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for sewered areas of the city. The 2030 Land Use Plan guides new sewered residential development at an average density of 3.01 units per net acre. Density Definitions The Lino Lakes Zoning Ordinance contains the following definitions: DENSITY. The number of families, individuals, dwelling units, or housing structures per unit of land. In this Ordinance, net density shall mean number of dwelling units per acre of buildable land. Gross density shall mean number of units per acre of the total subject property. BUILDABLE LAND, CONTIGUOUS. Land area occurring within the property lines of a parcel or lot excluding wetlands and/or water bodies. In summary net density as defined in the zoning ordinance is the number of units divided by the gross land area minus wetlands and waterbodies. The City's definitions are different than the definition used by Metropolitan Council. The Metropolitan Council calculates net density by taking the total land area and excluding wetlands and waterbodies, public parks and open spaces, arterial road rights- of-way, and any other area that is protected or removed from development by local ordinances. Examples of areas that may be protected by local ordinances include steep slopes and flood plains. The "net" density calculation allows for the development site area to be adjusted to account for unique physical characteristics of the property. Essentially these are limiting characteristics of the land rather than requirements related to the design of the site. For example, right of way for an arterial road is excluded from the calculation because it is needed for purposes other than the specific development it abuts. Internal streets, however, are necessary for the development of the site, and are not excluded. Staff uses Metropolitan Council's definition for the purpose of meeting residential density requirements. Generally the Metropolitan Council's definition is more permissive in its exclusions than the City's zoning ordinance and results in a higher calculated "net" density for reporting purposes. Metropolitan Council has been fairly clear that stormwater ponds are not excluded from buildable land. However, there may be cases where this is appropriate to do so. For example, regional ponds that are being constructed to serve multiple properties or ponds constructed as water features within a development. A case could be made that given different soil characteristics throughout the city ponding can have greater impact on density from site to site. Our initial research identified a couple of communities that have density definitions that exclude storm ponds. 2