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FILE#LA19-000047 <br /> July 15,2019 <br /> Page 2 of 3 <br /> Analysis <br /> The Comprehensive Plan, in Chapter 4B, provides guidance for considering MUSA boundary <br /> expansions, attached as Exhibit E. Included within the narrative is table 4B-12, which lists <br /> priorities when considering expansion requests: <br /> Table 4&12:MUSA Expansion Priorities <br /> Priority 1 Properties that abut the shoreline of Lake Minnetonka and all other Orono lakes <br /> Properties that abut City-protected tributaries,and all other properties within the <br /> Priority 2 Shoreland Overlay District <br /> Existing substandard developed lots not covered by Priorities 1 and 2 and developed <br /> prior to 1985 that have failing septic systems abd do not have an alternative site available <br /> Priority 3 to replace said system. <br /> Priority 4 New development using clustering that permanently preserves blocks of open space. <br /> Conforming developed lots not covered by Priorities 1 and 2 and developed prior to 1985 <br /> that have failing septic systems and do not have an alternative site available to replace <br /> Priority 5 said system. <br /> Priority 6 New or existing development not covered by priorities 1,2,3,4,or 5. <br /> 4400 Deering Island meets Priority 1. The Comp plan considers conditions: <br /> Conditions <br /> Expansion of the MUSA on the established prioritized basis noted above will occur only when one <br /> of the following conditions is found: <br /> 1. When an area of existing homes has failing or non-conforming septic systems and <br /> replacement drain field sites are not available for a significant share of the existing homes. <br /> 2. When an individual home has a failing or non-conforming septic system.does not have an <br /> alternate drain field site. is adjacent to existing sewer lines, and is not part of a <br /> neighborhood that could be better served by a neighborhood sewer lateral project. <br /> 3. When a new or existing residential development meeting all required development <br /> standards is adjacent to existing sewer lines and the developer or homeowners agree to bear <br /> all costs of extending municipal sewer to the development,but only when inclusion of such <br /> development in the MUSA will not result in a decrease in the City's severed density as <br /> calculated by the Metropolitan Council. <br /> Condition 1 is met, as the site was determined to be non-compliant in 2001 due to vertical <br /> separation with the water table replacement sites would require significant tree removal. <br /> Density. Expansion of the MUSA boundary does not inherently increase the density of a given <br /> parcel; MUSA boundary and land use is independent. The property is currently zoned seasonal <br /> residential, which requires a 5 acre minimum lot size. The 2.79 acre parcel is non-conforming. <br /> Subdivision to create additional lots would require a variance,the City Council has historically not <br /> supported such variances.The applicant has not indicated a desire to subdivide or add additional <br /> housing units. <br />