5.3. & 5.4. PCSR 06-09-2009 - 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 109-acre SDA property is currently used by a gravel mining operation. Landfilling will follow behind mining operations by the current property owner, the Tiller Corporation. The Tiller Corporation has an approved CUP from the City of Elk River for mining the 109-acre site and continuing to operate shot-mix asphalt plant, which is located in the southeast portion of the site. ^ Adjacent land uses include TH 169, landfill, mining, the City's Railroad Hiking Trail, and rural residential uses. The Draft 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, see Exhibit 2). The ERL intends to enhance the existing screening plans to effectively screen views of the landfill from TH 169, 221St Avenue and the City's Railroad Hiking Trail. The purpose of the proposed buffers and screening plan is to minimize potential impacts on less intensive land uses, including residential properties located near the SDA. The purpose of the 200-foot wooded buffer between the City's Railroad Hiking Trail and the grading limits of the landfill is to buffer and screen the landfill from trail users and residents located west of the SDA. The existing berm along TH 169 will be enhanced to form a triple row of evergreens and deciduous trees to screen the landfill from the residence located across TH 169 from the landfill. • There are also several end use options that are available upon closure of the facility that are included as Exhibit 5 for consideration by the City Council. Long term, the proposed end use options would be compatible with any adjacent future residential development to the west, and actually provide an amenity for future residents. The end use concepts provide for public access of the spectacular view of the Rice Lake wetland complex to the west of the site that would otherwise not be visible from any other vantage point. The open space and recreational uses will be integrated into the planned trail system, which includes the potential for a trail connecting the existing neighborhoods to the west to the site and the City's Railroad Hiking Trail. 3.3.2 CONSERVATION OF PROPERTY VALUES ^ The SDA is not expected to impact property values. Studies completed for the ERL's operator, Waste Management, have documented that 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 SDA does not change the present/absent condition. • Elk River Landfill SDA ~ Section 3-4 Land Use Application .. ~...... , ~ Bonestroo Wen~l<