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6 We propose that the density range for the Low Density-Open Space land use designation would be 1.5- 2.5 units per acres so long as 50% of the site is dedicated as open space broadly defined as all land not in lots or in road right of way. While the Met Council does not include ponding the City still can when defining open space for their own purposes. We will show the math for this and believe that the City has enough units and acres in their current calculations to accommodate this property being guided to “Open Space - Low Density Residential ” now in the 2040 Comprehensive Plan as a test case for this idea. Then, when working on the upcoming Imagine 2050 Comprehensive Plan update the City could evaluate if this concept would work on a larger scale for the City. It is not uncommon or unusual across the Twin Cities to find sewered Low Density Residential Land Use Designations with lower density ranges than 2.5 units per acres as is currently the low end of the range in Lake Elmo. City of Minnetonka’s Low Density Residential Land Use is 1 - 4 units/acre, Chanhassen is 1.2 - 4 units/acre, Woodbury 2 - 3.5 units/acre, Hugo 2 - 4 units/acre, Cottage Grove 2 - 4 units/acre and Minnetrista 1.15 - 4 units/acre to name a few. That said, if the Council feels like they need a higher minimum density like 2.0 units/acre, additional units could be added using twin homes. Impacts on the City Transfer of Density If property guided for rural development like the Eberhard Property is moved into the Metropolitan Urban Service Area(MUSA) for sewered development, it would be subject to the provisions and density calculations required by the Met Council to show that the city is meeting 3.0 units/acre on average obligations overall in the City (in the future the Imagine 2050 plan will require 3.5 units/ac). Currently, the City’s lowest density guiding is Low Density Residential which requires that project fall between 2.5 - 4 units/acre. As mentioned above, this is more restrictive than many similar cities across the metropolitan area within the jurisdiction of the Metropolitan Council. What we are asking for is to create a limited experimental district, “Open Space - Low Density Residential”, to be used use in conjunction with the OP-PUD zoning. We would ask for a density range within this land use of 1.5 to 2.5 units/acre. With the exception mentioned above where twins are added to increase the minimum density to 2.0 units per acre. Currently the way the Met Council calculates net density requires ponding, right of way, and lotted area all need to be included in the net density acres. Wetlands, buffers, and dedicated open space can be subtracted. Our approved Preliminary Plat for Highpointe Crossing using the Met Council net acre definition is 1.87 units/acre. This is shown below and falls within the 1.5 to 2.5 units/acre density range of the new Land Use “Low Density Residential – Open Space” we are proposing be added to the Comprehensive Plan.