06-09-2009 PC MIN - Laserfiche WebLink

Home Browse Search

Planning Conunission Minutes June 9, 2009 --------------------------- Page 3 amendment. She continued by stating that in order to consider an amendment to the Comprehensive Plan the following should be considered: 1) Is the project consistent with the land use plan? 2) Does the project move Elk River towards its vision for the future? 3) Is the project consistent with the policies contained in the Plan? Ms. Haug stated that the issue is not with Waste Management and how they operate the landfill. She noted that they have been a good corporate citizen and use state-of-the-art technology. The issue is whether a significant expansion of this land use is consistent arith the City's policies and goals as reflected in the City's Comprehensive Plan. Brad Scheib, Land Use Planner with Hoisington-Koegler -stated his firm was the primary author of the City of Elk River's Comprehensive Plan in 2004. He stated that one of the initiatives of the plan included working with the city last year to explore alternative land use options for the gravel mining area. Their charge was to look land use and fiscal impacts related to an expansion of the landfill. He reviewed direct and peripheral impacts (peripheral representing 2,000 ft. from the landfill) with two scenarios: 1) the existing landfill boundary, 2) landfill boundarywith the expansion. He stated that their assumptions were based on the marketplace, similar projects in Elk River, property values, phasing of the gravel mining and closing of the landfill in 2030. He stated that they came up with a model to demonstrate economic impacts with each scenario, factoring in the information provided the landfill and gravel mining companies. He stated that based on this information, they project a possible $400 million differentiation in propertytax revenues between 2009 and 2080, should the landfill expand. He stated the potential job loss differentiation was similar to the tax base loss. Ms. Haug introduced John Kellas, representing Waste Management. Mr. Kellar, Area Manager, discussed benefits to the communityprovided bythe landfill. He stated that the landfill was established in 1972, and was the first landfill in the state to install a synthetic liner and leachate collection system. He stated that Waste Management took over in 1995. He discussed the methane recoveryproject which is a joint project with Elk River Municipal Utilities and Sherburne County, noting that the project received the EPA project of the year award. Mr. Kellas noted that Waste Management submitted a full application, including the conditional use permit request for the expansion, but that staff recommended the land use amendment and rezoning be reviewed fast. Mr. Kellas provided a diagram of the process they have followed in placuung for this expansion. He stated that they have gone through a very extensive regulatoryprocess including EAW (Environmental Assessment Worksheet), EIS (Environmental Impact Statement), the MPCA, NPDES Permit, gas plant permits, Met Council permits, as well as Sherburne County, and are now seeking city approval. Mr. Kellas stated that Waste Management has spent $14 million paying vendors in the city of Elk River over the last five years. This figure does not take into account indirect benefits to the community such as patronizing local hotels, restaurants, and retail. He stated that their payroll is $1 million/year and employees have a combined 175 years of services. He stated that the average length of employment is 12 years and average employee salary is $65,000/year. He stated that properrytaxes, gravel mining fees, and landfill fees total $1 million/year. Mr. Kellas explained that the methane power generating facilityproduces green power for 7,500 homes and the number of engines will be increased from four to twelve. He noted that Waste Management contributes $50,000 in local donations. Mr. Kellas suggested that instead of the annual city clean up event, Waste Management could mail out a free coupon twice a year to each resident to drop off their items at the landfill. He noted they are continually working to expand the number of items that can be