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7. Access to the resort is off of public right -of -way. 8. The PUD would continue to act as a resort. Although there will be some intensification of use, there will be no change in land use. The use will remain compatible with the adjacent properties. 9. A Commercial PUD is a permitted conditional use within the Shoreline Commercial District. 10. The Comprehensive Plan specifically identifies Wilderness Resort as a recreational amenity of the City (page 64). One of the goals of the Comprehensive Plan is to "Maintain private resorts and facilities for public recreational use" (page 65). This proposal, with vigorous conditions to safeguard the environment and the water quality, is consistent with the objectives of the Comprehensive Plan. 11. On -site stormwater retention ponds will reduce sedimentation and nutrient loading of public waterways. 12. The site is largely covered by wooded areas and wetlands. The proposal will not significantly reduce the amount of wooded areas and will not impact the wetlands. 13. There are two bluff areas that have an existing road crossing them. Conditions to the development will deal with this situation. 14. There is increased erosion potential with the new construction, especially in areas near the top of the bluff. 15. The proposed improvements are needed to maintain the viability of Wilderness Resort. This has been the testimony of the applicant, which is not disputed. The proposed use is needed in the shoreland because it expands the existing facility, `-- which is already located in the shoreland. 16. The amount of liquid waste generated has not been calculated, except to acknowledge that the treatment facility will exceed 10,000 gallons per day and therefore will need to be designed by a licensed engineer. There is adequate room available on the property for the construction of such a facility. 17. New construction will occur in areas that are elevated and mostly screened from view from the lake, during leaf on conditions. There will be no vegetation removal within the bluff. 18. There is no standard set forth for determining the safe level of watercraft on the lake. A. The existing Wilderness Point Resort is permitted for 40 mooring spaces. B. The applicants are proposing 40 mooring slips. C. The Ordinance provides for a number of docks not to exceed first tier dwelling units. There are 23 dwelling units allowed in the first tier at residential densities. There are 40 dwelling units allowed in the first tier at commercial densities with an average square footage of 1,800. D. There have been no formal or substantiated complaints that boating activity on the lake has been unsafe. The City is aware of no complaints, formal, substantiated or otherwise. E. There have been no accidents caused by the level of boating activity reported on Middle Cullen Lake. F. The current level of dockage has not been demonstrated to create an unsafe condition. Minutes 5 Pequot Lakes Planning Commission July 19, 2010