Ford Brook Estates Street Reconstructions IP 19-01

Updated October 11, 2019

Final Assessment Updated Letter mailed to affected property owners.

Updated September 9, 2019

The City Engineering Technician is working with ASTECH on final punch list.

Updated August 6, 2019

  • Within the Ford Brook Estates neighborhood including 180th Lane and Krypton Street Approximately, 0.16 miles of streets were reconstructed.
  • Construction was substantially complete as of August 6, 2019.
  • Final assessment amounts will not be adopted until an Assessment hearing is held. An Assessment Hearing is scheduled and will be conducted on October 8, 2019. An advance notice of this hearing will be mailed out via U.S. Mail to all benefitting property owners in September, along with detailed information on assessment payment options and timelines. 
  • The City is committed to working cooperatively with property owners and general public to minimize concerns and impacts during construction.
  • June 28th, 2019 Construction Letter Update Vol 3
  • June 5th, 2019 Construction Letter Update Vol 2
  • May 3, 2019 Construction Letter Update

City Improvement Project No. 19-01 proposes to reconstruct streets within the Ford Brook Estates neighborhood including 180th Lane and Krypton Street. The streets total approximately 860 linear feet (0.16 miles) in length. A map showing the location and scope of the proposed improvements is included as Figure 1 in Appendix A in the linked Feasibility Report.
The streets were constructed in 1981 as rural sections with bituminous pavement to a width of 24 feet, and are generally centered within a 66-foot wide right-of-way.
The storm sewer system consists of ditches along both sides of the road within the right-of-way and drainage and utility easements. Storm runoff collects in the ditch along TH 47 and is carried north to Ford Brook.
The existing bituminous pavement section ranges from 1.2 to 6.4 inches thick, with a median thickness of 4.3 inches. The aggregate base ranges from 2.4 to 6.8 inches thick, with a median thickness of 4.1 inches. The pavement section was built on silty sand and lean clay subgrade materials generally not considered ideal for pavement support.
City Staff evaluates and rates the condition of pavement sections on all City streets on an annual basis using the Pavement Surface Evaluation and Rating (PASER) system. In the summer of 2018, the pavement section of the above referenced street segments were rated with a PASER rating of 2 which indicates these streets require complete reconstruction. City staff patch the streets at least once per year, particularly before winter so the streets can be plowed without further damaging the pavement in the process. Pictures of the streets are located in Appendix A in the Feasibility Report.
Proposed improvements include removing the existing bituminous pavement and aggregate base along with 2 feet of the unsuitable subgrade material. Two (2) feet of select granular sand will then be placed over geotextile fabric, with drain tile added at the low points, followed by 4 inches of aggregate base, and 3.5 inches of bituminous pavement, generally meeting the City of Ramsey’s standard pavement design.
Existing ditches will require re-grading due to the soil corrections for residential streets, however, driveway culverts are not anticipated to be affected by this project. Drain tile will be added to properly drain the soil corrections. No other storm sewer improvements are proposed with this project.
The engineer’s opinion of probable costs for completing the proposed improvements outlined in this report is $239,464.57. Estimated costs include 5-percent contingency costs plus 23-percent indirect costs for administrative, engineering, finance and legal costs. A summary of the engineer’s opinion of probable costs is included in Appendix B in the Feasibility Report.

A total of 8 assessable parcels have been identified. Per the Feasibility Report, Staff recommended that 25-percent of eligible project costs be assessed equally across the 8 benefiting properties using the “per lot” assessment method. Eligible project costs include everything except subgrade correction costs, resulting in a proposed preliminary assessment rate of $3,919.90 per assessable parcel. A special benefit consultation report will be completed for this project to verify the proposed assessments will not exceed the benefit to the properties.

This improvement project, which is listed in the City’s current 10-year Capital Improvement Plan, is proposed to be funded using a combination of special assessments to benefiting properties, street reconstruction bond proceeds, and storm sewer funds. 

A Public Information Meeting was held from 6:30 - 7:30 pm on November 8, 2018 for the purpose of explaining the proposed improvements and assessments in more detail, and to gather public input on the project, including any information which should be explored in more detail during development of plans and specifications. Staff presented all pertinent public input to the City Council during the Public Hearing on November 13, 2018.

Funding Source:

The Feasibility Report was completed in-house as part of Staff's normal duties. Per the Feasibility Report, the engineer’s opinion of probable project costs is $239,464.57.  Staff proposes to fund the proposed improvements using a combination of special assessments to benefiting properties, street reconstruction bond funds, and stormwater utility funds, as needed.
A total of 8 residential parcels will benefit from the proposed improvements and are preliminarily proposed to be assessed for 25-percent of eligible project costs which totals $31,359.20.  Subgrade correction costs are not eligible for assessments and are paid 100% by the City.  This equates to preliminary assessments of $3,919.90 per parcel. The City will fund the remaining project costs, which totals $208,105.37.  The City’s costs will be funded using Street Reconstruction and Overlay Program bond funds, as well as a small amount of Stormwater Utility Funds.