City Council Agenda Packet 11-08-2021 SpecialAGENDA
CITY COUNCIL SPECIAL MEETING
Monday, November 8, 2021— 5:30 p.m.
Monticello Community Center — North Mississippi Room
AGENDA
1. Call to Order
2. 5:00 p.m. Discussion on The Pointes at Cedar Proposals
3. 5:30 p.m. Discussion on Vacation of Dundas Road
4. Adjournment
MonticelloMonticelloeRo
CHELSEA COMMONS
City of Monticello, Wright County, Minnesota
July 23, 2021
Prepared for:
City of Monticello
WSB PROJECT NO. R-017991-000
CERTIFICATION
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly registered
professional engineer under the laws of the State of Minnesota.
Charles T. Rickart, P.E.
Date: July 23, 2021 Reg. No. 26082
Table of Contents
Background/ Introduction.......................................................................................................... 2
ExistingConditions.................................................................................................................... 5
A. Land Use..................................................................................................................... 5
B. Roadway Characteristics............................................................................................. 5
C. Traffic Volumes............................................................................................................ 7
TrafficProjections...................................................................................................................... 7
A. Background (Non -Site) Traffic Growth......................................................................... 7
B. Traffic Generation........................................................................................................
7
C. Traffic Distribution.......................................................................................................11
D. Projected Traffic Volumes...........................................................................................11
TrafficImpact Analysis..............................................................................................................17
A. Methodology...............................................................................................................17
B. Existing Conditions Analysis.......................................................................................18
C. Forecasted Conditions Analysis..................................................................................20
Dundas Road Closure Analysis.................................................................................................26
A. Dundas Road Traffic Volumes....................................................................................26
B. Traffic Diversion..........................................................................................................26
Conclusions..............................................................................................................................26
Recommendations....................................................................................................................28
List of Figures
Figure1 - Location Map..............................................................................................................3
Figure2 — Area Plan...................................................................................................................4
Figure 3a/3b - 2021 Existing Conditions...................................................................................8/9
Figure 4a/4b — 2040 No -Build Volumes................................................................................13/14
Figure 5a/5b — 2040 Build Volumes.....................................................................................15/16
Figure 6 — Level of Service Ranges..........................................................................................18
List of Tables
Table 1 — Site Traffic Generation — Chelsea Commons Development Area..............................10
Table 2 — Site Traffic Generation — Current Zoning...................................................................11
Table 3 — Average Daily Traffic Summary.................................................................................12
Table 3 — 2021 Existing Conditions Summary...........................................................................19
Table 4 — 2040 No -Build Conditions Summary..........................................................................21
Table 5 — 2040 Build Conditions Summary — Existing Geometrics............................................22
Table 6 — 2040 Build Conditions Summary — with Signal / All -way Stop Mitigation .................... 24
Table 7 — 2040 Build Conditions Summary — with Roundabout Mitigation.................................25
CHELSEA COMMONS TRAFFIC STUDY PAGE 1
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Background / Introduction
The City of Monticello is considering the implementation of a mixed-use development concept
proposed for the "Chelsea Commons" area located south of Chelsea Road, north of School
Boulevard between Cedar Street and Edmonson Avenue. The project location is shown on
Figure 1.
The area is guided or zoned for commercial uses to mid- to high-density residential. The
Chelsea Commons area is viewed as an ideal opportunity to create a centrally located complete
neighborhood which blends commercial, residential, and public spaces. The proposed current
concept area plan is shown in Figure 2.
In conjunction with the proposed Chelsea Commons area concept development, the impacts of
traffic on the transportation system including the possible closure of Dundas Road will require
review and analysis. The purpose of this study is to determine the potential traffic impacts the
development will have on the adjacent roadway system.
The traffic impacts of the existing roadway system and proposed development area were
evaluated at the following locations.
• TH 25 at Chelsea Road
• Cedar Street at Chelsea Road
• Edmonson Avenue at Chelsea Road
• TH 25 at Dundas Road
• Cedar Street at Dundas Road
• Edmonson Ave at Dundas Road
• TH 25 at School Boulevard
• Cedar Street at School Boulevard
• Edmonson Ave at School Boulevard
The following sections of this report outline the findings of this study including:
• Documentation of existing and no -build traffic conditions for the Chelsea Commons
development area.
• Projecting future traffic on the area roadways for the proposed Chelsea Commons
development plan.
• Determining future roadway improvement alternatives based on the future traffic
conditions.
• Analyzing both existing conditions and future traffic conditions with and without
alternative improvements.
• Analyze the impacts the proposed closing of Dundas Road will have on the area
roadway system.
• Determining lane configuration needs at the primary intersections on the area roadways.
• Developing conclusions and recommendations with respect to the existing and future
roadway configurations on the area roadways.
CHELSEA COMMONS TRAFFIC STUDY PAGE 2
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Project Location '
Dow ';; r irm RSiAiE
94
j
"School Boulevard
LU
W
} w Z
d 2"
a� >
o >
Ln d en
C
0 0 .�
CHFLSFA COMMONS
s�, +lLa/�166�.. �Crss6a.r4
Gateways/Focus Areas
Vignette Drawings
Gateway Plaza -�
Major
�+ ❑ r-7
Gatewa 02
Secondary
ay
47 44—
Majo.'r G
�s
Gatov� a�% .li. Secondary
fjJ jJ G 1 —
Gateway
/ 1 I C�� s �• ,:7 en, h
NrcfOre Aond' —
I,.
5econdar -"- -'� d Major
G ewa r- - - cllenlylllp
.__
_..;vJA real
Maja'r. 4
Gateway l¢ f
Secondary
Gateway
r'•lu0
Figure 2
CITY 01Chelsea Commons Draft
wsb Monticello Traffic Impact Study
City of Monticello Development
Concept Plan
CHELSEA COMMONS TRAFFIC STUDY PAGE 4
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Existing Conditions
A. Land Use
The existing land use in the study area consists of commercial / industrial and retail uses
within the development area.
B. Roadway Characteristics
TH 25: TH 25 is a north/south 4 -lane Principal Arterial in the City's 2040 Comprehensive
Plan. It has a 4 -lane urban cross section with left and right turn lanes at all intersections.
TH 25 south of Oakwood Drive to south of School Boulevard has a posted 45mph speed
limit. The existing 2021 ADT on TH 25 is 30,000vpd between Oakwood Drive and
School Boulevard.
Chelsea Road: Chelsea Road is an east/west Major Collector in the City's 2040
Comprehensive Plan. It has a 2 -lane cross section with turn lanes at the primary
intersections and paved shoulders. Chelsea Road east of TH 25 has a posted 40 mph
speed limit. The existing 2021 ADT on Chelsea Road east of Edmondson Avenue is
6,200vpd, 6,450vpd between Edmonson Avenue and Cedar Street and 6,750vpd
between Cedar Street and TH 25.
Dundas Road: Dundas Road is an east/west Local street in the City's 2040
Comprehensive Plan. It has a 2 -lane cross section with paved shoulders. Dundas Road
east of TH 25 has a posted 30 mph speed limit. The existing 2021 ADT on Dundas Road
east of Edmondson Avenue is 950vpd, 1,425vpd between Edmonson Avenue and Cedar
Street and 1,500vpd between Cedar Street and TH 25.
School Boulevard: School Boulevard is an east/west City of Monticello 2 -lane Minor
Arterial roadway in the City's 2040 Comprehensive Plan. Left and/or right turn lanes are
provided at most intersections. The posted speed limit east of TH 25 is 40 mph. The
existing 2021 ADT on School Boulevard east of Edmondson Avenue is 6,250vpd,
6,600vpd between Edmonson Avenue and Cedar Street and 8,450vpd between Cedar
Street and TH 25.
Cedar Street: Cedar Street is a north/south Local street in the City's 2040
Comprehensive Plan. It has an urban 2 -lane cross section with a raised center median
north of School Boulevard and a continuous center left turn lane from north of School
Boulevard to Oakwood Drive. Cedar Street has a posted 30 mph speed limit. The
existing 2021 ADT on Cedar Street between School Boulevard and Dundas Road is
3,700vpd and 2,000vpd between Dundas Road and Chelsea Road.
Edmonson Avenue: Edmonson Avenue is a north/south Minor Collector roadway in the
City's 2040 Comprehensive Plan. It currently has a 2 -lane cross section with no
shoulders. The posted speed limit on Edmonson Avenue is 35mph between Chelsea
Road and Dundas Road and 55mph south of Dundas Road. The existing 2021 ADT on
Edmonson Avenue between School Boulevard and Dundas Road is 2,100vpd and
1,600vpd between Dundas Road and Chelsea Road.
The lane configurations at each of the primary intersections is outlined below.
CHELSEA COMMONS TRAFFIC STUDY PAGE 5
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
TH 25 at Chelsea Road — Traffic Signal Control
SB TH 25 — one left, two thru, one right
WB Chelsea Rd — one left, one thru, one thru/right
NB TH 25 — one left, two thru, one right
EB Chelsea Rd — one left, one thru, one thru/right
Cedar Street at Chelsea Road - Side Street Stop Control
SB Cedar St — one left, one thru, one right
WB Chelsea Rd — one left, one thru, one thru/right
NB Cedar St - one left, one thru/right
EB Chelsea Rd — one left, one thru, one thru/right
Edmonson Avenue at Chelsea Road - Side Street Stop Control
SB Edmonson Ave — one left/thru/right
WB Chelsea Rd — one left/thru/right
NB Edmonson Ave - one left/thru/right
EB Chelsea Rd — one left/thru/right
TH 25 at Dundas Road — Side Street Stop Control
SB TH 25 — one left, two thru
WB Dundas Rd — one right
NB TH 25 — two thru, one right
Cedar Street at Dundas Road - Side Street Stop Control
SB Cedar St — one left, one thru/right
WB Dundas Rd — one left/thru/right
NB Cedar St - one left, one thru/right
EB Dundas Rd — one left/thru/right
Edmonson Avenue at Dundas Road - Side Street Stop Control
SB Edmonson Ave — one left/thru/right
WB Dundas Rd — one left/thru/right
NB Edmonson Ave - one left/thru/right
EB Dundas Rd — one left/thru/right
TH 25 at School Boulevard — Traffic Signal Control
SB TH 25 — one left, two thru, one right
WB School Blvd — one left, one thru, one right
NB TH 25 — one left, two thru, one right
EB School Blvd — one left, one thru/right
Cedar Street at School Boulevard — All -Way Stop Control
SB Cedar St — one left, one thru, one right
WB School Blvd — one left, one thru, one right
NB Cedar St - one left, one thru/right
EB School Blvd — one left, one thru, one right
Edmonson Avenue at School Boulevard - Side Street Stop Control
SB Edmonson Ave — one left/thru/right
WB School Blvd — one left, one thru/right
NB Edmonson Ave - one left/thru/right
EB School Blvd — one left, one thru/right
CHELSEA COMMONS TRAFFIC STUDY PAGE 6
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
The existing roadway geometrics including the intersection traffic control, is shown on
Figure 3a / 3b.
C. Traffic Volumes
AM and PM peak hour turning movement and daily counts were conducted during the
week of April 19th, 2021. In order to determine if these counts should be adjusted to
account for "COVID-19" impacts, the data was compared to previous counts in the area.
Based on this review it was determined that the traffic volumes should be adjusted and
increased by 10%. These counts were used as the existing baseline conditions for the
area.
Figure 3a and Figure 3b shows the existing intersections that were analyzed as part of
this study, with the existing 2021 AM and PM peak hour and traffic volumes.
Traffic Projections
In order to analyze the lane configuration and traffic control needs projected traffic volumes
were determined for the area. Projected 2040 traffic volumes were determined based on
proposed anticipated future development land use in the area and the City's current
Transportation Plan. The following sections outline the projected background traffic growth,
traffic generation from the study area, as well as the traffic distribution and projected traffic
volumes.
A. Background (Non -Site) Traffic Growth
Traffic growth in the vicinity of a proposed site will occur between existing conditions
(2021) and any given future year due to other development within the region. This
background growth must be accounted for and included in future year traffic forecasts.
Reviewing the historical traffic counts in the area, traffic has stayed somewhat constant
or dropped in the past few years.
In order to account for some background traffic growth several factors were considered
including the current City Transportation Plan future traffic projections compared to the
existing traffic volumes, the historic traffic volumes, and the Wright County State Aid
traffic growth projection factor. Based on this review a factor of 1.20 (1.0%/year) over a
20 -year period was used to project traffic from 2021 to the 2040 analysis year.
B. Traffic Generation
The estimated trip generation from the proposed Chelsea Commons site development is
shown below in Table 1. The trip generation used to estimate the proposed site traffic is
based on rates for other similar land uses as documented in the Institute of
Transportation Engineers Trip Generation Manual, 10' Edition.
The table shows the Daily, AM peak and PM peak hour trip generation for the proposed
residential and commercial uses in the study area. The traffic generation was
determined for three site development areas. The north section (north of Dundas Road),
Central section (south of Dundas Road) and south section (north of School Boulevard).
CHELSEA COMMONS TRAFFIC STUDY PAGE 7
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
6450
3 141
m 140 0501
rra t %k or 12 (461
o Zn 4- 68{749 (11)21 r ti t
N 11'1
29 (87) (228) 249 N b
�J 4 r 55{127} I$00 (25)22 '� •�
00126 -` 1 t dfw `
(71140 - ;E �1425 950
148115 `" V3 `V "w•"
r 24 (75) N
5 (17) Y Y co
120 (258)
t
16 ,r 13 {49)
. .. r (92) 46 a 4 04) 3 '1 t f
f391Z4 y Y Y G'
10n.rauEioi:. u SSI7
;.• ..zsa
h 1
�r „: Chelsea Commons Figure 3a
anis b Monticello Traffic Impact Study Existing Traffic
City of Monticello Volumes
CHELSEA COMMONS TRAFFIC STUDY PAGE 8
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
a
LEGEND
N
5t} (75)
AM (PM) Turning Movements
r t
N Pa 47
34 (157)
W tF
Turning Movement
sfi t17a1
10QQ
Existing ADT
(2121183
t
j102)126
a
(104)S3 N
a,
6200
6450
3 141
m 140 0501
rra t %k or 12 (461
o Zn 4- 68{749 (11)21 r ti t
N 11'1
29 (87) (228) 249 N b
�J 4 r 55{127} I$00 (25)22 '� •�
00126 -` 1 t dfw `
(71140 - ;E �1425 950
148115 `" V3 `V "w•"
r 24 (75) N
5 (17) Y Y co
120 (258)
t
16 ,r 13 {49)
. .. r (92) 46 a 4 04) 3 '1 t f
f391Z4 y Y Y G'
10n.rauEioi:. u SSI7
;.• ..zsa
h 1
�r „: Chelsea Commons Figure 3a
anis b Monticello Traffic Impact Study Existing Traffic
City of Monticello Volumes
CHELSEA COMMONS TRAFFIC STUDY PAGE 8
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
I� 57 (75)
+% 4 r 13 (351
f51)10 9 t P
1174}209
0
fig} 7
42 (150)
m
N b
[`9 N
II+']
i
LEGEND N
5d (75) AM (PM) Turning Movements
'ItF y4Turning Movement
rk- fir
13
ti 0 (5)
N e - 11531
1. Or 4(10)
{1j1 ti t
(23)63
(53)18
CITY df Chelsea Commons Figure 3b
C, Montl�ello Traffic Impact Study Existing Traffic
City of Monticello Volumes
CHELSEA COMMONS TRAFFIC STUDY PAGE 9
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
4901
M1 M1 �
+ 4
r
7 (34)
r
�• I •� .+.. 11}
N) 41
1
t f
{1421 i09 ~
N
w n
j196)44
U6
.} 1'•4 -M1
I
INNESOTA
r j ;
13
ti 0 (5)
N e - 11531
1. Or 4(10)
{1j1 ti t
(23)63
(53)18
CITY df Chelsea Commons Figure 3b
C, Montl�ello Traffic Impact Study Existing Traffic
City of Monticello Volumes
CHELSEA COMMONS TRAFFIC STUDY PAGE 9
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 1 - Estimated Site Trip Generation — Proposed Chelsea Commons Area
Planned Use
Size
ADT
AM Peak
PM Peak
Total
In
Out
Total
In
Out
Total
In
Out
North Section
Residential
315 DU
2,306
1,153
1,153
145
33
112
176
111
65
Public Space
14.9 acre
12
6
6
1
1
0
2
1
1
Commercial
(Office/Retail/
Hotel/Restaurant)
120,000 sf
1,168
584
584
139
120
19
138
22
116
Total
3,486
1,743
1,743
285
154
131
316
134
182
Central Section
Residential
200 DU
1,464
732
732
92
21
71
112
71
41
Public Space
6.9 acre
6
3
3
1
1
0
2
1
1
Commercial
(Retail/Restaurant)
65,000 sf
634
317
317
76
65
11
75
12
63
Total
2,104
1,052
1,052
169
87
82
189
84
105
South Section
Residential
350 DU
2,562
1,281
1,281
161
37
124
196
123
73
Public Space
13.7 acre
10
5
5
1
1
0
2
1
1
Commercial
(Retail/Office/
Restaurant)
185,000 sf
1,802
901
901
215
185
30
213
34
179
Total
4,374
2,187
2,187
377
223
154
411
158
253
Total 9,964
4,982
4,982
831
464
367
916
376
540
Source. Institute of Transportation Engineers Trip Generation Manual, 10th Edition
The study area is currently zoned for commercial uses. There are approximately 84
available undeveloped acres in the study area. Assuming a 30% FAR, and assuming no
public space approximately, 257 acres (1,097,000sf) of building area could be
developed.
Table 2 shows the estimated trip generation that could occur in the study area based
existing zoning. Comparing this to the Chelsea Commons development plan the
proposed development would generate approximately 7% fewer trips on a daily basis
34% fewer trips in the AM peak hour and 27% fewer trips in the PM peak hour.
CHELSEA COMMONS TRAFFIC STUDY PAGE 10
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 2 - Estimated Site Trip Generation — Current Zoning
Planned Use
Size
ADT
AM Peak
PM Peak
Total
In
Out
Total
In
Out
Total
In
Out
Commercial
1,097,000 sf
10,684
5,342
5,342
1,273
1,094
178
1,262
202
1,060
(Office/Retail)
Source: Institute of Transportation Engineers Trip Generation Manual, 10th Edition
C. Traffic Distribution
Site generated trips were distributed to the adjacent roadway system based on several
factors including:
■ Previous traffic and transportation studies in the area, including City's current
Transportation Plan.
■ Anticipated origins and destinations for land use.
■ Existing travel patterns and future roadway connections.
Based on these parameters the following general traffic distribution was used to
distribute the projected traffic volumes to the Chelsea Commons study area:
• 40% to / from the north on TH 25
• 25% to / from the south on TH 25
• 16% to / from the east on Chelsea Road
• 2% to / from the east on Dundas Road
• 12% to / from the east on School Boulevard
• 5% to / from the south on Edmondson Avenue
D. Projected Traffic Volumes
Traffic forecasts were prepared for the twenty -year design, long term (year 2040)
condition, which would represent the full development of the area.
The traffic forecasts were prepared by adding the projected annual background traffic
growth to the existing 2021 traffic counts to determine the "2040 No -Build" traffic
conditions. The anticipated site traffic generation was then added to the no -build traffic
conditions to determine the 2040 Build traffic conditions.
Figure 4a /4b and Figure 5a / 5b shows the projected 2040 No -Build and Build ADT,
AM peak hour and PM peak hour traffic volumes.
Table 3 shows a summary of the existing and projected average daily traffic (ADT)
volumes.
CHELSEA COMMONS TRAFFIC STUDY PAGE 11
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 3 - Average Daily Traffic Summary
(1 ) Assumes Dundas Road open to traffic
CHELSEA COMMONS TRAFFIC STUDY PAGE 12
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Projected
Projected
Projected
2040
2040
Roadway Segment
Existing
2040
Build
Build
2021
No -Build
with Chelsea
with Commercial
Commons
Land Use�1>
Development
Chelsea Rd - TH 25 to
6,750
8,100
10,000
10,800
Cedar St
Chelsea Rd - Cedar St to
6,450
7,750
9,500
10,200
Edmonson Ave
Chelsea Rd - East of
6,200
7,500
8,600
9,200
Edmonson Ave
Dundas Rd - TH 25 to Cedar
1,500
1,800
3,700
4,000
St
Dundas Rd - Cedar St to
1,425
1,700
0
2,500
Edmonson Ave
Dundas Rd - East of
950
1,125
1,325
1,400
Edmonson Ave
School Blvd - TH 25 to
8,450
10,100
12,000
12,800
Cedar St
School Blvd - Cedar St to
6,600
7,925
10,600
11,300
Edmonson Ave
School Blvd - East of
6,250
7,500
9,000
9,600
Edmonson Ave
TH 25 - Chelsea Rd to
30,000
36,000
39,000
41,000
School Blvd
Cedar St - Chelsea Rd to
2,000
2,400
4,700
5,000
Dundas Rd
Cedar St - Dundas Rd to
3,700
4,400
5,500
5,800
Edmonson Ave
Edmonson Ave - Chelsea
1,600
1,925
4,000
4,200
Rd to Dundas Rd
Edmonson Ave - Dundas Rd
2,100
2,500
4,500
4,800
to School Blvd
(1 ) Assumes Dundas Road open to traffic
CHELSEA COMMONS TRAFFIC STUDY PAGE 12
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
j6 Von; ' A . 4" 1w LEGEND
N
. 50 (75) AM (PM) Turning Movements
41 [190} 'Its' Turning Movement
116 (2101 2040 No-Build ADT
311118} • A:. �z_:
1256}221 -
8
1123)152 E
--
{126j64 M 7500
7750
415)
❑ ry m
tl❑ n +1 1 r 14 (56)
ti 82 (301) T
r- m 25 {1051 {275} 301
.J 4 66 {153} 4Q
(109} 31 f r
{861 ds �► r � co�"" 1700 1125
N
N r
18 k'a
l D
2 (11) 0
0
v M Q } 29 (91) . N
w �� ; s..•c,. � 4 4r 6(21 a, m � 12 1131
146 P12}
(03) 96
(111} 56
Yr (1714
� � m
{47} 29 m 'i
f �~�_ ''+ 'S • • •_ 7500
fM .
a
w:.
CITY 0f- 1� Chelsea Commons Figure 4a
wsb �nt1Cefla Traffic Impact Study 2040 No-Build
City of Monticello traffic Volumes
CHELSEA COMMONS TRAFFIC STUDY PAGE 13
WS13 PROJECT NO. R-17991-000
CITY OF MONTICELLO
CHELSEA COMMONS TRAFFIC STUDY PAGE 14
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
d�S
a 1251299
m u 116 (210)
.0 1 4 r 40 (127)
(2551221 � � t P
(1231152 tW
M
ti �
`t126) 64 c '
r
N 102 (333)
M } 25 {1053
J or 146 (271)
(109) 31 '1 t
(86148
m
N
134118 V
LEGEND N
a0 (T5) AM (PM) Turning Movements
'ITF Turning Movement
loan 2040 Build ADT
o
e 2 (11)
311941
M o
r -
4+ 6 (21)
(22) 2$ 'S t
(06)102 v
41 (210)178
INN " ' ` ",, ' X060
r�
y,;, 4L
4,
8600
ti 4 (51
o } 195(4471
t L r 4p{77)
I113125 y t r
(2931318 ,ten
_ V
11931409 "y
1325
a
0
In
a r t 39(321
187 (3511
161581
02
ti v
t
3
41 f
rrvsb
(.1T7 Or
nl 1 ll
M o t ce o
Chelsea Commons
Traffic Impact Study
Figure 5a
2040 Build
City of Monticello
Traffic Volumes
CHELSEA COMMONS TRAFFIC STUDY PAGE 15
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
_I
Iif'.f
LEGEND
'
221 (arse
50 75 AM PM Turning Movements
� � � � 9
•� 1 �►
38 (77)
71tF Turning Movement
_ 1162112 -
i
LO
t J'
W
(2801331
�
ti ti
�•��q;yM`
,�
{42121
It
-
.i-u
_I
Iif'.f
90 (243) -
_
m rti
W �
•
# IF
,�
It
[U N
rn
0 4
r, m
12111831
.� .
-
= A Cl)
}
■
16513451
_�
8 (41)
21251
'SBC 1 (116183
'1
t r
(24112 21
w
�
o m
4 Ir 23 (55)
y.
(237} 53
N
t
Of
_
f X473 I
� SJIINHESOTA 1•Y"
r,
_
•�M
Rtbb:
�.
CITY Or Chelsea Commons Figure 5b
wsb
'i. �i�%nticello Traffic Impact Study 2040 guild
City of Monticello Traffic Volumes
CHELSEA COMMONS TRAFFIC STUDY PAGE 16
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Traffic Impact Analysis
Existing and/or forecasted traffic operations were evaluated for the intersections and access in
the Chelsea Commons Site development study area. The analysis was conducted for the
following scenarios.
1. Existing 2021
2. Projected 2040 No -Build
3. Projected 2040 Build
4. Projected 2040 Build with mitigation
This section describes the methodology used to assess the operations and provides a summary
of traffic operations for each scenario.
A. Methodology
The intersections in the study area were evaluated during the AM and PM peak hours
using Synch ro/S imTraffic micro simulation software. The results are derived from
established methodologies documented in the Highway Capacity Manual (HCM) 2010.
The software was used to evaluate the characteristics of the roadway network including
lane geometrics, turning movement volumes, traffic control, and signal timing. In
addition, the signal timing parameters for future year conditions were optimized using
Synchro. This information was then transferred to SimTraffic, the traffic simulation
model, to estimate average peak hour vehicle delays and queues.
One of the primary measures of effectiveness used to evaluate intersection traffic
operations, as defined in the HCM, is Level of Service (LOS) — a qualitative letter grade,
A — F, based on seconds of vehicle delay due to a traffic control device at an
intersection. By definition, LOS A conditions represent high quality operations (i.e.,
motorists experience very little delay or interference) and LOS F conditions represent
very poor operations (i.e., extreme delay or severe congestion).
Figure 6 depicts a graphical interpretation of delay times that define level of service. The
delay thresholds are lower for un -signalized intersections than signalized intersections
due to the public's perception of acceptable delays for different traffic controls as
indicated in the HCM. In accordance with the Minnesota Department of Transportation
(MnDOT) guidelines, this analysis used the LOS D/E boundary as an indicator of
acceptable traffic operations.
CHELSEA COMMONS TRAFFIC STUDY PAGE 17
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Figure 6: Level of Service Ranges for Signalized and Un -signalized Intersections
SOURCE: Level of Service thresholds from the Highway Capacity Manoal, 2000.
B. Existing Conditions Analysis
Existing Traffic Operations
Table 4 - 2021 Existing Conditions shown below, summarizes the existing LOS at the
primary intersections in the study area based on the current lane geometry, traffic control
and 2021 adjusted traffic volumes.
The analysis results show that all intersections are operating at overall LOS B or better
during both the weekday AM and PM peak hours. All movements during the AM peak
hour are operating at a LOS C or better, however there are some movements during the
PM peak hour that are operating at LOS D including:
• Southbound left turn from TH 25 to Chelsea Road
CHELSEA COMMONS TRAFFIC STUDY PAGE 18
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
LOS F
d
80
N
LOS E
t
LOS F
55
y
v
°'
r
50
d
LOS D
LOS E
o
r
35
CL
35
LOS C
U
°c
o
LOS D
0
2
25
m
20
0
o
LOS C
LOS B
z15
0
LOS B
10
10
0
LOS A
LOS A
z
Unsignalized Intersection
Signalized Intersection
SOURCE: Level of Service thresholds from the Highway Capacity Manoal, 2000.
B. Existing Conditions Analysis
Existing Traffic Operations
Table 4 - 2021 Existing Conditions shown below, summarizes the existing LOS at the
primary intersections in the study area based on the current lane geometry, traffic control
and 2021 adjusted traffic volumes.
The analysis results show that all intersections are operating at overall LOS B or better
during both the weekday AM and PM peak hours. All movements during the AM peak
hour are operating at a LOS C or better, however there are some movements during the
PM peak hour that are operating at LOS D including:
• Southbound left turn from TH 25 to Chelsea Road
CHELSEA COMMONS TRAFFIC STUDY PAGE 18
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 4: 2021 Existing Conditions Summary
c
AM Peak Hour
PM Peak Hour
0
Intersection
Delay
Delay
LOS
(sec/veh)
LOS
(sec/veh)
TH 25 at
Chelsea Rd
B (C)
12 (28)
C (D)
20 (46)
CU
3: n
Cedar St at
A (B)
7 (10)
A (B)
8 (10)
o
Chelsea Rd
Q U)
o
Edmonson Ave at
A (A)
2 (9)
A (B)
2 (12)
Chelsea Rd
o
TH 25 at
Dundas Rd
A (A)
3 (7)
A (B)
5 (12)
o
Cedar St at
A (A)
2 (6)
A (A)
4 (8)
U)
Dundas Rd
co
3: n
Edmonson Ave at
A (B)
7 (11)
A (B)
7 (11)
— o
U
Dundas Rd
Q U—)
TH 25 at
School Blvd
A (C)
8 (21)
B (C)
16 (30)
a
Cedar St at
A (B)
6 (10)
A (B)
8 (13)
o
School Blvd
Q U)
Edmonson Ave at
A (A)
7 (9)
A (B)
9 (11)
School Blvd
QC/)
X (X) - Overall LOS or Delay (Worst Movement LOS or Delay)
CHELSEA COMMONS TRAFFIC STUDY PAGE 19
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
C. Forecasted Conditions Analysis
A capacity and LOS analysis was completed for the AM and PM peak hours at the study
area intersections for the and long term (2040) conditions. The analysis was completed
for the no -build, build and build with mitigation. The results of the analysis are discussed
below and shown in the following sections:
2040 No -Build Traffic Operations
Table 5 — 2040 No Build Conditions Summary, shows that all intersections will
continue to operate at overall LOS C or better in 2040 during both the weekday AM and
PM peak hours with the current roadway configuration and only the background traffic
growth. Based on the analysis the overall delays movement delays will increase from
existing conditions. However, similar to the existing conditions some movements during
the PM peak hour will be operating at LOS D or LOS E including:
Southbound left turn from TH 25 to Chelsea Road = LOS E
Northbound left turn from TH 25 to Chelsea Road = LOS D
Southbound left turn from TH 25 to School Boulevard = LOS D
2040 Build Traffic Operations with Existing Roadway Geometrics
Table 6 — 2040 Build Conditions Summary with Existing Geometrics shows that
assuming: the proposed Chelsea Commons Site development traffic generation; closing
of Dundas Road from Cedar Street to Edmonson Avenue, and; existing roadway
geometrics and traffic control, all intersections would operate at overall LOS C or better
in the AM peak hour and LOS D or better in the PM peak hour. However, several
movements would operate at LOS E or D including:
AM Peak Hour
• Eastbound left turn from Chelsea Road to Cedar Street = LOS D
• Southbound left turn from Cedar Street to School Boulevard = LOS D
• Eastbound left turn from School Boulevard to Edmonson Avenue = LOS D
PM Peak Hour
• Southbound left turn from TH 25 to Chelsea Road = LOS E
• Northbound left turn from TH 25 to Chelsea Road = LOS D
• Eastbound left turn from Chelsea Road to TH 25 = LOS D
• Northbound left turn from Cedar Street to Chelsea Road = LOS D
• Northbound left turn from Edmonson Avenue to Chelsea Road = LOS D
• Southbound left turn from TH 25 to School Boulevard = LOS D
• Northbound left turn from TH 25 to School Boulevard = LOS D
• Westbound right turn from School Boulevard to Cedar Street = LOS E
• Southbound left turn from Cedar Street to School Boulevard = LOS D
• Northbound left turn from Edmonson Avenue to School Boulevard = LOS D
CHELSEA COMMONS TRAFFIC STUDY PAGE 20
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 5: 2040 No Build Condition Summary
o
AM Peak Hour
PM Peak Hour
U
Intersection
Delay
Delay
LOS
(sec/veh)
LOS
(sec/veh)
TH 25 at
Chelsea Rd
B (C)
14 (28)
C (E)
26 (55)
U)
Cedar St at
A (B)
8 (10)
A (B)
9 (12)
o
Chelsea Rd
Q �
o
Edmonson Ave at
A (A)
2 (9)
A (B)
3 (13)
C/)
Chelsea Rd
oTH
25 at
A (A)
4 (9)
A (C)
6 (17)
2
Dundas Rd
o
Cedar St at
A (A)
3 (7)
A (A)
5 (8)
Dundas Rd
CU
Edmonson Ave at
A (B)
7 (11)
A (B)
8 (12)
Lo
Dundas Rd
Q C/)
TH 25 at
School Blvd
A (C)
9 (22)
C (D)
20 (35)
Cedar St at
A (B)
6 (10)
B (C)
12 (18)
o
School Blvd
Q U)
Edmonson Ave at
A (B)
7 (10)
B (B)
11 (13)
o
School Blvd
Q C
X (X) — Overall LOS or Delay (Worst Movement LOS or Delay)
CHELSEA COMMONS TRAFFIC STUDY PAGE 21
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 6: 2040 Build Conditions Summary — Existing Geometrics
o
AM Peak Hour
PM Peak Hour
0
Intersection
Delay
Delay
LOS
(sec/veh)
LOS
(sec/veh)
c
C'
TH 25 at
Chelsea Rd
B (C)
17 (32)
C (E)
31 (59)
U)
� D-
Cedar St at
C (D)
15 (25)
C (D)
17 (27)
— o
U
Chelsea Rd
Q U—)
o
Edmonson Ave at
B (C)
12 (20)
C (D)
15 (25)
Chelsea Rd
o
TH 25 at
B (C)
10 (17)
B (C)
12 (23)
-0
Dundas Rd
o
Cedar St at
B (C)
10 (16)
B (C)
12 (16)
W
Dundas Rd
� D-
Ave at
B (C)
12 (18)
B (C)
14 (20)
Edmonson
Dundas Rd
Q W
TH 25 at
School Blvd
B (C)
14 (30)
C (D)
26 (39)
CU
� o
Cedar St at
C (D)
17 (25)
D (E)
28 (39)
—�
School Blvd
QU)
CU
:
o
Edmonson Ave at
C (D)
15 (26)
C (D)
20 (32)
School Blvd
Q cn
Edmonson Ave at
L o
Farmstead Dr / Site
A (C)
9 (15)
B (C)
12 (21)
-
Entrance
X (X) — Overall LOS or Delay (Worst Movement LOS or Delay)
CHELSEA COMMONS TRAFFIC STUDY PAGE 22
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
2040 Build Traffic Operations — with Mitigation
In order to improve the operations at the impacted intersections adjacent to the proposed
Chelsea Commons Site development two mitigation scenarios were evaluated.
Mitigation Scenario 1 (Signal / All -Way Stops) includes the following improvements:
• Cedar Street at Chelsea Road — Traffic Signal Control with left and right turn lanes
on each approach
• Edmonson Avenue at Chelsea Road — All -way Stop Control with left turn lanes on
each approach and right turn lanes on the Chelsea Road approaches and
northbound Edmonson Avenue approach
• Cedar Street at School Boulevard — Traffic Signal Control with left and right turn
lanes on each approach
• Edmonson Avenue at School Boulevard — Traffic Signal Control with left and right
turn lanes on each approach
• Cedar Street — Center Left turn lane
• Edmondson Avenue — Center Left turn lane
Mitigation Scenario 2 (Roundabouts) includes the following improvements:
• Cedar Street at Chelsea Road — Single lane Roundabout
• Edmonson Avenue at Chelsea Road — Single lane Roundabout
• Cedar Street at School Boulevard — Single lane Roundabout
• Edmonson Avenue at School Boulevard — Single lane Roundabout
• Cedar Street — Center Left turn lane
• Edmondson Avenue — Center Left turn lane
Table 7 — 2040 Build Conditions Summary with Signal and All -way Stop Mitigation
shows that assuming: the proposed Chelsea Commons Site development traffic
generation; closing of Dundas Road from Cedar Street to Edmonson Avenue, and; the
proposed Mitigation Scenario 1 improvements, all intersections would improve to an
overall LOS B or better in the AM peak hour and LOS C or better in the PM peak hour.
All movements at the intersections adjacent to the site would be operating at LOS C or
better. However, several movements at the TH 25 intersections during the PM peak hour
would operate at LOS E or D including:
• Southbound left turn from TH 25 to Chelsea Road = LOS E
• Northbound left turn from TH 25 to Chelsea Road = LOS D
• Southbound left turn from TH 25 to School Boulevard = LOS D
• Northbound left turn from TH 25 to School Boulevard = LOS D
Table 8 — 2040 Build Conditions Summary with Roundabout Mitigation shows that
assuming: the proposed Chelsea Commons Site development traffic generation; closing
of Dundas Road from Cedar Street to Edmonson Avenue, and; the proposed Mitigation
Scenario 2 improvements, all intersections would improve to an overall LOS B or better
in the AM peak hour and LOS C or better in the PM peak hour. All movements at the
intersections adjacent to the site would be operating at LOS C or better having slightly
better operation than Mitigation Scenario 1. However, several movements at the TH 25
intersections during the PM peak hour would operate at LOS E or D including:
• Southbound left turn from TH 25 to Chelsea Road = LOS E
• Northbound left turn from TH 25 to Chelsea Road = LOS D
• Southbound left turn from TH 25 to School Boulevard = LOS D
• Northbound left turn from TH 25 to School Boulevard = LOS D
CHELSEA COMMONS TRAFFIC STUDY PAGE 23
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 7:2040 Build Conditions Summarv— with Signal /AII-Wav Stop Mitiaation
o
AM Peak Hour
PM Peak Hour
v
Intersection
Delay
Delay
LOS
(sec/veh)
LOS
(sec/veh)
TH 25 at
Chelsea Rd
B (C)
17 (32)
C (E)
31 (59)
U)
C:
p
Cedar St at
Chelsea Rd
g (g)
12 (15)
B (C)
13 (21)
U)
M
Edmonson Ave at
B (C)
10 (17)
B (C)
12 (19)
� o Chelsea
—�
Rd
Q U
o
TH 25 at
Dundas Rd
g (C)
10 (17)
B (C)
12 (23)
-0
o
Cedar St at
Dundas Rd
g (C)
10 (16)
B (C)
12 (16)
C/)
M
3:D-
Edmonson Ave at
B (C)
12 (18)
B (C)
14 (20)
o
Dundas Rd
Q U)
TH 25 at
School Blvd
g (C)
14 (30)
C (D)
26 (39)
C:
Cedar St at
School Blvd
g (C)
11 (20)
B (C)
17 (24)
U
Edmonson Ave at
B (C)
12 (21)
C (C)
20 (26)
School Blvd
U)
Edmonson Ave at
L o
Farmstead Dr / Site
A (C)
9 (15)
B (C)
12 (21)
U
Entrance
CHELSEA COMMONS TRAFFIC STUDY PAGE 24
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Table 8: 2040 Build Conditions Summary — with Roundabout Mitiqation
o
AM Peak Hour
PM Peak Hour
Intersection
Delay
Delay
0
LOS
(sec/veh)
LOS
(sec/veh)
TH 25 at
Chelsea Rd
B (C)
17 (32)
C (E)
31 (59)
U)
D 0Cedar
St at
g (g)
10 (14)
B (C)
11 (17)
0
Chelsea Rd
o
Edmonson Ave at
A (C)
9 (15)
B (C)
10 (18)
p
Chelsea Rd
o
TH 25 at
g (C)
10 (17)
B (C)
12 (23)
Dundas Rd
o
Cedar St at
g (C)
10 (16)
B (C)
12 (16)
U)
Dundas Rd
� D-
Edmonson Ave at
B (C)
12 (18)
B (C)
14 (20)
o
Dundas Rd
QC/)
TH 25 at
School Blvd
g (C)
14 (30)
C (D)
26 (39)
LLM
Cedar St at
A (C)
9 (16)
B C
()
15 22)
(
0
School Blvd
Edmonson Ave at
B (C)
10 (15)
C (C)
17 (23)
School Blvd
Edmonson Ave at
L o
Farmstead Dr / Site
A (C)
9 (15)
B (C)
12 (21)
'
Entrance
CHELSEA COMMONS TRAFFIC STUDY PAGE 25
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
Dundas Road Closure Analysis
As part of the proposed Chelsea Commons Site development plan, it is proposed to close
Dundas Road from east of Cedar Street (after Storage Links existing entrance) to Edmonson
Avenue. Concern has been raised as to the impact of the Dundas Road closure. The purpose of
this analysis is to document these impacts.
A. Dundas Road Traffic Volumes
Based on the traffic counts conducted in April of 2021 and traffic projections documented
earlier in this report the following daily traffic volumes are/would be on Dundas Road
between Cedar Street and Edmonson Avenue.
Existing 2021 = 1,425vpd
Projected 2040 No -Build = 1,7OOvpd
Projected 2040 Build with Chelsea Commons Development = 0
Projected 2040 Build with Commercial Land Use = 2,5OOvpd
Comparing the existing zoning traffic generation to the Chelsea Commons development
plan traffic generation, the area would generate fewer daily trips, fewer trips in the AM
peak hour and fewer trips in the PM peak hour.
Based on this comparison and as documented in the "Build Conditions Traffic Analysis"
all the intersections, assuming the Dundas Road removal, would operate at acceptable
levels of service.
B. Traffic Diversion
An analysis was completed for the traffic on Dundas Road that would be diverted to
either School Boulevard or Chelsea Road. Based on the existing traffic patterns
approximately 30% of the traffic would be diverted to Chelsea Road and 70% would be
diverted to School Boulevard.
Assuming the additional distance traveled including the additional intersection stops,
vehicles would require an additional 5Osecs to divert to Chelsea Road or 9Osec to divert
to School Boulevard.
Conclusions
Based on the analysis documented in this report, WSB has concluded the following:
• The City of Monticello is considering the implementation of a mixed-use development
concept proposed for the "Chelsea Commons" area located south of Chelsea Road,
north of School Boulevard between Cedar Street and Edmonson Avenue. It is
anticipated that the site will include approximately 37O,000sf of commercial uses and
860 residential units.
CHELSEA COMMONS TRAFFIC STUDY PAGE 26
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
• The development area is anticipated to generate 9,964 daily, 831 AM peak hour and 916
PM peak hour additional trips at full build of the Chelsea Commons site.
• The access to the development site will be through driveways on Chelsea Road, Cedar
Street, School Boulevard and Edmonson Avenue. The proposed site concept plan
includes the removal of Dundas Road from Cedar Street to Edmonson Avenue.
• The results of the existing (2021) traffic analysis shows that all intersections are
operating at overall LOS B or better during both the weekday AM and PM peak hours.
All movements during the AM peak hour are operating at a LOS C or better, however
there are some movements during the PM peak hour that are operating at LOS D.
• The traffic operations analysis for the No -Build condition shows that all intersections will
continue to operate at overall LOS C or better in 2040 during both the weekday AM and
PM peak hours with the current roadway configuration and only the background traffic
growth. Based on the analysis the overall delays movement delays will increase from
existing conditions, however, similar to the existing conditions some movements during
the PM peak hour will be operating at LOS D or LOS E.
• The traffic operation analysis for the 2040 Build condition shows that assuming: the
proposed Chelsea Commons Site development traffic generation; closing of Dundas
Road, and; existing roadway geometrics and traffic control, all intersections would
operate at overall LOS C or better in the AM peak hour and LOS D or better in the PM
peak hour. However, several movements would operate at LOS D or LOS E.
• In order to improve the operations at the impacted intersections adjacent to the proposed
Chelsea Commons Site development two mitigation scenarios were evaluated.
o Mitigation Scenario 1 — including: Traffic Signal Control and turn lane
improvements at Cedar Street and Chelsea Road, Cedar Street and School
Boulevard and Edmonson Avenue at School Boulevard; All -way Stop Control
with turn lanes at Edmonson Avenue and Chelsea Road; and, center left turn
lanes on Cedar Street and Edmonson Avenue.
o Mitigation Scenario 2 — including: Roundabout control at Cedar Street and
Chelsea Road, Cedar Street at School Boulevard, Edmonson Avenue at Chelsea
Road and Edmonson Avenue at School Boulevard; and, center left turn lanes on
Cedar Street and Edmonson Avenue.
The results of the traffic operations analysis for the 2040 Build condition with the
Mitigation Scenario's show that assuming: the proposed Chelsea Commons Site
development traffic generation; closing of Dundas Road from east of Cedar Street (after
Storage Links existing entrance) to Edmonson Avenue; and, either of the proposed
Mitigation Scenario improvements, all intersections would improve to an overall LOS B
or better in the AM peak hour and LOS C or better in the PM peak hour. All movements
at the intersections adjacent to the site would be operating at LOS C or better. However,
some movements at the TH 25 intersections during the PM peak hour would operate at
LOS D or LOS E.
CHELSEA COMMONS TRAFFIC STUDY PAGE 27
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO
• Both Mitigation Scenario's would have similar improvement to the operations of the
adjacent intersection, although the Mitigation Scenario 2 assuming roundabouts has
slightly better delays.
As part of the proposed Chelsea Commons Site development plan, it is proposed to
close Dundas Road from east of Cedar Street (after Storage Links existing entrance) to
Edmonson Avenue. An analysis of the closure was completed documenting the
anticipated traffic volumes on Dundas Road for the existing and No -Build conditions; a
comparison of the trips generated by the Chelsea Commons Site development and the
with existing commercial zoning; and the increase travel time as a result of the closure.
The analysis found that vehicles would require an additional 5Osecs to divert to Chelsea
Road or 9Osec to divert to School Boulevard. The results indicate that there would be
little impact to the adjacent roadway system with the closing of Dundas Road.
Recommendations
Based on the study conclusions the following improvements are recommended:
1. Based on Mitigation Scenario 1 and/or Mitigation Scenario 2 and preliminary estimated
construction costs for each Mitigation Scenario discussed in the "Chelsea Commons
Area Improvements Stormwater Management Evaluation & Preliminary Grading Design"
project memo, the recommended improvements at the intersections include:
a. Chelsea Road at Cedar Street — Single -lane roundabout
b. Chelsea Road at Edmonson Avenue — Single -lane roundabout
c. School Boulevard at Cedar Street — Single -lane roundabout
d. School Boulevard at Edmonson Avenue — Signal -lane roundabout
The final determination of traffic control will be based on discussion with City staff, input
from the public and approval from City Council.
2. Maintain the existing Side Street Stop control on Dundas Road at Cedar Street/Site
Access and Dundas Road at Edmonson Avenue. As traffic continues to grow on Cedar
Street and Edmonson Avenue review the need for improved traffic control (all -way stop)
at these intersections.
3. Maintain the existing center left turn lane on Cedar Street from Chelsea Road to School
Boulevard.
4. Construct a center left turn lane on Edmonson Avenue from Chelsea Road to School
Boulevard to accommodate turns into future site access driveways as they are
proposed.
5. As development proposals for the Chelsea Commons Site development area are
considered, each site access should be evaluated to determine if right turn lanes on the
City Street is required and what the driveway approach lane configuration should include
(i.e. left and/or right turn lanes).
CHELSEA COMMONS TRAFFIC STUDY PAGE 28
WSB PROJECT NO. R-17991-000
CITY OF MONTICELLO