Residents pack Baxter City Hall to oppose North Forestview project

BAXTER-There were plenty of easy pleasantries and dry-humored laughs, but make no mistake, it was a tense public hearing-evidenced by the earnest looks, pensive expressions and the lingering words of a speaker who jokingly described the proceedings as a "lynch mob."

The Baxter City Council convened Thursday, Dec. 20, a packed public hearing-with every chair taken and some people hugging the walls-to discuss the South Interceptor and North Forestview project, a full-depth reconstruction project with significant portions delegated to subterranean water and sewer infrastructure.

That latter bit about sewer and water lines-therein lies the main sticking point. It's a decision with long-term and hefty implications for both city and North Forestview residents, with an estimated price tag hovering around $9.5 million.

"The moral angle is that there are a lot of people in this room and in this project who will lose their homes, who will not be able to continue living in the spaces they're occupying now because it's too expensive," said Michael Hopps, a resident of Camwood Trail. "There are a lot of people whose lives are going to changed. My life is going to be changed."

Hopps said he believes there is a driving profit motive by architectural-engineering firm Bolton & Menk that isn't subject to the concerns of residents.

"Where's the fiscal responsibility in engaging in such a large capital improvement project when most economic people are saying it's ripe for a recession?" Mississippi Road resident Craig Franke questioned the council. "What I am I going to get for my, essentially, $59,000 (with interest and fees factored over 15 years)? For $60K, I'm getting what I already have, for something that-in all actuality-is something worse."

The project entails the reconstruction of a number of deteriorating roadways around North Forestview Drive, which-in light of a new Baxter Elementary School and related infrastructure being constructed nearby-also presents an opportunity to install sewer and water lines to a number of properties adjoining the route.

Streets involved in the North Forestview project talks include Chestnut Drive, Camwood Trail, Scenic River Drive, Mississippi Road, Forestview Drive, Land O Lakes Road, Loredo Road and Fuschia Drive-roadways in southeast Baxter, near the Mississippi River. Of these, Forestview is in the worst condition, while Camwood and Scenic River are next in line in terms of deterioration.

Currently, those properties depend on septic tanks and wells, while it's in the comprehensive city plan to install water and sewer lines into R-1 residential properties. They've been characterized by residents who spoke as larger open parcels, owned by property owners with a variety of incomes and personal wealth, though mostly middle class.

Critics lambasted the water main and sewer portions of the project as unnecessary-with total project assessments standing at $25,000 on the low end, with some climbing over $60,000 through 15 years, of which $17,000 is unable to be deferred-and delivering crushing costs to property owners who have to fund initiatives to retroactively install subterranean infrastructure.

Contrary to perceived benefits of the project, some landowners argued the project will actually decrease property values. Others noted they would have to put off retirement to pay the assessments, while others argued they have to move off the designated streets or out of Baxter altogether if the project moves forward-that is, if they can afford to move. A few said they are seeking legal counsel and will initiate lawsuits against the city if the project is approved.

Fears of a recession-with one, Hopps said, expected to occur sometime in 2019 and 2020-were raised in multiple comments and swirled around proceedings.

Proponents argued water and sewer lines are a necessary improvement long coming and-while it's a hardship in the short term-poor decisions in the past to develop housing and neighborhoods without water and sewer lines forced the city of Baxter into this position. Water and sewer lines are seen as means to protect the watershed and the Mississippi River.

Some speakers noted they would be in favor of funding surface pavement improvements, but not footing the bill for an invasive installation of sewer and water lines. In a hand vote, residents overwhelmingly rejected the project as it's currently stipulated, with a couple people indicating they were either in favor or undecided respectively.

Council member Mark Cross said it was unlikely there could be a compromise-either the city goes through with the full project, he noted, or it rejects the project altogether because these deficiencies should have been addressed years ago.

"What we did as a council awhile back-10, 12 years-we created a red line on this map that says, 'We can get water and sewer to every place in the red line on this map.' We drew a line in the sand that said no more subdivisions within the red lines without water and sewer," Cross said. "It's much more expensive to come back to these neighborhoods after they're fully developed and put in water and sewer. We are trying to be as fiscally responsible as we can, but we are dealing with mistakes that were made 30, 35 years ago when your houses were built."

The following are estimated total costs for roadway reconstruction, as well as sewer, stormwater and water infrastructure improvements for South Interceptor and North Forestview project:

• North Forestview sanitary/sewer: $2,230,780.

• North Forestview water: $2,168,987.

• North Forestview streets and trails: $2,869,182.

• Water main west of North Forestview: $586,644.

• Forestview stormwater outlet: $432,287.

• Total Forestview project: $8,287,880.

• Total South Interceptor and North Forestview project cost: $9,530,418.

In turn, these projects will be paid largely through taxpayer dollars by residents throughout Baxter, as well as special assessments and service fees to property owners in the project area.

• Total estimated assessment per lot (with storm runoff and impervious surfaces factored) is estimated at $19,492.

• Total estimated assessment per lot (with storm runoff and impervious surfaces factored) with fees is estimated at $21,192.

• Total estimated city cost, or total taxpayer burden, is $4,923,551 (51.7 percent).

• Total estimated costs funded by special assessments is $4,606,867 (48.3 percent).

Council members Todd Holman and Cross, along with outgoing members Quinn Nystrom and Steve Barrows, attended the public hearing. Mayor Darrel Olson was unable to attend on account of unexpected health issues, Holman said.

1/3: A map of Baxter, with projects for 2019-22 indicated. Red circles indicates areas planned for sewer/water line installations. The Forestview project involves properties in the bottom right circle along the Mississippi River. Click on the image to view the entire graphic. Conceptual map courtesy of City of Baxter

2/3: Michael Hopps (left) addresses his fellow residents and the Baxter City Council during a public hearing Thursday, Dec. 20. Hopps lambasted the North Forestview project as fiscally irresponsible and ultimately detrimental to Baxter neighborhoods involved. Gabriel Lagarde / Brainerd Dispatch

3/3: A planning and zoning map of the city of Baxter. Bright yellow properties are designated as R-1 -- of which, the vast majority of properties in North Forestview fall under this categorization. Click on the image to view the entire graphic. Zoning map courtesy of city of Baxter