Brookview Estates Street Reconstructions IP 19-02
City Improvement Project No. 19-02 proposes to reconstruct streets within the Brookview Estates neighborhood including 173rd Avenue and Germanium Street. The streets total approximately 2,662 linear feet (0.50 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 1979 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 generally 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 Germanium Street and is carried north to the Trott Brook through an outlet pipe located in the north cul-de-sac. Storm runoff collects in the ditch along 173rd Avenue and goes across land into the Rum River to the east.
The existing bituminous pavement section ranges from 2.0 to 6.0 inches thick, with a median thickness of 3.6-inches. The aggregate base ranges from 0.8 to 5.0 inches thick, with a median thickness of 2.7-inches. The pavement section was built on primarily poorly graded sands with silts subgrade material which is generally considered usable for pavement support with the proper preparation.
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 3 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 improvement include reconstructing the existing bituminous pavement section using the Full Depth Reclamation (FDR) process. This process involves reclaiming the entire existing bituminous pavement section, along with the existing aggregate base material. A portion of this reclaimed (ground and mixed) material would then be spread and compacted on top of the reshaped and compacted subgrade. Then, 3.5 inches of bituminous pavement would be placed, generally meeting the City of Ramsey’s standard pavement design for residential streets.
Existing ditches will likely require re-grading and other drainage construction is likely, however, driveway culverts are generally not anticipated to be affected by this project. Additional storm sewer is anticipated to be added to improve storm runoff water quality prior to flowing into Trott Brook. Drainage easements may be needed in one or more locations.
The engineer’s opinion of probable costs for completing the proposed improvements outlined in this report is $502,555.46. 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 21 assessable parcels have been identified. Per the Feasibility Report, Staff recommended that 25-percent of eligible project costs be assessed equally across the 21 assessable properties using the “per lot” assessment method. Eligible project cost include everything except subgrade correction costs and guardrail modification costs. This results in a proposed preliminary assessment rate of $4,418.30 per assessable parcel. A special benefit consultation report will be completed for this project to verify the proposed assessment amount 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 5:00 - 6:00 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.
Following the Public Hearing, Staff complied with a request from a benefiting property owner to provide a petition template for use in obtaining signatures on a petition opposing the Council initiated improvement project. The linked project update letter was then mailed to all benefiting property owners on November 21 to clarify that the improvements as proposed will not increase the width of the streets, or add curb and gutter and/or storm sewer across the project area.
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 $502,555.46. 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 21 residential parcels will benefit from the proposed improvements and are preliminarily proposed to be assessed for 25-percent of eligible project costs which totals $92,784.30. Subgrade correction costs are not eligible for assessments and are paid 100% by the City. This equates to preliminary assessments of $4,418.30 per parcel. The City will fund the remaining project costs, which totals $409,771.16. 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.