Ford Brook Estates Street Reconstructions IP 19-01

Update July 18, 2019

Friday, July 19, 2019 ASTECH is planning on put the wear course (second lift) of pavement down. As always this work is weather permitting. If it rains the work could be completed on Saturday July 20th, 2019. Please remember that new concrete driveways will not be accessible for 7 days while curing. 

Updated July 9, 2019

ASTECH started grading ditches July 8th. The plan is to install the culvert and storm manhole under 180th Lane, pour concrete driveways, and clear and grub trees this week. The wear course (second lift) of pavement and bituminous driveway aprons will likely be paved the week of July 15th, weather permitting. Please remember that new concrete driveways will not be accessible for 7 days while curing. 

Updated July 3, 2019

The base course of bituminous pavement was placed today. No work will be completed on Thursday, July 4th, or Friday, July 5th. 

Updated July 1, 2019

On June 28th, 2019 a copy of this letter was mailed to benefiting property owners.

June 28, 2019

Re: Project Update Letter #3 – 2019 Ford Brook Estates Street Reconstructions

Asphalt Surface Technologies Corporation (ASTECH), the prime Contractor on this project, is nearing substantial completion of the project. This week ASTECH completed the two-foot subgrade correction and installed aggregate base class 5. ASTECH was planning to pave the first lift of bituminous pavement on Friday (two lifts of pavement will be installed including a 2” base course and a 1 ½” wear course), but the rain we received Thursday pushed the base course paving out.

Next week, which is a short week due to the July 4 holiday, ASTECH plans to pave the bituminous base course, clear and grub trees, and start grading the ditches, weather permitting.

From July 8 to July 20, ASTECH plans to install a storm sewer manhole and culvert across 180th Lane, complete ditch grading operations, and restore turf. The second lift of bituminous pavement (wear course) should also be placed and compacted, weather permitting. Concrete driveway aprons will also be poured during this time, and bituminous driveway aprons will be paved when the wear course is placed. Please know that concrete driveway aprons will not be accessible for roughly 7 days while curing.

Please continue to place your garbage cart near the end of your driveway before 7 AM on Monday mornings through the end of construction. Until garbage haulers are willing to drive on the new streets, ASTECH will continue to bring garbage carts out to Highway 47 on Monday mornings, and will return them to the ends of driveways at the end of the day.

Questions related to construction should continue to be directed to the City of Ramsey’s construction inspector, Aaron Madsen, at 763-286-2579 or The Contractor, Lance Bemboom, can be reached at 320-248-7720 or Please feel free to contact me at 763-433-9825 or with any questions regarding this letter.

For the most accurate and current information on this project, please visit the project website at, which is updated frequently as new information becomes available.


Bruce Westby, City Engineer

Updated June 26, 2019

On Wednesday, June 12th; the Contractor, Astech Inc. started work. The week of June17th - 20th; Astech Inc. removed the existing bituminous pavement and underlying gravel base. Then began subgrade correction work, which includes removing two-feet of subgrade.

During the week of June 24th - June 28th; Astech Inc. will finish subgrade correction work, and being installing aggregate base. New bituminous pavement base course will be placed and compacted on top of the aggregate base.  

Updated June 6, 2019 

Re: Project Update Letter #2 – Mailed June 6, 2019

On Tuesday, May 14, the Ramsey City Council awarded a contract for construction for the Ford Brook Estates Street Reconstruction project to Asphalt Surface Technologies Corporation (ASTECH).
On Tuesday, June 4, the City held a pre-construction meeting with ASTECH.  The purpose of the meeting was to review the Contractor’s proposed construction schedule, to share contact information, to review the status of permits, and discuss relevant construction related procedures, processes and requirements.

Pre-construction Meeting Update
Construction Schedule – The Contractor currently plans to start work Wednesday, June 12, and to complete work near the end of June, weather permitting.  See attached map for scope of work.

Work tasks – During the first 7 to 10 days, equipment will be hauled in, traffic control signs will be installed, trees (with ribbons) will be cleared and grubbed, temporary cluster mailboxes will be installed, pavement from the street and driveway aprons will be removed and hauled off site, and subgrade correction work will be completed (includes removing two-feet of subgrade and installing geotextile fabric, drain tile, culverts/storm sewer, and two-feet of compacted sand.  Soil will be ramped up to driveway ends as best as practical during construction to provide access to existing driveways by the end of each workday.  Over the next 7 to 10 days, aggregate base will be placed and compacted, and the new bituminous pavement base course will be placed and compacted.  Turf restoration will then be completed, followed by paving of the bituminous wear course on streets and driveways.

Access to Properties – The Contractor plans to complete as much subgrade correction work as possible each day to minimize inconveniences to property owners.  As previously noted, access to driveways will be provided at the end of each workday.  During work days, please plan to park outside the project limits and to walk to your property, as needed.  

Cul-de-sac Expansion 
The project was awarded with the alternate bid for expanding the cul-de-sac diameter by 16 feet to allow school buses to use the cul-de-sac to pick up and drop off students, instead of utilizing Highway 47.  City Staff and the Contractor will work closely with property owners fronting the cul-de-sac to minimize impacts as much as practical during this work, including matching into existing driveways.

Garbage Pick-up 
Please make sure to place your garbage cart near the end of your driveway before 7 AM on Monday mornings during construction.  The Contractor will bring all garbage carts out to the right-turn lane on Highway 47 on Monday mornings, and will return the carts to the ends of driveways at the end of the day.  

Special Assessment Update

Properties directly accessing reconstructed streets receive special benefit from the improvements and are therefore assessed 25% of eligible project costs per the City’s Special Assessments Policy, which is available on-line at Eligible costs do not include subgrade correction work, which constitutes a large portion of the work on this project. The City covers 100% of all ineligible project costs, and 75% of all other project costs.

The Feasibility Report identified estimated project costs, which were used to set preliminary assessments. Special assessments for this project were preliminarily adopted at $3,919.90 per benefiting property. Based on the bids received for this project, which were significantly higher than the estimated costs, special assessments could increase to $6,635.80 if 25% of eligible project costs are still targeted for collection. However, the preliminary assessment amount of $3,919.90 remains unchanged. The final assessment amount will not be adopted until an Assessment Hearing is conducted on October 8, 2019. At that time, final construction costs will be known and considered when the City Council adopts the final assessment amount. Letters will be mailed to all benefitting property owners will receive advance notice of this hearing via U.S. mail in September, along with detailed information on assessment payment options and timelines.

The letter is available by selecting the attached link: June 5th, 2019 Construction Letter Update Vol 2.

Updated May 3, 2019

Construction update letter will be mailed to affected property owners during construction. 

Updated April 18, 2019

On Tuesday, March 26th, 2019, the Ramsey City Council adopted Resolution #19-079 approving plans and specifications and authorizing Advertisement for bids for Improvement Project 19-01, Ford Brook Estates Street Reconstruction. City Staff has developed final plans and specifications for use in bidding and constructing this project. Bids were published in Anoka County Union Herald and Finance and Commerce newspapers on March 29th and April 5th, 2019. For this project we will be accepting only online electronic bids through QuestCDN. Construction is anticipated to begin in May/June 2019, weather depending, and pending City Council approval of award of contract to the lowest responsible bidder. Letters will be mailed to all benefitting property owners with detailed information about the construction process and schedule, and what to expect during construction, after the City and the contractor conduct a pre-construction meeting. This web site will also be updated as new information becomes available.

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.