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HomeMy WebLinkAboutPROJECT SPECIFICATIONS CITY OF WATERLOO PLANNING, PROGRAMMING, AND ZONING COMMISSION WATERLOO, IOWA APPLICATION FOR REZONING From "A-1" Agricultural District To "M-2,P" Planned Industrial District Submitted By: Elk Run Energy Associates, LLC March 2008 ELK ----ft- RUN .,. ENERGY STATION TABLE OF CONTENTS Project Overview Applicant Overview APPLICATION Application Summary Application for Rezoning Form 1. Application Information 2. Property Information 3. Signature Pages SUPPLEMENTAL INFORMATION Project Description a. Project Location b. Project Design i. Generating Unit ii. Steam Cycle iii. Cooling System iv. Water Supply/Discharge v. Electrical Transmission vi. Fuel Supply vii. Exhaust Gas/Air Emissions Control viii. Coal Combustion Byproducts ix. Lime x. Plant Components c. Project Schedule Project Impacts a. Land Use b. Transportation c. Economic Impacts d. Community Impact e. Property Value f. Environmental Compliance g. Site Drainage EXHIBITS Exhibit A—Project Location Maps Exhibit B— Site Plan Exhibit C— Survey and Legal Descriptions Exhibit D—Boundary and Plat Maps Exhibit E—Conceptual Site Development Plan Exhibit F—Transportation Study Exhibit G—Economic Impact Study --�, Exhibit H—Real Estate Property Value Study Exhibit I—Resolutions of Support City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning PROJECT OVERVIEW Elk Run Energy Associates, LLC proposes to construct a modern, 750 megawatt ("MW") coal-fired electric generation facility on the northeast side of the City of Waterloo, Iowa (see Exhibit A—Project Location Map). The Elk Run Energy Station ("the Project") will utilize proven coal-fired boiler technology with advanced emissions control technology resulting in clean and reliable generation of base load electrical power. The Project will meet or exceed all environmental standards and will be one of the cleanest coal-fired power plants ever constructed. Power produced by the Project will be sold on a wholesale basis to local and regional electric utilities, municipalities, and/or cooperatives. Construction of the Project will require more than $1 billion in capital investment and will have a remarkable impact on the local and regional economy. The construction is targeted to begin in 2009, with commercial operations projected to begin in 2013. A summary of key project benefits is provided below. Please refer to the Supplemental Information section of the Application for Rezoning for more details. Environmental Benefits: • Modern plant design increases efficiency and reduces emissions • Modern emissions control equipment that meets or exceeds state and federal standards • Renewable energy production from biomass which reduces emissions including greenhouse gases • Beneficial re-use of municipal wastewater for cooling • Reclaim existing quarry with coal combustion by-products • Beneficial use of available waste methane • Conservation demonstration site (agriculture, native prairie grass, wetlands, recreation) Community Benefits: • Estimated $3.15 million in annual taxes to state and local governments • Local economic stimulus of more than $270 million during four-year construction period • More than 1,200 jobs required at the peak of construction • Local economic stimulus of more than $25 million annually during operation • Approximately 100 full-time, highly-paid, skilled operations and maintenance staff • Substantial sales and school infrastructure tax revenue on construction-related purchases • Economic benefits will be stable and long lasting • Direct financial contributions to local programs • Contributes to downward pressure on consumer power rates and growth of local tax rates, and provides a foundation for future economic growth in the region • Helps reduce dependence on foreign energy imports More information about the Project can be found at www.ElkRunEnergy.com. Page 1 of 8 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning APPLICANT OVERVIEW Elk Run Energy Associates, LLC is an affiliate of LS Power. LS Power is a privately held company established in 1990 to develop, own, manage and operate reliable and environmentally responsible electricity generation assets. LS Power and its predecessor companies have successfully developed 11 greenfield power generation projects, representing over 7,200 MW in capacity and $6 billion in capital investment. Two coal- fired facilities located in Arkansas and Texas are currently under construction. All of the projects developed by the firm have enjoyed the support of the local community. LS Power currently owns approximately 1,700 MW of power generation capacity in the U.S. In addition, the company has several thousand MW of natural gas, coal, wind, and solar power generation facilities under development. LS Power has evolved into a fully integrated development, investment and asset management group of companies focused on the power industry. With more than 120 professionals based in New Jersey, New York, Missouri, California, Florida and Massachusetts, LS Power is recognized as an industry leader. The company prides itself in completing some of the sector's most successful development projects and investments. In recent years LS Power has launched two private investment funds focused on the power industry with a total value in excess of $4 billion. To date these funds have facilitated the purchase of seventeen power generation assets of over 11,000 MW of generation capacity located in various markets across the U.S. In the past three years, the LS Power group has raised over $10 billion of debt and equity for project construction financing, acquisitions, and refinancing. In addition to our strong financial position, LS Power's very conservative approach contrasts with many of our competitors that have significant merchant generation exposure. Each LS Power project has been financed on the basis of a strong structure that includes project permits, real estate rights, and project documents including long- term off-take contracts. As a result of this approach, (i) every project LS Power has taken to the financing community has been successfully financed, and (ii) LS Power has delivered on every power purchase agreement it has signed. In April 2007, LS Power and Dynegy, a Houston-based power generation asset owner/operator (NYSE: DYN), completed a combination of each company's power generation assets under construction or in operation. Dynegy now owns and operates those generation resources, and LS Power holds 40% of the common stock and three board of directors seats of Dynegy. In addition, LS Power continues to lead the development of new projects under a 50/50 development joint venture with Dynegy. The firm's vision in developing projects emphasizes targeting high-growth markets, establishing strong relationships with the local communities, executing long-term power purchase or joint ownership agreements, and building and owning environmentally sound, reliable and economic facilities. Page 2 of 8 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning —� LS Power's corporate initiative called LSP Polaria sharply focuses our ongoing values and culture of environmental stewardship related to renewable energy and greenhouse gases. Polaria seeks to identify and develop investment opportunities in infrastructure and technologies related to carbon capture, offset and storage. It supports the further advancement of renewable energy and efficiency aspects of current development projects, as well as identifies new renewable and efficient energy projects. In February 2008, LS Power announced that it has become the Strategic Partner for the "LS Power Pilot Plant Initiative" under the University of Texas at Austin's (UT) existing carbon capture research program. Since coal is the most abundant fuel in the United States supplying about half of the country's electricity requirements, the research effort will provide a technical basis for demonstration of CO2 capture on a commercial scale at an existing coal-fueled power plant burning low-sulfur western coal. The research program is a continuation of a previously sponsored project by the U.S. Department of Energy (DOE). With LS Power's participation along with other industry participants, funding of more than $1 million per year is now available to the UT programs for CO2 capture research. More information about LS Power can be found at www.lspower.com. More information on Dynegy can be found at www.dynegy.com. Page 3 of 8 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning APPLICATION SUMMARY Elk Run Energy Associates, LLC (the "Applicant" or "EREA"), an affiliate of LS Power Development, LLC, submits this application requesting a change of zoning district classification from A-1, Agricultural District to M-2,P, Planned Industrial District for approximately 260 acres located in the City of Waterloo, Iowa(the"City"). Approval of this application is a necessary step in the development of the electric generation facility and its associated accessory uses being proposed by Applicant for this location. The design, construction and operation of the planned electric generation facility will be in compliance with all federal, state, and local laws, ordinances, and regulations. This compliance shall include meeting or exceeding all air and water pollution permits, standards, and laws. At the time of filing this application, the entire project site is located in Black Hawk County, approximately 1/ mile east of the Waterloo corporate boundary. Action on this application is requested in conjunction with a coincident Petition for Annexation filed with the City by the Applicant requesting annexation of certain portions of the project site area. Rezoning is requested for a portion of the area to be annexed. Page 4 of 8 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning APPLICATION FOR REZONING CITY OF WATERLOO PLANNING, PROGRAMMING, AND ZONING COMMISSION WATERLOO, IOWA 319.291.4366 1. APPLICATION INFORMATION: SEE ATTACHED INFORMATION a. Applicant's name(please print): Address: Phone: Fax: City: State: Zip: b. Status of applicant: (a)Owner (b) Other (CHECK ONE): If other explain: c. Property owner's name if different than above(please print): Address: Phone: Fax: City: State: Zip: 2. PROPERTY INFORMATION: SEE ATTACHED INFORMATION a. General location of property to be rezoned: b. Legal description of property to be rezoned: c. Dimensions of Proposed Zoning Boundary(Excluding Right of Way): d. Area of Proposed Zoning Boundary(Excluding Right of Way): e. Current zoning: Requested zoning: f. Reason(s) for rezoning and proposed use(s)of property: g. Conditions(if any)agreed to: h. Other pertinent information(use reverse side if necessary): Please Note: If applicant is not the owner of the property,the signature of the owner must be secured.If it is the intent to subdivide(split)any land,vacant or improved in conjunction with this request it must go through a platting process(separate from rezone request). The filing fee of$200+$10 per acre($750 max)(payable to the City of Waterloo)is required(round amount down to nearest$10 increment). This fee is non-refundable. Under no condition shall said sum or any part thereof be refunded for failure of said amendment to be enacted into law. Any major change in any of the information given will require that the request go back through the process,with a new filing fee. If the request is denied no new petition covering the same or portion of the same property shall be filed with or considered by the Planning,Programming,and Zoning Commission until four(4)months have elapsed from the date of denial by the Waterloo City Council.The undersigned certify under oath and under the penalties of perjury that all information on this request and submitted along with it is true and correct. All information submitted will be used by the Waterloo Planning,Programming,and Zoning Commission and the Waterloo City Council in making their decision. The undersigned authorize City Zoning Officials to enter the property in question in regards to the request. SEE ATTACHED SIGNATURE PAGES Signature of Applicant Date Signature of Owner Date Page 5 of 8 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning 1. APPLICATION INFORMATION a. Applicant's Name, Address and Phone Number: Elk Run Energy Associates, LLC c/o LS Power Development, LLC 400 Chesterfield Center, Suite 110 St. Louis, Missouri 63017 Phone: (636) 532-2200 Fax: (636) 532-2250 b. Status of Applicant: (a) Owner (b) Other Applicant holds exclusive purchase rights for each of the properties included within the proposed project site boundary. c. Property Owners' Names and Addresses: Merle Bell Lois K. Rieger 1644 Merle Road 2825 Huntington Road Waterloo, Iowa 50703 Waterloo, Iowa 50701 (319) 277-1571 (319) 277-1571 Douglas and Debra Miller Marlene Pearl Miller 4811 Newell Street 4418 Vintage Lane Waterloo, Iowa 50703 Waterloo, Iowa 50701 (319) 291-6035 (319) 232-1806 Darrel and Jeanne Mae Oldenburger Marvena Ryan 3435 Monarch Avenue 2643 E Donald Street Marion, Iowa 52302 Waterloo, Iowa 50703 (319) 377-2721 (319) 236-3166 Page 6 of 8 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning --. 2. PROPERTY INFORMATION a. Legal Description of Area to be Rezoned: The area to be rezoned(hereinafter the "Property") is approximately 260 acres of the approximately 494 acre project site (hereinafter the "Project Site"), generally identified on the project location maps provided in Exhibit A. The Site Plan for the Project is provided in Exhibit B giving the current anticipated layout of the project facilities. Minor adjustments to the Site Plan are anticipated to be required upon completion of the final engineering design and permitting of the Project. A boundary survey and legal description of the Property is provided in Exhibit C along with a boundary survey and legal description for the area to be annexed pursuant to the voluntary Petition for Annexation described in item f below. Useful boundary and plat maps are provided in Exhibit D. b. General Location of Property: The project site is located approximately five miles northeast of downtown Waterloo, between Elk Run Road and Raymond Road, and between Newell Street and Donald Street. The northeast corner of the Project Site is adjacent to the community of Dewar. Project Location Maps are provided in Exhibit A. c. Dimension of Proposed Zoning Boundary(Excluding Right of Way): See survey and legal description in Exhibit C. d. Area of Proposed Zoning Boundary(Excluding Right of Way): Approximately 260 acres including existing railroad right-of-way(see survey and legal description in Exhibit C). e. Current Zoning District: "A-1"Agricultural Requested Zoning District: "M-2,P" Planned Industrial f. Reason(s) for rezoning and proposed use(s) of property: A coincident voluntary Petition for Annexation has been filed with the City. Upon annexation into the City, rezoning of the property is requested for the construction, operation and maintenance of an electric generation plant and its associated accessory uses. A portion of the site will be subject to planned industrial use. The remainder of the site will remain available for agricultural production, recreation, green space and conservation practices. See Site Plan in Exhibit B. See conceptual site development plan in Exhibit E for planned use of excess buffer land. g. Conditions (if any) agreed to: As codified in the Development Agreement between the Applicant and City of Waterloo dated May 7, 2007, pursuant to City of Waterloo Resolution No. 2007-333 adopted May 7, 2007, Applicant has agreed to certain conditions related to direct funding support for certain social programs and initiatives, upgrades to required infrastructure such as Newell Street and pipelines, and mitigations to local transportation impacts. h. Other pertinent information: See attached Supplemental Information Page 7 of 8 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning 3. SIGNATURES Applicant: Elk Run Energy Associates, LLC, a Delaware limited liability company By: P ul G. Thessen Vice President j Date: .3//zf Q g Owner(s) of Record: Merle Bell Jeanne Mae Oldenburger Date: Date: Douglas Miller Lois K. Rieger Date: Date: Debra Miller Marvena Ryan Date: Date: Marlene Pearl Miller Date: Darrel Oldenburger Date: Page 8 of 8 City of waterloo Planning.Programming.and Zoning Commission Application for Rezoning 3. SIGNATURES Applicant: Elk Run Energy Associates,LLC, a Delaware limited liability company By: Paul G. Thessen Vice President Date: Owner(s)of Record: Merle Bell Jeanne Mae Oldenburger Date: . Date: Douglas Miller Lois K. Rieger Date: Date: Debra Miller Marvena Ryan Date: Date: Marlene Pearl Miller Date: Darrel Oldenburger Date: Page 8 of 8 City of Waterloo Planning.Programming,and Zoning Commission Application for Re2oning 3. SIGNATURES Applicant: Elk Run Energy Associates, LLC, a Delaware limited liability company By: Paul G. Thessen Vice President Date: Owner(s) of Record: Merle Bell Jeanne Mae Oldenburger Date: Date: Dot glas a tI ler Lois K. Rieger Date: / & - v Date: Debra Miller //11 Mary na Ryan Date: / U .. } Date: ��-Z�- ��"_______ Marlene Pearl Miller Date: / ry' Darrel Oldenburger Date: Page 8of8 City of waterloo Planning.Progratnmin .and Zonin?Commission A poi ieotiOn for Rezoning 3. SIGNATURES Applicant: Elk Run Energy Associates, LLC, a Delaware limited liability company By: Paul G. Thessen Vice President Date: Owner(s) of Record: 0.‘AAA-,t-Y11 Merle Bell eanne Mae Oldenburger, Date: ate: Douglas Miller Lois K. Rieger _.._ Date: Date: Debra Miller Marvena Ryan Date: Date: Marlene Pearl Miller Date: C12 Darrel Oldenburger Date:._. 2—09- Page 8 of 8 3. SIGNATURES Applicant: Elk Run Energy Associates, LLC, a Delaware limited liability company By: Paul G. Thessen Vice President Date: Owner(s) of Record: Merle Bell Date: Jeanne Mae Oldenburger Date: Douglas Miller Date: • Lois'K.. 'egPr /, Date:: % aoe.s--' Debra Miller Date: Marvena Ryan Date: Marlene Pearl Miller Date: Darrel Oldenburger Dare: City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information PROJECT DESCRIPTION The Elk Run Energy Station ("ERES" or "Project") will be a modern, 750 megawatt ("MW") coal-fired electric generation facility. It will incorporate advanced emission control technologies to produce electricity in an environmentally responsible manner. Power produced by the Project will be sold under long term contracts to local and regional electric utilities, municipalities, and/or electric cooperatives. ERES represents more than $1 billion in capital investment and will have a remarkable impact on the local and regional economy. The construction is targeted to begin in 2009, with commercial operations projected to begin in 2013. The ERES will have a significant impact on the local and regional economy related to job creation, tax revenue, and induced economic impacts, with very little burden on local infrastructure and services. In response to this landmark project, several key Cedar Valley entities have passed resolutions of support for the ERES. Furthermore, the Resale Power Group of Iowa ("RPGI"), an association of twenty-nine electric utilities, issued a letter of support for the Project, clearly outlining the benefits and significance of ERES for RPGI's members and Iowa electric energy markets. These resolutions and the letter of support are provided in Exhibit I herein. Project Location The project site is located approximately five miles northeast of downtown Waterloo, between Elk Run Road and Raymond Road, and between Newell Street and Donald Street. It is comprised of approximately 494 acres of land generally bound by Newell Street on the south and Raymond Road on the east. The property is crossed by a 100-foot ROW owned and maintained by the Union Pacific Railroad. The project site is currently located about '/ mile east of the Waterloo corporate boundary. Applicant has filed a petition for annexation in parallel with this rezoning request, which if granted would annex approximately 348 acres into the City of Waterloo with a zoning classification of"A-1"Agricultural District. Project Design The project is being developed to accommodate a single power generation unit of up to approximately 750 MW in net capacity burning primarily low sulfur Powder River Basin (PRB) coal with the ability to blend in low sulfur bituminous coal and up to 10%biomass sources such as switchgrass, prairie grasses, corn stover, and/or Dried Distillers Grain (DDG). Combustion design will include flexibility to burn anaerobic digester waste gas from a nearby source if it becomes available. The final capacity of the ERES will be determined as development of the project progresses. The facility design includes major components such as the electric generating units with associated systems and equipment, fuel handling and storage systems, water supply and discharge systems, and the electrical interconnection facilities. Some of the major components are described below. Generating Unit A generating unit is comprised of a boiler, steam turbine, electric generator, condenser, cooling tower, air pollution control equipment and an exhaust stack. Pulverized coal is burned in the Page 1 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information boiler to create heat that converts water to steam. The coal is conveyed from the coal supply area to the boiler area where it is pulverized into a fine powder. The pulverized coal is injected into the boiler where it is burned to generate heat. Good combustion techniques along with the use of low nitrogen oxides ("NOX") producing burners with over-fire air technology will b.e used to minimize fuel consumption and minimize the production of air emissions during the combustion process. Furthermore, a supercritical steam design (which means a higher steam pressure) adds additional efficiency which reduces fuel consumption and emissions including greenhouse gases, namely carbon dioxide ("CO2"). During start-up of the boiler, natural gas or ultra low sulfur fuel oil (diesel fuel) will be burned until the temperature in the boiler is hot enough to burn coal only. Once the plant is operating on coal, supplemental biomass fuels may be injected to reduce the quantity of low sulfur coal resulting in even lower emissions and net reductions in CO2. The heat created by burning the coal is used to convert water into steam within walls of tubes in the boiler. Steam from the boiler passes through the steam turbine which turns the blades of the turbine. The turbine blades are attached to a rotor which is coupled to an electric generator rotor. The generator rotor spins through an electromagnetic field inducing an electric current. The electricity produced is exported to the electric grid via a transmission line interconnection after passing through transformers which step up the voltage to the grid voltage. The electricity produced is then delivered to homes and businesses by retail electric service providers who purchase the power on a wholesale basis from ERES. A process flow diagram is shown in below. --- Pulverized Coal-Fired Boiler The exhaust gases created by the combustion process are cleaned Coal will be combusted in the boiler to heat water t' by routing them through various air emissions control equipment to produce steam.A highly efficeint boiler,along prior to being exhausted through the stack. with good combustion techniques, low NOx , e Exhaust Stack ., burners and overfire air,will be used to minimize the creation of au emissions during the .r,,... Halogenated Activated Carbon Injection combustion process. The injection of halogenated activated carbon reduces Coal Supply -. Selective Catalytic gamercryM eemrusiryo ncsh emby imiyn gb inthdes ctoa rbo then tretthede ecah bauosnt Reduction(SCR) Coal will be removed from the coal The SCR reduces nitrogen oxide which is subsequently captured by the fabncfiher. storage areas on an as needed basis to emissions by injecting ammonia (, be fed to the boiler. into the exhaust stream ''"' Spray Dryer Absorber upstream of a catalyst.This (dry scrubber) creates a chemical reaction F - The dry scrubber reduces sulfur x causing the nitrogen oxides to dioxide emissions by placing the be reduced and form molecular exhaust gases m contact with a lime 3 • nitrogen and water vapor. ' slurry. This process'scrubs the sulfur dioxide emissions from the - ,. exhaust stream. ... I 1 ,5 w F N 1 l EVAPORATION Fabric Filter a III hx ' '#`''� -z Y'r+5 Ts,:41.:`s y The fabric filter reduces r 'w.�va"r a r the particulate th emissions exhaust f i . '- � 'ta ` by passing the exhaust ,. �. �� s, yy.,.y gases through a number ,ep ms,,, n 'ii 4 of filtering elements Cooling Process Conlin towers will be used to reject the heat remaining (bags)along with a bag z•� 9 ) ng in the steam �► {' t ,w �p.�. y after it flows through the steam turbine - cleaning system by circulating cooling water �F �"' y "� back and forth from the condenser to the cooling towers.The s ".', ` �.>t iz h - / -- condensed steam will be recycled back to the boiler from the i .�"r ''s�s"`�s -r`"i{ Ir$ ~ " condenser to produce additional steam. , .. ( "`s7. -, ELECTRICITY _-�•'y TO GRID Page 2 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Steam Cycle Water for the steam cycle and other miscellaneous uses will be supplied from available fresh water from the local Water Works. It will be further purified by dedicated on-site water treatment equipment and fed into the steam cycle as needed to makeup for any losses to the system. Boiler feedwater pumps circulate water through tubes in the boiler walls. As the water passes through the boiler it is converted to steam which is piped to the steam turbine and injected. After the steam has been condensed into water, condensate pumps are used to feed the water back through preheaters and to the boiler feedwater pumps for reuse in the steam cycle. Cooling System After steam has passed through the steam turbine it is directed to a condenser which converts the steam back into water so that it can be pumped into the boiler to create more steam. Cooling water is circulated in a closed cycle between the condenser and a cooling tower to remove the heat from the condenser. The cooling water source will be treated WWTP effluent. ERES will further treat the effluent before using it in the cooling water system. The majority of the cooling water will be evaporated to the atmosphere by the cooling tower after cycling through the condenser. A smaller quantity of wastewater from the cooling tower and boiler will be returned to the Cedar River. Water Supply/Discharge Systems The project will require up to approximately 12 to 15 million gallons of water per day for use in cooling, steam cycle operation, emissions control, general service water, and potable water. For the facility cooling needs Applicant is planning to use available effluent from the City's wastewater treatment plant (WWTP), which is currently being treated and discharged into the Cedar River. Rather than discharging to the river, the effluent will be transported via an underground pipeline to the Project site and treated for re-use. The pipeline is expected to parallel the existing Satellite Interceptor Sewer line. During times of low flow at the WWTP, the effluent will be supplemented by mixing in fresh groundwater from the local Water Works to meet the cooling and steam cycle needs of the facility. Potable water requirements will be met by purchases from the Water Works through a direct pipeline connection in the vicinity of Elk Run Road. The Water Works has confirmed the availability of excess capacity to support the fresh water needs of the Project. Pursuant to the Development Agreement dated May 7, 2007, between EREA and the City, the parties will negotiate a definitive agreement for supply of effluent supplemented by fresh water as required. The Project's use of effluent from the City's wastewater treatment facility provides two primary environmental benefits. First, the environmental impact of the effluent discharge is reduced, since the Project will treat the effluent prior to its use and ultimate discharge from the facility will contain less mass of contaminants compared to the current permitted discharge. Second, the Project will be recycling water for beneficial use, conserving natural resources for the majority of plant water needs instead of relying upon fresh groundwater or surface water withdrawals. Raw water supplied to the facility will be treated as necessary for the various plant usages. The treatment equipment may include,but is not limited to, clarifiers, filters, reverse osmosis systems and demineralizers. Many of the treatment processes will require the use of chemicals or other additives. As such, various acids, caustics and other additives will be stored at the site for use in Page 3 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information these treatment processes. Untreated and/or treated water may be stored at the site in either tanks or ponds for facility use. Wastewater generated at the facility may be recycled as cooling water to minimize water consumption and to improve the quality of discharged water. The majority of the water used by the facility is for cooling purposes. However, water is also used in the steam cycle, in the air pollution control equipment, for dust control and for other miscellaneous plant uses. Most of the water is evaporated by the cooling tower or consumed by the facility, however about 15 to 20% of the water is not consumed and will be returned to the Cedar River via an underground pipeline to a permitted discharge location subject to a national pollution discharge elimination system ("NPDES") permit issued by Iowa DNR. The permit will include limits on the temperature and other constituents of the wastewater, as well as various monitoring measures to demonstrate compliance. These limits will ensure the protection of the river water quality and compliance with the Clean Water Act. Prior to discharge of any wastewater to the river, it will be treated as necessary in accordance with permit requirements. These treatment processes may include, but are not limited to heat exchangers, neutralization systems, clarifiers, settling basins and oily water separators. These treatment processes may require chemicals and additives similar to the on-site water treatment facilities, and the use of such chemicals will be regulated by permit. Sanitary wastewater from the facility will be disposed of through a connection to existing sewer facilities in the vicinity of Elk Run Road. Electrical Transmission The Project is located approximately five miles south of the Blackhawk — Hazleton 161 kilovolt ("kV") transmission line which is jointly owned by MidAmerican Energy Company ("MEC") and ITC Holdings Corp ("ITC"). A point of interconnection has been identified approximately seven miles northeast of the Project site (see Exhibit A) where ownership of the line changes from MEC to ITC. A new 345 kV electrical switchyard/substation will be built at that location to interconnect the Project to both the ITC/Midwest Independent System Operator ("MISO") transmission system and the MEC transmission system. Applicant proposes to construct a new 345 kV transmission line from the Project to the new 345 kV switchyard/substation. Formal interconnection requests have been filed with MISO and MEC, and studies are underway to determine the impacts to the existing system and to identify any required upgrades to accommodate the new generator interconnection. Real estate negotiations for private easements between the plant site and substation site are underway. Fuel Supply Coal The primary fuel for the Project will be low sulfur sub-bituminous Powder River Basin (PRB) coal which originates from Wyoming or Montana. Coal will be delivered to the facility by rail. Several potential rail providers are being considered for the service, each providing a competing transportation option for PRB coal delivery out of Wyoming. The Project has direct access to the Union Pacific. In addition, the Project has close access to supply from Burlington Northern Santa Fe Railway (BNSF) via Canadian National Railway (CN). Dakota, Minnesota & Eastern Railway (DM&E), which was recently acquired by Canadian Pacific Railway, is another potential alternative access to BNSF, pending completion of its proposed expansion to the Powder River Basin via Iowa Northern Railroad or CN. Page 4 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information The coal trains would be approximately 7,750 feet in length, assuming 135 cars and 3 to 4 locomotives. The number of cars could range from 110 to 150 cars. A new single or double rail loop will be built on the project site to accommodate the coal deliveries and keep the mainline clear. Once the train is on-site each car will pass through a covered unloading station where the coal is unloaded into a below-grade hopper. Coal is transferred from the unloading station by conveyors and is routed to either active or inactive coal storage piles. The active storage will receive coal deliveries and supply coal to the boiler. The long term inactive storage pile will provide contingency in the event of train delivery delays. At the coal storage piles the coal will be handled by using stacker systems,bulldozers, reclaimers or similar equipment. Coal is removed from the coal storage areas on an as needed basis to be fed to the boiler. Prior to being fed into the boiler, coal will pass through various preparation equipment, generally consisting of crushers and pulverizers. Depending on the final size and the operational requirements of the facility, the ERES is expected to burn approximately three million tons of coal each year which requires about 3.5 trainloads of coal each week. Biomass The facility will be designed and permitted to supplement the coal supply with biomass fuels which will reduce total emissions including greenhouse gases. The selection of the actual type and amount of renewable fuel source used at the ERES will be based on further engineering and economic studies to be conducted by Applicant. The intent is to identify and utilize a locally grown fuel supply. Potential supplemental biomass sources may include switchgrass, prairie grass mixes, corn stover, and dried distillers grain (DDG), a by-product of Iowa-based ethanol projects. Other fuels are also being analyzed for compatibility with pulverized coal combustion technology. Some of these fuel sources have the potential to make marginal land more productive, improve wildlife habitat and soil stability, and provide area farmers with an additional source of income. Upon achievement of financing for the Project, Applicant has committed $400,000 for biomass research to the University of Northern Iowa to help identify an economically viable biomass solution. Biomass will be delivered to the facility by rail or covered trucks and will be stored in silos. The biomass trucks will be covered or the biomass will be treated with water thereby minimizing dust emissions. Natural Gas The facility may use natural gas as start-up fuel for the main boiler. In addition, natural gas may be used to fuel an auxiliary boiler, which aids in start-up of the main power boiler. Natural gas would be delivered to the Project site from an existing supply pipeline in the area. Diesel Fuel/Gasoline Ultra low sulfur fuel oil (diesel fuel) may be used as a start-up fuel for the main boiler. In addition, diesel fuel may be used to fuel an auxiliary boiler which aids in startup of the main boiler, emergency firewater pump, emergency generator, and for on-site vehicles. Diesel fuel will be stored in above ground tanks. Gasoline may also be stored on-site in above ground tanks for use in the facility's vehicles. Page 5 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Waste Methane The City operates an anaerobic lagoon in northeastern Waterloo which produces methane gas. The City has entered into an agreement with a third-party which currently holds the rights to purchase and use the waste methane gas. In the Development Agreement dated May 7, 2007, the City agreed to offer EREA the rights to the waste gas upon termination of the third-party agreement. In return, EREA committed to exploring the use of the waste gas in the Project as a renewable energy component. Exhaust Gas/Air Emissions Control Exhaust gases created from burning coal in the boiler are ducted through modern emissions control technologies to minimize air emissions from the plant. Once the exhaust gases have been cleaned by these control technologies, they are exhausted to the atmosphere through an exhaust stack approximately 500 feet above ground level. The waste streams collected by these control technologies include coal combustion by-products and scrubber by-products. These by-products will be transported by enclosed trucks to local quarries to be used as beneficial fill material. The facility will be equipped with a minimum of the following post-combustion air emission control technologies: a selective catalytic reduction ("SCR") system, fabric filters (also known as baghouses), a flue gas desulfurization ("FGD") system (also known as a scrubber), and an activated carbon injection("ACI") system. NOX emissions are byproducts of the high-temperature combustion process in the boiler. The emissions will be reduced by the use of low-NOX burners with over-fire air and use of SCR controls. The SCR system works by injecting ammonia into the exhaust upstream of a catalyst. A chemical reaction takes place causing nitrogen oxides emissions to be reduced by converting the nitrogen oxide into molecular nitrogen and water. Ammonia will be delivered to the facility by rail or truck and will be stored in above ground tanks. The exhaust gases are also routed through fabric filters, which filter the particulate matter from the exhaust stream. The particulate matter is collected from the bags and requires disposal. The fabric filters remove more than 99% of the particulate matter in the exhaust gases. Sulfur dioxide emissions created during coal combustion will be minimized by burning low sulfur coal and by employing the FGD system. The FGD system sprays a lime mixture into the exhaust gas stream to scrubs sulfur dioxide emission from the gas stream. It is expected that the scrubber will remove greater than 90% of the sulfur dioxide emissions from the exhaust gases. As a result of this removal process, scrubber waste is produced which is collected, processed, and temporarily stored as a commingled waste stream with the fly ash before being removed for permanent disposal. Trace amounts of mercury are naturally occurring in the coal and are released into the exhaust gas during combustion. The ACI system is newer technology which, in combination with the other control technologies mentioned above, removes more than 90% of the mercury from the exhaust gas stream. Activated carbon will be delivered to the facility by truck and will be stored in silos. This removal technology will meet or exceed all federal standards for mercury. Page 6 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Coal Combustion Byproducts The combustion of coal and the use of the modern air emission control technologies result in the production of non-hazardous solid wastes. These solid wastes primarily include bottom ash, economizer ash, fly ash, scrubber wastes and coal rejects. Bottom ash is formed from the impurities in the coal that will not burn in the boiler. Bottom ash is heavy and settles to the bottom of the boiler for collection. The bottom ash will be stored in temporary storage areas near the facility's boiler before being removed for disposal. While some of the ash in the coal settles out as bottom ash, most of the ash that is in the coal is very fine such that after the combustion process in the boiler the ash is carried off in the exhaust gases. Some of this ash is collected in the economizer portion of the boiler. The rest of the ash in the exhaust stream continues until it passes through the fabric filters. Here the exhaust gases pass through rows of filters or "bags" and the bags collect in excess of 99% of the ash. The fly ash is collected and temporarily stored in silos before being removed for disposal. Coal combustion by-products are non-hazardous and can safely be used as beneficial fill material in local quarries. This disposal method reduces the acreage required for the plant and provides an economic and safe way to reclaim large quarries. The reclaimed quarries could then be put to beneficial use such as agriculture production, a community park or wildlife reserve. This re-use method significantly reduces the total land take because an onsite landfill is not required which allows for more buffer acreage around the plant site that can be used for agriculture, recreation and a proposed conservation demonstration site. Applicant is planning to use the coal combustion by-products for reclamation of a nearby quarry that is owned and operated by BMC Aggregates. This reclamation process is consistent with the current reclamation activity at the quarry using coal-combustion by-products from several industrial and university facilities in Iowa. BMC and Applicant have established a Letter of Intent for the reclamation plan. Any reclamation practice will be performed in accordance with IDNR permits and regulations. Details of the quarry location and related hauling considerations are discussed in detail in the Transportation Study provided in Exhibit H. Lime Lime is used in the scrubber to aid in the removal of sulfur dioxide and other acid gases from the exhaust gases resulting in a scrubber byproduct. Lime will be delivered to the facility by rail or truck for use in the facility's scrubber technologies. The lime will be stored in silos. Scrubber wastes are formed by the FGD system and collected, processed and temporarily stored before being removed for disposal with the coal combustion by-products. Details of the hauling frequency and routes are provided in the Transportation Study provided in Exhibit H. Plant Components The list provided below is a sampling of the types of equipment and structures that may be installed as part of the facility. The list is not all-inclusive, nor is it intended to be limiting in terms of actual equipment and structures that may be installed or a requirement to install any of the equipment or structures listed. Page 7 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information • Pulverizers • Water/Wastewater Pipelines • Pulverized Coal-Fired Boiler • Water/Wastewater Treatment Equipment • Selective Catalytic Reduction(SCR) • Chemical Feed Systems systems • Water Storage Tanks and/or Ponds • Flue Gas Desulfurization (FGD or • Auxiliary Boiler scrubber) systems • Ammonia Systems • Scrubber Building • Lime Unloading Station • Activated Carbon Injection Systems • Lime Silos and Piping • Fabric Filters (baghouses) • Biomass Storage Area • Exhaust Stack • Biomass Processing Facilities • Continuous Emission Monitoring • Emergency Diesel Generator Systems (CEMS) • Diesel Fuel Storage Tanks • Steam Turbines • Gasoline Storage Tanks • Condensers • Stormwater Facilities • Cooling Tower • Fire Protection Systems • Electric Generators • Emergency Diesel Firewater Pump • Step-up Transformers • Service Roads • Electric Substation/Switchyard • Administration Building Equipment • Maintenance Building • Electric Transmission Lines • Warehouse • Primary Air Fans • Guardhouse • Induced Draft Fans • Security Fencing • Forced Draft Fans • Solid Disposal Facility • Boiler Feedwater Pumps, Condensate • Fly Ash Silos Pumps • Bottom Ash Storage Areas • Circulating Water Pumps • Scrubber Waste Storage Area • Circulating Water Chemical • Scrubber Waste Preparation Building Feed\Electrical Building • Air Heaters • Deaerators • Feedwater Heaters • Miscellaneous Pumps and Fans • Electrical Control Systems • Various Electrical Buildings • Rail Tracks • Thaw Shed • Coal Unloading Station • Coal Storage Areas • Coal Stackers • Coal Reclaimers • Coal Conveyors • Coal Transfer Building --. • Crusher House • Coal Silos Page 8 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Below is an artist's rendering of a typical facility which is similar in size and technology to the proposed ERES. ='-'1 1 lltail ".-_. '\ Project Schedule The Applicant has made substantial progress on the development/permitting of the Project. Throughout 2008, required permits and approvals will be sought in parallel with the continued marketing of the project output. Applicant expects to complete the development and permitting of the Project in early 2009. Construction will then commence and commercial operation is projected to begin in 2013. Page 9 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information PROJECT IMPACTS Land Use The conceptual site plan shown in Exhibit E intends to combine industrial, agricultural, recreational, green space and conservation land use through strategic planning and conservation best management practices. Applicant plans to make excess buffer land surrounding the power facility available to continue crop and livestock production. Additional plans include enhancements to the use of the site by adding recreational components, which will be easily accessible to employees and neighbors including the residents of Dewar and the entire Cedar Valley. Applicant has been working with the Natural Resources Conservation Service ("NRCS") of the United States Department of Agriculture ("USDA") to employ conservation best management practices to enhance the use and protection of natural resources on the site as well as develop a potential Conservation Demonstration Site for the local Soil and Water Conservation District ("SWCD"). Shaffer Ridgeway, District Conservationist for the Black Hawk County NRCS office commented, "A comprehensive approach to conservation allows for many facets of environmental protection that may not be possible through implementing practices one at a time. It is the hope of the SWCD to use the area as a showcase to farmers and landowners from throughout Iowa and the farm belt region on how agricultural, industrial and urban conservation best management practices can co- exist." The conceptual site plan includes features such as wetlands restoration to manage water levels and enhance habitat, living windbreaks and snow fences that will help control erosion and protect crops and livestock, grazing and crop rotation to promote sustainable land use, and other best management practices which are identified in Exhibit E. In addition, a primary focus of the site is native prairie restoration for both vegetative and wildlife native habitat. The fostering of native prairie and native hardwoods in conjunction with agriculture and industrial use will provide an outdoor learning experience for visitors to the site. Recreational plans include a multi-use recreational trail on the site, along with a financial grant to the City for connecting to existing trails or other possible recreational improvements in the City. The trail provides a future opportunity to connect Dewar to the existing Martin Luther King trail and the Cedar Valley trails network. The trail offers exercise opportunities as well as recreational and educational viewing of wildlife and natural vegetation. Other planned recreational features for the site include a 13-acre fishing pond and picnic areas. The conceptual site plan has received the endorsement of the Waterloo Leisure Services Commission. Applicant will work with state and federal agencies as well as other organizations interested in the conservation and recreational aspects of the site plan to implement the proposed practices. The conceptual site plan provided herein is conceptual in nature and subject to modification. Final design and implementation decisions may depend upon a Page 10 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Transportation Earth Tech, a local transportation consultant, has conducted a transportation study that assessed the impact of the Project on the transportation system in the City of Waterloo and Waterloo metropolitan area. This transportation study focused on analysis of traffic operations during the construction and operational phase of the Project, including the impacts of additional vehicular and rail traffic. In order to realistically characterize the level of impact, the anticipated traffic operations during and after construction of the Project are compared to existing conditions. The study assessed the impacts and recommended mitigation measures. The complete study is provided in Exhibit F. During the 4-year construction period, the Project will employ a varying number of construction workers, with a peak of 1,200 employees. Construction employees and materials will have access to the Project Site from multiple connecting streets and roadways. The study does not anticipate traffic capacity problems during the construction phase. The operation phase of the facility will create three different traffic components: employee traffic, transport of Coal Combustion By-Products (CCBs) and delivery of coal via by rail. During the operation phase there will be approximately 100 fulltime employees. This level of traffic will not create a significant impact to the existing traffic or street system. The transportation of CCB will involve approximately 33 trucks per day, going from the Project site to the quarry south of Waterloo. The study evaluated eight potential routes. The recommended route is currently used as a truck route, and primarily utilizes highways, where possible. This recommended route does not pass through downtown Waterloo, nor does it use residential streets west of Elk Run Road. The study does not anticipate capacity problems along the recommended route. The coal, as the primary fuel used, will be delivered to the Project site by rail. It is estimated that one train in and out will be required for the Project operation about every other day, resulting in about 3.5 deliveries per week. Several potential rail lines may compete for this service. The proposed coal trains would be approximately 7,550 feet long. It would require approximately 9 minutes to cross each railroad crossing, and the trains are expected to continue moving through crossings without stopping. The additional rail traffic would slightly increase the frequency of delays and blocked crossings. However, the impact would be minimal in comparison to the up to eight trains per day already passing through Waterloo on various lines. The impact is also highly dependant on the selected route and times of use. The study recommended several mitigation measures to partially offset the impacts of Project on transportation. The construction-related trucks would be prohibited entering from Newell Street west of Elk Run Road and other residential streets. The CCBs truck traffic going to the south Waterloo quarry would be routed as directly as possible onto U.S. 20, Iowa 21 and U.S. 218; it would avoid Dysart Road and downtown Waterloo. The trucks would be enclosed in order to prevent dispersion and spillage of the CCBs. The coal trains would be routed through Waterloo on routes not requiring stopping or Page 12 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Economic Impacts In November 2006, the Greater Cedar Valley Alliance commissioned an independent study to evaluate the economic impacts of the proposed $1.3 billion ERES on the Cedar Valley Region. The study was conducted by an associate scientist in economics and adjunct assistant professor in community and regional planning at Iowa State University. The purpose of the study was to identify the potential regional direct, indirect, and induced economic effects in the three-county region representing the Waterloo/Cedar Falls Metropolitan Statistical Area (MSA). The MSA consists of Grundy, Bremer, and Black Hawk Counties. The scope of the study included two facets: 1) the short-term impact during the four-year construction period of the facility, and 2) the long-term impact during the operational years of the facility. These local impacts are a result of direct labor costs, purchases of goods and services, operation and maintenance costs of the facility, and the related effects which are induced when workers spend their paychecks. The construction and material costs have increased since the study was conducted. Capital investment and economic impact estimates are expected to be higher than estimated in the study. The scope of the study did not include economic impacts realized outside of the MSA which will also be beneficial to the State. It also did not include the significant financial transactions related to the sale/purchase of electricity whether inside or outside the MSA, nor the impacts of fuel purchases and fuel transportation which together are expected to be the largest operational cost of the proposed facility. The study concluded that the four-year construction period would result in significant short-term effects which could sustain directly and indirectly as many as 1,526 jobs in the region annually. The total local economic stimulus of the project during the construction period is estimated at $271 million in 2006 dollars. The overall expected labor income to the local study region during construction is $210 million in 2006 dollars. For the operational period of the facility, which is expected to be at least 40 years, the economic stimulus for the local region is estimated at $25.8 million per year in 2006 dollars, not including impacts from electricity sales and fuel purchases. The expected labor income associated with the plant is estimated at $17.4 million per year in 2006 dollars. The corresponding long-term impact to the local employment is 331 direct and indirect jobs each year. In addition to the impact results, tax payments to local jurisdictions are estimated at over$2 million per year. The independent ISU study confirmed that both the construction impact and the operational impact of the proposed 750 megawatt ERES would provide an incredible boost to the Waterloo/Cedar Falls MSA. A media release from the Greater Cedar Valley Alliance announcing the results of the report is provided in Exhibit G along with the complete ISU study. Page 14 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information The following table contains an estimated breakout of the annual replacement generation tax revenues which would be assessed on the Project in lieu of property tax pursuant to Iowa Code 437A.6. Estimated Replacement Tax 1'2 City of Waterloo3 $851,363 Dunkerton Schools $641,688 Black Hawk County $338,148 Hawkeye Community College $47,418 Assessor/Appraiser $13,697 Agricultural Extension $1,906 State $178 State Property Tax Relief Fund $1,259,202 Total $3,153,600 Notes: 1. 750 MW facility operating at an 80%capacity factor 2. Based on 2006 tax rates 3. Assumes annexation into the City of Waterloo Page 15 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Community Impact ERES construction and operation will bring a significant economic impact to the MSA and greater region related to job creation, tax revenue, and induced economic impacts. EREA is also committed to supporting social programs and educational research in the region. The Agreement by and between the City of Waterloo and EREA identifies certain conditions agreed to by the Applicant related to direct funding support for certain social programs and initiatives, upgrades to required infrastructure such as Newell Street and pipelines, and mitigations to local transportation impacts. ERES is designed to burn up to 10% biomass. ERES is seeking opportunities to co- locate facilities which can generate bio-based products as part of Iowa's bio-economy. EREA committed $400,000 for biomass research to the University of Northern Iowa to help identify an economically viable biomass solution. EREA has committed to support for KBBG-FM 88.1 radio's newly-formed Endowment Trust Fund by pledging a total of $100,000 over a four-year construction period. The Station is reaching the Cedar Valley community through public communication, and the funds may be used at the discretion of the KBBG-FM Endowment Trust Fund Board of Directors for station support including, but not limited to, internships and enrichment opportunities for students and teachers, specialized staff training, or technology upgrades. Page 16 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Property Value An independent study was conducted by a local certified property appraiser to evaluate the effects of the Project on the surrounding real estate. The study focused on determining whether the location of the Project will have more negative effect on the value of the surrounding properties than the existing location characteristics have. The study is provided in Exhibit H, and is summarized below. The Project site is located in the vicinity of large industrial facilities: Deere & Co., Tyson Foods, Warren Transport, Eagle-Ottawa Tannery, Basic Materials Corp., Kinder Morgan Energy Partners, etc. A railroad track crosses the Project site, and the sewage treatment plant is located to the north of the site. The farmland is located primarily north and east of the site. The town of Dewar is located at the northeast corner. Some residential properties are located to the east and south. The Waterloo/Cedar Falls metro area is currently experiencing good economic conditions, which boosted new residential subdivision construction in south Waterloo and south and west Cedar Falls. However, the Project site area has not experienced a new residential development for over ten years. The current supply of the residential acreages in the Project site area exceeds current demand. The value of the farmland is related to soil type, crop suitability ratios, drainage, productivity, and the price of commodity products. Therefore, the project would not impact the value of farmland which is currently on the rise in the area. The study identifies multiple cases of existing and new residential development in the Cedar Valley Region and western Iowa that are located adjacent to the older or recently constructed power plants. The existing properties located have experienced a steady increase in value. The new developments were not affected by the proximity of the power plant. The value of residential properties located in Cedar Falls, which hosts two coal fired power plants, have increased an average of 6.5% for the last ten years. Downtown Cedar Falls is experiencing strong redevelopment, and the sales prices for the buildings have doubled in last five years. A new residential subdivision was built very close to the existing plant in Council Bluffs. In 2001 an apartment complex was constructed adjacent to the University of Northern Iowa's coal fired generation plant and later sold at a record sale price. Residential property value is affected by many economic principles. The study concluded that based on the trends in the region, locating a power plant does not negatively impact the value of the existing residential property. Furthermore, it does not affect developer decisions to plan and construct new residential subdivisions. The power plant does not impact the value of farmland which is a function of factors not related to power plant development, construction or operation. Page 17 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Environmental Compliance ERES will be developed and designed to operate in an environmentally responsible manner, meeting and exceeding all state and federal standards. First, efficient steam generation and electrical generation equipment will be used, including advanced combustion techniques and modern supercritical steam technology, to reduce fuel consumption which in turns reduces emissions including greenhouse gas emissions. In addition, the facility will be equipped with modern air emission control technologies, including low NOx burners with over-fire air, selective catalytic reduction (SCR) system to further reduce NOx, scrubber(s) to remove sulfur dioxides ("S02") and fabric filters (baghouses) to remove particulate matter. In addition, the facility will include a activated carbon injection system to remove mercury. These control technologies will make the ERES one of the cleanest coal plants ever constructed. ERES will undergo extensive regulatory oversight and evaluation by state and federal authorities including the Iowa Department of Natural Resources (IDNR), Iowa Utilities Board (IUB), U.S. Environmental Protection Agency (EPA) and U.S. Army Corps of Engineers (ACOE). The permitting process will ensure that the public will have access to all relevant information and the ability to participate and provide meaningful comment in the project development process. In addition, the plant will comply with all federal laws including the Clean Air Act, the Clean Water Act, the Historic Preservation Act, and the Threatened and Endangered Species Act. All of these environmental laws and regulations are in place to ensure the protection of human health and the natural environment. Air The facility will comply with all applicable state and federal air regulations and will require permits from the IDNR in consultation with U.S. EPA before construction may begin. The purpose of the IDNR permitting process is to ensure that a new emission source will not violate or contribute to a violation of the National Ambient Air Quality Standards (NAAQS). The NAAQS are set by the U.S. EPA at levels which are designed to protect the natural environment as well as public health and welfare with an adequate margin of safety. Through the permitting process the agency places restrictions on emission rates and specifies what air emission control technologies must be installed and maintained at the facility. The emission sources at the facility are as follows: Combustion Sources • Supercritical Pulverized Coal-Fired Boiler • Auxiliary Boiler • Emergency Diesel Generator • Emergency Diesel Firewater Pump Non-Combustion Particulate Matter Sources • Coal Unloading, Handling& Storage Systems Page 18 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information • Biomass Unloading, Handling& Storage Systems • Ash Handling, Storage, and Loadout Systems • Lime Unloading, Handling& Storage Systems • Activated Carbon Unloading and Storage Facilities • Paved Roadway Travel • Cooling Tower Liquid Fuel Storage Sources • Fuel Oil Tank • Diesel Fuel Tank • Gasoline Tank While there are a number of emission sources associated with the facility, the majority of the emissions will come from the pulverized coal boiler. However, hundreds of million of dollars will be spent on the installation of modern control technology to minimize air emissions from the pulverized coal boiler. The pulverized coal-fired boiler will be operated using good combustion practices and will be equipped with at least the following technologies: • Low NOx burners with over-fire air • Selective Catalytic Reduction(SCR) system • Flue Gas Desulfurization(FGD) system • Fabric Filters • Activated Carbon Injection The installation of these modern technologies will significantly reduce air emissions. For example, the low NOx burners with over-fire air and SCR system work to reduce over 90% of nitrogen oxide emissions when compared to uncontrolled emissions, the FGD system is expected to remove over 90% of sulfur dioxide emissions and the fabric filters will remove over 99% of particulate matter. The combination of these control technologies has also been found effective in reducing hazardous air pollutants that result from burning coal. These technologies are orders of magnitude cleaner than older coal-fired facilities which are still operating with limited emissions control technologies and lower efficiencies. A comparison of the relative estimated emissions rates is provided in the following chart. Page 19 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Elk Run Energy Station Proposed Permit Limits Compared to Actual U.S. Emissions in 1970 and 2002 5.0 4.37 ■U.S. Coal-Fired Plants- 1970 S 4.0 ■U.S. Coal-Fired Plants-2002 dm 1 o 3.0 ■*Elk Run Energy Station = w '� e I `m flill- 20 ; E a . W 1.08 a 1.0 0.41 s.-. 0.07 0.02 0.012 01 0.0 SO2 NOx P M 10`* Proposed Permit Limit "Flt erable PM,o Even though the pulverized coal-fired boiler will account for the majority of the emissions from the Project, the other sources will also be regulated through the air permitting process. The following is the anticipated list of controls planned to be installed to minimize these emissions from these sources: Source Planned Emission Controls Auxiliary Boiler Low NOx burners, flue gas recirculation, use of ultra low sulfur distillate fuel, good combustion practice Emergency Diesel Generator Limited operation, combustion controls, ultra low sulfur distillate fuel Emergency Diesel Firewater Limited operation, combustion controls, ultra low Pump sulfur distillate fuel Fuel Storage Tanks Fixed roof vents, conservation vent valves Cooling Tower Drift eliminators Coal Unloading and Handling Various controls at different locations, including enclosures, water sprays, fabric filter baghouses,best management practices Coal Piles Water sprays and/or surfactants (crusting agents) Biomass Unloading, Handling Various controls at different locations, may include & Storage Systems enclosures, water sprays, dust suppressants and baghouses,best management practices Lime and Activated Carbon Fabric filter baghouses Unloading, Handling& Storage Systems Page 20 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Source Planned Emission Controls Ash Handling, Storage, and Material conditioning, fabric filter baghouses Loadout Systems Road Travel Paving for all roads, water sprays and/or street sweeping as needed The table above lists the stringent controls that will be implemented to minimize dust emissions from the facility. Coal railcar unloading activities will be housed inside an enclosure to minimize the potential for fugitive dust formation. Any dust that forms inside the enclosure will be vented through a fabric filter baghouse to minimize emissions to the outside air. Water sprays will be maintained on the active areas of the coal piles to prevent dust emissions from the piles. Additionally, inactive areas of the coal piles will be treated with surface sealants that will bind to the top layer of the coal, thus preventing dust particles from becoming airborne. Lime handling and storage activities will be vented to a fabric filter baghouse to minimize the amount of dust released to the outside air. Fly ash generated at the facility will be treated with water to maintain a high moisture content (and thus low potential for dust) during transport for storage or beneficial reuse. Handling of dry fly ash inside the plant will be vented to a fabric filter baghouse to minimize dust emissions. Finally, all facility roads will be paved. Road paving will dramatically reduce the potential for dust from truck travel. To further minimize dust emissions, the paved roads will be treated with water sprays and/or sweeping as needed. All of these measures will serve to reduce the potential for dust emissions, thus ensuring the facility will not be a source of nuisance dust. As can be seen, numerous control technologies will be incorporated in the Project's design and operation to minimize air emissions. In addition, the air permitting process requires that the controlled air emissions from the facility be modeled to confirm that the Project will meet or exceed the standards established to protect air quality criteria. Continuous emission monitoring systems will be required to monitor certain pollutants to ensure compliance with the facility's air permit. The facility will be required to record emissions measured by the monitoring systems and report the results to the state of Iowa and to EPA. Wastewater/Stormwater/Sanitary Waste The Project will use available effluent from the City's WWTP, which is currently being treated and discharged into the Cedar River. The WWTP effluent will be used for the facility's process water needs. Potable water supply will be obtained by connecting into the local water authority's system. The raw WWTP effluent will be treated to the necessary quality for use in the facility's cooling tower blowdown, emission control systems and other miscellaneous plant uses. Approximately 80% of the incoming water is evaporated or consumed by these uses. The remaining water, or wastewater, will be returned back to the Cedar River via an underground pipeline. The bulk of the wastewater is cooling tower blowdown, with the remainder being made up of low volume sources such as water treatment waste streams, Page 21 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information boiler blowdown and miscellaneous uses. The discharge of the wastewater will be regulated under a permit issued by the IDNR. The permit will include limits on the temperature and other constituents of the wastewater, as well as various monitoring measures to demonstrate compliance. These limits will ensure the protection of the river water quality. The Project will connect to the local sewage system for the disposal of sanitary wastewater. Stormwater pollution prevention plans will be developed for both the construction and operation of the facility. Generally, stormwater will be managed to minimize erosion, run-off and to prevent stormwater from being polluted by from potential contaminants. Any stormwater that has the potential to be contaminated will be captured and treated as necessary so that it can be discharged in accordance with the applicable permit. One example of this is stormwater that comes into contact with the coal pile, which will be collected and treated for the removal of solids before being discharged. Other stormwater around the Project site area will be directed to drainages and routed to detention ponds for natural evaporation. This in conjunction with the conservation land use plans, will result in a net decrease in the runoff discharged from the site during heavy precipitation events. Solid Waste Coal combustion by-products are non-hazardous and can safely be used as beneficial fill material in local quarries by permit from the IDNR. This disposal method reduces the acreage required for the plant and provides an economic and safe way to reclaim large quarries. The reclaimed quarries could then be put to beneficial use such as agriculture production, community park or wildlife reserve. Also, this disposal method allows for more buffer acreage around the plant site that can be used for agriculture, recreation and wildlife preservation. Noise The facility will be located on an approximately 494-acre site in an area in the vicinity of an existing industrial area as well as several residences. The zoning boundary and facility design will incorporate large setback distances from the property lines for plant equipment and will incorporate natural vegetation screening in these buffer areas to minimize off-site noise from operation of the facility. The plant will be designed with noise mitigation measures as appropriate to ensure noise levels around rotating equipment and at the project boundary are consistent with OSHA requirements and good utility practice to ensure the safety of employees and the public. Normal audible noise levels at the plant boundary are expected to be similar in magnitude to a quiet face-to- face conversation or lower. Safety Systems &Programs In addition, to the extensive environmental permitting requirements that the Project will comply with, the facility will also be equipped with various safety and fire prevention/suppression systems. Examples of these systems include, on-site firewater loop, dedicated water storage for firefighting, foam suppression systems and spill- containment dikes around chemical storage areas and fuel tanks. Employees working at Page 22 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information the facility will also have extensive training in safety and emergency response procedures. Site safety procedures will comply with all OSHA and U.S. Department of Labor standards and Good Utility Practice. Lighting The facility will use low intensity lighting at night to minimize glare and illumination to the surrounding residences and roadways. This will be assisted by the large buffer zone between the plant site and the site boundary. Lighting will be used to ensure safe plant operation around the clock and to aid with security. In addition, The Federal Aviation Administration (FAA) may require a low intensity flashing red light at the top of the chimney. Page 23 of 24 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information Site Drainage A technical review of the site drainages was conducted using a computer simulation to identify current drainage flows from the site area and predict changes to the flows as a result of construction of the ERES. The results of the study performed by EarthTech showed improvements to the drainage flows and less potential for flooding as a result of construction of the Project with certain mitigation measures. The hydrologic analyses reviewed both pre- and post-development runoff conditions for the proposed ERES. The Project proposes to use conservation practices to reduce runoff including prairie plantings between the developed area of the site and the railroad loop. The planting of the prairie grasses helps reduce runoff from the previous row crop drainage areas. In addition to the conservation practices of the planting plan, additional measures are included in the plant design to significantly decrease future runoff conditions over existing conditions. These measures include construction of two detention basins within the railroad loop. Construction of these detention basins will reduce runoff conditions for the 100-year rainfall event to a 2-year pre-development condition. The resultant flow reduction will benefit the full range of storm events which were analyzed. As a result of the employed mitigation measures, the 100-year peak discharge will be reduced by approximately 70% or more across the site. The facility must obtain permits requiring collection of storm water on the generation area and the coal storage and handling areas. The design of the collection system must meet any local standards and the standards enforced by IDNR. Page 24 of 24 • 1 `" 2i I t l2.. GY 1 4.1 _, . d C - m -7_, 0 1 � _ _ , r 1 : e _1 0 . a z� a _11 z ul — o _-_rli; 1 - , ; �- D. ftl'Cr.,-. �, C o 04, d-.._--t ,.; -`- i i - ,.f �V - 00 V - ii-- 1 f:f ` i �1 �.+ - tai s �� E. vo i ? Lav) . 'r'1 J �_ r ' o6� I U C C .. - , - w/ g f. g, _ aW W (!) f ¢.l - 1 _ $1 - .. , _ _ 2q r1t i I . 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O r p x \ R • R.F. a . r,,; at t.t 4104 N' / 7`_`_t.,. 4,,,,, "41- sn ii mac`, ��� � � tu y rat ;- d. r k City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT E CONCEPTUAL SITE DEVELOPMENT PLAN City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT F TRANSPORTATION STUDY so A Forecast of the Impact on Transportation Facilities a a Elk Run Energy Station tuill o CU v 111111111.11 J — Prepared For: CIO Elk Run Energy Associates, LLC IIIC CD Elk LS Power Development,LLC 0 v 400 Chesterfield Center, Suite 110 i Saint Louis,Missouri 63017 as a) Li.1 O Prepared By: mil Earth Tech 501 Sycamore Street, Suite 222 P.O. Box 1497 Waterloo, Iowa 50704-1497 Q February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station Prepared For: Elk Run Energy Associates, LLC c/o LS Power Development,LLC 400 Chesterfield Center, Suite 110 Saint Louis,Missouri 63017 Prepared By: Earth Tech 501 Sycamore Street, Suite 222 P.O. Box 1497 Waterloo, Iowa 50704-1497 February 2007 A FORECAST OF THE IMPACT ON TRANSPORTATION FACILITIES ELK RUN ENERGY STATION Prepared For: Elk Run Energy Associates,LLC Prepared By: Earth Tech February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station TABLE OF CONTENTS Page EXECUTIVE SUMMARY 1 1. INTRODUCTION 3 2. EXISTING TRANSPORTATION SYSTEM 3 2.1 Existing Street Conditions 5 2.2 Existing Traffic Conditions 5 2.3 Existing Rail Service 6 3. TRANSPORTATION IMPACTS DURING CONSTRUCTION PHASE 7 4. TRANSPORTATION IMPACTS DURING OPERATIONAL PHASE 8 4.1 Employee Traffic 8 4.2 Truck Deliveries to the Site 9 4.3 Truck Hauling From the Site 9 4.4 Deliveries by Rail 11 4.4.1 Rail Service Routing Options 11 4.4.2 Rail Unloading Operations 12 4.4.3 Existing Rail Traffic 12 4.4.4 Input From Key Users 13 4.4.5 Railroad Grade Crossing Protection 15 4.4.6 Potential New Railroad Connections 15 4.4.7 Summary of Rail Impacts 15 5. PROPOSED MITIGATION 16 6. CONCLUSION 17 LIST OF TABLES Table 1 Existing Traffic Volumes 2 Existing Railroad Crossings in Vicinity of Proposed Elk Run Energy Station 3 Projected Traffic-Construction Phase 4 Projected Traffic Volumes -Construction Phase 5 Projected Traffic- Operational Phase 6 Employee Traffic LIST OF FIGURES Figure 1 Waterloo Area Primary Highway System 2 Waterloo Area Local Street Network 3 Existing Railroads in Vicinity of Proposed Elk Run Energy Station 4 Coal Combustion By-Products Hauling Routes 5 Rail Service Options 93760/05.00/Traffic-ElkRunEnergyRpt.doc February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station A FORECAST OF THE IMPACT ON TRANSPORTATION FACILITIES ELK RUN ENERGY STATION EXECUTIVE SUMMARY The Elk Run Energy Station (ERES) is a proposed coal-fired electrical generation facility which is being planned in Black Hawk County, Iowa. This report assesses the impact of the proposed ERES facility on the transportation system in and around the Waterloo metropolitan area. This transportation study evaluates traffic operations during the construction and operational phase of the proposed facility, including the impacts of additional vehicular and rail traffic. Anticipated traffic operations during and after construction of the ERES facility are compared to existing conditions, to characterize the anticipated level of impacts. The findings of this study are summarized as follows. Transportation Impacts During Construction The plant will be constructed over a 4-year period, and will employ a varying number of construction workers, reaching a peak of 1,200 employees at some times. Construction employees and materials will access the site from a variety of connecting streets and roadways. No traffic capacity problems are anticipated during the construction phase. Transportation Impacts During Operational Phase During the on-going operational phase of the facility, the transportation impacts of three separate traffic components were evaluated,as described below. • Employee Traffic. Permanent employment at the facility is estimated at approximately 100 full- time positions. Employee traffic will not be a significant impact on the existing street system. • Transport of Coal Combustion By-Products(CCBs). Approximately 33 trucks per day of CCBs will be transported from the ERES facility to a beneficial reuse site at a quarry south of Waterloo. Eight potential routes for transporting this material were evaluated. The recommended transportation route will use existing streets and roadways that are currently used as truck routes, and will use primary highways to the extent possible. The truck routes will not pass through downtown Waterloo or use residential streets west of Elk Run Road. No capacity problems are anticipated along the proposed transportation routes. • Coal Deliveries to Plant. Coal will be delivered to the proposed plant by rail,with an average of one train in and out every two days. Several potential rail lines may compete for this service, and each was evaluated in the study. It was determined that any additional rail traffic, although minimal in comparison to the up to eight trains per day on various lines through Waterloo,would increase the frequency of delays and blocked crossings, but significance of the impact depends upon the selected route. 93760/05.00/Traffac-ElkRunEnergyRpt.doc -1- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station The proposed coal trains would be approximately 7,550 feet in length and would require approximately 9 minutes to traverse each railroad crossing. It was determined that certain users of the roadway system would be impacted more than others by the additional train traffic. In particular, the response times for fire rescue services and emergency medical services (ambulances) could be affected by blocked railroad crossings, and delays to school buses could affect the scheduling of school bus routes, depending on the selected route and times of use. All of these users are currently subject to delays at railroad crossings from the existing train traffic; the additional trains would increase the frequency of such delays by adding approximately one train per day. Mitigation Measures Several mitigation measures are recommended to partially offset the transportation impacts of the proposed ERES facility. • Prohibit construction-related trucks from Newell Street west of Elk Run Road and other residential streets. • For the transportation of CCBs to the south Waterloo quarry, route the trucks as directly as possible onto U.S. 20, Iowa 21 and U.S. 218, and avoid trucking on Dysart Road and through downtown Waterloo. • Cover or enclose trucks for transportation of CCB products, to prevent release or spillage of CCBs. • Route coal trains through Waterloo on routes that do not require stopping or switching of the train. If necessary, construct connecting trackage to allow continuous movement of trains without switching. • Unload coal cars in an enclosed facility, to reduce the amount of noise and dust from the unloading operation. • Schedule out-going empty trains at times to avoid peak traffic and school bus schedules. • Upgrade and pave Newell Street between Elk Run Road and the proposed plant. 93760/05.00/Traffic-ElkRunEnergyRpt doc -2- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 1. INTRODUCTION The Elk Run Energy Station(ERES) is a proposed coal-fired, electrical generation facility which is being planned for construction in Black Hawk County, northeast of the Waterloo metropolitan area. The purpose of this report is to evaluate the impact of the proposed facility on the transportation system. The proposed ERES will generate new vehicular traffic throughout the construction and operational phases of the facility. Additional vehicular traffic will be associated with construction workers and employees during construction of the facility, delivery of materials, and disposal of by-products during the operational phase. Rail traffic will also increase,primarily associated with delivery of coal during the operational phase. This report provides an evaluation of the transportation system impacts during each phase of the project. 2. EXISTING TRANSPORTATION SYSTEM The proposed ERES is located on an existing east-west county road (Newell Street), which is connected to the transportation network by a series of major roadways. • The Waterloo metropolitan area is served by several interstate highways and four-lane primary expressways, as shown in Figure 1. These highways include I-380 (Avenue of the Saints) to the southeast, U.S. 20 to the east and west, U.S. 218 (Avenue of the Saints) to the northwest and U.S. 63 to the north. 0 ~ .,� . ....................... }._... Bunke*on ® \ Cedar ....._»,»_ Falls — _..»».... Propose Elk Run Energytatian . ...................__"-Raymond © j»..._m`s Waterloo ~ F I 4-•- E onsdole 1 CD l 58 rr Hudson »...�......, ............:. p......0 w....».. yam. ....i Y• GIIbeMilie Figure 1. Waterloo Area Primary Highway System 93760/05.00/Traffic-ElkRunEnergyRpt.doe -3- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station • The local street network provides several arterial streets between the proposed plant site and the interstate/expressway system, as shown in Figure 2. The arterial streets serving this site include: - Newell Street(a 2-lane,east-west county road adjacent to the site). - Elk Run Road (a 2- to 4-lane, north-south arterial street connecting Newell Street with I-380 via Dubuque Street and Evansdale Drive). - Martin Luther King Jr. Drive (a 2- to 3-lane, east-west arterial street connecting Elk Run Road with downtown Waterloo and U.S. 218/1-380). - Donald Street(a 2-lane, east-west arterial street connecting Elk Run Road with U.S. 63). - Raymond Road(a 2-lane,north-south county road connecting Donald Street with I-380). . 0 ai L _ r..� a Donal street Proposed Elk Run t �1 . , Energy Station Dewar I ! . Newell Street - ,, rx ly 4 "• t� "+.,, r __ m te t- i re ' aMLK Jr ti401 -4 v +_ � I Arente I • sr i 1 '" }:Wit...;-..}.�i `"°:.. " , tti `.t t `1 ^ ' t 1 Interstate 380/U.S.20 , l <v Figure 2,. Waterloo Area Local Street Network 93760/05.00/Traffic-ElkRunEnergyRpt.doc -4- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 2.1 Existing Street Conditions The physical condition of the existing arterial streets varies by location. • Martin Luther King Jr.Drive is a newer 2-to 3-lane roadway and is currently in good condition. • Elk Run Road is a 2- to 4-lane roadway that has previously been reconstructed between Independence Avenue and Newell Street and is in relatively good condition at that location. To the south of Independence Avenue, Elk Run Road is in somewhat poorer condition and will need rehabilitation in the future. • Newell Street to the west of Elk Run Road is an urban arterial street surrounded by a residential area as it approaches Waterloo. Due to the residential surroundings, this segment of Newell Street is not desirable as a truck route. To the east of Elk Run Road, Newell Street is a 2-lane county road which is presently granular-surfaced. This portion of Newell Street is in fair condition, but would need to be widened and paved in order to support the project. Widening of the roadway will require the acquisition of right-of-way from adjacent landowners. • Donald Street is a 2-lane roadway, in relatively good condition between Elk Run Road and U.S. 63. • Raymond Road is in relatively good condition between Donald Street and I-380. It passes through the town of Raymond, with an offset intersection at Lafayette Street. Raymond Road is currently planned for reconstruction between Donald Street and Independence Avenue during 2008 to 2010. None of the streets are currently embargoed to heavy trucks, so the legal load limit of 20,000 Pounds/ Single Axle,34,000 Pounds/Tandem Axle and 80,000 Pounds Maximum Gross Weight would apply. 2.2 Existing Traffic Conditions Existing traffic volumes on the arterial streets serving the proposed site are all within the existing capacity of the streets, and no significant congestion is currently being experienced on any of these streets. (During shift changes at adjacent industries,some temporary traffic congestion may be experienced.) The proposed plant is located just east of a major industrial area which is continuing to develop, and some of the arterial streets in this area have been designed for future widening when the need arises. (Martin Luther King Jr.Drive and North Elk Run Road are both designed for future widening to four lanes.) TABLE 1 EXISTING TRAFFIC VOLUME S Approximate* Road Road Capacity 2005 ADT** Elk Run Road 7,900- 11,000 2,400 Donald Street 5,200 2,600 Newell Street,West of Elk Run Road 9,400 2,000 Newell Street,East of Elk Run Road 5,200 140 MLK Jr.Drive 13,000 3,800 Raymond Road 5,200 2,100 * Based on Highway Capacity Manual ** Average Daily Traffic(ADT)from Iowa DOT 93760/05.00/Trafc-EtkRunEnergyRpt.doc -5- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 2.3 Existing Rail Service The Waterloo metropolitan area is served by three major rail providers,including: • Iowa Northern (IN) Railway Company approaches Waterloo from the southeast and northwest and passes through downtown Waterloo. An additional spur heads from downtown Waterloo to the northeast, traversing the proposed ERES site and continuing through Dewar and on to Fairbank. The segment between downtown Waterloo and Dewar is owned by the Union Pacific Railroad,with IN maintaining trackage rights. • Union Pacific Railroad (UP) owns the rail line which crosses the ERES site and maintains trackage rights on the IN line south to Cedar Rapids. • Canadian National (CN) Railway mainline approaches Waterloo from the west and the east, passing through the northeast portion of the metropolitan area. CN currently has no direct access to the ERES site. A fourth carrier, Cedar River Railroad Company, approaches the metro area from the north but has no significant rail traffic and no access to the ERES site. The rail lines passing through the Waterloo area include at-grade crossings at most of the street intersections. Crossing protection at these grade crossings ranges from cross-buck signing, to signals and �.� crossing gates, with grade-separated crossings being provided at only a few locations. A map of the rail system and the existing crossing protection is shown in Figure 3, and each railroad crossing is described in Table 2. { 93760/05.00/Trafc-ElkRunEnergyRpt.doc -6- February 2007 3k ' a u ,, . * 4,3 r . .. 4,,,,o , ' 4 ! , N. , . rj — 1 •eoo un2i >113 c . x ,,,, ►. - ''. 41- 0 _4 � o { {psi ' [e , t 0 I o " a..w.,s r -a i5 - - Mr �. 0 r ,.,, •40% .,..ilf il `�,rh :7 AA 5 rp - - 4sw.% �s - t#c 3 � 7� t s t „__ t.r 4, itr 4:. '4 * '*'-' 1<,'s ,,,". k - , Y! '; a"a t a4 . +s �0$ 4 �. y i :' , j34. s dig I .}.. ..3 Y , y Y tea, IC' `,.: anueAv umin8 4,1 t La i m s � i,� .. r> •. 3ak' $ T a Gy A. � I g � _ "E A E ✓r a i R # "' � d„9rJ4�as **7F `. ' It,# 1 kft tt 4 /'"--- ,— r'.�Ykpr ,.r ..'�Y ��ii'#,_'•s �,d(t" 'r cn 4-4 4 f.r.• ,littl. f A : O o Cl) :,� , ;�, C C CD 0) C Y) g ,`� �'a © C) C7 A- W !",S! • 111:) ill , ';`m' 4 i . a "• 'fi17' `cam', Apr 3 7 t.w 7 - •3 ; �+ t ' e.._�t .�s# a4. <a ,' ' TABLE 2 EXISTING RAILROAD CROSSINGS IN VICINITY OF PROPOSED ELK RUN ENERGY STATION Vehicular Rail Traffic* #of Crossing Street Railroad Owner Traffic(ADT) (Trains,week) Tracks Type Comments 1 Foulk Road Iowa Northern *** 42-56 1 Signs Only 2 Shaulis Road Iowa Northern 2,180 42-56 1 Signs Only 3 Cedar Terrace Drive Iowa Northern 1,900 42-56 1 Signs Only 4 Mitchell Avenue Iowa Northern 2,080 42-56 1 Signs Only Only Access to Neighborhood 5 Hawthorne Avenue Iowa Northern 4,220 42-56 1 Gates 6 18th Street Iowa Northern 4,880 42-56 1 Flashing Lights 7 15th Street Iowa Northern *** 42-56 1 Flashing Lights 8 l l th Street Iowa Northern 9.400 42-56 1 Flashing Lights 9 8th Street Iowa Northern *** 42-56 1 Signs Only 10 7th Street Iowa Northern *** 42-56 1 Signs Only 11 Jefferson Street Union Pacific 2,550 42-56 1 Flashing Lights 12 Commercial Street Union Pacific 1,150 42-56 1 Flashing Lights 13 Sycamore Street Union Pacific 1,540 42-56 I Flashing Lights 14 Lafayette Street Union Pacific 42-56 1 Flashing Lights 15 Mulberry Street Union Pacific 3,630 42-56 1 Flashing Lights 16 Franklin Street Union Pacific 11,700 42-56 1 Flashing Lights 17 Walnut Street Union Pacific 3,720 42-56 1 Flashing Lights 18 Linden Avenue Union Pacific *** 42-56 1 Gates 19 Hallowell Union Pacific *** 42-56 1 Signs Only Only Access to Neighborhood. 20 Bishop Ave Union Pacific 500 42-56 1 Flashing Lights 21 MLK Jr Drive Union Pacific 3,600 42-56 1 Flashing Lights 22 Elk Run Road Union Pacific 3.000 42-56 1 Flashing Lights 23 Newell Street Union Pacific 140 42-56 2 Gates 24 Center Street(CF) Canadian National 7.600 28-56 1 Gates 25 East Main Street(CF) Canadian National 3,450 28-56 1 Flashing Lights 26 Logan Street(CF) Canadian National *** 28-56 1 Signs Only 27 Independence Ave(CF) Canadian National *** 28-56 1 Flashing Lights 28 Leversee Road Canadian National 1,130 28-56 2 Gates 29 Airport Boulevard Canadian National 1,580 28-56 2 Flashing Lights Only Access to Airport 30 Airline Highway Canadian National 5,200 28-56 2 Gates High Skew Angle 31 Wagner Road Canadian National 3.370 28-56 2 Flashing Lights 32 Donald Street Canadian National 5,000 28-56 2 Gates Adjacent Roadway Intersection 33 Burton Avenue Canadian National 7,300 28-56 2 Gates Adjacent Roadway Intersection 34 Grandview Avenue Canadian National *** 28-56 2 Signs Only Only Access to Commercial Area 35 Parker Street Canadian National 3.790 28-56 2 Gates Adjacent Roadway Intersection 36 Columbia Street Canadian National *** 28-56 2 Signs Only 37 Dawson Street Canadian National *** 28-56 2 Signs Only 38 Conger Street Canadian National 5,400 28-56 2 Gates 39 Logan Avenue Canadian National *** 28-56 2 Flashing Lights 40 East 4th Street Canadian National 6.200 28-56 2 Gates 41 Glenwood Street Canadian National *** 28-56 2 Gates 42 Nevada Street Canadian National *** 28-56 2 Gates 43 Polk Street Canadian National *** 28-56 2 Signs Only 44 Colorado Street Canadian National *** 28-56 2 Signs Only 45 Idaho Street Canadian National 3,400 28-56 2 Gates Adjacent Roadway Intersection 46 Dearborn Ave Canadian National *** 28-56 2 Signs Only 47 Rooff Street Canadian National *** 28-56 2 Signs Only Only Access to Neighborhood 48 Osage Avenue Canadian National *** 28-56 2 Signs Only 49 Evans Road Canadian National *** 28-56 2 Signs Only 50 Elk Run Road Canadian National 3,800 28-56 2 Gates 51 Lafayette Street Canadian National 1,110 28-56 2 Gates 52 U.S.63 Iowa Northern 14.600 14 1 Gates State Highway 53 Sherman Avenue Iowa Northern *** 14 1 Signs Only 54 Boston Avenue Iowa Northern *** 14 1 Signs Only 55 East 4th Street Iowa Northern 5,500 14 1 Flashing Lights 56 Park Access Iowa Northern *** 14 I Signs Only 57 Newell Street Iowa Northern 4,500 14 I Flashing Lights 58 Willow Street Iowa Northern *** 14 I Signs Only 59 Albany Street Iowa Northern *** 14 1 Signs Only 60 MLK Jr Drive Iowa Northern 4,850 14 1 Flashing Lights * Rail Traffic Varies Seasonally. Estimated based on discussions with individual rail companies. ***Traffic Volumes Unavailable. Estimated to be less than 1,000 vehicles per day. A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 3. TRANSPORTATION IMPACTS DURING CONSTRUCTION PHASE Construction of the proposed ERES is anticipated to take approximately four years. During this time,the average number of construction employees will vary between approximately 350 and 1,200, and the number of delivery trucks per day will vary from approximately 15 to 30. Most equipment, supplies and consumables during the construction phase will be delivered to the site by truck, although an occasional delivery by rail is also anticipated. The daily traffic estimates and anticipated peak traffic during the construction phase are shown in Table 3. TABLE 3 PROJECTED TRAFFIC-CONSTRUCTION PHASE Construction Averages Construction Approximate Category(Units Per Day) Average PP Year 1 Year 2 Year 3 Year 4 (YR 1-4) Daily Peak Number of Employees 350 1,000 1,100 500 740 1,200 Cars Number of Employee Cars 300 850 935 425 630 1,020 Number Visitors/Vendors Cars 40 50 50 20 40 50 Delivery Trucks 25 30 30 15 25 125 Rail Cars NA NA NA NA NA 6 Source: LS Power The directional distribution of construction traffic was estimated by reviewing the current distribution of '", traffic from the nearby industrial area. It is anticipated that the construction traffic and deliveries will access the site from several arterial streets, including Newell Street to the east and west,Elk Run Road to the north and south, Martin Luther King Jr. Drive to the southwest and Donald Street to the west. To the extent possible,truck traffic delivering materials to the site would not be routed along Newell Street to the west of Elk Run Road. Table 4 provides an estimate of the added construction traffic on each nearby street, along with the existing traffic volumes. Overall, the construction traffic will increase the existing traffic volumes by approximately 1 to 30 percent in the vicinity of the plant. These increases in traffic volumes would not exceed the capacity of the streets and would not represent an unmanageable increase in the traffic volume. In summary,no significant impact on the street system is anticipated during the construction phase. TABLE 4 ® PROJECTED TRAFFIC VOLUMES—CONSTRUCTION PHASE 2005 Estimated** Total Percent Road Location ADT* Construction ADT Increase Traffic Elk Run Road North of Donald Street 1,410 40 1,450 3% Elk Run Road South of Donald Street 2,420 550 2,970 23% Donald Street West of Elk Run Road 2,590 480 3,070 19% Donald Street East of Elk Run Road 1,350 20 1,370 1% Newell Street East of Elk Run Road 140 2,200 2,340 *** Elk Run Road North of MLK Drive 5,400 1,650 7,050 31% Elk Run Road South of MLK Drive 6,900 1,160 8,060 17% MLK Drive West of Elk Run Road 3,630 500 4,130 14% Raymond Road South of Newell Street 2,080 100 2,180 5% * Average Daily Traffic(ADT)from Iowa DOT. ** Estimate based on peak year(Year 3)for construction traffic. *** Since existing traffic on Newell Street is extremely low,percentage increase is higher than other streets since all construction traffic is routed on Newell Street. 93760/05.00/Traftc-ElkRunEnergyRpt.doc -7- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 4. TRANSPORTATION IMPACTS DURING OPERATIONAL PHASE Traffic during the operational phase will consist of employee traffic, delivery of materials, and transport of coal combustion by-products(CCBs)from the site. The projected weekly and daily traffic volumes for each of these components are estimated in Table 5. The impact on the transportation system for each component of traffic is discussed separately in the following sections. TABLE 5 PROJECTED TRAFFIC-OPERATIONAL PHASE Material Truck/Railcar Vehicles Per Day QuantityVehicle Type Capacity Vehicles Per Vehicle Content YP p y Week (Mon-Fri, (Tons/Yr) (Tons) 7 a.m.-5 p.m.) Deliveries to ERES Activated Carbon 1,200 Truck 10 2.3 0.5 _ Lime 24,000 Truck 25 18.4 3.7 Ammonia 2,450 Truck 20 2.4 0.5 Coal 2,950,000 Rail 120 3.5 Misc.Deliveries Truck 20 4.0 TOTAL 2,977,650 47 9 Shipments From ERES CCBs 203,500 Truck 24 163 33 Other Employees Car 406 58 Source: LS Power 4.1 Employee Traffic The facility is expected to employ approximately 100 people. For this study, it is estimated that the employee traffic volume will be approximately 60 vehicles per day in each direction (in and out of the facility). These are typical values for a facility of this type but the final numbers will vary depending on the operations and management policies employed at the plant. The employee traffic will disperse onto the roadway network and will represent less than 2 percent of the total traffic on any of the major streets in the area as shown in Table 6. Transportation impacts due to the employee traffic will be insignificant, other than the portion of Newell Street immediately adjacent to the plant. TABLE 6 EMPLOYEE TRAFFIC Road Location 2005 ADT* Estimated %Increase Employee Traffic Elk Run Road North of Donald Street 1,410 10 <1% Elk Run Road South of Donald Street 2,420 30 1% Donald Street West of Elk Run Road 2,590 30 1% Donald Street East of Elk Run Road 1,350 10 <1% Elk Run Road North of MLK Jr.Drive 5,400 90 2% Elk Run Road South of MLK Jr.Drive 6,900 60 <1% MLK Jr.Drive West of Elk Run Road 3,630 30 <1% Raymond Road South of Newell Street 2,080 10 --<_1% �r� * Average Daily Traffic Volume 1 93760/05.00/Trafc-ElkRunEnergyRpt.doc -8- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 4.2 Truck Deliveries to the Site A few of the materials used in this plant operation will be delivered by truck,as indicated in Table 5. The total truck traffic from such deliveries is estimated at approximately nine trucks per day. This traffic will quickly disperse onto the street network and will represent an insignificant impact to the street system. To the extent possible,delivery trucks will not be routed on Newell Street to the west of Elk Run Road. 4.3 Truck Hauling From the Site The ERES will generate approximately 33 trucks per day of CCBs, which will be hauled off-site for beneficial fill of an ongoing quarry operation. The planned disposal location for these materials is an operational quarry located south of Waterloo near the intersection of Eagle Road and Dysart Road. There is another potential quarry location near Raymond Road and Dubuque Street that would reduce haul length by several miles; however, this study considers only the south Waterloo quarry as a beneficial reuse site. Several potential routes were investigated for transporting the CCB materials between the plant and the reuse site. The routing options for this traffic are shown in Figure 4 and include the following routes. • Route I (Yellow/Red): Newell Street to the west, then south and west on Elk Run Road, Dubuque Street,Evansdale Drive,U.S. 20,U.S. 218 and Dysart Road. • Route 2 (Pink/Red): Newell Street to the west, then south and west on Elk Run Road, Martin Luther King Jr. Drive,U.S. 218 and Dysart Road. • Route 3 (Green/Red): East on Newell Street, then south and west on Raymond Road, U.S. 20, U.S. 218 and Dysart Road. This route passes through the town of Raymond. • Route 4 (Yellow/Blue): Newell Street to the west, then south and west on Elk Run Road, Dubuque Street,Evansdale Drive,U.S. 20,U.S. 218 and Eagle Road. • Route 5 (Pink/Blue): Newell Street to the west, then south and west on Elk Run Road, Martin Luther King Jr. Drive,U.S. 218 and Eagle Road. • Route 6 (Green/Blue): East on Newell Street, then south and west on Raymond Road, U.S. 20, U.S.218 and Eagle Road. • Route 7(Yellow/Light Blue): Newell Street to the west, then south and west on Elk Run Road, Dubuque Street, Evansdale Drive, U.S. 20, IA 21 and Eagle Road. This route approaches the quarry from the west on Eagle Road. • Route 8 (Pink/Light Blue): Newell Street to the west, then south and west on Elk Run Road, Martin Luther King Jr. Drive, U.S. 218, U.S. 20, IA 21 and Eagle Road. This route approaches the quarry from the west on Eagle Road. • Route 9 (Green/Light Blue): East on Newell Street, then south and west on Raymond Road, U.S. 20, IA 21 and Eagle Road. This route approaches the quarry from the west on Eagle Road. 93760/05.00/Traffic-ElkRunEnergyRpt.doe -9- February 2007 r (� • , 20 , {{ w ii 24 8 24 i 3 27 6 �„� 11___74 rillp• 44,1 1r 410 l ffi terTio: �7 MCA a arc- 111 .�� .ao w �t sets�tKrr,,ty,.,,....- - ID tt - s ,I _�. �..� .__ _ __„-_ TyDW pz ++_. ._ t a Aft 4¢ 21 Lt 0 0010411 Rflk#CSkI .. 7 II f " t ( t ,q f 41.z Sr.. .- ,4.6� sax.."', ;+a4i"3«. 4444, rr� d Iti ' a[,,GE f t , "/4 a i° ,X rn ,,r ya�:, l attMG&IA' "$ f Gj t y' �'� SffFt II AA .,_vim e11 �� 1 1 S i 3 d. t... V - 63� t A'fE*LOtS'�:,Al ! i _f� t pp° ,. x,{ f ice , ,°;; Pr ! : ,� oposed Elk Run / " _� EnergyStation'ti J/= Routes 2,5,8 [ Marcat , g 1 t, '> " 2,080 4 a t'1 Routes 1 S t t ��� , ''�,� �'Y� Routes 8,6,9 "E. r rr 26 900 .' N rr f ,� ! ' , ,w a tk f } . / ti,r � ! t ._. miun t� ''RAYMO+db f' f ; _ ` p r s � 27,6oa E v 3 72t# � Tr4��,X. 43. EYAN 4 , .. r _ Mom-_ d ? "f f_� 1 � :I :DALE : - +�4t { 21 i ,. if 3 'SO" _ b i •rr+' "ter "" �; ..W_. _ ._.. _ " ".9 <YiN`Y.k M W F bwtYt tp F I * - ..r. _1.\,,. plum 137 R X '_-- .750 b:18 2j - 9; _ \n : �/ r 1 !"[pope, y' a 3 ...._ 4 4 ' I I ' ' / I:E 1' '"344.""4 i 1 �- utes 4,5,6 m +ems ro - f �mr ;a."'��`, aau�em C R x � -� D A Routes 7,8,9 F 2 v3 ' s I �-. m yL,I _ s t�.M►1N to k , �,. 3 4� Routes 12 I^ , . tx117 I 1 11 -\"ii 1^(21 ' 3 a i • 1 it 1 f li • , 0 trA 0 i ..: aidit 3 ,,i, ____, __..-\ lIyt ttxrtt -- D43 70 k ! °� 1 J 9� C D18 S .P sJ R v t, C ffi Figure . t _ - � , 4 v ' » . a . . e Coal Combustion By-Products r FNM AD 1 , Hauling Routes 9 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station These routes were evaluated by field observations to determine the existing condition and capability of the various roadways. In addition, the Waterloo City Engineer and Black Hawk County Engineer were consulted to determine their knowledge of the routes and their recommendations. The key observations and comments regarding the routes include the following: • The roads listed on all of the routes currently serve as truck routes for other purposes. • Portions of Elk Run Road (Routes 1, 4 and 7) are currently need to be improved in the future whether or not the additional traffic is added.condition and will • Martin Luther King Jr. Drive (Routes 2, 5 and 8) passes through downtown Waterloo to a connection with U.S. 218. This roadway is designated as a truck route serving the city's northeast industrial area,but includes 11 signalized intersections on Martin Luther King Jr. Drive. • Raymond Road (Routes 3 and 6) passes through the town of Raymond, and this route includes two right-angle turns within the town of Raymond. This route is less suitable for truck traffic due to the indirect path and passing through the center of the town of Raymond. • The intersection of U.S. 218 and Dysart Road (Routes 1, 2 and 3) is an offset intersection in a higher traffic area, located near a water park, golf course and future casino. Truck movements through this intersection, particularly the southbound movements, may be difficult due to the intersection configuration and other traffic. • Portions of Dysart Road (Routes 1, 2 and 3) consist of a county road with narrow st oulders and adjacent residential development. • U.S. 218 south of the Dysart Road intersection (Routes 4, 5 and 6) passes through the town of Washburn and adds approximately 6 miles to the route. • Eagle Road(Routes 4, 5,6, 7 and 8)is more suitable for truck traffic than Dysart Road,according to the County Engineer. • Iowa 21 south of U.S. 20 is a 2-lane primary highway and is suitable as a truck route. • Newell Street to the east of Elk Run Road is currently a low-volume granular-surfaced roadway. The usage of Newell Street for significant truck traffic, as well as employee traffic will require improvements(paving)to Newell Street. Although the estimated 33 trucks per day would be a relatively small percentage of the traffic on any of these routes (see 2005 Traffic Data in Figure 4), the increase may be noticeable to nearby residents along any of the routes. To minimize the impact, it is proposed to route the truck traffic as directly as possible to the primary highway system and to access the quarry via Eagle Road. This plan will increase the total travel distance, but is being proposed as a way to mitigate the impacts of the additional truck traffic. Therefore,the recommended routes for transporting the CCBs to the beneficial reuse site are as follows: • Outgoing(Loaded)Trucks: Route 7 • Return(Empty)Trucks: Either Route 4 or Route 7 93760/05.00/Traffic-ElkRunEnergyRpt.doc -10- Feb/limy 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 4.4 Deliveries by Rail During the operational phase of the ERES, coal will be delivered to the plant site by rail. Due to the number of railroad grade crossings in the Waterloo metropolitan area,the impacts of additional rail traffic were examined in detail. Coal deliveries to the plant will consist of approximately one unit train of coal every two days. The typical train will include approximately 135 coal cars, likely ranging from 110 to 150 cars, and 3 to 4 locomotives,for a total length of approximately 7,550 feet'. Operating speeds on the rail lines within Waterloo are typically designated for 10 mph operations, while the outlying tracks would operate at a higher speed. Based on an operating speed of 10 mph for portions of the rail system, the grade crossings would be closed for approximately 9 minutes. In most areas, several adjacent crossings would be closed at the same time, due to the length of the trains and the spacing of existing crossings. To determine the significance of the grade crossing impacts, the existing rail traffic was investigated and several key users of the road system were consulted. 4.4.1 Rail Service Routing Options The coal trains will originate in the Powder River Basin in Wyoming and will arrive at the ERES by one of several potential routes. The fmal decision on the rail service provider and routing will be based on negotiations with the various providers and may change during the operational phase of the plant. Accordingly,potential rail service routes into the metropolitan area were investigated(see Figure 5). The Waterloo area is served by the following major railroad lines: • Union Pacific Railway(UP) • Iowa Northern Railway(IN) • Canadian National Railway(CN) Using these carriers,the following options are available for the ERES for delivery of coal(see Figure 5): • Option 1 — Union Pacific Railway (UP) and/or Iowa Northern Railway (IN)from the South. This option consists of a direct haul by UP or haulage by the IN Railway on behalf of the UP. Service would come into the Waterloo area using the IN tracks from Cedar Rapids. These tracks parallel U.S. 218 as they approach Waterloo. As the tracks enter Waterloo, they continue to follow U.S. 218 until reaching West 8th Street where the tracks turn to cross the Cedar River near 6th Street. The alignment then heads generally to the northeast, crosses over the CN mainline tracks and proceeds through Waterloo's Northeast Industrial Park to the proposed location for the ERES. This option provides the easiest routing for rail traffic,as no switching would be required. As described earlier, trains of this length will block at-grade crossings for approximately 9 minutes at a time. In addition, as the trains travel through downtown Waterloo, as many as 12 intersections would be blocked simultaneously(see Figure 3 for crossing locations). Calculation based on the assumption of 135 coal cars and 4 locomotives. 93760/05.00/Trafc-E1kRunEnergyRpt.doc -I I- February 2007 1 ipauowllaeaa w - xr aq o;uo��ea�) (p pue E sueedO) OUf Jt1C$pasodold - .. l a .. - - £t. "�. + ' + r' k < n Af a try k 4, F 'ems' �� r a s. a l rx . - :y r ° r,-n sue„ ! tt :. w '" tb S n. ,¢ `� > .yam x _ _ ax'_ e� �44. z ,� 4 r .r , 2' x d ,;_ 6 i s ,, V"a` 0 A y, 44 �. ' .�.,., e :3." � i .a ,rY:� O , :: ,- - � ` - y [ . $ 1 } tpy� 4q!:4 s D - y� i L tyn A N U IhU z 7 7K C ti O"O O V -' n' _{ ? _ L V , ? - 0 d � b. 4 A U. 0� J t # `'` ._' P" �? rt { %k l Sic 11 lis•a x A `fH`' 2 �' €' t x �.. o>' saN • gyp"'. tR` r City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBITS City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT A PROJECT LOCATION MAPS City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT B SITE PLAN City of Waterloo Planning,Programming and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT D BOUNDARY AND PLAT MAPS A Forecast of the Impact on Transportation Facilities Elk Run Energy Station • Option 2-Iowa Northern Railway(IN)from the North. This option uses the IN Railway which serves the Waterloo metropolitan area using the IN tracks from Greene. These tracks enter Cedar Falls from the northwest, crossing Center Street just south of the Cedar River bridge. The tracks then travel east,under U.S. 218,before reaching an at-grade crossing on Airport Boulevard. The route then heads southeast,parallel to Broadway Street. The IN tracks split from the CN mainline tracks near Burton Avenue. The line proceeds to the east through an at-grade crossing with U.S. 63 before looping to the south,joining the IN/UP line serving the Northeast Industrial Park. As many as eight intersections would be blocked simultaneously as the trains travel through Waterloo. Without completion of a new south-to-east connection, this option would create unacceptable delays as several crossings from the junction point to near Washington Street would be blocked during a required stopping and switching operation to reverse the train direction. Therefore, this option is only considered feasible if a southbound to eastbound connector is built (see Figure 5). • Option 3 - Canadian National Railway (CN)from the East. This option uses the CN Railway which serves the Waterloo area using the CN tracks from Dubuque. These tracks parallel the old U.S. 20 (Dubuque Street). A new north-south spur line would need to be constructed to connect these tracks to the proposed ERES. This line would likely be located somewhere between Elk Run Road and Raymond Road. This option is favorable as it would not block crossings within Waterloo. However,the required spur could create new crossings between U.S. 20 and the ERES site. • Option 4- Canadian National Railway (C11)from the West. This option uses the CN Railway which serves the Waterloo area using the CN tracks from Sioux City. This service would enter the area on the same route as Option 2, crossing Center Street near the Cedar River bridge. This route would remain on the CN mainline through Cedar Falls and Waterloo, using a new north- south spur line similar to Option 3 to access the site. While traveling through Waterloo, as many as eight intersections would be blocked simultaneously. 4.4.2 Rail Unloading Operations The ERES will include a single- or double-loop railroad track entirely on their site which is capable of storing the entire length of the coal trains. The unloading area will be enclosed, limiting the noise and dust emissions from the unloading process. Once the train is entirely on the ERES property,the train will be unloaded and then returned. Unloading time is estimated to be approximately 6 hours. 4.4.3 Existing Rail Traffic Representatives of the rail companies were contacted to determine the existing rail traffic in the Waterloo area. A summary of the input from railroad company representatives follows: • Canadian National Railway. The CN Railway carries an average of four to eight trains per day through Cedar Falls and Waterloo. The CN tracks enter Waterloo from the west through Iowa Falls and from the east via Dubuque. The CN Railway also operates a railroad yard in Waterloo which extends from East 4th Street to Glenwood Street. • The Iowa Northern Railway and Union Pacific Railroad. The IN operates on its own trackage near the Linden Yard west of U.S. 63, and on the line from downtown Waterloo heading southeast to Cedar Rapids. The IN also operates on trackage rights with both the UP and CN Railways. The UP Railroad operates on tracks owned by the IN Railway and enters Waterloo 93760/05.00/Trafc-ElkRunEnergyRpt.doc -12- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station from the southeast through Cedar Rapids or from the northwest via Greene. The IN Railway and UP Railroad, both of which operate on the same tracks through downtown Waterloo, carry an average of six trains per day through Waterloo. This number is expected to increase to eight trains per day in the next year. Many of the existing trains involve switching operations in Waterloo. The IN line north of Martin Luther King,Jr.Drive currently carries approximately two trains per day. Existing trains on the IN line typically range from 25 to 150 cars in length. Since some of the railroad companies have operating agreements with other rail lines, the total rail traffic on any given segment includes the combination of all rail traffic from the various users. The number of trains currently using any segment of railroad in the Waterloo metropolitan area ranges from approximately two trains per day to eight trains per day. The additional rail traffic from the Elk Run Energy Station will increase the current rail traffic by approximately one train per day on the selected route (one train in and out every two days). The total length of trains serving the proposed ERES would be longer than most of the current trains serving the Waterloo area, but would not involve stopping or switching operations that are experienced with some of the other existing rail traffic. 4.4.4 Input From Key Users Blocking of railroad grade crossings is an inconvenience to all vehicular traffic but may be more of an impact to certain key users. To determine the extent of this impact from current train traffic and the potential increases in train traffic, several critical users of the roadway system (emergency service providers, local bus systems, etc.)were contacted. These contacts,while not including every key user of the roadway system, illustrate the type of impacts that would be experienced by other similar users. Following is a summary of the input that was received: • Waterloo Police Department. A Captain at the Waterloo Police Department commented that the additional rail traffic would not significantly impact their operations. The Police Department experiences blocked railroad crossings every day and uses alternative routes when needed. In addition, the Police Department routinely has police cars at different locations throughout the city,which can be called upon as needed. • Fire Rescue Services. Four people were interviewed regarding fire rescue operations, including the Fire Chiefs in Waterloo and Cedar Falls, a Captain of the Waterloo Fire Department and a former Fire Chief in Waterloo. Their comments are summarized as follows: - In Cedar Falls, additional train traffic will have minimal impact on fire rescue service. The City maintains fire stations on both sides of the railroad tracks and can serve all areas from one of these stations. Waterloo maintains seven fire stations throughout the City. When a railroad crossing is blocked, fire rescue units are dispatched from another station. Existing stations are located on both sides of the tracks for most areas of the City. - Of the various rail lines in Waterloo, train traffic on the Iowa Northern Railway from the southeast through downtown would have the least impact on their services, followed by the Canadian National Railway. - Trains on the Iowa Northern Railway tracks which cross U.S. 63 and East 4th Street would have the greatest impact on their operations. 93760/05.00/Trafc-E1kRunEnergyRpt.doc -13- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station - All of the train traffic can increase the response time for fire rescue services. The time of day for least frequent fire calls is approximately 1:00 to 5:00 a.m., and train schedules during that time would have less impact on their operations. • Emergency Medical Service (EMS) (Ambulance). EMS services are dispatched from some of the fire stations in Waterloo and from Sartori Memorial Hospital in Cedar Falls. Comments from four representatives of EMS services are as follows: EMS services are generally time-critical, and any delay to their response times would decrease their level of service. The response times and level of service are affected more by the length of time a crossing is blocked, than by the frequency of blocked crossings. Longer trains which block crossings for a longer time, and which block many crossings simultaneously, are more problematic. In some areas, alternative routes are available to avoid blocked crossings,but some areas are only accessible by crossing at-grade railroad crossings. - The IN Railway which crosses U.S. 63 and East 4th Street just south of Allen Hospital would be the least desirable for EMS services. • Metropolitan Transit Authority (MET) (Public Bus System). The Assistant Manager of MET Transit commented that the bus system operates on fixed routes, with a one-hour schedule. Bus drivers normally do not alter their routes; therefore, a blocked crossing affects their schedule. However, some bus drivers will bypass a blocked crossing when a nearby grade separation is available. At other locations, a blocked railroad crossing will cause a delay on that particular route. The additional rail traffic could potentially affect MET Transit schedules; however, the low number of additional trains will only occasionally come at a time when a bus is waiting to cross the tracks. Overall, the Assistant Manager characterized the additional rail traffic as a "minor interruption to their service." MET Transit also operates a Para-Transit service (on-call public transportation). This service is more flexible and is not affected by blocked grade crossings as much as the fixed bus routes. • School Bus Routes. A representative of Waterloo Community Schools noted that each bus typically runs two back-to-back routes each day. The middle school/high school route runs from 6:00 a.m. to 7:30 a.m., followed by an elementary school route from 7:30 a.m. to 8:30 a.m. Afternoon routes operate from 2:15 p.m. to 4:30 p.m. The routes operate on a tight schedule. Blocked grade crossings are a disruption to their schedules,and any trains during the time of their routes,whether existing rail traffic or future rail traffic,can significantly impact their scheduling. In summary, all of the key users currently experience delays at blocked railroad crossings, which currently occur several times per day at any given crossing. The most significant impact of additional rail traffic, depending on the selected route, appears to be with EMS and Fire Rescue services, which could experience delays to time-critical calls, and with the school bus system, due to the tight schedules and back-to-back routing for each bus. 93760/05.00/Traffic-E1kRunEnergyRpt.doc -14- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 4.4.5 Railroad Grade Crossing Protection Any of the proposed options for railroad access to the proposed Elk Run Energy Station will increase the number of vehicle-train conflicts as the trains travel through the city. Based on federal standards and current industry practice, the increase in rail traffic will not cause a need to upgrade any of the existing crossing protections from their current levels, as these levels are not set primarily based on the volume of trains but by characteristics such as approach sight distance, clearing sight distance and the type of vehicular traffic using the crossings. Nevertheless, after a route is selected, it is recommended that existing crossing locations be reviewed by the selected carrier to determine if the existing sight distance conditions or the additional trains create a need for upgrades to the crossing protection. 4.4.6 Potential New Railroad Connections As shown in Figure 5, new railroad connections would be required for three of the four potential rail service options: • For the Iowa Northern Railway from the north(Option 2),a connector to the east-west line would be needed near Martin Luther King, Jr. Drive, to avoid the necessity of a stopping/switching operation through downtown Waterloo. • For the Canadian National Railway (Options 3 and 4), either from the east or west, a new north- south spur line approximately three miles in length would be needed to access the ERES plant. Construction of either of these connections would involve additional impacts to adjacent properties, which would need to be evaluated in more detail before the railroad connections were constructed. In addition, the impacts of additional at-grade railroad crossings associated with these connections would need to be evaluated. 4.4.7 Summary of Rail Impacts The additional rail traffic will result in more frequent blockage of railroad grade crossings along the selected route. The estimated time for each rail crossing to be blocked is approximately 9 minutes. Delays will be experienced by all road users at these grade crossings approximately once per day. Some of the key road users, including the Waterloo fire rescue service, emergency medical service providers and school bus schedulers, characterized the impacts as being more significant to their operations, depending on the selected route. The Cedar Falls Fire Department,Police Departments,and MET Transit would experience less significant impacts to their operations. In addition to the rail crossing impacts, adjacent neighborhoods may occasionally experience increased noise from train horns and from the train movements themselves. 93760/05.00/Trafc-ElkRunEnergyRpt.doc -15- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 5. PROPOSED MITIGATION The following are recommendations to further mitigate the impacts of additional roadway and rail traffic. Earth Tech recommends the following measures: 1. To the extent possible, construction traffic (trucks)should be routed along Elk Run Road,Martin Luther King Jr. Drive and Donald Street and should not be routed along Newell Street to the west of Elk Run Road or along other residential streets. 2. Trucks hauling CCBs to the South Waterloo Quarry should be routed along Elk Run Road, Dubuque Street, Evansdale Drive, U.S. 20, IA 21 and Eagle Road. The trucks should not use Dysart Road north of the quarry. Additionally, all trucks should be covered or enclosed to prevent the release or spillage of CCB products. 3. An alternative route for empty trucks returning from the quarry would be along Eagle Road,U.S. 218,U.S. 20,Evansdale Drive, Dubuque Street and Elk Run Road. Either this route,or the route described in Item 2,would be suitable for the return route. 4. Incoming coal trains should be routed through Waterloo on one of several alternative routes in a way that does not require stopping and switching of the entire train. 5. If needed, additional railroad track connections should be constructed to eliminate the need for ,,. stopping and switching between rail lines. Specifically, these connections may include the following: • If trains are arriving via the IN tracks from the west,a connector would be required to the UP tracks near Martin Luther King Jr.Drive. • If trains are arriving via the CN tracks from the east or west, a new direct spur line to the plant site would be required. • Prior to the construction of any new railroad connections, a more comprehensive engineering and environmental study of the location alternatives and impacts should be conducted. 6. Coal cars should be unloaded in an enclosed facility, limiting the amount of noise and dust from the unloading operation. 7. The timing of outgoing trains should be scheduled to avoid the times of peak travel and school bus schedules in Waterloo. Specifically, outgoing trains should not be scheduled for 6:00 to 8:30 a.m. or 2:15 to 5:30 p.m. This avoids metro rush-hour traffic and major shift changes in the industrial park area. 8. The timing of incoming trains is not easy to control, but attempts should be made to avoid scheduling of incoming trains during peak hours. 9. Newell Street between Elk Run Road and the ERES facility will need to be imprc ved and paved in association with the ERES project. 93760/05.00/Traffic-ElkRunEnergyRpt.doc -16- February 2007 A Forecast of the Impact on Transportation Facilities Elk Run Energy Station 6. CONCLUSION The ERES will result in increased traffic volumes on streets which serve the plant, both during the construction and operational phases. Additional rail traffic will also be experienced and may occur on any of the rail lines,depending on the carrier selected. The impacts associated with the increased roadway traffic will be minor in nature and will not overload the capacity of existing streets. The increased rail traffic may be noticeable to some users of the roadway system due to the relatively low volume of existing train traffic in the area but will not be large enough to warrant grade separations or upgraded crossings. A number of recommended mitigation alternatives have been identified and are recommended to be employed by Elk Run Energy Associates to reduce the impact of plant operations on the transportation system. 93760/05.00/Trafc-EtkRunEnergyRpt.doc -17- February 2007 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT G ECONOMIC IMPACT STUDY G R E A T E R CED VALLEY AL L I ANCE MEDIA INFORMATION For more information, contact: Linda Laylin, Director of Business Services Greater Cedar Valley Alliance laylin@cedarvalleyalliance.com 319-232-1156 EMBARGO: HOLD FOR RELEASE 02/07/07 Alliance Announces Economic Impact Results WATERLOO, IOWA (February 7, 2007) — The Greater Cedar Valley Alliance (GCVA) today released the results of a study commissioned last November to evaluate the economic impacts on the Cedar Valley from the proposed $1.3 billion Elk Run Energy Station. The study, conducted by an economist at Iowa State University, evaluated two aspects of the project in the three-county region. It included the short-term impact occurring during the four- year construction period and the long-term impact during the facility's operational years. "LS Power brought a quality project to the table. We contracted the study because we wanted to better understand both the short- and long-term impacts of the project," said Linda Laylin, Director of Business Services for the Greater Cedar Valley Alliance. "This is by far, one of the largest impacts to our area by any one business." The results show the construction period will sustain, directly and indirectly, as many as 1,526 jobs in the region annually. The total local economic stimulus during construction is estimated at $271 million.* The overall expected labor income during construction is $210 million.* -more- ECONOMIC IMPACT/PAGE TWO Once the facility is operational, the economic impact is estimated at $25.8 million* per year. This figure does not include impacts from electricity sales and fuel purchases. The expected labor income associated with the plant is estimated at $17.4 million* annually. "Benefits to the entire metro area were taken into consideration, said Steve Dust, President and CEO of the Greater Cedar Valley Alliance. "This study quantifies the incredible boost this project will have on our regional economy. Projects of this magnitude are few and far between." The regional impacts result from direct labor costs, purchases of goods and services, and operation and maintenance costs of the facility. Impacts will also result when workers at the plant and other companies which provide goods and services to the plant, turn their paychecks into household spending. Mark Milburn, Elk Run Energy Station Project Manager, stated, 'We've been eager to hear the findings of the independent research. We were confident this fact-finding study would quantify the significant benefits this project will bring to the Cedar Valley area." The study indicates the Elk Run Energy Station will be responsible for creating at least 331 new jobs in the area. In addition, tax payments to local jurisdictions are estimated at more than $2 million a year. The scope of the study does not include economic impacts realized outside the three-county area, or additional benefits for the State of Iowa. "Also noteworthy is the fact that significant financial transactions related to the sale and purchase of electricity, whether inside or outside the studied region, were not included in this study," said Laylin. "Nor were the impacts of fuel purchases and fuel transportation which together are expected to be the largest operational costs of the proposed facility." -more- ECONOMIC IMPACT/PAGE THREE Dave Swenson, an associate scientist in economics and adjunct assistant professor in community and regional planning at Iowa State University, conducted the study. *Based on 2006 dollars. About the Greater Cedar Valley Alliance The Greater Cedar Valley Alliance is an economic development organization focused on economic vitality and job creation in Black Hawk County and surrounding communities in Northeast Iowa. The GCVA offers businesses interested in expanding in the Cedar Valley comprehensive, business-specific assistance. For more information, visit their website at www.cedarvalleyalliance.com. About Elk Run Energy Station The Elk Run Energy Station is proposed to be a modern, coal-fired power plant located in Black Hawk County, Iowa. With a 750-megawatt electrical capacity, the Elk Run Energy Station will generate enough electricity each year to power approximately 500,000 homes. For more information, visit their website at www.ElkRunEnergy.com. About Dave Swenson Dave Swenson is a research scientist in economics at Iowa State University and an adjunct lecturer in urban and regional planning at the University. He studies regional economic changes for communities and local governments in Iowa and the Midwest. Contact info: Phone 515.294.7458 or dswenson@iastate.edu. ### The Economic Effects of the Elk Run Energy Station Research and analysis by Dave Swenson* Department of Economics, ISU January 2007 Introduction This report summarizes the overall economic effects of the Elk Run Energy Station for the region consisting of Grundy,Bremer, and Black Hawk Counties—the Waterloo/Cedar Falls MSA. This research was requested by the Greater Cedar Valley Alliance for the purpose of understanding the potential regional economic effects associated first with the construction and next the ongoing operation of a new electricity generation facility. This research focuses solely and simply on projected tangible economic activity associated with this facility: in specific, I assess the short-run construction economic activity and the ongoing activity of the plant once it is up and running. There are, of course, many other social aspects to such an undertaking that warrant scrutiny. There is an ongoing discussion in the U.S. between power generation, green house gas emissions, local and non-local air quality considerations, and the more long range consequences of the nation's energy dependences,practices, and policies. There are also issues of local land use, community development, and industrial activity pertinent to this project. This research does not address non-economic issues associated with electrical power generation in Iowa or for this plant in particular. Those other issues are important and should be part of any discussion of the worthiness and desirability of such a project,but they are beyond the scope of this study or my expertise. I. The Project The Elk Run Energy Station, as proposed,will be 750 Megawatt, coal-fired electric power operation located near Waterloo, Iowa. The station will, once it is constructed, employ 108 workers. According to the company, construction would begin in late 2007 with a target of 2011 set for full operation. Thereafter,the plant will produce enough electricity annually to accommodate the needs of approximately 500,000 residences in Iowa and elsewhere. It will sell its electricity to existing investor owned utilities, municipal utilities, and cooperative utilities. Accordingly, this plant will not be a *Associate scientist in economics and an adjunct assistant professor in community and regional planning at r"%s. Iowa State University,as well as a lecturer in the graduate program in urban and regional planning at the University of Iowa. 1 traditional full-service utility,but instead will be an independent service organization that provides electricity wholesale for other full service providers.1,2 II. The Analysis Process Economic assessments to determine the economic effects of adding new productive capacity to a region usually focus on the ongoing or annual productive capacity of the firm in question. Stated simply, a firm's normal value to an economy is a function of the linkages that it has with the regional economy,the number of workers that it requires,the pay that those workers transform locally into household spending, and,to the extents known, returns to investors in the enterprise. In general,then,the economic effect of a firm is the value of its direct and linked contributions to regional economic activity flowing from its annual output(or sales). When a new firm is introduced into a community, especially one that requires substantial capital investment,the local economy will be stimulated as a consequence of added construction activity in the area. Differentiating between normal or expected kinds of capital investment from decidedly special amounts of capital investment is frequently a subjective process: in a normal growing economy with a growing population, one would assume that the economy would require increments of capital investment to maintain required goods and services to the regional economy and its citizens. In those cases it is generally not advisable to compile construction effects because the local economy pre- supposed them. As an analyst, as a rule, I rarely report construction effects unless there is exceptional justification for the practice. In some instances, where the construction activity is of a scope and scale that it strongly influences the regional construction industry and boosts spending in the region considerably, one can quantify the short-term(i.e., only during the construction phase) effects on the local economy. Stated simply, as a consequence of the new investment, regional economic activity increases noticeably for a time. When construction activity ceases,regional economic activity,by definition must decrease back to a baseline level— the economy grows(an economic plus) and then the economy contracts (an economic negative). What remains to be measured thereafter are the ongoing operational effects of the investment, the effects discussed in the first paragraph of this section. This report will quantify the construction effects of this project. Those effects will be limited to those that are anticipated to be performed by regional construction and other, non-local construction-related funus. Construction spending that accumulates primarily to firms outside of the region is only partially attributed to the region via labor demands. To complete this project,there will be an overall expansion of demand for construction I A traditional full-service utility maintains a direct service relationship with end-users of electricity. End- users of electricity are commercial,institutional,and industrial establishments,along with households and government institutions. Full-service utilities convey electricity to the end-users,service transmission lines, and bill customers. 2 This is the link to the web-site for Elk Run Energy Associates,LLC, and provides background .0"', information on the firm and on this particular project:http://www.elkrunenergy.com 7 workers within existing firms and of specialized construction activity from outside firms. As a consequence,there will be expanded construction payroll in the region beyond the amounts sub-contracted to local firms. That additional amount of construction job activity is also counted. III. Understanding Industrial Effects Analysis and Terminology When an industry makes a product it creates direct economic activity in the form of the value of its annual sales(this is also called its industrial output),the jobs at the plant, and the payroll that it generates. Next,the firm will require inputs from local firms. These inputs are the indirect economic activities in the local economy that are stimulated by the plant. Because this new plant causes more local sales from local suppliers, it concomitantly boosts jobs and payroll in those supplying sectors. Last,when workers at the plant and workers in the supplying industries take their paychecks and convert them into household spending,they create induced economic activity in the region. Induced economic activity is sometimes called the household effect, and it represents all of the sales by all of the firms in the economy that supply goods and services to households. The sum of all of these components yields the total economic effect an industry can have on a region. As is evident, a firm's sales,plus its indirect requirements,plus the worker-driven household spending all add up to much more than the original sales(or output)of the firm. Hence, there is a multiplier effect that is based primarily on two factors: the strength or magnitude of local purchases for inputs and the overall pay levels of workers in the direct and in the indirect industries. Actual multiplier ratios, where appropriate, will be discussed and explained in the results section. A multiplier is simply the total economic effect(the sum of direct, indirect, and induced activity) divided by the direct effect. The term"economic impact"is often casually slung about when discussing firms and their relationship to the regional economy. First off, all firms have an economic impact to one degree or another in the sense that they contribute to the whole of a region's economy. That said, I reserve the use of the term to instances where it is clear that a firm is producing a good or service primarily for export to residents beyond the region of study. I also use the term in instances where a firm begins to produce a commodity that substitutes for one that historically had been imported. We call these instances import substitutes. Increased export sales bring outside money into an economy. Decreased imports keep money in an economy that normally would have left. These two instances are the primary instances of an economic impact. Prior to that determination, I use the phrases"economic effects"or"economic values"to describe the industry under scrutiny. This research will provide economic effect summaries for regional industrial output,jobs, and labor income. Industrial output is the market value of all goods produced by a firm over the course of a production year—normally, this is simply gross sales plus changes in net inventories. Jobs are the number of jobs and not employed persons. There are more sTh jobs than employed persons because many people work more than one job. Also,not all 3 jobs are created equal. Jobs in this new industry will be full-time and high-paying. Jobs that might be stimulated in other sectors, like retail sales or personal services,tend to be seasonal,part-time, and lower paying. Last, labor income represents the value of all wages and salaries paid to job-holders,plus all contributions to social insurance,plus an estimate of the cash value of all benefits (retirement,health care, etc.)3. This kind of analysis is done with an input-output model of the regional economy. An input-output model is an econometric analysis system that contains data on regional industrial structure and characteristics of employment, earnings, and value added generated in that industrial structure. In addition,the model identifies expected inter- industrial linkages among firms in the region, and it anticipates levels of household spending that should accumulate to the region based on all sources of household income.4 The model area for this analysis contains the counties of Bremer, Grundy, and Black Hawk. The data for this region were modified to reflect the industrial characteristics of a modern, coal-fired power plant, to the extent that they could be known by this analyst, from secondary research. Last, all data in this analysis are analyzed as if they involved 2006 prices. The modeling system uses 2003 data as its baseline because that is the most recent compilation of inter- industrial accounts based on available federal data sources. The plant is slated to begin construction in 2007 and go into operation in 2011. As inflation and other factors change prices over time, I standardize the analysis to a particular point in time. Stated simply, .-� we cannot know many elements of future prices and costs or levels of industrial productivity. Consequently, all relationships in the modeling system have been adjusted to reflect levels of economic activity and prices in the current year. IV. The Analysis Process and Critical Assumptions The subsequent analysis depends heavily on information provided by Elk Run Energy Station principals. Several categories of data were provided and incorporated into our study. 3 Labor income is a subset of a broader measure called value added. Value added consists of earned income,i.e.,payments to workers and sole proprietors;unearned income,i.e.,payments that take the forms of rents,dividends,or interest payments;and indirect tax payments made to governments that are part of the production process. The full amount of value added for the new power generation facility that includes the expected amounts returned to investors is not known. Consequently,no meaningful value- added compilations for the regional economy can be made. A very large portion of payments to investors in the generation facility and in all other enterprises in the region accumulate to nonresidents. In contrast,a very large fraction of labor income accumulates to residents living in the three-county region. For that reason labor income often provides a much more useful and comparable basis for determining the magnitude and character of income growth in the region and,in general,is to be preferred to the broader measure of value added when discerning tangible and meaningful localized economic impacts. 4 The modeling software employed for this analysis is called IMPLAN,a widely-used impact analysis system,and used by this analyst for the past 15 years in one form or another. 4 Analytic Steps: Data and Assumptions 1. Total capital development provided by local firms. Out of the total capital investment costs, the energy firm estimated the proportion of several categories of spending that will be bid to local firms. I treat this as a straightforward expansion in regional construction activity. While those amounts are not itemized in the accompanying tables or lists of assumptions,the total amount is substantial and represents a noticeable bump in regional construction activity5. 2. Total expected spending for all construction labor. There will still be a large demand for skilled labor to build the plant as a consequence of activity from non- local construction firms. The company estimates that$200 million is budgeted for construction payroll. Payments to that amount of labor,net of the labor income stimulated in item 1 above,were run through the modeling system to determine the additional boost to the regional economy that accumulates from expanded construction employment and worker spending in the region. 3. Direct and Indirect economic indicators. Importantly, the firm provided us with an estimate of the total non-labor and non-fuel purchases the plant plans to make annually for operation and maintenance. Added to this is an expected total employment level when the plant is operating, along with expected total payroll. .—� 4. Time line. Understanding the timing of construction and operations is important in determining the value of economic activity over these two phases of the project. Construction is anticipated to begin in late 2007 with an eye towards completion in 2011. Roughly 4 years will elapse between ground-breaking and electricity production. Construction activity will build to a peak level of activity in the 24th through the 36th months of the project. 5. Economic effect values will be annualized. The summary of economic effects for this operation will always be stated on an annualized basis. As economies are measured in terms of their productivity over a one year period, we will report the values in the same manner. Analytic Steps: Construction Activity 1. The amounts anticipated to be bid to local construction or construction-related firms were provided by the project principals. These data were entered into the modeling system by the amount of the local spending by the kind of local industry. In this analysis, only the total amount of anticipated local spending is reported,not the industrial detail. 5 There are several categories of construction and construction-related activity associated with this project that will be provided by local suppliers. Those detailed firm types and the expected amount spent on each, however,are proprietary to the firm. I only report total values across several categories. 5 2. The remaining construction activity will be provided by non-local entities that will require construction and other skilled labor. The amount of spending on the remaining project labor demand is run through the model to determine the community economic effects of those payments to workers. Analytic Steps: Operational Activity There are two manners in which economic effects analysis are typically conducted regarding the operational characteristics of a firm. 1. An industry's output or job levels can be shocked, either by a plus or minus amount, in the modeling system to see how that affects the regional economy. As this is a completely new production facility with many modern characteristics that are more advanced technologically and generally atypical of most existing electricity production facilities in Iowa, this is not an advisable method for determining the value of this level of production for the regional economy. 2. Alternatively,the effect of a firm on a region can be estimated by identifying the major production inputs into the firm and the fraction of those inputs that will be produced locally. This measures the magnitude of linkages that the firm has with the regional economy, what are also called the indirect effects of the firm. Next, I enter the payroll values of the workers at the plant in order to isolate the expected induced r—•\ activity attributable to household spending. The sum of these two effects zeros in on the effective operational characteristics of the firm in question. V. The Findings Construction Effects The first set of construction effects accumulates to the region from local contracting for construction activity. Based on information provided by the project principals, I estimated that$129.8 million of the cost of the project will be provided by firms located in the study region of Bremer, Grundy, and Black Hawk Counties. As construction is slated to take four years, I have divided that value by four to arrive at an annualized amount of activity. Those annual local construction outcomes are contained in Table 1. Table 1.Annual Local Contracting Construction Effects Total Direct Indirect Induced Total Multiplier Industrial Output 32,446,250 6,592,203 9,804,936 48,843,390 1.51 Labor Income 12,581,031 2,562,362 3,253,199 18,396,592 1.46 Jobs 349 68 115 531 1.52 The table displays all of the relevant information for determining the regional value of this new investment. Looking first at the direct values, the project is anticipated to spend $32.45 million locally annually for construction goods and services. In so doing, the 6 modeling system anticipates that those local firms will require 349 more jobs earning $12.5 million in labor income to provide those goods and services. Those local firms, in turn,will annually require$6.6 million in indirect inputs,which will require an additional 68 workers in those supplying firms earning$2.6 million in labor income. When the workers in the direct firms and the indirect firms spend their paychecks,they induce$9.8 million in industrial output in the area which requires 115 jobs paying$3.25 million in labor income. All together,the local annual multiplied-through construction effects will sum to $48.8 million in area industrial output, $18.4 million in labor income, and 531 jobs. The table also reports the total multiplier for each element of this category of economic activity. A total multiplier is the total economic amount divided by the direct amount. It tells the relationship of the total economy to a unit change in direct activity. The industrial output multiplier of 1.51 means that for every$1 in output in the direct sector (the local construction firms), an additional $.51 in economic activity is stimulated in the remaining regional economy. The labor income multiplier of 1.46 means that for every $1 of labor income paid in our direct industries(local construction), an additional $.46 of labor income is sustained in the rest of the region. The jobs multiplier of 1.52 means that for every direct job, an additional 52/100ths of a job is sustained in the area. A complication enters into our assessment at this point. Over the entire course of construction,the project principals have estimated that total construction labor costs will be$200 million or$50 million annually. I need,therefore, to consider all of the labor that will be demanded that is not supplied by local construction firms. Looking at Table 2, of that amount, I subtract the labor income attributed in Table 1 to the local construction firms. That leaves $37.42 million in budgeted construction labor to allocate annually. I assume that 75 percent of the labor needed for the project will come from the existing three county region and the remaining 25 percent accumulates ultimately to other places outside of the region. That leaves$28.1 million in construction labor payroll that is to be paid locally. Of that amount, I allow 75 percent, or$21.05 million, as disposable income. That income was then run through the three-county model as household spending to see what the consequences were for the regional economy from that consumption.6 6 This amount of remaining payroll would,at regional pay levels,employs 1,040 more construction-related jobs per year,assuming a regional average earnings level per worker of$36,050. In my analysis I assume that 75 percent of those jobs are in the 3-county region,or 785. That makes the temporary construction job boost average annually at 1,124 jobs. The promotional information indicates that at its peak, 1,200 construction jobs will work on this enterprise. My total construction job estimates are higher than the ,0IN firm's. If,on the other hand,the average earnings per job are higher for these new jobs,then my job estimate would go down. Importantly,though,the estimate of regional household spending would not. 7 Table 2. Remaining Construction Payroll Assumptions Total Costruction Period Annual Estimated total construction payroll 200,000,000 50,000,000 less local contractors labor payments 50,324,123 12,581,031 Remaining construction labor payroll 149,675,877 37,418,969 Times 75% reside in 3 county area 112,256,908 28,064,227 Times 75%to reflect disposable income available for spending in the region 84,192,681 21,048,170 Table 3 displays the results of the regional economic effects for the 785 all other construction workers' spending that I allocate to the area. These values accumulate from the new labor demand and their conversion of paychecks into regional household spending. Recognizing that workers do not spend all of their incomes in the local region, that some leaks out, the total industrial output that results is lower than the amount of estimated disposable income even after all multiplier effects are compiled. Table 3. Other Construction Labor Annual Community Spending Effects Induced Industrial Output 18,908,270 Labor Income 6,045,341 Jobs 210 Of the $21.05 million in disposable income to this new construction labor, the total bump in regional industrial output would be $18.91 million, which requires the labor of 210 additional workers making $6.05 million in labor income. Table 4 combines the results of the two analyses. The construction, either through the stimulation of additional construction firm sales or from the stimulation of additional goods and services sales by the 785 all other construction workers (whose employers are headquartered outside of the region) will result annually for the four years of construction in$67.8 million in increased regional industrial output, $52.5 million in area labor income, and 1,526 jobs.7 As these data sum two tables with different sets of inputs assumptions, combined multipliers would be inappropriate. 7 There is another point to make regarding construction impacts. Firms external to the region will, temporarily,set up shop in the region. They will buy some locally-supplied inputs,the preponderance of which would likely be fuel and other energy sources,along with other commodities that one tends to buy on site. Those values are unknown,and modeling systems report all economic activity at the headquarters of the enterprise,not where the work is actually done. I have re-allocated those labor values to this study area. 8 Table 4. Total Annual Construction Economic Effects Direct Indirect Induced Total Industrial Output 32,446,250 6,592,203 28,713,206 67,751,659 Labor Income 40,645,258 2,562,362 9,298,540 52,506,160 Local Construction Jobs 349 68 115 531 Other Construction Jobs 785 NA 210 995 All Construction Jobs 1,134 68 325 1,526 While my analysis annualizes the findings,perhaps as much as half of the total construction-related economic activity will be concentrated between the 24th and 36th months of the project, according to the schedules anticipated by the project funders. A more realistic summary of the value and the timing of the construction effects in Table 4 might be to attribute two-thirds of the annual amounts to years one,two, and four and to attribute twice the annual amounts to year three of the endeavor. A last point on construction effects. These are truly short term economic impacts. They must not be added to the other ongoing estimates to arrive at the total value of an enterprise. They must be described separately, and it must be emphasized that they are temporary. For a four year period,the regional economy expands to accommodate the consequences of increased capital development. Once completed,the construction component of the regional economy must by definition contract. Gains to the region in years one through four become, comparatively, losses for year five and thereafter. They are offset in the region only to the extent that the plant now produces an annual product with an annual payroll, and the measure of that is next. Ongoing Operational Effects This is a modern 750 MW power generation facility that will employ 108 workers when it is fmally on-line. This plant will have two primary effects on the regional economy. It will demand a set schedule of locally supplied inputs annually,the indirect effects, and its workers will convert their paychecks into household spending,the induced effects.8 These values are summarized in Tables 5 and 6. My analysis converts all anticipated spending on operations and maintenance into 2006 prices. Based on those conversions, the plant will have$18.01 in total input demands (excluding coal) and that will ultimately result in indirectly and iteratively9 requiring $16.23 million in locally supplied inputs, 113 jobs, and$6.lmillion in labor income to 8 All firms require sets of production inputs,the indirect effects. This firm will utilized local transportation capacities extensively,along with anticipated financial,wholesale,legal,specialized business services, mechanical and electrical maintenance and supplies,water and other locally supplied public goods. 9 As input suppliers expand their production,they in-turn require more locally supplied inputs. The modeling mathematics exhaust these iterations in determining the total indirect effects of a firm. 9 those jobs. As the workers in the supplying sectors convert their earnings into household spending,they induce an additional $3.8 million in sales, $1.3 million in labor income and 45 more jobs. Table 5. Power Plant Operations Economic Effects Indirect Induced Industrial Output 16,225,286 3,844,904 Labor Income 6,107,759 1,275,929 Jobs 113 45 The next step takes the anticipated payroll values(which are direct amounts attributable to the power plant) and converts them to household spending. I estimate the 2006 value of payroll at just under$8.2 million. Like before, 75 percent of that amount is considered disposable income in the regional economy leaving a value of$6.15 million to run through the model. These multiplied-through values are summarized as induced or household values and are shown in Table 6. Table 6. Power Plant Worker Spending Economic Effects Induced Industrial Output 5,755,601 Labor Income 1,788,531 Jobs 65 Considering all consumption by the workers in the regional economy,plus all subsequent rounds of spending of additional inputs into the supplying sectors to households, the payroll effects yield$5.8 million in multiplied-through industrial output, $1.79 million in cumulative labor income, and 65 more jobs. All these amounts can now be combined into one statement of the expected value of the power plant annually once it is operating. Table 7 summarizes the results. I do not know the direct value of industrial output from the power plant because I do not know the price of electricity that will be received by the firm: suffice it to say, though,that the sales amounts will be very high. Otherwise,the plant will pay, in 2006 amounts, $8.2 million in labor income to 108 direct jobs. It will require or otherwise indirectly cause $16.2 million in industrial output in the region(the values from Table 5),which will support 113 jobs and$6.11 million in labor income. Workers will convert their incomes into household purchases and stimulate$9.6 million in output, 110 additional jobs, and$3.1 million in induced labor incomes(these are the combined induced values from Tables 5 and 6). The indirect and induced additional industrial output value of the plant to the regional economy(excluding the plant's direct output) is $25.8 million, and the plant will either directly or indirectly support $17.4 million in labor incomes and 331 jobs in the regional economy. 10 Table 7. Total Power Plant Operations Economic Effects Total Direct Indirect Induced Total Multiplier Industrial Output NA 16,225,286 9,600,505 NA NA Labor Income 8,194,783 6,107,759 3,064,460 17,367,002 2.12 Jobs 108 113 110 331 3.07 A short discussion of the resulting multipliers is in order. First, as we do not know (or could only guess)the direct value of industrial output at the plant there is no output multiplier to be supplied. Were the value known,however, it would be very low compared to other firms. A modern power plant has comparatively few purchases locally versus payments for fuel,which are all external, and its payments to investors. The labor income multiplier is a relatively high 2.12. That means that for every dollar in labor income at the power plant, $1.12 in labor income is sustained in the rest of the economy. The clues to that robust multiplier are revealed when the average earnings per job are calculated in both the direct and in the indirect sectors. In 2006 amounts,the average annual earnings at the plant are$75,900. The average job in the supplying sectors pays slightly more than$54,000. These two relatively high levels of compensation yield high levels of expected induced sales. The jobs multiplier of 3.07 is also very high. It is so because the labor needs of the plant relative to its industrial output are, for lack of better words, incredibly meager. For every job at the plant,there are just over 2 jobs in the remaining economy that are supported. This robust multiplier is boosted as well by the high compensation levels at the plant. VI. Conclusion Once all construction is completed,the plant will contribute strongly to the regional economy at a predictably fixed level. Power plants have a long operational life so the annual average economic effects will be relatively constant. If the preponderance of power produced at the plant is intended for export sales or to substitute for power produced external to the region,then it is appropriate to call all or nearly all of the economic effects true economic impacts for the three-county area. The short-term construction effects are very strong and will sustain directly and indirectly as many as 1,526 jobs in the region annually for the duration of construction activity, if the payroll figures reported by the project sponsors eventuate as well as my hiring and local consumption assumptions. Once that level of employment goes away as it must when construction is finished, it will be partially offset by a boost in the regional economic accounts of 331 jobs earning $17.4 million in labor as a consequence of operating the plant. This research does not demonstrate the desirability or the feasibility of this project from the standpoint of investors or from the standpoint of the hosting community. A project's feasibility is contained in its prospectus to investors and other underwriters. The desirability of a project like this to a community is a function of the capacity of the community to accommodate this type of growth and whether the growth in question aligns with community planning goals. Those choices are policy-driven, and this 11 /'1 research only provides one small piece of the information needed to evaluate a project such as this from a community perspective. In many communities in Iowa, economic impact summaries are often given great weight in decision making. In other communities, declarations of economic gains may be discounted relative to other community goals. Each community decides. 12 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT H REAL ESTATE PROPERTY VALUE STUDY inninger REALTORS 3356 Kimball Avenue COMMERCIAL Waterloo,Iowa 50702 Office: 319-233-3354 Fax: 319-233-3355 E-Mail: winningercommercial@msn.com ANALYSIS OF THE EFFECT OF L.S. POWER'S PROPOSED "ELK RUN ENERGY STATION" ON THE SURROUNDING REAL ESTATE Prepared For: Nadza Jusufovic LS Power Development, LLC 400 Chesterfield Center, Ste. 110 St. Louis, MO 63017 Publication Date: January 31, 2007 { a u F `:� { U U ‘.1...%%. 7:7''T' :1*:1‘..t1574.1.4''''::::1115)'\::1::;:' ::''' tf 41 t s, q a x s, it A V. 4 r . k 3 .1 %f. # yy� `s x ^.A iti 0` -` 0'4', r-- "- ..-irg- : -s, ,' t, :.x, ............. ,....-, .... t titAsi, „t, ._ . ' _ ___ —• * '-i fig ' 4. . y 1 1r rt9 {s Ra sIl �-e • a .ft. s::.. r t w x a z om. C i PN epal c' ri a £bA- D '� -- I a co } °� c ri _ oi ro; a I 03- c Q V Y ry _ W �k PH un2!5II3 N K y 13 N -�—_, �i(•: N o W;V ' 1. { r,-- d �V1 A6 ���QQQ� i! '1 1 y ,1 yorn 0 fib - ...-` 7o Sk{vie R 1 +k � Pa may°S v a`w 1 -g :, -, . , ,p ,.i4-,-Ti,_4. . ---- -,, '' g S ri ahy doyslg tiT F-" — , . ] LLIII it e C -i^ a u C I if ". .f} 6} .; N IY�OD �/ 0 i r, �" II 5 o io ue ants/ �; , l �� 2 c Y ram. �` T �,1 ts, n l -- : 47 ti> Kunball Ave h �� 1any uo� r,p xt, ---a0-- c i, " 'd Immo d KA 5-kilt ,, I ,,, - p - 1 t '1_ 4 m Pnsborough. + H� p C 1,7' i 1-' �a , 'ls N r; 7- - v t G � jN VJ .o )- O5 I 7 -_ t il' A N y Q `� CO ! ' >. f'\.gy m Q I+Nr• =. O o ,-g j m t,( `a :` LLt •� r 5 _ } c' I p2!Annaa =� Y u_ Q7 2I Nt a > a ti `e "' 11,,ti-rfiPlri Rgi_w v s; El lSu- W #S UGH S r ,a ` Y�ularJti o a o U IS.Eallaa m • _ r- Ul a' , °fir ! r °r 1 pa uospr c 4 Mt o d y o ',I.. �I Cr 4. , fY, MISSION DEFINITION The mission of this analysis is to determine whether the location of the proposed L.S. Power's "Elk Run Energy Station" will have anymore of an effect on the value of the surrounding real estate than the currently existing location characteristics. ECONOMIC PRINCIPLES There are basic economic principles that affect the value of real property. These principles can be summarized as follows: Progression and Regression Property values tend to seek the level of the surrounding properties. Change Real estate values are constantly influenced by the many social, economic, and political changes that occur in society. Supply and Demand Prices tend to increase when effective demand exceeds supply and decrease when supply exceeds demand. Competition Market demand creates profits, and profits create new competition. Future market trends and market conditions are extremely difficult to predict. All types of real estate involves risk, i.e., industrial, commercial, farm land and residential. No one can accurately predict the future. Rather an analysis of current trends and conditions allow opinions to be formulated. CURRENT LOCATIONAL CHARACTERISTICS The Subject (Elk Run Energy Station) is proposed to be located on a large tract of land in Black Hawk County at the N.E. corner of Waterloo. The plan is to construct a 700 to 800 mega watt coal fired electric generation plant in the middle of this tract of land. To the west of this tract are larger industrial facilities: Deere & Co., Tyson Foods (formerly IBP), Warren Transport, Eagle-Ottawa Tannery, Basic Materials Corp., Kinder Morgan Energy Partners, etc. These are mostly large industrial properties which produce farm equipment, hog slaughter and processing, sand and gravel extraction, trucking, etc. A railroad track and right of way runs to and through the Subject tract. To the north is mostly farmland used for crop production (corn or soybeans). A sewage treatment plant is also on the north. At the northeast corner sits the community of Dewar. Along the east are farmland and some small residential acreages. At the southeast corner is a small residential subdivision. Along the south is several small residential acreages and farmland. Most of the residential and residential acreage properties are 30 to 70 years old with a predominate age of 40 years. They are of various qualities of construction and condition. They are mostly in overall average to below average condition. Newell Street on the south from N. Elk Run Road is not a hard surface paved road. N. Raymond Road on the east is a hard surface asphalt paved road. NEIGHBORHOOD TRENDS Although the Waterloo/Cedar Falls metro area is currently experiencing good economic conditions the Subject's area has not had any new residential development for over ten years. The metro area's unemployment is currently running 3% to 3.5% annually. There is some population growth around 1% to 2% since 2000 and there has been job growth. All of these positives have mostly benefited south Waterloo and south and west Cedar Falls in regards to new residential subdivisions and construction. Most of this has to do with these areas adjacency to major shopping or retail, schools, major roadway arterials, etc. It would appear the current supply of residential and residential acreages in the Subject's directly surrounding area exceeds current demand. Farmland is more a factor of soil types, crop suitability ratios (CSR), drainage, productivity and the price of the commodity produces (corn/soybeans). ANALYSIS OF TRENDS FOR PROPERTIES SURROUNDING OTHER SIMILAR ENERGY STATIONS The mission of this analysis is to determine whether the location of the proposed "Elk Run Energy Station" will have any greater negative impact on the value of the surrounding properties than the currently existing locational characteristics described above. Cedar Falls, Iowa, hosts two coal fired generation plants, one operated by Cedar Falls Utilities and one operated by the University of Northern Iowa. The Cedar Falls Utilities Plant is located on Utility Parkway at Waterloo Road. It is surrounded by predominately single and multi residential. These properties are 40 to 100 years old. Also the Western Home operates a large senior independent and assisted living center is this area. According to the Waterloo-Cedar Falls Board of Realtors MLS statistics residential values in this area have increased an average of 6.5% per year for at least 10 yeas. The Western Home has continuously operated at occupancy levels of 93% or getter for this same period of time. One mile north is the downtown (Main Street from 6th Street to 1st Street) which is experiencing strong redevelopment of its existing buildings. Sale prices for these buildings have doubled in 5 years. A new multi- million dollar community owned Cedar Falls Recreation Center was constructed and expanded and is located two blocks west of this plant. The University of Northern Iowa's coal fired generation plant is located adjacent to its campus (13,000± students) on 27th Street at Nebraska Street. This is directly across from the UNI Dome which is a domed indoor football stadium and the new McLeod Center (7,000 seats). In 2001 a 120 unit apartment complex known as "Sterling University Apartments" was .,,..••, constructed next door to the plant. In 2004 this apartment complex was sold. The sale price is considered a local record for multi-family. Occupancy at this apartment complex consistently runs 90%+. In Council Bluffs, Iowa, Mid American Energy has operated coal fired plants that were constructed in the 1950's and 1970's. These plants are located in the S.E. section of Council Bluffs near the Missouri River, Interstate 80 and Interstate 29. They have recently constructed a one billion dollar 790 mega watt coal fired generation plant which is expected to produce its first electricity on February 1, 2007. It will be known as Council Bluffs #4. Planning and building this plant has taken years to bring to a conclusion. 3 yeas ago a developer put in a new residential subdivision very close to this Council Bluffs #4 plant. This plant does not appear to have negatively impacted the developer's decision to plan and construct a small residential subdivision. FINAL ANALYSIS AND RECONCILIATION In the analysis outlined above it is very apparent that there are many economic principles that affect property values. In the case of the Subject the questions is "Will the location of the 'Elk Run Energy Station' have more impact on value that the currently existing locational or neighborhood characteristics?" Residentially the Subject's surrounding area has not experienced growth or a large increase in property values long before any discussion occurred regarding a coal fired energy plant. The dynamics of the adjacent large industrial facilities, the distance to major retailers, schools, medical services, etc. all contribute to a lack of developers who are willing to construct new residential subdivisions in this area. South Waterloo, west and south Cedar Falls have both attracted developers for residential subdivisions because of their locational characteristics which appeal to developers. If a coal generating plant has a negative affect on value why has the value of residential properties around the Cedar Falls plant and UNI's plant increased steadily over the past 5 to 10 years? Why would a developer in S.E. Council Bluffs develop a residential subdivision given its proximity to the coal fired Council Bluffs #4? The answer is there are numerous factors that create real estate values. Based on the current locational characteristics it would not appear that the location of the 'Elk Run Energy Station" would have any more negative impact than the location of Deere & Co., Tyson Foods, Kinder-Morgan Energy, Warren Transportation or Eagle-Ottawa Tannery would have. The majority of new residential has trended toward areas with shopping, medical services, adjacent schools and access to major arterials. Regarding farm land values, these are heavily determined by current crop prices. The eventual purchasers of corn or soybean commodities do not care what surrounds the farm land that produced the commodity. As an example corn prices now hovering around $4.05 bu. is almost double that of one year ago. Farm land is experiencing good appreciation. Farm land value is a combination of soil qualities, drainage, crop suitability ratios and hence production levels or bushels per acre. The farm land around the Subject will either increase or decrease based on this combination. If corn or soybeans continues to increase farm land value will increase. As stated above, soil types, drainage and the soils ability to produce a crop not its surroundings govern value. According to Farm and Land Institute figures there is no evidence of manufacturing of any sort having a negative impact on the value of farm land used for crop production. Respectfully submitted, (7/7 January 31, 2007 Mark L. Winninger, SIOR Certified General Real Property Appraiser Certificate Number CG01690 MLW/kj APPRAISER'S CERTIFICATION 1. I have taken into consideration the factors that have an impact on value in my development of the report. I have not knowingly withheld any significant information from the report, and I believe, to the best of my knowledge, that all statements and information in the report are true and correct. 2. I stated in the report only my own personal, unbiased, and professional analysis, opinions, and conclusions which are subject only to the contingent and limiting conditions specified. 3. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective interest or bias with respect to the participants. I did not base, either partially or completely, my analysis in the report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property. 4. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation is contingent on the findings in this report. 5. I was not required to report a predetermined direction in value that favors the cause of the client or any related party, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment of a specific result for performing the report. 6. I have performed this report in conformity with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of this report, with the exception of the departure provision of those Standards, which does not apply. 7. I have personally inspected the subject property. 8. I personally prepared all conclusions and opinions about the real estate that were set forth in the report. �} t ;"t—y� raj f 1 January 31, 2007 Mark L. Winninger, SIOR Certified General Real Property Appraiser Certificate Number CO01690 COMPETENCY RULE The competency requirement includes three elements: 1. Correctly employ recognized methods and techniques. 2. Exercise reasonable due diligence in the collection and analysis of data and information. 3. Exercise a reasonable standard of care to avoid materially errors of omission or commission. The process involves five action steps. Each must be completed completely. The steps are: 1. Identify the problem to be solved. 2. Determine the appropriate scope of work. 3. Collect, verify and analyze all relevant information 4. Reconcile the quality and quantity of the information analyzed. 5. Report the assignment results. Competency Judgment Intended — Intended — Standard Use User Of Value Problem Scope of Identification — Work Effective Assignment Relevant Date — Conditions — Characteristics Execution Development Employ Avoid Avoid Recognized Substantial Negligence — Methods — Error — Carelessness Reporting Clear and Sufficiency Adequate Accurate � — Disclosure I have appraised a wide variety of commercial, industrial and investment properties. I have the practical knowledge, experience and geographical knowledge to complete this assignment competently. tj: r { . ,.;, '4•cy tee» .- x`'4a,.` ;.: , �� avp ..`T fl 4r'a u . � _ ::..,...rN � ., . ..rn...,:� .,,.W .,.,and ... . y'.. - .,.::.., _�. �� . f IOWA REAL ESTATE APPRAISER EXAMINING BOARD ' •-4 / • df •- ' having passed all examinations and complied with all other requirements ;' . a, prescribed by statute and The Real Estate Appraiser Examining Boar I, , is hereby granted this Certificate as a • }` ' `, 0. -{ CERTIFIED GENERAL REAL PROPERTY APPRAISER '.„. ,„ ry it In the State of Iowa 4 zl 1 In Witness Whereof, this Certificate is granted under the Seal of said Beard i ,' Ao. i <a-. ,�, q 4 $5 i ya�py� I n . , + ��,'" this irk! day of .., , Certificate No. 7; r/421 + k n ,,,tee ��� s . d :� ® w iv ,r':,-.,1,.-..i.-,i:V,:,,,:',,.,;,,,_4e7 0,,:,,,,...„:,*:k'„- q >v : zV ¢" d»»»» $ti'"- Chair Vke Chair y.4 '` t t • A`Y_ Rr -.�►'.-.ti.4....iv.,x.,. 1n� A-' ". 1f, �itlliA�� a- EieMs of OpPotr raties STATE OF IOWA iO`ArA DEPARTMENT OF COMMERCE PROFESSIONAL LICENSING AND REGULATION THIS IS TO CERTIFY THAT THE BELOW NAMED HAS BEEN GRANTED A CERTIFICATE AS A GENERAL REAL PROPERTY APPRAISER CERTIFICATE NO. CG01690 EXPIRES: 6/30/2007 WINNINGER, MARK L WINNINGER REALTY 3356 KIMBALL AVE WATERLOO, IA 50702-5737 City of Waterloo Planning,Programming,and Zoning Commission Application for Rezoning—Supplemental Information EXHIBIT I RESOLUTIONS OF SUPPORT RESOLUTION OF SUPPORT FOR NEW INDUSTRY BLACK HAWK COUNTY,IOWA The Board of Directors of the Greater Cedar Valley Chambers of Commerce—Waterloo and Cedar Falls of Black Hawk County,Iowa(the"Board")having duly constituted gt.orums on the 18th of December,2006,and having considered said resolution hereby make the folowing findings and adopt this resolution as follows: Whereas,the Board has been notified of a plan of Elk Run Energy Associates, LLC(the "Company"), an affiliate of L.S. Power Associates, L.P., to construct a base load pulverized coal- fired power plant in Black Hawk County, Iowa. Whereas,the Board recognizes there is a growing need for a low-cost base load power supply of electricity in eastern Iowa and the surrounding region,and supports new industry locating in the Community. Whereas,the Board recognizes a need to take a proactive stance with respect to the proposed industry to protect the health,welfare,and safety of the citizens of Black Hay.k County. Whereas,the State of Iowa,the Department of Natural Resources and their fedral counterparts will require the Elk Run Energy Station to meet stringent requirements under newly revised regulations for permitting said facility. Whereas,the Company will conduct a transportation study which will identify potential routes and schedules for in-and out-bound unit trains and truck traffic,and will work v ith the City of Waterloo to identify specific mitigations to minimize the impact on primary transportation routes. Whereas,the Company has committed to beneficially re-use available waste n thane gas from the City of Waterloo,to beneficially re-use available wastewater from the City of Waterloo, to use as beneficial quarry fill its combustion by-products,and to employ conservation best- management practices in its site development plan,and furthermore,the Company will actively consider additional opportunities to invest in renewable energy technologies. Whereas, it is the Board's belief that a public display of commitment to a proposed industry to show support for development of the Elk Run Energy Station as well as recognition to the citizens and public for their concern,protection and general improvement of the basic quality of life for the citizens of Black Hawk County is necessary at this time. NOW THEREFORE,BE IT RESOLVED that the Greater Cedar Valley Chambers of Commerce—Waterloo and Cedar Falls support the concept and location of the Elk Run Energy Station in Black Hawk County. Adopted this 18th day of December, 2006. 1 /1-.0 cr:4,..,,i hair of the Board,Greater Cedar Valley hambe f m erce -Waterloo . a of the Board,Greater 'edar Valley Chamber of Corn erce-Cedar Falls RESOLUTION OF SUPPORT FOR NEW INDUSTRY BLACK HAWK COUNTY,IOWA The Board of Directors of the Waterloo Industrial Development Association(the "Board") having had a duly constituted quorum on the 1e day of December, 2006, hereby make the following findings and adopts this resolution as follows: Whereas, the Board has been notified of a plan of Elk Run Energy Associates, LLC, an affiliate of L.S. Power Associates, L.P. (the"Company"), to construct a base load pulverized coal-fired power plant in Black Hawk County, Iowa named the Elk Run Energy Station. Whereas,the Board recognizes there is a growing need for a low-cost base load power supply of electricity in eastern Iowa and the surrounding region and supports new industry locating in the Community. Whereas, the Board recognizes a need to take a proactive stance with respect to the proposed industry to protect the health,welfare and safety of the citizens of Black Hawk County. Whereas, the State of Iowa,the Department of Natural Resources and their federal counterparts will require the Elk Run Energy Station to meet the most stringent requirements under newly revised regulations for permitting said facility. Whereas,the Company is expected to enter into a satisfactory agreement with the Waterloo Water Works and the City of Waterloo, for the Elk Run Energy Station requirements for water and sewer discharge. Whereas,the Company will conduct a transportation study which will establish routes and schedules for in and out bound unit trains and will enter into discussions with the City of Waterloo regarding such traffic so as to minimize interference with movement on Waterloo streets. Whereas,it is the Board's belief that a public display of commitment to a proposed industry for development of the Elk Run Energy Station as well as recognition to the citizens for their protection and the general improvement of the basic quality of life for the citizens of Black Hawk County is necessary at this time. NOW,THEREFORE, SUBJECT TO THE ABOVE, BE IT RESOLVED that the Waterloo Industrial Development Association supports the concept for the location of the Elk Run Energy Station in Black Hawk County, Iowa. Adopted this 12`h day of December, 2006. President, Hugh Field '� 1 v Secretary RESOLUTION OF SUPPORT FOR NEW INDUSTRY BLACK HAWK COUNTY, IOWA The Waterloo Development Corp. Board of Black Hawk County, Iowa (the "Board") having had a duly constituted quorum on the 28th day of November, 2006, and having considered said resolution hereby make the following findings and adopt this resolution as follows: Whereas, the Board has been notified of an interest by an independent wholesale electricity producer, Elk Run Energy Associates, LLC, an affiliate of L.S. Power Associates, L.P., to construct a new modern era coal-fired power plant in Black Hawk County, Iowa named the Elk Run Energy Station, and has acquired options on land in Black Hawk County for such purposes. Whereas, the Board recognizes there is a growing need for low-cost base load power supply in eastern Iowa and the surrounding region, and modern coal-fired generation is a key component to maintaining low-cost electricity rates for Iowa's future. Whereas, the Board recognizes a need to take a proactive stance with respect to the proposed industry to protect the health, welfare and safety of the citizens of Black Hawk County and its children. The Board also recognizes the need for the appropriate parties to address the concerns of the citizens affected by the proposed industry, with the goal to ensure the location of the facility in Black Hawk County. Whereas, the Board's preliminary investigation and information received to date indicates that the State of Iowa and the Department of Natural Resources as well as their federal counterparts will require the EIk Run Energy Station to meet the most stringent requirements under newly revised regulations for permitting said facility to make it the safest and a model in the industry. Whereas, it is the Board's belief that a public display of commitment to a proposed industry to show support for development of the Elk Run Energy Station as well as recognition to the citizens and public for their concern,protection and general improvement of the basic quality of life for the citizens of Black Hawk County is prudent at this time. NOW THEREFORE, BE IT RESOLVED that the Board has cast its vote in favor of said resolution affirming a commitment by the Board to support the conception and location of the Elk Run Energy Station in Black Hawk County. Approved this 28th day of November, 2006. an Wat ers, President RESOLUTION OF SUPPORT ELK RUN ENERGY STATION The Board of Directors of the Greater Cedar Valley Alliance(the`Board")having considered said resolution hereby make the following findings and adopt this resolution as follows: Whereas,Elk Run Energy Associates,LLC,an affiliate of L.S.Power Associates,L.P.(Elk Run), has announced plans to construct a base load pulverized coal-fired power plant in Black Hawk County, Iowa. Whereas,the Board recognizes there is a growing need for a low-cost base load power supply of electricity in Eastern Iowa and the surrounding region,and supports new industry locating in the Cedar Valley. Whereas,Elk Run will create over 100 permanent,well-paying professional and technical jobs, while investing over$1.3 Billion in capital,the economic benefits of the project being quite significant to the Cedar Valley and Iowa. • Whereas,the Board recognizes a need to take a proactive stance with respect to the proposed industry to protect the health,welfare,and safety of the citizens of Black Hawk County. Whereas the State of Iowa Utilities Board,the Department of Natural Resources and its federal counterpart will require the Elk Run Energy Station to meet stringent requirements under newly revised regulations for permitting said facility. Whereas Elk Run is conducting a transportation study which will identify potential routes and schedules for in-and out-bound unit trains and truck traffic,and will identify specific mitigations to minimize potential impacts along such routes. Whereas,the Company has committed to beneficially • re-use available wastewater from the City of Waterloo as its primary water source, • re-use as beneficial quarry fill its combustion by-products,and • employ conservation best management practices in its site development plan. Whereas,the Board expresses strong encouragement to Elk Run,LS Power,and Dynegy,the company with which LS Power is pursuing a business combination that may be completed in early 2007,to seek opportunities to develop and or invest in renewable energy projects as a part of Elk Run Energy Station,such as biomass fuels and the like,and discuss the opportunities for such investments with this Board as soon as practicable in 2007; Whereas,it is the Board's belief that a public display of commitment to a proposed industry to show support for development of the Elk Run Energy Station as well as recognition to the citizens and public for their concern,protection and general improvement of the basic quality of life for the citizens of Black Hawk County is necessary at this time. NOW THEREFORE,BE IT RESOLVED that the Greater Cedar Valley Alliance supports the concept and location of the Elk Run Energy Station in Black Hawk County. Adopted this 9th day of January,2007. Chair ec ary o e Corpora'on I " RPGI Resale Power Group of Iowa September 20, 2007 Brian Rushing, Originator LS Power Development, LLC 400 Chesterfield Center, Suite 110 St. Louis, Missouri 63017 Re: Letter of Support for the Elk Run Generation Project Dear Mr. Rushing: The Resale Power Group of Iowa("RPGI") is an association of public and private agencies existing pursuant to an agreement authorized by Chapter 28 E of the Code of Iowa. RPGI consists of 29 Iowa Participant electric utilities, most of which are municipally-owned. RPGI purchases electric energy, capacity, and transmission services as agent for and on behalf of its Participant members. Twenty seven of the RPGI participants are directly interconnected to the Interstate Power &Light Company system and acquire transmission service through Midwest Independent Transmission System Operator(MISO). One of the RPGI Participants is directly interconnected to the MidAmerican Energy Company system and acquires its transmission service through MidAmerican. RPGI is a MISO Market Participant and offers its 180 mW of peaking generating capacity into the MISO market, The RPGI Participants acquire the preponderance of the electric energy used in their communities through purchased power agreements from suppliers in the upper Midwest. Most of that energy is currently generated in central and southern Illinois and delivered to RPGI through MISO. The RPGI seeks long term, dependable, and economically delivered electric power sources for the benefit of its Participants. A balanced portfolio of peak, intermediate and base load generating units is integral to this RPGI electric energy future. Dependable coal-fired base load electric generation units are imperative for any economically efficient mix of power supply sources in the upper Midwest. Particularly for Iowa's electric energy future, with its aging fleet of coal-fired generating units, the uncertain future of Iowa's only nuclear powered generation and the less than certain capability of wind systems to operate continuously, it is imperative that economically efficient new coal fired generation be built in Iowa. With new Iowa coal-fired generation, the power supply choices available to RPGI and its Participant communities will increase dramatically, This new generation will very materially affect the economic vitality of those communities that rely on dependable, economic supplies of electric power. The RPGI Board and its Base Load Committee strongly support the construction and operation of the planned new coal-fired base load electric generating unit at the proposed Waterloo, Iowa site. This unit will provide a dependable and economically viable electric power supply in Iowa for the benefit of RPGI and its Participant communities as part of an overall economically efficient power supply for Iowans in general. Sincerely yours, tIe hberger, Pres en � Resale Power Group of Iowa The Participants in RPGI are the City of Afton;Amana Society Service Company, Amana; Anita Municipal Utilities;Burt Municipal Utilities; Coggon Municipal Light Plant; City of Danville; City of Dike; Dysart Municipal Utilities; Farmers Electric Cooperative, Frytown; Grand Junction Municipal Utilities;Hopkinton Municipal Utilities; Hudson Municipal Utilities; La Porte City Utilities;Long Grove Municipal Electric; Maquoketa Municipal Electric Utility; Mount Pleasant Municipal Utilities;New London Municipal Utility; Ogden Municipal Utilities; Preston Municipal Utilities; Sibley Municipal Utilities; Stanhope Municipal Utilities; State Center Municipal Utilities; Story City Municipal Electric Utility; Strawberry Point Utilities; Tipton Municipal Utilities;Traer Municipal Utilities; Vinton Municipal Electric Utilities; City of West Liberty; and Whittemore Municipal Utilities.