1 appendix a project background information walmart

1

Appendix A Project Background Information

Walmart Expansion Project City of Clearlake

Environmental Consultant Services Request for Qualifications Revised to June 17, 2014

1. Project Title: Use Permit Application UP 10-08 2. Project Location: 15960 Dam Road, Assessor’s Parcel No. 010-050-28 3. Contact Person: Gary Price, Contract Planner, [email protected] Phone: (530) 218-1059 4. Zoning: The project is entirely located in the C-2 (Community Commercial) Zoning District. A broad range of commercial and retail uses are allowed within this zoning district. Refer to the following City Link for more information: www.clearlake.ca.us/152/Codes-Ordinances 5. General Plan: The project is located with an area designated for commercial uses by the General Plan. The City’s current 1985 General Plan is undergoing a comprehensive update. It is anticipated that the new 2014-1040 General Plan will be adopted in July or August, 2014. Project review must consider both the General Plan versions. Refer to the following City Link for more information: http://www.clearlake.ca.us/314/General-Plan-Update-ProjectDocuments 6. Project Status: Use Permit Application UP 09-08, was reactivated on June 3 2014. Section 18-2.1503 (i) of the City of Clearlake Zoning Regulations requires a use permit, approved by the Planning Commission, for retail trade and service building construction that exceed 3,000 square feet in area. The City has initially determined that this project could result in a significant adverse environmental impact. In accordance with the California Environmental Quality Act (CEQA), the City is currently preparing an environmental initial study and expects to prepare a Notice of Preparation for Clearinghouse circulation. The City is in the process of selecting and contracting with a qualified planning consultant to prepare a project Environmental Impact Report for the project. 7. Project History: The existing Clearlake Shopping Center was approved by the City Council on May 4, 1992. This project consisted of General Plan Amendment GP-01-91, Rezone RZ-02-91 and Use Permit UP-06-91, involving approximately 200,000 square feet of retail space, including the department store space that is now occupied by Wal-Mart. The Shopping Center, which also includes a 45,000 square foot grocery store, was subject of an EIR (State Clearinghouse -SCH# 1992021014). It is noted that when the shopping center was approved, the subject use permit applicant included disclosure of a future 30,000 square foot expansion of the department store (Wal-Mart). In 2009, Wal-Mart submitted Use Permit Application UP 09-08 for a 41,610 square foot building expansion to the existing 103,740 square foot building (35% increase in building size)

2

Substantial information on the project and its environmental impacts was developed during this period, including traffic modeling and impact analysis by Omni Means Transportation Engineering. Due to the economic downturn, Wal-Mart halted further application processing in March 2013. On June 2, 2014, Wal-Mart reactivated the Use Permit Application. Recognizing that the City is undergoing a comprehensive update to its General Plan, the Use Permit application will need to be reviewed for consistency with both the current and new draft General Plan. This reactivated application establishes a new approach to addressing environmental impacts, so the City is requesting a fresh look at the project and is, therefore, soliciting qualification statements from selected qualified environmental consultants to prepare an EIR for the project. As there is significant information generated from the original project, and the reactivated use permit application involves a negligible changetoin the project, the City is looking towards an expedited approach to preparing the EIR, and would like to conclude project entitlements by early, 2015. 8. Project Description: This Project consists of the expansion and alteration of the existing Walmart store in Clearlake, California. The Project will include the addition of approximately 41,645 square feet of building area to the existing 103,740 square foot store, for a total of 145,385 square feet (40% building area expansion). In addition, the project would include a 2,873 square foot outdoor garden center. The expansion would include additional food and general merchandise sales floor area, food sales support area, stockroom/receiving area, ancillary space, and food tenant space; an additional entry and vestibule (for a total of two entry/vestibule areas); and a four-bay truck dock with one additional striped loading berths (for a total of five truck loading berths). In addition, the Project will remove the Tire and Lube Express and relocate the garden center. The expanded Walmart store would operate 24 hours per day, 7 days per week. The expanded store may also include alcohol sales for off-site consumption and a medical and/or vision clinic use. Please refer to Figures 5, 6, and 7 for more project detail.

9. Environmental Setting and Surrounding Land Uses: The Project site is located within the Clearlake Shopping Center, an existing shopping center in a developed urban area (refer to Figures 1 and 2). The project site consists of an existing Walmart store (103,740 square feet) with an outdoor garden center (an additional 5,777 square feet) and Tire and Lube Express with a surrounding parking area, loading area, and landscaping. Total area of the existing Walmart is 109,517 square feet. The proposed expansion areas to the north and west of the existing store are currently vacant and were previously filled, compacted and graded for the original construction of the Walmart.

The following uses surround the Walmart parcel (see Figures 2, 3 and 4):

North: South Center Drive abuts the site to the north and the former Oak Hill Middle School (no longer in use) and Konocti Unified School District offices are located directly adjacent to (north of) South Center Drive. Yuba Community College, including a Child Development Center and Preschool (located approximately 100 feet from the edge of the Project site) is located at the east end of South Center Drive, adjacent to the Project site. The Clearlake-Callayomi Masonic Lodge #183 is located to the northwest on South Center Drive, and the Lake County Superior Courts are located beyond that, approximately 600 feet to the northwest of the Project site. The St. Helena (aka Redbud Community) Hospital and heliport art located more than 750-feet northwest of the Project site.

3

South: An internal shopping center roadway abuts the site to the south, and the remainder of the shopping center, including a McDonald's restaurant and a grocery store (Ray’s Food Place), is beyond. An alternate heliport for the St. Helena Hospital is located behind the Ray’s Food Place.

East: There is undeveloped land to the east, including a half-acre of protected oak woodlands directly adjacent to the northeast corner of the site.

West: Dam Road abuts the site to the west and there are existing commercial uses beyond (including a Sears Hometown Dealer, a Carl’s Jr., and a Jack In the Box). Highway 53 is beyond the existing commercial uses.

4

Figure 1-City of Clearlake Vicinity

Source: Bing Maps

5

Figure 2-Project Location Map

Source: Bing Maps

Figure 3-Project Viewpoints Map

Source: NAPI

6

Figure 4-Project Viewpoints Map

7

Figure 5-Project Site Plan

Figure 6-Project Elevations

8

Figure 7-Project Perspectives 1 of 2

Figure 8-Project Perspectives 2 of 2

9

10. Environmental Assessment Background Information

Much of the work involved in the EIR will involve reviewing existing data collected from the previous application (with exception of urban decay), updating where appropriate, and developing objective analysis that may or may not confirm staff’s preliminary conclusions. Relevant information is summarized as follows: A, Initial Study: The selected consultant team will need to consider the original initial study conducted for the project on April 2, 2009 and prepare proceed with completing the EIR process, which may include preparation of a Notice of Preparation and other documents to reactivate the environmental review process. Applicable to Section 15143 of the CEQA Guidelines the EIR may not need to address the following review categories:

Agricultural Resources. There is no agricultural land on the project site. Therefore, the project will not result in the conversion of prime farmland to non-agricultural uses. The project will not conflict with existing zoning for agricultural uses on-site or off-site, nor will it result in the conversion of farmland to non-agricultural uses.

Cultural Resources. The project area has been previously graded, filled, and compacted. Resource CA-LAK-1176 is located near the site. The proposed store expansion will not impact CA-LAK-1176.

Mineral Resources. The project site is not in an area containing any known mineral resources. It is not anticipated that there will be an impact to mineral resources.

Population and Housing. The project will not cause the City of Clearlake to exceed local or regional population projections or result in the displacement of local residents. The project is consistent with the General Plan and Zoning and therefore the increase in population has been planned for in the area.

Recreation. It is not anticipated that the potential job creation from the store expansion will significantly increase the demand on public parks in the City.

Schools, Parks and other public facilities: The project will not significantly impact these facilities. However, additional review will be required for Fire and Police facilities.

B. Focused Impact Categories: Areas that the EIR will need to focus on will be the following: I. Aesthetics:

Background: The Project site is located in the City of Clearlake (City), in Lake County (County); CA. Lake County is mostly rural, with numerous farms, vineyards, parks, and recreational areas. The dominant geographic feature in the County is Clear Lake, located northwest of the Project site. Clear Lake is the largest body of water entirely within the state of California and one of the oldest in North America. Mt. Konocti rises on the southern end of Clear Lake. Topographically, the area consists primarily of mountains, rolling hills, and valleys. The City of Clearlake is one of two incorporated cities in Lake County. The majority of the City has been developed along the shores of Clear Lake to the west of State Route 53. The City is a mix of rural and urban areas, with the urbanized areas maintaining a small-town appearance and feel.

10

Preliminary Conclusions: Based on visual survey, project may not result in significant adverse impacts on aesthetics. Issues of concern: According to the California Department of Transportation (Caltrans) map of designated and eligible scenic routes under the California Scenic Highway Program, there are no Officially-Designated (OD) scenic routes or highways in the vicinity of the Project, or in Lake County (Caltrans, 2010). Several routes in the area are currently listed as Eligible (E) for designation as a scenic highway. The nearby routes that are currently Eligible include State Route 53 (directly adjacent to the Project site, within 500 feet), State Route 20 (approximately 5.2 miles north of the Project site) and State Route 29 (approximately 1.4 miles south of the Project site) (Caltrans, 2010). Due to the area topography and distance from the Project site, viewers from Highway 20 and Highway 29 are unable to see the Project site and would not experience any changes in views from these locations. Viewers traveling on Highway 53 are close enough to see the site and existing building. Viewers currently see an existing store partially screened by vegetation. Although State Route 53 is not officially designated as a State Scenic Highway, the City of Clearlake has designated State Route 53 as a Scenic Corridor because of its scenic vistas of Clearlake and surrounding mountains. II. Air Quality: Background: Clearlake falls within the jurisdiction of the Lake County Air Quality Management District (LCAQMD). For the past three years, Lake County has received recognition for being among the top ten air quality regions in the nation. The County is one of only nine regions in California to have never exceeded the maximum ozone standard, and the only Air Basin to meet the standard for visibility reducing particulates (see Table 1). Project construction would result in some air quality impacts based on URBEMIS analysis in Table 2). Long term air quality impacts from project and vehicle emissions are not expected to significant (refer to Table 3).

TABLE 1 LAKE COUNTY ATTAINMENT STATUS

Pollutant

Designation/Classification

Federal Standards State Standards

Ozone – one hour No Federal Standard1 Attainment Ozone – eight hour Unclassified/Attainment Attainment PM10 Unclassified Attainment PM2.5 Unclassified/Attainment Attainment CO Unclassified/Attainment Attainment Nitrogen Dioxide Unclassified/Attainment Attainment Sulfur Dioxide Unclassified Attainment Lead No Designation Attainment Hydrogen Sulfide No Federal Standard Attainment Sulfates No Federal Standard Attainment Visibility Reducing Particles No Federal Standard Attainment

1 Federal One Hour Ozone National Ambient Air Quality Standard was revoked on June 15, 2005 2 The State 8-hour ozone standard was approved by the ARB on April 28, 2005, and became effective May 17, 2006. SOURCE: California Air Resources Board (ARB), 2010c. Area Designation Maps,

http://www.arb.ca.gov/desig/adm/adm.htm, designations updated March 25, 2010 and accessed August 2, 2010.

11

TABLE 2 UNMITIGATED EMISSIONS FROM DEMOLITION AND CONSTRUCTION

(POUNDS PER DAY)a

Project Construction Year ROG NOx CO PM10 (exhaust only)

PM2.5 (exhaust only)

2012 5 34 21 2 2 2013 46 8 8 <1 <1

BAAQMD Thresholds of Significance 54 54 NA 82 54 Significant (Yes or No)? No No No No No

a Project construction emissions estimates were made using URBEMIS2007, version 9.2. 4. Additional data is available in

Appendix AQ.

Values in bold are in excess of the applicable significance threshold. NA = Not Available.

TABLE 3

OPERATIONAL EMISSIONS (pounds per day)a

Project Data ROG NOx CO PM10 PM2.5

Existing

Area Sources <1 1 1 <1 <1

Mobile Sources 25 25 294 44 9

Total 26 26 295 44 9

Proposed

Area Sources 1 1 1 <1 <1

Mobile Sources 35 35 416 63 12

Total 36 36 417 63 12

Total Difference (Expansion) 10 10 122 19 3

BAAQMD Thresholds of Significance 54 54 NA 82 54

Significant (Yes or No)? No No No No No a Project emissions estimates were made using URBEMIS2007, version 9.2.4. ROG and NOx emissions are based on summer conditions due to

greater ozone production. CO emissions are based on winter conditions. PM10 and PM2.5 would be the same for winter and summer. NOTE: Values in bold are in excess of the applicable BAAQMD significance threshold. NA = Not Available

Preliminary Conclusions: Based on air quality analysis, with mitigation, the project would not result in significant adverse air quality impacts. III. Urban Decay: Background: Urban decay is typically considered to consist of physical deterioration that is so prevalent and substantial it impairs the proper use of affected real estate, or the health, safety, and welfare of the surrounding community. Physical deterioration can include abnormally high business vacancies, abandoned buildings and industrial sites, boarded doors and windows, long term unauthorized use of properties and parking lots, extensive gang or offensive graffiti painted on buildings, dumping of waste or overturned dumpsters on property, dead trees or shrubbery, uncontrolled weed growth, and homeless encampments. Issues of Concern: An urban decay analysis needs to be conducted to determine the potential for urban decay resulting for the project. The analysis needs to include a retail leakage study to

12

provide an objective quantitative analysis of retail market conditions. Conclusions for this analysis need to be supported by quantitative analysis of the retail and real estate markets; particularly the market’s ability to absorb vacant retail space from the increased retail area created by the project. IV. Biological Resources: Background: The store expansion will be into an area already disturbed by previous development and much of it is currently paved. There are no wetlands onsite within the project area. The EIR prepared for the initial construction of the store in 1992 required the 0.5 acre oak woodland area to the east of the existing store to be preserved. The project does involve some expansion of the building and driveways to the east over an area that is covered by trees. Several trees are proposed to be removed, several of which may be native trees. The City’s Tree Preservation Ordinance No. 138-2008, provides for protection and removal of native trees, including replacement mitigation. Preliminary Conclusions: The EIR will need to focus on the removal and protection of trees surrounding project construction. With appropriate protection and replacement, the project may not result in significant adverse biological impacts. V. Geology/Soils: Background: The Project site is located in Lake County on the southeastern side of Clear Lake and occupies a hill that was previously graded for the existing Clearlake shopping center. The hill slopes down from the Project site to the west at a 2 to 1 slope and to the north at a 3 to 1 slope. Another undeveloped hill is located above the Project site to the east. The Project site is located at approximately 1,416 feet above mean sea level (amsl).

Test borings of the project site have identified existence of some expansive soils. Soil testing has also concluded that some of the site’s soils may be mildly corrosive. These conditions will require some specific geo-technical engineering to develop appropriate construction techniques to mitigate impacts. A preliminary geotechnical report for the project site was conducted by Moor Twinning Associates. This report is available upon request from the City.

Preliminary Conclusions: Based on geological analysis, with mitigation, the project may not result in significant adverse geologic/soils impacts.

VI. Hazards and Hazardous Materials: Background: The Project site is located within the Clearlake Shopping Center, an existing shopping center in a developed urban area. The proposed expansion areas to the north and west of the existing store are currently vacant and were previously filled, compacted and graded for the original construction of the Walmart. The remaining portions of the shopping center to the south of Walmart are improved with commercial retail uses including a grocery store and fast food drive-through restaurants to the south and southwest. Nearby land uses to the north include the former Oak Hill Middle School (no longer in use), Yuba Community College, and Lake County Superior Courts beyond. A preschool is located approximately 100 feet northeast of the Project site, as part of the Yuba Community College campus. The eastern side of the Project site is undeveloped and contains one half acre of protected woodlands. Land uses to the

13

west of the Project site include a Sears Hometown Dealer and a Suburban Propane store with Highway 53 located beyond these commercial uses.

The Final Phase I Environmental Assessment Report, prepared in 2009, indicates that there is no evidence of hazardous material on the project site (refer to Exhibit A-Available upon request of the City and available on line at http://www.clearlake.ca.us/).

Preliminary Conclusions: Based on hazards and hazardous materials analysis, with mitigation, the project may not result in significant adverse impacts of hazards, and hazardous materials on the environment. VII. Hydrology and Water Quality: Background: The Project site is located near the southern reaches of Clear Lake, approximately 1.25 miles east of the southernmost arm of the lake. Clear Lake is a large, natural lake with a total surface area of approximately 44,000 acres, with water temperatures that generally range from about 40 degrees Fahrenheit in the winter up to about 75 degrees Fahrenheit in the summer. Several regional creeks and streams drain into the lake. The upper several feet of the lake serve as a water storage reservoir for agricultural and other uses downstream. Water levels are managed and maintained by the Cache Creek Dam, located approximately 2.75 miles east of the Project site. Water is released from the dam and into Cache Creek, which flows in a southeasterly direction and eventually winds through the Capay Valley and into the Sacramento Valley. During periods of high flow, Cache Creek enters the Yolo Bypass east of the city of Woodland, which eventually drains into the Sacramento-San Joaquin Delta, and the San Francisco Bay. Existing drainage on site is provided by a series of gravity feed storm drains that eventually discharge into Cache Creek. Under existing conditions, the gravity feed stormwater drains and pipes convey runoff from the Project site off site in a southerly direction. Stormwater runoff is then conveyed through existing infrastructure to a detention pond, which is located just above Dam Road. From the detention pond, runoff drains into Cache Creek, south of the Project site, and upstream of the Clear Lake Impounding Dam (see additional discussion below). Thus, drainage from the Project site is released into the southern tip of Clear Lake, along the submerged Cache Creek channel that functions as the southern portion of the lake. All stormwater discharges from the Project site would eventually be routed into the Clear Lake/Cache Creek system, to the south of the Project site.

Preliminary Conclusions: Based on hydrologic and water quality analysis, with mitigation, the project may not result in significant adverse impacts on hydrology or water quality. VIII. Land Use Planning: Background: This analysis reviews the project for the potential to conflict with an applicable land use plan, policy, or regulation of an agency with jurisdiction over the Project (including, but not limited to the general plan, specific plan, or zoning ordinance. Table 4 below provides a comprehensive analysis of the project’s consistency with the 1985 General Plan as follows:

14

TABLE 4CITY OF CLEARLAKE GENERAL PLAN POLICY CONSISTENCY

General Plan Policy Project Consistency

Recreation and Tourism

Scenic Views – Views from overlooks and vista points should be preserved by regulating the height and bulk of new construction. (1.17)

Consistent. Expansion of the Walmart store will conform to the current height and scale of the existing building. The existing building was evaluated for consistency with this policy during environmental review for that project.

Scenic Route – Interesting buildings and features of the town, archaeological sites, vista points and views of the town should be identified and a scenic route map, road signs and self-guided tour brochure prepared (1.22)

Consistent. This policy is primarily a directive for the City to undertake, and the project would not prevent or impede this.

Resource Protection and the Environment

Water Quality – Water quality in Clear Lake is affected by pollutants in the surface run-off and pollutants in subsurface drainage, particularly from septic systems. The City and the County should cooperate in programs to monitor the amount and quality of all drainage into Clear Lake; high standards for the control of pollution should be set so that water quality in Clear Lake will continue to improve (2.06)

Consistent. The project will implement Best Management Practices for runoff and Stormwater drainage during construction and operation of the project. As a condition of construction, the applicant would be required to obtain an NPDES General Construction Permit for Discharges of Stormwater Associated with Construction Activities (NPDES General Stormwater Permit). See Chapter 3.6, “Hydrology and Water Quality” for additional details.

Sewers – All new commercial and industrial development should be connected to sewers or meet City standards for septic systems. All new multi-unit residential developments and single-family residential subdivisions on lots less than 12,000 square feet should be connected to sewers (2.09).

Consistent. The existing Walmart store is connected to the sewer system. Expansion areas will also be connected to the City sewer system. See Section 3.9, “Public Services and Utilities” for additional details.

Erosion Control – The City should adopt the Model Erosion Control Ordinance developed by the State of California (2.10)


Flood Hazard – To reduce loss of life, injuries, damage to property and economic and social dislocation resulting from flooding, new development in areas subject to inundation should be conditioned with specific siting and construction techniques (2.11).

Consistent. As noted in Chapter 3.6, “Hydrology and Water Quality,” the Project site is not located within a 100-year flood zone. The nearest flood zone is located approximately 0.4 mile south of the Project Area, along the Cache Creek corridor. The 100-year flood zone extends primarily to the south of Cache Creek, and does not approach the Project Area or its close proximity. Additionally, a review of existing records for the Project site and its vicinity indicated that existing stormwater conveyance facilities are sized so as to maintain sufficient conveyance capacity up to buildout of the Project site and adjacent areas.

Floodways – Floodways are channels within which water flows at a velocity that poses a hazard to life and property. New development in floodways shall not be permitted (2.12).

Consistent. As described above, for Policy 2.11 (Flood Hazard), the Project site is not located in a floodway or flood zone.

On-site Detention – All new construction should be required to incorporate on-site run-off storage and filtering into site improvement plans where necessary to improve drainage and prevent future flooding (2.14).

Consistent. As described in Chapter 3.6, “Hydrology and Water Quality,” under the proposed drainage plan, a series of gravity feed stormwater drains and storm drainage lines would be included in the project. All stormwater discharges from the Project site would eventually be routed into the Clear Lake/Cache Creek system, to the south of the Project site. See Chapter 3.6, for additional details.

Air Quality – Existing air quality in Clearlake is healthful, far superior to most areas of the state and nation. Preservation of air quality is important to City residents and to tourism (2.15).

Consistent. The proposed project includes a variety of energy efficiency and conservation measures as part of the project description that would work to reduce air pollutant and greenhouse gas emissions. These measures are included under the heading “Building Sustainable Feature Modifications” in the project description of this EIR (Chapter 2).

Environmental review – The California Environmental Quality Act (CEQA) establishes a framework for conducting environmental review of all proposed development. All proposed development will be reviewed for consistency with the CEQA guidelines (2.18).

Consistent. This document is an Environmental Impact Report, which provides environmental analysis of the project for CEQA review.

15



Hazards Overlay District – Uses permitted consistent with underlying zone district, provided hazards can be mitigated. Hazards overlay district includes flood plains, slopes exceeding 30%, areas of known seismic hazards, wildlife areas, marshes, areas of significant wildlife habitat, and the Pearce Field clear zone. Additional site-specific information may be required with development permit applications (2.23).

Consistent. The proposed project is located in a Hazards Overlay District, as the site contains adjacent slopes with a 3 to 1 slope (~33% grade) and a 2 to 1 slope (50% grade). Erosion control and geotechnical engineering design guidelines have been addressed in Chapter 3.4, “Geology and Soils,” of this EIR, to ensure that the slope-related hazards can be mitigated.

Use the Environmental Review Process – All requirements of state law governing the environment will be implemented (2.28).

Consistent. The proposed project will comply with all requirements of state law governing the environment.

Within City Limits – In order to implement the California Environmental Quality Act (CEQA), an environmental impact report shall be required on any development project if there is evidence that water quality, air quality, agricultural productivity or open space areas may be adversely affected (2.30).

Consistent. This document is an Environmental Impact Report, which implements CEQA.

Community Appearance

Southshore Center – The Shouthshore Center could be expanded to include the Redbud Community Hospital, Yuba College, the Oak Hill School, the Konocti Unified School District offices and surrounding vacant land (3.03).

Consistent. The project is located in the Southshore Center, and would not preclude the City from implementing this policy in the future.

Trees – Native trees, groves and orchards are valuable to the rural character of Clearlake and should be preserved wherever possible (3.05).

Consistent. The 0.5 acre oak woodland area to the east of the existing store will not be impacted by the Project.

Low Building Profiles – Because trees are an important element of Clearlake’s rural character, low building profiles are preferred (3.06).

Consistent. The Project will not result in an increase to the height of the existing building.

Building Design Criteria – New construction should be consistent with the size of existing buildings in Clearlake. This consistency may be achieved by design techniques such as diverse roof heights and facades, window locations, and mixing one- and two-story buildings (3.07).

Consistent. The Project expands an existing building. The expansion will be consistent with the existing building as related to scale, height and general design.

Site Standards – Specify site standards for each zone district. Site standards will include: height; front, rear and side-yard setbacks; amount of lot coverage; minimum acceptable level of services; and design standards (3.10).

Consistent. This policy is primarily a directive for the City to undertake, and the project would not prevent or impede this. At this time, the City does not have specific design standards or site standards that apply to the project site. However, the Project is consistent with other policies that direct development to fit visually (scale, colors, etc.) with the existing development in the area. The Project expands an existing building and associated features. The height and general design of the Project will remain similar to the existing building.

Design Standards – Include mandatory design standards for: size and type of trees and shrubs to be used in landscaping; outdoor lighting height and direction; paving materials; width of sidewalks, walkways and driveways where applicable (3.11).


Design Standards – Include advisory design standards for: building and fence materials; arrangements of driveways (3.12).


Require Complete Applications – In order to enable staff, the Planning Commission and the City Council to evaluate residential projects of more than five units and commercial projects, require detailed applications including:

site and location plan, with existing trees and improvements and proposed improvements, utilities and easements, dimensions, grades;

elevations and floor plans, shadow patterns;

Consistent. As noted in the Initial Study prepared for this Project (Appendix A), the store expansion will be in an area already disturbed by previous development and much of it currently paved. No trees or other native vegetation will be removed for construction. Additionally, the applicant has submitted a complete application to the City, which includes site and location plan, proposed improvements, drainage plan, landscaping plans, etc.

16



landscaping, erosion control and irrigation plans; and,

other such information as may be deemed necessary (3.14).

State Highway 53 / Scenic Corridor – State Highway 53 is designated as a Scenic Corridor because of its scenic vistas of Clearlake and surrounding mountains (3.18).

Consistent. The visual effect of Project construction and operation as seen from State Highway 53 is evaluated in Chapter 3.1 of this EIR (“Aesthetics”) and found to be less than significant.

Commerce and Industry

General Plan Map Designations for Commerce and Industry – The land use designations for commerce and industry are intended to promote a wide range of economic activity (4.01).

Consistent. The project is consistent with the land use designation Community Commercial, as it is the expansion of a retail store.

Commercial – This category allows for a range of commercial uses (4.03).

Consistent. The project is consistent with this land use designation as it is the expansion of a retail store.

Community Commercial – The Burns Valley Mall on Olympic Drive will continue as the community commercial center for Clearlake (4.05).

Consistent. The project is located in the Southshore Center, which is an existing shopping area. The project will not result in changes to land uses in the Burns Valley Mall.

Definite Commercial and Industrial Sites – Commercial and industrial uses are limited to designated areas. Conversion of lands in other designations to commercial and industrial uses should be discouraged (4.13).

Consistent. The project site is located in on existing commercial site, and the land is designated and zoned for commercial use.

Promotion – Expanded commercial and industrial activity and year-round tourism will result in more and higher paying jobs in Clearlake. Every opportunity should be taken to promote these activities in Clearlake (4.14).

Consistent. The project will result in expanded commercial activity on the project site. As such, additional jobs will be created at the store.

Local Enterprises – Locally owned and operated businesses will be encouraged (4.15).

Consistent. This policy is primarily a directive for the City to undertake, and the project would not prevent or impede this. Although the project expands a business that is not locally owned, the store will continue to be operated primarily by employees local to the area.

Chain Stores and Restaurants – Proposed commercial development chain stores and restaurants will be encouraged to meet the needs of Clearlake. Buildings in such projects should be specifically designed so that they are in keeping with the rural character of Clearlake (4.16).

Consistent. The project is consistent with this policy as it is the expansion of a retail store. The project will continue the existing design strategy that the original store was built with, but with a few enhancements. This design approach was approved by the City during the environmental review process for the original store. The architectural design for the expansion will be developed to soften the scale and mass of the building with features designed to blend with the existing shopping center.

Zone Districts: Community Commercial – Examples of Permitted Uses: Retail stores, wholesale stores, theatres, restaurants, real estate offices, outdoor sales and similar uses; hotels, motels and multi-unit residential uses by special use permit (4.21).

Consistent. The project is an expansion of an existing retail store. The expansion is consistent with the Community Commercial zoning designation.

Site Standards – Amend the zoning ordinance to specify site standards for commercial and industrial land uses. These standards should include regulations for minimum allowable parcel sizes, setbacks, height limitations, lot coverage, parking and loading ratios, lighting requirements, landscaping, and circulation and building design (4.25).


Use Development Review Process – Use the development review process to evaluate projects for consistency with Clearlake’s General Plan (4.28).

Methods which can be used to accomplish this include, but are not limited to, the following:

Consistent. This EIR serves as a means for the City and Council and Planning Commission to determine if the project is consistent with the City’s General Plan. Specifically, this section (3.7, Land Use and Planning) addresses the CEQA Checklist question that pertains to general plan consistency. See Impact 3.7-1.

17



Require applicants to submit information on such things as the number of jobs the project will create for residents (4.29).

Require applicants to describe the elements of the building design which make it consistent with the rural character of Clearlake (4.30).

Develop a checklist to assess consistency with the General Plan and include the checklist in staff reports to the Planning Commission and City Council (4.31).

Require the Planning Commission to make a finding that the project is consistent with the General Plan before approving any application (4.32).

Transportation

Bicycle Travel – Secure bicycle parking facilities may be required of new commercial and industrial development at the discretion of the Planning Commission (5.16).

Consistent. The existing store has a bicycle rack along the existing storefront. The Project will move the bicycle rack to a suitable location to facilitate construction of the expansion area. The Project does not propose to otherwise modify the existing bicycle parking.

Transit – Major commercial, industrial and multi-unit residential development will be concentrated along arterial and collector streets to promote a fixed route transit system (5.19).

Consistent. Lake Transit currently serves the project site with the following bus routes:

Route 3 – Highway 29: Clearlake to Deer Park

Route 4 – South Shore: Clearlake to Lake Port

Route 5 – Clearlake City: North Loop

Route 6 – Clearlake City: South Loop

These routes provide transit access to the project site from throughout the City of Clearlake, and nearby areas.

Transit Improvements – As Clearlake’s transit system expands, new high-density residential and/or commercial development may be required to provide bus stops, shelters, and/or turn-outs (5.20).

Consistent. See response to Policy 5.19, above. The project site already has bus stops on site and in nearby areas, and is currently served by four bus routes.

Financing Improvements – New development along arterial streets may be required to provide road improvements such as street widening, curbs, gutters, sidewalks and storm drains. Where the City determines that such improvements should not be installed at the time of project construction, an in-lieu contribution to a general street improvement fund will be required (5.21).

Consistent. The project is not a new development, but is the expansion of an existing building.

The existing underground storm drain system, domestic water service system, and sewer system will remain. A new grease interceptor is included in the project to meet Health Department requirements. The fire service will be modified for the expanded building footprint to meet current fire codes. The electrical service will be increased due to the store expansion.

The Walmart store is accessible via an internal road off of Dam Road. The expansion does not propose to alter existing access to the store, nor does it propose to alter the existing shopping center internal pedestrian pathways that accommodate pedestrian movement throughout the site

Preliminary Conclusions: The project may not have a significant adverse impact on Land Use. Issues of Concern: The City is in final stages of updating the General Plan. The project will need a more thorough analysis of how the project may or may not be consistent with the draft general plan update. This would include expanding the analysis conducted in Table 4 to include polices/programs from the new general plan.

18

IX. Noise: Background: A noise testing was conducted in 2010 that identifies the noise levels within the project vicinity. No significant noise generators have occurred in the area since the 2010 study was completed. Therefore, the 2010 Noise Study, along with using the2014-40 Draft General Plan Update Noise Element should be sufficient to evaluate noise impacts from the project. Within the Walmart vicinity, there are several noise sensitive receptors that will need to be addressed in the EIR. The nearest sensitive receptors to project development are a Child Care Center at Yuba Community College (approximately 100 feet from the project) and the Yuba Community College (approximately 275 feet from the project). The Child Day Care Center operates between the hours of 7 a.m. and 5 p.m. Other receptors include the St. Helena Hospital Campus (approximately 850 feet northwest of the project), single-family residences (approximately 1,000 feet west and 1,400 feet north of the project), and Cache Creek Apartments (approximately 1,350 feet southeast of the project). Table 5 presents a summary of noise levels on the Walmart project site:

TABLE 5 EXISTING NOISE ENVIRONMENT AT PROJECT SITE

Location Time Period Lea (decibels) Noise Sources

LT-1: NW corner near Walmart Loading Docks and Tire Lube Express

24 hour CNEL measurements were: Sunday: 60 Monday: 63

Hourly Averages ranged from 45 - 66

Unattended noise measurements do not specifically identify noise sources.

LT-2: Approximately 100 feet from intersection of Dam Rd and Dam Rd Extension

24 hour CNEL measurements were: Tuesday: 67 Wednesday: 67



LT-3: NE Corner of parking lot at fence-line.

24 hour CNEL measurements were: Tuesday: 64 Wednesday: 63



ST-1: NW corner near Walmart Loading Docks and Tire Lube Express (near LT-1)

Monday 2/8/10 12:08 – 12:18 PM

5-minute Average Noise Level, Leq 64, 63

Noise from trucks, roll-up doors, liftgates, dollies, and road traffic. Delivery truck, 73 dBA Bus on Dam Rd., 69 dBA

Friday 2/12/10 12:01 – 12:11 PM


Noise from trucks, roll-up doors, liftgates, dollies, and road traffic. Pepsi truck, 77 dBA

ST-2: Approximately 100 feet from intersection of Dam Rd and Dam Rd Extension (near LT-2)

Monday 2/8/10 12:41 – 12:51 PM


Noise from traffic. Accelerating vehicle, 76 dBA Semi-delivery truck, 70 dBA

The current General Plan-1985 provides that within 60 CNEL noise contours for the year 2000 (prepared for Lake County and referenced in the background paper on noise) residential structures shall be sited and constructed so as to insure that interior noise levels in habitable rooms, with windows closed, shall not exceed an annual CNEL of 45 dB. The Draft 2014-40 General Plan Update provides for less restrictive noise criteria as referenced in Figure 9.

19

Figure 9-Draft 2014-40 General Plan Update Noise Criteria

The City of Clearlake Municipal Code has a Noise Ordinance that establishes maximum exterior noise level standards that apply to noise levels in the project area for affected land uses.

City of Clearlake’s Noise Ordinance, Chapter 5.4 from the City’s Code, prohibits any noise by any means between the hours of 10:00 p.m. and 7:00 a.m. which when measured within fifty (50) feet of any dwelling or transient accommodation exceeds 55 decibels. “Dwelling” includes apartments, duplexes,

Maximum Allowable Noise Exposure by Land Use Land Use Noise Level (CNEL)

45‐50 51‐55 56‐60 61‐65 66‐70 71‐75 >76 Residential – Low Density Single Family, Duplex, Mobile Homes

Residential – Multiple Family, Group Homes

Motels/Hotels

Schools, Libraries, Churches, Hospitals, Extended Care Facilities

Auditoriums, Concert Halls, Amphitheaters

Sports Arenas, Outdoor Spectator Sports

Playgrounds, Neighborhood Parks Golf Courses, Riding Stables, Water Recreation, Cemeteries

Office Buildings, Business Commercial and Professional

Industrial, Manufacturing, Utilities, Agriculture

Interpretations

Normally Acceptable. Specified land use is satisfactory, based on the assumption that any buildings involved are of normal, conventional construction, without any special noise insulation requirements.

Conditionally Acceptable. New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed insulation features have been included in the design.

Normally Unacceptable. New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design. Outdoor areas must be shielded.

Unacceptable. New construction or development should not be undertaken.

Governor’s Office of Planning and Research, General Plan Guidelines, Appendix C

20

mobile homes, and conventional single-family residences. “Transient accommodation” includes hotels, motels, hospitals, travel trailer parks, and campgrounds.

To control noise from construction activities, the City has established noise limits for construction activities. Pursuant to permission granted by the Building Official in any case where a building or encroachment permit has been obtained, or by the City Engineer in any case where public work not requiring a building permit is being performed, construction equipment may be operated during daylight hours which produces noise up to a level of 80 decibels when measured at a distance of one hundred (100) feet from the source. The preceding noise limit may not apply to impact tools and equipment if the official is satisfied that the contractor or other builder has taken reasonable steps to control and reduce noise, such as mufflers and acoustically attenuating shields. For noise restrictions near schools and churches, it is unlawful for any person to exceed the noise limits established in subsection 5-4.4 above within one hundred fifty (150’) feet of any school or church during the regular hours of instruction or worship, respectively. The Child Day Care and Yuba Community College will need to be considered “schools” as defined in the City Ordinance.

Future noise levels related to construction within and adjacent to the Project site would fluctuate depending on the particular type, number, and duration of uses of various pieces are anticipated from construction equipment. Construction activities could involve excavation, grading, demolition, drilling, trenching, earth movement, and vehicle travel to and from the Project site. The Project would include the expansion of the existing Walmart store. In addition, the Project would add one truck dock, relocate the garden center, and remove the Tire and Lube Express facility.

Construction-related material haul trips would raise ambient noise levels along haul routes, depending on the number of haul trips made and types of vehicles used. Table 6 shows typical noise levels during different construction stages for commercial buildings Table 7 provides typical noise levels produced by various types of construction equipment.

TABLE 6TYPICAL CONSTRUCTION NOISE LEVELS

Construction Phase Noise Level (dBA, Leq) a

Ground Clearing Excavation Foundations Erection Finishing

84 89 78 85 89

NOTE: an Average noise levels correspond to a distance of 50 feet from the noisiest piece of

equipment associated with a given phase of construction and 200 feet from the rest of the equipment associated with that phase.

SOURCE: U.S. Environmental Protection Agency, Noise from Construction Equipment and

Operations, Building Equipment, and Home Appliances, 1971.

21

TABLE 7TYPICAL NOISE LEVELS FROM CONSTRUCTION EQUIPMENT

Construction Phase Noise Level (dBA, Leq) a

Dump Truck Portable Air Compressor Concrete Mixer (Truck) Scraper Jack Hammer Dozer Paver Generator Backhoe Finishing

88 81 85 88 88 87 89 76 85

SOURCE: Cunniff, Environmental Noise Pollution, 1977.

Some focused review of the project’s noise impacts and possible attenuation measures will need to be addressed in the EIR. Preliminary Conclusions: With mitigation, the project may not have a significant adverse impact on noise. Issues of Concern: A more recent noise review was conducted in the Draft General Plan Update Noise Element. No significant noise generators have occurred in the area since the 2010 study was completed. There is some concern regarding increased activity on the north side of the project site, where the new loading dock and more noise intensive activities will be occurring. The noise assessment should review impacts on the adjoining school and review the possibility of a noise wall. X. Public Services/Utilities: Background: Fire Protection: Fire protection within the City of Clearlake is provided by the Lake County Fire Protection District (LCFPD). LCFPD is located on the southeast side of Clearlake and operates six fire stations. The Walmart is approximately equidistant from Station 70 and Station 65; Headquarters for LCFPD is Station 70, located on Olympic Drive in Clearlake. Station 70 has a full-time staff of five firefighter/paramedics and one battalion chief that respond to calls 24 hours per day. Station 65 on Main Street in Lower Lake is staffed part time by two firefighter/paramedics and one battalion chief between 9 a.m. and 6 p.m. each day. There are 25 volunteers that support the district and volunteer fire stations. LCFPD receives approximately 3,400 calls each year. The average response time for emergency calls is approximately five minutes. The Lake County Fire Protection District currently operates two 24 hour Advanced Life Support (ALS) ambulances, ALS reserve ambulances and ALS complemented engine companies (LCFPD, 2010). Policy Protection: The City of Clearlake Police Department provides law enforcement services within the City of Clearlake, including the Project site. The Department employs 25 sworn police officers. Police officers and Department staff are organized into the Patrol Division, Investigations, Records and Communications, and the Crime Suppression Unit. Additionally, one officer serves as a representative on the Gang Task Force and another officer carries out code enforcement. The Clearlake Police Department has one station and holding facility located on Olympic Drive, over three miles from the Project site. The Department’s average response time for high priority emergency calls ranges from 10 to 14 minutes .

22

Wastewater: Wastewater services in the City of Clearlake are provided by the Lake County Sanitation District (LACOSAN). The Lake County Special Districts Administration manages the LACOSAN. The City of Clearlake is within the Southeast Regional Wastewater Collection and Treatment System of the LACOSAN. Wastewater is collected from the Clearlake area extending from Pirates Cove to Lower Lake. Wastewater is conveyed to the Southeast Water Treatment Plant. The Southeast system provides services to 15,100 residents and 6,809 service connections, which is an equivalent of 8,513 single family dwelling units. The Southeast system includes over 100 miles of collection system piping, 12 miles of force main piping and 21 lift stations conveying wastewater flows to the treatment plant. LACOSAN’s collection system was recently upgraded to provide adequate capacity for City growth. Wastewater connection fees are subject to annual ENR Index (Engineering News Record Index) increases during the month of June. Two fees are collected. The Capacity Expansion Fee ($4,659/Equivalent Dwelling Unit [EDU] as of June 2010) is a fee for the treatment facility, while the System Capacity Fee ($4,513/EDU as of June 2010) is a fee for the collection system. Both fees are required prior to issuance of a building permit.

Solid Waste: Clearlake Waste Solutions (CWS), a private company, provides solid waste collection service to City residents and commercial businesses. Solid waste is transported by CWS to the Eastlake Sanitary Landfill located in Lake County. CWS transports recycling to Pacific Recycling Solutions, a material recovery facility (MRF) located in Ukiah. This facility processes recyclables by sorting, removing contaminants, baling and shipping recyclables to manufacturers for production of new products (C&S Waste Solutions, 2010).

Lake County operates the Eastlake Sanitary Landfill, located east of the City. As of August 2001, the landfill had approximately 47.3 percent of its maximum capacity available (~2,859,962 cubic yard maximum capacity) for disposal of solid waste. The landfill has a remaining life of 17 years (CalRecycle, 2010; Chavez, 2010).

The California Department of Resources Recycling and Recovery (CalRecycle) indicates that the City of Clearlake’s diversion rate increased to 48 percent in 2004 from 25 percent in 1999. No data is available for 2005 and 2006 because the City failed to achieve the diversion requirement for those years. A compliance order was issued, which contained a schedule to focus the jurisdiction's efforts on a plan of action to implement its waste diversion programs and/or achieve the diversion requirement. Beginning with the 2007 jurisdiction annual reports, diversion rates were no longer measured. With the passage of SB 1016 (the Per Capita Disposal Measurement System) in 2006, only the per capita disposal rates are now measured to determine if a jurisdiction’s efforts are meeting the intent of AB 939 (see below). Clearlake’s per resident disposal target rate is 4.3 pounds per person per day (PPD), and it’s per employee disposal target rate is 22.6 PPD. In 2009, which is the most recent date for which data is available, the City’s employee waste disposal rate was 20.1 PPD, which met (was below) the 22.6 PPD target (CalRecycle, 2011).

23

Electricity: Pacific Gas and Electric (PG&E) currently provides the City of Clearlake with electricity (Lake County, 2003). Based in San Francisco, PG&E is the largest provider of gas and electric services in northern and central California. PG&E provides electricity to roughly 5.1 million customers and provides natural gas to nearly 4.2 million customers. The electric system is powered by a mix of generating sources, including hydropower, gas-fired steam and nuclear energy. Some of PG&E’s electricity is imported from out of state sources.

Gas: At the Project site, there is no natural gas service. Within the City of Clearlake it is typical for residents and businesses to rely on propane that is delivered to individual customers. A number of propane providers are located in the area. The nearest propane provider is Suburban Propane located west of the existing Walmart. Suburban Propane provides propane to Walmart, which is stored in a 5,000 gallon tank located northwest of the existing store.

XI. Circulation: Background: Lake County is located in rural Northern California. State Route (SR) 53 bisects the City of Clearlake and carries interregional and local traffic. SR 53 is a National Highway System (NHS) roadway. One of the long-term goals for this corridor is for SR 53 to become part of an interregional traffic route between Interstate 5 (I-5) and U.S. 101. Both I-5 and U.S. 101 are major north-south highways within the State of California. I-5 is a freeway thoroughfare while U.S. 101 has freeway segments. State Route 53 (SR 53) is the main roadway link into and out of Clearlake. It is a major arterial that is approximately 7.5 miles long from SR 20 at the north to SR 29 at the south.

State Route 53 (SR) is a north-south facility which connects SR 29 in the City of Lower Lake to SR 20 in the City of Clearlake Highlands. SR 53 is the only state highway traversing through the City of Clearlake. Within the City of Clearlake, SR 53 is four lanes and is signalized at the intersections with Lakeshore Drive, 18th Avenue and Old Highway 53/Dam Road. SR 53 has a posted speed limit of 50 miles per hour (mph). Daily traffic volumes on SR 53 vary from 19,000 vehicles per day (VPD) on the south end, to approximately 10,000 VPD near SR 20. The annual traffic growth rate along the SR 53 corridor is slightly under one percent. To the north it connects via SR 20 westward to U.S. 101 and eastward to I-5. To the south it connects via SR 29 and SR 175 westward to U.S. 101.

State Route 29 (SR 29) is a two-lane highway with a posted speed limit of 55 mph in the area near Lower Lake. SR 29 south of Lower Lake extends through Middletown near Mt. Saint Helena into Napa County, where it is the major north-south roadway. From its intersection with SR 53 in Lower Lake, it heads in a northwesterly direction to the west of Clear Lake and ends at SR 20 in the Upper Lake area. Some segments have been improved to expressway and freeway standards (some with four lanes) and have a 65 mph posted speed limit, as in Kelseyville and north Lakeport. SR 29 carries 12,000 VPD at Lower Lake, south of Clearlake.

18th Avenue is a two-lane east-west roadway which extends from Park Avenue to the east and SR 53 to the west. 18th Avenue becomes Warner Street west of SR 53. 18th Avenue is signalized at the intersection with SR 53 and traverses a horizontal “S” curve just east of SR 53.

Dam Road is a two-lane roadway that runs from the State Route 53/Old Highway 53 intersection east to the existing Wal-Mart store and adjacent shopping center, then veers southeast to Lake Street. From there, Dam Road runs east outside the City limits into unincorporated Lake County.

24

Lakeshore Drive is an east-west facility, which starts from SR 53 and extends through the City of Clearlake till it becomes Crestview Drive. Lakeshore Drive is signalized at the intersection with SR 53.

Study Intersections and Roadway Segments: The following intersections and roadway segments must be reviewed in the EIR:

1. Lakeshore Drive / Old Highway 53 2. 40th Avenue / State Route 53 3. 18th Avenue / State Route 53 4. Old Highway 53 / State Route 53 5. Dam Road / Dam Road Extension 6. Dam Road / Wal-Mart Driveway 7. State Route 29 / State Route 53

Preliminary Conclusions: The project may not result in significant adverse circulation impacts if mitigated. Omni Means has conducted some preliminary traffic analysis as part of Lake County traffic modeling. A number of long term improvements to the City’s street system will be needed as identified in the Draft 2014-40 General Plan Update Circulation Element. The City will need to adopt a Capital Improvement Program and AB 1600 Development Fee Program that addresses anticipated incremental traffic impacts from the Walmart expansion project. The project would then need to contribute mitigation fees to the City to address the projects impacts. Issues of Concern: All consultants proposing for this project will need to work with Omni Means Traffic Consultants as their Sub-contractor, to update the report to include an analysis for consistency with the General Plan Update and to develop collaborative mitigation measures. Please contact Paul Miller, Principal, Omni Means, for more information regarding the project’s circulation issues, at (916) 782-8688 or by e-mail at [email protected]

25

Figure 10‐Clearlake Roadway Network

XII. Global Climate Change: Background: On April 13, 2009, OPR submitted to the Secretary for Natural Resources its proposed amendments to the state CEQA Guidelines for GHG emissions, as required by Public Resources Code §21083.05 (Senate Bill 97) (OPR, 2009) to provide guidance to public agencies regarding the analysis and mitigation of the effects of GHG emissions in draft CEQA documents. The Natural Resources Agency adopted the CEQA Guidelines Amendments with minor, non-substantial changes on December 31, 2009 and transmitted the Adopted Amendments and the entire rulemaking file to the Office of Administrative Law (OAL). The adopted guidelines became effective on March 18, 2010. Adopted amendments include a new section (15064.4) to assist lead agencies in determining the significance of the GHG impacts. This section urges lead agencies to quantify, where possible, the GHG emissions of projects. In addition to quantification, this

26

section recommends consideration of several other qualitative factors that may be used in determination of significance including:

1. the extent to which the project may increase or reduce GHG emissions as compared to the existing environmental setting;

2. whether the GHG emissions exceed a threshold of significance that the lead agency determines applies to the project; and

3. the extent to which the project complies with regulations or requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions.

The amendments include a new subdivision 15064.7(c) to clarify that in developing thresholds of significance, a lead agency may appropriately review thresholds developed by other public agencies, including the CARB’s recommended CEQA Thresholds, or suggested by other experts, such as the California Air Pollution Control Officers Association (CAPCOA), so long as any threshold chosen is supported by substantial evidence.

The amendments also include a new subdivision 15130(f) to emphasize that the effects of GHG emissions are cumulative, and should be analyzed when the incremental contribution of those emissions may be cumulatively considerable.

In addition, the adopted amendments add a new set of environmental checklist questions (VII. Greenhouse Gas Emissions) to the CEQA Guidelines Appendix G. The new set includes the following two questions:

a. Generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment?

b. Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHG?

Project GHG emissions during construction would be approximately 171 metric tons of CO2e/year. As shown in Table 8 project operational emissions minus existing emissions equals 3,144 metric tons of CO2e/year. With the inclusion of Pavley reductions and several sustainability features, operational emissions could be reduced to 1,607 metric tons of CO2e/year. For example, the project could incorporate more sustainability features in building and site design with the goal of reaching a building efficiency rating that is greater than the Title 24 requirement, in order to reduce energy consumption and associated GHG emissions.

Preliminary Conclusions: The project may not result in significant adverse global warming impacts if mitigated. Specific mitigation will need to be developed in the project construction plan and the store operation and management plan. Issues of Concern: This analysis will need to be carefully re-evaluated to review all options to GHG mitigation. A detailed mitigation performance plan will need to be developed so that the applicant, in collaboration with the City, can help develop a program that can reduce Global Climate Change impacts to a level of non-significance.

27

TABLE 8 OPERATIONAL EMISSIONS

(metric tons per year)

Project Data CO2e

Existing Area Sources 200 Vehicle Emissionsa Electrical Use Water Wastewater

7,124 506

0.50 0.43

Total Existing 8,259

Proposed Area Sources 300 Vehicle Emissions 9,915 Electricity Water Wastewater Total Proposed

758 0.63 0.54

11,513

Proposed Minus Existing (Net Emissions) Area Sources Vehicle Use Electrical Use Water Wastewater Total Net Emissions Net Emissions with Pavley reductionsb

Net Emissions with Sustainability Features Net Emissions with Diverted Tripsc

100 2,791

253 0.13 0.11

3,144 2,586 2,551 1,607

Proposed Total Net Emissions 1,607

a Trip rate per day used for the proposed project was 53.13 for Free-standing discount superstore. Trip rate per day

used for the existing project was 57.24for Free-standing discount store. Trip lengths are URBEMIS default rural trip lengths: 10.8 miles for home-based work; 7.3 miles for home-based shop, commercial-based non-work, and commercial-based customer; 7.5 miles for home-based other; and 9.5 miles for commercial-based commute.

b 20% reduction for mobile sources (Impact Sciences, Inc., 2010), c 61% reduction due to diverted trips,

Reference Material: Exhibit A-Final Phase I, Environmental Assessment Report for the Walmart Expansion Project, prepared by Tait Environmental Services-Available upon request of the City and available on line at http://www.clearlake.ca.us/.