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Planning Commission Minutes June 24, 2003 Page 5 e Mark Cooker, 14493183rd Avenue, stated that the water level in the area dropped when Waco Street was relocated. He stated that he has had at least one car per year in his yard due to the sharp 15 mph curve in the road. Mr. Cooker expressed concern for the impact on the wedands. He stated that the applicant started changing the drainage last fall without the City's knowledge. He stated that single family residential is a better fit for the environment of this area. Mark Huslet, 14099 182nd Avenue, submitted a petition from 29 of the neighboring residents, expressing their opposition to the proposed rezoning and preliminary plat of West Oaks. Mr. Huslet stated that the applicant has already begun development of the property. Tom Randall, 14507 183rd Avenue, asked how the wedands would be protected. He stated he was concerned the water level of the wedands will be depleted. He also was concerned of the impact of development on some of the homes with shallow wells in the area. George Sanford, co-applicant, stated that he attended the Big Lake Township Board meeting at which they approved the road connection with 183rd Avenue. Mr. Sanford explained that they would only be excavating 2 - 3 feet and would not go through the impervious surface of the wedands, nor would they be pumping them out. Mr. Sanford stated that he was the developer of Royal Oaks, and that 4-inch, 9o-foot deep wells were drilled for these homes. He felt that the single family homes north of the golf course provided a good transition between the single family and the townhomes. He stated that the development will help to keep property values up, not make them go down. e Mike Ziegler, co-applicant, stated that when he sold homes to the adjacent landowners, they were told that the land would sit idle until city sewer and water was extended to the area. He stated that the City of Elk River has a snowmobile ordinance in effect which will prevent snowmobilers from riding on private property. Tom Randall, 14507183rd Avenue, stated that he believed enough water could be drained off the wedands to dry up the wells of the Big Lake Township homes. Commissioner Franz asked that the developers explain what type of activity is occurring on the property. Mr. Sanford explained that an old farm dump was taken out. Also a culvert was put in to provide a roadway to cut wood. Mr. Sanford stated that the City's Engineer, Terry Maurer, has looked what they have done and did not have any concerns. He noted that the wedand delineation has already been completed and the work they have done is in compliance. Senior Planner Scott Harlicker explained that there are no specific requirements the City must meet in order to approve a rezoning, as there are for variances. He stated that they look at whether or not the rezoning is consistent with the existing land uses, and how the rezoning may affect adjacent properties, and the different types of housing. Mr. Harlicker noted that this is not a DNR-regulated wedand. He also noted that the update of the Comprehensive Plan has not been completed and they are working with the existing Comprehensive Plan adopted in 1995. Mr. Harlicker stated that Terry Maurer has looked at the wedand excavating and the developers will be required to follow the recommendations of the Wedand Technical Review Panel. e Thomas Randall stated that he was told by Mr. Maurer that the developer would be required to put the culverts on top of the existing wetlands. He stated that the culverts installed by the developers are 3 feet deep and run the entire length of the wedands.