HomeMy WebLinkAbout0003_9_PA 2018-46 - Exhibit H - Trip Generation Analysis -
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 1 of 12
-
Traffic Impact Analysis Report
For Cannabis Uses At
540 3rd Street
Lake Elsinore, CA 92530
Prepared For: LECANNA LLC
Date: April 04, 2021
Last Update: 11/21/2021 9:09 AM
Document Size: 14008832
Prepared By: Cadaret Management LLC
(Property Owner)
And
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210,
Tustin, CA 92780
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 2 of 12
Table Of Contents
1 EXECUTIVE SUMMARY-------------------------------------------------------------------------------2
2 VICINITY MAP--------------------------------------------------------------------------------------------4
3 K2 TRAFFIC IMPACT ANALYSIS REPORT-----------------------------------------------------7
4 ATTACHMENTS -----------------------------------------------------------------------------------------8
4.1 K2 Traffic Impact Analysis Report------------------------------------------------------------------------ 8
4.2 Additional Use Planning Information-------------------------------------------------------------------12
5 END-------------------------------------------------------------------------------------------------------- 12
Figures
Figure 1 – K2TE TIAR Assumption (See Figure 8) ............................................................................................3
Figure 2 - K2TE TIAR Conclusion (See Figure 9)..............................................................................................3
Figure 3 - COLE Zoning Map - Annotated..........................................................................................................4
Figure 4 - Surrounding Area View ......................................................................................................................5
Figure 5 - 540 3rd St - Property #15 Detail.........................................................................................................6
Figure 6 - Excerpt From the Bylaws Of The Birch And Third Street Association (B3SA) ..................................6
Figure 7 - K2TE TIAR Page 1.............................................................................................................................8
Figure 8 - K2TE TIAR Page 2.............................................................................................................................9
Figure 9 - K2TE TIAR Page 3...........................................................................................................................10
Figure 10 - K2TE TIAR Page 4.........................................................................................................................11
Figure 11 – Rough Facility Layout For Various Possible Operations...............................................................12
Tables
Error! No table of figures entries found.
1 Executive Summary
Cadaret Management LLC (CMLLC) is the owner of the property whose address is 540 3rd Street, Lake
Elsinore CA 92530. CMLLC supports LECANNA LLC (LECANNA) in the use of our property as a
cannabis business site. This document is intended to support the acquisition of a City Of Lake Elsinore
(COLE) Cannabis Conditional Use Permit (CCUP) by LECANNA.
To support LECANNA in its efforts, CMLLC engaged K2 Traffic Engineering, Inc (K2TE) to generate a
Traffic Impact Analysis Report (TIAR) for the property. The property resides within a previously developed
business park and the business park contains no commonly owned areas. Within the confines of the property
include 28 parking spaces are currently accessible to the public.
After discussions with COLE Planning Department staff we requested that K2TE generate a TIAR for the
property when used as a "microbusiness" cannabis business site. Such a site will likely include a dispensary,
distribution/delivery, manufacturing, and cultivation operations when fully operational. K2TE then
generated the TIAR that is included in section 3 of this document.
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 3 of 12
Figure 1 – K2TE TIAR Assumption (See Figure 8)
The conclusion reached by K2TE is presented on page 3 of their attached report and is presented below:
Figure 2 - K2TE TIAR Conclusion (See Figure 9)
Notes:
1. The above TIAR conclusion is based on a dispensary of 2,300 sq-ft in size.
2. One should not conclude that LECANNA will have a dispensary of this size. The report simply
states that we could have a dispensary up to 2,300 sq-ft in size without detrimental traffic impacts.
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 4 of 12
2 Vicinity Map
The location of the property is within an industrial area withing a Lake Elsinore business district as shown in
the figure below.
Figure 3 - COLE Zoning Map - Annotated
The star on the map shows the location of the property.
The property resides within an existing business park as shown in the figure below.
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 5 of 12
Figure 4 - Surrounding Area View
Notes:
1. The boundary for the business park is shown highlighted.
Figure 5 below shows an excerpt from the drawing set created by the original builder of the business park.
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 6 of 12
Figure 5 - 540 3rd St - Property #15 Detail
Notes:
1. The property boundary for our 540 3rd St (unit #15) property clearly shows that there are 28 parking
spaces within the property boundary shown. Figure 11 on page 12 provides the current parking
layout that shows the 28 publicly available parking spaces.
2. The picture apparently shows the building nominal size as 9792 sq-ft (as designed).
Figure 6 - Excerpt From the Bylaws Of The Birch And Third Street Association (B3SA)
Notes:
1. The B3SA founders clearly recognized that the business park has no commonly owned property.
2. Therefore, all parking spaces are within the property boundaries shown are owned by their respective
property owners.
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 7 of 12
3 K2 Traffic Impact Analysis Report
The Traffic Impact Analysis Report generated by K2TE is presented in its entirety in section 4.1 of this
document. Note that this report was recently revised to improve clarity.
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 8 of 12
4 Attachments
4.1 K2 Traffic Impact Analysis Report
Figure 7 - K2TE TIAR Page 1
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 9 of 12
Figure 8 - K2TE TIAR Page 2
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 10 of 12
Figure 9 - K2TE TIAR Page 3
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 11 of 12
Figure 10 - K2TE TIAR Page 4
Traffic Impact Analysis Report (TIAR) For 540 3rd Street
PA 2018-46 - Exhibit G - Traffic Impact Analysis-07.doc 11/21/2021 9:09 AM Page 12 of 12
4.2 Additional Use Planning Information
Figure 11 – Rough Facility Layout For Various Possible Operations
Notes:
1. Rear yard is walled and gated.
2. Our Phase-1 startup plan currently favors supporting only MFG and/or CULT operations. Any
DISP/DIST/DEL operations will likely only be considered in Phase-2 or later.
5 END