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b. 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 suitable area <br />and the proposed project are then subjected to either the residential or commercial planned unit <br />development density evaluation steps to arrive at an allowable number of dwelling units or sites. <br /> <br />Subd. 5. Residential and Commercial PUD Density Evaluation. The procedures for <br />determining the "base" density of a PUD and density increase mUltipliers are as follows. <br />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 /> <br />a. Residential PUD "Base" Density Evaluation: <br /> <br />The suitable area within each tier is divided by the single residential lot size <br />standard for lakes or, for rivers, the single residential lot width standard times the <br />tier depth, unless the local unit of government has specified an alternative <br />minimum lot size for rivers which shall then be used to yield a base density of <br />dwelling units or sites for each tier. Proposed locations and numbers of dwelling <br />units or sites for the residential planned unit developments are then compared <br />with the tier, density, suitability analysis, and the design criteria contained herein. <br /> <br />b. Commercial PUD "Base" Density Evaluation: <br /> <br />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, stoops, steps, garages, or <br />porches and basements, unless they are habitable space. <br /> <br />2. Select the appropriate floor area ratio from the following table: <br /> <br />Commercial Planned Unit Development <br />Floor Area Rail.os* <br /> Public waters classes <br /> <br />*Average <br />environment <br />unit floor <br />area (sq. <br /> <br />Sewered general <br />development <br />lakes; first <br />tier on <br />unsewered <br />general <br />development <br />lakes; urban, <br />agricultural, <br /> <br />tributary <br />river <br /> <br />Second and <br />additional tiers <br />on unsewered <br />general <br /> development <br />lakes; <br />recreational <br />development Natural <br /> -lakes; <br /> <br /> transition and lakes and <br /> forested river remote river <br /> <br />Shoreland Management <br />May '04 Draft <br /> <br />page 27 <br /> <br />105 <br /> <br /> <br />