HomeMy WebLinkAboutMC Letter
August 20, 2019
SUBJECT: DEVELOPMENT OPPORTUNITIES - CAMINO DEL NORTE ARTERIAL
ROAD & REALIGNMENT OF CANYON ESTATES DRIVE PROJECT IN
LAKE ELSINORE, CALIFORNIA
Dear All North American Automobile Manufacturers:
As you continue to grow your dealership network, please allow me to introduce you to the City of
Lake Elsinore, California. The City is located in Southwest Riverside County in Southern California
along Interstate-15. Our 10-mile trade area includes over 275,000 people, while the 5-mile trade
area includes over 85,000. As with most communities, the City is looking to expand the presence of
new car dealerships and offers a solid market because of a growing population. There are some
20,000+ fully entitled, yet to be built homes within the community, which is bisected by Interstate 15
that averages over 130,000 vehicles per day! Currently, Ford, Chevrolet, and
Chrysler/Dodge/Jeep/Ram with a new Honda dealership under construction serve the community.
The new Camino Del Norte (East side of Interstate 15) corridor provides numerous site opportunities
that have excellent freeway visibility, views of the entire valley and over 120 prime acres making it a
premier location in Southwest Riverside County for a world-class auto mall facility expansion. The
City is leveraging 7.7 million dollars into the construction of the Camino Del Norte Arterial and
Canyon Estates Drive Realignment which will extend from Elsinore Hills Road (near the end of Main
Street) through the re-alignment of Canyon Estates Drive crossing the existing Franklin Overpass to
provide backbone infrastructure to support development by reducing the cost of entry.
Complimenting the Main Street Interchange; the Railroad Canyon/Diamond Drive Interchange
improvement projects; and the Camino Del Norte Project, the City will be investing approximately
$47 million in transportation projects focused in support of this area by 2021 (plus $50 million planned
after).
The Camino Del Norte Improvement Arterial project consists of right-of-way acquisition; constructing
new roadway; drainage cross culverts and inlets; sidewalks, curb, and gutter; and a traffic signal at
the intersection of Canyon Estate Drive-Camino Del Norte at Franklin Street intersection. Also, the
City owns adjacent land that may be available for employee parking or new vehicle storage. The
project proponent for an Auto Mall in this location, Clarke and Melvin Cooper, has an active
application open from 2016 with the City for development that bisects the Camino Del Norte Arterial
and Canyon Estates Drive realignment project.
After reviewing the enclosed information, please give me a call at (951) 674-3124 x362 or an email
at jsimpson@lake-elsinore.org and let’s schedule a tour of the market area.
Sincerely,
Jason Simpson
Jason Simpson
Assistant City Manager
City of Lake Elsinore
Overview of Projects
2019 City of Lake Elsinore Demographics
CATEGORY 0-3 MILES 0-5 MILES 0-10 MILES
Population
2019 Estimated Population 36,705 85,172 275,990
2024 Estimated Population 38,842 90,197 293,502
2019-24 Increase Population (Est.) 2,137 5,052 17,512
Projected New Households (2019-24) 612 1,504 5,355
Ethnicity
White Alone Ethnicity 53.55% 59.18% 60.73%
Black or African American 4.75% 4.33% 5.53%
Hispanic or Latino 47.75% 52.91% 47.75%
Asian 5.45% 4.57% 4.97%
Age Distribution & Family
Ages 17 & Under 29.28% 27.06% 25.91%
Ages 18 - 34 24.98% 24.38% 23.24%
Ages 35 - 54 27.06% 26.47% 25.14%
Ages 55 and better 18.70% 22.11% 25.71%
Median Age 32.1 33.7 35.6
Number of Households 10,465 25,165 83,891
Average Household Size 3.49 3.36 3.27
Education (Adults 25+)
High School or Greater 75.05% 79.39% 81.50%
High School or GED 29.55% 29.32% 29.11%
Some College 26.76% 28.40% 27.52%
Associate Degree 6.19% 7.17% 8.11%
Bachelor’s Master’s, Prof. or PhD 12.55% 14.50% 16.76%
Income
HH < $35,000 26.15% 25.24% 24.81%
HH $35,000 - $50,000 13.49% 12.76% 12.68%
HH $50,000 - $75,000 19.35% 18.36% 17.62%
HH $75,000 - $100,000 14.40% 14.58% 14.31%
HH $100,000+ 26.61% 29.05% 30.59%
Median Household Income $62,264 $65,752 $67,200
Average Household Income $79,064 $83,181 $86,855
Radius is from intersection of Interstate 15 and Highway 74 (Central Avenue)
Note: Ethnicity calculations do not equal 100% due to multi-ethnic classification by
Census Bureau
City of Lake Elsinore
One of the Fastest Growing Cities in California!
City of Lake Elsinore | 130 South Main Street | 951.674.3124 | www.lake-elsinore.org
The City Of Lake Elsinore Welcomes
Our Newest Retailers
Retail Opportunities (Estimated 2019 Consumer Expenditures)
(Centroid: I-15 & Highway 74 (Central Avenue))
RETAIL CATEGORY 3-MILE RADIUS 5-MILE RADIUS 10-MILE RADIUS
Total Retail Demand $498.69 MM $ 1.25 Billion $ 4.31 Billion
Motor Vehicle Sales $101.08 MM $253.57 MM $874.36 MM
Automotive Parts $ 7.62 MM $ 19.24 MM $ 66.62 MM
Furniture/Home Furnishings $ 8.99 MM $ 22.81 MM $ 79.51 MM
Electronics $ 7.69 MM $ 19.50 MM $ 67.96 MM
Building Materials $ 28.87 MM $ 78.66 MM $287.56 MM
Grocery Stores $ 65.93 MM $162.31 MM $555.13 MM
Specialty Foods $ 2.17 MM $ 5.30 MM $ 18.00 MM
Pharmacies & Drug (w/HABA) $ 25.34 MM $ 62.20 MM $225.77 MM
Gasoline Stations $ 48.58 MM $119.06 MM $402.13 MM
Clothing $ 22.39 MM $ 54.97 MM $187.06 MM
Sporting Goods $ 6.83 MM $ 17.00 MM $ 58.52 MM
Office Supplies $ 2.09 MM $ 5.23 MM $ 18.03 MM
Full-Service Restaurants $ 26.33 MM $ 64.86 MM $221.76 MM
Limited Service Restaurants $ 21.58 MM $ 53.01 MM $181.07 MM
Projected Annual Growth Rate 3.17% 3.11% 3.18%
Traffic Counts along Interstate 15 (2017-Measured)
LOCATION PEAK HOUR PEAK DAILY AVERAGE DAILY
(AHEAD)
I-15 & Railroad Canyon Road 9,600 133,000 129,000
I-15 & Main Street 9,300 129,000 125,000
I-15 North of Main Street 9,300 129,000 125,000
I-15 & Highway 74 (Central Avenue) 8,700 121,000 117,000
I-15 & Nichols 8,800 123,000 119,000
I-15 & Lake Street 9,300 130,000 126,000
SOURCES:
California Department of Transportation
Development Management Group, Inc.
Environics Analytics
United State Census Bureau (American Community Survey)
For more information contact:
Grant Yates, City Manager at 951.674.3124 x204 or gyates@lake-elsinore.org
City of Lake Elsinore
The City of Lake Elsinore is located on Interstate 15 in
Southwestern Riverside County with convenient access
to San Diego, Orange County and Ontario.
Ontario
Riverside
San Diego
Los Angeles
Orange County 74
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City of Lake Elsinore | 130 South Main Street | 951.674.3124 | www.lake-elsinore.org
CURRENT PICTURES OF CAMINO DEL NORTE ARTERIAL & CAMINO ESTATES DRIVE
REALIGNMENT PROJECT (UNDER CONSTRUCTION)
As of July 15, 2019