The Brainerd City Council authorized Tuesday, Jan. 22, a study by a certified appraiser for properties adjoining Buffalo Hills Lane-signaling another step in a contentious, long-term saga between roughly 250 property owners and the city, with no clear conclusion in sight.
Per a unanimous vote, council members approved the study, to be conducted and compiled by Nagell Appraisal & Consulting for $2,220, plus $150 per hour for any unanticipated work. The appraiser will analyze the properties for a number of market value metrics.
In December, the council agreed to assess property owners based on number of lots for 50 percent of the estimated $900,000 project, which would reconstruct Buffalo Hills Lane from just west of Graydon Avenue to Mississippi Drive and create a 10-foot trail. The proposal also includes a new storm sewer system and a stormwater pond near Ridge Drive, along with replacing the sanitary sewer castings and adjustments.
The study was prompted, in part, City Engineer Paul Sandy said, by feedback from a series of public forums on the proposed Buffalo Hills Lane project-the latest of which took place Jan. 8. Sandy characterized the report as a means to demonstrate the appraisal methodology and, in doing so, address concerns by residents opposed to the project.
"Between (City Attorney) Joe (Langel) and me," Sandy said, "we thought it would be a good tool to possibly ease tensions we're seeing down on Buffalo Hills Lane and assessments on residents' property."
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The tension to which Sandy is referring hints at public hearings Oct. 16 and Jan. 8, where emotions bubbled over and opposition to the project manifested in heated, vocal opposition communicated to city staffers.
"After what I heard at the public meeting at the church, I almost think we should scrap the project and just quit plowing the road. I've never seen a staff member so disrespected in my life," Council member Kelly Bevans said in late December, referring to several interruptions during Sandy's presentation at the October public meeting. "I heard arguments that I would consider petty on the project ... and neighbors arguing against neighbors."
Sandy said the report will not be an appraisal, but provides a general range of market benefit in the proposed project and assessment area. Appraisers would conduct a drive-by viewing of the subject properties, noting physical and economic factors that could affect the properties, thereby compiling a report based on observations and previous similar appraisals, experience and market information.
Sandy noted the report is also intended to honor specific requests made by Buffalo Hills property owners to the city of Brainerd.
"Upon consultation with the appraiser, it may come down that we need to reconsider some of the different proposals that we have down there," Sandy said. "We think this has great value to the city and helps us to get the project on track."
Tuesday, Bevans advocated allocating funds to the report from a different monies pool-not the construction fund, but a miscellaneous project fund, as it was still undetermined if the project would actually come to fruition, even after years of debate. Ultimately, he added a clause to the passed resolution that states the costs will be transferred to the construction fund if the Buffalo Hills project moves forward.
Furthermore, Bevans said the city should look at simply setting up a minimum maintenance sign on Buffalo Hills Lane and let the residents deal with its deteriorating condition if they're unwilling to fund any improvements. He pushed for a motion to direct staff to look into alternative routes for the city to take aside from improving the road.
"I've been to two public hearings on this project. And I've been to numerous public hearings during the decades that this project has been on the city council agenda," Bevans said. "My question is-can we put a minimum maintenance sign on it and be done with it? If the people don't want it or don't want to pay for it, I certainly don't want to shovel it down anyone's throat."
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"Turn it to dirt," he added. "The road is in terrible shape. Big chunks of asphalt are coming up. I've heard people complain about 3 feet of trail width. I've not heard one person give 100 percent enthusiasm from the microphone for this project. I don't know, maybe we shouldn't do it."
