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Planned-Unit Developments Chapter 910: Shoreland Overlay District <br /> <br /> Page 910-11 <br />4. When necessary, a master plan/drawing describing the project and the floor plan for all <br />commercial structures to be occupied. <br />5. Those additional documents as requested by the Zoning Administrator that are necessary <br />to explain how the PUD will be designed and will function. <br />C. Site "Suitable Area" Evaluations: <br /> Proposed new or expansions to existing planned unit developments must be evaluated using the <br />following procedures and standards to determine the suitable area for the dwelling unit/dwelling <br />site density evaluation in Section 910.110.F of this Ordinance. <br />1. The project parcel must be divided into tiers by locating one or more lines approximately <br />parallel to a line that identifies the ordinary high water level at the following intervals, <br />proceeding landward. <br /> Shoreland Tier Dimensions <br />Sewered <br />(feet) <br />General Development Lakes- <br />First Tier 200 <br />Second and Addl. Tiers 200 <br /> Recreational Development Lakes 267 <br /> <br />2. The suitable area within each tier is next calculated by excluding from the tier area all <br />wetlands, bluffs, or land below the ordinary high water level of public waters. This <br />suitable area and the proposed project are then subject to either the residential or <br />commercial planned unit development density evaluation steps to arrive at an allowable <br />number of dwelling units or sites. <br />D. Residential and Commercial PUD Density Evaluation: <br /> The procedures for determining the "base" density of a PUD and a density increase multipliers is <br />as follows. Allowable densities may be transferred from any tier to any other tier further from the <br />waterbody, but must not be transferred to any other tier closer. <br />1. Residential PUD "Base" Density Evaluation. <br />a. The suitable area within each tier is divided by the single residential lot size <br />standard for lakes, unless the local unit of government has specified an <br />alternative minimum lot size for rivers which shall then be used to yield a base <br />density of dwelling units or sites for each tier. Proposed locations and numbers <br />of dwelling units or sites for the residential planned unit developments are then <br />compared with the tier, density, and suitability analysis herein and the design <br />criteria in Section 910.110.F of this Ordinance. <br />2. Commercial PUD "Base" Density Evaluation. <br />a. Determine the average inside living area size of dwelling units or sites within <br />each tier, including both existing and proposed units and sites. Computation of <br />inside living area sizes need not include decks, patios, stops, steps, garages, or <br />porches and basements, unless they are habitable space. <br />b. Select the appropriate floor area ratio from the following table. <br /> Commercial Planned Unit Development <br /> Floor Area Ratios* <br /> Public Waters Classes