490 Mendocino Avenue, Suite 201 Santa Rosa, CA 95401 707.542.9500 w-trans.com SANTA ROSA • OAKLAND
January 27, 2022
Mr. Jay Cheek
Jay’s Canna Consulting
3041 Panama Avenue
Carmichael, CA 95608
Focused Transportation Study for the Jane’s Dispensary
Dear Mr. Cheek;
As requested, W-Trans has prepared a focused transportation analysis for the proposed Jane’s Dispensary to be located at 4040 Sonoma Highway (SR 12) in the City of Sa nta Rosa. The purpose of th is letter is to present the project’s trip generation as well as an analysis of the transportation-related issues required under the California Environmental Quality Act (CEQA). The following analys is was completed in accordance with the criteria established by the City of Santa Rosa and is consistent with standard traffic engineering techniques.
Project Description
The proposed cannabis dispensary would be located in a vacant commercial suite of 1,997 square feet previously occupied by a pet supplies store. As allowed under the City’s cannabis ordinance, the dispensary would operate between the hours of 9:00 a.m. and 9:00 p.m. The proj ect site would continue to be accessed via existing driveways on SR 12 and Streamside Drive. The project site plan is enclosed for reference.
Trip Generation
The trip generation for the prior use of the space was estimated using standard rates published by the Institute of Transportation Engineers (ITE) in Trip Generation Manual, 10 th Edition, 2017 for “Shopping Center” (LU #820).
Although the Manual does not specify rates for a pe t supplies store, the “Shoppi ng Center” land use was determined to be the best category available as it reflects the general re tail nature of the previous use as well as any other use that could occupy the space.
The trip generation for proposed proj ect was estimated using rates develope d based on data collected at local dispensaries. Over the last two years, W-Trans has colle cted data at seven dispensa ries in the North Bay Area, including four in the City of Santa Ro sa. Our data collection effort has id entified that local dispensaries are expected to generate about 85 vehicle trips per day per 1, 000 square feet of gross floor area, including two trips per 1,000 square feet during the week day a.m. peak hour and 21 trips per 1, 000 square feet during the weekday p.m. peak hour. A spreadsheet summari zing the local trip generation data and resulting rates is enclosed for reference.
Based on the application of these rates, the proposed pr oject would be expected to generate an average of 179 daily trips, including three trips during the a.m. peak hour and 42 trips during the p.m. peak hour. Compared to the prior pet supplies store, the dispensary would be expected to result in 94 more daily trips on average with one more trip during the a.m. peak hour and 34 more trips during the p.m. peak hour. These results are summarized in Table 1.
Attachment 4
Mr. Jay Cheek Page 2 January 27, 2022
Table 1 – Trip Generation Summary
Land Use Units Daily AM Peak Hour PM Peak Hour
Rate Trips Rate Trips In Out Rate Trips In Out
Existing
Shopping Center -1.997 ksf 37.75 -75 0.94 -2 -1 -1 3.81 -8 -4 -4 Proposed
*Marijuana Dispensary 1.997 ksf 85.12 170 1.59 3 3 0 21.27 42 23 19 Net New Trips 95 1 2 -1 34 19 15
Note: ksf = 1,000 square feet; * = North Bay rates developed based on local data The proposed project would result in fewer than 250 ne w daily trips and 50 new trips during each peak hour; therefore, a full traffic impact study with an operatio nal analysis is not typically required per the City’s Guidance for the Preparation of Traffic Operational Analysis, 2019, so one was not prepared.
Delivery Consideration
Two of the seven dispensaries that were subject of the data collection effort had delivery services operating at the time the data was collected so the tr ip generation characteristics for those two individual dispensaries were reviewed and it was determined that such a service may reasonably be expe cted to reduce the trip generation potential of a dispensary, not increase it. Deliveries are intended to serve multiple cu stomers in one trip so the trips associated with several customers that would otherwis e visit the site individually are replaced by a single round trip made by the delivery vehicle. The trip generation data collected at the two dispensaries with a delivery service indicated an average trip rate of 7.92 trips per 1,000 square feet during the weekday p.m. peak hour compared to the combined average rate of 21.27 trips per 1,000 square feet. The delivery service rate as sampled was approximately 63 percent lower than the combined rate, making applicati on of the combined rate conservative.
Because only two dispensaries had an operational delivery s e r v i c e , i t i s p r e f e r r e d t h a t d a t a b e c o l l e c t e d a t additional local dispensaries with a deli very service to confirm th e rates before using them to estimate the trip generation potential of a proposed project. However, the data indicates that the pres ence of a delivery service would be expected to reduce the trip generating potential of the dispensary.
Vehicle Miles Traveled
Senate Bill (SB) 743 established a change in the metric to be applied to determ ining transportation impacts associated with development projects. Rather than the delay-ba sed criteria associated with a Level of Service (LOS) analysis, the change in Vehicle Miles Traveled (VMT) as a result of a project is now the basis for determining California Environmental Quality Act (CEQA) impacts with respect to transportation and traffic.
The City of Santa Rosa issued guidelines for VMT analysis, as outlined in Vehicle Miles Traveled (VMT) Guidelines Final Draft, dated June 5, 2020. This document identifies several criteria that may be used to identify certain types of projects that are unlike ly to have a significant VMT impact and can be “screened” from further analysis. One of these screening criteria pertains to local-serving retail, which the City defines as having up to 10,000 square feet of gross floor area. The theory behind this criterion is that while a larger retail project may generate interregional trips that increase a region’s total VMT, small retail establishments do not necessarily add new trips to a region, but change where existing customers shop within the region, and often shorten trip lengths. The proposed cannabis dispensary is a total of 1,997 square feet, which is well below the City’s local- serving retail threshold of 10,000 square feet; therefore, it is reasonable to conc lude that the project would have a less-than-significant Mr. Jay Cheek Page 3 January 27, 2022
transportation impact on VMT. Further, the project site is within an area for which employee-based trips are pre- screened as having a less-than-significant impact in terms of VMT.
Finding – Based on the draft screening crit eria published by the City of Santa Rosa, the project is anticipated to result in a less-than-significant transportation impact on VMT.
Alternative Modes
Given the proximity of residential neighborhoods and other commercial uses within one-quarter mile surrounding the site, it is reasonable to assume that some project patrons and employees will want to walk, bicycle, and/or use transit to reach the project site.
Pedestrian Facilities
Pedestrian facilities include sidewalks, crosswalks, pede strian signal phases, curb ramps, curb extensions, and various streetscape amenities such as lighting, benches, etc. Sidewalks exist on both sides of SR 12 as well as Streamside Drive in the project vicinity, effectively linking the project site to the surrounding pedestrian network.
While the sidewalk on the project side of SR 12 terminates about 300 feet to the west of the project site, pedestrian demand on this section of the highway is not expected as there are no access points to any developments. The majority of pedestrian trips are anticipated to be to and from the east where there are crosswalks with pedestrian phasing present on the north, east and south legs of th e signalized SR 12/Streamside Drive intersection. The existing facilities provide adequate pedestrian access and connections between the project site and surrounding residential neighborhoods and commercial uses.
Bicycle Facilities
There are no existing bicycle faciliti es on SR 12 along the project frontage ; however, there are striped shoulders ranging in width between five and eight feet that could be used by bicyclists and Class II bicycle lanes are planned to be provided according to the Santa Rosa’s Bicycle & Pedestrian Master Plan (BPMP), 2018. Additionally, cyclists would be able to ride on the sidewalk s or share the roadway with motorists on Streamside Drive. As the result, adequate access for bicyclists is cu rrently provided and would be improved upon completion of the planned facilities identified in the City’s BPMP.
Transit
The nearest transit stops are located on SR 12 across from the project site in the westbound direction and just east of Streamside Drive in the eastbound direction. These transit stops are served on Tuesdays and Thursdays by Santa Rosa CityBus Route 16 between the hours of 9:55 a.m. and 11:59 a.m. To access the project site outside of the operational hours of CityBus Route 16, there are tran sit stops on both sides of Mission Boulevard at SR 12, which are approximately one-third of a mile east of the project site served by Santa Rosa CityBus Routes 4 and 4B and Sonoma County Transit (SCT) Routes 30 and 34. Routes 4 and 4B are the same routes with different directionality and connect the Downtown Transit Mall to the northeastern qua drant of the City. SCT Routes 30 and 34 are similar routes and serve various destinations between the cities of Sonoma and Santa Rosa and Route 30X provides extended late afternoon service to westbo und Route 30. Table 2 summaries the existing transit routes in the project vicinity.
Mr. Jay Cheek Page 4 January 27, 2022
Table 2 – Transit Facility Summary
Route Operational Days Service Hours Headways
CityBus Route 16 Tuesday, Thursday 8:15 a.m. - 3:50 p.m. 1 to 3 hours CityBus Route 4 Monday - Sunday Wkdy: 6:00 a.m. - 7:50 p.m.
Wknd: 10:00 a.m. - 4:50 p.m.
Wkdy: 30 min
Wknd: 1 hour
CityBus Route 4B Monday - Friday 6:30 a.m. - 8:20 p.m. 1 hour SCT Route 30 Monday - Sunday 7:00 a.m. - 7:25 p.m. 1 to 2 hours SCT Route 30X (westbound only) Monday - Sunday 7:35 p.m. - 9:30 p.m. Runs once per day SCT Route 34 Monday - Friday 6: 45 a.m. – 5:00 p.m. 9 hours Note: SCT = Sonoma County Transit; wkdy = weekday; wknd = weekend; min = minutes
The existing transit facilities provide adequate connections between the project site and other areas of the City as well as the County. Although the bus stops on Mission Boul evard are located slightly farther than the preferred walking distance of one-quarter mile, distances less than one-half mile are st ill considered walkable and existing sidewalks provide appropriate pedestrian facilities between the transit stops and the project site.
Finding – Existing pedestrian, bicycle, and transit facilities provide adequate access to and from the project site.
Site Access and Circulation
The project would continue to be acce ssed via existing driveways on SR 12 an d Streamside Drive. The driveway on SR 12 is restricted to right-turn movements only du e to the presence of a raised median while the two driveways on Streamside Drive provide full access. Along the frontage, SR 12 has a posted speed limit of 45 miles per hour (mph) and is approximately 72 feet wide with two through lanes in each direction, though there are also left- and right-turn lanes on the eastbound approach to the intersection with Streamside Drive. Streamside Drive is approximately 36 feet wide adjacent to the site’s driveways with one lane departing the SR 12 intersection and two lanes approaching the intersection. The roadway does not have a posted speed limit so the prima facie speed limit of 25 mph for a local street applies.
Motorists driving to the site from destinations to the west would be able to use the driveway on SR 12 or make a right turn at Streamside Drive and another right turn into a project driveway to reach the site. Those coming from destinations to the east would be able to make a protected left turn at the signalized intersection with Streamside Drive and then a right turn into the pr oject driveway. When exiting the site, motorists could use either driveway on Streamside Drive and then make a left or right turn at the intersection with SR 12. No changes are proposed to on-site circulation, which is expected to continue functioning acceptably.
Finding – Existing site access and on-site circulation are expected to operate acceptably.
Sight Distance
Sight distances along SR 12 and Streamside Drive at the existing driveways serving the project site were evaluated using sight distance criteria contained in the Highway Design Manual published by Caltrans. The recommended sight distances for driveways are based on stopping sight distance with appr oach travel speed used as the basis for determining the recommended sight distance.
For the posted 45-mph speed limit on SR 12, the minimum stopping sight distance needed is 360 feet. Based on a review of field conditions, sight lines to and from the existing driveway extend nearly 400 feet to the west, which is more than adequate for the posted speed limit. Sight lines to and from the east were not evaluated since left turns are restricted at this location by a raised median on SR 12. For the prima facie speed limit of 25 mph on Mr. Jay Cheek Page 5 January 27, 2022
Streamside Drive, the minimum stopping sight distance needed is 150 feet. Sight lines to and from the two existing driveways were measured to be more than 200 feet in each direction, which are also more than adequate.
It is noted that while the northerly driveway on Streamside Drive is located adjacent to the intersection with SR 12, clear sight lines are available from the driveway to a ll four approaches so motorists are able to watch for any potential conflicts before exiting the site.
Additionally, due to the straight and flat roadway geom etry of both SR 12 and Streamside Drive, adequate stopping sight distances are available for a following driver to notice and react to a preceding motorist slowing to turn right or stopped to turn left into any of the driveways.
Finding – Existing sight lines are adequate to accommodate all turns into and out of the project driveways.
Emergency Access
All existing project driveways and drive aisles have a widt h of more than the 20 feet which is needed for fire apparatus access; therefore, site access and circulation are expected to function accept ably for emergency response vehicles.
Finding – Emergency access is adequate.
Parking
Parking was evaluated to determine if the proposed supply would be adequate to satisfy City requirements upon the change in land use. The project site has a total of 37parking spaces that are shared with adjacent businesses; no changes are proposed to the existing supply. There ar e no assigned parking stalls for any of the individual commercial suites in the development so that the supply can meet the changing demand for the various uses over the course of the day.
Section 20-36.040 of the Santa Rosa City Code requires vehicle parking at a rate of one space for every 250 square feet of floor area for cannabis retail uses as well as the other shopping center uses on-site. The prior pet supplies store would fall under the general retail category, which is also required to provide parking at a rate of one space for every 250 square feet meaning that the parking requirements for the proposed project would remain unchanged from the previous use. Based on these rates, a total of 19 parking spaces are required for the entire site with a total of 4,776 square feet, including eight parking spaces for the proposed dispensary of 1,997 square feet and 11 parking spaces for the adjacent businesses with 2,779 square feet of floor space. Therefore, the existing supply of 37 spaces is more than adequate to satisfy City Code.
Bicycle Parking
Santa Rosa City Code requires cannabis retail uses to provide one bicycle parking space for every 5,000 square feet of gross floor area, which translates to one required bicy cle space for the proposed project. Since one bicycle parking space is somewhat impractical and because many cycl ists like to travel in pair s, it is recommended that parking for a minimum of two bicycles be provided for the dispensary.
Finding – One bicycle parking space is required by the City Code.
Recommendation – Parking should be provided for a minimum of two bicycles at the project site.
Conclusions and Recommendations
The proposed project would be expected to generate 95 more daily trips on aver age compared to the prior pet supplies store, including one more trip during the a.m. peak hour and 34 more trips during the p.m. peak Mr. Jay Cheek Page 6 January 27, 2022
hour. Since the project would result in fewer than 250 new daily trips and fewer than 50 new peak hour trips, an operational analysis is not required under the City’s TIS Guidelines. The project is anticipated to result in a less-than-significant transportation impact on VMT based on the Draft Guidelines published by the City of Santa Rosa.
The
existing sidewalks along the project’s frontages and adjacent streets provide adequate access to the site and nearby transit facilities. The planned bicycle facili ties on SR 12 along with existing shared use of minor street would provide adequate access for cyclists.
Adequate sight distances ar
e available at all three existing project driveways.
Access and ci
rculation for emergency response vehicles and standard passenger vehicles is expected to function acceptably.
The proposed vehicle parking supply is adequate to meet City requirements. While a single
bicycle parking space is required to satisfy City requirements, a minimum of two parking spaces are recommended.
Thank you for giving W-Trans the opportunity to provide these se rvices. Please call if you have any questions.
Sincerely,
Jade Kim
Assistant Engineer
Cameron Nye, EIT
Associate Engineer
Dalene J. Whitlock, PE, PTOE
Senior Principal
DJW/cn-jk/SRO585.L1
Enclosure: Site Plan, North Bay Dispensary Trip Rates
NORTH BAY DISPENSARY RATESDispensary 13.8ksf12/18/2018 General Urban/Suburban 4.47 17 88% 3.95 15 12% 0.53 2 20.00 76 42% 8.42 32 58% 11.58 44Santa Rosa3.8ksf 12/19/2018 General Urban/Suburban 4.21 16 94% 3.95 15 6% 0.26 1 23.68 90 44% 10.53 40 56% 13.16 50AVERAGE 4.34 91% 3.95 9% 0.39 21.84 43% 9.47 57% 12.37Dispensary 21.17ksf12/12/2018 General Urban/Suburban 1.71 2 100% 1.71 2 0% 0.00 0 48.72 57 53% 25.64 30 47% 23.08 27Santa Rosa1.17ksf 12/17/2018 General Urban/Suburban 1.71 2 100% 1.71 2 0% 0.00 0 53.85 63 54% 29.06 34 46% 24.79 29AVERAGE 1.71 100% 1.71 0% 0.00 51.28 53% 27.35 47% 23.93Dispensary 34.8ksf12/18/2018 General Urban/Suburban 1.46 7 86% 1.25 6 14% 0.21 1 14.58 70 54% 7.92 38 46% 6.67 32Santa Rosa4.8ksf 12/19/2018 General Urban/Suburban 0.83 4 100% 0.83 4 0% 0.00 0 15.00 72 56% 8.33 40 44% 6.67 32AVERAGE 1.15 93% 1.04 7% 0.10 14.79 55% 8.13 45% 6.67Dispensary 41.508ksf8/6/2019 General Urban/Suburban 43.10 65 51% 21.88 33 49% 21.22 32Sebastopol1.508ksf 8/15/2019 General Urban/Suburban 39.12 59 49% 19.23 29 51% 19.89 30AVERAGE 41.11 50% 20.56 50% 20.56Dispensary 55.79ksf8/7/2019 General Urban/Suburban 24.18 140 51% 12.44 72 49% 11.74 68Cotati5.79ksf 8/12/2019 General Urban/Suburban 26.94 156 49% 13.13 76 51% 13.82 80AVERAGE 25.56 50% 12.78 50% 12.78Dispensary 63.454ksf9/30/2020 General Urban/Suburban 75.85 262 0.87 3 67% 0.58 2 33% 0.29 1 6.95 24 58% 4.05 14 42% 2.90 10Santa Rosa3.454ksf10/1/2020 General Urban/Suburban 87.43 302 0.58 2 50% 0.29 1 50% 0.29 1 7.53 26 54% 4.05 14 46% 3.47 123.454ksf 10/2/2020 General Urban/Suburban 92.07 318 3.18 11 55% 1.74 6 45% 1.45 5 6.66 23 48% 3.18 11 52% 3.47 12AVERAGE 85.12 1.54 57% 0.87 43% 0.68 7.04 53% 3.76 47% 3.28Dispensary 72.5ksf9/30/2020 General Urban/Suburban 21.60 54 0.00 0 0% 0.00 0 0% 0.00 0 2.80 7 71% 2.00 5 29% 0.80 2Napa2.5ksf10/1/2020 General Urban/Suburban 22.40 56 0.00 0 0% 0.00 0 0% 0.00 0 2.00 5 60% 1.20 3 40% 0.80 22.5ksf 10/2/2020 General Urban/Suburban 19.20 48 0.00 0 0% 0.00 0 0% 0.00 0 5.20 13 46% 2.40 6 54% 2.80 7AVERAGE 21.07 0.00 0.00 0.00 0.00 0.00 3.33 59% 1.87 41% 1.47252.7010.4456% 5.85 44% 4.59 21.83 50% 10.92 50% 10.9285.12 1.59 82% 1.33 18% 0.25 21.27 53% 10.8447% 10.43AVERAGE LOCAL RATES In (%) In (Rate) In (Trips)Out (%)Out (Rate)Out (Trips)In (Trips) Out (%)Trip Rate per UnitNumber of TripsIn (%) In (Rate) ITE RATES (LU#882)
DAILY AM PEAK HOUR (79) PM PEAK HOUR (46)LOCATIONNo. of UnitsUnits DATE Setting/LocationOut (Rate)Out (Trips)Trip Rate per UnitNumber of TripsTrip Rate per UnitTotal Trips