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31. The City Council has reviewed and carefully considered, along with all other <br />materials submitted by ERL, the Voith Report. As set forth above, the Council recognizes the <br />potential for some positive economic impacts related to the Landfill. However, the council finds <br />that: <br />• The Voith Report overstates the potential positive economic impacts of the Landfill, <br />for the reasons set forth in the September 8, 2009 Memorandum from the City <br />Administrator, which are incorporated in these Findings of Fact; <br />The potential for positive economic impacts is only one of many criteria and <br />considerations to be weighed in making a decision to amend the City's <br />Comprehensive Plan; and <br />The City Council does not agree that a present value economic analysis of any <br />proposed use should be a deterrn;ning factor in making a land use decision. <br />32. The City Council has considered and appreciates the efforts of ERL to mitigate the <br />negative impacts of a landfill expansion, particularly on the important Highway 169/2215[ Avenue <br />interchange, by reducing the size of the proposed expansion in the revised proposal and by making <br />an additiona120 acres of land available for potential development at the Interchange. However, the <br />Council finds that the Plan revisions do not outweigh the negative impacts of the proposed <br />expansion, or change the Findings of Fact set forth in this Resolution. <br />33. It is the City Council's conclusion, from all of the evidence submitted and the <br />testimony taken, that: <br />(1) An expansion of the Landfill will prolong the negative short term impacts of the <br />Landfill on the City and will inevitably have a long term negative impact on the tax base <br />generated from this area of the City; <br />11 <br />