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Section 915.08. Density allowed. (1) The gross residential density of a P.D. project shall not exceed the maximum density permitted in the underlying zoning district or, in cases where the P.D. zoning overlay district is used, the maximum density allowed in the applicable underlying comprehensive plan land use designation(s). In addition to these densities, additional units may be allowed as provided for in this chapter for transfer of density from environmentally sensitive lands, TND density bonus, and affordable housing bonus density provisions; however, except for TND projects, no density transfer or density bonus may be applied to any residential development of a site or portion of a site designated as agricultural on the comprehensive land use map. (2) Transfer of density from environmentally sensitive lands to uplands portions of P.D. project areas is allowed via an approved P.D. conceptual plan, in compliance with the comprehensive plan and the provisions of Chapter 928. (A) The maximum density permitted on the upland project area receiving the density transfer shall not increase by more than: 1. Twenty (20) percent of the maximum density allowed by the receiving site's underlying comprehensive plan land use designation(s) where the receiving site is not adjacent to the area from which density is transferred; 2. Fifty (50) percent of the maximum density allowed by the receiving site's underlying comprehensive plan land use designation where the receiving site is adjacent to the area from which density is transferred. (B) In project areas where density transfers are used, no construction of dwelling units may commence until deed restrictions and/or easements have been approved and recorded which ensure protection and preservation of the area from which the density has been transferred. Said restrictions and/or easements shall effectively restrict development within the environmentally sensitive area(s) pursuant to provisions of Chapter 928, and shall be in a form approved by the county attorney's office for legal form and sufficiency. The substance of such easements and restrictions shall substantially conform to the conservation easement language set forth in the Florida Statutes. (3) A density bonus for providing affordable housing may be granted upon approval of a planned development that meets the criteria specified herein. The amount of the density bonus allowed shall be as specified in Chapter 911, Zoning, for the planned development district. (4) Maximum dwelling unit computation. Except for TND and mixed use projects, the maximum number of dwelling units allowable within a planned development project shall be computed as follows: (A) Gross area of the planned development project in acres- ..... acres (B) Minus areas designated on the planned development conceptual plan for non-residential uses(s), not including accessory commercial as provided in section 915.12- ..... acres (C) Minus the total area of environmentally sensitive lands within the project area from which density is to be transferred- ..... acres (D) Equals the effective base residential area= acres (E) Sum the total maximum number of dwelling units allowed within the effective base residential area as follows: (Supp. No. 151) Page 5 of 29 10