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August 20, 2019 Page 5 (D) Density transfer. The project density may be clustered, basing density on a number of units per acre in place of specific lot dimensions; and (E) District integration. The combination of uses which are allowed in separate zoning districts such as: 1. Mixed residential uses to allow both densities and unit types to be varied within the project; 2. Mixed residential uses with increased density based upon the greater sensitivity of PUD projects to regulation; and 3. Mixed land uses with the integration of compatible land uses within the project. Existing PUD. Approved in 2004, the existing PUD overlays more than 60 acres of land. In this regard, the 13-acre Walmart site is a component of a larger PUD site which includes several surrounding commercial and multi-family residential buildings. The project amendment under consideration only encompasses the 13-acre Walmart and Salo park/pond site. In this regard, all other existing PUD sites/uses are to remain in place and no modifications are proposed. Processing. To accommodate the requested PUD amendment, a two-stage review process will take place. Basically, the requested amendment will be treated (from a process standpoint) like a new PUD application. In this regard, the application under consideration is the Preliminary PUD Plan stage. Generally speaking, Preliminary Plan approval is similar to a basic rezoning in that it establishes that the proposed use is appropriate for the subject site. Also, as part of Preliminary Plan review, various conditions of approval are typically imposed. The Preliminary Plan will be subject to a public hearing, review and recommendation by the Planning Commission and approval by the City Council. The second stage is the Final PUD Plan which serves to implement the various conditions of Preliminary Plan approval and ensure that such conditions have been satisfied. The Final Plan will be subject to review and approval by the City Council. No public hearing is required for Final Plan. Environmental Assessment Worksheet (EAW). In May of 2019, an Environmental Assessment Worksheet (EAW) was completed for the redevelopment project under consideration by the City. The purpose of the EAW process is to disclose information about potential environmental impacts of a project. Information disclosed in the EAW process is intended to determine whether a more detailed Environmental Impact Statement (EIS) is needed and to indicate how the project can be modified to lessen its environmental impacts. In this regard, the EAW review considers the potential environmental impacts associated with the apartment building project, including issues associated with the demolition of the existing Walmart facilities. After receiving comments, the City Council adopted a resolution (Resolution 19-058) of “negative declaration” regarding the potential for significant environmental impacts. This action includes a series of mitigation steps that will be factored into project approval, and finds that no EIS is necessary. 39