5.3. SR 01-12-2009ITEM 5.3.
ver
MEMORANDUM
TO: Mayor & City Council
FROM: Jeff Gongoll, Community Development Director
Rebecca Haug, Environmental Administrator
DATE: January 12, 2009
SUBJECT: Elk River Landfill Discussion
Representatives from the Elk River Landfill will be present at the Monday, January 12,
2009 City Council Work session to give an update on their proposed expansion.
Included in your packet is information provided by the landfill. They have not made
application for this expansion so there is no action needed at this time.
However, they have made application to renew their existing Conditional Use Permit
and license. These items will be brought to the Planning Commission on February 10,
2009 for a recommendation and then to the City Council on February 17, 2009.
Elk River Landfill, Inc.
22460 HWY 169 NW
Elk River, MN 55330
Phone: 763-441-2464
Fax: 763-441-2025
To: Lori Johnson -City of Elk River
Rebecca Hauq -City of Elk River
FROM: Deb Walters and John Kellas
DATE: 01/07/2009
RE: Elk River Landfill /North Highway 169 Land Use Study
We have reviewed the North Highway 169 Land Use Study and would like to discuss several aspects of
this study. The intent of our meeting with the City is to give the Council a sense of the type of
information that is important to understand as they consider the upcoming landfill expansion application.
Positive Economic Impact of Elk River Landfill Expansion
The current landfill provides several positive economic impacts to the city. These positive economic
impacts will continue with the expansion of the landfill.
• The landfill expansion will generate approximately $1,000,000 in annual city fees through 2030.
The annual landfill fees account for nearly 10% of the city's budget while demanding virtually no
municipal services.
• The current landfill generates $145,000 in annual property taxes (2008).
• The landfill provides nearly $1,000,000 in employee wages per year.
• The landfill contributes approximately $2 million annually to Sherburne County. A portion of this
money goes to the Landfill Legacy Grant, from which the City of Elk River obtained a $1.4 million
grant in 2008 for the YMCA.
• Over the past five years, the landfill has spent $13.9 million (or $2.7 million per year) supporting
local businesses.
• In 2008, the landfill contributed $50,000 in local charitable donations.
The landfill expansion area provides several layers of revenue overtime for the city associated with
commercial property taxes, gravel mining taxes, landfill property taxes, landfill fees, green power, and
the end use of the property when capped.
Expanded landfill activities are anticipated to be completed by the year 2033 (based on 450,000 tons per
year with an annual increase of 2% per year). According to the North Highway 169 Land Use Study, the
city anticipates that development will not reach the vicinity of the landfill expansion area until 2030. The
anticipated timing of the city providing infrastructure to the area perfectly coincides with the anticipated
completion of landfill activities.
Proposed Landfill Buffer Areas
The North Highway 169 Land Use Study assumed that there will be a 2,500-foot impact area around the
landfill in which no development would occur until the landfill is capped. We have researched
development activities surrounding two landfills currently in operation in Minnesota and found substantial
development and taxable value within this suggested buffer area.
We reviewed development activities and tax valuation information within a 2,500-foot radius surrounding
both the Pine Bend Landfill in Inver Grove Heights and the Burnsville Landfill. Our results are shown in
the attached series of maps for each landfill facility. In summary:
• The Existing Land Use maps for each facility show that a significant amount of development has
occurred within 2,500 feet of these open landfills.
• The County Year Built Record map shows that a significant amount of development has occurred
after these two landfills opened.
• The cities' Future Land Use Plans for areas within 2,500 feet of these landfills anticipate
continued development and reinvestment.
• The estimate market value of existing development within a 2,500-foot radius to the Burnsville
Landfill is $188.6 million.
• The estimate market value of existing development within a 2,500-foot radius to the Pine Bend
Landfill is $119.3 million.
The North Highway 169 Land Use Study assumed that there would be a 500- to 1,000-foot buffer around
the landfill area after it is capped, where no development would occur. We are also aware of several
examples where significant, high valued development has occurred in much closer proximity than these
suggested setbacks. For instance, we researched closed landfills in Minnesota, Wisconsin, and Illinois and
found that high valued development has occurred immediately adjacent to closed landfills. The existing
development pattern for three closed landfills is shown in the attached maps and summarized below.
Brookfield Landfill, WI - A high end development called The Shire is located adjacent to the
former landfill site (closed in the 1980s). These residential homes are valued from $300,000 to
$1 million.
Stone Ridge Landfill, WI -Residential development adjacent to this landfill is valued from
$250,000 to over $600,000. This landfill closed in the 1990s.
Settlers Hill Landfill, IL -This landfill closed in 2007. A golf course is built on top of the closed
landfill and high valued homes are located within the "2,500-foot landfill impact area" during the
life of the landfill.
Elk River Landfill is a committed energy partner with the City of Elk River
Elk River Landfill supplies approximately 15% of the City of Elk River's electrical needs and is committed
to continuing to do so. It is anticipated that the landfill expansion will more than double the amount of
green energy the landfill supplies. Landfill gas (LFG) is an alternative energy source that has several
advantages. LFG to energy:
• Reduces greenhouse gas emissions
• Is a domestic alternative energy source
• Is a community based alternative resource -minimal transmission is required
• Off-sets non-renewable energy usage
As technology evolves, additional opportunities will become available for the creation of renewable
energy. This may be through the conversion of landfill materials and gas to energy, or in the use of the
heat generated at the facility in geothermal-type applications. Elk River Landfill is committed to pursuing
opportunities for renewable energy production from our landfills and we are committed to a long term
partnership with the City of Elk River in maintaining its reputation as a municipal energy leader.
Summary
Thank you for the opportunity to provide the City of Elk River with information to assist in your future
land use planning for the next 30 years, given we have been a part of the Elk River community for over
30 years. The above information will be included as part of the City application.
Attached Maps:
• 2005 Existing Land Use -Pine Bend Landfill
• County Year Built Record -Pine Bend Landfill
• 2020 Land Use Plan -Pine Bend Landfill
• 2005 Existing Land Use -Burnsville Sanitary Landfill
• County Year Built Record -Burnsville Sanitary Landfill
• 2020 Land Use Plan -Burnsville Sanitary Landfill
• Brookfield Landfill -Aerial Photo
• Stone Ridge Landfill -Aerial Photo
• Settlers Hill Landfill -Aerial Photo
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