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

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Case File: CU 09-12 ERL CUP Page 6 City of Elk Rivex adjacent land uses. Preservation of open space is also an important aspect of the Comprehensive Plan. In determining whether to amend the Comprehensive Plan to change the land use designation of the expansion area from "Musing" to "Landfill" to permit the expansion, the Planning Commission should consider the policies and goals of the Comprehensive Plan and the impact of the expansion on those policies and goals. To assist in this analysis, the City asked the authors of the Comprehensive Plan to take a closer look at the gravel mining area, in a report dated November 10, 2008; and then take a closer look at the immediate area impacted by the Landfill expansion, in a report dated June 2, 2009. These reports are attached. Rezoning Pursuant to Section 30-575 of the Zoning Ordinance, in reviewing a proposed land use amendment, consideration shall be given to existing conditions within the area directly and indirectly affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan. Rezoning of the SDA to SWF would only be appropriate if a recommendation is made to change the land use designation from "Mining" to "Landfill". Considerations/Findings of Fact There axe pros and cons with the landfill operation. Staff would like to emphasize that the issue is not Waste Management, Inc. and how they operate the landfill. Waste Management, Inc. has been a good corporate citizen in Elk River for the past 11 years, participating in several city projects and numerous community causes. The host fee they pay gives relief to the tax burden of the City. Using state-of--the-art technology, their operation isn't environmentally unsound, according to the recent EIS. The Landfill is actively remediating past contamination caused by the original operation and has also worked with the City's Park and Recreation Commission on an end use plan. The issue is whether a significant expansion of this land use is consistent with the City's policies and goals as reflected in the City's Comprehensive Plan and the work of its Economic Development Authority (EDA), Housing and Redevelopment Authority (HRA), Planning Commission and City Council. The Landfill has grown from its oxigina140 acres to a facility approved fox MSW disposal on 93 acres and C&D disposal on 75 acres. The proposed expansion would increase the MSW disposal area by 69 acres or approximately 75%. There are a number of factors that could make this proposed expansion of the Landfill undesirable for the City. Image is a major factor in encouraging development in a community (See attached memo from Economic Development Director Cathy Mehelich). A landfill located at the northern entrance to the City distorts the appearance the City wishes to portray to visitors and residents of Elk River. The landfill currently stands at 1,120 feet high. The Landfill proposes to maintain that elevation through the proposed expansion area. The height of the landfill will have a lasting impression on the community since the surrounding area will either be mined or continue to be the rolling topography seen today. S:\PLANNING MAIN\Case Files\CUP\CU 09-12 Elk Rivex Landfill Inc\Staff report to PC-CU 09-12.doc