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1 17 1 1 1 1 1 1 1 1 1 1 1 1 1 Only two contiguous properties are particularly sensitive to the inherent risks posed by the Facility: the Old Dutch Potato Chip a.nd the Boise Cascade Corrugated Paper plants. Both of these uses are sensitive to organic air emissions and adverse effects on ground water quality. Potato chips and corrugated paper have the potential for absorbing air -born emissions. The lack of organic processing will limit the potential risks to these adjacent uses. The ground water quality monitoring system will ensure early detection, or of any contamination. Further, the risk of adverse impacts from substances potentially emitted into the air already exist for these two facilities due to their proximity to other uses in this industrial area. 4.40 Impact on Market Value of Contiguous Properties. The Facility is a small specialized industrial plant which will be sited in an area which has long been planned and zoned for industrial use. Both the site and the surrounding land are relatively valuable industrial lands in relation to other similarly planned and zoned properties within the metropolitan area. The principal element to this land value is attributable to its close proximity to a high -capacity road system (I- 35W and Highways 36, 280, and 8), as well as its central location in the Twin Cities metropolitan area. As noted, the Facility will have an essentially imperceptible impact on the transportation system, and, as a result, the major land value ingredient will not be affected. It is also unlikely that there will be an adverse impact on property values in the area attributable to the presence of hazardous waste at the Facility. There are a number of other industrial facilities both adjacent to the site and within the surrounding area which generate, store, and/or transport significant quantities of hazardous materials. If the mere location of hazardous wastes in the area would affect land value, that affect should already have taken place. 4.50 Impact on Public Health, Safety, and Welfare. The potential impacts of the Facility on the City's transportation, sewer, and stormwater drainage systems described in Section 4.10 and 4.20 indicate that the Facility will not adversely impact the public health, safety, and welfare. Accidental fires and spills pose the greatest risk from the Facility on the public's health, safety, and welfare. These risks and the mitigation and prevention elements associated are described in sections 5, 8, 9, and 10. 20.