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clists, and people pushing strollers or carts. The location and .design of curb cuts and ramps shall meet the requirements of County and State Americans -with Disabilities Act ramp standards, and shall avoidcrossing. or .directing pedestrian and bicycle traffic through loading areas, drive-in lanes, and solid waste storage and collection areas. viii) Where transit service is available or planned, site plans shall provide pleasant and convenient access to transit stops. `'here transit shelters are provided, they shall be placed in locations that promote security through natural surveillance and visibility, and shall be well -lighted: and weather -protected. 9.7.4 Civic Space Placement. Theplans should identify the 10% .or more of the total acreage in development which willbe developed. as Civic Space. Layout and relation to surrounding thor- oughfares should be clearly depicted onthe plans. If a development is proposed in phases, the 10% Civic Space requirement shall be calculated for the development as a whole, instead of for etch phase. The apportionment of Civic Space dedication may he unbalanced among the proposed phases, though any initial phase of a development must include at least one Civic Space in propor- tion to the size of the phase. Phased development plans -which propose to meet over .half of the Civic Space requirement in a second or later phasemust include a dmetable which shows the devel- opment dedicating or building at least half of the required Civic Space within 3 years of initial devel- opment approval. 9.7.5 Building Placement. Standards. The types of buildings proposed in the plan and their place- ment within the property is governed by the Building Type Standards set forth at Section 9.6 and depicted in. Figures 6 through 15. The planmust depict the types of buildings intended for con- struction, their proposed disposition, any incentives sought by virtue of the intended design of any buildings or arrangement of building types, and any special requirements or requests for variance required to implement the building placement plan. 9..7.6 Design Review. The Zoning administrator shall refer all applications requiring evaluation of the Design Standards. in 9.10 to the City .Architect. The Architect shall review the development plan and supporting documents for conformance with the Design. Review guidelines at Section 9.10 and provide written comment to .the. Zoning Administrator. If any deficiencies are noted by the City Architect in the design when the applying the Design. Standards, the Architect shall describe the deficiency: and suggest at least one complying alternative. 9.7.7 Evaluation of Incentives, Any incentives created by the City Council and in effect at the time of development application may be sought by the 'applicant. The incentive items and allow- ances, and their effect on the overall Development Plan,shall be approved by the City Council, unless specifically delegated within the ordinance creating the applicable incentive. The Zoning. Administrator shall confer with at least one City consultant, as directed by ordinance or at the. Ad- ministrator's best discretion, in order to evaluate the proposed incentives and -Hake .recommenda- tions to the approving authority. If incentives are applied for, the applicant and Zoning. Adrninis- trator shall reach agreement on the application of incentives prior to submitting the application to the Planning Commission. If any applied -for incentives are recommended' for rejection, theappli- cant may elect to re -submit portions of the plans to incorporate the reconiinendation without incur- ring new application fees, the applicant electing to re -submit plans shall submit a written statement. agreeing to an extension of applicable .timelines. under Minn. Stat. 5 15.99, Minn. Stat. § 462.358, and other applicable laws and ordinances. The extension requestshall be indefinite; the City shall process the re -submitted materials -within the timelines .specified by law, treating the date of re- submission as the first day of any applicable time period. Gem Lake Gatea4y Distract Development Code Maj, 1.9 2009 - Page 34