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Updated June 2025 – Gem Lake Consolidated Land Use Ordinance No. 131 27 The ability to alter or change incentives may not be used to allow a variance from the standards of this Section or this 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 the effective date. The ordinance creating incentives may, at the City Council’s discretion, provide a method for an applicant to propose an incentive as part of a development application in lieu of only seeking a modification of dimension or placement standards through amendment or variance. 3. Placement of Subzones and Integration with Neighboring Zones. 1. The Gateway district is composed of four (4) sub-zones: 1. Neighborhood Edge; 2. Neighborhood General; 3. Neighborhood Mixed-Use; 4. Neighborhood Center. 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: 1. Assign all land lying within 200 feet of a developed parcel zoned Estate Residential (RE) or Executive Residential (RX) as Neighborhood Edge; and 2. Not assign any land lying within 450 feet of a developed parcel zoned Estate Residential (RE) or Executive Residential (RX) as Neighborhood Center. 4. Thoroughfare Standards. Streets, sidewalks and other pedestrian or bicycle ways within dedicated rights-of-way shall be considered and designed together as “thoroughfares.” The street and pedestrian circulation system in any development plan shall be used to organize and define the community, acting as functional and visual links between neighborhoods, the neighborhood center, civic and commercial areas and open space. The circulation system shall be based on a defined, interconnected network to provide adequate traffic capacity, provide connected pedestrian and bicycle routes, control through traffic, limit lot access to streets of lower traffic volumes, and promote safe and efficient mobility through the community. 1. General street design principles. The following principles should be followed in street layout and design: 1. Local street lengths should be short; 2. Streets should be designed with gentle curves and changes in grade to break the sight line of the road into smaller visual elements and cause drivers to slow down. 3. Traffic calming features such as curb extensions, traffic circles, and medians should be used to encourage slow traffic speeds. 2. Thoroughfare Types Permitted by Subzone. The thoroughfare design in a given area of the Gateway District is determined in part by the subzone to which the land is assigned. Right -of-way dedication and the use of the right- of-way is set forth in the Thoroughfare Type diagrams at Figures 2 and 3. T he presence of trees within a diagram indicates a requirement to plant “street trees” within the indicated area. A development plan’s thoroughfares shall comply with the dimensional and layout standards applicable to each thoroughfare type. The following Thoroughfare Types are allowed in each sub -zone: 1. Neighborhood Edge: A, B, Alley; 2. Neighborhood General: A, B, C*, Alley, Boulevard (Type C only allowed within 250’ of Mixed-Use sub- zone boundary); 3. Neighborhood Mixed-Use: C, D, Alley, Boulevard;