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

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Case File: CU 09-12 ERL CUP Page 7 Ciry of Elk Rivex Additionally, there are financial and development related impacts as outlined in the most recent HKGi report. Expansion of the Landfill will prevent future development of the expansion area and could discourage new development in the surrounding area as analyzed in the attached 2009 HKGi report. This report identifies direct and peripheral areas of impact from a Landfill expansion. The direct impacts are defined as the lands within the boundary of the expansion area, or the entire SDA area. These impacts are objective and more easily quantifiable. No future development will be possible on the Landfill. The peripheral impacts axe less objective and less quantifiable. They are driven by site specific characteristics such as wind direction, topography, existing land uses and infrastructure. Without the expansion of the Landfill, the City has the potential to develop the 221" intersection into a broader mix of highway business uses which will help increase the tax base for the area thus providing more and potentially higher paying jobs. In summary, the 2009 report states the following conclusions/findings: 1. Expansion of the ERL has both direct and peripheral land use impacts on the City of Elk River. These impacts translate directly into financial impacts. 2. Lost development opportunity on the SDA and peripheral area could have an impact of approximately $400 million in cumulative property tax revenues from 2009 to 2080 and roughly 3,000 new jobs that could be ultimately absorbed upon full build-out of the area (assumed to occur between 2050 and 2080). 3. The difference in estimated market valuation and property tax revenues grows at an increasing rate over time between the two scenarios. 4. Peripheral impacts, as measured by a distance of approximately 2,000 feet from the base of the fill area of the landfill, will be felt on an additional 200 acres of land area. These peripheral impacts will result in potential lower valued development that is more likely to locate adjacent or within view of a closed landfill. The Landfill has some short-term financial benefits to the City because of the host fees paid to the City. However, these monies will no longer be received by the City once the Landfill closes in 2033. At that time, tax revenues generated by the expansion area will be minimal, and, as discussed in the HKGi report, tax revenue generated from the surrounding areas will also be impacted. The HKGi report states the expansion could cause a tax loss of approximately $400 million through 2080 and a loss of 3,000 potential jobs. Attachments • Exhibit 1 -Location Map • Exhibit 2 -Land Use Map from 2004 Comprehensive Plan • Exhibit 3 -Elk River Landfill Application to amend Comprehensive Plan and rezone and supporting documents • Exhibit 4 - HKGi report dated June 2, 2009 • Exhibit 5 -Environmental Report dated June 2, 2009, by Matt Ledvina, Landmark Environmental • Exhibit 6 - HKGi presentation dated November 10, 2008 (North Highway 169 Land Use Study) S:\PLANNING MAIN\Case Files\CUP\CU 09-12 Elk River Landfill Inc\Staff report to PC-CU 09-12.doc