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Existing Conditions <br />The 29 subject parcels are owned by multiple parties. The parcels are developed with single <br />family homes. The area is currently served by onsite septic systems and private wells. Septic <br />systems within the project area have an average age of 35 years. Most systems are original to <br />the construction date of the homes with four replaced in the last 10 years. <br />The existing development density of 1.34 units per acre falls slightly under the City's low <br />density sewered land use density threshold (1.6 to 3.0 units per acre). However, the City will <br />continue to meet the regional average sewered density requirement of 3.0 units per acre. <br />Land Use Amendment <br />One change from the 2040 Land Use Plan is proposed: <br />1. 39 acres will be reclassified from Urban Reserve to Low Density Residential. <br />Staging Plan Amendment <br />One change to the 2040 Staging Plan is proposed: <br />1. 39 acres will be changed from Stage 3 Planned Service Area to Stage 1A Planned Service <br />Area on the Utility Staging Map. <br />Consistency with the Comprehensive Plan <br />The proposed amendments are supported by and consistent with the Land Use (Chapter 3) <br />goals and policies as noted below: <br />Existing Unsewered Single -Family Subdivisions <br />The urbanized area of the City of Lino Lakes surrounds several large -lot single family <br />subdivisions that are not connected to the public sewer and water systems. These pockets of <br />homes use subsurface sewage treatment systems (SSTS) and some use private wells. The <br />Utility Staging Plan maps these areas in Staging Area 3. Even though the staging plan <br />indicates that these areas will not receive service within the 20-year span of the plan, it is <br />the city's policy to extend public utilities to these neighborhoods when either requested by <br />the homeowners or when necessary to replace failing SSTS, to preserve and maintain <br />existing neighborhoods. The city's sewer and water systems have been designed to serve <br />these areas. <br />As part of the Staging Plan update, the city considered changing these neighborhoods to <br />Stage 1A on the 2040 Staging Plan and changing them from "Urban Reserve" to "Low <br />Density Residential" on the Land Use Plan Maps. Including them in the staging plan would <br />