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Proximity to the landfill appears to have no adverse impact on residential property valuation. The relationship of residential sales prices to assessed valuations within about a mile of the landfill is the same as the city-wide pattern. Since assessed valuations are not adjusted for landfill impacts, this relationship should be a valid indicator that there is no impact on valuation. Residential sales prices were verified in two ways to assure their reliability. Results of the Anoka County Assessor study of sales ratios relying on certificate of value filings was used along with independent research of reports through the Greater Minneapolis Area Board of Realtors. A subtle impact in the form of somewhat longer listing periods may occur in R~msey during summer months. This impact may have been due to apprehensions raised by the August 1986 certificate of need hearing conducted in Ramsey regarding the need for landfill expansion. Listing periods in the immediate vicinity of the landfill were slightly shorter than in the rest of the city and this tendency was confirmed by the analysis of sales over a six-month period. Since this effect was associated with smaller reductions from listing prices, it is likely that asking prices were set closer to assessed values near the landfill and the properties sold more quickly with less price compromise. These subtle impacts did not adversely affect actual sale prices. Impacts on businesses were evaluated through a Survey of those identified within two miles of the landfill. Nuisance impacts from li~ter, odor, rodents insects, dust or noise were perceived by 30 percent cf the survey respondents. Only 13 percent felt the landfill affected their property values, but none of these claimed documentation cf the effect or a reduction in their o~ land acquisition or business development costs. On the positive side, 17 percent indicated that their facilities or services are used by traffic associated with the !~ndfi!!. Gateway North industrial Airport, located ir-mediately southwest of the landfill, has proposed an expansion and upgrading that is ccntlngent upon federal funding. The landfill presents t~w potential obstacles for safe cperaticn cf the airport: o An increase in elevation from 1,026 to 1,030 feet above sea level exceeds the 1,020 safety zone standard adopted by Ramsey to implement N~nDOT regulations. The landfill peak is likely to settle belo~ the safety zone level. o Birds attracted to the l~ndfil! will constitute a hazard as long as the landfill remains active. Federal funding guidelines for airport improvements do not alloy approval of projects within 5,000 feet of an active landfill. The airpor~ improvement projec~ will also be delayed as long as a development limitation is in effect for site "P" in the landfill development inventowy. The proposed landfill expansion may delay the proposed airport improvement project. The expansion would have a variety of fir~ncla! impacts on the cc--~unlty. Substantial pa}~ents to local units of gove~ment are the most si~iflcant. Waste generators kn a large wasteshed are benefiting from the convenience of a professionally operated facility. A modest z~ount of business related to the landfill operation occurs. Prospects for new business development cn the site in the future are good. There nay be fiscal liabilities as ~e!!. Public utility ex~ensions could be required. The expanslcn could increase costs for development of a ~- ian~f~! :- '~ ..~-~'v by usLng scarce c.~ ........ S. vii