9.C.1. PRSR 10-09-2002 - Laserfiche WebLink

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2. Inventory and Analysis A. Initial Impression The site is on the northern edge of the City's boundary and Highway 169 runs north/south along its eastern edge. Current use is an active landfill and the entrance is at 225th Avenue. To the south is Commercial Asphalt and Co. Plant, a working facility, and accessible via 221St Avenue. Adjacent to the north boundary of the property is Livonia Township. According to the permit, the total existing landfill area is 140 acres of which approximately 92 acres are permitted footprint for landfill operations. The future landfill redevelopment has approximately 108.5 acres of which 87 acres are proposed for landfill operation. The 87.5 acres will be tied with the 92 acres. A horse and hiking trail runs at its western edge and steep slopes at its four sides make it challenging to develop direct access to the site. Final cover grades are set at around elevation 1115 feet and the landfill base is at around elevation 975 feet. Views from the top elevation to all sides are very commanding. To the west, the Rice Lake wetland complex offers nature views and on a clear day, downtown Minneapolis skyline can be easily seen to the southeast. Mature groves of mix deciduous and evergreen native trees form the eastern edge, screening Highway 169. Mature vegetation also forms the western edge, adjacent to the hiking trail. B. Major Land Use/Zoning According to the City of Elk River Comprehensive Plan, adopted in 1995, the existing land use for the area is landfill and is zoned agricultural conservation with mineral excavation and solid waste facility. The Comprehensive Plan also identified the site characteristics as patches of wooded areas with slopes in excess of 7 %. The existing unpaved hiking and horse trail will be paved in the future. The comprehensive plan identified the above site characteristics both as opportunities and constraints for development. The wooded area, though moderately restrictive to development, when incorporated into the design of the project could be a natural asset. The slopes could be less attractive to industrial and commercial development but could be suitable for residential development. In severe slopes the best use might be natural open spaces. In the Comprehensive Plan the staff recommendation for residential use for this area is a minimum lot size of 10 acres. C. Forces and Issues Highway 169 and the hiking trail are two circulation routes that would become forces to the site. Both could make the site easily accessible and visible. Although automobile access is easily achievable from Highway 169, future access needs to be improved to ensure user safety to the site. The hiking trail has the potential to link the site to the City's trail system. Mature mix of evergreen and deciduous trees that buffer the site from Highway 169 help enhance the rural character and provide visual interest. The steep slopes would limit types of development such as residential, commercial and industrial. The landfill, though has commanding panoramic views, would significantly limit the types of development due to long -term settling of the land and other environmental limitations. The locations of wells in the site would also pose a design challenge. Elk River Landfill End Use Master Plan 5 URS Waste Management, Inc. September 2002