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<br />Development in the City will be related to market conditions in the region. Staging may <br />be accelerated in periods of high market demand. Economic conditions and other factors <br />may stall the pace of development, as well. It is not intended that the five year staging be <br />interpreted as a strict timeframe for development; rather, the staging plans reflect current <br />development trends, contiguous development patterns and reasonable land consumption <br />sequencing. If the pace of development becomes accelerated for extended periods of <br />time, the need for land and utility extensions will cause staging to be implemented in <br />earlier timeframes. <br /> <br />There were estimated to be over 700 households in Centerville in 1995. With the <br />addition of nearly 1,200 households over the next twenty-five years, the number of <br />households in the City at saturation would be about 1,900. This figure compares very <br />closely to the 1994 Metropolitan Council forecast of 1,750 households for Centerville by <br />the year 2020. The City's growth forecast reflects a substantial level of development <br />throughout the period, with increased densities of development. <br /> <br />Residential Element <br />A primary concern for the City regarding residential uses is to protect and enhance the <br />existing housing stock and to allow new residential subdivisions only when adequate <br />utilities are immediately available according to the plan for sequencing of utilities. The <br />residential areas currently served by utilities consist primarily of low density single <br />family detached housing. Existing available land for residential development within the <br />MUSA is 160 acres. Approximately 38 acres are wetlands, resulting in net developable <br />land for residential development of 122 acres. Included in this total are ten acres of land <br />designated for multiple family housing. <br /> <br />The Growth Management Plan (Figure #11) depicts two basic residential land use <br />categories: low/medium density and higher density. Low/medium density areas include <br />single family detached and single family attached residential dwellings. Detached <br />dwellings will develop at densities between two and two and one-half units per acre, <br /> <br />41 <br />