system description, renovation description and
maintenance reports. The City may inspect any system it deems necessary as a result of
the reporting program. The City, at cost to the land owner, has each and every SSTS
inspected every year. Any system which fails the inspection must be renovated or
replaced. Ordinance 67D defines the inspection and maintenance routines.
7.3.3.2 Ordinance 64E – Municipal Sanitary Sewer System
Ordinance 64E is designed to regulate the operation of the municipal sanitary sewer
system. The ordinance contains language that does the following:
• Regulates connections to be made to the municipal sanitary system
• Establishes regulations as to type and kinds of waste that may be disposed of in
the municipal sanitary sewer system
• Prohibits the discharge of any type or kind of surface waters into the municipal
sanitary sewer system. Also prohibits the connection of sump pumps, rain
leaders, and passive drain tile to the sanitary sewer system.
• Prescribes rates and charges for sewage disposal services
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• Provides for the issuance of permits for and supervision of all connections to the
municipal sanitary sewer system
• Prescribes certain materials and methods to be used for said connections
• Provides for licensing of sewer contractors
• Prescribes penalties for the violation of the provisions of this ordinance
City Ordinance 129 (attached in the appendix) requires the disconnection of existing
foundation drains, sump pumps, and roof leaders from the sanitary sewer system. The
timing of the possible expansions would depend on funding and need. The first priority
would be to connect all commercial establishments to public sanitary sewer. A second
priority would be properties where soil or topographic conditions make the installation of
an ISTS difficult.
7.3.3.3 Current and Future Measures to Mitigate I/I
The City of Gem Lake does not employee full time utility maintenance personnel to
perform daily operation and maintenance on their sanitary sewer collection system. The
City relies on contractors to perform the work needed to maintain the collection system
through recommendations provided from their City engineer. The City of Gem Lake does
not perform routine cleaning and closed-circuit television (CCTV) inspection but has
contracted with a contractor to provide cleaning and CCTV television to reduce the
potential for sewer backups and identify potential maintenance and I/I issues.
Since Gem Lake is not directly metered by the MCES and no metering data is available
for the sanitary sewer in the City, it is difficult to accurately estimate the quantity of I/I
currently present in the system. It is assumed that the amount of I/I present in the system
is relativity low since the majority of Gem Lake’s sanitary sewer system was constructed
fairly recently with PVC pipe or was recently lined with the exception being the small
amount of pipe serving a few properties in the East Sewer District. There were 75 houses
built in Gem Lake before 1970 according to US Census data, this is about 1/3 of the total
houses in the City and some of these properties may be connected to the sanitary sewer
system. To date the City has not performed any evaluation of these service connections,
however, the City will be doing an inspection of all the manholes in 2020, repairs in 2021,
and will be flushing and televising the entire system in 2021. An analysis of I/I
susceptibility will be performed for these pre-1970 connections as a part of this project.
After inspection of the televising data, the City will begin an I/I investigation project that
will include metering the sanitary sewer to quantify I/I during storm events. The planning
level cost estimates for these projects is included as Table 7-6 below.
As part of a routine maintenance program, the City of Gem Lake contracts for manhole
inspection, sewer cleaning and CCTV inspection to inspect their entire sanitary sewer
collection system. Over the past ten years of inspection program, the following issues
have been found in the collection system.
• Minor sag and gas service through the pipe
• Pipe cracks, roots, and poor joints in sections
• A root blockage, debris and joint failure in an isolated section of the pipe
• Manhole lids which allow storm water to enter the system
• Manhole casting rings are deteriorated and in need of repair
Sewer rehabilitation in past years has included the following remedial measures which
includes manhole replacement to reduce the potential for I/I entering the sanitary sewer
collection system.
City of Gem Lake Comprehensive Plan GEMLK 140643
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• Replacing existing manhole covers with solid covers
• Repair of mortar between rings
• Sealing between manhole castings and the manhole structures at manhole
locations outside of the bituminous pavement
• Raising the existing manhole casting to provide access
• Removal of sewer rod or other obstructions in manholes
• Sewer lining in sewer sections with multiple poor and deteriorating pipe joints
The City of Gem Lake plans to continue their current operation and maintenance program
on the sanitary sewer collection system with the goal of providing an effective and
efficient piping network and reduce the potential of I/I entering the MCES interceptor
system. I/I direct sanitary sewer connections sources from foundation drains, sump
pits/pumps and roof leaders will not be allowed by ordinance from future development. In
addition, the City will continue their public education program to discourage these types
of connections from existing Gem Lake properties.
Table 7-6 – Engineers Estimate of Probable Cost for I/I Investigation and Mitigation
Description Qty Unit Unit Cost Cost
Manhole Inspection 65 EA $500 $32,500
Manhole Rehabilitation 32 EA $1,000 $32,000
Flush and Televise Pipe 13400 LF $10 $134,000
Sanitary Sewer Metering 1 LS $50,000 $50,000
Subtotal $248,500
30% Contingency $74,550
Total $323,050
7.3.3.4 Gravity Sewer Needs
A significant portion of a City’s time and budget is used in areas constructed of VCP. This
is a result of the root intrusion of joints in this type of pipe. This is not unique to the City of
Gem Lake and is typical of VCP throughout the metro area. Many communities have
lined or replaced VCP sewer to eliminate the high maintenance needs often associated
with these types of sewers. The City has undertaken projects to line the VCP sewers, but
to reduce the strain and work for the sewer maintenance staff, a more aggressive lining
program should be undertaken.
Maintenance in the sewer system typically involves cleaning the sewer using a
combination of jetter and vactor trucks to remove debris from the sewer pipes. Root
intrusion in joints of the pipe requires cutting and removal to remove obstructions in the
pipe and allow flow of the sewage through the system. Once roots begin to enter sewers,
it is very difficult to eliminate the recurring growth. The simple cutting of roots often
promotes additional growth. Unmanaged root growth can also cause the VCP pipe to
crack, impacting the integrity of the pipe. Cracked pipes allow groundwater and soil into
the sewer system, which can cause road collapses. The continued efforts to cut roots in
the VCP portions of the system annually results in other portions of the City’s sewer
system having a lower priority for maintenance.
The League of Minnesota Cities (LMC) Insurance Trust provides insurance coverage for
the City to protect against claims resulting from sewer backups and other claims that may
result from problems related to the City’s utility services. LMC also provides no-fault
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insurance for private sewer connection to owners whose sewers cause damage to the
City’s municipal system. LMC have noted increased claims in specific areas of sewer
systems throughout the state. One item of notice is VCP sewers having higher than
normal claims. They have suggested a cleaning of VCP sewer pipes every three years.
7.4 Recommended Maintenance Program
Because of the high percentage of VCP pipe comprising the sewer system in Gem Lake,
those portions of the system should be more closely evaluated for replacement or lining
to negate the concerns of root intrusion and to implement the maintenance schedule
suggested by LMC.
Proper monitoring and maintenance of the existing system is an important factor in the
long-term viability of the system. Maintaining the system extends the life of the system
and decreases the likelihood of sewer backups. Sewer backups often lead to property
damage claims against the City. This results in increased costs to the City to pay those
claims with associated increases in insurance premiums. It is recommended to create a
program specifically for VCP cleaning, televising and rehabilitation to ensure the system
lasts and to reduce potential expenses from collapsed/broken sewers or other backups
that result from lack of maintenance.
7.4.1 System Cleaning
Gem Lake will maintain their sanitary sewer collection system. The City’s sanitary sewer
line consists of the main trunk line and does not include service leads off of the main
trunk line. Private property owners are responsible for the maintenance of the private
service lines from the City’s main line to any building or private property. The City will
clean/maintain its sanitary sewer line every three years. Adjustments to maintenance
schedules may become necessary in the case of unforeseen or uncontrollable
circumstances. Problem areas such as an area that has had a sewer backup, blockage,
or a known problem such as grease accumulation or shallow slope will be cleaned twice
per year, for the first year. If there are no further problems, it will be cleaned once the
second year and then to a regular schedule the third year.
7.4.1.1 Equipment
Lines will be cleaned with a jetter or jetter/vacuum truck or rodder machine. The
equipment used depends upon the location, type of line, and if there are any known
problems that are more suitable to a particular method of cleaning. Each pipe section will
be inspected by (CCTV) television camera every 10 years. Any pipes that are located on
a street where a street maintenance project is planned will be inspected prior to the start
of those projects. The City will also televise any sewer lines in a new development before
the City accepts any responsibility for maintenance of those lines. Televising will also be
performed to inspect lines where there may be possible problems or where problems are
occurring.
The lines will be visually inspected by looking down manholes to determine if there are
any problems during cleaning. Every dead-end manhole will be flushed during regularly
scheduled sewer line maintenance. Flushing will occur from every downstream manhole.
However, two manholes will need to be flushed through due to the manholes being
buried. These two manholes are MH #6 & MH #28. Additionally, MH #40 & MH #50 are
not accessible. These pipes will need to be back flushed.
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Cleaning costs are estimated at $4,000 per mile when contracted. A program to clean 3
miles over a three year period results in a contract cost of $4,000 per year. The actual
cost to the City may be different depending on the amount of work accomplished.
7.4.2 System Televising
The City of Gem Lake has established a televising program to televise all sewers. CCTV
all sewer lines help establish a “base line” televising database for all sewers in the
community. In addition, the City has already established a practice of televising sewers in
areas where street rehabilitation or reconstruction is scheduled to occur. This allows the
City to be efficient with infrastructure management and to avoid situations that require
removing portions of a newly constructed street. Contracts for new sewer construction
include the televising of the new sewer. A copy of the televising reports and video are
provided to the City at the end of the project.
7.4.2.1 Equipment
The City of Gem Lake contracts out all their CCTV inspection and does not have an
equipment inventory. The cost of the equipment and amount required by the City are
often more efficiently contracted rather than owning specialized equipment. The most
efficient means to provide CCTV inspection would be to develop a televising program that
coincides with the cleaning program described above. It is recommended that the City
televise the entire system every three years. A 3-year schedule equates to 1 mile per
year. Televising costs are estimated at $5,000 per mile. A program to televise one mile
per year results in a contract cost of $5,000 per year.
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Figure 7-1 – Existing Sanitary System
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Figure 7-2 – Existing Capacity Results
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Figure 7-3 – Wet Weather Capacity
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Figure 7-4 – Future Sanitary System
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Figure 7-5 – Wet Weather Capacity Future Land Use
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Figure 7-6 – SSTS Parcel in Gem Lake
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8 Water Supply System Plan
Currently the residents and businesses within Gem Lake receive water supply from
varying sources. The City’s municipal water supply system consists of City of a short
section of water main connecting to the White Bear Lake water system from which the
water is purchased. The water passes through a meter vault where the flow quantity is
tabulated and then the water is delivered to the customers along the line. Other homes
and businesses, not located along this water line, utilize private wells for their water
supply, with the exception of Tousley Ford and The Monessori School which receive
water from Vadnais Heights. Although the private wells provide sufficient flow to meet
daily demands, they do not provide enough water to fulfill fire flow demands resulting in
higher insurance rates and risk for the residents. Also, using private wells as a water
supply can result in issues with water contamination, poor quality of water, or the wells
going dry. This chapter lays out a potential plan to make municipal water service
available to all areas of the City.
8.1 Water System History
Prior to the current water system development, the City of Gem Lake considered different
options for the source of their water supply including building their own distribution
system and purchasing water from the City of Vadnais Heights, City of White Bear Lake
and White Bear Township. The City has incrementally moved forward with the option of
purchasing water from the surrounding communities for their water supply. Recently, a
single waterman has been constructed connecting the White Bear Lake distribution
system to the service area it will be supplying. This watermain connects to the distribution
system on County Road E, follows the existing Scheuneman Road, and ends after
crossing US Highway 61.
8.2 Future Water System Option
For purposes of future water system planning, a proposed water system layout was
developed and is shown corresponding water planning map Figure 8.1. The City of Gem
Lake is divided into three potential water service areas based on the ease of access to
the surrounding community’s distribution system. The proposed pipe routes primarily go
through already existing roads and developments, with the exception of the new Enclave
development located in the Vadnais Heights service area. These routes are connected to
the supplying distribution system in multiple locations to prevent dead ends in the system.
Service from Vadnais Heights will be connected to the Vadnais Heights distribution
system in five locations. Three of these connections are located on the southern side of
the City south of County Road E, and the other two connecting west of Labore Road.
Service from White Bear Lake distribution system currently connects to its service area
on the southeast side of the City on County Road E. A second connection is proposed to
be located on the northeast portion east of Hoffman Road.
Service from White Bear Township distribution system is proposed to be located north
of the railroad located on the northern side of the City.
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Figure 8-1 – Water System Plan
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8.3 Future Water Supply Needs
Since Gem Lake does not intend on having their own water supply source, the City must
rely on the surrounding communities to maintain a safe and reliable source, however,
delivery of the water once purchased is the responsibility of Gem Lake. A cities
distribution system must be capable of meeting the daily water demands of the users.
Water demands of a city are based off land use patterns, projected populations, and per
capita water usage patterns. Historical customer water use data is unavailable for the
City of Gem Lake, so the water demand analysis was based off of land use patterns. For
each of the three service areas an average day demand and maximum day demand was
determined. When determining the demands it was assumed that the average day
demand was 250 gallons/day/residence, and the maximum day demand peaking factor
was 2.6 as given by the Metropolitan Council.
The total demands for the City of Gem Lake are an average day demand of 97,00 gallons
per day (gpd) and a maximum day demand of 176 gallons per minute (gpm).
Vadnais Heights service area has an estimated average day demand of 22,000 gpd and
an estimated maximum day demand of 40 gpm.
White Bear Lake service area has an estimated average day demand of 33,250 gpd and
a maximum day demand of 60 gpm.
White Bear Township service area has an estimated average day demand of 16,000 gpd
and a maximum day demand of 29 gpm.
8.4 System Pipe Sizing
In addition to meeting daily water demands, a distribution system must be capable of
meeting the fire flow requirements. Available fire flow is the system’s ability to provide
sufficient flow in the event of a fire while maintaining a minimum system pressure of 20
psi. The amount of fire flow needed depends on the property and land use of that area.
Fire flow available to Gem Lake will be supported by each connection to each individual
water system. In general, close proximity to the connecting systems water tower and
large diameter trunk water mains will enable more robust fire flow availability.
Pipe sizes in a distribution system are determined based on daily flow demands or fire
flow requirements. In smaller communities the fire flow requirements tend to be larger
than the daily flow demands. The total daily demands for the City of Gem Lake are lower
than the fire flow demands, therefore the fire flow demands will dictate the pipe size. Pipe
sizes for the City of Gem Lake distribution system were modeled as part of a Metropolitan
Council Regional Project. The pipe sizes determined for that project will be used for the
City distribution system. The determined pipe sizes are 10, 8, and 6 inch pipes for
Vadnais Heights service area, 12, 8, and 6 inch pipes for White Bear Lake service area,
and 10 and 8 inch pipes for White Bear Township. The Attached map below documents a
suggested pipe size layout for the City of Gem Lake.
8.5 Interim Water System
There are some steps that the City should undertake if it continues to primarily rely on
private wells for its water supply. For instance, a program should be set up to require
periodic testing of water from every well in the City to determine water quality. This
program could include steps to take in the event water quality fails to meet minimum
standards.
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In addition, an educational program should be set up to promote water conservation
measures within the City of Gem Lake. Although each residence and business has its
own private well, it would be beneficial to the community to have some type of water
conservation program in order to maximize groundwater supply. It would be difficult for
the City to impose water conservation regulations on properties with private wells.
However, an educational program could recommend voluntary water conservation
measures to property owners. Space in the city newsletter could be devoted to
describing and/or recommending water saving techniques, devices and appliances (i.e.,
how to cut down on water use, the best and worst times to use water outdoors, etc.). The
educational program could emphasize the value and importance of conserving water,
regardless of whether or not the City has municipal water.
An emergency preparedness/contingency plan should also be considered by the City.
Again, although the City of Gem Lake does not have a public water supply, it may be in
the City’s best interest to be prepared in case of an emergency. One option would be to
adopt the emergency plan and consider policies of the water supplier.
The City should make arrangements with the adjacent neighboring communities to obtain
water from them for its citizens in case the groundwater supply ever becomes
contaminated. The City should also have a list of contacts available in case of an
emergency. It would also be helpful to make available to residents, steps that should be
taken in case of contamination to an individual’s water supply.
8.6 Water Supply Policies
The following policies have been established by the municipal government of Gem Lake
with regard to the water supply for the citizens and businesses of the community:
1. The possibility of developing a centralized water distribution system within Gem Lake
will be considered. The system might either be developed based on a well supply
within Gem Lake or by attachments to the Vadnais Heights, White Bear Lake or
White Bear Township systems.
2. Water service should be extended to each targeted area at the same time and in the
same priorities as the sanitary sewerage service, in order to minimize street
reconstruction and traffic disruption.
3. The possibility of connecting only the commercial area of Gem Lake to the Vadnais
Heights, White Bear Lake, or White Bear Township water distribution systems will be
explored.
4. The adoption of a mandatory water quality testing program for private wells will be
considered.
5. An educational program promoting water conservation measures within the City of
Gem Lake will be developed.
6. An emergency preparedness plan with regard to the water supply will be developed,
or the City will adopt the policy of the water supplier.
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9 Housing Plan
9.1 Housing Supply
The housing supply in Gem Lake is rather homogeneous. The 2015 US Census estimate
of Gem Lake housing units is 178, with 173 estimated to be single family detached. Of
these, 165 units are estimated to be occupied, with 143 housing units listed as “owner-
occupied” and 22 units listed as “renter-occupied” (note that the Metropolitan Council
modified this rental total to 12 units, see Figure 9.1). Seven units are estimated to be
double units. Five housing units are considered multi-family.
The condition of housing within Gem Lake is generally good. Well over half the homes in
Gem Lake have been built since 1970. Since 2000, the US Census Bureau estimates 38
new units have been constructed. A total of 75 units were built prior to 1970, according
to US Census data.
The median value of housing in Gem Lake in 2015 was $305,000. Table 9-1 lists 2015
US Census Bureau estimated housing valuation data.
Table 9-1 – US Census Bureau 2015 housing valuation estimates
Value Housing Units
Less than $50,000 6
$50,000-$99,999 1
$100,000-$149,000 5
$150,000-$199,999 19
$200,000-$299,999 40
$300,000-$499,999 36
$500,000-$999,999 25
$1,000,000 or more 12
The median gross rent in Gem Lake in 2018 was $1,375 per month.
The 2018 estimates show that there are 454 persons and 169 households in Gem Lake,
for an average of 2.69 persons per household. This compares to 3.01 in 2000. Due to
an aging population, smaller households have become a national trend.
The median household income in 2018 for Gem Lake was $105,400. That compares to
$63,179 respectively to the United States and $70,315 respectively to Minnesota.
Supply and types of housing in the City of Gem Lake are limited. Few are vacant or
available and almost all of the housing stock is classified as single family detached.
More diverse housing options currently exist within the neighboring communities of
Vadnais Heights, White Bear Lake, and White Bear Township. While the planned mixed
use development near Hoffman Corner’s may provide an opportunity for senior and
multiple family housing, Gem Lake also needs to explore region-wide efforts to provide
for more housing diversity.
Overcrowding is not a problem in the City of Gem Lake. The majority of houses in the
City have three or more bedrooms, which meshes well with the average household size
of 2.69 persons.
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The cost of housing is becoming more burdensome on some households. Estimates for
2018 show that 23% of all households in Gem Lake experience a cost burden, 18% being
homeowners and 60% being renters, according to the ACS in 2018.
The 2018 median gross rent is $1,375 with no renters paying less than $500 per month.
The highest category of $1,500 or greater has seven renters.
Although there are a great number of employment opportunities within Gem Lake, few
residents are also employed here. Of 279 workers age 16 or above, 242 drove
themselves to their place of employment while 11 carpooled. Six workers walked to work
while six more rode public transportation. Only 13 workers worked from their homes.
The mean travel time was 24.7 minutes indicating most workers were employed outside
of Gem Lake.
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9.2 Affordable Housing Units Needed 2021-2030
Gem Lake has 35 households experiencing housing cost burden.
The City of Gem Lake will strive to add 11 units of affordable housing between 2021 and
2030 per Metropolitan Council recommendations. The City has identified its Mixed Use
areas as target areas for affordable housing, which is being provided at the appropriate
density.
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Figure 9-1 – Metropolitan Council Tables for Gem Lake
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Figure 9-2 – Owner-occupied Housing by Estimated Market Value, source Metropolitan
Council
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9.3 Housing Goals and Policies
The following goals and policies have been established by the municipal government of
Gem Lake with regard to housing:
Goal: Maintain and improve existing housing in the city.
• Continue to encourage low, to very low, density residential development
within the existing core area of the City.
• Encourage the rehabilitation and continuous maintenance of existing
housing.
• Preserve the identity and improve the quality and appearance of existing
residential neighborhoods.
• Examine alternative transportation services that relate to life-cycle housing
opportunities.
Goal: Provide the required affordable housing and access to funds.
• Encourage the construction of more dense housing along the transit corridors
of County Road E and Highway 61. This is where all of the mixed use plan
areas are identified.
• Encourage the development of life-cycle housing opportunities.
• Encourage the preservation of owner-type housing for low and moderate
income households.
• Consider working with the Ramsey County Housing and Redevelopment
Authority (HRA) in the development of a housing strategy for the City of Gem
Lake.
• Explore the possibility of participating in region-wide efforts to develop a wide
variety of housing types.
Goal: Encourage the development of new housing consistent with this plan.
• Encourage a better variety of housing by adopting wording in the zoning
ordinance allowing for different types of housing (townhomes, villas, row
houses etc.) as redevelopment occurs, and in the mixed use areas.
• Help ensure that all new housing, including affordable housing, adheres to
the highest community design, planning and construction standards.
• Protect residential neighborhoods adjacent to commercial developments
through physical and/or vegetative buffering, and through the placement of
‘transitional” land uses on the periphery. Adequate buffering should be an
explicit objective of site plan review and approval.
• Consider adapting the current Gem Lake Planned Unit Development and
Cluster Development Standards to allow for more creativity and flexibility with
regard to life-cycle housing opportunities.
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9.4 Implementation Plan
• Consider participating in the Metropolitan Livable Communities Program.
• Explore local fiscal initiatives for housing, including but not limited to, the use of
housing revenue bonds, tax increment financing, Community Development Block
Grants, and Minnesota Housing Finance Agency programs.
• Explore local fiscal initiatives for housing, including but not limited to, the use of
housing revenue bonds, tax increment financing, Community Development Block
Grants, and Minnesota Housing Finance Agency programs.
Housing Goals & Implementation Tools
Identified Need Available Tools Circumstances and Sequence of Use
Maintain and
improve housing
units in the City
Code Enforcement The City intends to continue existing code
enforcement procedures to ensure quality
neighborhoods and limit blight.
County Rental
Rehabilitation
Program
Ramsey County Community & Economic
Development (CED) and Housing and
Redevelopment Authority (HRA) works with
developers and owners of rental properties in
suburban Ramsey County communities.
Direct services for renters are provided
through a network of other area
organizations. For existing properties, the
County can provide below-market, flexible
loan financing for weatherization and energy
conservation, health and safety, and other
basic rehabilitation activities. The City will
refer interested parties and encourage
participation.
4(d) Tax Program The 4(d) tax program provides a property tax
reduction for rental properties which include
affordable housing units. This program is
administered through the Minnesota Housing
Finance Agency. The City encourages
property owners to seek such assistance, if
eligible.
Meet local and
regional needs for
affordable housing
and provide
access to funding
sources
Tax Exempt Bonds The HRA is authorized to issue tax exempt
bonds for multi-family projects. The City will
continue to partner with the HRA to find
opportunities within the community.
Community
Development Block
Grants (CDBG)
CDBG funds are administered through the
HRA at the City’s request. CDBG funds can
be used to meet a variety of community
development needs including investments in
public infrastructure, single family or multi-
family housing rehabilitation, homelessness
assistance, business loans, or capital
improvements for publicly owned buildings.
The activities must benefit households with
incomes at 80% AMI or below. The City will
promote the CDBG program when
appropriate.
HOME Investment
Partnership Program
HOME funds are used for the construction of
new affordable housing or rehabilitation and
preservation of existing affordable housing.
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They may also be used for activities related
to homebuyer assistance or tenant-based
rental assistance. The activities must benefit
households with incomes at 80% AMI or
below. Funding is granted on an annual
basis through a competitive process. The
HRA administers the HOME program on
behalf of Ramsey County as pass-through
funds from the U.S. Department of Housing
and Urban Development. The City will
promote the program for those who qualify
when appropriate.
Low Income
Housing Tax Credits
The HRA is a sub-collector of housing tax
credits to raise private equity for affordable
housing projects. The City will continue to
partner with the HRA to find opportunities
within the community.
Minnesota City
Participation
Program
The Minnesota Housing Finance Agency’s
Minnesota City Participation Program allows
for MHFA to sell mortgage bonds on behalf
of the City to meet locally identified housing
needs. The proceeds are used to provide
below market rate mortgages for low-
moderate income first time home buyers.
The City will continue to participate in this
program.
Effective Referrals One of the simplest and most cost-effective
ways to support housing broadly, and in
particular to serve households in need of
affordable housing, is by making effective
referrals. Being aware of programs and
services that are available to existing or
future residents requires limited time and
budget but it can be difficult to keep that
information current. City Staff will strive to
remain familiar with the relevant programs
and will provide effective referrals.
Community Land
Trust
The Community Land Trust provides secure,
affordable access to land and housing for our
local workforce. This program helps potential
home buyers with low to moderate incomes
purchase a home on property that is leased
from the land trust through a long-term (99
year), renewable ground lease. The City will
continue to encourage qualifying people to
utilize this program.
Participation in
housing-related
organizations,
partnerships, and
initiatives
Connecting with others around meeting
housing needs in our communities creates
opportunities for cities, counties, the
Metropolitan Council and other stakeholders
to learn from one another. Staff are members
of various professional organizations which
provide resources and educational
opportunities related to housing.
Consolidated RFP The Minnesota Housing Finance Agency
provides a request for proposal (RFP) once
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annually where affordable housing
developers can apply for funding to construct
affordable housing. The City invites
developers to apply for funds to support
development of housing units which meets
the City’s need for affordable housing.
City Land Use Plan
and Zoning
Ordinance
The City will guide and zone lands at the
appropriate density to provide for the
requisite amount of affordable housing.
Fair Housing Policy The City will consider a Fair Housing Policy
in order to receive Livable Community Act
funds.
Housing Bonds Cities are authorized under state law to
develop and administer programs that make
or purchase mortgages to finance the
acquisition or rehabilitation of affordable
housing. Cities may further make or
purchase loans using the proceeds of the
bond sales for activities such as new
construction, acquisition, rehabilitation, or
refinancing bond debt. The City may
consider using housing bonds for a project
meeting the goals of this plan upon request.
Encourage the
development of
new housing
Land Assembly The City may participate in land assembly for
projects that are consistent with the goals
and policies of this Plan.
Tax Abatement In order to meet the goals of this plan, the
City will consider the use of tax abatement
upon request.
Tax Increment
Financing (TIF)
Through the CED and HRA, the City may
consider the use of TIF for accelerating the
development process and achieving
development on sites that would not be
developed without this assistance in order to
meet the goals of this plan. To this end, the
City will consider TIF upon request.
Met Council Livable
Communities
Demonstration
Account (LCDA)
Funding provided by the Met Council for
innovative projects that promote Livable
Communities. Possible uses could include
Transit Oriented Development (TOD),
(County Road E on the Rush Line BRT), life-
cycle housing, mixed-use/walkable
neighborhoods, workforce housing, and
affordable housing grants. Funds may also
be used for public infrastructure and site
assembly. The City will promote the use of
said programs when appropriate.
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10 Local Water Management Plan
The Gem Lake Local Water Management Plan is included in the Appendix.
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11 Community Facilities and Services Plan
As stated in Chapter 4 of this plan, Gem Lake residents wish to maintain a low profile
government. This would mean providing a minimum of urban services, consistent with the
needs of a low density “small town” community. With this in mind, the City of Gem Lake
intends to establish long-term service commitments with other governmental units in the
area. Given the relatively small ultimate population planned for the community, it would
not be cost efficient to maintain separate municipal commitments for many community
services.
11.1 Police
Currently, the City receives police protection on a contractual basis from the City of White
Bear Lake. As the population of Gem Lake increases, there will be a need to increase
police surveillance. There is a Ramsey County Sheriff’s sub-station located at Gem Lake
City Hall which does cause a better patrol presence in the City.
11.1.1 Policy
The City of Gem Lake will seek to combine with other governmental units in the area in
maintaining and improving upon a high quality sub-regional police force. The City will
continue to support the Sheriff’s substation at the Gem Lake City Hall.
11.2 Fire Protection
The City of Gem Lake currently contracts with the City of White Bear Lake for fire
protection services. These services are currently based on a flat rate, plus a fixed charge
per fire occurrence.
11.2.1 Policy
The City will seek a longer term commitment with either Vadnais Heights or White Bear
Lake for fire protection services. In the future, these services might be charged on an
annual basis. The fees could be based on mutually agreed upon criteria, such as
assessed property valuation.
11.3 Road Maintenance
Approximately 2.1 miles of roads are currently maintained under Gem Lake jurisdiction.
11.3.1 Policy
The City will continue to contract for road maintenance.
11.4 Professional Assistance
There are no full-time employees of the City of Gem Lake. All professional assistance
including lawyers, engineers and planners are paid for on the basis of time and materials.
The City contracts with White Bear Township for City Administration and other related
services.
11.4.1 Policies
Legal, engineering and planning assistance will continue to be on a time and materials
basis. The contracting of City Administration services by White Bear Township will be
continued.
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11.5 Municipal Building
Gem Lake constructed and opened a City Hall in January of 2008. This structure was a
joint project between the City of Gem Lake and White Bear Township. The facility is
expected to provide adequate space for the City for the next 20 or more years.
11.5.1 Policy
The City should review space needs every 5 to 10 years to determine if can be met with
the current building. There is adequate space on the current site to expand the building if
necessary.
11.6 Public Schools
District 624 provides education to Gem Lake residents.
11.6.1 Policy
The City will continue to support high quality elementary and secondary public education
for residents of Gem Lake.
11.7 Health Facilities
At present, there are no hospital facilities in Gem Lake or in any of the contiguous
municipalities adjoining it. The closest hospital facility is St. John’s Hospital in
Maplewood, approximately two miles away.
11.7.1 Policy
Gem Lake should cooperate with other local governments in encouraging the
development of medical facilities within a more convenient proximity as area population
growth dictates. Plans for a medical clinic in the SW parcel of the City of Gem lake
Gateway and Village Planning area have been discussed.
11.8 Outdoor Recreational Facilities
There are no publicly held open spaces or recreational facilities within the community. All
existing outdoor recreation in Gem Lake must currently occur on privately developed
lands, vacant lots, or on the streets.
11.8.1 Policies
• Some form of neighborhood-oriented park will be provided as the community
develops. This might include a picnic ground and/or playground facilities.
• The community will continue to rely on Ramsey County for development of larger
natural resource based recreational facilities.
• The City will explore bicycle trail options and methods for providing access to
regional trails.
• The City will encourage the continued operation of the private golf course now
located in the NE portion of the City.
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12 Park and Open Space Plan
The 2040 Regional Parks Policy Plan, adopted by the Met Council on November 22,
2018, is the official system plan for regional recreation open space. Local comprehensive
plans must conform to the principles of this parks policy and are based on three primary
criteria:
• Conformance with Metropolitan System Plans
• Consistency with Council Policies
• Compatibility with Adjacent and Affected Governmental Units
12.1 Conformance with Metropolitan System Plans
This system statement summarizes significant elements of the metropolitan system plan
and highlights those elements that apply specifically to the City of Gem Lake. In addition
to reviewing this system statement, Gem Lake should consult the entire 2040 Regional
Parks Policy Plan, the Thrive MSP 2040 and other pertinent regional planning and policy
documents to ensure its comprehensive plan and plan amendments conform to the
metropolitan system plans. A PDF file of the entire 2040 Regional Parks Policy Plan, the
Thrive MSP 2040, and other regional planning and policy documents of the Metropolitan
Council are available online at the Metropolitan Council’s website:
https://metrocouncil.org/Parks/Planning/Parks-Policy-Plan.aspx
See Figure 12.1 – Twin Cities Metropolitan Area 2040 Reginal Park System Plan
12.1.1.1 Regional Parks and Trails in Gem Lake
There are no regional parks in, or adjacent to, Gem Lake, however two regional trail
facilities are located at the boundaries of the City of Gem Lake as identified in the 2040
Regional Parks Policy Plan, Table 5 (Trail Number).
Bruce Vento Regional Trail (28)
St. Anthony Railroad Spur Regional Trail Search Corridor (20)
12.1.1.2 Bruce Vento Regional Trail
This regional trail is partially complete and open to the public. The section on the eastern
border of the City of Gem Lake is not yet complete. The trail alignment is shown in
Figure 2 and is acknowledged by the City of Gem Lake.
12.1.1.3 St. Anthony Railroad Spur Regional Trail Search Corridor
This is a proposed 10 mile regional trail that would follow the existing railroad corridor
long the northwest border of the City of Gem Lake. Since there is an active railroad
operating on this corridor tracks, trail planning would not take place until there is a
change in the status of the use of the tracks. At that time, the County will work with Gem
Lake and others to master plan the trail. The general alignment of the proposed trail is
shown in Figure 2 and is acknowledged by the City of Gem Lake.
See Figure 12.2 - Map of Gem Lake - Regional Parks and Open Space Map.
12.2 Consistency with Council Policies
The 2040 Regional Parks Policy Plan includes the following policies and strategies for
regional parks;
• Expanding the Regional Parks System to conserve, maintain, and connect
natural resources identified as being of high quality or having regional
importance.
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• Providing a comprehensive regional park and trail system that preserves
high-quality natural resources, increases climate resiliency, fosters healthy
outcomes, connects communities, and enhances quality of life in the region.
• Promoting expanded, multimodal access to regional parks, regional trails, and
the transit network, where appropriate.
• Strengthening equitable use of regional parks and trails by all our region’s
residents, such as across age, race, ethnicity, income, national origin, and ability.
12.2.1 City of Gem Lake Parks and Trails
12.2.1.1 Parks
The City of Gem Lake does not have the land mass that meets any criteria for a regional
park facility, nor does the City have plans for a park in the planning horizon of 2040. The
Gem Lake Hills Golf Course in the northern portion of the City is a privately owned and
operated recreation property in Gem Lake. This golf course represents the total amount
of 1.7% of the classified land use of Park, Recreational or Preserves. For comparison
both Minneapolis and St. Paul have approximately 14% of land use classified as Park,
Recreation or preserve land. Nationally, the median for Low-Density Cities is 5.9%.
Future considerations for Gem Lake to add parks and open space include;
• New residential development will be planned with open space, with both active
and natural features that add park, recreation or preserved lands.
• Consideration of active and passive recreation features including a playground
and picnic areas in the Northeast corner of the City near the City Hall.
12.2.1.2 Trails
The City of Gem Lake would like to see trails constructed along existing roadways. A
marked bike trail now exists along the shoulder of Goose Lake Road in the City. As
Goose Lake Road is a Ramsey County maintained road, the City suggests that a
blacktop trail be built along the side of the existing roadway when roadway maintenance
or construction occurs. Other trails could be constructed along the Highway 61 right-of-
way and along County Road E, either on the road right-of-way or on private land being
developed inside the border trees along the cities southern border.
Private trails along land parcels in the City of Gem Lake constructed along easements or
property lines could be considered as trails, but are usually set up by agreements
between individual property owners and are not considered part of a formal trails
network, and will NOT be included in this Gem Lake Comprehensive Plan.
Potential trail connections between trails in the City of Gem Lake and the Bruce Vento
Trail could be located at Hoffman’s Corner (Highway 61 & County Road E area) or near
the Schuenuman Road crossing of the current railroad track in the Northeast corner of
the City.
Potential trail connections to the St. Anthony Railroad Spur Regional Trail Search
Corridor could be made at:
• Tessier Road, where it intersects with this current railroad track
• Along a 40-foot wide strip of land running from Goose Lake Road to the railroad
tracks, that is currently owned by the railroad
• Otter Lake Road (CR-148) railroad crossing in front of the Gem Lake City Hall
• Scheuneman Road (CR-147) to the east from Otter Lake Road toward Hoffman
Road.
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12.3 Compatibility with Adjacent and Affected Governmental
Units
The City of Gem Lake will initiate dialog and coordinate efforts with other bordering
communities of White Bear Lake, White Bear Township and the City of Vadnais Heights
in their approach and planning of connections to Regional Trail facilities including;
• Connections to the existing Vadnais Heights trail
• Connections to the planned Bruce Vento trail to the east from future development
in the southern portion of the City along TH-61.
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Figure 12-1 – Twin Cities Metropolitan Area 2040 Regional Park System Plan
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Figure 12-2 – Map of Gem Lake - Regional Parks and Open Space Map
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13 Renewable Energy Policy
The City of Gem Lake recognizes the importance of renewable energy. The City will
strive to achieve the following:
• Encourage solar energy installations as an accessory use for new and existing
development.
• Encourage geo-thermal energy systems for new and existing development.
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14 Implementation
14.1 Background
Implementation of Gem Lake’s comprehensive plan will occur on a number of fronts,
ranging from encouraging private investment to ownership and construction of public
improvements. After formally adopting the plan, the city can insure it orderly
implementation in a number of ways:
* Policies (land use types and locations)
• Regulations
• Public Investments
• Public Incentives
• Public Services
The comprehensive plan provides a rational basis for guiding development, making
public investments, encouraging private investments and establishing the policies and
regulations necessary to implement the plan. For the City of Gem Lake, plan
implementation means weaving together the needs of citizens and investors with public
policies, public investments and city regulations.
The comprehensive plan establishes the background and policies for the orderly
development and reinvestment in the City. Implementation strategies link plans to actions
and resources. Public investments serve development objectives and allocation of
available resources. Regulations can be a natural extension of the planning process
translating agreed upon ideas into practical application, with the assistance of clear and
publicly administer guidelines.
The first implementation step is the formal adoption of the comprehensive plan. Plan
adoption procedures are prescribed by state law. These procedures involve a report and
recommendation by the planning commission after public notice and public hearing. This
is followed by a 4/5 vote of the City Council.
The significant elements of Gem Lake’s comprehensive plan revision include:
• An inventory of the physical and natural resources that impact public and private
development
• Identifying county, state, school district, watershed district and water
management organization and neighboring communities plans and policies
• Identifying, and coordinating with, Met Council system plans and plan review
policies
• Identifying current and future community values, needs, opportunities and
objectives
• Projecting population and land use trends
• Developing a comprehensive set of policies by which all other plan elements are
evaluated
• Identifying economic development strategies and policies
• Evaluating available vacant land
• Determining a logical distribution of land uses within the environmental and
natural resources protection framework
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• 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.”
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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.
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• The Vadnais Lake Water Management Organization (VLAWMO) has informed
the City that the water body known as Gem Lake does not have an outlet.
Therefore, inlets to the lake must be filtered and flow control added.
• Wetland protection - VLAWMO and Ramsey Washington County Metro
Watershed District (RWMWD) recently adopted updated water management
plans that might require changes in the storm water section of the zoning
ordinance.
• The Gem Lake has two years from the date these plans where adopted to update
its City storm water management plan appropriately.
• Subdivision regulations - The City of Gem Lake has adopted a new set of
subdivision regulations. These regulations should be reviewed to allow for
smaller lots (and zero lot line construction) that might occur with PUDs that
include town homes or other similar structures.
14.3 Private Investment
The basis for a comprehensive plan diminishes rapidly absent private investment.
Therefore, implementation policies recognize the desirability of encouraging private land
ownership, protection of environmentally sensitive areas, enhancement of
business/commercial opportunities, construction and maintenance of a broad range of
life-cycle housing, and provision of resident and visitor oriented retail and service
facilities. Promoting the qualities of the area and providing cost effective public services
are at the core of the public strategy to encourage and support private investment.
Other public policies affecting private investments include tax increment financing,
special assessments, coordination of community and business promotion activities,
cooperative ventures and development sensitive regulatory frameworks.
14.4 Public Investments
In carrying out the objectives of the comprehensive plan, the components and staging of
public investment is important. Understanding the basis for, and phasing of, public
investments stimulates private investments in terms of location and timing. Public capital
improvements involve the acquisition of land and the construction of public facilities.
Public ownership has historically been the case, but varying ownership arrangements are
emerging. Many municipal capital improvement budgets also include major equipment
purchase such as fire trucks, road maintenance vehicles, office furniture, and so on.
Maintenance expenditures (such as resurfacing a road) overlap between maintenance
and capital expenditures. The majority of parkland and roadway rights-of-way have been
acquired through dedication. Subdivision regulations provide for that dedication. In the
case of future rights-of-way, they will need to be purchased by agreement or
condemnation.
14.5 Municipal Capital Improvement Program 2008-2018
14.5.1 Background
The capital improvement program provides a working strategy for guiding public
investment within the comprehensive planning framework. Resources are finite and rarely
meet all needs. A well thought out capital improvement program results in a
comprehensive “shopping list” where all desired investments are cataloged and
prioritized. Absence of current available funding should not keep a project off the
shopping list (funding approaches are dynamic and changing) but will impact its priority.
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14.5.2 Funding Sources
A number of funding sources are available or can be made available to municipalities.
Some have specific requirements or limits. Increasingly, creative financing approaches
are being undertaken which leverage private or public funds and/or engage partnerships
with private business of other government entities. Some investment and debt funding
sources for public capital investments include:
14.5.2.1 General Fund
General property tax dollars and fees make up the broad category general funds.
14.5.2.2 Enterprise Funds
Water and sewer utilities usually operate as an “enterprise” account that collects more
than is spent for services purchased. The extra funds are kept in a separate account that
is used for operation, maintenance and upgrades of the supported system. A one-time
initial installation charge is also collected from each connection made to the sewer or
water system. This charge is called a Sewer Availability Charge (SAC) or water
availability charge (WAC), and is usually used to expand capabilities.
14.5.2.3 General Obligation Bonds
Certificates of indebtedness paid for by a property tax levy, backed by the property
values of the city and authorized by the voters or by statutory provision.
14.5.2.4 Revenue Bonds
Bonds supported by the specific revenue stream of the specific investment (i.e. fees
collected for an ice arena).
14.5.2.5 Tax Increment Financing
This revenue source is the captured increased property value resulting from the
investment, which would not have occurred without the public financial assistance. This
revenue is specifically pledged to qualified improvements for a specified period of time.
Debt financing is not mandatory and the income stream could be used to pay investors or
lenders on a periodic or annual basis. Tax increment bonds are generally backed by the
full faith and credit of the City and its taxpayers.
The legislature has continued to reduce the flexibility of this tool in response of a limited
number of practices that have been considered objectionable. Changing of tax rates for
commercial properties at the state level also has significant impact on revenue
projections. The City of Gem Lake currently does not currently have any tax increment
financing districts.
14.5.2.6 Special Assessment Bonds
Revenues are derived from the specially benefited property served by the improvement.
14.5.2.7 Capital Improvement Reserve Funds
Special assessments are required to be satisfied when property ownership is transferred.
The result is that advance payment of special assessments in reserve produces
additional earnings until they are applied to the bond payment schedule. These funds can
be used to restructure debt or to be used for capital investments.
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14.5.3 Utility bonds
A bond defrayed by the revenues derived from utility changes.
14.5.3.1 Transportation Equity Act (TEA21) Funds
In conjunction with the Twin Cities Metropolitan Planning Organization transportation
planning and programming, federal matching funds are available for transportation and
enhancement related projects.
14.5.3.2 Grants
A diminishing number of grants are available for specifically qualifying projects, such as
park and trail development, or utility improvements.
14.5.3.3 Loans
Revenues to repay the loans would have to come from one of the sources listed above,
or from some specific future equity position in the project. The general policy of public
financial assistance should be loan before grant, to keep the money working for the
community.
14.5.3.4 Donations
Private contributions given for general or specific purposes. A significant amount of
private wealth is anticipated to be passed to the next generation in the near future.
Having a policy in place for accepting donations would give security to donors, insure the
proper management of donated funds and, potentially, foster additional gifts.
Donations or grants could come from individual, businesses or non-profits. Funding
sources from other governmental jurisdictions are somewhat limited, and fall into the
above categories. However, other jurisdictions do make investment decisions affecting
the City and need to be considered in collateral requirements. Pathway and trail funding
would be a case in point. The Minnesota Department of Natural Resources and Ramsey
County currently have primary jurisdiction when securing financial participation from
regional, state and federal government entities. Part of the implementation process
involves working with the various agencies and private interest groups to secure the
improvements, and to be prepared to provide local supporting action and investments.
14.5.4 Investment Purposes
Pubic investment purposes are broadening to include equity positions in some private
(but public purpose) property, such as affordable housing. In some cases, historically
public facilities are being converted into private or joint ventures with or without direct
lease payments to or from the municipality. These investments fall into general groups
that might be labeled as land acquisition, facilities acquisition and development projects.
There are also some limited incentive investments that are made to directly induce
private investment. Direct public investments would focus on land acquisition, public
improvements and community facilities.
14.5.5 Recent Capital Investments
The City of Gem Lake made its first capital investment in 2007-2008 in conjunction with
White Bear Township (WBT) in building a joint Gem Lake City Hall/WBT meeting room.
This facility is jointly maintained, with WBT handling the grounds and the City of Gem
Lake handling the building.
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14.5.6 Future Capital Improvements
Projected future capital improvement projects can be classified in a number of different
ways to reflect the objectives of the comprehensive plan and the reality of funding
availability. A central debate revolves around whether or not the community should plan
for something if it does not have available resources. One school of thought calls for
planning only to realized funding. Another school of thought suggests prioritizing needs
(which nearly always exceed resources) and developing a program that can respond to
differing financing trends and programs. Establishing a realistic but extended plan that
exceeds available resources permits capturing opportunities when new or special funding
occasions occur.
Many funding sources are competitive and require long term planning and perseverance.
It is important to develop a comprehensive strategy that compiles improvement by: 1)
investment type (economic, development, parks), 2) priority (immediate to future), 3)
funding source (General Obligation Bond, Assessment, etc.), 4) or other management
category. The purpose of this comprehensive capital improvement strategy is to
continually match changing community objectives with potential funding sources, thus
assisting the City in determining priorities.
The current list of capital improvements, included as part of the section, does not involve
revenue source estimates or specific assistance in non-defined public assistance areas.
This allows the City to remain flexible in evaluating multiple potential funding sources and
selecting the best solution, given current conditions.
These is no absolute answer on the amount of debt that a community should carry, only
carefully weighed considerations relating to benchmark levels, community needs and
community acceptance. $ 900 to $1200 debt per capita provides a national experience
range benchmark. Consideration must also be given to overlapping debt from other
jurisdictions. Special assessments for street and water system improvements, properly
administered, are self-liquidating through special assessments or service charges.
Capital outlays are projected annually over the next 0 to 5 and 5 to 10 years.
14.5.7 Community Facilities
Sometime in the next 10+ years, an expansion of City Hall is anticipated. Depending
upon population growth, additional space will probably be needed for city offices and
record storage. The parking lot at the City Hall most likely also requires expansion.
14.5.8 Transportation
14.5.8.1 Trails
Trails have generally been installed as on-road facilities, coordinated with Ramsey
County road construction\reconstruction projects. Expansion of the trail system is,
therefore, tied to County maintenance development and road turn-back programs. The
City of Gem Lake has partnered with Vadnais Heights to construct some bike trails along
County Road E. Additional connecting trails will be added by Gem Lake as conditions
and finances allow.
14.5.8.2 Road Turnbacks and Road Construction
The road turn-back program was set up by a state aid program, to align jurisdictional
responsibilities of county roads. An amount of funds was set aside to permit transferring
the roads and sufficient resources to bring them up to standard.
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Several City of Gem Lake roads were replaced, rebuilt or overlaid in the last three years.
Approximately .7 miles of Scheueneman Road and Hoffman Road, located in the Gem
Lake Business District that were accepted by a “turn-back” from Ramsey County in 2007
still needs repairs.
14.5.9 Capital Improvement Program List
Refer to the City Capital Improvement (CIP) and Maintenance Plan in Appendix A.
14.6 Implementation Schedule
Immediate Priorities (2021-2022)
• Formal adoption/amendment of
Comprehensive Plan following official review
• Revise zoning and official controls
• Maintain CIP program for road and sewer maintenance
and environmentally friendly development measures
Short-Term Priorities (2025)
• Examine potential transit growth and opportunities compatible with the
character of the area
• Work with the County and adjacent communities to
Develop regional trails and bike paths
First-Half Priorities (2030)
• Examine development potential of Mixed-Use Area
• Encourage private maintenance and improvement of
Existing housing stock through education and assistance programs
Long-Term Priorities (2040)
• Conduct 2050 Comprehensive Plan Update
• Plan for continued development of residential areas
• Preserve and improve upon local environmental resources
Appendix A
City Capital Improvement (CIP) and Maintenance Plan
CITY OF GEM LAKE
City Capital Improvement (CIP) and Maintenance Plan
Date 7-13-20
P:\FJ\G\Gemlk\140643\5-Report\Final\[City CIP & Maintenance 7-13-20.xlsx]Sheet1
ITEM #ITEM DESCRIPTION / PROJECT TYPE 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 NOTES
1 PUBLIC OUTREACH & EDUCATION $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000 $3,000
INCLUDES DISTRIBUTION OF EDUCATION MATERIALS, SOLICITATION OF
PUBLIC INPUT, AND UPDATES TO CITY WEBSITE
MAINTENANCE
2 SANITARY SEWER CLEANING ASSUMED $1.25/LF
SYSTEM A $600 $800 $1,000 $1,000 470 LF, 3 MH'S
SYSTEM B $4,000 $4,500 $5,000 $5,000 3100 LF, 14 MH'S
SYSTEM C $1,500 $1,700 $1,900 $1,900 1130 LF, 5 MH'S
SYSTEM D $11,000 $12,100 $13,300 $13,300 8660 LF, 43 MH'S
SYSTEM E $2,300 VILLAS OF GEM LAKE ‐ 1800 LF, 13 MH'S
3 SANITARY SEWER TELEVISING ASSUMED $0.80/LF
SYSTEM A $400 $450 $500 $500
SYSTEM B $2,500 $2,800 $3,000 $3,000
SYSTEM C $950 $1,050 $1,155 $1,155
SYSTEM D $7,000 $7,700 $8,500 $8,500
SYSTEM E $1,500 VILLAS OF GEM LAKE ‐ 1800 LF, 13 MH'S
4 SANITARY MANHOLE INSPECTION & REPORT $9,000 SYSTEMS A‐D ONLY = 65 MH'S
5 WATER MAIN FLUSHING
WBL ‐ SYSTEM $1,000 $1,000 $2,000 $2,000 $2,000 $2,000 $2,000 $2,000 $2,000 $2,000 WBL SYSTEM IN COMMERCIAL AND HOFFMAN CORNERS AREA
V ‐ SYSTEM $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 VILLAS OF GEM LAKE AREA
6 STORM WATER & DRAINAGE
MS4 REAUTHORIZATION $6,000 $10,000 $10,000
MS4 NEW PERMIT, INCLUDING PROGRAM CHANGES/MAINTENANCE AND
UPDATES, AND ORDINANCE UPDATES
REGULATORY ACTIVITIES $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000
INCLUDES MS4 INSPECTIONS, ANNUAL REPORT, AND MS4 COMPLIANCE
ACTIVITIES
LOCAL WATER MGMT PLAN(LWMP)$10,000 $10,000 UPDATE AND DISTRIBUTE PLAN ACCORDINGLY
ASSESSMENT OF PROBLEM AREAS $5,000
ENGINEERING COSTS FOR INVESTIGATION AND ASSESMENT OF PROBLEM
AREAS
OUTFALL INSPECTIONS $1,500 $1,500 $1,500 $1,500 $1,500 $1,500 $1,500
INCLUDES INSPECTION, DOCUMENTATION, AND FOLLOW UP OF AT LEAST
20% OF MS4 OUTFALLS ANNUALLY
SEWER INSPECTIONS $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000
INCLUDES INSPECTION, CLEANING, & MAINTENANCE OF STORM SEWER
SYSTEM, OUTFALLS, DITCHES, ETC.
BMP AND ILLICIT DISCHARGE INSPECTIONS $2,000 $2,000 $2,000 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500
PONDS/BASINS/WETLANDS AT VILLAS OF GEM LAKE AND ON
SCHEUNEMAN RD S. ILLICIT DISCHARGE INSPECTIONS IN PRIORITY AREAS.
BMP MAINTENANCE $2,500 $2,500 $2,500 $6,000 $2,500 $2,500 $2,500 $6,000 $2,500 $2,500
PONDS/BASINS/WETLANDS AT VILLAS OF GEM LAKE AND ON
SCHEUNEMAN RD S.
7 STREETS
STREET SWEEPING $4,000 $4,000 $4,000 $4,000 $5,000 $5,000 $5,000 $6,000 $6,000 $6,000 ASSUMES TWICE A YEAR
STREET PLOWING $12,000 $12,000 $12,000 $14,000 $14,000 $14,000 $14,000 $16,000 $16,000 $16,000
CRACK SEAL & SEALCOAT
TESSIER $5,000
HAVEN $4,000
LITTLE FOX $7,000
BIG FOX $12,000
SCHEUNEMAN RD N $22,000
SCHEUNEMAN RD S $12,000
HOFFMAN $15,000
VILLAS OF GEM LAKE $4,000
REPAIRS/REPLACEMENT
8 SANITARY SEWER MH'S OUTCOME FROM TASK 4 INSPECTION AND REPORT ABOVE
EXPOSE MANHOLES = 2 $3,000
ITEM #ITEM DESCRIPTION / PROJECT TYPE 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 NOTES
REPLACE OUTDATED COVERS = 22 $4,500
REPAIR MH INVERTS = 6 $8,000
ADJUST & REPLACE RINGS/CASTINGS = 22 $30,000
9 STORM SEWER MH'S $2,000
10 STORM CULVERTS $2,000
11 MISC STREET OVERLAY / PATCHING $200,000
PROJECTS
12 EXTEND WATER ‐ SCHEUNEMAN RD S. $400,000
INCLUDES ROADWAY REPLACEMENT AND IMPROVEMENTS, AND STORM
SEWER ADDITIONS W/POND
13 EXTEND WATER ‐ SCHEUNEMAN RD N.$1,000,000
INCLUDES CONNECTION UNDER TH61 AND LOOP BACK TO WBL AT OTTER
LAKE RD
14 EXTEND WATER TO VILLAS OF GEM LAKE $15,000 COST FOR WATER UPSIZING BY DEVELOPER
15 EXTEND WATER TO BIG FOX/LITTLE FOX $1,000,000
16 EXTEND WATER DOWN INTO HOFFMAN CORNERS $500,000
17 EXTEND SEWER & WATER INTO NE DISTRICT $800,000 EXTENSION INTO AREA NEAR AND AROUND CITY HALL
18 EXTEND SEWER TO BIG FOX/LITTLE FOX $1,000,000
19 REPLACE SEWER IN HOFFMAN CORNERS $500,000
20 STORM WATER MANAGEMENT FEATURES $40,000 $40,000 $60,000 $60,000
STORM WATER MANGEMENT PONDS OR BASINS TRIGGERED BY
WATERSHED DIST REQUIREMENTS FOR ABOVE PROJECTS
21 RECONSTRUCT HAVEN & TESSIER $1,000,000 NEW PAVEMENT, CURB & GUTTER, AND UTILITIES
22 RECONSTRUCT BIG FOX & LITTLE FOX $1,200,000 NEW PAVEMENT, CURB & GUTTER, AND UTILITIES
TOTALS $498,450 $51,000 $88,500 $87,600 $983,000 $1,248,000 $86,155 $1,094,500 $1,111,000 $3,365,355
Appendix B
City of Gem Lake, Ramsey County, Minnesota Ordinance No. 64E
CITY OF GEM LAKE, RAMSEY COUNTY, MINNESOTA
ORDINANCE NO. 64E
AN ORDINANCE REGULATING THE OPERATION OF THE MUNICIPAL
SANITARY SEWER SYSTEM; REQUIRING CONNECTIONS TO BE MADE TO THE
MUNICIPAL SANITARY SEWER SYSTEM; ESTABLISHING REGULATIONS AS TO
TYPE AND KINDS OF WASTE THAT MAY BE DISPOSED OF IN THE MUNICIPAL
SANITARY SEWER SYSTEM; PROHIBITING THE DISCHARGE OF ANY TYPE OR
KIND OF SURFACE WATERS INTO THE MUNICIPAL SANITARY SEWER
SYSTEM; PRESCRIBING RATES AND CHARGES FOR SEWAGE DISPOSAL
SERVICES; PROVIDING FOR THE ISSUANCE OF PERMITS FOR AND
SUPERVISION OF ALL CONNECTIONS TO THE MUNICIPAL SANITARY SEWER
SYSTEM; PRESCRIBING CERTAIN MATERIALS AND METHODS TO BE USED
FOR SAID CONNECTIONS; PROVIDING FOR LICENSING OF SEWER
CONTRACTORS; AND PRESCRIBING PENALTIES FOR THE VIOLATION OF THE
PROVISIONS OF THIS ORDINANCE.
The City Council of the City of Gem Lake does ordain:
Section 1 Repeal Of Other City Ordinances
Section 1.1 This Ordinance shall replace Ordinances # 18, 25 and 32A of the City of
Gem Lake.
Section 2 Separability
Section 2.1 It is hereby declared to be the intention of the City Council that the several
provisions of this Ordinance are separable and that if any court of competent jurisdiction
shall adjudge any provision of this Ordinance or application thereof to be invalid, such
judgment shall not affect any other provisions of this Ordinance not specifically included
in said judgment.
Section 3 Rules And Definitions
Section 3.1 Rules of Construction
Section 3.1.1 The word "shall" is mandatory, and the word "may" is permissive.
Section 3.1.2 The masculine gender includes the feminine and neuter genders.
Section 3.1.3 Whenever a word or term defined hereinafter appears in the text of this
Ordinance, its meaning
shall be construed as set forth in the definition thereof.
Section 3.1.4 The present tense includes the past and future tenses and the future the
present.
Section 3.2 Definitions Of Terms: The following words and terms, whenever they occur in
this Ordinance, are defined as follows:
Assessment. A charge made to affected property owners for improvements that increases
or maintains their property’s value or enhances the health and safety of their
neighborhood.
Connection. The physical connection between the sewer piping in a residence or
building and the Municipal sanitary sewer system.
Connection Permit. A permit, issued by the City of Gem Lake, which allows connection
to the Municipal sanitary sewer system.
Extension. An addition to the Municipal Sanitary Sewer System determined to be added
by petition, decree or for health and safety reasons.
Industrial Strength Charge. An additional charge levied to the City of Gem Lake by the
MCES to treat certain industrial wastes.
Inspection Fee. A fee paid to the City of Gem Lake to cover the costs of inspecting the
new connection to the Municipal Sanitary Sewer System.
ISTS. Individual Sewage Treatment System
Maintenance. The scheduled inspection, flushing and minor repairs to the Municipal
Sanitary Sewer System done on a regular basis.
MCES. Metropolitan Council Environmental Services, the primary operator of the
regional sewer system and its successors and assigns.
Municipal Sanitary Sewer System (MSSS). The sanitary sewer system owned and
operated by the City of Gem Lake as a public utility and convenience from which
revenues will be derived.
Permit, Changeover. A permit that allows changing from an on-site individual sewage
treatment system (ISTS) to the Municipal Sanitary Sewer System. This permit requires
that the on-site system be properly disconnected and sealed.
Replacement. Replacing or rebuilding of sections of the sanitary sewer system, that may
be found necessary due to age, damage or changing surface conditions.
SAC Charge, Gem Lake. A charge levied to each new user of the Municipal Sanitary
Sewer System to help pay for continued maintenance of the system.
SAC Charge, MCES. A charge levied to the City of Gem Lake by MCES to reserve
unused capacity in the sewage treatment and metro collection system.
Sewer Contractor. A person engaged in the business of Contractor building or repairing
that portion of the house or building sewer extending from the house or building to the
main sewer or other outlet.
Surface Water. Roof, storm, surface, ground water or water discharged from an air
conditioning unit or system.
Unit. A method of measuring the sewage put into the sanitary sewer system as well as a
method for calculating the costs for use of the system.
Section 3.3 Title
Section 3.3.1 This Ordinance shall be known as the “Municipal Sanitary Sewer System
Ordinance” of the City of Gem Lake.
SECTION 4 DESCRIPTION AND OPERATION OF THE MUNICIPAL SANITARY
SEWER SYSTEM.
Section 4.1 General Operation
Section 4.1.1 The entire Municipal Sanitary Sewer System , operated by the City of Gem
Lake shall be operated as a public utility and convenience from which revenues will be
derived. It is recognized that this sewer system might be available to only portions of the
city, and that it will serve only where individual sewage treatment systems are
unavailable or impractical. The Municipal Sanitary Sewer System operated by the City of
Gem Lake exists to serve the users of the system who have connected to this system. As
defined by the State Auditor, the accounting will be as an Enterprise Fund separate from
the General Fund of the City of Gem Lake. It is expected that the users of the system
shall pay for its construction, maintenance, any rebuilding or repairing needed and its
operation.
Section 4.2 Connection Required
Section 4.2.1 Any buildings used for human habitation or use and located on property
adjacent to a municipal sewer main, or in an area through which the system extends, shall
be connected to the Municipal Sanitary Sewer System within one (1) year if buildings are
commercial or ten (10) years if buildings are residential from the time a connection is
available to any such property.
Section 4.2.2 Any buildings used for human habitation or use and located on property
adjacent to a municipal sewer main, or in an area through which the system extends,
which have an IST S determined to be failing shall be connected to the Municipal
Sanitary Sewer System within six (6) months from the date said ISTS is determined to be
failing.
Section 4.2.3 All buildings constructed on property adjacent to a municipal sewer main
or in an area through which such system extends, shall be provided with a connection to
the Municipal Sanitary Sewer System for the disposal of all human wastes.
Section 4.3 Use Of Certain Buildings Restricted
Section 4.3(1) No person, firm or corporation shall use any building, nor allow any other
person to use such building, which building is not connected to the Municipal Sanitary
Sewer System as required by Section 4.2 of the Ordinance.
Section 4.4 Types Of Wastes Prohibited
Section 4.4.1 Except as herein provided, it shall be unlawful to discharge any of the
following described materials into the Municipal Sanitary Sewer System.
a) Any liquid or vapor having a temperature higher than one-hundred fifty
(150°F) degrees Fahrenheit.
b) Any water or waste containing more than 100 parts per million of weight of fat,
oil or grease.
c) Any gasoline, benzene, naphtha, fuel oil or other inflammable or explosive
liquid, solid or gas.
d) Any garbage that is not properly shredded.
e) Any ashes, cinders, sand, mud, straw, shaving, metal, glass, rags, feathers,
plastic, wood, paunch manure or any other solid or viscous substance capable of
causing obstruction to the flow in sewers or other interference with the proper
operation of the sewage system.
f) Any waters or wastes containing a toxic or poisonous substance in sufficient
quantity to injure or interfere with any sewage treatment process or which
constitutes a hazard to humans or animals or creates any hazard in the receiving
water of the sewage treatment plant.
g) Any waters or wastes containing suspended solids of such character and
quantity that unusual attention or expense is required to handle such materials at
the sewage treatment plant.
h) Any noxious or malodorous gas or substance capable of creating a public
nuisance.
i) A grease, oil and sand interceptor shall be provided when, in the opinion of the
City Engineer, that it is necessary for the proper handling of liquid wastes
containing grease in excessive amount, or any inflammable wastes, sand, or other
harmful ingredients; except that such interceptors shall not be required for
residential dwelling units which discharge only normal wastes therefrom. Such
grease and oil interceptors shall be of substantial construction, water-tight and
equipped with easily removable covers which when bolted in place, shall be gas-
tight and water-tight. All grease, oil and sand interceptors shall be maintained by
the owner, at his expense, in continuously efficient operation at all times.
Section 4.5 Industrial Wastes
Section 4.5.1 It shall be unlawful to discharge, in the City of Gem Lake Municipal
Sanitary Sewer System, any industrial wastes unless the prior approval of the City
Council is obtained. The City Council may allow the discharge of industrial wastes if it
finds that the proposed wastes will not be of an unusual amount or character.
Section 4.6 Discharge of Surface Wastes Prohibited
Section 4.6.1 No person shall cause to be discharged into the Municipal Sanitary Sewer
System, either directly or indirectly, any roof, storm, surface or ground water of any type
o r kind. No water discharged from an air conditioning unit or system shall be allowed.
Section 4.7 Tampering With The Municipal Sanitary Sewer System
Section 4.7.1 No person shall maliciously, willfully, or negligently break, damage,
destroy, uncover, deface or tamper with any structure, appurtenance or equipment which
is a part of the Municipal Sanitary Sewer System.
Section 4.8 Certain Connections Prohibited
Section 4.8.1 No buildings located on property lying outside the City limits of the City of
Gem Lake shall be connected to the Municipal Sanitary Sewer System unless express
authorization for such connections is obtained from the City Council of the City of Gem
Lake.
Section 4.9 Entry Upon Private Property
Section 4.9.1 The officials and duly authorized agents of the City of Gem Lake, bearing
proper credentials and identification, shall at reasonable times be permitted to enter upon
all properties in the city for the purpose of inspection, observation, measurement,
sampling and testing in connection with the operation of the Municipal Sanitary Sewer
System.
Section 4.10 Rates and Charges
Section 4.10.1 The annual charge for the use of the Municipal Sanitary Sewer System for
residential users shall be the amount established by resolution of the City Council at its
first meeting in January of each year.
Section 4.10.2 The annual charge for use of the Municipal Sanitary Sewer System for
commercial, industrial, institutional and all other users who are not residential users shall
be that amount established by resolution of the City Council at its first meeting of each
year.
Section 4.10.3 The annual charge for use of the Municipal Sanitary Sewer System shall
be based upon a UNIT system, with one unit being equal to 100,000 gallons of flow or
part thereof. The following types of structures or business shall have UNIT ratings based
as shown in Table 4.10(3) and as follows:
Section 4.10(3) TABLE I
TYPE OF STRUCTURE OR BUSINESS UNIT BASIS
Single Family Residence 1 Unit(s)
Multi Family Residence (Each Living Unit) 1 Unit (s)
Multi Family Assisted Living (Each Living Unit) 1.25 Unit(s)
Store 6 Unit(s)
Take-Out Food Store 7 Unit(s)
Shopping Center 7 Unit(s)
Office ½ per 1,000 sq. ft., minimum 3 Unit(s)
Bar-Restaurant 8 Unit(s)
Hospital/Medical Office 12 Unit(s)
Hotel/Motel 1.75 units per room, minimum 6 Unit(s)
Gas Station 6 Unit(s)
Auto Dealer (1-5 Employees) 1 Unit(s)
Auto Dealer (6-50 Employees) 6 Unit(s)
Auto Dealer (51 or more Employees) 12 Unit(s)
Auto Wash Rack (Per Wash Rack) 10 Unit(s)
Laundromat 10 Unit(s)
School 6 Unit(s)
* Table based upon information provided by the U. S. Department of Energy
Section 4.10.4 The sewer rates for commercial, industrial, institutional and all other users
not covered in the rate table above shall be as follows:
a) For users who have municipal water, the sewer charge will be based on each
one thousand (1,000) gallons, or part thereof of water consumption. The sewer
use rate, per each 1,000 gallons of water, will be set by resolution of the City
Council at its first meeting in January. A minimum charge for each quarter also
will be set by resolution of the City Council at its first meeting in January.
b) For a commercial, industrial, institutional or other user that does not have
municipal water, the charges shall be as follows:
1) The user may, at his own expense, install a meter, approved by the City
Plumbing Inspector, to measure the amount of water consumption. This
meter shall be installed by a Licensed Plumber and inspected by the
Plumbing Inspector before any use is allowed. The rate for each 1,000
gallons will be set by resolution of the City Council at its first meeting in
January.
c) If the commercial, industrial, institutional or other user has more than one
source of water for one building or use, each of the sources must be metered and
the total amount of water metered be used for calculating sewer rates.
Section 4.10.5 If the industrial or commercial user does not discharge considerable
waste, as a part of its essential operation, then the requirement for metering may be
waived upon recommendation of the City Engineer and approval of the City Council. In
such event, the charge for waste discharge of this user, shall be established by resolution
of the City Council establishing the number of units to be charged for this type of user.
4.11 Strength Charges For Industrial Users.
Section 4.11.1 The MCES has imposed an industrial user sewer strength charge upon
users of the Metropolitan disposal system. The City of Gem Lake Municipal Sanitary
Sewer System feeds into this disposal system. In order for the City to pay such costs,
based upon strength of industrial discharge that are allocated to it by the MCES each
year, it is necessary to establish a City system sewer strength charge and a formula for
computation of that charge for all industrial users using the City of Gem Lake Municipal
Sanitary Sewer System.
Section 4.11.2 There is established, in addition to sewer charges based upon the volume
of discharge, a sewer charge upon each person receiving waste treatment services within
or served by the City, based upon strength of industrial waste discharged into the
Municipal Sanitary Sewer System operated by the City of Gem Lake.
Section 4.11.3 For the purpose of computation of the strength charge, the same strength
charge formula designated by the governing body of MCES on June 15, 1976 and as
amended from time to time, shall be used by the City of Gem Lake.
Section 4.11.4 The strength charge established by this section of this Ordinance shall be
paid by each industrial user receiving waste treatment services from the system operated
by the City of Gem Lake. It will be billed in the same manner as the regular use charge
for sewer service and be subject to the same penalties for late payment.
Section 4.12 Payment Of Sewer System Charges
Section 4.12.1 Sewer use charges shall be billed quarterly. Statements for sewer charges,
for the preceding quarterly period, shall be mailed to each user of the system on or before
the 10th of January, April, July and October of each year. Such statements shall be due
and payable to the City Treasurer on or before the last day of the month following the
quarterly period covered by such statement.
Section 4.12.2 If the sewer charge is not paid when due, then the following penalty shall
be added to the next billing:
a) For residential sewer users, a penalty charge for each billing period of four
dollars ($4.00) or ten (10) percent of the amount due, whichever is greater.
b) For all other sewer users, a penalty charge for each billing period of ten (10)
percent if paid within the first month of arrearage. After one month of arrears, the
penalty charge will be twenty (20) percent of the amount due.
Section 4.13 Action To Collect Late Charges
Section 4.13.1 If any two quarters of sewer charges have not been paid when due, or if
over one hundred dollars ($100.00) of sewer charges are overdue, then a penalty charge
in addition to that on Section 4.12, in the sum of twenty five dollars ($25.00) for
arrearage up to $250.00 and fifty dollars ($50.00) for arrearage above $ 250.00 shall be
added to the amount due.
Section 4.13.2 All charges may be collected by action brought for that purpose in the
name of the City of Gem Lake, or the City Clerk may certify to Ramsey County the
amounts due (with penalties) together with a legal description of the premises served and
the County shall thereupon enter such amount as part of the tax levy on said premises to
be collected during the ensuing year.
Section 4.14 Starting Of Sewer Charges
Section 4.14.1 The sewer charges, described in this Ordinance, shall start thirty (30) days
after a sewer connection is applied for.
SECTION 5 CONNECTIONS TO THE MUNICIPAL SANITARY SEWER SYSTEM
Section 5.1 Connection Permit
Section 5.1.1 Any person desiring to connect to the City of Gem Lake M unicipal
sanitary sewer system, shall request such connection on a Connection Permit Application
Form provided by the City Clerk. This request shall be accompanied by the required fee,
plus plans, specifications and any such information as might be necessary to identify how
and by whom the connection will be made.
Section 5.2 Connection And Inspection Fees
Section 5.2.1 Each Connection Permit application shall be accompanied by a Connection
Fee and an Inspection Fee payable to the City of Gem Lake. The fee rate for a
Connection Permit and Inspection shall be set annually by resolution of the City Council
at its first meeting in January. If re-inspection of a connection is necessary after the initial
inspection, a Re-inspection Fee will be charged. As provided for by Minnesota Statutes,
§ 444.075, subd. 3e, any unpaid connection charge or fee shall be certified to the county
auditor for collection as other taxes are collected.
Section 5.3 Need for Changeover Permit
Section 5.3.1 When a request is made for a residential sewer Connection Permit, where
an Individual Sewage Treatment System (IST S) is now being used, a Changeover Permit
shall also be required. Both the Connection Permit and the Changeover Permit shall be
issued at the same time. This Changeover Permit is to ascertain that the existing
Individual Sewage Treatment System is properly disconnected and sealed. The
Changeover Permit Fee shall be as set annually by resolution of the City Council at its
first meeting in January.
Section 5.4 Additional Requirements For Connection Permits
Section 5.4.1 The following conditions shall also be certified by the City Clerk for each
connection request, before a Connection permit is issued:
a) That the lot or tract of land to which the connection will be made has been
assessed for the cost of construction of the Municipal sanitary sewer system; and
b) If no assessment has been levied for such construction costs, the proceedings of
levying such assessment have been or will be completed in due course; or
c) If no assessment has been levied and no assessment proceedings will be
completed in due course, that a sum equal to the portion of the cost of
constructing said sanitary sewer main, which would be assessable against said lot
or tract, has been paid to the City; or
d) If an assessment for the construction cost of the sewer has been levied, which
included a UNIT connection charge for each structure then in existence, that a
monetary sum equal to such unit connection charge has been paid for structures
not in existence at the time of the assessment. The amount of the UNIT
assessment charge shall be as established in the assessment proceedings, or if not
so established for any particular type of structure, the UNIT connection charge
shall be based on the following formula, using a single family residential dwelling
as one UNIT.
Section 5.4.1 d) TABLE II
TYPE OF STRUCTURE # UNITS
Each Single Family Dwelling 1 Unit(s)
Each Hotel Or Motel Unit 1/3 Unit(s)
One Mobile Home Unit Or Apartment Unit ½ Unit(s)
Industrial Or Commercial structures
(per 1,000 s.f. area)
½ Unit(s)
Minimum 2 Unit(s)
Section 5.4.2 If no certification can be issued by the City Clerk, no permit to connect to
the Municipal Sanitary Sewer System shall be issued, unless the applicant agrees to pay
an assessable cost, to be determined by the City Engineer, upon the same basis as any
assessment previously levied against other properties for said sanitary sewer construction.
If no such assessment has been levied, the assessable cost will be determined upon the
basis of the uniform charge which may have been or which would be charged for similar
construction of such a sewer main, determined on the basis of total assessable cost of
such main allocated using one of the following basis or combination thereof as
determined by the City Council:
a) Front Footage basis whereby the total cost of the project is divided by the total
front footage of the project (each side of the street for frontage) to yield a per
front foot charge which is then multiplied by the front footage of each benefitted
property to determine the benefitted real property owner’s share of the cost; or
b) Acreage basis whereby the total cost of the project is divided by the total
acreage served to yield a per acre charge which is then multiplied by the acreage
of each benefitted property to determine the benefited property owner’s share of
the cost; or
c) Benefitted Property basis where the total cost of the project is divided by the
total number of benefited properties times their sewer unit basis from Section
4.10(3), Table I to determine the benefitted property owner’s share of the cost.
Section 5.5 Restrictions On Connection Permits
Section 5.5.1 Connection permits shall be issued only to property owners or to such
persons, who are duly licensed by the City of Gem Lake, to engage in the business as
Sewer Contractors and who have filed bonds and insurance as required by section 9.4 of
this Ordinance.
Section 5.6 Expiration Of Connection Permits
Section 5.6.1 All connection permits shall expire ninety (90) days after the date of
issuance, and any and all fees forfeited, unless the work planned and authorized is in
actual progress.
Section 5.7 Supervision And Inspections Of Connections
Section 5.7.1 The Senior Building Official or Plumbing Inspector shall supervise all
connections made to the Municipal Sanitary Sewer System. The Plumbing Inspector shall
approve all plans, specifications and materials and be responsible for checking all
excavations made for the purpose of installing or repairing these connections.
Section 5.7.2 The inspection of all sewer connections will be done by the Plumbing
Inspector.
SECTION 6 SAC CHARGES
Section 6.1 Definition Of SAC Charge
Section 6.1.1 The MCES has determined a need to reserve extra capacity in the
Metropolitan sewage treatment system. The City of Gem Lake sewage collection system
connects to this system. A Service Availability Charge (SAC) shall be charged to the City
of Gem Lake by the MCES for each new building that will be connected to the sewage
collection system or for each building connected to newly constructed sewage collection
systems.
Section 6.1.2 The City of Gem Lake has determined a need to reserve additional
maintenance charges for future maintenance of the Municipal Sanitary Sewer System. A
City Service Availability Charge (SAC) shall be charged by the City of Gem Lake for
each new building that will be connected to the sewage collection system or for each
building connected to newly constructed sewage collection systems.
Section 6.2 How The SAC Charge Is Paid
Section 6.2.1 Both the MCES and the Gem Lake SAC charges shall be payable to the
City of Gem Lake upon the issuance of a Building Permit for a new building that will
connect to the sewage collection system or for a Connection Permit, but no charge need
be paid upon the issuance of a Connection Permit if a charge was paid upon issuance of a
Building Permit. SAC charges will only be made once per building, but additional SAC
charges may occur if building use changes.
Section 6.3 Definition Of A SAC Unit
Section 6.3.1 One SAC unit equals two-hundred seventy-four (274) gallons of maximum
potential daily wastewater flow volume. Single family houses, townhouses and each unit
of a multi-family dwelling equal one (1) SAC unit. Public housing units equal 75% of
one unit.
Section 6.3.2 Apartment buildings, without potential laundry facilities in each unit, may
apply for a reduction of 20%.
Section 6.3.3 Commercial buildings are assessed SAC units based on maximum potential
daily wastewater flow. The minimum capacity for such a building is one (1) SAC unit.
Section 6.3.4 Industrial buildings are assessed SAC units based on maximum normal
daily wastewater flow volume. The number of SAC units is based on the completed
Industrial Sewer Connection Application (MCES 90-B).
Section 6.4 Administration
Section 6.4.1 The City Council shall annually, by resolution at it’s first meeting in
January, determine the SAC charge for each building or connection and shall order the
City Clerk or Treasurer to collect the applicable charge before issuance of a permit. The
MCES will help determine SAC units if necessary and will make the final decisions
regarding the correct number of units to assess.
Section 6.4.2 The number of SAC unit charges collected each year shall be recorded by
the City Clerk, and shall be made available to the MCES upon request. If after filing the
required yearly report to the MCES, it is determined that a greater number of SAC units
should have been assigned to a building, any additional amount of cost shall be paid by
the person or company to whom the permit for that building was granted.
SECTION 7 MAINTENANCE AND INSPECTION, MAJOR MAINTENANCE AND/OR
REPLACEMENT OF THE EXISTING MUNICIPAL SANITARY SEWER SYSTEM
Section 7.1 Maintenance And Inspection Responsibilities
Section 7.1.1 The City of Gem Lake City Council shall be responsible for the cost and
scheduling of minor maintenance, flushing and inspection of all of the Municipal
Sanitary Sewer System to include:
a) Bi-annual flushing of sewer mains.
b) Maintaining necessary records to determine location, age and condition of all
of the existing sewer mains.
c) Video or other means of inspection of the Municipal sanitary sewer system, at
least once every 15 years, or as determined by system problems or reports from
flushing operations.
Section 7.1.2 The costs of the maintenance and inspection operations shall be paid from
the revenues collected from the billings for the Municipal Sanitary Sewer System
operations. As this system is operated as a public utility, all costs must be paid from
funds collected from user fees and accounted for in a separate Enterprise Fund for the
utility and not from the General Fund of the City of Gem Lake. Rates for system users
shall be set with the costs of these maintenance and inspection operations in mind.
Section 7.2 Costs For Major Repairs Or Replacement
Section 7.2.1 The costs for major repairs or replacement of portions or all of the existing
Municipal Sanitary Sewer System shall be borne by the end users of the system. The
system is operated as a public utility and exists to serve it users.
Section 7.2.2 If a major repair or replacement of the existing system is necessary, all
costs of replacement or major repair of any and all parts of the system shall be assessed
against the properties served and buildings connected to the existing system. Whenever
possible, a project for major repair or replacement will be initiated by the City Council,
the City Engineer will prepare specifications, bids taken, and public hearings will occur
before major repair or replacement would start.
Section 7.2.3 In cases of emergency replacement or repair of the system, the City
Council will initially arrange for payment for such replacement or repair and then assess
all costs of such repairs or replacement to the system users.
SECTION 8 METHODS TO DETERMINE IF EXTENSIONS OF THE MUNICIPAL
SANITARY SEWER SYSTEM ARE NEEDED OR NECESSARY
Section 8.1 Capabilities To Expand System
Section 8.1.1 The City of Gem Lake Municipal Sanitary Sewer System may be expanded
to serve additional areas of the City and may be expanded to collect the amounts of
sewage flow as provided to the Metro Council and the MCES in the Comprehensive
Municipal Plan of the City. The values of current flow and expected flow and the areas of
the city served by the Municipal Sanitary Sewer System are updated to the MCES
regularly.
Section 8.2 Methods To Do Extension Projects
Section 8.2.1 If any of the following events occur, the City of Gem Lake City Council
may start a project for an expansion or extension of the Municipal sanitary sewer system:
a) A legal petition, signed by two-thirds (2/3) majority of the residents of a
defined area in the City of Gem Lake, is received by the City Council. The
"defined area" shall be the smallest practical area in which an extension may be
installed, as determined by the City Engineer.
Section 8.2.2 The results of the Bi-Annual inspection of the Individual Sewage
Treatment Systems, as outlined in Ordinance No. 67 of the City of Gem Lake, indicates
that the Municipal sanitary sewer system must be extended into a defined area due to
health or pollution problems.
Section 8.2.3 Receipt of a binding decree from the County, Regional, State or Federal
authorities that an extension must be made.
Section 8.3 Methods Used To Start An Extension Project
Section 8.3.1 If a valid request or requirement for a system extension is received by the
City of Gem Lake City Council, the City Engineer will be instructed to estimate the costs
of a sewer extension project for the defined area. These costs and the extent of the project
will be presented to the affected property owners at public hearings.
Section 8.3.2 All costs of sewer extension projects shall be assessed to the properties that
will be affected and gain or retain value by this project. The health and welfare of the
affected parties and their neighborhoods should also be considered. The assessment may
be done using one of the following basis or combination thereof as determined by the
City Council:
a) Front Footage basis whereby the total cost of the project is divided by the total
front footage of the project (each side of the street for frontage) to yield a per
front foot charge which is then multiplied by the front footage of each benefitted
property to determine the benefitted property owner’s share of the cost; or
b) Acreage basis whereby the total cost of the project is divided by the total
acreage served to yield a per acre charge which is then multiplied by the acreage
of each benefitted property to determine the benefited property owner’s share of
the cost; or
c) Benefitted Property basis where the total cost of the project is divided by the
total number of benefited properties times their sewer unit basis from Section
4.10(3), Table I to determine the benefitted property owner’s share of the cost.
Section 8.3.3 As this sanitary sewer system is operated as a public utility from which
revenues will be derived, no City of Gem Lake funds, other than sewer system funds,
shall be used for such projects.
SECTION 9 LICENSING OF SEWER CONTRACTORS
Section 9.1 Eligibility
Section 9.1.1 Any person who has had at least three (3) years of experience in
responsible charge of minor sewer work involving a knowledge of trenching, bracing,
tunnel work, pipe laying in public streets and all other matters pertaining to and
incidental to such sewer work and is a Licensed Plumber or an Unlicensed Plumber who
has received and provides copies of a contractor’s bond in the amount of $25,000 issued
by the State of Minnesota Department of Health for doing sewer work is eligible to
receive a license as a Sewer Contractor in the City of Gem Lake.
Section 9.2 Application For License
Section 9.2.1 Any person desiring to become a sewer contractor shall make application to
the City Clerk and shall, if necessary, be required to submit himself to an examination as
to his qualifications before the City Engineer or Plumbing Inspector.
Section 9.3 Examination And Licensing
Section 9.3.1 The City Council may approve or reject said application, or may refer the
same to the City Engineer or the Plumbing Inspector, for examination as to the applicant's
qualifications. If the City Council approves the application, a license authorizing the
applicant to engage in the business of sewer contracting shall be issued, but only after the
execution and filing of the bond and insurance requirements and payment of the fee is
accomplished.
Section 9.4 Bond And Insurance
Section 9.4.1 Before the Sewer Contractor’s License is issued, the licensee shall file,
with the City Clerk, the following Bond and Insurance certificate:
a) A bond in favor of the City of Gem Lake, as obligee, with an approved
Corporate Surety, in the penal sum of five thousand dollars ($5,000.00), the
conditions of which bond shall be that the licensee shall keep the obligee harmless
from all costs and charges that may accrue on account of the doing of any work
authorized or permitted in making sewer connections in the City of Gem Lake per
this Ordinance, that the licensee shall save the obligee harmless from any loss or
damage by reason of improper or inadequate work performed by the licensee on
projects done per this Ordinance and further that the licensee shall save the
obligee harmless from any damage to utility lines, curbs, street, street surfaces or
sidewalks.
b) A certificate that insurance is in force covering the licensee for the period
covered by the licensee in the following minimum amounts: Property damage,
one hundred thousand dollars ($ 100,000.00); Public Liability, two-hundred fifty
thousand dollars ($ 250,000.00) each person; and five-hundred thousand dollars
($500,000.00) for each accident. The certificate shall state that the policies
covering the licensee shall not be canceled without ten (10) days written notice to
the City of Gem Lake. 3) A certificate that worker's compensation insurance is in
force covering any employee of the licensee for the period covered by the
insurance.
Section 9.5 Re-examination
Section 9.5.1 Should the applicant not be approved by the City Council, he may file a
second application for subsequent consideration by the City Council, with such
examination as to qualifications as the City Council may require, but no applicant shall
file more than two (2) applications with a period of one (1) year.
Section 9.6 Fees
Section 9.6.1 The annual license fee shall be that set annually by the City Council at its
first meeting in January. Any person allowing his license to expire shall not be permitted
to do any of the work authorized under said license during the time between expiration
and the issuance of a new license.
Section 9.7 License Not Transferable
Section 9.7.1 A Sewer Contractor's license shall not be transferable. No person holding a
license shall allow his name to be used by any other person for the purpose of obtaining
permits or to do any of the work for which said license is issued.
Section 9.8 Revocation O f License
Section 9.8.1 The City Council shall have the power to revoke any license upon
satisfactory proof that the holder of said license has willfully violated any of the
provisions of this Ordinance. A revoked license shall not be re-instated in any manner for
a period of six (6) months. The failure to pay, within sixty (60) days, any legitimate claim
the City of Gem Lake may have against a sewer contractor shall constitute cause for
revocation of a license.
Section 9.9 Connection To The Municipal Sanitary Sewer System
Section 9.9.1 License Required. Only contractors who are licensed as Sewer Contractors
by the City of Gem Lake may install sewer pipe materials for commercial/industrial
structures and make final connections to the municipal sanitary sewer system for all types
of structures.
Section 9.9.2 No License Required. No license shall be required of contractors or
homeowners installing the sewer pipe materials from residential structures to the
connection point.
SECTION 10 MATERIALS TO BE USED
Section 10.1 The materials and construction methods described in this section of this
Ordinance shall be exclusively used in making sewer connections to the Municipal Sanitary
Sewer System of the City of Gem Lake:
Section 10.1 (1) TABLE III
DESCRIPTION CLASS SPECIFICATION JOINT
Polyvinyl Chloride (PVC)
Sewer Pipe
SDR 35 ASTM D3034 Elastomeric Gasket
Vitrified Clay Sewer Pipe Extra Strength ASTM D1785 ASTM C425
Polyvinyl Chloride (PVC)
Sewer Service Pipe
Schedule 40 ASTM D1785 Gasket
Cast Iron Soil Service Pipe Service Weight ASTM A-74 Gasket
Section 10.1.2 Unless otherwise stated, a sanitary sewer main of eight (8 ") inch diameter
shall be expected as the minimum size and service connection pipe shall be at least four (4")
inches in diameter. The service connection pipe shall be installed at grades approved by the
City Engineer.
Section 10.2 Joints And Connections
Section 10.2.1 Joints for cast iron pipe and vitrified clay sewer pipe or for joints or
connections between different types of pipe shall be in the manner and of a kind
prescribed by the City Engineer. The City shall provide a list of various types and kinds
of joints and connections which are approved by the City Engineer and the types and
kinds of joints that are prohibited.
Section 10.3 Grades
Section 10.3.1 Unless otherwise authorized, all house sewers shall have a grade of not
less than one-eighth (1/8") inch per foot. A grade of one-quarter (1/4") inch should be
used whenever practical. The contractor shall check grades before construction proceeds
and he shall install the house sewer by exposing the wye at the sewer main or the service
stub and at the property line. He shall connect to the wye or service stub and shall lay the
house sewer line from the wye or service stub to the building. Whenever possible the
connecting sewer shall joint the building at an elevation which is below the basement
floor of such building.
Section 10.4 Alignment
Section 10.4.1 No connecting sewer shall contain bends or a combination of bends which
at any point shall be greater than forty-five (45°) degrees and no more than two (2) bends,
regardless of angle, shall be permitted in any single house connection except where
manholes or clean-outs are constructed at such points and in the manner as directed by
the City Engineer. No connecting sewer shall be laid parallel to any bearing wall or
footing unless it is placed at least three (3') feet from any such bearing wall or footing.
No connecting sewer shall be laid within twenty (20') feet of any existing well unless cast
iron soil pipe is used.
Section 10.5 Trenching And Backfilling
Section 10.5.1 All excavations shall be open trench work unless otherwise authorized by
the City Engineer. The foundation of the trench shall be formed to prevent any
subsequent settlement of the pipes. If the foundation is good and firm earth, the earth
shall be pared and molded to give a full support to the lower third (1/3) of the pipe. Bell
holes shall be dug to provide sample space for bells. Care must be exercised in back
filling below the center line of the pipe in order to give it proper support. Back filling
shall be placed in layers and solidly tamped or packed to two (2') feet above the pipe.
Back filling shall not be done until the section to be back filled has been inspected by the
City Engineer, his representative and the Plumbing Inspector.
Section 10.6 Use Of Old House Sewers
Section 10.6.1 Old house sewers or portions thereof may be approved for use by the City
Engineer. The City Engineer may request that the old sewer be excavated for the purpose
of facilitating inspection.
Section 10.7 Existing Individual Sewage Treatment System
Section 10.7.1 No house sewer shall be laid across or over any existing cesspool or septic
tank unless the existing cesspool or septic tank shall first be pumped clean and filled with
earth to the surrounding ground level. Where a sewer connection is laid across or over an
existing cesspool or septic tank, only cast iron solid pipe, confirming to ASTM Standard
Specifications shall be used for that portion of the connecting sewer.
Section 10.7.2 The contents of the existing cesspool or septic tank shall not be discharged
into the City of Gem Lake Municipal Sanitary Sewer System, but must be disposed of
outside the City Limits.
Section 10.8 Connections At Wye only
Section 10.8.1 Every connecting sewer shall be connected to the Municipal Sanitary
Sewer System at the wye designated for the property served by the connection, except
where otherwise expressly authorized by the City Engineer. All connections made at
point other than the designated wye shall be made only under the direct supervision o f
the City Engineer and in such a manner as he may direct.
Section 10.9 Tunneling
Section 10.9.1 Tunneling for a distance of not more than six (6) feet is permissible in
yards, courts or driveways of any building site. When pipes are driven, the drive pipe
shall be at least one size larger than the pipe to be laid.
Section 10.10 Independent System Required
Section 10.10.1 The drainage and plumbing system of each new building and of new
work installed in an existing building shall be separate from and independent of that of
any other building except where provide for in Section 10.11 of this Ordinance. Every
Building shall have an independent connection with the sanitary sewer system when such
is available.
Section 10.11 Exception To Requirement Of Independent System
Section 10.11.1 Where one building stands to the rear of another building on an interior
lot, and no private sewer is available or can be constructed to the rear building through an
adjoining alley, court, yard or driveway, the building drain from the front building may
be extended to the rear building and the whole will be considered as one building drain.
Where such a building is extended, a clean out shall be provided immediately inside the
rear wall of the front building.
Section 10.12 Repair Of Public Right-Of-Way
Section 10.12.1 For each connection permit issued, a deposit of five hundred dollars
($500.00) shall be paid to the City Clerk, for restoration of public right-of-way before
starting of the project. This deposit will be returned upon satisfactory completion of the
connection. Forfeiture of the deposit does not exonerate the permit holder from
satisfactory completion of the work.
Section 10.13 Costs And Expenses For Installation And Connection
Section 10.13.1 All costs and expenses incident to the installation and connection to the
Municipal Sanitary Sewer System shall be borne by the owner. The owner shall
indemnify the City of Gem Lake for any loss or damage that may directly or indirectly be
occasioned by the installation of the sewer connection, including the restoring of streets
and street surface.
SECTION 11 VIOLATIONS AND PENALTIES
Section 11.1 The City of Gem Lake shall have the right to enforce all sections of this
Ordinance by injunction or by any other legal remedy, including the right to prohibit the
use of the Municipal Sanitary Sewer System by a person violating or operating contrary
to these provisions.
Section 11.2 Any person, firm, corporation or voluntary association which violates or
refuses to comply with any of the pro visions of this Ordinance shall be guilty of a
misdemeanor, and upon conviction thereof be subject to a find of not more than One
Hundred Dollars ( $100.00) and cost for every offense or to imprisonment not exceeding
ninety (90) days. Each day that a violation is permitted to exist shall constitute a separate
offense.
SECTION 12 APPEALS
Section 12.1 Application. Application to appeal a sewer bill shall be made on forms
provided by the City Clerk, who shall forward completed applications that include the
required information to the City Council, which shall act as the Board of Appeals for
review.
Section 12.2 Deadline for Application. Appeals must be made in writing and submitted
to the City Clerk within 15 business days of the date the sewer bill was placed in the
United States Mail by the City.
Section 12.3 Review Process. The City Clerk shall refer the Applications to the City
Council and establish a date for hearing on the Application. All Applications shall be
processed within 30 days of receipt of the Application by the City Clerk.
Section 12.4 Notice. Notice of the purpose, time and place of a hearing shall be mailed at
least 10 days before the date of the hearing to the Applicant.
Section 12.5 Decision. The decision of the City Council acting as Board of Appeals to
grant or deny the appeal requires majority vote of the members present. Decisions of the
City Council on appeals shall be final.
SECTION 13 ADOPTION, AMENDMENT AND ENACTMENT
Section 13.1 Adopted by the City of Gem Lake City Council this 28th day of March, in
the year 1994 and placed in effect on the 28th day of March in the year 1994.
Section 13.2 Amended by the City of Gem Lake City Council this 21st day of January, in
the year 2003 and placed in effect on the 12th day of February in the year 2003.
Section 13.3 Amended by the City of Gem Lake City Council this 14th day of July, in
the year 2004 and placed in effect on the 28th day of July in the year 2004.
Section 13.4 Amended by the City of Gem Lake City Council this ____ day of
____________, in the year 2013 and placed in effect on the ____ day of ____________
in the year 2013.
ENACTED: ATTEST:
Robert Uzpen William Short
Robert Uzpen, Mayor William Short, City Clerk
CITY OF GEM LAKE
ORDINANCE NO. 64 LEGEND
The Sanitary Sewer System Ordinance of the City of Gem Lake was originally enacted by the
City Council as City of Gem Lake Ordinance No. 64 on 28 March 1994. Since that time, the City
Council has adopted several changes in keeping with the changing times and needs and wishes of
the community. The following table is added to Ordinance No. 64 as an historic reference to
those changes. All changes shown below have been incorporated into Ordinance No. 64 and
placed in the public domain or made available to the public following the dates shown.
ORDINANCE ORDINANCE TITLE & DESCRIPTION REVISED
64 An Ordinance Regulating The Operation Of The Municipal Sanitary Sewer
System; Requiring Connections To Be Made To The Municipal Sanitary
Sewer System; Establishing Regulations As To Type And Kinds Of Waste
That May Be Disposed Of In The Municipal Sanitary Sewer System;
Prohibiting The Discharge Of Any type Or Kind Of Surface Waters Into
The Municipal Sanitary Sewer System; Prescribing Rates And Charges For
Sewage Disposal Services; Providing For The Issuance Of Permits For and
Supervision Of All Connections To The Municipal Sanitary Sewer System;
Prescribing Certain Materials And Methods To Be Used For Said
Connections; Providing For Licensing Of Sewer Contractors; and,
Prescribing Penalties For The Violation Of The Provisions Of This
Ordinance
03/28/1994
81 An Ordinance Amending Ordinance No. 64 By Recodifying And Expanding
Section 3.2 Definitions, Upgrading References To The Metropolitan
Council Environmental Services, Recodifying Table 5.41(4)d, and
Providing For Administration Of The Ordinance.
01/21/2003
64D City Clerk Magnuson recodified by adding the word Section to each section
and subsection consistent with other ordinances and amended section
numbering of Section 13 to properly reflect codification. Section 12 was
added for purposes of codification only. No words, language or content
were amended in any way that would affect the content of this ordinance.
04/06/2004
64E 64E An Ordinance Amending Ordinance No. 64 By Adding and Amending
Definitions, Connection Requirements, Rates and Charges, Contractor
Licensing and Cost Assessment and incorporating changes into Ordinance
No. 64 as Ordinance No. 64E.
07/14/2004
93 An Ordinance amending Ordinance 64E by adding a provision to the
existing text of Section 5.2.1 providing for the certification of unpaid
connection charges to the County Auditor.
02/10/2009
Appendix C
City of Gem Lake, Ramsey County, Minnesota Ordinance No. 67D
Appendix D
City of Gem Lake, Minnesota Ordinance No. 129
Appendix E
Vadnais Heights Utility Service Connection Agreement
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