
Our group is
made up of long-time residents, property owners, and concerned
parents. We believe that, as a community we need to make decisions
that benefit our community as well as the entire county. In keeping
with this belief, we feel obligated to strongly oppose the recent
proposal of a Municipal Solid Waste landfill in Madison.
We understand that Landfills are a current necessity. However our county's Solid Waste Management Plan,
along with the zoning and land use definitions, have left us vulnerable
to landfill developers. The county is under attack and will continue
to be targeted by landfill developers until our Solid Waste Management
Plan and Zoning are updated to provide adequate restrictions on
landfill locations and appropriate variances. Our Commission Board needs to update our rules and regulations as they
pertain to waste in order to preserve our historic heritage during
economic and industrial growth.
The current landfill proposal isn't just a local problem, it is a county wide problem for Apalachee, Bostwick, Buckhead, Godfrey, Madison, and Rutledge. The city of Madison's quality of living is currently under attack. Business and residents near a landfill can expect to see their property value drop, a decrease in trade and tourism, and excess heavy truck traffic congestion.
In addition a landfill in Morgan County will take more from our rural character than we can afford while providing less hunting for future generations, with the potential to expand into surrounding properties.
WE NEED YOUR SUPPORT TO SHOW OUR LOCAL, REGIONAL AND STATE OFFICIALS THAT A LANDFILL IS NOT IN THE COUNTY'S BEST INTEREST.
LANDFILLS: We
all produce waste and will continue to produce some level of waste.
Safe, environmentally protective disposal facilities will be needed
regardless of how much waste can be reduced or recycled. A successful
landfill depends upon the strict regulations and environmental
guidelines provided, flawless construction and implementation,
awareness of contamination and efficient solutions, fair competition
with wind energy, public awareness of risks involved, and ideal
locations, only then will it bring benefits to the county in which it
presides.
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QUALITY OF LIVING: The
Commissioners have worked hard to preserve and restore the Historical
Heritage of our community. This landfill will bring undesirable
industrial development to the county making a sustainable quality of
life harder and harder to manage.
Significant documented literature records reductions in property value
where toxic, chemcial and in some cases solid waste landfills exists.
There is also emerging literature on stigma-related damage, which
can be defined as a loss in value due to the increased risk associated
with a contaminated property even after the problem has been
eliminated. This research extends the empirical literature on landfills
by examining the impact that solid waste landfills have on surrounding
industrial property. The results indicate that the value of industrial
land around an open, solid waste landfill is reduced by the presence of
the landfill. Property around closed, solid waste landfills and open
and closed refuse landfills is not adversely affected by the landfills.
These results are not affected by the presence or absence of methane
gas controls and ground water monitoring systems. Landfills sold with
industrial zoning are discounted substantially by the market for
various reasons, probably including limited alternative future uses,
costs of remediation and potential liability from being in the chain of
title. * "Sanitary Landfills, Stigma and Industrial Land
Values," Journal of Real Estate Research, American Real Estate Society,
vol. 10(5), pages 531-542.
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PROPERTY VALUES: It is a fact that a negative publicity
and a tainted piece of property in close proximity to a landfill will
have a decrease in value. So don't be fooled when you hear waste management CEO's, such as Mr. Bruce Parker with
National Solid Waste Management, say "There are
many examples of expensive residential developments located directly
across from or in close proximity to a landfill. Landfill benefits
that contribute to healthy property values include host community fees,
tax revenues, job creation, reliable solid waste disposal services, energy from landfill gas, infrastructure and civic improvements." [15 jobs for certified landfill operators according to O.C.G.A]
Compare a study performed by the American Real Estate Society to determine the impact of five municipal
landfills on residential property values in a major metropolitan area. The study concluded that landfills will likely have
an adverse impact upon housing values when the landfill is located
within several blocks of an expensive housing area. * "The Impact of Landfills on Residential Property Values, " Journal of Real Estate Research, vol. 7(3), pages 297-314.
And you must consider the negative impact of landfill stigma that has been provide to impact the resale value of your property for as long as 25 years. That is the life spam of most landfills just before any contamination issues are encountered. Then you have the longevity of waiting for the land to heal. This includes dealing with the controversial situation your appraiser will have when identify the facts regarding the proposed improvements of your property and the location.
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TRADE & TOURISM: Madison has the largest designated historic district in Georgia which encompasses most of the town.
Madison
has successfully blended old and new with the overall keeping of
southern tradition. The restoration and historic presence brings
tourists, newcomers, and residents together in a "unique, unspoiled atmosphere".
The historic Tour of Homes is one example of how the city's dedication
to historic preservation pays off. I'm not sure how the city council
will be able to fit a municipal solid waste landfill into the overall
landscape without damaging the current trade and tourism of our
historic community.
Click here to read the county's history profile.
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