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1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />40 <br />41 <br />(iv) The existence of lowlands, local surface depressions, and rock outcrops. <br />5. Nonconforming sewage treatment systems shall be regulated and upgraded in <br />accordance with section 935 <br />944 Shoreland Overlay PUDs <br />(A) Types of PUDs permissible. Planned unit developments (PUDs) are allowed for new projects on <br />undeveloped land, redevelopment of previously built sites, or conversions of existing buildings and <br />land. The land use districts in which they are an allowable use are identified in the land use district <br />descriptions in this subdivision and the official zoning map. <br />(6) Processing of PUDs. Planned unit developments must be processed as a conditional use, except that <br />an expansion to an existing commercial PUD involving six or less new dwelling units or sites since <br />the adoption date of the ordinance from which this subdivision is derived is permissible as a <br />permitted use provided the total project density does not exceed the allowable densities calculated <br />in the project density evaluation procedures. Approval cannot occur until the environmental review <br />process (EAW/EIS) is complete. <br />(C) Application for a PUD. The applicant for a PUD must submit the following documents prior to final <br />action being taken on the application request: <br />(1) A site plan and/or plat for the project showing locations of property boundaries, surface water <br />features, existing and proposed structures and other facilities, land alterations, sewage <br />treatment and water supply systems (where public systems will not be provided), and <br />topographic contours at ten -foot intervals or less. When a PUD is a combined commercial and <br />residential development, the site plan and/or plat must indicate and distinguish which <br />buildings and portions of the project are residential, commercial, or a combination of the two. <br />(2) A property owners association agreement (for residential PUDs) with mandatory <br />membership, and all in accordance with the requirements of this subdivision. <br />(3) Deed restrictions, covenants, permanent easements or other instruments that: <br />a. Properly address future vegetative and topographic alterations, construction of <br />additional buildings, beaching of watercraft, and construction of commercial buildings <br />in residential PUDs; and <br />b. Ensure the long-term preservation and maintenance of open space in accordance with <br />the criteria and analysis specified in this subdivision. <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 city that are necessary to explain how the <br />PUD will be designed and will function. <br />(D) Site "suitable area" evaluation. Proposed new or expansions to existing planned unit developments <br />must be evaluated using the following procedures and standards to determine the suitable area for <br />the dwelling unit/dwelling site density evaluation. <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 />oroceediniz landward: <br />Shoreland Tier Dimensions <br />Unsewered <br />(feet) <br />Sewered <br />(feet) <br />General development lakes —first tier <br />200 <br />200 <br />General development lakes —second and <br />additional tiers <br />267 <br />200 <br />Recreational development lakes <br />267 <br />267 <br />Natural environment lakes <br />400 <br />320 <br />Page 144 of 160 <br />