5.3. & 5.4. PCSR 06-09-2009 - Laserfiche WebLink

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• Long term, the proposed end use options would be compatible with any adjacent future residential development to the west, and can 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. • ERL asked Scott Ruppert, President of Ruppert Appraisal & Consultation, Inc. for an opinion regarding "conservation of property values" (i.e., whether the proposed landfill expansion will have an impact on property values within the immediate vicinity). Mr. Ruppert's opinion is provided in Exhibit 13 and his conclusion if presented below: - It is my considered opinion 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. The principle reasons for this opinion are as follows: 1. The proposed landfill expansion will not have an impact on the existing landfills and mining operations that surround the SDA to the north, east and south. 2. The proposed landfill expansion will not have an impact on the future public (trail) use of the city-owned corridor to the west. 3. The proposed landfill expansion will not have an incremental impact on the residential property further to the west of the SDA for the following reasons: • - The residential properties are already proximate to the ERL that has been in operation since the 1970s. - The residential properties are already proximate to the Tiller mining operation situated on the SDA. - The residential properties are separated from the SDA by the city-owned former railroad corridor. In the near future, this corridor will be a public trail. - Due to distance, topography and trees, the residential properties have either an obstructed or no view of the SDA. - The MSW landfill expansion on the SDA will be subject to significant federal state, county and city regulation. - ERL will take the measures previously outlined to limit any potential impact to the surrounding neighborhood. 3.3.3 THE USE TO WHICH THE PROPERTY AFFECTED IS BEING DEVOTED AT THE TIME • The 109-acre SDA property is currently used by a gravel mining operation. The Tiller Corporation has an approved CUP from the City of Elk River for mining the 109-acre site and continuing to operate ahot-mix asphalt plant, which is located in the southeast portion of the site. Photos of the SDA are provided in Exhibit 1. • Elk River Landfill SDA Section 3-5 Land Use Application ~ '# 6O1125t1'O0 WenC~< .~R .~,,., ...o..~.