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analyses, refinement plans, and local codes provide .guidance to local jurisdictions in determining the appropriate Plan desi..~mation of parcels that border more than one Plan desi..~nation within the metropolitan UGB. Residential This category is expressed in gross acre density ranges. Using gross acres, approximately 32 percent of the area is available for auxiliary uses, such as streets, elementary and junior high schools, neighborhood parks, other public facilities, neighborhood commercial services, and churches not actually shown on the Metro Plan Diagram. Such auxiliary uses shall be allowed within residential designations if compatible with refinement plans, zoning ordinances, and other local controls for allowed uses in residential neighborhoods. The division into low, medium, and high densities is consistent with that depicted on the Metro Plan Diagram. In other words: · Low density residential--Through 10 units per gross acre · Medium density residential--Over 10 through 20 units per gross acre · High density residential--Over 20 units per gross acre These ranges do not prescribe particular structure types, such as single-family detached, duplex, mobile home, or multiple family. That distinction, if necessary, is left to local plans and zoning ordinances. While all medium and high density allocations shown on the Metro Plan Diagram may not be needed during the planning period, their protection for these uses is important because available sites meeting pertinent location standards are limited. As of January 1, 1977, density of all existing residential development within the 1990 Plan projected urban service area was about 3.64 dwelling units per gross acre. For new dwelling Iunits constructed during 1986 to 1994, the net density was 7.05 dwelling units per acre in the estimated overall residential net density for all residential development has climbed ~om 5.69 dwelling units per me in 1986 to 5.81 dwelling units per acre in 1994. This Metro Plan, including the Metro Plan Diagram, calls for an overall average of about six dwelling units per ~oss acre for new construction throu~ 2015, the pla~ing period. By realizing this goal, the community will benefit ~om more efficient ener~ use; presemation of the maximum amount of productive a~culmral land; use of vacant leftover parcels where utilities are already in place; and more efficient, less costly provision of utilities ~d semices to new areas. This hi~er overall average density can only be achieved if the cities explore, and when feasible, in li~t of housing costs and needs, adopt new procedures and standards including those needed to implement the policies in the Residential Land Use and Housing Element. II-G-3