Business Park 95 Street Reconstructions IP 21-03

Updated March 26, 2021

The City of Ramsey has developed plans for the reconstruction of Business Park 95 Subdivision including; 140th Avenue, McKinley Street, Radium Street and Unity Street. The streets total approximately 6,314 lineal feet (1.20 Miles) in length.

On March 23, 2021 the Ramsey City Council adopted Resolution #21-060 Approving Plans and Specifications and authorizing advertisement for bids to be published on Friday, March 26, 2021 and Friday, April 2, 2021, both in the City's official newspaper, the Anoka Union Herald, and in Finance & Commerce.  Potential bidders may purchase the plans through, downloading and submit their bids, with the electronic bidding software used by the City of Ramsey. This ensures that all bidders are bidding off the same set of plans, and that all bidders are notified of any plan revisions (addenda) issued during the bidding process.

Staff proposes to open bids on April 19, 2021, and to present the bid results to City Council on April 27, 2021 for award of a construction contract to the lowest responsible bidder.

Letters were mailed to business and property owners on January 28th notifying them of the proposed street reconstructions in Business Park 95. Only one response has been received to date.

More information will be posted to this website as it comes available.

Updated February 25, 2021

On January 12, 2021, the Ramsey City Council ordered plans and specifications for City Improvement Project #21-03, Business Park 95 Street Reconstructions, which proposes to reconstruct streets within the Business Park 95 subdivision in 2021 including 140th Avenue, McKinley Street, Radium Street and Unity Street. The streets total approximately 6,314 lineal feet (1.20 miles) in length. Property owners will not be assessed for any of the costs for these improvements.


The 2021 – 2030 Capital Improvement Program, adopted on December 8, 2020 by the Ramsey City Council, identifies the streets in Business Park 95 for reconstruction in 2021.


On February 24, 2020, the Ramsey City Council indefinitely suspended the annual sealcoat program and reallocated $250,000 of the budgeted 2020 sealcoat funds for pavement overlay improvements in the Business Park 95 subdivision since the streets within Business Park 95 are prematurely deteriorating due to pavement stripping, which is the driving force for suspending the annual sealcoat program.


In February of 2020, Staff hired WSB to perform a pavement forensics analysis, which included the extraction of pavement cores from each street segment proposed to receive overlay improvements in Business Park 95. Based on WSB and Associates pavement forensics analysis, it was found that the deterioration of the streets in Business Park 95 were beyond the scope of overlay improvements. WSB's report solidified Staff’s recommendation not to overlay the streets within Business Park 95 in 2020. 


On March 16, 2020, the Public Works Committee supported Staff’s conclusions and recommendations that the proposed Amended 2020 Pavement Overlay Improvements, including Business Park 95, were not feasible or cost-effective from an engineering standpoint, and that the overlay improvements as proposed should not be completed in 2020.


On November 10, 2020, the Ramsey City Council authorized Staff to execute proposals from Bolton & Menk for topographic survey work, and from Chosen Valley Testing (CVT) for geotechnical evaluation work, both of which are required to complete the project design and prepare plans and specifications. The CVT Geotechnical Report has since been received and can be seen here. The geotechnical report generally found clean sand below the existing bituminous and gravel pavement sections.


On December 8, 2020, the Ramsey City Council authorized Staff to execute proposals from Nelson Sanitation & Rental, Inc. for televising services of the sanitary sewer and storm sewer within the project area, and from Water Conservation Services, Inc. for watermain leak testing services within the project area. The testing of the municipal utilities is not yet complete, but if utility testing reveals any issues, the required repair work will be incorporated into the plans. No extensions to municipal utilities are proposed with this project.


In 2020, Business Park 95 was included in the Ground Penetrating Radar Pavement Evaluation performed by Braun Intertec. This data provides bituminous and aggregate base thickness information. 


The Business Park 95 subdivision is a commercial subdivision with heavy truck traffic. During the fall of 2020, Staff took traffic counts and recorded annual daily traffic (ADT) volumes of 846 on Unity Street south of Bunker Lake Boulevard, and 2,245 on McKinley Street east of Sunfish Lake Boulevard.


The City does not have a standard commercial pavement section, however, since these roads must be open during all seasons to heavy truck traffic, Staff is proposing to reconstruct the streets to a 9-ton design, per MnDOT design guidelines. Based upon pavement coring's, the existing pavement section meets a 9-ton design. The existing concrete curb and gutter is generally in good condition. Staff proposes reconstructing the streets by the full-depth reclamation method. This includes reclaiming the existing pavement and aggregate base section, removing the top 4-inches of reclaim material, then compacting the remaining 6-inches of material in place to serve as aggregate base.  Then 4-inches of new bituminous pavement is proposed to be placed on top to effectively provide a 10-inch minimum pavement section, meeting a 9-ton design strength.


The east end of the pavement on McKinley Street ends approximately 400-feet east of Radium Street. McKinley Street is then gravel for approximately 75-feet more before turning into a private driveway, leaving no space within public right of way for snow plows or emergency vehicles to turn around. Staff proposes to extend McKinley Street approximately 300-feet with a 100-foot diameter cul-de-sac (CDS) at the east end within existing city-owned right-of-way. The CDS improvements are supported by the City’s Public Works and Fire Departments. This CDS road would have the added benefit of providing better access to an existing trunk sanitary sewer line which exists in green space east of McKinley Street. Staff proposes adding this CDS road as an alternate bid to the Business Park 95 Street Reconstruction plans, which will allow the City Council to discuss the proposed CDS road improvements knowing the estimated construction costs.


Approximately 450-feet of the west end of McKinley Street is proposed to be left as is because this segment will be reconstructed with the Sunfish Lake Boulevard & BNSF Railway grade separation improvements, part of the Ramsey Gateway Highway 10 Improvements project. The construction limit on the west end of McKinley Street will terminate at the tie down location for the Ramsey Gateway Improvements, avoiding throw away costs. The preliminary design for the Sunfish Lake Boulevard & BNSF Railway grade separation improvements will be well underway by the time final plans for Improvement Project #21-03 are to be presented to the City Council for approval and authorization to advertise for bids. And if the Sunfish Lake Boulevard design changes before the reconstruction of McKinley Street begins, the construction limit will be adjusted accordingly.


Click here to view a figure showing the scope of this project. A link to the construction plans will be provided on this web page when plans are approved.


Tentative Project schedule
March 23 – Approve Plans and Specifications / Authorize Ads for Bids
March 26, and April 2 – Publish Ads for Bids
April 20 – Bid opening
April 27 – Accept Bids / Award Contract
Early June – Begin construction

Early September  – Substantial completion

Late September - Contractor Completes Construction


The engineer’s opinion of probable project costs for the proposed improvements is $1,070,000. Estimated costs include 10-percent contingency costs, as well as 23-percent indirect costs for administrative, engineering, finance, and legal costs. A breakdown of the estimated project costs is as follows. Property owners will not be assessed for any of the costs for these improvements.

  • Base Street                                    = $ 920,000
  • Base Storm Sewer                         = $   25,000
  • Alternate Cul-de-Sac (CDS)         = $ 110,000
  • Alternate CDS Storm Sewer         = $   15,000

The street improvements proposed with this project are identified in the City’s current 10-year CIP, and can be funded using a combination of Pavement Management Funds, Stormwater Utility Funds, and the previously dedicated $250,000.

City Council has not yet approved the final project.