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September 14, 2021 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. Processing. To accommodate the requested PUD amendment, a two-stage review process will take place. 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 consideration of approval by the City Council. The second stage is the Final PUD Plan which basically serves to implement the various conditions of Preliminary Plan approval and ensure that such conditions have been satisfied. The Final Plan is reviewed by the City Council for adoption as an ordinance. No public hearing is required for Final Plan. Comprehensive Plan. The Metropolitan Council has classified St. Anthony Village as an “urban community.” “Urban communities” are expected to plan for forecasted population and household growth at average densities of at least 10 units per acre for new development and redevelopment. In addition, “urban communities” are expected to target opportunities for intensive development near regional transit investments. The City’s 2040 Comprehensive Plan identifies the subject properties as important redevelopment opportunities. Recognizing that the City is expected to accommodate an increase in population and that little to no vacant land presently exists, redevelopment of previously developed sites is considered the primary means of achieving the City’s residential density objectives. The Land Use Plan included in the 2040 Comprehensive Plan high density development on the subject property. The 2040 Comprehensive Plan also establishes a desired density range of 20 to 40 units per acre for high density residential development. The applicant has proposed a residential density 40 units per acre (76 dwelling units/1.89 acres) which is at the top of the density range directed by the draft 2040 Plan. With the preceding in mind, the proposed redevelopment project is considered consistent with the City’s 2040 Comprehensive Plan. 37