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The obiective of.research conducted for this <br />base <br />and <br />to: <br /> <br />which would serve as a <br />long-term policy options, <br /> <br /> ElS was to develop a data <br />foundation for analysis, decision-making, <br /> More particularly, research was intended <br /> <br />a} Determine causes for any change in property value in <br /> residential real estate; <br /> <br />b) Provide site specific analyses which would reveal the likelihood <br /> that causes for change in property values would occur in <br /> one or another or none of the proposed landfill site areas. <br /> <br />2. Study Methods <br /> <br />A review of the literature on the relationships between landfill <br />development/operation and changes in nearby property values revealed <br />that: <br /> <br /> 1. One published study included a Minnesota landfill site in <br /> Anoka County: another included a landfill site in Hennepin <br /> County, Neither found statistically significant differences <br /> in property values. <br /> <br /> 2. At least two research methods in other studies 'have been <br /> used to measure the causes for changes in property and <br /> housing values. One has done so in a statistically significant <br /> <br />3. Both research methods <br /> ElS. <br /> <br />could be adapted for use in this <br /> <br />Any analysis of potential changes in land value must be <br />made with consideration for other research findings reported <br />in this ElS [e,g. analyses of land use; city development <br />plans; plans made by property owners). <br /> <br />Two established research methods were adopted and modified for use in <br />this ElS. One is commonly called the Model of Hedonic Value Theory. <br />The other i.s the Sale-Resale Theory. These are detailed below. <br /> <br />Three other methods were available from the literature but were not <br />used in this study. <br /> <br />The first was the simple band or zone method which uses the average <br />price of houses in concentric zones around landfills (¼-1½ miles per <br />zone). Zone is the sole independent variable in determining the price <br /> <br /> <br />