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9.2.4 Incentives. The City Council may establish incentiveswhich apply to encourage. certain types of land use or preservation activity within the Gateway District. The Council may set the incentives. byadopting a separate ordinance which identifies clearly the itemor items the Council seeks to en- courage, the allowance or allowances which the Council is willing to offer applicants, and sufficient criteria to allow the Zoning Administrator and Cityconsultants to evaluate and.: score applications: seeking to apply the incentives and allowances. The following text is an example only: The. City of Gem Lake seeks: to improve transit options within the .Ciaj. Proposals which incor- porating public- transit options into an overall development plate will receive enhanced civic space creditor the space dedicated tothe public transit option. Space bonuses will apply as follows: Bus. waiting area, uncovered. 2% bones Bus wailing area, covered- 4% Bus waiting area, integrated rv/ building. 8% Bus Rapid Transit access: 70% Rail access or access to station: lO% Rail transit station: 30% fntermodal transit center: 50% Proposed spacer must meet the criteria for public tran,tol_ facilities established by the Metropolitan Councilin order to qual for space bonuses The City Council shall approve all requests r for transit incentive :bonuses.. The Zoning Administrator shall consult with the .City Engineer to re- view and make recommendations on the request for incentivetreatment within an application. The ability to alter or changeincentives may notbe used to allow a variance from the standards of this Section or the Zoning Ordinance overall. An ordinance establishing or modifying available. incentives shall not take effect until 45 days after adoption and publication, and shall not apply to any applications filed with the City prior to theeffective date. The ordinance creating incentives. may., at the City Council's discretion, provide a method for an applicant to propose an incentive as part ofa development application in lieu of only seeking a modification of dimension or placement standards .through amendment or variance. 9.3 Placement. of Subzones and Integration with Neighboring Zones 9.3.1 The Gateway district is composed of four sub -zones: A) Neighborhood Edge B) Neighborhood General C) Neighborhood Mixed -Use D) Neighborhood Center 9.3.2 Mapping requirements. The City. Council shall assign the sub -zones to land included within the Gateway District. The Council .shall assign' land to .each sub -zone without reference to existing lot lines or tax parcels contained within the. Gateway District. In assigning land to sub -zones, the Council shall at a minimum assign all .land lying within 200 feet of a developed parcel zoned Estate Residential (RE) or Executive Residential (RX) as Neighborhood .Edge. The District Sub Zone Map will be included with reproductions of this Code as Figure 1. Gene Lake Gateniaj+ Di.rirxie Development Code May i 9, 200. - Page 5