North Vicinity Map
1212 CIA 1212-102
(A)-1212-101
1212-100
Project 1211 B
Site
1274
$ 1272'
CONDITIONAL USE PERMIT 2022-048
1228 South Main Street
Exhibit A
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CONSTRUCTION NOTES GENERAL NOTES
LAND USE PERMIT FOR:
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CANNACRUZ, LLC
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1228 SOUTH MAIN ST, SALINAS, CA, 93901
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PROJECT TEAM PROJECT SCOPE
DUNCE OF VIC FOR HALS OF ONLONE INCH ILAMTUNE STORE TO CANADO RETAS PROJECT DATA 7. Coniactor shot zeleparinte
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ADDRESS REQUIREMENTS
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ARCHITECT CA 93121
SHEET INDEX
DEFERRED SUBMITTALS ENVIRONMENTS AARON 09) 481-668-
SITE AREA NOTES ARCHITECTURE & SOLAR SPACE HEATING SOTO
SUMMARY OF ADA IMPROVEMENTS
P.O. * 119360*
@ PARCHO LOT CAOSCATAO LIV- IN GREGORY
SITE AREA LEGEND
CHANNE MARK STRUCTURE TOTAL
14,550
E! BUILDING 20.162
FLOOR AREA RATIO 0,452:
DRIVEWAY & PARKING 15,210
VICINITY MAP
FRONT PATIO & ACCESS 1,370
CIRCATAIN 2,476
SIDEWALK 1,603
PLANTER IS LIVERILN ST: SANTA CRUZ, CA. 95060
DIANTER
PLANTER
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ANARCADING INORTH FASTI
LANDSCAPING (EAST & SOUTH) 3,179
ANDRADING COITS WEST 1,165 5,172
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ENVIRONMENTS LIV - IN
PROJECT NORTH
FURNITURE RETAL (NO CHANGE N USE PROPOSED)
UNT A 9,413 SF
CANNABIS RETAL. + ANCLLARY DISTRIBUTION (PROPOSED CHANGE OF USE) UNT B 10,740 SF
EATING FLOOR PLAN
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(PROPOSED CHANGE OF USE)
EACH SALES AREA UNIT A AMERA (013 5
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ARCHITECT CA 93421
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UNIT B AREA (10.749 sE)
UNIT A ENVIRONMENTS
9.413 $F 10:0
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NO CHANGE IN USE PROPOSED! ARCHITECTURE & SOLAR SPACE HEATING SOTO
RETAL FULPLLMENT (DISTREUTOP
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ELEVATION NOTES
E(E) STUCCO FINISH
EN(E) STORE FRONT WINDOWS
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&KE) AWNING COLTA MASON
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EE(E) WOOD FASCIA
(E) EMERGENCY EXIT DOOR
LE(E) ROLL UP DOOR
FAST ELEVATION (ELE) MAN ENTRANCE DOOR
(E) ELECTRICAL SERVICE ENTRANCE
3(E) ELECTRICAL PANELS/ JUNCTIONS
INEW LANDSCAPE RURU
TENEW RAISED BURT-IN/ABOVE CROUND LANDSCAPE PLANTER
FOR SEASONAL COLOR AND/OR ORNAMENTAL SHRUBS/TREES
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PER SASON: - 40/09
ARCHITECTURE & SOLAR SPACE HEATING SOTO
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GREGORY D. P.•. BOX 1392 # C14980
LIV- IN
201'-8
ANDSCAPE PLAN
LANDSCAPE NOTES LANDSCAPE LEGEND
PLANT MATERIAL REFERS TO ALL, TREES, SHRUBS, RONORS, AND TURE USED ON PHIS PROACT.
BET A MODUL MENTO CORESTATES, MOCAL OF MADR SECES OR VARETY, AND
AN ONE TA BAND DE POSED AND ANTA MACCAY TA CROSSAC DE SECES ANNE TORE SEEN PLEASED SEE SUASIS GE PLANTNE PLANTING PRAN IS DACHAUHAT ALL PLANT LOCATONS ARE APPRCKUATE UNLESS NOTED.
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ADI LATERS DIAL BE MANTAINED AT APPRENED LEVELS (5) AFTER NSTALLATON AND GUANG 2227 L1.0
City of Salinas
DEVELOPMENT ENGINEERING (PW) • 65 West Alisal Street • Salinas, California
SALINAS
RICH IN LAND | RICH IN VALUES Phone: (831) 758-7251 • www.cityofsalinas.org
ENGINEER'S REPORT
PURPOSE: CUP2022-048 DATE: 03/6/2024
LOCATION: 1228 Main St PLANNER: Thomas Wiles
OWNER/APPLICANT: CannaCruz, Inc.
DEVELOPMENT PROPOSAL: Conducting a duly licensed and compliant California commercial edical andaut uri cannabis retail and distibution business andall ether operasion on alient wit e same and authorized ov the Civ ot Salin:
RECOMMENDATION: Approved with Conditions
SWDS CATEGORY: N/A
SWDS THRESHOLD: N/A
NPDES CATEGORY: N/A
DEVELOPMENT REVIEW: Development Review Submittal prepared by Roegner Building & Design dated July 01, 2022.
COMMENTS TO BE ADDRESSES PRIOR TO BUILDING PERMIT ISSUANCE
1. Development Impact Fees - Development impact fees are estimated at $158,522.22 which includes credit for the existing building and accepted pass -by trip reduction. Applicant shall complete the sanitary sewer fixture table prior to building permit issuance. Fees are assessed and due prior issuance of a building permit.
Notice: The Conditions of Approval for this Site Plan Review include certain fees and development requirements.
Pursuant to Government Code Section 66020 (d) (1), this hereby constitutes written notice stating the amount of said fees and describing the development requirements. The applicant is hereby notified that the 90-day appeal period in which he/she/they may protest these fees and development requirements, pursuant to Government Code Section 66020 (a), begins on the date the office land use permit is approved. If applicant files a written protest within this 90-day period complying with all requirements of Section 66020, he/she/they will be legally barred from challenging such fees and/or requirements at a later date.
CITY OF SALINAS
7- R
Fernando Rizo, QSD, Assistant Engineer
for
Adriana Robles, PE, CFM, City Engineer
Exhibit I
:PermitENGINEERING PW Plan Reviewavier\Planning\/228 Main St-CUP2022-0481/228 MainSt - CUP2022-048 Revised 030624.doex
DEVELOPMENT FEES
COMMERCIAL BUILDINGS (2022-2023)
(Including Hotels/Motels/Schools)
Address: 1228 Main Street Permit #: CUP2022-048
Date: 03/06/24 Bldg. Area: 20,150 sf
2304.00.0000-56.5110
Street Frontage (LF) multiplier (per 60' frontage) $389: $ Not assessed if provided by TOTAL STREET TREE FEE DUE: $ applicant
2. SANITARY SEWER FEE: 2301.00.0000-56.5120
First 4,000 sf of building area and first 20 F.U. = $1,995: $ Please complete attached Fixture units over 20 x $21.10 ea: $ Sanitary Sewer Fixture (20)
sq. ft. of building area over 4,000/100 x $4.95 ea: $ Table. 16,150
TOTAL SANITARY SEWER FEE DUE:
3. STORM DRAIN FEE: 2301.00.0000-56.5130
Isf property 43,560 f/acre: 0,000
@ $8,211/acre: $
(School Rate) @ $6,548/acre: $
TOTAL STORM DRAIN FEE DUE: $
4. TRAFFIC IMPACT FEE: 2306.00.0000-56.5150
Dispensary Warehouse Furniture(Credit)
Building Square Footage: 5,279 14,871 20,150
Divided by 1,000 : 5.279 14.871 20.150
Trip Rate (TFO): 61 5 -3
ITE 880 Pharmacy/Drugstore Pass-By Trip Reduction (26.5%): -85 Trips: 320 74 -60
Total Trips:
@ $430/trip ($622/trip in FGA): $ 107,152.62
TOTAL TRAFFIC IMPACT FEE DUE: $
5. REGIONAL DEVELOPMENT IMPACT FEE 8809.81.8157-57.8640 Per TAMC fee schedule
Fee assessed by the Transportation Agency for Monterey County $ 51,369.59
6. PUBLIC FACILITIES IMPACT FEE
TOTAL PUBLIC FACILITIES IMPACT FEE
TOTAL DEVELOPMENT FEES DUE: 158,522.22
Effective: July 1, 2022 Valid through: June 30, 2023
1: (Permit\ENGINEERING PW\Plan Review\Javier\Planning\1228 Main St - CUP2022-048\1228 S Main St - Fee Worksheet Revised 030624 3/6/2024 Regional Development Impact Fees
Fee Calculation Worksheet
Last updated September 1, 2021
Project Name: Date:
[Select the Benefit Zone: GREATER SALINAS
Select the Agency: City of Salinas
Select the Land Use Type: Fee Schedule Enter the # of Units Fees 1 $0.00 $0.00
2 $0.00 $0.00
3 $0000 $0.00
4 $0000 $0.00
5 $0.00 $0.00
Calculate by Fee per Trip (Only use for appeals): $379 249 $94,433.85 Subtotal: $94,433.85
Apply discount: 45.60% $43,064.26
Apply credits: $0.00
Total Regional Fee: $51,369.59
Accessory Dwelling Units (ADU) - Senate Bill 13 (Wieckowski, 2019) ADUs under 750 square feet are exempt from impact fees.
ADUs over 750 square feet are assessed impacts fees that are proportional to the size of the primary residence.
1. In the worksheet above, for "Select the Land Use Type", choose "Single-Family"
2. Next, calculate the proportion of the ADU to the main residence and enter that figure in "Enter the # of Units" Primary Residence - Square Feet:
ADU - Square Feet:
Proportion:
Memorandum
City of Salinas OLICY
Date: March 19,2024
To: Thomas Wiles, Senior Planner
From: Sergeant Gerry Magana
SUBJECT: CUP 2022-048 and CCP 2023-007 (1228 South Main Street) The Salinas Police Department has reviewed the provided documentation regarding the proposed parking reduction and relocation for the cannabis dispensary (CUP 2022-048 and CCP 2023-007) located at 1228 South Main Street. The Police Department sees no issues with the parking reduction or relocation of the dispensary.
Although parking may not be an issue, this particular location is very busy with traffic because of the intersection with South Main Street, and Plaza Circle, and the driveway of the location. We have had approximately 18 traffic collisions since 2021 at the intersection of South Main Street and Plaza Circle with one being a fatal traffic collision SPD case # 22-030683 vehicle versus bicyclist.
In addition, there have been several Marijuana Dispensary burglaries in Monterey County. On March 3, 2023, a Marijuana dispensary burglary occurred at 1051 Terven Ave. Compassionate Bay Delivery SPD case # 23- 030118. The city of Greenfield had 2 Marijuana dispensary burglaries and 2-3 other ones in Monterey County.
The site is located adjacent to a residential area with close proximity to Salinas High School. It is the opinion of the Chief of Police that the operation of the Commercial Cannabis business in such location would tend to cause a public nuisance or a situation which may result in repeated police department response or a negative impact on the adjacent residential units as stipulated by Municipal Code Section 5-07.27(d).
City of Salinas
COMMUNITY DEVELOPMENT DEPARTMENT
SALINAS 65 W. Alisal Street • Salinas, California 93901 RICH IN LAND | RICH IN VALUES (831) 758-7251 • (831) 758-7938 (Fax) • www.ci.salinas.ca.us
PLANNING APPLICATION REVIEW - BUILDING
Date: 2/28/2024
Application: CUP2022-048
Address: 1228 MAIN ST
Scope: Change use from furniture to CCB Retail w/parking reduction Contact: Contact
Planner: Thomas Wiles
1. Unit A shall not be occupied until a building permit for a tenant Improvement permit is processed and finaled. Please note this on the floor plan. CBC §107.1
2. Provide the occupancy classification, construction types, square footage, building area analysis, fire sprinklered and/or alarm for all existing and proposed structures.
CBC § 107.2
NO RESPONSE REQUIRED. REQUIREMENTS TO BE VERIFIED AT BUILDING PERMIT SUBMITTAL.
3. When a single space is split into multiple tenant spaces, the plans for Building Permit application will require a means of egress plan, occupancy separation requirements, and adequate access to electrical, mechanical and plumbing systems (location of electrical panels, mechanical thermostat, minimum plumbing fixture calculations, etc.) This only applies to tenant space B, since tenant space A is not for occupancy. CBC §107.2
NO RESPONSE REQUIRED. REQUIREMENTS TO BE VERIFIED AT BUILDING PERMIT SUBMITTAL.
4. Specific Building comments will be generated upon building permit submittal.
Building permit shall comply with California Code of Regulations, Title 24.
NO RESPONSE REQUIRED
(End of Comments)
Angeline Anzini
City of Salinas Permit Services
Community Development Department
Exhibit
RICK
ENGINEERING COMPANY
Traffic Division
February 9, 2024
Mr. Grant Palmer
CannaCruz, Inc.
115 Limekiln Street
Santa Cruz, CA 95060
SUBJECT: CANNACRUZ SALINAS PARKING DEMAND STUDY
(RICK ENGINEERING COMPANY JOB NUMBER 19633)
Dear Mr. Palmer:
Rick Engineering Company (RICK) has prepared this parking demand study to evaluate the parking requirement of the CannaCruz Salinas cannabis dispensary store, which proposes to relocate from its current site at 1156 Abbott Street in Salinas to a site located at 1228 South Main Street in Salinas.
PROJECT DESCRIPTION
CannaCruz Salinas proposes to redevelop the existing former furniture store (Legacy Fine Furniture) in a 20,146 square-foot free-standing building located at 1228 South Main Street in Salinas. The existing CannaCruz Salinas cannabis dispensary store would be relocated from its current location at 1156 Abbott Street in Salinas to the proposed site at 1228 South Main Street. In addition, a furniture store use is proposed for the front half of the building. Below is a breakdown of the proposed uses and floor areas that would be provided within the 20,146 square-foot building:
5,726 square-foot cannabis dispensary
• 2,387 square-foot distribution area
2,660 square-foot employee area
• 9,373 square-foot furniture store
The hours of operation for the existing and proposed CannaCruz Salinas sites are from 8:30 AM to 9:00 PM Monday through Sunday. The hours of operation for the proposed furniture store are estimated to be from 10:00 AM to 5:00 PM Monday through Sunday.
The total estimated number of employees for the proposed cannabis dispensary is 20 employees, and a maximum of 7 employees are estimated to be on-site at one time. The total estimated number of employees for the proposed furniture store is 10 employees, and a maximum of 3 employees are estimated to be on- site at one time.
The project proposes to take full access from one driveway on Main Street. A total of 40 parking spaces are currently provided on the site, which includes two (2) ADA parking spaces. The project site plan is illustrated in Exhibit 1 following this letter.
5620 Friars Road • San Diego, California 92110-2596 • (619) 291-0
SAN DIEGO RIVERSIDE ORANGE SACRAMENTO SAN LUIS OBISPO LAS VEGASCR Mr. Grant Palmer
February 9, 2024
EXISTING USE PARKING CONDITIONS
The existing former furniture store (Legacy Fine Furniture) was the original tenant/owner of the 20,146 square-foot building at 1228 South Main Street, and was required to provide a minimum of 34 parking spaces based on the City's parking requirement for a furniture store use (1 space per 600 square-feet) per Section 37-50.350 of the City of Salinas Municipal Code (Basic Requirements for Off-Street Parking and Loading). The existing 40 parking spaces on the site exceeds the City's minimum parking requirement by 6 parking spaces.
Table 1 below summarizes the minimum required parking spaces for the existing former furniture store use based on the City's off-street parking requirement per Section 37-50.350 of the City of Salinas Municipal Code, and also the estimated peak parking demand for a furniture store (Land Use 890) per the 5' Edition Institute of Transportation Engineers (ITE) Parking Generation Manual (January 2019).
Table 1
Existing Use Parking Conditions
Minimum Existing
Parking Parking
Existing Use Size/Area Parking Rate Spaces Spaces
Required Provided
Off-Street Parking Requirements per City of Salinas Municipal Code Furniture Store 20,146 sq. ft. Furniture Store: 1 per 600 sq. ft. 34 40 Estimated Existing Parking Demand per ITE Parking Generation Furniture Store Weekday: 0.48 per 1,000 SF 19' 40
(ITE Land Use 890) 20,146 sq. ft. Saturday: 0.96 per 1,000 SF Sources:
Table 37-50.100, Section 37-50.350, City of Salinas Municipal Code (Basic Requirements for Off-Street Parking and Loading.
ITE Parking Generation Manual (S" Edition, January 2019). ' Based on peak Saturday parking demand rate per ITE Parking Generation Manual (5'h Edition, January 2019)
PROPOSED PROJECT PARKING REQUIREMENT
Table 37-50.100 (Schedule A: Off-Street Parking and Loading Spaces Required) in Section 37-50.350 of the City of Salinas Municipal Code does not include a specific parking requirement rate for a cannabis dispensary use. Per Table 37-50.100, any retail sales uses that are not listed as a specific use classification are required to use the general retail sales parking rate of 1 space per 300 square-feet. In addition, because the existing 20,146 square-foot building would be shared by two different tenants/owners, the proposed uses would be defined as a shopping center, which has a parking rate of 1 space per 250 square-feet for floor areas over 15,000 square-feet.
Based on the 5,726 square-foot floor area of the proposed cannabis dispensary use and excluding the other proposed uses, a minimum of 20 parking spaces would be required per the City's general retail sales parking rate. The proposed distribution use would be similar to a warehousing and storage use, which has a parking rate of 1 space per 1,000 square-feet per Table 37-50.100 in Section 37-50.350 of the City of Salinas Municipal Code. If the City's warehousing and storage parking rate was applied to the 2,387 square-foot distribution area, an additional 3 parking spaces would be required. If the City's furniture store parking rate of 1 space per 600 square-feet was applied to the proposed 9,373 square-foot furniture store use, an additional 16 parking spaces would be required, and a combined total of 39 parking spaces would be required for the project.
Mr. Grant Palmer
February 9, 2024
The City of Salinas zoning code does not allow for bifurcation of uses for parking requirements when the primary use is commercial retail, and also because the existing 20,146 square-foot building would be shared by two different tenants/owners, the City's shopping center (floor areas over 15,000 square-feet) parking rate of 1 space per 250 square-feet would be required to be used for the entire 20,146 square-foot building.
If the City's shopping center parking rate was applied to the 20,146 square-foot project floor area, a minimum of 81 parking spaces would be required. The project proposes to provide a total of 40 parking spaces; therefore, the project would have a shortage of 41 parking spaces if the City's shopping center parking rate was used for the entire site.
Table 2 below summarizes the minimum parking spaces that would be required if using a combination of the City's general retail, warehousing/storage, and furniture store parking rates versus using the City's shopping center parking rate for the entire 20,146 square-foot building.
Table 2
City of Salinas Off-Street Parking Requirements
Minimum Parking
Parking Spaces
No. of Provided
Proposed Use Size/Area City's Parking Rate
Employees Spaces (Surplus/
Required
Shortage)
Minimum Required Parking Based on General Retail/Warehousing/Furniture Store Parking Rates Cannabis Dispensary 5,726 sq. ft. General Retail: 1 per 300 sq. ft. 20 Distribution 2,387 sq. ft. Total: 30 Warehousing/Storage: 1 per 1,000 sq. ft. 3 40 2,660 sq. ft. Onsite: 10
Employee Area Ancillary Use
Furniture Store 9,373 sq. ft. Furniture Store: 1 per 600 sq. ft. 16 Total 39 40 (+1)
Minimum Required Parking Based on Shopping Center Parking Rate Only Cannabis Dispensary/ 20,146 sq. ft. Total: 30 Shopping Center (over 15,000 sq. ft.): 81 40(-41) Furniture Store Onsite: 10 1 per 250 sq. ft
Source:
Table 37-50.100, Section 37-50.350, City of Salinas Municipal Code (Basic Requirements for Off-Street Parking and Loading Due to the lack of a specific parking rate for a cannabis dispensary use in the City's Municipal Code, this parking demand study has been prepared to survey four existing cannabis dispensary sites with the purpose of calculating a peak parking demand rate that is specific to a cannabis dispensary use.
Mr. Grant Palmer
February 9, 2024
EXISTING PARKING OCCUPANCY SURVEYS
Parking occupancy surveys were conducted at four existing cannabis dispensaries in the greater Salinas- Santa Cruz area on one weekday (Tuesday and Thursday) and on one weekend day (Saturday) to develop a specific parking demand rate for a cannabis dispensary in the local area. The existing cannabis dispensaries were selected based on the following criteria to ensure accuracy and comparability to the proposed site:
• Occupies a stand-alone building that is not shared with other businesses; and • Provides a parking lot that is exclusively used by the cannabis dispensary and is not shared with other uses.
The following existing cannabis dispensaries met the above-listed criteria, and parking occupancy surveys were conducted at these sites on Saturday, May 14, 2022, Tuesday, May 17, 2022, Saturday, June 25, 2022, and Thursday, June 30, 2022:
1) Santa Cruz Naturals, 9077 Soquel Drive, Aptos, CA
2) White Fire Prunedale, 2329 San Miguel Canyon Road, Prunedale, CA 3) One Plant, 10031 Reese Circle, Salinas, CA
4) East of Eden Cannabis Co., 8022 Moss Landing Road, Moss Landing, CA The number of parking spaces provided for each cannabis dispensary site was counted prior to conducting the parking occupancy surveys to determine the parking utilization rates by time of day for each survey Below are the current hours of operation for each of the cannabis dispensary survey sites:
Santa Cruz Naturals
• Monday-Friday: 8:00 AM - 8:00 PM
• Saturday-Sunday: 10:00 AM - 8:00 PM
White Fire Prunedale
• Monday-Sunday: 8:00 AM - 8:00 PM
One Plant
• Monday-Sunday: 9:00 AM - 8:00 PM
East of Eden Cannabis Co.
• Monday-Sunday: 8:00 AM - 8:00 PM
The Institute of Transportation Engineers (ITE) Parking Generation Manual (5' Edition, 2019) provides a time-of-day distribution of parking demand for a cannabis dispensary use, which shows a peak parking demand at 2:00 PM, and with at least 50% of the peak parking demand occurring between 10:00 AM and 7:00 PM.
Based on the published ITE time-of-day parking demand distribution for a cannabis dispensary and the hours of operation for the four selected cannabis dispensary survey sites, the parking occupancy surveys were recorded on an hourly basis beginning at 10:00 AM and ending at 8:00 PM.
Mr. Grant Palmer
February 9, 2024
Table 3 provides the results of the weekday parking occupancy survey, and the results of the weekend parking occupancy survey are provided in Table 4. The raw parking count data is provided in Attachment A following this letter.
Tables 3 and 4 show the following peak parking utilizations of the individual existing cannabis dispensaries:
Santa Cruz Naturals: Weekday = 38% (5-6 PM); Weekend = 23% (4-6 PM) • White Fire Prunedale: Weekday = 17% (4-6 PM); Weekend = 28% (5-6 PM) • One Plant: Weekday = 61% (3-4 PM); Weekend = 61% (1-2 PM) • East of Eden Cannabis Co.: Weekday = 25% (10 AM-1 PM); Weekend = 50% (3-4 PM) Table 3 shows that the average peak parking utilization of the four cannabis dispensary sites occurs between 3:00 PM and 4:00 PM on a typical weekday, with an average peak parking utilization of 32%.
Table 4 shows that on a typical weekend, the average peak parking utilization of the four cannabis dispensary sites occurs between 3:00 PM and 5:00 PM, with an average peak parking utilization of 35%.
PARKING DEMAND ANALYSIS
The results of the parking occupancy surveys were used to develop weekday and weekend parking demand rates for a cannabis dispensary use, which will be used to determine the estimated peak parking demand and required parking spaces for the proposed CannaCruz Salinas cannabis dispensary store.
Individual peak parking demand rates were calculated for each of the four existing cannabis dispensaries based on the number of parking spaces per thousand square-feet of building area. The approximate building areas of the four cannabis dispensary locations are listed below:
Santa Cruz Naturals: 1,674 square-feet
White Fire Prunedale: 1,646 square-feet
One Plant: 7,240 square-feet (includes distribution and storage space) • East of Eden Cannabis Co.: 3,048 square-feet
Weekday and weekend peak parking demand rates for the four above-listed cannabis dispensary locations were calculated by dividing the peak parking demand (highest occupied parking spaces) by the building area in thousands of square-feet, as shown in the following equation: A = B / (C / 1,000), where A is the peak parking demand rate, B is the peak parking demand highest occupied parking spaces), and C is the building area in square-feet, which is divided by 1,000 to convert building area to thousand square-feet.
The results of the weekday and weekend peak parking demand rate calculations are shown in Table 5 and Table 6, respectively.
As shown in Table 5, the average weekday peak parking demand rate was calculated at 1.75 parking spaces per thousand square-feet.
Table 6 shows that the average weekend peak parking demand rate was calculated at 1.92 parking spaces per thousand square-feet.
Mr. Grant Palmer
February 9, 2024
Table 3
Existing Weekday Parking Occupancy Surveys
White Fire Prunedale
Santa Cruz Naturals 2329 San Miguel One Plant East of Eden Cannabis Co. TOTAL SURVEY 9077 Soquel Drive 10031 Reese Circle 8022 Moss Landing Road Canyon Road Salinas, CA SITES
Aptos, CA Prunedale, CA Moss Landing, CA
Time Parking Supply Parking Supply Parking Supply Parking Supply Parking Supply 13 18 18 57
Occupied Percent Occupied Occupied Occupied Total Average Percent Percent Percent
Parking Utilization Parking Parking Parking Occupied Percent Utilization Utilization Utilization
Spaces Spaces Spaces Spaces Spaces Utilization
10:00 - 11:00 AM 15% 6% 00 44% 25% 13 23%
11:00 AM - 12:00 PM 8% 11% 10 56% 25% 15 26%
12:00 - 1:00 PM 8% 11% 44% 25% 13 23%
1:00 - 2:00 PM 8% 6% 39% 13% 10 18%
2:00 - 3:00 PM 15% 0% 50% 13% 12 21%
3:00 - 4:00 PM 31% 11% = 61% 13% 18 32%
4:00 - 5:00 PM 31% 17% ∞0 44% 0% 15 26%
5:00 - 6:00 PM 38% 17% 50% 0% 17 30%
6:00 - 7:00 PM 23% 6% 33% 13% 11 19%
7:00 - 8:00 PM 15% - 6% 39% 0% 10 18%
Note: Hour with the highest parking demand for each individual site is shaded in gray, and the hour with the highest overall parking demand is outlined in thick box and indicated in bold.
Mr. Grant Palmer
February 9, 2024
Table 4
Existing Weekend Parking Occupancy Surveys
White Fire Prunedale
Santa Cruz Naturals One Plant East of Eden Cannabis Co. TOTAL SURVEY 9077 Soquel Drive 2329 San Miguel 10031 Reese Circle 8022 Moss Landing Road Canyon Road SITES
Aptos, CA Salinas, CA Moss Landing, CA
Prunedale, CA
Time Parking Supply Parking Supply Parking Supply Parking Supply Parking Supply 18 18 57
Occupied Occupied Occupied Occupied Total Average
Percent Percent Percent Percent Occupied
Parking Parking Parking Parking Percent
Utilization Utilization Utilization Utilization Utilization Spaces Spaces Spaces Spaces Spaces
10:00 - 11:00 AM 8% N 11% 50% 12 21%
11:00 AM - 12:00 PM 15% 6% 10 56% 25% 15 26%
12:00 - 1:00 PM 15% 6% 50% 13% 13 23%
1:00 - 2:00 PM 8% 6% 11 61% 13% 14 25%
2:00 - 3:00 PM 0% 11% 44% 25% 12 21%
3:00 - 4:00 PM 15% 22% 10 56% 50% 20 35%
4:00 - 5:00 PM 23% 22% 10 56% 38% 20 35%
5:00 - 6:00 PM 23% 28% 50% 13% 18 32%
6:00 - 7:00 PM 17% 50% 13% 14 25%
7:00 - 8:00 PM 8% 11% 33% 38% 12 21%
Note: Hour with the highest parking demand for each individual site is shaded in gray, and the hour with the highest overall parking demand is outlined in thick box and indicated in bold.
Mr. Grant Palmer
February 9, 2024
Table 5
Weekday Peak Parking Demand Rate Calculations
Santa Cruz Naturals White Fire Prunedale One Plant East of Eden Cannabis Co. 9077 Soquel Drive 2329 San Miguel Canyon Road 10031 Reese Circle 8022 Moss Landing Road Aptos, CA Prunedale, CA Salinas, CA Moss Landing, CA
Parking Supply Parking Supply Parking Supply Parking Supply Average
13 18 Weekday
Building Size (Sq. Ft.) Building Size (Sq. Ft.) Peak
Building Size (Sq. Ft.) Building Size (Sq. Ft.)
Time Parking
1,674 1,646 7,240 3.048 Demand
Rate
Peak Peak Peak Peak (per KSF)
Occupied Parking Occupied Parking Occupied Parking Occupied Parking Percent Percent Percent Percent Demand
Parking Demand Parking Demand Parking Demand Parking Utilization Utilization Utilization Utilization
Spaces Rate! Spaces Rate' Spaces Rate' Spaces Rate!
(per KSF) (per KSF) (per KSF) (per KSF)
10:00 - 11:00 AM 15% 6% 44% 25%
11:00 AM - 12:00 PM 8% 11% 10 56% 25% 0.66
12:00 - 1:00 PM 8% 11% 44% 25%
1:00 - 2:00 PM 8% 39% 13%
2:00 - 3:00 PM 15% 0% 50% 13%
1.75 3:00 - 4:00 PM 31% 11% 11 61% 1.52 13%
4:00 - 5:00 PM 31% 17% 1.82 44% 0%
5:00 - 6:00 PM 38% 2.99 17% 50% 0%
6:00 - 7:00 PM 23% 6% 33% 13%
7:00 - 8:00 PM 15% 39% 0%
Note: Peak parking demand rates for the individual cannabis dispensaries are shaded in gray and indicated in bold.
KSF = Thousand Square-Feet
Mr. Grant Palmer
February 9, 2024
Table 6
Weekend Peak Parking Demand Rate Calculations
Santa Cruz Naturals White Fire Prunedale One Plant East of Eden Cannabis Co. 9077 Soquel Drive 2329 San Miguel Canyon Road 10031 Reese Circle 8022 Moss Landing Road Aptos, CA Prunedale, CA Salinas, CA Moss Landing, CA
Parking Supply Parking Supply Parking Supply Parking Supply Average
13 18 Saturday
Building Size (Sq. Ft.) Building Size (Sq. Ft.) Building Size (Sq. Ft.) Building Size (Sq. Ft.) Peak Time Parking
1,674 1,646 7,240 3.048 Demand
Rate
Peak Peak Peak Peak (per KSF)
Occupied Parking Occupied Parking Occupied Parking Occupied Parking Percent Demand Percent Demand Percent Percent Demand
Parking Utilization Parking Utilization Parking Utilization Demand Parking Utilization Spaces Rate' Spaces Rate' Spaces Spaces Rate!
(per KSF) (per KSF) (per KSF) (per KSF)
10:00 - 11:00 AM 11% 50% 0%
11:00 AM - 12:00 PM 15% 6% 10 56% 25%
12:00 - 1:00 PM 15% 50% 13%
1:00 - 2:00 PM 6% 11 61% 1.52 13%
2:00 - 3:00 PM 11% 44% 25%
1.92 3:00 - 4:00 PM 15% 22% 10 56% 50% 1.31
4:00 - 5:00 PM 23% 1.79 22% 10 56% 38%
5:00 - 6:00 PM 23% 28% 3.04 50% 13%
6:00 - 7:00 PM 8% 17% 50% 13%
7:00 - 8:00 PM 8% 11% 33% 38%
Note: Peak parking demand rates for the individual cannabis dispensaries are shaded in gray and indicated in bold.
KSF = Thousand Square-Feet
' Each parking demand rate was calculated by dividing the peak parking demand (highest occupied parking spaces) by the building area in thousands of square-feet, as shown in the following equation: A = B / (C / 1,000), where A is the parking demand rate, B is peak parking demand highest occupied parking spaces), and C is the building area in square-feet, which is divided by 1,000 to convert building area to thousand square-feet.
Mr. Grant Palmer
February 9, 2024
Based on the calculated peak parking demand rates shown in Tables 5 and 6, weighted average peak parking demand rates for an entire week (7 days) were calculated for the individual survey sites, from which an overall weighted average parking rate for an entire week was calculated. The weighted average calculations were made by applying the weekday peak parking demand rates over a 4-day period from Monday through Thursday, and by applying the weekend peak parking demand rates over a 3-day period from Friday through Sunday.
The following equation shows how the weighted average peak demand parking rates were calculated: A = ((B × 4) + (C × 3)) / 7, where A is the weighted average peak parking demand rate, B is the weekday peak parking rate, and C' is the weekend peak parking demand rate. The overall average peak parking demand rate was calculated by dividing the sum of the individual average peak parking demand rates of the survey sites by the number of survey sites (4).
Table 7 shows the results of the weighted average peak parking demand rates for the individual survey sites and the overall weighted average peak parking demand rate.
Table 7
Weighted Average Peak Parking Demand Rate Calculations
Weekday Weekend Weighted
Peak Parking Average
Peak Parking Peak Parking
Survey Site Demand Demand Rate
Rate Demand Rate
(per KSF) (per KSF)
(per KSF)
Santa Cruz Naturals 2.99 1.79 2.47
9077 Soquel Drive, Aptos, CA
White Fire Prunedale
2329 San Miguel Canyon Road 1.82 3.04 2.34
Prunedale. CA
One Plant 1.52 1.52 1.52
10031 Reese Circle, Salinas, CA
East of Eden Cannabis Co.
8022 Moss Landing Road 0.66 1.31 0.94
Moss Landing, CA
Overall Weighted Average Peak Parking Demand Rate (per KSF) 1.82 The weighted average calculations were made by applying the weekday peak parking demand rates over a 4-day period from Monday through Thursday, and by applying the weekend peak parking demand rates over a 3-day period from Friday through As shown in Table 7, an overall average peak parking demand rate of 1.82 parking spaces per thousand square-feet was calculated for a cannabis dispensary use. To compare with the City's parking rates that are typically based on 1 parking space per floor area size, the calculated cannabis dispensary peak parking demand of 1.82 parking spaces per thousand square-feet would be approximately 1 parking space per 550 square-feet.
Based on the overall weighted average peak parking demand rate shown in Table 7, the estimated peak parking demand for the proposed CannaCruz Salinas cannabis dispensary and proposed furniture store is shown below in Table 8. Because the calculated peak parking demand rate for a cannabis dispensary (1 parking space per 550 square-feet) would be higher than that of a furniture store (1 parking space per 600 square-feet), the cannabis dispensary parking rate was applied to the entire 20,146 square-foot building.
Mr. Grant Palmer
February 9, 2024
Table 8
Estimated Peak Parking Demand of Proposed Project
Peak Existing
Unit Peak Parking Parking On-Site Parking
Land Use Size Parking Surplus
Demand Rate Demand
(No. of Spaces) Spaces
Cannabis Dispensary/ 20.146 KSF 1 per 550 SF 37 40 3
Furniture Store (1.82 per KSF)
As shown in Table 8, the proposed CannaCruz Salinas cannabis dispensary is estimated to generate a peak parking demand for 37 parking spaces. The project site currently provides 40 parking spaces.
CONCLUSIONS
This parking demand study was prepared to evaluate the parking requirement of the CannaCruz Salinas cannabis dispensary store, which proposes to relocate from its current site at 1156 Abbott Street in Salinas to a site located at 1228 South Main Street in Salinas.
Since the City of Salinas Municipal Code does not include any published parking rate for a cannabis dispensary use, parking occupancy surveys were conducted at four cannabis dispensary sample sites in the greater Salinas/Santa Cruz area. Parking demand rates were calculated based on the peak parking demand and building square-footage of each cannabis dispensary. The weighted average weekday/weekend peak parking demand rates were calculated for each surveyed cannabis dispensary, and an overall weighted average peak parking demand rate was calculated and applied to the proposed CannaCruz Salinas site.
Utilizing these site-specific parking rates, the CannaCruz Salinas cannabis dispensary and proposed furniture store was estimated to generate a peak parking demand for 37 parking spaces, resulting in a surplus of 3 parking spaces. Therefore, the results of this parking demand study show that the existing 40 on-site parking spaces are anticipated to provide sufficient parking for the proposed project.
It must be noted that this parking demand analysis is conservative by using the project's entire building square-footage (20,146 square-feet) to calculate the peak parking demand rather than only the retail sales areas of the combined cannabis dispensary and furniture store (15,099 square-feet). Most existing cannabis dispensaries have floor areas under 10,000 square-feet, with the four survey cannabis dispensaries providing examples of typical floor area sizes for this type of use.
If you have any questions regarding the results of this analysis, please contact me directly at (619) 291- 0707.
Sincerely,
RICK ENGINEERING COMPANY
Dio mizele fety
David Mizell, AICP Mark Jugar, P.E., T.E., P.T.O.E.
Associate Traffic Planner Associate
L: Files|19633\text\19633.003.CannaCruzSalinasPkgStudy_REVISED_2024-0209.docx Attachments
NOTE:
Distribution - pre-test batches, sampling, post-test batches, packaging, labeling, records storage, surveillance system storage, loading/unloading/inventory intake, order fulfillment Fulfillment - receipt of retail orders and fulfillment of retail orders from distribution product storage (wholesale to retail) GROUP
PROFESSIONAL SEAL
120-2.
47-4 112 351.6 SALINAS, CA.
UNIT B
UNIT A
NO CHANGE IN USE PROPOSED
EXISTING FURNITURE RETAR
0,373 п°
S. MAIN STREET PROPOSED FLOOR PLAN 1228 MAIN STREET, SALINAS CA. 93901 PROPOSED TENANT IMPROVEMENT CANNABIS RETAIL DISPENSARY 15:5
NO. DATE REVISION / ISSUE
COMMENTS:
29.2 10-5 BITAR FOURT
APN: 016-161-052
DRAWN BY
R.F.
2126 ine* 15-s sal 2-7-24
AS NOTED
SHEET SZE
11x17
SHEET NO.
1 PROPOSED FLOOR PLAN TOTAL RETAIL = 5.726 SO. FT. TOTAL RETAIL FULFILLMENT = 2,387 SQ. FT TOTAL EMPLOYEE/OFFICE = 1,134 SQ. FT.
A02 SCALE: 1/16"= 1'-0" COMMON AREA = 1,526 SF SQ. FT.
Exhibit 1: Project Site Plan
ATTACHMENT A
Metro Traffic Data Inc. Parking Occupancy
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:
Metro Traffic Data Inc. Rick Engineering Company
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE Santa Cruz Naturals LATITUDE 36.9757
ADDRESS 9077 Soquel Dr, Aptos, CA 95003 LONGITUDE -121.8881 COLLECTION DATE Tuesday, May 17, 2022 WEATHER Clear
13 North
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 1 Street 0 0 0 0
2 Street 0
3 East ADA 0
4 East 0
East 1 0
East 0
East
East 1 1
9 North 0
10 North 0 0
11 North 0 0 0
12 North 0 0 0
13 North 0 0 0
SPACES 10:00 AM 11:00 AM 12:00 PM | 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 13 2 1 1 2 4 4 5 2
% Occupied: 15% 8% 8% 8% 15% 31% 31% 38% 23% 15%
Metro Traffic Data Inc. Parking Occupancy
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:
Rick Engineering Company
Metro Traffic Data Inc.
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE Santa Cruz Naturals LATITUDE 36.9757
ADDRESS 9077 Soquel Dr, Aptos, CA 95003 LONGITUDE -121.8881 COLLECTION DATE Saturday, May 14, 2022 WEATHER Clear
North
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 1 Street 0 0 0
2 Street 0 0
3 East ADA 0
4 East 0
East 1
East 0
East
East
North 0
10 North 0 0 0
11 North 0 0 0
12 North 0
13 North
SPACES 10:00 AM T 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 13 2 1 2 4 4 5 3 2
% Occupied: 15% 8% 8% 8% 15% 31% 31% 38% 23% 15%
Metro Traffic Data Inc. Parking Occupancy
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:
Metro Traffic Data Inc. Rick Engineering Company
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE White Fire Prunedale LATITUDE 36.8033
ADDRESS 2329 San Miguel Canyon Rd, Prunedale, CA 93907 LONGITUDE -121.6669 COLLECTION DATE Tuesday, May 17, 2022 WEATHER Clear
18 66
AWaite Fre Raupedale
North
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM North 0
2 North 0 0 0
3 North 1 0 0 0
4 North 0 0 0
North
6 North
North
North
North
10 North
11 North
12 East 0
13 East
14 East
15 East 0 0
16 East 0 0
17 East 0 0 0
18 Rear ADA
SPACES 10:00 AM 11:00 AM 12:00 PM | 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 18 1 2 2 2 1
% Occupied: 6% 11% 11% 6% 0% 11% 17% 17% 6% 6%
Parking Occupancy
Metro Traffic Data Inc.
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:
Rick Engineering Company
Metro Traffic Data Inc.
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE White Fire Prunedale LATITUDE 36.8033
ADDRESS 2329 San Miguel Canyon Rd, Prunedale, CA 93907 LONGITUDE -121.6669 COLLECTION DATE Saturday, May 14, 2022 WEATHER Clear
12 18 5
Walle Fie Frunedale
North
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM North 0
2 North 0
3 North 1 1 0 0
4 North 0 0 0
North
North
7 North
8 North
North
10 North
North
12 East
13 East 0 0
14 East 0 0 0
East 0 0
16 East 0 0 0 •- O
17 East 0 0
→ 0
18 Rear ADA 0
SPACES 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 18 1 2 2 2 1
% Occupied: 6% 11% 11% 6% 0% 11% 17% 17% 6% 6%
Parking Occupancy
Metro Traffic Data Inc.
310 N. Irvin Street - Suite 20
Hanford, CA 93230 Prepared For:
Metro Traffic Data Inc. Rick Engineering Company
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE One Plant (Salinas/Prunedale) LATITUDE 36.772204°
ADDRESS 10031 Reese Cir, Salinas, CA 93907 LONGITUDE - 121.667995° COLLECTION DATE Saturday, June 25, 2022 WEATHER Clear
One Plant
Dispensary- Salines
3L3 090L0
Reese Chr Prunedale Thres
Tire shop
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4900 PM 5:00 PM 6:00 PM 7:00 PM Front ADA
2 Front
3 Front
4 Front
5 Front 0
Front ADA
Front
Front
Front
10 Front
11 Front
12 Rear
13 Rear
14 Rear 1
15 Rear
-O
16 Rear
17 Rear 1
18 Rear -N - N
SIDE 2
SPACES 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 18 10 9 11 10 10
% Occupied: 50% 56% 50% 61% 44% 56% 56% 50% 50% 33%
Metro Traffic Data Inc. Parking Occupancy
310 N. Invin Street - Suite 20
Hanford, CA 93230 Prepared For:
Metro Traffic Data Inc. Rick Engineering Company
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE One Plant (Salinas/Prunedale) LATITUDE 36.772204°
ADDRESS 10031 Reese Cir, Salinas, CA 93907 LONGITUDE -121.667995° COLLECTION DATE Thursday, June 30, 2022 WEATHER Clear
One Plant
Dispensary Salines
BLESSELOR
Reese Cir Prunedale Tites
Tire shop
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM Front ADA 0 0
2 Front 0
3 Front
4 Front
Front
6 Front ADA
Front
Front
Front
10 Front
11 Front
12 Rear
13 Rear
14 Rear
15 Rear
16 Rear 1
0-0- 1
17 Rear
.- i
18 Rear 0
SIDE 2 2 0
SPACES - 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 18 8 10 8 11 8 9 6
% Occupied: 44% 56% 44% 39% 50% 61% 44% 50% 33% 39%
Metro Traffic Data Inc. Parking Occupancy
310 N. Irwin Street - Suite 20
Hanford, CA 93230 Prepared For:
Metro Traffic Data Inc. Rick Engineering Company
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE East of Eden Cannabis Co LATITUDE 36.7982
ADDRESS 8022 Moss Landing Rd, Moss Landing, CA 95039 LONGITUDE -121.7864 COLLECTION DATE Tuesday, May 17, 2022 WEATHER Clear
East of Eden Cannabis
North
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM Street
South
3 South
South
5 South
South 0
South 0 0 0 0 1 0
8 South ADA 0 0 0 0
SPACES 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 8 2 2 2 1 1 1
% Occupied: 25% 25% 25% 13% 13% 13% 0% 0% 13% 0%
Metro Traffic Data Inc. Parking Occupancy
310 N. Irvin Street - Suite 20
Hanford, CA 93230 Prepared For:
Rick Engineering Company
Metro Traffic Data Inc.
800-975-6938 Phone/Fax 5620 Friars Rd
www.metrotrafficdata.com San Diego, CA 92110
SITE East of Eden Cannabis Co LATITUDE 36.7982
ADDRESS 8022 Moss Landing Rd, Moss Landing, CA 95039 LONGITUDE -121.7864 COLLECTION DATE Saturday, May 14, 2022 WEATHER Clear
Casi of Eden Cannabis
North
Space # Note 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM Street
South
South
South
5 South
6 South 0 0 0
7 South 0 0 0 1 0
8 South ADA 0 0 0 0 0
SPACES 10:00 AM | 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM TOTALS: 8 2 1 1 2 4 3 1 1 3
% Occupied: 0% 25% 13% 13% 25% 50% 38% 13% 13% 38%
ALTERNATIVE MEANS OF COMPLIANCE WITH REQUIREMENTS FOR
LANDSCAPING ALONG THE SOUTH MAIN STREET FRONTAGE FOR
CONDITIONAL USE PERMIT 2022-048 (CUP 2022-048) TO CHANGE THE
USE FROM RETAIL TO A PROPOSED TWO-TENANT SHOPPING CENTER WITHIN AN EXISTING 20,162 SQUARE-FOOT BUILDING WITH A 9,413
SQUARE-FOOT FURNITURE STORE RETAIL USE IN THE FRONT PORTION AND A 10,749 SQUARE-FOOT RETAIL USE (CANNABIS DISPENSARY WITH
ACCESSORY DELIVERY AND DISTRIBUTION) IN THE REAR PORTION WITH 40 OFF-STREET PARKING SPACES AND A 41-SPACE (51%)
PARKING REDUCTION ON A 1.02-ACRE SITE LOCATED AT 1228 SOUTH
MAIN STREET IN THE COMMERCIAL RETAIL - SOUTH MAIN STREET FOCUSED GROWTH OVERLAY DISTRICT (CR-FG-3); (APN: 016-161-052- 000)
The applicant is requesting approval of Alternative Means of Compliance to allow the enhanced landscaping along the South Main Street in lieu of the required property line and parking lot planters. Per Section 37-30.210, Table 37-30.100 of the Zoning Code at least 10% of the total lot size is required to be landscaped and a minimum of 5% landscaping is required in the parking lot per Section 37-
50.690(g)(3). The applicant has proposed a total of 14% of landscaping for the entire site and 6% of landscaping in the parking lot area. This exceeds the minimum Zoning Code landscaping requirement for both the entire site and the parking lot. Pursuant to Section 37-50.690(i), Alternative Means of Compliance for Landscaping approval is granted for the proposed shopping center use upon an alternative landscape scheme from that required by Sections 37-
50.690(g) (1)(B) and (g) (4), which would require the following:
• A five-foot wide planter along the north, west, and south property lines adjacent to the parking area; and
• A minimum of one (1) tree for every five (5) parking spaces in landscape planters.
Results comparable to the above requirements are achieved by:
• Enhanced landscaping (trees, shrubs, and groundcover) will be installed along the South Main Street frontage, which shall achieve results comparable to those achieved through strict interpretation of the Zoning Code as required per Zoning Code Sections 37-
50.690(g) (1)(B) and (g)(4); and
• The landscape and irrigation plans shall show that the walkway from South Main Street into the main entrance of Unit *A" shall not exceed four-feet (4') in width.
I:ComDev|Planning Share SpaceConditional Use Permits 2022 CUP's|CUP 2022-048 - 1228 S Main StICUP 2022-048 Alt Means of Compliance for Landscaping.doc
Exhibit