5.1. PCSR 06-08-2010 - Laserfiche WebLink

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Case File: CU 10-08 ERL ~' Page 9 City of Elk River waste in the existing buffer zone would have to be subject to an amendment to the City Code allowing buffer zones and other infrastructure to be located outside of the SWF District. Finally, removal of the existing, mostly native, buffer area on the southern edge of the Landfill, including the removal of several hundred mature native trees in the buffer area, would have a significant impact on the visibility of landfill operations from 221st Street and surrounding residential areas and, therefore, raises significant concerns regarding compliance of the proposed amendment within the Standards for Issuance of a Conditional Use Permit. In addressing whether the proposed expansion into the buffer zone meets that standards set forth above for the approval of a Conditional Use Permit, the City Council should consider whether removal of the existing trees and buffer area, expansion of the Landfill's capacity, and extension of the period of time the Landfill will be operation: i.) Will detrimentally affect the use and enjoyment of other property in the immediate vicinity. Expansion of the landfill into the buffer zone will extend the life of the landfill by 47 years, and removal of the existing buffer will mean that throughout the time and the additional 2-3 years of operation before operations move into the expansion area, landfill activities will be considerably more visible from 221` Street and surrounding areas than at present. ii.) Is consistent with the City's 2004 Comprehensive Plan. The City Council addressed the impacts of expansion of the landfill and visibility of the landfill from adjacent properties on the goals of the City's Comprehensive Plan at length in its action on the proposed 209 acre expansion. iii.) Will impede the normal and orderly development and improvement of surrounding vacant property. The impact of landfill expansion on the development of surrounding property was also discussed by the City Council in its action on the proposed 109 acre expansion. iv.) Has the potential to create traffic congestion and interference on adjacent streets, in particu}ax 221` Avenue. v.) Will generate noise, odors and dust that is detrimental to surrounding properties. Noise odors and dust have been persistent problems with the landfill. The landfill's application confirms the potential for odor releases from the additional landfill footprint (page 3-11). Extending the life of the landfill will, at a m;n;mum, extend for an additional 47 years the time period that surrounding properties will be subject to noise, odors, and dust. vi) Will resuh in the destruction, loss or damage of natural features. Expansion of the landfill will result in the destruction and loss of the existing native mature trees and natural topographic conditions which screen and buffer landfill activities from 221` Avenue and surrounding residential areas, as described above. vii.) Will fully comply with the other requirements of City Code. As discussed above, relocation of the buffer zone outside of the SWF District and the placement of Solid Waste Facility infrastructure, including service roads, Stormwater management facilities Z:\CommunicyDevelopmetx\Planning Main\Case Files\CUP\CU 10-08 Waste Managemern\Staff repost to O^.CU 10-08 - peterdoc