5.2.-5.4. PCSR 09-13-2011 - Laserfiche WebLink

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3.3 WRITTEN STATEMENT ADDRESSING CONSIDERATIONS Written statements regarding each of the considerations is provided below. 3.3.1 EXISTING CONDITIONS WITHIN THE AREA DIRECTLY AND INDIRECTLY AFFECTED BY THE PROPOSAL The 31.8-acre portion of the SDA, which. is part of the expanded Landfill and its buffer, is currently used by a gravel mining operation. Landfllling will follow behind Tiller's mining operations. Tiller has an approved CUP from the City for mining the entire SDA, including the 31.8 acres. Adjacent land uses include TH 169 (east), landfill (north), mining (south), the City's Railroad Hiking Trail (adjacent to the west), and rural residential uses (non-adjacent to the west). The EIS found that ~~the proposed Landfill expansion is compatible with the existing land uses in the project area which are primarily undeveloped or industrial (i.e., mining, landfill) in nature" (pg. 80). ERL will maintain the 200-foot buffer between the expanded Landfill and the property line and to screen the expanded Landfill in accordance with the May 25, 2011 Agreement. The long-term proposed open space end use would be compatible with any adjacent future development uses surrounding the site. 3.3.2 CONSERVATION OF PROPERTY VALUES The expanded Landfill will not adversely impact property values. Studies have documented that `f _, property values adjacent to other landfill operations have not been negatively impacted by that proximity. The proposed land use change is an extension of an existing land use that has been in place for decades. Any impact on property market value from the presence of a landfill operation in the vicinity is already reflected in the current market value of the properties. The expanded Landfill does not change the present/absent condition. Long term, the open green space end use or end use agreed to per the terms in the May 25, 2011 Agreement would be compatible with any adjacent future development uses surrounding the site. As part of the application for the previously-proposed 68.8-acre expansion, ERL requested an expert opinion from Scott Ruppert, President of Ruppert Appraisal & Consultation, Inc. regarding "conservation of property values" (i.e., whether the proposed 68.8-acre landfill expansion will have an impact on property values within the immediate vicinity). Mr. Ruppert's opinion was provided to the City as part of the previously-proposed 68.8-acre expansion application. His conclusion was that "the proposed expansion will not .have a significant or material impact on property values within the immediate vicinity that is over and above any impacts resulting from the existing landfills and mining operations." 4 1 Elk River Landfill SDA _ Section 3-3 Land Use Application ~~en~~~ ELK RIVErt JtMnFt~i '