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Home My WebLink AboutID# 15-830 Resolutions 2015-087 to 092 & Walmart Supercenter Haul Route CITY OF LAKE 7 LSII ORf DREAM EXTREME,. REPORT TO CITY COUNCIL TO: Honorable Mayor And Members of the City Council FROM: Grant Yates City Manager DATE: December 1, 2015 PROJECT: Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-06, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08, Conditional Use Permit No. 2013-09 and Environmental Impact Report (SCH# 2014051093) — A Proposed Development of a 17.66-Acre Site Located at the Southwest Corner of Central Avenue (State Route 74) and Cambern Avenue with an Approximately 154,487 Square-Foot Walmart Supercenter, Including a 3,090 Square- Foot Seasonal Outdoor Garden Center, With Additional Conditional Use Permits for Development of Three Outlots Fronting Central Avenue APPLICANT Barry Lindner, Greenberg Farrow, 19000 MacArthur Blvd., Suite 250, Irvine, CA 92612 OWNER: Wal-Mart Real Estate Business Trust, Attn: Matt Smith, 1301 SE loth Street, Bentonville, AR 72712 Recommendation The Planning Commission recommends that the City Council: 1. Adopt Resolution No. 2015- , A Resolution of the City Council of the City of Lake Elsinore, California Certifying the Environmental Impact Report for the Lake Elsinore Walmart Supercenter Project (SCH NO. 2014051093), adopting Findings pursuant to the California Environmental Quality Act, adopting a Statement of Overriding Considerations, and adopting a Mitigation Monitoring and Reporting Program. 2, Adopt Resolution No. 2015- : A Resolution of the City Council of the City of Lake Elsinore, California Adopting Findings of Consistency with the Western Riverside CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 2 of 12 County Multiple Species Habitat Conservation Plan for the Walmart Supercenter Project. 3. Adopt Resolution No. 2015- : A Resolution of the City Council of the City of Lake Elsinore, California Approving Conditional Use Permit No. 2013-06 related to an Outdoor Garden Center, Arcade, And Outdoor/Seasonal Display of Merchandise for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. 4. Adopt Resolution No. 2015- : A Resolution of the City Council of the City of Lake Elsinore, California Approving Commercial Design Review No. 2013-08 for the Development of a New Walmart Supercenter Located at the Southwesterly Corner of Dexter Avenue and 3rd Street, 5. Adopt Resolution No. 2015- : A Resolution of the City Council of the City of Lake Elsinore, California Approving Conditional Use Permit No. 2013-08 Related to a Fast Food Restaurant with a Drive-Through on Outlot 2 of the Walmart Supercenter Project Located at the Southwest Corner of Central Avenue and Cambern Avenue. 6. Adopt Resolution No. 2015- : A Resolution of the City Council of the City of Lake Elsinore, California Approving Conditional Use Permit No. 2013-09 Related to a Fast Food Restaurant with a Drive-Through on Outlot 3 of the Walmart Supercenter Project Located at the Southwest Corner of Central Avenue and Cambern Avenue. The Planning Commission also recommends that: 1. The City Council deny Conditional Use Permit No. 2013-07 related to a Gas Station/ Convenience Store on Outlot 1 of the Walmart Supercenter Project. Additionally, Staff recommends that the City Council: 1. Approve the request for the Walmart Supercenter Project Haul Route using segments of Central Avenue and Cambern Avenue between the project site and Interstate 15. 2. If the City Council wishes to reject the Planning Commission's recommendation and approve Conditional Use Permit No. 2013-07 related to a Gas Station/Convenience Store on Outlot 1 of the Walmart Supercenter Project, the City Council should adopt Resolution No. 2015--: A Resolution of the City Council of the City of Lake Elsinore, California Approving Conditional Use Permit No. 2013-07 Related to a Gas Station/Convenience Store on Outlot 1 of the Walmart Supercenter Project Located at the Southwest Corner of Central Avenue and Cambern Avenue. (Attachment No. 7). CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 3 of 12 Background The Planning Commission held a public hearing regarding the subject project on November 3, 2015. At the meeting, the Commission took public testimony from approximately 20 concerned citizens. Many of the speakers spoke in support of the project. Some did not want the project to include a gas station and others asked that the proposed architecture of the buildings be improved. There were questions/concerns about the potential traffic congestion and downstream drainage. Staff addressed the issues about traffic and drainage. The Planning Commissioners also had extensive discussion regarding the project's architecture and sign program. Several of the Commissioners were not satisfied with the architectural design and the colors and materials proposed for the Walmart Supercenter. They pointed to the more interesting architecture used in other Walmart Supercenters and also found that the applicant's conceptual architecture for the future outlot development was more acceptable and livelier than that proposed for the Walmart itself. Similar concerns were raised regarding the design of the project's signage. Several of the Commissioners also questioned whether there is a need for an additional gas station in the project area due to four existing gasoline sales facilities in the immediate vicinity of the project. (Three gas stations at the intersection of Dexter and Central and Costco.) There was also discussion as to whether to support two fast food restaurants each with a drive-thru on the outlots or whether "sit down" restaurants should be recommended. Following its discussion of the project, the Planning Commission unanimously recommended that the City Council certify the project's Environmental Impact Report, find that the project is consistent with the MSHCP, and approve the Walmart Supercenter's commercial design review (CDR 2013-08) and conditional use permit (CUP 2013-06). The Commission also recommended by a 3-2 vote (Commissioners Armit and Ray voting no) that the City Council approve the conditional use permit for a fast food restaurant with a drive-thru on Outlot 2 (CUP 2013-08) and recommended by a 4-1 vote (Commissioner Ray voting no) City Council approval of CUP 2013-09 for a restaurant with drive-thru on Outlot 3. The Commission voted to recommend that the City Council deny CUP 2013-07 for a gas station with convenience store on Outlot 1 by a 3-2 vote (Commissioners Jordan, Armit and Ray voting for the denial recommendation). As part of its actions, the Planning Commission amended the Conditions of Approval to: a. Modify the architecture/colors and materials (COA 12) b. Require the applicant to submit exhibits showing the project's parking lot lighting and light fixtures. (COA 13) C. Require the existing center median on Central Avenue (State Route 74) to be landscaped (if approval can be obtained from Caltrans). (COA 22) d. To specifically state that all on-site signs comply with Municipal Code Section 17.196.180 (Signs in commercial districts). (Amended COA 24) CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 4 of 12 e. To prohibit overnight recreational vehicle parking or camping within the parking lot. (COA 26) f. Require the installation of a shopping cart containment (theft deterrent) system. (COA 29) Project Request & Location l he subject project is a request proposing a Walmart Supercenter Project consisting of a proposed 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center. The project also included the development of outlot parcels fronting Central Avenue consisting of one of two site configurations for the outlot parcels. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 square-foot convenience store with the sale of alcohol for off-site consumption, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants [3,700 square feet (sf) and 3,100 sq. Option B consists of one parcel being developed with approximately 9,200 sf of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under option A. The project site, generally located at the southwest corner of Central Avenue (State Route 74) and Cambern Avenue, is bound by Cambern Avenue to the northeast, Third Street to the southeast, and Central Avenue to the southwest. Environmental Setting The project area surrounding the project site is mostly developed or vacant and has an urban character with a mixture of undeveloped land, office, commercial and residential uses. The existing land uses, General Plan land use designations and zoning of the subject property and surrounding properties are shown on the attached exhibits (Attachments 2, 3 and 4) and are summarized in the following table. EXISTING LAND GjrNER/11w PLAN ZON11r G USE, Project Site Vacant land General Commercial & C-2 (General Commercial Mixed Use Commercial) & CMU Commercial Mixed Use West Gas stations, retail General Commercial C-2 (General commercial, vacant Commercial) land Southwest LA Fitness, single- General Commercial & C-2 (General family residences Commercial Mixed Use Commercial) & CMU _ (Commercial Mixed Use Northwest Retail shopping General Commercial C-2 (General center (Lake Commercial) Elsinore CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 5 of 12 Marketplace) North _ Vacant land and General Commercial C-2 (General single-family Commercial) residences Northeast Single-family General. Commercial, C-2 (General residential uses Commercial Mixed Use, Commercial), CMU and vacant land Low Density Residential (Commercial Mixed Use), Medium Density R-E (Residential Estate) Residential & High & R-2 (Medium Density Densit Residential Residential South Single-family Commercial Mixed Use CMU (Commercial Mixed residential uses Use) and vacant land East Vacant land and Low Density Residential R-E (Residential Estate) single-family Medium Density & R-2 (Medium Density residences Residential & High Residential) Densit Residential Chapter 17.124 (C-2 — General Commercial) and Chapter 17.134 (CMU -- Commercial Mixed Use) of the Lake Elsinore Municipal Code (LEMC) list those uses that would be permitted or permitted subject to approval of a conditional use permit ("conditionally permitted") within the project site. The proposed Walmart Supercenter and proposed outparcel uses (restaurants, gas station with convenience store and retail shops/services), are included in the list of permitted or conditionally permitted uses. A detailed analysis of the Walmart Supercenter project's consistency with applicable General Plan goals and policies is found in Table 4.8-1 of the Environmental Impact Report for this project. Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06 Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06 propose a Walmart Supercenter consisting of a proposed 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center, with a drive-through pharmacy, arcade and outdoor/seasonal display of merchandise. Architecture/Colors and Materials As described above, the Planning Commission reviewed the proposed architecture/colors and materials for the proposed Walmart Supercenter project and were not satisfied with the architectural design and the colors and materials. For this reason, the Commission added Condition of Approval No. 12 requiring the following modifications: • Embellishments to break up the linear building faces (e.g., green screening) • Additional glazing (glass) on the front building elevation. CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 6 of 12 • The colors shall be changed to reflect the colors shown by the applicant on the project's Conceptual Outlot Architectural Plans, including its red components. • A block wall that screens the Walmart Supercenter's loading docks from 3rd Street and from Cambern Avenue shall be clearly identified. In response to the Planning Commission's concerns, the applicant has submitted revises architectural renderings and color/materials. The attached revised plans show a proposed Walmart Supercenter building (Commercial Design Review No. 2013-08) composed of a combination of smooth face and split face concrete masonry units (CMU) that will have different textures and colors depending on the elevation. A variety of colors will be used to provide accent and variation. The design also incorporates vertical articulation to break up the large building masses on each elevation. Horizontal articulation breaks up the flat roofline profile with front elevation heights ranging from 22'-8" to 31'-4". Side and rear elevations range in height from 20'-8" to 27'-4". To further accentuate the building elevations, the use of split face CMU is proposed at various locations on each elevation. The front elevation will incorporate prominent glass entry designs and architectural features to accent this elevation. As shown on the attached revised color elevations and color and materials board (Attachment 19), the applicant is proposing the following: Materials Colors Walls Split Faced CMU Sherwin Williams (SW) #7522 "Meadowlark" SW#7694 "Dromedary Camel" SW#6082 "Cobble Brown" EIFS (Synthetic Stucco) SW#6082 "Cobble Brown" Wall Integral Colored CMU Old Castle "Saddle Tan" Decorative Features Split Faced CMU Old Castle "Richfield" Smooth Faced CMU SW#6082 "Cobble Brown" Metal Trellis SW# 7669 "Summit Gray" Metal Awning SW#6989 "Domino" ... ............ . Pilasters and Split Faced CMU Old Castle "Richfield" architectural features CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 7 of 12 Materials Colors Employee Hollow Metal SW#7522 "Meadowlark" Access Doors The elevations also show blue bollards in front of all public access to the building. Siqn Program A sign program for the Walmart Supercenter project (Attachment 20) is included as part of the Commercial Design Review No. 2013-08. The purpose of the sign program is to provide standards and specifications that assure consistency of signage in terms of design, composition, size and placement throughout the project. Because no individual signs are included as part of the Walmart Supercenter project-, future signs will require sign permit approval by the City. If approved, the sign program will be referenced by staff when reviewing proposed signs and all signage shall be required to be in substantial conformance with the approved sign program. Conditional Use Permit No. 2013-08 Conditional Use Permit No. 2013-08 proposes a 3,700 square foot fast food restaurant with a drive-through located on Outlot 2 of the Walmart Supercenter project site, and located on Central Avenue between Outlot 1 and Outlot 3. No floor plans or elevations are approved as part of this approval for Outlot 2, Prior to the issuance of any building permits for this outlot, the applicant or designee is required to submit a Commercial Design Review application with all required exhibits and documents for City approval. Following its submittal and staff review, the Commercial Design Review application will be presented to the Planning Commission for Commission action at a noticed public hearing in accordance with LEMC Section 17.184.050 (Hearings). Conceptual Architecture/Colors and Materials The applicant has submitted conceptual elevations and colors and materials for the Outlot 2 fast food restaurant with a drive-through. They show a combination of exterior cement plaster and split face concrete masonry units (CMU) that will have different textures and colors depending on the elevation. A variety of colors will be used to provide accent and variation. The design also incorporates vertical articulation to break up the building masses on each elevation. Horizontal articulation consisting of different roof heights at 18, 21, 24, and 27 feet breaks up the flat roofline profile on each of the elevations. To further accentuate the building elevations, the use of split face CMU is CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 8 of 12 proposed at various locations on each elevation. The front elevation will incorporate prominent glass entry designs to accent this elevation. As shown on the attached outparcel color elevations and color and materials (Attachment 21), the applicant is proposing the following: Materials Colors Cornice & Sherwin Williams (SW) #6078 "Realist Trim & Beige" Overhead Trellis Walls Exterior Cement Piaster SW#7694 "Dromedary Camel" SW#6341 "Red Cent" SW#6082 "Cobble Brown" Wall Integral Colored CMU Old Castle "Saddle Tan" Decorative Features Store Front Aluminum System Clear Anodized Employee Metal Doors & Frames To match adjacent finish Access Doors Conditional Use Permit No. 2013-09 Conditional Use Permit No. 2013-09 proposes a 3,100 square foot fast food restaurant with a drive-through located on Outlot 3 of the Walmart Supercenter project site, and located on Central Avenue at the southwest corner of the project site. The requirement for submittal of a Commercial Design Review application and the conceptual elevations and colors and materials for this CUP are the same as described above for CUP No. 2013-08. Conditional Use Permit No. 2013-07 Conditional Use Permit (CUP) No. 2013-07 proposes Option A for a gas station with 16 fueling stations, an approximately 3,100 SF convenience store with the sale of alcohol CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 9 of 12 for off-site consumption and a drive-through car wash at the southwest corner of Central Avenue and Cambern Avenue and located on Outlot 1 of the Walmart Supercenter project site. Option B for Outlot 1 for the alternative development of approximately 9,200 sf of retail/restaurant mix-used space situated within two buildings does not require a conditional use permit approval and therefore is not part of this CUP. The requirement for submittal of a Commercial Design Review application and the conceptual elevations and colors and materials for this CUP and the Option B retail/restaurant space are the same as described above for CUP No. 2013-08. As discussed above, the Planning Commission voted to recommend that the City Council deny CUP No. 2013-07 for a gas station with convenience store on Outlot 1 by a 3-2 vote. If the City Council makes the decision to accept the Planning Commission's recommendation, the City Council would vote to deny CUP No. 2013-07, and find that it is unable to make the findings necessary under Lake Elsinore Municipal Code Section 17.168.060 to approve the CUP. If the City Council concurs with the Planning Commission recommendation, Outlot 1 would be developed with the Option B alternative development of two retail commercial mixed-used buildings. If the City Council makes the decision to approve CUP No. 2013-07; a resolution has been attached to this staff report (Attachment 7) for City Council adoption. Analysis The proposed Walmart Supercenter Project has been found in conformance with all applicable development standards of the Lake Elsinore Municipal Code and General Plan. The Design Review Committee that includes staff from Planning, Building and Safety, Fire and Engineering have reviewed the requested Design Review application and has recommended appropriate conditions of approval. Haul Route Section 15.72.065.B of the Lake Elsinore Municipal Code (LEMC) requires City Council approval of the haul route of any project where any person, firm, association or corporation is hauling more than 5,000 cubic yards of earth material requiring the use of City roadways. The applicant has requested approval of a haul route for the proposed Walmart Supercenter Project that uses segments of Central Avenue and Cambern Avenue between the project site and Interstate 15. (See Attachment 5.) This represents the use of the shortest segments of City roadways possible between the project site and Interstate 15. Notice regarding the proposed haul route was provided by mail to all property owners within 300 feet of the identified segments of Central Avenue and Cambern Avenue in accordance with the requirements of LEMC Section 15.72.065.B.2. Additionally, Condition of Approval No. 106 requires compliance with the provisions of Paragraphs B.3 (Indemnification), BA (Certificate of Insurance) and B.5 (Cash Deposit) of LEMC CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 10 of 12 Section 15.72.065 (Hauling of earth materials) prior to the issuance of a grading permit for the project. Environmental Determination A Draft Environmental Impact Report ("EIR") was prepared to analyze the potential impacts of the proposed Walmart Supercenter project. The City transmitted for filing a Notice of Preparation of the Draft EIR on or about May 27, 2014 in accordance with the CEQA Guidelines. On June 18, 2014, the City held a duly noticed scoping meeting in order to facilitate consultation regarding the scope and content of the environmental information in the Draft EIR. Notice to all interested persons and agencies inviting comments on the Draft EIR was published in accordance with the provisions of CEQA and the State CEQA Guidelines and the Lake Elsinore Municipal Code and posted at the Office of the County Clerk of Riverside County on August 28, 2015 and the State Clearinghouse posted the DEIR for a 45-day public comment period which ran from August 28, 2015 to October 13, 2015. The City Council received copies of the DEIR on August 28, 2015. A total of twelve (12) comment letters and e-mails were received during the 45-day public comment period. These comment letters/e-mails were reviewed, considered and responses prepared. Responses to the comments are provided to the Commission in the Final EIR document. The EIR determined that the proposed project, as described above, will have certain significant impacts that cannot be avoided. Specifically, even with the imposition of all feasible mitigation measures, the Project will have significant and unavoidable project- level and cumulative impacts related to certain aspects of Air Quality, and Transportation and Traffic and project-level impacts related to construction Noise, which cannot be mitigated to below a level of significance. Therefore, a Statement of Overriding Considerations will be required. Fiscal Impact The time and costs related to processing Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-06, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08, Conditional Use Permit No. 2013-09 and Environmental Impact Report (SCH# 2014051093) have been covered by the Developer Deposit paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. In order to offset the annual negative fiscal impacts of the project on maintenance issues in the City, the project has been conditioned that the applicant consent to the formation of a Community Facilities District or annex into the proposed Community Facilities District No. 2015-2 (Maintenance Services) to fund the on-going operation and CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 11 of 12 maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, open space and public storm drains. constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Development Management Group, Inc. (DMG) serves as an economic development consultant and contract economist to the City of Lake Elsinore, CA. The City of Lake Elsinore asked DMG, Inc. to provide an economic impact analysis specifically addressing gross changes in job creation and local tax revenue as a result of a proposed relocation/expansion of a Wal-Mart retail center. The Economic and Jobs Analysis prepared by Development Management Group, Inc. for the City of Lake Elsinore regarding the Walmart Supercenter Project is attached to this staff report (Attachment 23). The Analysis determined that: • An Employment or Jobs Impact Analysis calculates the total amount of jobs associated with the proposed development. The proposed relocation/expansion of Wal-Mart, associated outparcel pad development and reuse of the current facility will generate between 720-757 total new jobs (485-512 direct, 72-78 indirect and 107-115 induced jobs). The range is dependent upon whether Option A or Option B of the outparcel development is ultimately built. • An Economic Impact Analysis of the Local Tax Revenue calculates the predicted increase in property and sales & use tax revenue to the City of Lake Elsinore as a result of the proposed development. The proposed relocation/expansion of Wal-Mart, associated outparcels pad development and re-use of the current facility will result in total additional tax revenue in favor of the City of Lake Elsinore of between $392,714-$427,600 annually. This is based on a net increase of $29,709-$31,695 in property tax and $363,005-$395,905 of sales & use tax annually to the City of Lake Elsinore. Prepared By: Richard J. MacHott, LEED Green Associate Planning Manager Approved by: Grant Taylor Community Development Director Grant Yates City Manager CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 December 1, 2015 Page 12 of 12 Attachments: 1. Vicinity Map 2. Aerial Photo 3. General Plan Land Use Designations 4. Existing Zoning 5. Haul Route Exhibits 6. City Council Resolutions 7. Resolution for Approval of CUP No. 2013-07 8. Conditions of Approval 9. Final EIR 10. Response to Draft EIR Comment Letter from Caltrans dated 10-26-15 11. Lake Elsinore Walmart Supercenter EIR Mitigation Monitoring and Reporting Program 12. Environmental Findings and Statement of Overriding Considerations regarding the Environmental Impact Report for the City of Lake Elsinore Walmart Supercenter Project(SCH #2014051093) 13. Planning Commission Staff Report 14. Draft Minutes of the Planning Commission hearing of November 3, 2015 15. Chamber of Commerce letter dated 11-3-15 16. Riverside County Flood Control District letter dated 11-5-15 17. Rincon Band of Luiseno Indians letter dated 11-2-15 18. CDR 2013-08 & CUP 2013-06 Site Plans 19. CDR 2013-08, CUP 2013-06 - Floor Plans, Elevations 20. Walmart Supercenter Sign Program 21. Conceptual Outlot Architectural Plans 22. Sample Light Fixture "Cut Sheet" 23. Economic and Jobs Analysis VICINITY MAP WALMART SUPERCENTER PROJECT (CDR No. 2013-08; CUP Nos. 2013-06, 2013-07, 2013-08 and 2013-09) r� 1. , i..-.-.....,_...._....-......... ......._._;................................ ' ...... ... ....................... ' r.... r. 1 � 1 , _..... i / `., ................. . .......... .............. ........... >/ \\ PROJECT SITE x ` \ , �. XV, NxZp r S 3 • CITY OF .LS T N O'F�V � ' • 1 is ' • i 1 • � i 1 1 : _ • 1 1 • tt -' t kt 3 `s'`ayrx v O .:d rC '+y rr;► r- ''u- s -J.�� 1�.. . k,, -�� ia ft� af` fY+ +Y J afr ♦ to �i t Y� y .; yd1 r ;� M r •JECT c� f'"? \ it 5 r cf at lr 1. 4e` � �' +.�'/`✓ "r'' P�,k`� ` \ Si -AN W.^µax ,�`�i �'. � 'Cat v. � I'�„:� art�,��3'` ��l.:_�i"t`ryx�'`iq�. ✓ ?3 tvr WALMART SUPERCENTER PROJECT (CDR No. 2013-08, CUP Nos. 2013-06, 2013-07, 2013-08, 2013-09) GENERAL PLAN LAND USE DESIGNATIONS '1 \ , `\ . `' �.. J ,;; PROJECT SITE6 t \X � g Legend Business Professional General Commercial " Commercial Mixed Use Low Density Residential Medium Density Residential E�r�u _ . High Density Residential i' Recreational :WYa Public Institutional Specific Plan c4Yti CITY CT fib, L( KY LsI lyoRE r)REANA 'XIAUM WALMART SUPERCENTER PROJECT (CDR No. 2013-08, CUP Nos. 2013-06, 2013-07, 2013-08, 2013-09) EXISTING ZONING � ` \� '--;_'•_—_`__—i"—....---------- . n y, \ fir :4\ PROJECT SITE • / I y\ 14. A J •,.. F f% \ a 2 �T \ jr Legend1 RE - Residential Estate \ R2 - Medium Density Residential CMU - Commercial Mixed Use i C2 - General Commercial w CO Commercial Office t SP Specific Plan ,r CITY or- :�ti... LS:I:N0KE" M City of Lake Elsinore LAKE Lsit[OI�E Department of Public Works 130 S Main Street, Lake Elsinore, CA 951-674-3124 fax 951-674-8761 Haul Route Questionnaire Must be completed for lmport/Export over 2,500 cubic yards Job Address: Southwest corner of Central Avenue (Hwy. 74 and Cambern Avenue Legal Description Tract/Parcel: Parcel 1 in Block 17 Lot(s): 2, 3 &4 Import: 35,000 cubic yards FSI Export: 13,000 cubic yards From: Interstate 15 to project site via Hwy 74 From: Project site to Interstate 15 via Hwy. 74 address address Loaded Truck Route: Exit project site to Cambern, then west on Hwy 74 to Interstate 15 or from Interstate 15 to Hwy 74 then to project site. Empty Truck Route: Exit project site to Cambern, then west on Hwy 74 to Interstate 15 or from Interstate 15 to Hwy 74 then to project site. Location of Staging Area: South and West of Cambern Avenue and Central Hwy. 74) Intersection street name, onsite,etc Max Number of Trucks Staged: TBD Type of Truck: El Bottom Dump 0 10 Wheeler Dump Fx_1 5-Axle 21 18-Wheeler 0 Truck and Trailer Total#of trips per day: TBD Truck Capacity: TBD Total of cy per day: TBD (a) cubic yards (b) (a) x(b)= c Total#of hauling days: TBD Total Export/Import: TBD Proposed Hauling Days: M IT W ITh IF check Hours: From 7 am To 7 pm Owner's Name: Wal-Mart Stores, Inc Phone: 479-277-8476 Address: 2001 SE 10th Street Bentonville, AR 72716-5510 Applicant's Name: Wal-Mart Stores, Inc Phone: 479-277-8476 Address: 2001 SE 10th Street Bentonville, AR 72716-5510 Hauling Contractor's Name: Unknown at this time Phone: Address: Jeff Doss, Sr. Project Manager 11/16/2015 �' Ai is ntrs Signature Print Name Date 4� i cif �`s "E"�✓° F a _VW IT hr v� Y ss\ yr sky,; fi , ��r. x.�•�'* � �''frt�tir� �� a t"` �yv "'�7�$r a z;y.r�:t. i . � � �• .? � ,.Y t�lr 5 tea, �y 7 '4c♦ _ ; '`fst �'� �1, 'r` s�'� A .� Scx.??��Pik �^'�`'i `s �'�` RESOLUTION NO. 2015- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA CERTIFYING THE ENVIRONMENTAL IMPACT REPORT FOR THE LAKE EL,SINORE SUPERCENTER PROJECT (SCH NO. 2014051093), ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL. QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM. WHEREAS, Barry Linder of Greenberg Farrow on behalf of Wal-Mart Real Estate Business Trust has requested approval of Conditional Use Permit No. 2013-06, in conjunction with Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09, which are collectively referred to herein as the "Project", and WHEREAS, the Project consists of the development of a 17.66-acre site located at the southwest corner of Central Avenue and Cambern Avenue with an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center (Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06), with additional conditional use permits (Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09) for outlot development planned for the parcels fronting Central Avenue which consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 SF and 3,100 SF). Option B consists of one parcel being developed with approximately 9,200 SF of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under Option A; and WHEREAS, the City of Lake Elsinore (the "City") has prepared an Environmental Impact Report (State Clearinghouse No. 2014051093: the "EIR") on the Project pursuant to the California Environmental Quality Act (California Public Resources Code Sections 21000 et seq.: "CEQA"), the State Guidelines for Implementation of the California Environmental Quality Act (California Code of Regulations, Sections 15000 et seq.: the "State CEQA Guidelines"), and the City's Procedures for Implementing the State CEQA Guidelines and its other procedures relating to environmental evaluation of public and private projects; and WHEREAS, the City transmitted for filing a Notice of Preparation of the Draft EIR on or about May 27, 2014 in accordance with the CEQA Guidelines, for distribution to those agencies which have jurisdiction by law with respect to the Project and to other interested persons and agencies, and sought the comments of such persons and agencies; and CITY COUNCIL RESOLUTION NO. 2015- PAGE 2OF5 �__ WHEREAS, pursuant to CEQA Guidelines, Section 15082(c)(1), on June 18, 2014, the City held a duly noticed scoping meeting in order to facilitate consultation regarding the scope and content of the environmental information in the Draft EIR; and WHEREAS, the City transmitted for filing a Notice of Availability/Notice of Completion of a Draft Environmental Impact Report ("DEIR") and in accordance with the State CEQA Guidelines forwarded the DEIR to the State Clearinghouse, for distribution to those agencies which have jurisdiction by law with respect to the Project, and to other interested persons and agencies, and sought the comments of such persons and agencies, and WHEREAS, notice to all interested persons and agencies inviting comments on the Draft EIR was published in accordance with the provisions of CEQA and the State CEQA Guidelines and the Lake Elsinore Municipal Code and posted at the Office of the County Clerk of Riverside County on August 28, 2015; and WHEREAS, the State Clearinghouse posted the DEIR for a 45-day public comment period which ran from August 28, 2015 to October 13, 2015; and WHEREAS, all actions required to be taken by applicable law related to the preparation, circulation, and review of the DEIR have been taken; and WHEREAS, the Planning Commission has been delegated with the responsibility of making recommendations to the City Council for certifying Environmental Impact Reports, and WHEREAS, the City has prepared a Final EIR ("FEIR") that contains responses to the comments that were received regarding the DEIR; and WHEREAS, the DEIR was sent to the Planning Commission members on August 28, 2015, and the FEIR was provided to the Planning Commission on October 30, 2015. The DEIR and the FEIR (collectively referred to hereinafter in the singular as, "EIR") were considered by the Planning Commission on November 3, 2015 at a duly noticed public hearing where the Planning Commission considered evidence presented by the Community Development Department and other interested parties on the adequacy of the DEIR. The Planning Commission adopted Planning Commission Resolution No. 2015-72 recommending that the City Council certify the EIR for the Project; and WHEREAS, on December 1, 2015, at a duly noticed public hearing, the City Council has considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: CITY COUNCIL RESOLUTION NO. 2015- PAGE 3 OF 5 SECTION 1. The foregoing recitals are true and correct and are hereby incorporated into these findings by this reference. SECTION 2. The City Council has considered and evaluated all written and oral staff reports and comments received from persons who have reviewed the EIR, the comments submitted on the EIR; the responses to those comments, the public testimony and such other matters as are reflected in the record of the public hearing on the Project and the EIR. SECTION 3. The City Council finds that the EIR for the Project is adequate and has been completed in compliance with CEQA, the State CEQA Guidelines, and local procedures adopted by the City pursuant thereto. The City Council has reviewed and considered the information contained in the EIR and finds that the EIR represents the independent judgment of the City. SECTION 4. The City Council hereby makes, adopts, and incorporates herein as its "findings of fact" regarding the potential environmental impacts of the Project, the analysis and conclusions set forth in the EIR (including, without limitation, the mitigation measures therein set forth) and in the Environmental Findings and Statement of Overriding Considerations Regarding the Environmental Impact Report for the City of Lake Elsinore Walmart Supercenter Project (SCH #2014051093), attached hereto as Exhibit "A".. SECTION 5. A Mitigation Monitoring and Reporting Program ("MMRP") for the Project has been prepared in accordance with Section 21081.6 of CEQA, and the City Council hereby adopts the MMRP, which is attached hereto as Exhibit "B." SECTION 6. The City Council finds that for each of the significant impacts which are subject to a finding under CEQA Section 21081(a)(3), that each of the social, economic, and environmental benefits of the Project, independent of the other benefits, outweigh the potential significant unavoidable adverse impacts and render acceptable each and every one of the unavoidable adverse environmental impacts. Therefore, a Statement of Overriding Considerations has been prepared and is attached hereto as Exhibit A (Findings of Fact) and incorporated herein by this reference. SECTION 7. Based upon all of the evidence presented and the above findings, the City Council of the City of Lake Elsinore certifies the EIR for the Project with Errata and Responses to Comments, the Findings of Fact and Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program. SECTION 8. This Resolution shall take effect from and after the date of its passage and adoption. CITY COUNCIL RESOLUTION NO. 2015- PAGE 4 OF 5 PASSED, APPROVED AND ADOPTED this 1st day of December, 2015, by the following vote: Steve Manos, Mayor City Council of City of Lake Elsinore ATTEST: Susan Domen, City Clerk APPROVED AS TO FORM: Barbara Leibold, City Attorney City of Lake Elsinore CITY COUNCIL RESOLUTION NO. 2015- PAGE 5 OF 5 STATE OF CALIFORNIA COUNTY OF RIVERSIDE SS CITY OF LAKE ELSINORE I, Susan Doreen, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2015-� was adopted at a regular meeting of the City Council of the City of Lake Elsinore on the 1st day of December, 2015, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Susan Domen City Clerk RESOLUTION NO. 2015- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA ADOPTING FINDINGS OF CONSISTENCY WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN FOR THE WALMART SUPERCENTER PROJECT WHEREAS, Barry Linder of Greenberg Farrow on behalf of Wal-Mart Real Estate Business Trust (the "Applicant") has requested approval of Conditional Use Permit No. 2013-06, Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013- 07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09, which are collectively referred to herein as the "Project", and WHEREAS, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all projects which are proposed on land covered by an MSHCP criteria cell and which require discretionary approval by the legislative body undergo the Lake Elsinore Acquisition Process ("LEAP") and a Joint Project Review ("JPR") between the City and the Regional Conservation Authority ('RCA") prior to public review of the project applications; and WHEREAS, Section 6.0 further requires that development projects not within an MSHCP criteria cell must be analyzed pursuant to the MSHCP "Plan Wide Requirements"; and WHEREAS, the Project is discretionary in nature and requires review and approval by the Planning Commission and/or City Council; and WHEREAS, the Project is not within an MSHCP Criteria Cell, Core or Linkage, but is within the Elsinore Plan Area of the MSHCP, and therefore, the Project was reviewed pursuant to the MSHCP "Plan Wide Requirements"; and WHEREAS, Section 6.0 of the MSHCP requires that the City adopt consistency findings prior to approving any discretionary project entitlements for development of property that is subject to the MSHCP; and WHEREAS, on November 3, 2015 at a duly noticed public hearing the Planning Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and adopted Planning Commission Resolution No. 2015-73 recommending that the City Council adopt findings that Conditional Use Permit No. 2013-06, Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09 are consistent with the MSHCP; and. WHEREAS, on December 1, 2015, at a duly noticed public hearing, the City Council has considered the recommendation of the Planning Commission as well as CITY COUNCIL RESOLUTION NO, 2015- PAGE 2 of 5 evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The City Council has reviewed and analyzed the proposed applications and their consistency with the MSHCP prior to making a decision to adopt Findings of Consistency with the MSHCP for Conditional Use Permit No. 2013-06, Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09. SECTION 2. In accordance with the City of Lake Elsinore Municipal Code and the MSHCP, findings for adoption have been made as follows: 1. The proposed project is a project under the City's MSHCP Resolution, and the City must make an MSHCP Consistency Finding before approval. The proposed project includes a commercial design review and conditional use permit requests that require a number of discretionary approvals from the City, including CEQA review. Pursuant to the City's MSHCP Resolution, the project has been reviewed for MSHCP consistency, including consistency with "Other Plan Requirements." These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, Section 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, Section 6.1.3), Additional Survey Needs and Procedures (MSHCP, Section 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, Section 6.1.4), Vegetation Mapping (MSHCP, Section 6.5.1) requirements, Fuels Management Guidelines (MSHCP, Section 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, Section 4). 2. The proposed project is not subject to the City's LEAP (Lake Elsinore Acquisition Process) and the County's Joint Project Review processes. The proposed project is not located within an MSHCP Criteria Cell area, therefore, no formal LEAP submittal was required. However, the project is still required to demonstrate compliance with "Other Plan Requirements." The project is in compliance as described further below. 3. The proposed project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. The project site does not contain areas defined by the MSHCP as riparian/riverine, nor does the Project site support vernal pools or vernal pool- CITY COUNCIL RESOLUTION NO. 2015- PAGE 3 of 5 associated species. Section 6.1.2 of the MSHCP focuses on protection of riparian/riverine areas and vernal pool habitat types based on their value in the conservation of a number of MSHCP-covered species, none of which has any potential to occur on the project site. Therefore, the Project is consistent with the riparian/riverine and vernal pool requirements of the MSHCP. 4. The proposed project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. The proposed project site is not located within the Narrow Endemic Plant Species Survey Area (NEPSSA) as shown on Figure 6-1 of therefore, focused plant surveys are not required for species identified under Section 6. 1.3 of the MSHCP. Thus, the project is consistent with the Narrow Endemic Plant Species requirements of the MSHCP. 5. The proposed project is consistent with the Additional Survey Needs and Procedures. The MSHCP requires additional surveys for certain species if the project is located in Criteria Area Species Survey Area, Amphibian Species Survey Area with Critical Area, Burrowing Owl Survey Areas with Criteria Area, and Mammal Species Survey Areas with Criteria Areas of the MSHCP. The project site is not located within any of these MSHCP Additional Survey Areas. No surveys are required and the proposed project is consistent with the Additional Survey Needs and Procedures of the MSHCP, 6. The proposed project is consistent with the UrbanNVildlands Interface Guidelines. The MSHCP Urban/Wildland interface Guidelines are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area. The project site is not located within a MSHCP Criteria Area and is not located adjacent to any Criteria Cell describing areas of conservation. The proposed project is not expected to result in significant indirect impacts to special-status biological resources. The required compliance with all of the mitigation measures set forth in the Environmental impact Report (EIR) (SCH# 2014051093) prepared for the proposed Project, which include implementation of the BMPs in Appendix C of the MSHCP (included as Mitigation Measure B104) would ensure compliance with the MSHCP. Thus, the proposed project is consistent with the Guidelines Pertaining to the Urban/Wildland interface. 7. The proposed project is consistent with the Vegetation Mapping requirements. No vegetation mapping requirements apply to the proposed project. CITY COUNCIL RESOLUTION NO. 2015- PAGE 4 of 5 8. The proposed project is consistent with the Fuels Management Guidelines. The proposed project site is separated from nearby criteria cells by other properties. Therefore, the fuels management guidelines set forth in the MSHCP are not applicable. 9. The proposed project is conditioned to pay the City's MSHCP Local Development Mitigation Fee. The developer will be required to pay the City's MSHCP Local Development Mitigation Fee. 10.The proposed project overall is consistent with the MSHCP. The Project is consistent with all applicable provisions of the MSHCP. No further actions related to the MSHCP are required. SECTION 3. Based upon the evidence presented and the above findings, City Council of the City of Lake Elsinore hereby adopts findings that Conditional Use Permit No, 2013-06, Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09 are consistent with the MSHCP. SECTION 4. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 1st day of December, 2015, by the following vote: Steve Manos, Mayor City Council of City of Lake Elsinore ATTEST: Susan Domen, City Clerk APPROVED AS TO FORM: Barbara Leibold, City Attorney City of Lake Elsinore CITY COUNCIL RESOLUTION NO. 2015- PAGE 5 of 5 STATE OF CALIFORNIA COUNTY OF RIVERSIDE r SS CITY OF LAKE ELSINORE I, Susan Domen, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2015- was adopted at a regular meeting of the City Council of the City of Lake Elsinore on the 1st day of December, 2015, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Susan Domen City Clerk RESOLUTION NO. 2015- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA APPROVING CONDITIONAL USE PERMIT NO. 2013-06 RELATED TO AN OUTDOOR GARDEN CENTER, ARCADE, AND OUTDOOR/SEASONAL DISPLAY OF MERCHANDISE FOR A WALMART SUPERCENTER LOCATED AT THE SOUTHWEST CORNER OF CENTRAL AVENUE AND CAMBERN AVENUE WHEREAS, Barry Linder of Greenberg Farrow on behalf of Wal-Mart Real Estate Business Trust (the "Applicant") has requested approval of Conditional Use Permit No. 2013-06, in conjunction with Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09, which are collectively referred to herein as the "Project", and WHEREAS, the Project is for the development of a 17.66-acre site located at the southwest corner of Central Avenue and Cambern Avenue with an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center (Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06), with additional conditional use permits (Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09) for outlot development planned for the parcels fronting Central Avenue which consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 SF and 3,100 SF). Option B consists of one parcel being developed with approximately 9,200 SF of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under Option A; and, WHEREAS, the application for Conditional Use Permit No. 2013-06 proposes an outdoor garden center, arcade and outdoor/seasonal display of merchandise associated with the proposed Walmart Supercenter located at the southwest corner of Central Avenue and Cambern Avenue; and, WHEREAS, Chapter 17.168 of the Lake Elsinore Municipal Code ("LEMC") provides that certain uses have operational characteristics that, depending on the location and design of the use, may have the potential to negatively impact adjoining properties, businesses or residents and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the City to comprehensively review and approve the use; and WHEREAS, on November 3, 2015 at a duly noticed public hearing the Planning Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and adopted Planning CITY COUNCIL RESOLUTION NO. 2015- PAGE 2 OF 5 Commission Resolution No. 2015-74 recommending that the City Council approve Conditional Use Permit No. 2013-06; and WHEREAS, on December 1, 2015, at a duly noticed public meeting, the City Council has considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The City Council has considered Conditional Use Permit No. 2013- 0E for the proposed outdoor garden center, arcade and outdoorfseasonal display of merchandise associated with the proposed Walmart Supercenter prior to making a decision and has found it acceptable. SECTION 2. On December 1, 2015, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed public hearing on the Project, the City Council adopted Resolution No. 2015- finding and determining that that the Environmental Impact Report (EIR) (SCH# 2014051093) is adequate and prepared in accordance with the requirements of the California Environmental Quality Act (CEQA); that a 45-day public review period ran from August 28, 2015 to October 13, 2015; that responses to comments received during the public review period were prepared and incorporated into the Final EIR and that the Draft and Final EIR represents the City's independent judgment. Based upon those findings and determinations, the City Council by Resolution No. 2015- certified the Environmental impact Report. SECTION 3. That in accordance with California Planning and Zoning Law and LEMC Section 17.168,080 Findings, the City Council makes the following findings regarding Conditional Use Permit No. 2013-06: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Walmart Supercenter store conforms with the goals and objectives of the General Plan, because it will facilitate the creation of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. The Project will contribute to the overall number of retail facilities that serve the City, its residents, and guests. CITY COUNCIL RESOLUTION NO. 2015- PAGE 3 OF 5 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. All applicable City departments and agencies have been afforded the opportunity to review the Conditional Use Permit and their comments have been addressed in the conditions of approval attached to the staff report for this Project. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EIR, so as to eliminate or reduce to the extent practicable any negative impacts to the general health, safety, comfort, or general welfare of the surrounding commercial development, nearby residential development and the City of Lake Elsinore. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by Title 17 (Zoning) of the Lake Elsinore Municipal Code. The proposed Conditional Use Permit is an outdoor garden center, arcade and outdoor/seasonal display of merchandise associated with the proposed Walmart Supercenter. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the Lake Elsinore Municipal Code and will complement the existing uses, based on the submitted plans and conditions of approval attached to the staff report for this Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The proposed design, development and operation of development of an approximately 154,487 square-foot Walmart Supercenter, including an outdoor garden center, arcade and outdoor/seasonal display of merchandise and associated improvements has been reviewed in relation to the width and type of pavement needed to carry the type and quantity of traffic generated. The EIR includes an analysis of the Project's impacts upon streets and highways and a Traffic Impact Analysis is included in Appendix J of the EiR. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EIR that address Transportation and Traffic design requirements of the proposed Project. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. CITY COUNCIL RESOLUTION NO. 2015- PAGE 4 OF 5 The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.68.050, have been incorporated into the approval of the conditional use permit to ensure that the use continues in a manner envisioned by these findings for the term of the use. The Project was considered by the City Council at a duly noticed public hearing on December 1, 2015, and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. SECTION 4. Based upon all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record, the City Council of the City of Lake Elsinore hereby approves Conditional Use Permit No. 2013-06. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 1st day of December, 2015, by the following vote: Steve Manos, Mayor City Council of City of Lake Elsinore ATTEST: Susan Domen, City Clerk APPROVED AS TO FORM: Barbara Leibold, City Attorney City of Lake Elsinore CITY COUNCIL RESOLUTION NO. 2015- PAGE 5 OF 5 STATE OF CALIFORNIA COUNTY OF RIVERSIDE SS CITY OF LAKE ELSINORE 1, Susan Domen, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2015- was adopted at a regular meeting of the City Council of the City of Lake Elsinore on the 1st day of December, 2015, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Susan Domen City Clerk RESOLUTION NO. 2015- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA APPROVING COMMERCIAL DESIGN REVIEW NO. 2013-08 FOR THE DEVELOPMENT OF A NEW WALMART SUPERCENTER LOCATED AT THE SOUTHWESTERLY CORNER OF DEXTER AVENUE AND 3RD STREET. WHEREAS, Barry Linder of Greenberg Farrow on behalf of Wal-Mart Real Estate Business Trust (the "Applicant') has requested approval of Conditional Use Permit No. 2013-06, in conjunction with Commercial Design Review No, 2013-08, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09, which are collectively referred to herein as the "Project', and WHEREAS, the Project is for the development of a 17.66-acre site located at the southwest corner of Central Avenue and Cambern Avenue with an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center (Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06), with additional conditional use permits (Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09) for outlot development planned for the parcels fronting Central Avenue which consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 SF and 3,100 SF). Option B consists of one parcel being developed with approximately 9,200 SF of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under Option A; and, WHEREAS, the application for Commercial Design Review No. 2013-08 proposes an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center and related sign program, located at the southwest corner of Central Avenue and Cambern Avenue; and, WHEREAS, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review) the Planning Commission has been delegated with the responsibility of making recommendations to the City Council pertaining to the commercial design review; and WHEREAS, on November 3, 2015 at a duly noticed public hearing the Planning Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and adopted Planning Commission Resolution No. 2015-75 recommending that the City Council approve Commercial Design Review No. 2013-08; and. WHEREAS, pursuant to Section 17.184.090 of the Lake Elsinore Municipal Code CITY COUNCIL RESOLUTION NO. 2015- PAGE 2 OF 5 ("LEMC") the City Council of the City of Lake Elsinore has the responsibility of making decisions to approve, modify or disapprove recommendations of the Planning Commission for residential design review applications; and WHEREAS, on December 1, 2015, at a duly noticed public meeting, the City Council has considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The City Council has considered the proposed design and sign program for Commercial Design Review No. 2013-08 for an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center and has found it acceptable. The City Council has reviewed and analyzed the proposed project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 65000 et seq.), the Lake Elsinore General Plan, the East Lake Specific Plan Amendment No. 6 and the Lake Elsinore Municipal Code and finds and determines that the proposed Commercial Design Review No. 2013-08 is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the Lake Elsinore General Plan and the Lake Elsinore Municipal Code. SECTION 2. On December 1, 2015, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed public hearing on the Project, the City Council adopted Resolution No. 2015- finding and determining that that the Environmental Impact Report (EIR) (SCH# 2014051093) is adequate and prepared in accordance with the requirements of the California Environmental Quality Act (CEQA); that a 45-day public review period ran from August 28, 2015 to October 13, 2015; that responses to comments received during the public review period were prepared and incorporated into the Final EIR and that the Draft and the Final EIR represents the City's independent judgment. Based upon those findings and determinations, the City Council by Resolution No. 2015- certified the Environmental Impact Report. SECTION 3. That in accordance with State Planning and Zoning Law and the Lake Elsinore Municipal Code, the City Council makes the following findings regarding Commercial Design Review No. 2013-08: 1. The project, as approved, will comply with the goals and objectives of the General Plan and the zoning district in which the project is located. The Walmart Supercenter store conforms with the goals and objectives of the General Plan, because it will facilitate the creation of a well-balanced CITY COUNCIL RESOLUTION NO. 2015- PAGE 3 OF 5 and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. The General Plan designates the Project site for General Commercial and Commercial Mixed Use land uses and the proposed project is found to be consistent with the General Plan. The proposed use is permitted in the C-2 (General Commercial) and CMU (Commercial Mixed Use) districts and the proposed development complies with all applicable development standards. The proposed project is therefore found to be consistent with the Municipal Code. 2. The project complies with the design directives and all other applicable provisions of the Municipal Cade. The proposed retail commercial project has been reviewed for compliance with all applicable design and other provisions of the Municipal Code. It is found that the Project is consistent with all provisions in LEMC Section 17.184.060 (Scope of design review), and that it complies with all development standards set forth in LEMC Chapter 17. 112 (Nonresidential Development Standards). 3. Conditions and safeguards pursuant to Section 17.184.070 of the Municipal Code, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Chapter 17.184. Pursuant to Section 17.184.090 of the Lake Elsinore Municipal Code, the Project been considered by the City Council at a duly noticed public hearing on December 1, 2015. The proposed project, as reviewed and conditioned by all applicable City divisions, departments and agencies, including the required compliance with all of the mitigation measures set forth in the E/R, so as to eliminate or reduce to the extent practicable any significant effects on the environment. SECTION 4. Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the City Council hereby approves Commercial Design Review No. 2013-08, SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. CITY COUNCIL RESOLUTION NO. 2015- PAGE 4 OF 5 PASSED, APPROVED AND ADOPTED this 1st day of December, 2015, by the following vote: Steve Manos, Mayor City Council of City of Lake Elsinore ATTEST: Susan Domen, City Clerk APPROVED AS TO FORM: Barbara Leibold, City Attorney City of Lake Elsinore CITY COUNCIL RESOLUTION NO. 2015- PAGE 5 OF 5 STATE OF CALIFORNIA COUNTY OF RIVERSIDE SS CITY OF LAKE ELSINORE I, Susan Domen, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2015- was adopted at a regular meeting of the City Council of the City of Lake Elsinore on the 1st day of December, 2015, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Susan Domen City Clerk RESOLUTION NO. 2015- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA APPROVING CONDITIONAL USE PERMIT NO. 2013-08 RELATED TO A FAST FOOD RESTAURANT WITH A DRIVE-THROUGH ON OUTLOT 2 OF THE WALMART SUPERCENTER PROJECT LOCATED AT THE SOUTHWEST CORNER OF CENTRAL AVENUE AND CAMBERN AVENUE WHEREAS, Barry Linder of Greenberg Farrow on behalf of Wal-Mart Real Estate Business Trust (the "Applicant") has requested approval of Conditional Use Permit No. 2013-08, in conjunction with Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-06, Conditional Use Permit No. 2013-07 and Conditional Use Permit No. 2013-09, which are collectively referred to herein as the "Project", and WHEREAS, the Project is for the development of a 17.66-acre site located at the southwest corner of Central Avenue and Cambern Avenue with an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center (Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06), with additional conditional use permits (Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09) for outlot development planned for the parcels fronting Central Avenue which consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 SF and 3,100 SF). Option B consists of one parcel being developed with approximately 9,200 SF of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under Option A; and, WHEREAS, the application for Conditional Use Permit No. 2013-08 proposes a 3,700 square foot fast food restaurant with a drive-through located on Outlot 2 of the Walmart Supercenter project site, and located on Central Avenue between Outlot 1 and Outlot 3, and, WHEREAS, Chapter 17.168 of the Lake Elsinore Municipal Code ("LEMC") provides that certain uses have operational characteristics that, depending on the location and design of the use, may have the potential to negatively impact adjoining properties, businesses or residents and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the City to comprehensively review and approve the use; and WHEREAS, on November 3, 2015 at a duly noticed public hearing the Planning Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and adopted Planning CITY COUNCIL RESOLUTION NO. 2015- PAGE 2 OF 5 Commission Resolution No. 2015-77 recommending that the City Council approve Conditional Use Permit No. 2013-08, and WHEREAS, on December 1, 2015, at a duly noticed public meeting, the City Council has considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The City Council has considered Conditional Use Permit No. 2013- 08 for 3,700 square foot fast food restaurant with a drive-through on Outlot 2 associated with the proposed Walmart Supercenter prior to making a decision and has found it acceptable. SECTION 2. On December 1, 2015, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed public hearing on the Project, the City Council adopted Resolution No. 2015- finding and determining that that the Environmental Impact Report (EIR) (SCH# 2014051093) is adequate and prepared in accordance with the requirements of the California Environmental Quality Act (CEQA); that a 45-day public review period ran from August 28, 2015 to October 13, 2015; that responses to comments received during the public review period were prepared and incorporated into the Final EIR and that the Draft and Final EIR represents the City's independent judgment. Based upon those findings and determinations, the City Council by Resolution No. 2015- certified the Environmental Impact Report. SECTION 3. That in accordance with California Planning and Zoning Law and LEMC Section 17.168.080 Findings, the City Council makes the following findings regarding Conditional Use Permit No. 2013-08: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The 3,700 square foot fast food restaurant with a drive-through conforms with the goals and objectives of the General Plan, because it will facilitate the creation of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. The Project will contribute to the overall number of retail facilities that serve the City, its residents, and guests. CITY COUNCIL RESOLUTION NO. 2015- PAGE 3 OF 5 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. All applicable City departments . and agencies have been afforded the opportunity to review the Conditional Use Permit and their comments have been addressed in the conditions of approval attached to the staff report for this Project. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EIR, so as to eliminate or reduce to the extent practicable any negative impacts to the general health, safety, comfort, or general welfare of the surrounding commercial development, nearby residential development and the City of Lake Elsinore. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by Title 17 (Zoning) of the Lake Elsinore Municipal Code. The proposed Conditional Use Permit is a 3,700 square foot fast food restaurant with a drive-through associated with the proposed Walmart Supercenter. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the Lake Elsinore Municipal Code and will complement the existing uses, based on the submitted plans and conditions of approval attached to the staff report for this Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The proposed 3,700 square foot fast food restaurant with a drive-through has been reviewed in relation to the width and type of pavement needed to carry the type and quantity of traffic generated. The EIR includes an analysis of the Project's impacts upon streets and highways and a Traffic impact Analysis is included in Appendix J of the EIR. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EiR that address Transportation and Traffic design requirements of the proposed Project. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. CITY COUNCIL RESOLUTION NO. 2015- PAGE 4 OF 5 The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.68.050, have been incorporated into the approval of the conditional use permit to ensure that the use continues in a manner envisioned by these findings for the term of the use. The Project was considered by the City Council at a duly noticed public hearing on December 1, 2015, and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. SECTION 4. Based upon all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record, the City Council of the City of Lake Elsinore hereby approves Conditional Use Permit No. 2013-08. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 1st day of December, 2015, by the following vote: Steve Manos, Mayor City Council of City of Lake Elsinore ATTEST: Susan Domen, City Clerk APPROVED AS TO FORM: Barbara Leibold, City Attorney City of Lake Elsinore CITY COUNCIL RESOLUTION NO. 2015- PAGE 5 OF 5 STATE OF CALIFORNIA COUNTY OF RIVERSIDE SS CITY OF LAKE ELSINORE 1, Susan Domen, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No, 2015- was adopted at a regular meeting of the City Council of the City of Lake Elsinore on the 1st day of December, 2015, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Susan Domen City Clerk RESOLUTION NO. 2015- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2013-09 RELATED TO A FAST FOOD RESTAURANT WITH A DRIVE-THROUGH ON OUTLOT 3 OF THE WALMART SUPERCENTER PROJECT LOCATED AT THE SOUTHWEST CORNER OF CENTRAL AVENUE AND CAMBERN AVENUE WHEREAS, Barry Linder of Greenberg Farrow on behalf of Wal-Mart Real Estate Business Trust (the "Applicant") has requested approval of Conditional Use Permit No. 2013-09, in conjunction with Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-06, Conditional Use Permit No. 2013-07 and Conditional Use Permit No. 2013-08, which are collectively referred to herein as the "Project", and WHEREAS, the Project is for the development of a 17.66-acre site located at the southwest corner of Central Avenue and Cambern Avenue with an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center (Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06), with additional conditional use permits (Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09) for outlot development planned for the parcels fronting Central Avenue which consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 SF and 3,100 SF). Option B consists of one parcel being developed with approximately 9,200 SF of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under Option A; and, WHEREAS, the application for Conditional Use Permit No. 2013-09 proposes a 3,100 square foot fast food restaurant with a drive-through located on Outlot 3 of the Walmart Supercenter project site, and located on Central Avenue at the southwest corner of the project site; and, WHEREAS, Chapter 17.168 of the Lake Elsinore Municipal Code ("LEMC") provides that certain uses have operational characteristics that, depending on the location and design of the use, may have the potential to negatively impact adjoining properties, businesses or residents and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the City to comprehensively review and approve the use; and WHEREAS, on November 3, 2015 at a duly noticed public hearing the Planning Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and adopted Planning CITY COUNCIL RESOLUTION NO. 2015- PAGE 2 OF 5 Commission Resolution No. 2015-78 recommending that the City Council approve Conditional Use Permit No. 2013-09; and WHEREAS, on December 1, 2015, at a duly noticed public meeting, the City Council has considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The City Council has considered Conditional Use Permit No. 2013- 0E for 3,100 square foot fast food restaurant with a drive-through on Outlot 3 associated with the proposed Walmart Supercenter prior to making a decision and has found it acceptable. SECTION 2. On December 1, 2015, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed public hearing on the Project, the City Council adopted Resolution No. 2015- finding and determining that that the Environmental Impact Report (EIR) (SCH# 2014051093) is adequate and prepared in accordance with the requirements of the California Environmental Quality Act (CEQA); that a 45-day public review period ran from August 28, 2015 to October 13, 2015; that responses to comments received during the public review period were prepared and incorporated into the Final EIR and that the Draft and Final EIR represents the City's independent judgment. Based upon those findings and determinations, the City Council by Resolution No. 2015- certified the Environmental Impact Report. SECTION 3. That in accordance with California Planning and Zoning Law and LEMC Section 17.168.080 Findings, the City Council makes the following findings regarding Conditional Use Permit No. 2013-09: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The proposed 3,100 square foot fast food restaurant with a drive-through conforms with the goals and objectives of the General Plan, because it will facilitate the creation of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. The Project will contribute to the overall number of retail facilities that serve the City, its residents, and guests. CITY COUNCIL RESOLUTION NO. 2015- PAGE 3 OF 5 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. All applicable City departments and agencies have been afforded the opportunity to review the Conditional Use Permit and their comments have been addressed in the conditions of approval attached to the staff report for this Project. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EIR, so as to eliminate or reduce to the extent practicable any negative impacts to the general health, safety, comfort, or general welfare of the surrounding commercial development, nearby residential development and the City of Lake Elsinore. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by Title 17 (Zoning) of the Lake Elsinore Municipal Code. The proposed Conditional Use Permit is a 3, 100 square foot fast food restaurant with a drive-through associated with the proposed Walmart Supercenter. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the Lake Elsinore Municipal Code and will complement the existing uses, based on the submitted plans and conditions of approval attached to the staff report for this Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The proposed 3,100 square foot fast food restaurant with a drive-through has been reviewed in relation to the width and type of pavement needed to carry the type and quantity of traffic generated. The EIR includes an analysis of the Project's impacts upon streets and highways and a Traffic Impact Analysis is included in Appendix J of the EIR. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EIR that address Transportation and Traffic design requirements of the proposed Project. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. CITY COUNCIL RESOLUTION NO. 2015- PAGE 4 OF 5 The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.68.050, have been incorporated into the approval of the conditional use permit to ensure that the use continues in a manner envisioned by these findings for the term of the use. The Project was considered by the City Council at a duly noticed public hearing on December 1, 2015, and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. SECTION 4. Based upon all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record, the City Council of the City of Lake Elsinore hereby approves Conditional Use Permit No. 2013-09. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 1st day of December, 2015, by the following vote: Steve Manos, Mayor City Council of City of Lake Elsinore ATTEST: Susan Domen, City Clerk APPROVED AS TO FORM: Barbara Leibold, City Attorney City of Lake Elsinore CITY COUNCIL RESOLUTION NO. 2015- PAGE 5 OF 5 STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF LAKE ELSINORE SS 1, Susan Domen, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2015- was adopted at a regular meeting of the City Council of the City of Lake Elsinore on the 1st day of December, 2015, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Susan Domen City Clerk RESOLUTION NO. 2015- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA APPROVING CONDITIONAL USE PERMIT NO. 2013-07 RELATED TO A GAS STATIONICONVENIENCE STORE ON OUTLOT 1 OF THE WALMART SUPERCENTER PROJECT LOCATED AT THE SOUTHWEST CORNER OF CENTRAL AVENUE AND CAMBERN AVENUE WHEREAS, Barry Linder of Greenberg Farrow on behalf of Wal-Mart Real Estate Business Trust (the "Applicant") has requested approval of Conditional Use Permit No. 2013-07, in conjunction with Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-06, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09, which are collectively referred to herein as the "Project', and WHEREAS, the Project is for the development of a 17.66-acre site located at the southwest corner of Central Avenue and Cambern Avenue with an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center (Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06), with additional conditional use permits (Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09) for outlot development planned for the parcels fronting Central Avenue which consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 SF and 3,100 SF). Option B consists of one parcel being developed with approximately 9,200 SF of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under Option A; and, WHEREAS, the application for Conditional Use Permit No. 2013-07 proposes Option A for a gas station with 16 fueling stations, an approximately 3,100 SF convenience store with the sale of alcohol for off-site consumption and a drive-through car wash at the southwest corner of Central Avenue and Cambern Avenue and located on Outlot 1 of the Walmart Supercenter project site; and, WHEREAS, Chapter 17.168 of the Lake Elsinore Municipal Code ("LEMC") provides that certain uses have operational characteristics that, depending on the location and design of the use, may have the potential to negatively impact adjoining properties, businesses or residents and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the City to comprehensively review and approve the use; and WHEREAS, on November 3, 2015 at a duly noticed public hearing the Planning Commission has considered evidence presented by the Community Development CITY COUNCIL RESOLUTION NO. 2015- PAGE 2 OF 5 Department and other interested parties with respect to this item and recommended that the City Council deny Conditional Use Permit No. 2013-07, and WHEREAS, on December 1, 2015, at a duly noticed public meeting, the City Council has considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The City Council has considered Conditional Use Permit No. 2013- 07 regarding Option A for Outlot 1 for a gas station with 16 fueling stations, an approximately 3,100 SF convenience store with the sale of alcohol for off-site consumption and a drive-through car wash associated with the proposed Walmart Supercenter prior to making a decision and has found it acceptable. SECTION 2. On December 1, 2015, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed public hearing on the Project, the City Council adopted Resolution No. 2015- finding and determining that that the Environmental Impact Report (EIR) (SCH# 2014051093) is adequate and prepared in accordance with the requirements of the California Environmental Quality Act (CEQA); that a 45-day public review period ran from August 28, 2015 to October 13, 2015; that responses to comments received during the public review period were prepared and incorporated into the Final EIR and that the Draft and Final EiR represents the City's independent judgment. Based upon those findings and determinations, the City Council by Resolution No. 2015- certified the Environmental Impact Report. SECTION 3. That in accordance with California Planning and Zoning Law and LEMC Section 17.168.080 Findings, the City Council makes the following findings regarding Conditional Use Permit No. 2013-07: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The proposed gas station and convenience store conforms with the goals and objectives of the General Plan, because it will facilitate the creation of a well- balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. The Project will contribute to the overall number of retail facilities that serve the City, its residents, and guests. CITY COUNCIL RESOLUTION NO. 2015- PAGE 3 OF 5 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. All applicable City departments and agencies have been afforded the opportunity to review the Conditional Use Permit and their comments have been addressed in the conditions of approval attached to the staff report for this Project. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EIR, so as to eliminate or reduce to the extent practicable any negative impacts to the general health, safety, comfort, or general welfare of the surrounding commercial development, nearby residential development and the City of Lake Elsinore. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by Title 17 (Zoning) of the Lake Elsinore Municipal Code. The proposed Conditional Use Permit is a drive-through pharmacy, arcade and outdoor/seasonal display of merchandise associated with the proposed Walmart Supercenter. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the Lake Elsinore Municipal Code and will complement the existing uses, based on the submitted plans and conditions of approval attached to the staff report for this Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The proposed Option A for a gas station with 16 fueling stations, an approximately 3, 100 SF convenience store with the sale of alcohol for off-site consumption and a drive-through car wash has been reviewed in relation to the width and type of pavement needed to carry the type and quantity of traffic generated. The EiR includes an analysis of the Projects impacts upon streets and highways and a Traffic Impact Analysis is included in Appendix J of the EIR. Conditions have been applied relating to the proposed use, including the required compliance with all of the mitigation measures set forth in the EIR that address Transportation and Traffic design requirements of the proposed Project. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. CITY COUNCIL RESOLUTION NO. 2015- PAGE 4 OF 5 The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.68,050, have been incorporated into the approval of the conditional use permit to ensure that the use continues in a manner envisioned by these findings for the term of the use. The Project was considered by the City Council at a duly noticed public hearing on December 1, 2015, and appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. SECTION 4. Based upon all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record, the City Council of the City of Lake Elsinore hereby approves Conditional Use Permit No. 2013-07. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 1st day of December, 2015, by the following vote: Steve Manos, Mayor City Council of City of Lake Elsinore ATTEST: Susan Domen, City Clerk APPROVED AS TO FORM: Barbara Leibold, City Attorney City of Lake Elsinore CITY COUNCIL RESOLUTION NO. 2015- PAGE 5 OF 5 STATE OF CALIFORNIA COUNTY OF RIVERSIDE SS CITY OF LAKE ELSINORE I, Susan Domen, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2015- was adopted at a regular meeting of the City Council of the City of Lake Elsinore on the 1st day of December, 2015, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Susan Domen City Clerk CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) GENERAL CONDITIONS 1. The proposed project consists of the development of a 17.66-acre site located at the southwest corner of Central Avenue and Cambern Avenue with an approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center (Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06), with additional conditional use permits (Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08 and Conditional Use Permit No. 2013-09) for outlot development planned for the parcels fronting Central Avenue which consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 SF and 3,100 SF). Option B consists of one parcel being developed with approximately 9,200 SF of retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive thru restaurant uses similar to the proposed development under Option A. 2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the proposed project described above. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. In addition, the agreement shall include a provision permitting the applicant to choose to abandon the project as a means to terminate the litigation PLANNING DIVISION 3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. Planning Commission Recommended Page 1 of 32 City Council November3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUP ERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) 4. The applicant shall submit a check in the amount of $3,119.75 made payable to the "County of Riverside" for the filing of a Notice of Determination. The check shall be submitted to the Planning Division for processing within 48 hours of the project's approval. 5. Commercial Design Review No. 2013-08 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (B) and (C) of Lake Elsinore Municipal Code (LEMC) Section 17.184.120; or (3) litigation is commenced which challenges the project, which in such event, would toll the two-year period until a final non- appealable judgment is issued. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Chapter 17.184 shall run with the land for this two-year period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site which was the subject of the design review application. 6. Conditional Use Permit No. 2013-06 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (B) and (C) of Lake Elsinore Municipal Code (LEMC) Section 17.168.080; or (3) litigation is commenced which challenges the project, which in such event, would toll the two-year period until a final non-appealable judgment is issued. Subject to the provisions of LEMC Section 17.168.110, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the conditional use permit application. Planning Commission Recommended Page 2 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-016 & 076, 377-090-009, 029, 030, 031 & 032) 7. Conditional Use Permit No. 2013-07 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (B) and (C) of Lake Elsinore Municipal Code (LEMC) Section 17.168.080; or (3) litigation is commenced which challenges the project, which in such event, would toll the two-year period until a final non-appealable judgment is issued. Subject to the provisions of LEMC Section 17.168.110, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the conditional use permit application. 8. Conditional Use Permit No. 2013-08 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion, or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (B) and (C) of Lake Elsinore Municipal Code (LEMC) Section 17.168,080; or (3) litigation is commenced which challenges the project, which in such event, would toll the two-year period until a final non-appealable judgment is issued. Subject to the provisions of LEMC Section 17.168,110, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the conditional use permit application. 9. Conditional Use Permit No. 2013-09 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion, or (2) prior to the expiration of two years, Planning Commission Recommended Page 3 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (B) and (C) of Lake Elsinore Municipal Code (LEMC) Section 17.168.080; or (3) litigation is commenced which challenges the project, which in such event, would toll the two-year period until a final non-appealable judgment is issued. Subject to the provisions of LEMC Section 17.168.110, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the conditional use permit application. 10. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Final Certificate of Occupancy and release of utilities. 11. All site improvements shall be constructed as indicated on the approved building plans, as modified by these conditions of approval. 12. Prior to the issuance of building permits, the building elevations for the aP roximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center shown on the Floor Plan and Elevations document dated June 5, 2015 and the Sign Program document dated October 30 2015 shall be revised to incorporate the following modifications: a. Embellishments to break up the linear building faces (e.q,, rq een screening) b, Additional glazing (glass) on the front building elevation. c. The colors shall be changed to reflect the colors shown by the applicant on the roject's Conceptual Outlot Architectural Plans-including its red components. d. A block wall that screens the Walmart Supercenter's loading docks from 3rd Street and from Cambern Avenue shall be clearly identified. (Added by the Planning Commission at its public hearing on November 3, 2015.) 13. The applicant shall submit a parking lot lighting exhibit and a "cut sheet" that Planning Commission Recommended Page 4 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) shows the roiect's lightiU_q fixtures to the Community Development Director or designee who will provide copies of the submitted exhibit and "cut sheet" to the Planning Commission for informational purposes. (Added by the Planning Commission at its public hearing on November 3, 2015.) 14, Any minor revisions to approved site plan for the entire project, or building elevations for the approximately 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center, shall be reviewed and approved by the Community Development Director or designee. Any substantial revisions to the site plan or building elevations shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. 15. No floor plans or elevations are approved as part of this approval for any outlot shown on the approved site plan. Prior to the issuance of any building permits for any outlot, the applicant or designee shall submit an application for Commercial Design Review approval for the outlot with all required exhibits and documents, pay appropriate processing fees and receive approval from the City pursuant to the provisions of Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review). A separate Commercial Design Review application may be submitted for each outlot, or one or more can be combined into a single application. 16. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping consistent with the June 15, 2015 sight line illustrations. Any roof mounted central swamp coolers shall also be screened consistent with the June 15, 2015 sight line illustrations, and the Community Development Director, prior to issuance of building permit shall approve screening plan. 17. All exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. 18. The property address (in numerals at least six inches high) shall be displayed Planning Commission Recommended Page 5 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUP ERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 0.30, 031 & 032) near the entrance and be easily visible from the front of the subject property and public right-of-way. 19. The applicant shall construct the trash enclosure with a decorative roof to match the colors and materials of the proposed project, 20. All exterior downspouts shall be concealed within the buildings or shall be incorporated in the architectural elements of the overall building. 21. Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be submitted to the Community Development Department with appropriate fees, reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or designee, prior to issuance of a building permit. A Cost Estimate for materials and labor shall also be submitted for review and approval. A Landscape Plan Check fee will be charged prior to final landscape approval based on the Consultant's fee, inspection, and permit and administration fees. • All planting areas shall have permanent and automatic sprinkler system with 100% plant coverage. • All planting areas shall be separated from paved areas with a six inch (6") high and six inch (6") wide concrete curb. • The applicant shall ensure a clear line of sight at ingress/egress points by providing plantings within 15 feet of ingress/egress points whose height does not exceed three feet and whose canopy does not fall below six feet. • Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. • Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. • The landscape plan shall provide for California native drought-tolerant ground cover, shrubs, and trees. Special attention to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to be used to prevent excessive watering. Planning Commission Recommended Page 6 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) • All landscaping and irrigation shall comply with the water-efficient landscaping requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape Requirements), as adopted and any amendments thereto • All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance by the Landscape Consultant and Community Development Director or Designee. • All landscaping and irrigation shall be installed prior to obtaining a Certificate of Occupancy. • Final landscape plan must be consistent with approved site plan. • Final landscape plans to include planting and irrigation details. • No grass turf landscaping will be installed. 22. Prior to the issuance of the first occupancy_permit, the applicant shall landscape the center median on Central Avenue State Route 741 along the roject's frontage; provided approval can be obtained from Caltrans If prior to the issuance of the occupancy permit jurisdiction of Central Avenue has been conveyed to the City of Lake Elsinore said approval shall be obtained from the City. All landsca inq and irrigation within the median shall be shown on the roiect's Final Landscaping/Irrigation Detail Plan and shall comply with the water- efficient landscaping requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape cape Requirements) as ,adopted and an amendments thereto (Added by the g Commission at its public hearing on November 3, 2015.) 23. The Applicant is to meet all applicable City Codes and Ordinances and regulations of other City Departments. 24. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site. All signage shall be in substantial conformance with Planning Commission Recommended Page 7 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015'& 076, 377-090-009, 029, 030, 031 & 032) the approved sign program and shall comply with the provisions set forth in LEMC Section 17.196.180 (Signs in commercial districts). (Added by the Planning Commission at its public hearing on November 3, 2015.) 25. The project shall comply with all applicable requirements of the Lake Elsinore Municipal Code, Title 17 — Zoning unless modified by approved Conditions of Approval. 26. Overnight recreational vehicle parking or camping within the parking lot shall be prohibited. (Added by the Planning Commission at its public hearing on November 3, 2015.) 27. The project shall connect to sewer and meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards. 28. Prior to the issuance of a building permit, the applicant/developer shall submit, process and record a Parcel Merger, Lot Line Adjustment, Dedications via Grant Deed, and a Record of Survey; for the purpose of changing the existing seven parcels (APN 377-030-015 & 076) 377-090-009, 029, 030, 031 & 032) into a single parcel for the Walmart Supercenter and three outlots along Central Avenue, as shown on the approved site plan. 29. The developer shall install a shopping cart containment (theft deterrent) system in order to prevent shopping carts from being removed from the project site. This theft deterrent system shall be shown on the building plans, and must be installed and inspected prior to issuance of the Certificate of Occupancy. (Added by the Planning Commission at its public hearing on November 3, 2015.) 30. In order to ensure that the existing Walmart store located at the southeast corner of Railroad Canyon Road and Grape Street (31700 Grape Street) in Lake Elsinore does not fall into a state of disrepair following its closure upon the opening of the subject Walmart Supercenter; Walmart and its representatives shall maintain the property located at 31700 Grape Street in a manner that Planning Commission Recommended Page 8 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) assures that the building does not fall into a state of disrepair until such time as the building is sold or is occupied by new tenants. A state of disrepair may include one or more of the following: boarded doors and windows, long-term unauthorized use of properties and parking lots, graffiti on structures, dumping of refuse, or overturned dumpsters on properties, dead trees and landscaping, extensive litter, uncontrolled plant overgrowth, or homeless encampment. 31. This project and all subsequent development applications within the Walmart Supercenter project boundary shall comply with the mitigation measures and the Mitigation Monitoring and Reporting Program (MMRP) adopted for this project, as printed with the Environmental Impact Report for the Lake Elsinore Walmart Supercenter Project (SCH # 2014051093) and attached to these Conditions of Approval. 32. The applicant shall fund the implementation of the MMRP through every stage of development. The City shall appoint an environmental monitor who shall periodically inspect the project site, the documents submitted by the applicant, the permits issued, and any other pertinent material, in order to monitor and report compliance to the City until the completion of the project. BUILDING AND SAFETY DIVISION 33. Any and all existing or proposed public areas shall be made accessible in accordance with Americans with Disabilities Act (ADA) requirements. 34. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity (i.e., 7:00 A.M. — 7:00 P.M., Monday through Saturday with no construction activity to occur on Sundays or legal holidays) and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674-3124. The sign shall be installed prior to the issuance of a grading permit. 35. Any and all improvements shall be in compliance with the 2013 California Building Code (CBC) or the CBC in effect at the time of the issuance of building Planning commission Recommended Page 9 of 32 City Council November 3, 2015 December 1. 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) permits. Buildings shall meet California Green Building Standards Code requirements. 36. All buildings over 10,000 square feet shall be commissioned in accordance with Section 5.410.2 of the California Green Building Standards Code. 37. Prior to the issuance of building permits, the applicant shall submit the required number of building plan sets for plan check. The building plans shall include the bus stop with path of travel to all buildings, ADA parking with loading areas and path of travel, electric vehicle parking, and bike racks. 38. Prior to the issuance of building permits, all approvals from all departments have to be signed off. 39. Prior to the issuance of Building Permits, the applicant shall pay all required fees. 40. Prior to building plan submittal, the applicant shall submit a request for address to the Building Division. ENGINEERING DIVISION GENERAL 41. All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared by a Registered Civil Engineer. 42. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC). 43. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) on site and/or out on the roadway or alley shall be the responsibility of the property owner or his agent. Overhead utilities (34 KV or lower) shall be undergrounded. Temporary power shall be installed per the requirements of Building Official. All power lines (temporary or permanent) shall comply with CALTRANS standards for vehicle clearance. Planning Commission Recommended Page 10 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) 44. In accordance with the City's Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy. 45. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division at (951) 674-3124. 46. The developer shall submit for plan check review and approval a Parcel Merger, Lot Line Adjustment, Dedications via Grant Deed, and a Record of Survey. 47. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any permits. FEES: 48. The applicant shall pay all Engineering Division assessed Capital Improvement, Plan Check and Permit fees (LEMC 16.34). Applicable mitigation fees include: a) Stephens Kangaroo Habitat Fee (K-Rat): $500 per gross acre; b) Traffic Infrastructure Fee (TIF): $3.84 per square foot (commercial) of buildings c) Transportation Uniform Mitigation Fee (TUMF): Retail SF GFA $ 10.49 d) Master Drainage Fee: $7,155 per GA (Third Street District) 49. Development impact fees quoted are subject to change. Fees will be assessed at the prevalent rate at time of payment in full. 50. Project NAICS code is: 452910, retail trade, drug stores and proprietary stores. Planning Commission Recommended Page 11 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) UTILITIES: 51. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the property owner or his agent. 52. All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake Elsinore Municipal Code (LEMC) 53. Underground water rights shall be dedicated to the City consistent with the City's agreement with the Elsinore Valley Municipal Water District. 54. The developer shall apply for, obtain and submit to the City Engineering Division a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (aka SCE NIL). 55. The developer shall submit a copy of the "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure and volume etc. [Note: The applicant has submitted Service Commitment Letter # 2364-1 ('Will Serve" letter) from the Elsinore Valley Municipal Water District dated 08/13/2015.1 DRAINAGE IMPROVEMENTS 56. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards and hydrology manual. 57. Work that the applicant deems non-jurisdictional shall receive a non-jurisdictional confirmation from the U.S. Army Corps of Engineers and/or Department of Fish and Wildlife prior to approval of any grading plan. 58. By development of the site and/or diversion of drainage, the developer shall not add to the historic downstream storm water flows. Planning Commission Recommended Page 12 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) 59. In the event that construction of the Regional Hydrology Plan (also known as the Cambern and Third Street Flood Control Improvements) and related infrastructure has not been commenced within 180 days from the date that developer has secured its first final and non-appealable discretionary approval for the project (but no sooner than January 1, 2017), the developer may initiate and construct the sub-regional hydrology plan. Notwithstanding the foregoing, the City and Developer may, by mutual agreement, jointly agree to permit commencement of construction of the sub-regional hydrology plan prior to January 1, 2017. 60. In the event that the developer initiates the sub-regional solution (as detailed in the project EIR), all natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow. 61. In the event that the developer initiates the sub-regional solution (as detailed in the project EIR), and prior to the recordation of Parcel Merger, Lot Line Adjustment, Dedications via Grant Deed, and a Record of Survey, detailed drainage studies indicating how the project grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding, will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100-year flood. 62, Drainage facilities discharging onto adjacent property shall be designed to imitate the manner in which runoff is currently produced from the site and in a manner meeting the satisfaction of the City Engineer. 63. In the event that the developer initiates the sub-regional solution (as detailed in the project EIR), prior to the recordation of Parcel Merger, Lot Line Adjustment, Dedications via Grant Deed, and a Record of Survey, or prior to the issuance of any grading permits, whichever comes first, the applicant shall in a manner meeting the approval of the City Engineer: i. Design provisions for surface drainage; and Planning Commission Recommended Page 13 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029,.030, 031 & 032) ii. Design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and iii. Dedicate the associated easements to the City of Lake Elsinore, if determined necessary. 64. Prior to the issuance of any building permits, or prior to the recordation Parcel Merger, Lot Line Adjustment, Dedications via Grant Deed, and a Record of Survey, whichever comes first, the applicant shall participate in the Master Plan of Drainage in a manner meeting the approval of the City Engineer, including payment of the applicable Master Plan of Drainage fees. STORM WATER MANAGEMENT 1 POLLUTION PREVENTION I NPDES 65. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm Drain" using the City authorized marker to prevent illegal dumping in the drain system. 66. Design - The project plans shall incorporate a combination of Site Design BMPs, Source Control BMPs and Treatment Control BMPs to address the potential Pollutants of Concern identified for the project, as required by California Green Building Standards, Section 5.106 and NPDES requirements for residential, industrial and commercial projects within the Santa Ana River Watershed. 67. Hydromodification / Hydraulic Conditions of Concern — The project shall limit disturbance of natural water bodies and drainage systems; conserve natural areas, protect slopes, channels and minimize significant impacts from urban runoff in compliance with the current MS4 Permit requirements. 68, CEQA — If CEQA identifies resources requiring Section 401 Permitting, the applicant shall notify the Santa Ana Regional Water Quality Control Board. 69. Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality Management Plan (WQMP) for post construction are required for this project. Planning Commission Recommended Page 14 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) The Final WQMP must be approved prior to grading plan approval and/or building permit issuance. 70. SWPPP - Prior to the issuance of any grading or building permits, the applicant shall demonstrate compliance with California's General permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number. Projects subject to filing an N01 shall prepare and implement a Stormwater Pollution Prevention Plan (SWPPP). A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 71. Erosion & Sediment Control - Prior to the issuance of any grading or building permit, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City's NPDES Program and state water quality regulations for grading and construction activities. The Erosion and Sediment Control Plan shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property covered, stored and secured to prevent transport into local drainages or waters by wind, rain, tracking, or dispersion. The plan shall also describe how the project will ensure that all BMPs will be maintained during construction of any future right of ways. A copy of the plan shall be incorporated into the SWPPP as applicable, kept updated as needed to address changing circumstances of the project site, be kept at the project site and available for review upon request. 72. The project shall implement LID practices that treat the 85t�l percentile storm in the priority order as follows: • Infiltrate • Harvest and use • Evapotranspire and/or biotreat • Treat ALL pollutants of concern and discharge (applicable to projects qualifying for the "Highest and Best Use" exemption.) Planning Commission Recommended Page 15 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) • Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 73. WQMP —A Preliminary and Final WQMP are required. Prior to the issuance of any grading or building permits, the Final WQMP in substantial conformance with the Preliminary WQMP shall be approved by the City Engineer. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan (DAMP), Low Impact Development Guidance Manual for reference, and the MS4 Permittee's current WQMP Guidance Document and Template for submittal. This WQMP shall include the following: • Detailed site and project description • Potential stormwater pollutants • Post-development drainage characteristics • Low Impact Development (LID) BMP selection and analysis • Structural and Non-Structural source control BMPs • Site design and drainage plan (BMP Exhibit) • Vector issues are addressed in the BMP design, operation and maintenance. • GIS coordinates for all LID and Treatment Control BMPs • HCOC - demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2 year and 10 year 24 hour rainfall event will not cause significant adverse impacts on downstream erosion and receiving waters, or measures are implemented to mitigate significant adverse impacts to downstream public facilities and water bodies. Design goal to replicate pre-development hydrologic regime. • Operation and Maintenance (O&M) Plan & Agreement (using City format) that (1) describes the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identifies the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; and (3) describes the mechanism for funding the long-term operation and maintenance of the referenced BMPs 74. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include: Planning Commission Recommended Page 16 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO, 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) • Provide written certification from the project engineer of work that all structural Best Management Practices (BMP's) described in the BMP Exhibit from the project's approved WQMP have been implemented, constructed and installed in conformance with approved plans and specifications and are operational. • Provide digital copy of the City approved Final Water Quality Management Plan. • Demonstrate that the project has complied with all non-structural BMPs described in the project's WQMP. • Demonstrate that copies of the project's approved WQMP (with recorded O&M Plan attached) are available for each of the initial occupants and each property owner. • Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the engineer of work dated 12 months after CofO will be considered in lieu of a Special Investigation by the City. • Provide a recorded copy of: o Operations and Maintenance Plan using City format for Commercial and/or Industrial facilities. 75. Chemical management - Prior to the issuance of building permits for any tank or pipeline, the uses of said tank or pipeline shall be identified and the applicant shall submit a Chemical Management Plan in addition to a WQMP with all appropriate measures for chemical management (including, but not limited to, storage, emergency response, employee training, spill contingencies and disposal) in a manner meeting the satisfaction of the City Engineer, in consultation with the Riverside County Fire Marshall, the Riverside County Environmental Health and wastewater agencies, as appropriate, to ensure implementation of each agency's respective requirements. A copy of the approved "Chemical Management Plans" shall be furnished to the Building Official, prior to the issuance of any Certificates of Use and Occupancy. Planning Commission Recommended Page 17 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) IMPROVEMENTS: 76. Sight distance into and out of this project location shall comply with CALTRANS Standards. 77. The applicant shall install permanent bench marks / monuments per City of Lake Elsinore Standards at the intersections of the project entrances and the centerlines of Cambern Avenue and Third Street. 78. The applicant shall install blue dot markers in the roadway at a right angle to Fire Hydrant locations per Riverside County Standards. 79. Prior to any street construction or relocation, when there are monuments in the project area which control the location of subdivisions, streets or highways, or provide survey control, the developer shall locate and reference the monuments and shall reset them after construction as required by Section 8771 of the Business and Professions Code, in a manner meeting the approval of the City Engineer. 80. If the existing street improvements are to be modified, the existing street plans on file shall be modified accordingly and approved by the City Engineer prior to issuance of building permit. 81. An encroachment permit is required for all work to be done in the public right-of- way. Applicant shall submit the permit application, required fees and documents prior to issuance. 82. Prior to encroachment permit issuance, the developer shall have improvement plans submitted and approved, and agreements executed and securities posted. 83. All existing storm drain inlet facilities along the property frontage shall be retrofitted with a storm drain filter; all new storm drain inlet facilities constructed by this project shall include a storm drain filter. 84, All improvements must comply with ADA standards. Planning Commission Recommended Page 18 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009,.029, 030, 031 & 032) 85. Provide Public Street lighting, consistent with California State Codes, City of Lake Elsinore and Riverside County Standards. 86. A California Registered Civil Engineer shall prepare the improvement plans required for this project. Improvements shall be designed and constructed to City of Lake Elsinore Standards. 87. As per the Traffic Study by Urban Crossroads dated August, 2015, applicant shall construct improvements to the City Standard for Secondary Highway from the existing center line back to the proposed property line along the project frontage on Cambern Avenue, prior to first Certificate of Occupancy. Additional paving to accommodate 2 lanes northbound on Cambern Avenue. 88. As per the Traffic Study by Urban Crossroads dated August, 2015, applicant shall construct improvements to the City Standard for Collector Highway from the existing center line back to the proposed property line along the project frontage on Third Street, prior to the first Certificate of Occupancy, Third Street shall be improved to a minimum of 32' of pavement including one lane in each direction between the Project's western boundary and Dexter Avenue, 89. As per the Traffic Study by Urban Crossroads dated August, 2015, applicant shall construct half width street improvements on Central Avenue at its Ultimate half section width of Augmented Urban Arterial Highway between the Project's western boundary and Cambern Avenue and install a right turn lane at the project driveway. 90. As per the Traffic Study by Urban Crossroads dated August, 2015, applicant shall be responsible for the installation of 32' curb to curb width of curb, gutter, and roadway pavement on Allan Street between Dexter Avenue and the project. Parking will be prohibited on Allan Street, and access will be restricted to right in, right out only. 91, As per the Traffic Study by Urban Crossroads dated August, 2015, applicant shall be responsible for the installation of 32' curb to curb width of curb, gutter, Planning Commission Recommended Page 19 of 32 City Council November3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) and roadway pavement on Crane Street between Dexter Avenue and the project. Parking will be restricted on Crane Street. Additionally, the applicant shall construct a sidewalk to City standards on the north side of Crane Street from the project boundary to Dexter Avenue. Drainage improvements shall be constructed in Crane Street. 92. Applicant shall submit signing and striping plans for City review and approval. Plans shall include details of the secondary access showing compliance with sight distance standards and Professional Traffic Consideration. All signing and striping and traffic control devices shall be installed and approved by the City. 93. All access points to the project shall follow the recommendations set out in the Traffic Study by Urban Crossroads dated August, 2015, Section 8.2. 94. The entry/guide sign for this venue shall be approved by the Engineering Division, and meet sight distance requirements. PRIOR TO GRADING PERMIT 95. Prior to issuance of any grading permit, the applicant shall provide a plan showing the placement of underground storage tanks for the review and approval by the Building Official. Further, a copy of the final plans for installation approved by the California Environmental Protection Agency, Division of Water Quality or underground storage tank usage shall be on file at the site at all times and shall be available for inspection by representatives of the Lake Elsinore Building Department. 96. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any permits. 97. A grading plan signed and stamped by a California Registered Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on the site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all Planning Commission Recommended Page 20 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AN❑ CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) supporting documentation and be prepared using City standard title block, standard drawings and design manual (available at www.lake-elsinore.org). 98. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 99. If the grading plan identifies alterations in the existing drainage patterns as they exit the site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required prior to issuance of grading permits. All grading that modifies the existing flow patterns and/or topography shall be in compliance with federal, state and local law and be approved by the City Engineer. 100. The applicant shall apply for, obtain and submit to the City Engineering Division a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (aka SCE NIL). 101. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City. 102. A seismic study shall be submitted on the site to identify earthquake faults, liquefaction and/or subsidence zones present on-site. A certified letter from a registered geologist or geotechnical engineer shall be submitted confirming the absence of this hazard prior to grading permit. 103. The applicant shall obtain all necessary off-site easements and/or permits for off- site grading prior to grading permit issuance. 104. Applicant shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 105. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. Planning Commission Recommended Page 21 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) 106. mport OF expert MatepiaI4 EXAGFt teS IGGated within the Lake Elsinere City limits must have an active gFadiRg, Permit. PUbliG NGtiGiRg and City GeunGil aPPF9VaI required fel: haul routecz Af e-�,Ier 5,000 GLAbiG yards. The GGSt of net'Ging shall be paid by the appliGaRt. Prior to the issuance of a Grading Permit, the applicant shall comply with the provisions of Paragraphs B.3 (Indemnification) BA (Certificate of Insurance) and B.5 (Cash Deposit) of Section 15.72.065 (Hauling of earth materials) of the Lake Elsinore Municipal Code. Public Noticing and City Council approval is required for haul routes of over 5,000 cubic yards if haul routes are modified from those approved by the City Council in December of 2015. (Revised by Staff prior to City Council hearing of December 1, 2015.) 107. Applicant shall provide the city with a copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program prior to issuance of grading permit(s). 108. Approval of the project Erosion and Sediment Control Plan shall be received and approved with BMPs implemented prior to start of construction. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 109. Approval of the project Water Quality Management Plan (WQMP) for post construction shall be received prior to approval of the grading plans and issuance of a grading permit. 110. Submit written approval of environmental clearance from the Planning Division to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. Any variation shall require an appropriate environmental clearance prior to issuance of a grading permit. 111. Applicant shall pay all grading permit applicable processing, permit, security and development fees including Stephens Kangaroo Rat Habitat prior to issuance of the grading permit. Planning Commission Recommended Page 22 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) PRIOR TO BUILDING PERMIT 112. The applicant shall submit a "Will Serve" letter to the City Engineering Division for this project and specify the technical data for the water service at the location, such as water pressure and volume, etc, Submit this letter to the Engineering Division prior to applying for a building permit. Note: The applicant has submitted Service Commitment Letter# 2364-1 "Will Serve" letter from the Elsinore Valle Municipal Water District dated 08/13/2015. 113. The owner shall dedicate in fee title to the City, right-of-way along Cambern Avenue adjacent to the property frontage for a total right-of-way of 45' wide from centerline to the project property line on Cambern Avenue. 114. The owner shall dedicate in fee title to the City, right-of-way along Third Street adjacent to the property frontage for a total right-of-way of 34' wide from centerline to the project property line on Third Street. 115. The owner shall dedicate in fee title to Caltrans, right-of-way along Central Avenue adjacent to the property frontage for a total right-of-way of 67' wide from centerline to the project property line on Central Avenue as shown on the site plan dated May 6, 2015, or as required by Caltrans. 116. All required Parcel Merger, Lot Line Adjustment, public right-of-way dedications, Record of Survey, and easements shall be prepared by the applicant or his agent and shall be submitted to the Engineering Division for review and approval prior to issuance of building permit. 117. Submit final soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 118. Prior to issuance of certificates of use and occupancy or building permits for individual tenant improvements or construction permits for a tank or pipeline, uses shall be identified and, for specified uses (where the proposed improvements will store, generate or handle hazardous materials in quantities Planning Commission Recommended Page 23 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-016 & 076, 377-090-009, 029, 030, 031 & 032) that will require permitting and inspection once operational), the applicant shall propose plans and measures for chemical management (including, but not limited to, storage, emergency response, employee training, spill contingencies and disposal) to the satisfaction of the City Building Official(s). 119. Applicant shall pay all applicable processing and development fees including but not all inclusive: TUMF, MSHCP, TIF, and area drainage. Acceptance of Improvements 120. The developer shall provide fair share costs, as shown in the Traffic Study by Urban Crossroads dated August, 2015, if the ultimate road improvements are not subject to TUMF or established City of Lake Elsinore fees for the ultimate road improvements as follows: a. construct a second sorthbound left turn lane at intersection of East Lakeshore Drive/Diamond Drive, to include modification of the signal b. modification of the traffic signal at the intersection of East Lakeshore Drive/Diamond Drive and implement overlap phasing for the northbound right- turn lane c, installation of a traffic signal including permissive left-turn phasing at the intersection of Gunnerson Street/Riverside Drive d. installation of a traffic signal at the intersection of 1-15 Northbound Ramps/Nichols Road. e. installation of a traffic signal at the intersection of 1-15 Northbound Ramps/North Main Street. f. construction of a 2nd westbound through lane at the intersection of Lakeshore Drive/Riverside Drive (SR 74). g. construction of a left turn lane and a second through lane on the eastbound approach at the intersection of Gunnerson Street/Riverside Drive, construct a left turn lane and a second through lane on the westbound approach, and modify the traffic signal to provide protected left-turn phasing for the eastbound and westbound approaches h. Installation of a traffic signal at the intersection of Dexter Avenue/Crane Street. Planning Commission Recommended Page 24 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) i. Restriping the existing eastbound turn lane as a third shared through right turn lane at the intersection of 1-15 Southbound ramps/Railroad Canyon Road. 121. The developer shall participate in "fair share" payment of offsite improvements as described in Table 9.2 of the Traffic Analysis dated August, 2015 to the satisfaction of the City Engineer, if the offsite improvements are not subject to TUMF or established City of Lake Elsinore fees. 122. A portion of the required improvements for this development may be covered under the Traffic Impact Fee (TIF) or Area Drainage Fee program. Request for reimbursement or credits shall be approved by the City Engineer and based on allowable costs in the fee program and availability of funds. 123. In the event that the developer is compelled to construct the sub-regional hydrology plan, developer and City will enter into a reimbursement agreement which provides for the developer to be reimbursed upon completion of the improvements for all costs which exceed the applicable Master Plan of Drainage fees. 124. The developer shall submit a written request for acceptance of improvements in the public right of way to the City Engineer. 125. As-built plans for all City approved plans sets shall be completed, approved, and signed by the City Engineer. PRIOR TO OCCUPANCY/FINAL APPROVAL: 126. Prior to the issuance of the first Certificate of Occupancy, the applicant shall submit recorded copies of the Parcel Merger, Lot Line Adjustment and Record of Survey. 127. Final soil report (showing compliance with recommendations), compaction reports, grade certifications, monument certifications (with tie notes delineated on Planning Commission Recommended Page 25 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) 8 '/2 x 11" mylar) shall be submitted to the Engineering Division before final inspection will be scheduled. 128. All required public right-of-way dedications, easements, vacations and easement agreement(s) for ingress and egress through adjacent property(ies) shall be recorded with a recorded copy provided to the City prior to final project approval. 129. Slope maintenance along right-of-ways and open spaces shall be maintained by the property owner. Documentation of maintenance responsibility shall be in a recordable format and recorded prior to occupancy/final. 130. All street improvements shall be completed in accordance with approved plans or as a condition of development to the satisfaction of the City Engineer. 131. All required signing and striping and traffic control devices onsite and on Central Avenue, Cambern Ave and Third Street shall be installed. 132. Water and sewer improvements shall be completed in accordance with Water District Requirements. 133. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, applicant shall: • Demonstrate that all structural BMPs have been constructed, installed and are functioning in conformance with approved plans and specifications and the WQMP; • Demonstrate that they are prepared to implement all non-structural BMPs included in the conditions of approval or building/grading permit conditions; • Demonstrate that an adequate number of copies of the approved project specific WQMP are available for the future owners/occupants; and • The applicant shall provide all education guidelines for Water Quality Management Practices to the tenants, operators and owners of the businesses of the development, regarding the environmental awareness on good housekeeping practices that contribute to protection of storm water quality and meet the goals of the approved WQMP in the Riverside County Planning Commission Recommended Page 26 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) NPDES Drainage Area Management Plan. Contact the City NPDES Coordinator for handout/guideline information. 134. Chemical management plans shall be approved by the County/City and other appropriate agencies such as County/City Fire Department, the Health Services Agency's Department of Environmental Health, and sewering and/or water agencies to ensure implementation of each agency's respective requirements. Approval by the appropriate agencies shall be furnished to the Engineering Division, prior to the issuance of any certificates of use and/or occupancy. 135. The property owner shall execute and cause to be recorded an Operations and Maintenance Plan in the form of the CC&R's or City approved Operations and Maintenance Form to inform future property owners of the requirement to implement the approved final project-specific WQMP. 136. Applicant shall pay all outstanding applicable processing and development fees including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area drainage prior to occupancy/final approval. 137. As-built plans for all City approved plan sets shall be submitted for review and approval by the City. The applicant/developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the applicant shall provide the City with a CD of the "as built" plans in .tif format. 138. All final studies and reports shall be submitted in ,tif format on a CD/DVD. Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, WQMP, etc. Provide on compact disc GIS Shape files of all final maps and street and storm drain plans. *ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane California Zone VI U.S. Fleet. Planning Commission Recommended Page 27 of 32 City Council November3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERC ENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) CITY OF LAKE ELSINORE FIRE MARSHAL General Conditions 139. Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility of the recipient of these Fire Department conditions to forward them to all interested parties. The permit number (CDR 2013-08, CUP 2013-06, CUP 2013- 07, CUP 2013-08 and CUP 2013-09) is required on all correspondence. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Fire Protection Planning Division at 130 S. Main Street, Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. The following fire department conditions shall be implemented in accordance with the Lake Elsinore Municipal Code and the adopted codes at the time of project building plan submittal, these conditions are in addition to the adopted code requirements. 140. Blue Dot Reflectors - Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 141. Minimum Hydrant Fire Flow - Minimum required fire flow shall be 4,000 GPM for 2 hours duration at 20 PSI residual operating pressure, which must be available before any combustible material is placed on the job site. Average spacing between hydrants 350' and 210' maximum distance from any point on the street or road frontage to hydrant. 142. Hydrant System — A combination of on-site and off-site super fire hydrant(s) (6" x 4" x 2-1/2" x 2-1/2") will be located not less than 25 feet or more than 250 feet from any portion of the building as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrant(s) in the system. Average spacing between hydrants 350' and 210' maximum distance from any point on the street or road frontage to hydrant. 143. Minimum Access Standards — The following access requirements are required to be implemented to ensure fire department and emergency vehicular access. Planning Commission Recommended Page 28 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) All roadways shall conform to the City of Lake Elsinore approved roadway standards but in no case shall the minimum fire department vehicular access be less than the following provisions: 1. Thirty feet (30') clear width. Where parking is to be provided, each parking side shall be provided with eight (8') additional feet on each side of the fire department access. 2. Median openings or crossovers between opposing lanes of a divided highway or street shall be located only at approved intersections of not less than 500 feet. [Ord. 529 §3.2 (F), 1973]. 3. The required all weather vehicular access shall be able to support no less than 75,000 lbs. over 2 axles. 4. Roadway gradient shall not exceed 15% on any access road, driveways, and perimeter roads. 5. Turning Radius shall be 26' inside and 38' outside for all access roads. 144. Secondary Access — In the interest of Public Safety, this project shall provide an Alternate or Secondary Access. Said access shall be constructed in accordance to the City of Lake Elsinore Engineering Department standards to accommodate full fire response and community evacuation. 145, Separation of Occupancy — A fire barrier wall for the separation of occupancies is required per the California Building Code. Fire walls, fire barriers, fire partitions, smoke barriers, and smoke partitions or any other wall required to have protected openings or penetrations shall be effectively and permanently identified with signs or stenciling. Such identification shall be located in accessible concealed floor, floor ceiling or attic spaces repeated at intervals not exceeding 30 feet along the wall, and include lettering not less than 0.5 inch in height, incorporating the suggested wording "FIRE AND/OR SMOKE BARRIER — PROTECT ALL OPENINGS," or other wording. Prior to Building Permit Issuance 146. Plan Check Fee - Building plan check fee made payable to the "City of Lake Elsinore", and shall be submitted to the Fire Department at time of plan submittal. Planning Commission Recommended Page 29 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) 147. Water System Plans - Applicant and/or developer shall separately submit 2 sets of water system plans to the Fire Department for review. The plans must be signed by a registered Civil Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will be signed by the Fire Department after review and approval. Two (2) copies of the signed and approved water plans shall be returned to the Fire Department before release of a building permit. 148. Prior to Building Construction Verification — This project shall be inspected and approved by the Fire Marshal or designee prior to bringing combustible materials on site. During such inspection all permanent road signs shall be in place, all hydrants shall be operating and approved for use by the water purveyor, and all permanent road surfaces shall be completed including primary and secondary access circulation. Prior to Buildin Final Inspection 149. Fire Sprinkler System 13 — Install a complete fire sprinkler system designed in accordance with California Building Code, California Fire Code and adopted standards. Sprinkler systems with pipe sizes larger than 4 inches in diameter will require the Engineer or Architect of Record certification with details and calculations with "wet signature" that the building structural system is designed to support the seismic and gravity loads for the support of the additional weight of the sprinkler system. The PIV and FDC shall be located to the front of the building in an approved location, unobstructed and within 50 feet of an approved road or driveway, within 200 feet of a hydrant. A C-16 licensed contractor must submit plans, along with the current fee, to the Fire Department for review and approval prior to installation. 150. Automatic and/or Manual Fire Alarm System -- Install a manual and/or automatic fire alarm system as required by the California Building Code, California Fire Code and designed in accordance with adopted standards. The location of the Fire Alarm Control Unit shall be located in an environmentally controlled location in accordance with NFPA 72. A C-10 licensed contractor Planning Commission Recommended Page 30 of 32 City Council November 3, 2015 December 1,2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) must submit plans, along with the current fee, to the Fire Department for review and approval prior to installation. Guideline handouts are available from the Fire Department. 151. Designated Fire Lanes - The applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 152. Display Boards — Display Boards will be as follows: Each complex shall have an illuminated diagrammatic representation of the actual layout which shows name of complex, all streets, building designators, unit members, and fire hydrant locations within dimension and located next to roadway access. 153. Knox Rapid Entry Box — A rapid entry Knox Box shall be installed on the outside of the building. Key(s) shall have durable and legible tags affixed for identification of the correlating tenant space. Special forms are available from this office for ordering the Knox Box. If the building/facility is protected with a fire alarm or burglar alarm system, it is recommended that the lock box be "tamper" monitoring. 154. Fire Extinguishers- Minimum Install portable fire extinguishers complying with Section 906 of the 2013 California Fire Code with a minimum rating of 2A-10BC and signage. Fire extinguishers located in public areas shall be in recessed cabinets mounted 48" (inches) to center above floor level with maximum 4" projection from wall. Contact Fire Department for proper placement of equipment prior to installation. 155. Hood/Duct Suppression System -- A UL 300 hood/duct fire extinguishing system must be installed over the cooking equipment as required by the California Fire Code, California Mechanical Code and adopted standards. The extinguishing system must automatically shut-down gas and/or electricity to all cooking appliances upon activation. A C-16 licensed contractor must submit plans, along with the current fee, to the Fire Department for review and approval prior to installation. Alarm system supervision is only required if the building has an existing fire alarm system. Planning Commission Recommended Page 31 of 32 City Council November 3, 2015 December 1, 2015 CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL COMMERCIAL DESIGN REVIEW NO. 2013-08 CONDITIONAL USE PERMIT NO. 2013-06, CONDITIONAL USE PERMIT NO. 2013-07, CONDITIONAL USE PERMIT NO. 2013-08 AND CONDITIONAL USE PERMIT NO. 2013-09 WALMART SUPERCENTER (APN 377-030-015 & 076, 377-090-009, 029, 030, 031 & 032) DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 156. Prior to the issuance of the first building permit, the applicant shall consent to the formation of a Community Facilities District or annex into the proposed Community Facilities District No. 2015-2 (Maintenance Services) to fund the on- going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Applicant shall make a seven thousand five hundred dollar ($7,500) non-refundable deposit to cover the cost of the formation or annexation process, as applicable, The applicant may propose alternative financing mechanisms to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project in lieu of creating/annexing into a district. Contact the Administrative Services Director at 951-674-3124. Planning Commission Recommended Page 32 of 32 City Council November 3, 2015 December 1, 2015 LAKE ELSINORE WALMART SUPERCENTER Final Environmental Impact Report Prepared for October, 2015 City of Lake Elsinore t. law F R A �u. �1 .. y LAKE ELSINOREWALMART SUPERCENTER Final Environmental Impact Report Prepared for October, 2015 City of Lake Elsinore r :ESA 550 West C Street Suite 750 San Diego,CA 92101 619,719.4200 WwW.esassoc.com Los Angeles Oakland Orlando Palm Springs Petaluma Portland Sacramento San Francisco Seattle Tampa Woodland Hills 130652 TABLE of CONTENTS Lake Elsinore Walmart Supercenter Project Final EIR Paqe 1. Introduction.................................................................................................................. 1-1 1.1 Background........................................................................................................... 1-1 1.2 Use of the Final EIR and the CEQA Process........................................................ 1-2 1.3 Method of Organization ........................................................................................ 1-3 1.4 Focus of Comments........................................-....................................................1-3 1,5 Environmental Impacts and Mitigation Measures .................................................1-4 2. Errata...... --..............................................................................................2-1 3. Response to Comments..............................................................................................3-1 LetterA: ...................................................... ................3-3 .................................................. Responseto Letter A: .............................................................................................3-5 LetterB: ........................................................................................................................3-7 Responseto Letter B: .............................................................................................3-9 LetterC: ......................................................................................................................3-12 Responseto Letter C: ...........................................................................................3-13 LetterD: ......................................................................................................................3-14 Responseto Letter D: ...........................................................................................3-15 LetterE: .................................................................................................I....................3-17 Responseto Letter E: ...........................................................................................3-18 Letter F: .... .................... ........3-19 ................................................................................... Responseto Letter F: ...........................................................................................3-20 LetterG: ......................................................................................................................3-21 Responseto Letter G: ...........................................................................................3-22 LetterH: .....................................................................................................I................3-23 Responseto Letter H: ...........................................................................................3-24 LetterI: ........................................................................................................................3-25 Responseto Letter I: ............................................................................................3-33 LetterJ: .......................................................................................................................3-38 Responseto Letter J: ............................................................................................3-40 LetterK: ......................................................................................................................3-42 Responseto Letter K: ...........................................................................................3-45 LetterL: -.....................................................................................................................3-46 Responseto Letter L: ............................................................................................3-48 _...........---- .._....._ �.. . ........-. - ---------------_ ..._... Lake Elsinore Walmart Supercenter Project I ESA 1130767 Final Environmental Impact Report October,2015 Table of Contents Page Tables Table 1-1: Summary of Environmental Impacts and Mitigation Measure............................1-5 Table 3-1: List of Comments Received...............................................................................2-1 Appendix A Market Opportunity Brief ... -- _.-....._._-— _----- — -- —_ _--------- —......... Lake Elsinore Wahnart Supercenter Project II ESA 1130767 Final Environmental Impact Report October,2016 CHAPTER 1 Introduction This Final Environmental Impact Report(Final SEIR)was prepared pursuant to the California Environmental Quality Act(CEQA)of 1.970(as amended)(California Public Resources Code 21000 et seq.)and in accordance with the State Guidelines for the California Environmental Quality Act (CEQA Guidelines). Tile City of Lake Elsinore is the CEQA lead agency for this EIR. The proposed project addressed in this report is the Lake Elsinore Walmart Supercenter project located south of Highway 74/Camben)Avenue and north of 3rd street. The proposed project would consist of a retail center anchored by a Walmart Supercenter and including an additional three freestanding retail/restaurant tenants(outlots)on the undeveloped 17.66-acre site that is zoned for C-2(General Commercial)and CMU(Commercial Mixed Use).The proposed retail anchor Walmart Supercenter would be approximately 154,487 square feet(SF), including a 3,090-SF seasonal outdoor garden Centel'. Development of the outlots along Central Avenue will consist of two alternative develop scenarios, with individual land use configurations.Option A would be developed as a gas station with 16 fueling stations,an approximately 3,100 SF convenience store,and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants(3,700 SF and 3,100 SF). The total building area for Options A is 164,387 square feet. Option B would consist:of one outlot being developed with approximately 9,310 SF of retail and/or restaurant space situated within two buildings, while the other two outlots will be developed with drive-thru restaurant uses similar to the proposed development under Option A. The total building area for Options B is 170,487 square feet. Each of these outlot options are evaluated in this Draft EIR as part of the proposed project,and the worst case development intensity for the outlots has been incorporated into the impact assessment. 1 .1 Background The environmental analysis of the proposed project was initiated by the City with the preparation of an Initial Study. Through the preparation of the Initial Study,the City determined that the project may have a significant impact on the environment,and that an EIR was necessary to analyze potentially significant impacts associated with the proposed project.A Notice of Preparation(NOP)was prepared and distributed with the Initial Study for a 30-day public review period,which commenced on May 27, 2014 and ended on.tune 27, 201.4. Copies ofthe Initial Study,NOI'and distribution list, and comments received in response to the NOP/Initial Study were included as Appendix A in the Draft: FIR. ---------------.......... -..._._ _.._ Calm Elsinore Walmart Supercenter Project _ Final Environmental Impact Report In addition to distribution of the NOP/Initial Study,a public scoping meeting was held at the City of Lake Elsinore Cultural Center located at 183 N.Main Street on Wednesday,Tune 18,2014 from 6:00 p.m. to 7:00 p.m.to introduce the proposed Project to the community,and to provide an opportunity for the public to submit verbal and written comments and recommendations regarding the issues to be addressed in the EIR.Notification of the meeting included a direct mailing of the notice to public agencies and the surrounding community. The Final SEIR is an informational document that must be considered by decision makers before approving or denying the proposed Major Modification. The Draft SEIR and Response to Comments constitute the Final EIR for the proposed project.As specified in Section 15132 of the CEQA Guidelines, this Final Ellt consists of: a) The Draft EIR or a revision of the draft. b) Comments and recommendations received on the Draft SEIR either verbatim or in summary. c) A list of persons, organizations,and public agencies commenting on the Draft SEIR. d) The responses of the Lead Agency to significant environmental points raised in the review and consultation process. e) Any other information added by the lead agency. CEQA Guidelines Section 15004 states that before the approval of any project subject to CEQA,]the lead agency must consider the final environmental document,which in this case,prior to approval of the proposed Major Modification the City must consider the Final EIR. 1 .2 Use of the Final EIR and the CEQA Process The Final EIR allows the public an opportunity to review any revisions to the Draft EIR,the response to comments,and other components of the EIR,prior to approval of the Major Modification.After completing the Final EIR and before approving the project,the lead agency must make the following three certifications, as required by Section 15090 of the CEQA Guidelines: • The final EIit has been completed in compliance with CEQA; • The Final EIR was presented to the decision-making body of the lead agency,and that the decision-lmaking body reviewed and considered the infortmation in the Final EIR prior to approving the project;and • The Final SEIR reflects the bead Agency's independent judgment and analysis. As required by Section 15091(a)of the CF.OA Guidelines,no public agency shall approve or Carly out a project for which an EIR(including an SEIR)has been certified that identifies one or more significant environmental effects of the project unless the public agency makes one or more written t The word"approval"is defined by Section 15352 of the CEQA Guidelines to mean"the decision by a public agency which commits the agency to a definite course of action in regard to a project intended to be carried out by any person..."h3 addition,the CEQA Guidelines stale that"[w]ith private projects,approval oceurs upon the earliest commitment to issue or the issuance by the public agency o1'a discretionary contract,grant,subsidy,loan,OI'Ot11C1'fUl'n3 of financial atiSlStal3CC,ICaSC,permit,license, certificate,or other entillcn3ent for use of the project." _.-._-._.------------------------ --- Lake Elsinore Wai nart Supercenter Projeet 1-2 rinal Environmental Impact Report findings(Findings of Fact)for each of those significant effects,accompanied by a brief explanation of the rationale for each finding supported by substantial evidence in the record. The possible findings are: (1) Changes or alterations have been required in,or incorporated into,the project which avoid or substantially lessen the significant environmental effect:as identified in the final EIR. (2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency malting the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. (3) Specific economic, legal, social,technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. These certifications and the Findings of Fact are included in a separate Findings document. 1 .3 Method of Organization This Final EIR for the proposed Lake Elsinore Walmart Supercenter contains information in response to concerns raised by written comments sent to the City of Lake Elsinore.The Final EIR is organized into the following chapters: • Chapter 1,Introduction,consists of a summary of the background of the proposed project, information about the certification of the Final EIR,and a brief discussion of the intended uses of the Final EIR. Chapter 1 also contains the final Summary Table of Impacts and Mitigation Measures. • Chapter 2,Response to Coinments,contains a matrix of agencies and individuals that submitted written comments on the Draft EIR. This matrix identifies the issue areas addressed by those comments. Chapter 2 also includes a.copy of each written comment letter,and a written response to each comment. 1 .4 Focus of Comments Section 15200 of the CEQA Guidelines establishes the purpose of public review of a draft environmental document,which include: (a) Sharing expertise, (b) Disclosing agency analyses, (c) Checking for accuracy, (d) Detecting omissions, (e) Discovering public concerns, and (f) Soliciting counter proposals. --- - _ — --- _----_-- ------------ --- ---------- Lake Elsinore Walmart Supercenter Project 1-3 Final Environmenlal Impact Repod Sections 15204(a)and 15204(c)of the CEQA Guidelines further state: (a) In reviewing draft E1Rs, persons and public agencies should focus on the sufficiency of the document in identifying and analyzing the possible impacts on the environment and ways in which the significant effects of the project might be avoided or mitigated. Comments are most helpful when they suggest additional specific alternatives or mitigation measures that would provide better ways to avoid or mitigate the significant environmental effects.At the same time,reviewers should be aware that the adequacy of an EIR is determined in terms of what is reasonably feasible, in light of factors such as the magnitude of the prcliect at issue,the severity of its likely environmental impacts,and the geographic scope of the prt?ject.CEQA does not require a lead agency to conduct every test or perform all research,study,and experimentation recommended or demanded by commenters. When responding to comments, lead agencies need only respond to significant environmental issues and do not need to provide all information requested by reviewers,as long as a good faith effort at fill disclosure is made in the EIR. (c) Reviewers should explain the basis for their comments,and should submit data or references offering facts,reasonable assumptions based on facts,or expert opinion supported by facts in support of the comments. Pursuant to Section 15064,an effect shall not be considered significant in the absence of substantial evidence. Section 15204(f)of the CEQA Guidelines establishes the rule that a responsible or trustee agency may submit proposed mitigation measures, limited to the resources subject to the statutory authority of that agency. These measures must include complete and detailed performance objectives for the measures or refer the lead agency to the appropriate guidelines or reference materials. 1.5 Environmental Impacts and Mitigation Measures A detailed discussion of existing environmental conditions,environmental impacts and recommended mitigation measures is included in the Draft EIR,Environmental,Setting, In7Ilacts and Mitigation Measures,sections. Project impacts,recommended mitigation measures,and level of significance after mitigation were identified in the Draft EIR. -------------- _ --- --- - - ---- _........ --- Lake Elsirwre Walmail Supercenter project 1-4 Final Environmental Impact Report CHAPTER 2 E rrata This section contains revisions to the Draft EIR. The following corrections and changes are made to the Drat);EIR, and are incorporated herein as part of the Final EIR. Revised language or new language is underlined. Deleted language is indicated by strikethrough text. The changes below were made to the Draft EIR in response to comments received and errata discovered after the Draft. EiR was circulated.These corrections and clarifications represent additional information or revisions that do not significantly alter the proposed project,change the Draft EIR's significance conclusions, or result in a conclusion that significantly more severe environmental impacts will result:from the proposed project. Instead,the errata made to the Draft EIR below merely "clarifies or amplifies or makes insignificant modifications" in the already adequate Draft EIR,as is permitted by CLQA Guidelines Section 1.5088.5(b). The following revisions to the text of the Draft EIR are made: Executive Summary Mitigation measure CULT-I in page 1.-8 of the Drat EIR Executive Summary has been revised as follows: CULT-I: Prior to earth moving activities,a qualified archaeologist meeting the Secretary of the Interior's Professional Qualifications Standards for archaeology(U.S. Department of the Interior 2008)or a County of Riverside qualified archaeologist shall conduct cultural resources sensitivity training for all construction personnel. Construction personnel shall be informed of the types of archaeological resources that may be encountered,and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains.The project proponent shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance. Prior to issuance of grad Eg,permit(s) for the project,the project propgnent shall retain an archaeological monitor to monitor all ground disturbing activities in an effort to identify agy unknown archaeological resources. Any newly discovered cultural resource de osits shall be subject to a cultural resources evaluation. At least 30 dUs prior to seeking,a grading permit,the nro'ect proponent.shall contact the a ro riate Tribe to notify that"Tribe of grading,excavation and the monitoring pro rain and to coordinate with the City of Lake Elsinore and the Tribe to develop a Cultural Resources Treatment and Monitorin , Agreement. The A reement shall address the treatment of known cultural resources the designation, responsibilities, and participation of Native American Tribal monitors during_grading,excavation and ground disturbing_activities•project grading and development scheduling:terms of compensation; and treatment and final disposition of - --.._....... - Lake Elsinore Waimart Superrenter Projad 2-1 ESA 11307157 Final Environmental Impacl Report October 2015 any cultural resources sacred sites and human remains discovered on the site. Prior to issuance of any grading permit,the project archaeologist shall file a pre-grading report with the City and County(if required)to document the proposed methodology for grading activity observation. Said methodology shall include the requirement for a ,qualified archaeological monitor to be present and to have the authorily to stop and redirect rg adina activities.In accordance with the agreement required in this measure, the archaeological monitor's authority to stop and redirect grading will be exercised in consultation with the appropriate tribe in order to evaluate the significance of any archaeological resources discovered on the property.Tribal monitors shall be allowed to monitor all grading excavation and ground breaking activities,and shall also have the authority to stop and redirect grading activities in consultation with the project archeologist. The landowner shall relinquish ownership of all cultural resources, including sacred items burial goods and all archaeological, artifacts that are found on the project area to the appropriate tribe for proper treatment and disposition. Air Quality The web address referenced in footnote 11 on page 4.2-35 of the Draft EiR has been changed to: http://www acimd gov/docs/default-source/Agendas/Environmental-Justice/cumulati_v_e- impacts-working-grow p/cumu lative-impacts-wh ite-paper-append ix.pdf?sfvrsn=4 Cultural Resources Mitigation Measure CULT-1 will be amended to read as follows(underlined text is new): CULT-1: Prior to earth moving activities, a qualified archaeologist meeting the Secretary of the Interior's Professional Qualifications Standards for archaeology(U.S.Department of the Interior 2008)or a County of Riverside qualified archaeologist shall conduct cultural resources sensitivity training for all construction personnel.Construction personnel shall be informed of the types of archaeological resources that may be encountered,and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains.The project proponent shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance. Prior to issuance of grading ermit s for the project,the ro'ect proponent shall retain an archaeological monitor to Monitor all ground disturbing activities in an effort to identify any unknown archaeological resources Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation At least 30 days prior to seeking a grading,permit,the project proponent shall contact the appropriate Tribe to notify that Tribe of grading,excavation and the monitoring program and to coordinate with the City of Lake Elsinore and the Tribe to develop a Cultural Resources Treatment and Monitorina A reement. The Agreement shall address the treatment of known cultural resources the designation, responsibilities, and participation of Native American Tribal monitors during grading excavation and ground disturbing activities,project grading and development scheduling-,terms of compensation-,and treatment and final disposition of any Cultural resources sacred sites and human remains discovered on the site. Prior to issuance of any gradingpermit,the project archaeologist shall file a pre-grading report with the City and Count if required)to document the proposed methodology for grading,activity ctivity observation. Said methodology shall include the requirement for a qualified archaeological nionit:or to be resent and to have the authority to sto L and redirect grading activities. In accordance with the ---------- ...... -- - .... _ -------- Lake Elsinore Walman Supercenter Project 2-2 ESA 1130767 Final Environmental Impact Report October 2015 agreement required in this measure the archaeolo rical monitor's authority to stop and redirect grading will be exercised in consultation with the apRmpriate tribe in order to evaluate the Significance of.any archaeolo ica] resources discovered on the ro pert . Tribal monitors shall be allowed to monitor all gLading,excavation and ground breaking activities anclshall,also have the authority to stop and redirect grading activities in consultation with the project archeologist. The landowner shall relinquish ownership of all cultural resources including sacred items burial Dods and all archaeological artifacts that are found on the project area to the appp_onriate tribe for r proper treatment and disposition. Hydrology and Water Quality The reference to Figure 4.8-4 on page 4.7-15 of the Drat L1R is incorrect.The correct figure number is Figure 4,74. The reference to Figure 4.7.4 should be 4.7-4. Lake Elsinom Walm a Supercenter Prefect 2-3 ESA 1130767 I-Inal Environmental Impact Report October=5 CHAPTER 3 Response to Comments As stated in CEQ.4 Guidelines, Sections 15132 and 15362,the Final EIR trust contain information summarizing the comments received on the Draft EIR,either verbatim or in summary;a list of persons commenting;and the response of the lead agency to the comments received. Twelve comment letters/emails were received by the City in response to the Draft EIR. This chapter provides copies of each letter received and the responses to these comments. A summary of the comments is provided below in Table 3-1. TABLE 3-1 LIST OF COMMENTS RECEIVED Lette r Alpha Agency/Commenter Date of Letter Date Received by City Environmental Issues A SAF Oil,Inc.(DBA September 3,2015 September 8,2015 • No Environmental Issues Arco am/pm) B Rudy Lacayo September 21,2015 September 22,2015 . Hydrology C Pala Tribal Historic September 8,2015 September 8,2015 . Cultural Resources—No Preservation Office Comments D Pauma Band of September 8,2015 September 15,2015 . Cultural Resources Mission Indians E Riverside County Flood September 22,2015 September 28,2015 . Hydrology—No Comments Control and Water Conservation District F Angela Dutchen September 28,2015 October 1,2015 . Air Quality,Noise,Traffic G d'Amileau Baulk October 8,2015 October 8,2015 . Urban Decay H Rincon Band of September 29,2015 October 8,2015 . Cultural Resources Luiseno Indians I SoCal Environmental October 8,2015 October 8,2015 . Air Quality Noise Traffic Justice Alliance J John O'Doherty,P.E. October 13,2015 October 13,2015 . Hydrology K Southern California October 8,2015 October 14,2015 . Public Utilities Edison L California State October 13,2015 October 15,2015 . General Clearinghouse The responses to comments to the letters received are provided below.These responses do not alter the proposed project, change the Draft EIR's significance conclusions, or result in a conclusion such that significantly more severe environmental impacts would result. Instead, the ............ --- Lake Elslnoro Walinart Supercenter Project 3-1 ESA 1130767 Final Environmental Impact Report October 2015 information presented in the responses to comments"merely clarifies or amplifies or makes insignificant modifications"in the Draft SEIR,as is permitted by CEOA Guidelines Section 15088.5(b). Regarding recirculation of the Draft EIR,CEQA Guklelines Section 15088.5,requires the lead agency to recirculate an EIR only when significant new information is added to the EIR after public notice is given of the availability of the Draft EIR for public review.New information added to an EIR is not significant unless the EIR has changed in a way that deprives the public of a.meaningful opportunity to comment upon a substantial adverse, environmental effect of the project or a feasible way to mitigate or avoid such an effect that the project's proponent.'s have declined to implement(CEQA Gui(lelines, Section 15088.5). In summary;significant new information consists of: (1)disclosure of a new significant impact;(2)disclosure of a substantial increase in the severity of an environmental impact;(3)disclosure of a feasible project alternative or mitigation measure considerably different from the others previously analyzed that would clearly lessen environmental impacts of the project:but the project proponent declines to adopt it; and/or(4)the Draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded(CEQA Guidelines, Section 15088.5). Recirculation is not required where,as stated above,the new information provided in response to the comments received to the EIR merely clarifies or amplifies or makes insignificant modifications in an adequate SEIR(CEQA Guidelines, Section 15088.5). Lake Elsinore Walmart Supercenter Project 3-2 FSA 1130767 Final Environmental Impact Report oclober 2015 Comment Letter A-Ayinan Mika Ayman Mika SAF Oil, Inc. (DBA Arco am/pm) 29355 Central Avenue R E C E NED Lake Elsinore, CA 92532-2212 I�F, 0 Z,31 September 3, 2015 CITY OF LAKE 1.---LSINORC- - LAKE DJ.VTS*fON Richard J. MacHott LEED Green Associate, Planning Manager Community Development Department -- Planning Division City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 Dear Mr. MacHott; Re: Walmart Supercenter Project We have read with interest the "Notice of Availabilty/Notice of Completion of a Draft Environmental Impact Report" dated'August 28, 2015 for the Lake Elsinore Walmart Supercenter Project, Thank you for bringing it to our attention as the project is near the site of our business and will impact us greatly. We are excited A-1 to have a big project like this coming so near to our business. Certainly, more shoppers and more traffic can have a positive impact on us. Option A, however, would be devastating. To open another gas station with 16 fueling stations and 3,100 sq. ft. of retail space would be in direct competition to our business. We already compete with Chevron, Mobil, and Costco in terms of providing gasoline and fast food options. Both the freeway exit before ours and the one after ours have gas stations. Our gasoline sales volume is already not that strong. Another large gas station close by and competing directly for limited business could make it hard for us to stay in business in the future. Are you A-2 aware that Mobil is planning to expand? Why open another gas station that affects everyone when there is not enough business to go around already? Certainly, the four gas stations that already exist are closer to the freeway, This is more convenient for people getting on or off the freeway. J- We have to note that cars are becoming very efficient, and gas consumption per car is much less than it was ten years ago. This trend will continue in the future as car manufacturers comply with government regulations. Also, we all have to A-3 Comment Letter A- Ayinaii Mika wonder about the long term future of the gasoline business in general because of the growing popularity of electric cars. It seems short-sighted to build another large gas station when the future of the industry is by no means certain. cont. We are very excited about having Walmart as our neighbor, and Option B with even more shops and dining options can only be good for us and the other gas stations that already exist. We certainly hope that others share our opinion. A-4 Please be sure to send me details about the public hearing dates when they are set. I will follow this issue with great interest. Thank you very much. Sincerely, Ayman Mika Response to Letter A: SAF Oil, Inc. (DBA Arco am/pm) A-1 The continent references the DEIR and unspecified impacts. No additional response is required. A-2 The comment references the Option A portion of the Project description,and indicates that the implementation of Option A would create additional competition for the commenter's business(Arco am/pm)and references the existing gasoline stations in the vicinity of the Project site. The DEIR evaluated the potential for Urban Decay in the Lake Elsinore Trade Area in Section 4.12. Urban decay is defined as a substantial physical deterioration,due to business closures and long term vacancies in existing shopping centers,that impairs the health,safety and welfare of the surrounding communities. The DEIR documented a.total of 32,763 SF of gasoline station land uses within the trade area. (DEIR,Table 4.12-4.) Table 4.12-5 in the DEIR documents the potential demand for gasoline in the trade area through 2027 and concludes that the demand for gasoline will continue to increase,and will be more than sufficient to support the proposed gas station component of the Project and would not have a significant competitive impact on the existing gas stations within the trade area. Sales impacts to existing gasoline stations are expected to be less than significant with respect to Urban Decay. To the extent that the commenter is concerned about competition and demand,the comment does not relate to impacts to the environment. "[S]ocial,economic and business competition concerns are not relevant to CEQA analysis unless it is demonstrated that those concerns will have a significant effect on the physical environment." (Maintain Our Desert Environment v. Town of Apple Valley(2004) 124 Cal.App.4th 430,446). CEQA is not a fair competition statutory scheme for fostering,protecting or otherwise affecting economic competition among commercial enterprises. (Waste Management of Alameda County, Inc. v. County of Alameda(2000)79 Cal.AppAth 1223, 1235,disapproved on other grounds by, Save the Plastic Bag Coalition v.City of Manhattan Beach(2011)52 Cal.AppAth 155). Therefore,no response to these comments is necessary for CEQA purposes. Nonetheless,please see the Market Opportunity Brief prepared by Development Management Group, Inc.,dated October 7,2015,which is included in Appendix A. That brief outlines the market growth and demand growth for fuel and convenience stores in the vicinity of the proposed project. Regarding the comment that the Mobil station plans to expand,we assume that the comment is referring to the Circle K located at 29300 Central Ave. In 2014,the City approved a remodel of the station that included adding one gas pump and increasing the size of the store by 2,600 square feet.Lake Elsinore Walmart Supercenter Project 3-5 ESA 1130767 Final Environmental Impact Report October 2015 7'he comment suggests that other gas stations may be snore convenient than the gas station proposed in Option A of the Proposed Project for persons getting on and off the.freeway. This comment is noted. No additional response is needed. A-3 The comment references the growing consumer demand for electric vehicles and the future demand for gasoline stations.No specific comment relative to the DE1R is stated and no additional response is required. See also the Response to Comment A-2. A-a The comment indicates support for the Option B project description alternative and requests public hearing date information. The City of Lake Elsinore will provide the commenter with the responses to the comments and public hearing notification. Lake Elsinore Walmait Supercenter Project 3-6 ESA 1130767 Final Environmental Impact Report October 2015 Comment Letter Rudy Lacayo Mr. RobertJ. MacHott, Planning Manager Sep. 21, 2015 Community Development Dept. Planning Division City of Lake Elsinore 130 South Main St. Lake Elsinore, Calif 92530 RECEIVED CC. Mr. Grant Taylor, Community Development Director Mr. Grant Yates, City Manager Mr. Steve Manos& Lake Elsinore City Council Members CITY OF LAKE s-H-SINORE PLANNING DIVISION Honorable Sirs, In reviewing the EIR, Appendix H ( Hydrology)for the Walmart Superstore proposed for Lake Elsinore, I have encountered several serious concerns, and these are centered an the drainage issues for the B-1 proposed project. From what I can determine all drainage of water in the Cambern &Third St, areas will flow towards the southern boundary of the Walmart parcels, then head westerly towards Dexter Ave and the 1-15 freeway either by means of an open channel or a culvert. Once this flow reaches Dexter Ave and crosses over, is what I am concerned about. As per the maps showing in Part 2 Hydrology B_2 Report,the water will flow along Third St. towards the 1-15 Frwy, and also southeasterly along Dexter Ave to what is referred to as "the Dexter Ave Dip" , but I don't find any resolution from this point forward. Our family owns(6) parcels on the southeast side of Third St., along Dexter Ave for approximately 670 ft. AP#377-080-061, 062,063 and AP#377-080-048,049,051. New if you look at B-3 the maps that I mentioned under Part 2 and a parcel map for our parcels,you can see how all drainage flows onto our parcels. Our concerns and questions are; Does the City have a plan once the water crosses Dexter Ave,or are I B-4 you going to allow everything to flow onto our properties, and now it is our problem? Does the City of T B-5 Lake Elsinore have a drainage master plan for this particular area, or will you take each separate 1 proposed development plan and address the issues separately? Will we be left with a massive problem on our parcels as a result of this Walmart Development plan, or will our issues be addressed as B-6 part of an overall plan, with some kind of direction and assistance from the City of Lake Elsinore ? I respectfully request that you address our concerns with some kind of definitive answers. Sincerely, r Rudy Lacayo Po Box 1096 Lake Elsinore, Calif 92531 ILudy Lacayo@? ((n u_r_y_U,. -lr! 951-471-6522 �` Comment Letter B - Rudy Lacayo �Sm»n 4 :4 »»a 12» Ita�s71 » -, ttttS " ' »asa i $stG � 9_...1 3 x�as� `•s�$s` s"'°5`fis I r J a CIS a g� f{ .. ig ! j tilRik a 0)1RJR R: M f0 P Y c i � d �_f�. YIOI O10 'J�ltl'1 Olw7 1 .1 .. av ?l 4r e as s8 s MARL JU Gk v Kr •"y aINOg i F ao rorOr w nX>= 1 � R H i f /• �CnOdllOa 1 a Ow— lz Itv 00E ( ti � a 9 �s ..rrSu I + I a 2U E N<� I Iry � � }i • w w•-� N .. • irYLIKrN —....• � � 4 ��ur,••- J Response to Letter B: Rudy Lacayo B-1 The comment generally describes the drainage patterns in the area. However,as explained in the DEIR on page 4.7-15,there are two potential drainage scenarios: one is based upon the assumption that the City Area Drainage Plan,depicted in Figure 4.7-4 has been installed, and the second is based upon the assumption that the City Area Drainage Plan has not been installed. B-2 ]'his comment appears to relate to the second scenario described in Response to Lacayo Comment 13-1. The DEIR(Section 4.7)contains a thorough discussion of hydrology and drainage impacts associated with the Proposed Project. The Proposed Project design would accommodate flows on the southern boundary of the Walmart Supercenter site. Stormwater flows would be conveyed from Cambern Avenue through a storm drain structure with varying widths into an on-site 73-foot-wide stormwater detention basin/open channel,which would be located along the boundary of the Project site adjacent to 3rd Street. At capacity,the channel would overtop,and water would be directed via spillways and flow onto 3"'Street. Within Appendix H,the Preliminary Hydrology Report, Appendix D,Sheet DM2 contains a detailed depiction of drainage patterns in the post- development condition,assuming that the City Area Drainage Plan(described further below)has not been implemented. Sheet DM contains the drainage patterns in the area that currently exist. As discussed in the DEIR,and as demonstrated in detail in Appendix H,the drainage flows in the vicinity of the comnienter's property are not increased as a result of the Project. In both instances,the flows closest to the commenter's property are identified as"Q16." The amount of the flow at this location is unchanged as a result of the Proposed Project. The predevelopment flow at this location is 1248 cfs in the IOO-year storm setting. The post-development flow at this location is 1248 cfs in a 100-year storm at this location. If the City does not proceed with the implementation of the City Area Drainage Plan prior to the implementation of the Proposed Project and the drainage improvements are installed on the Project site along 3rd Street,the movement of approximately 755 cfs of drainage flows would be slowed down as those flows pass through the 73-foot-wide open channel/detention basin before flowing southeast toward the commenter's property. As previously described in the DEIR,the City is in the process of preparing an area hydrology plan(Area Hydrology Plan)for the 3rd Street area in consultation with the Riverside County Flood Control District and Water Conservation District and Caltrans. The Area 1-lydrology Plan would include drainage and flood control facilities that will encompass the Project site and surrounding area. The drainage improvement plans based on 35%plans are depicted in Figure 4.7-4 in the DEIR. Under the Plan,stormwater would be conveyed from the existing earthen channel located at Cambern Avenue and directed south on Cambern Avenue,and then west on 3rd Street, under 1-15,and into an earthen/rip- - ---..... — --- -- - .-....-_.. ---- Lake Elsinore Walmart Supercenler Project 3-9 LSA 1130767 Final Environmental Impact Report October 2015 rap channel,which would connect to the existing 3rd Street channel and into the'lTemescal Wash. The proposed Area Hydrology Plan would include installation of a.permanent- drainage system(including an inlet structure,storm drains,curbs and gutters,catch basins, and an open channel)to capture and direct run-off from the Project area. Storm drain sizes will range from an 84-inch reinforced concrete pipe(RCP)in Cambern Avenue and 72-and 48-inch RCPs in 3rd Street.A steel-jacketed 108-inch pipe with an 84-inch RCP will be jack and bored under I-15 and connected to the proposed 378-foot-long,70-foot-wide earthen/rip-rap trapezoidal channel. The proposed area drainage plan will also capture off- site drainage that currently flows onto the Project site and convey it into the proposed area- wide drainage system. These improvements would greatly decrease the stormwater flows onto the commenter's property in a 100-year storm event. The diagrams in the hydrology report the commenter may be referring to did not include the City's proposed drainage improvement. However, it is important to note that the Proposed Project would not increase the volume or intensity of stormwater flows,as discussed above,onto the commenter's property,even if the City's Area.Hydrology Plan is not implemented. If the Area Hydrology Plan is not adopted and installed by the City prior to construction of the Proposed Project,then the Proposed Project design would be implemented to accommodate flows on the southern boundary of the Walmart Supercenter site. The storm drainage design would include conveyance of stormwater flows from Cambern Avenue through a storm drain structure with varying widths into an on-site 73-foot-wide stormwater detention basin/open channel,which would be located along the southern boundary of the Project site adjacent to 3rd Street. If required,this interim facility will detain/retain stormwater onsite and add no net increase of stormwater to downstream properties,until such time as the permanent City drainage solution is constructed. B-3 The information regarding the ownership of the referenced parcels is noted. Regarding the drainage flows,please refer to response B-2. B-4 Regarding the City's Area Hydrology Plan,please see response B-2. In addition,as described above and in the DEIR,the Proposed Project does not increase or intensify the stormwater reaching the commenter's property in the 100-year storm event. B-5 Regarding the City's Area Hydrology Plan,please see response B-2. As described above and in the DEIR,the City is in the process of developing its Plan. In the interim, in order to be conservative,the drainage analysis for the Proposed Project has been prepared to cover either scenario either integrating with the City's Area Drainage Plan or installing site- specific improvements that capture and redirect off-site stormwater flows in a matter that does not increase or intensify the flows. B-G Please refer to response B-2. As explained above and in the DEIR,the Proposed Project will not change the drainage patterns at the commenter's property. However,the Lake EtMnore Walmart Supercenter ProJeU 3-10 ESA/130767 Flnat Environmental Impact Report October2015 implementation of the City's Area Drainage Plan,which is not part of the Proposed Project, would improve the drainage in that area. ............ Lake Elsinore waWart superconler Project 3-11 ESA f 130767 Final Environmental Impact Report October 2015 Comment Letter C-Pala Bayed PALA TRIBAL HISTORIC PRESERVATION OFFICE PMB 50, 35008 Pala Temecula Road _ s . Pala, CA 92059 _. 760-891-3510 Office 760-742-3189 Fax PALA THPO September 8, 2015FV ) M� Richard J. Mad-loft i City of Lake Elsinore 130 South Main Street CITY 0 LAK-E LSINORL- Lake Elsinore,CA 92530 I PLANN � NG...DIVISION J Re: Lake Elsinore Walmart Supercenter Project Dear Mr. MacHott: The.Pala Band of Mission Indians'Tribal Historic Preservation Office has received your notification of the project referenced above.This letter constitutes our response on behalf of Robert Smith, Tribal Chairman. We have consulted our maps and determined that the project as described is not within the boundaries of the recognized Pala Indian Reservation. The project is also beyond the boundaries of the territory that the tribe considers its Traditional Use Area CI'UA). C-1 Therefore, we have no objection to the continuation of project.activities as currently planned and we defer to the wishes of Tribes in closer proximity to the project area. We appreciate involvement with your initiative and look forward to working with you on future efforts. If you have questions or need additional information, please do not hesitate to contact me by telephone at 760-891-3515 or by e-mail at sgau>rhen dpalatribe.com. Sincerely, Shasta.C. Gaughen, PhD Tribal Historic Preservation Officer Pala Band of Mission Indians A'1 F N]"ION;THE PALA.TRIBAL HISTORIC PRESERVATION OFFICE IS REISPONS113I I FOR ALL REQUESTS FOR CONS I}UFATION. PI E.IASE ADDRESS CORRESPONDI:;NC) TO SHASTA C.GAUGHEN A'T'€'H13 ABOVE'ADDRESS. IT IS NOT NI C(SSARY TO ALSO SEND NO'FICES TO PALA TRIBAL CI IAIRMAN ROBERT SMITH. Ccststduation letter 1 Response to Letter C: Pala Tribal Historic Preservation Office C-1 The City"acknowledges the letter submitted by the Pala Band of Mission Indians indicating that the Proposed Project site is not within the boundaries of the recognized Pala Indian Reservation and that the Pala Band of Mission Indians defers to Tribes in closer proximity to the project area. No further response is necessary. Lake Elsinore Walmart Supercenler Project 3-13 ESA!130767 Final Erwiry ronnmental Impact Report October 2015 Comxnent Letter D -Pauma Barad auma Band 'Mission In ta ans r r,Z01.0 P.O.Box 309°Paurna Valley,CA 92061 a(760)742-1289 o Fax(760)742-3422 Estrr.bliMed1893 September B, 2015 RECEIVED Mr. Richard MacHott Community Development Depart'me.nt—Planning Division CIT OF L.7- KIE" ►=-6-;-jiNORf City of Lake Elsinore _ PLANNING DIVISION 130 South Main StreetLake Elsinore,Elsinore,CA. 92530 Ile: Lake Elsinore Walmart Supercenter Project Dear Mr, MacHott, The Pauma Band of Luiseno Indians has received your August 28 notice on the completion of a Draft Environmental Impact Report for the Lake Elsinore Walmart Supercenter Project.Thank you for D-1 providing the Cultural Study in your mailing. After reviewing the information provided,we have concerns with the archaeologist's recommendations. The proposed project does lie within the ancestral territory of the Luiseno people. Providing a sensitivity training to the construction staff does not provide assurances to the Pauma Band that possible buried D-2 cultural resources will not be disturbed.Our recommendation would be to have all ground disturbing activities monitored by an archaeologist and Native monitor. If there are any questions, please contact us. Sincere , Mr.Temet Aguilar Chairman Pauma Band of Luiseno Indians Response to Letter D: Pauma Band of Mission Indians D-I The City acknowledges Pauma Band of Luisefto Mission Indians gratitude for providing a draft of the Cultural Impact Study prepared for the project. This comment does not raise any environmental issues and therefore,no further response is required. D-2 The commenter expresses concern with the archeologist's recommendations included in the draft Cultural Impact Study and recommends that all ground disturbing activities be monitored by an archeologist and a native monitor. Potential impacts to cultural resources, including Native American cultural artifacts,are analyzed in depth in Section 4.4 of the DEIR prepared for the Proposed Project,and the supporting Phase I Cultural Resource Study included in Appendix D to the DEIR. The Phase I Cultural Resource Study for the Proposed Project included a record search for a one mile radius surrounding the Project site,a Sacred Lands File search at the California Native American Historical Commission ("NAHC"),and follow-up correspondence with all individuals and groups indicated by the NAHC has having affiliation with the Project site. The records search indicated that a total of 18 cultural resources have been previously recorded within one mile of the Project site but that none are located within the boundaries of the Project site. (DEIR,page 4.4-10) Moreover,a Sacred Lands File search for the Project site failed to indicate the presence of Native American cultural resources within the Project site. A cultural resource survey of the Project site was conducted on March 7,2014. That survey revealed that no cultural resources on the project site. This confirms the results of a prior cultural resource study of the Project site conducted in June of 2007. (DEIR, page 4.4-9) Furthermore,the Project site has been heavily disturbed by non-historic residential development and grading activities which makes it highly unlikely that any archeological and cultural resources exist on the Project site. (DEIR,page 4.4-12) Regardless,the DEIR recommends several mitigation measures to protect against the inadvertent discovery of unknown cultural resources during project grading and construction activities. Mitigation Measures CULT-1 requires that prior to any earth movement activity,a qualified archeologist meeting the Secretary of the Interior's Professional Qualification Standards for archaeology or a County of Riverside qualified archaeologist must conduct cultural resources sensitivity training for all construction personnel. The personnel will be provided with information regarding the types of archeological resources that might be encountered,and what the proper protocol is if such an encounter is made. Mitigation Measure CULT-2 requires Project construction activities to halt if unknown cultural resources are encountered during grading and excavation activities, until a qualified archeologist is retained to examine the find. If the find is determined to be significant or potentially significant,the archeologist shall prepare a treatment plan and shall contact the appropriate Native American tribal representatives,as identified by the Native American Heritage Commission. The City will thereafter consult with the appropriate Tribe, if Lake Elsinore Walmart Supercenler Project 3-15 ESA i 130767 Final Environnental impact Report October 2015 requested,on the discovery and disposition. [lased on the assessed likelihood of inadvertently finding unknown culturally significant resources during construction activity and the City's commitment to consult with tribes,should any culturally significant find be made,the City has concluded that the existing mitigation measures are sufficient to mitigate impacts to less than significant levels. Nonetheless,pursuant to the commenter's suggestions,Mitigation Measure CULT-I will be amended to read as follows(underlined text is new): CULTA: Prior to earth moving activities,a qualified archaeologist meeting the Secretary of the Interior's Professional Qualifications Standards for archaeology (U.S.Department of the Interior 2008)or a County of Riverside qualified archaeologist shall conduct cultural resources sensitivity training for all construction personnel.Construction personnel shall be informed of the types of archaeological resources that may be encountered,and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains.The project proponent shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance. Prior to issuance of grading permits)for the project, Lie project proponent shall retain an archaeological monitor to monitor all ground disturbin r activities in an effort:to identify any unknown archaeological resources.Any neLALly discovered cultural resource deposits shall be sub'ect to a cultural resources evaluation. At least 30 da s Drior to seeking, grading permit, the project proponent shall contact the appropriate'Tribe to notify that Tribe of grading, excavation and the monitoring rogram,and to coordinate with the City of Lake Elsinore and the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement,The Agreement shall address the treatment of known cultural resources the designation responsibilities and participation of Native American Tribal monitors during radin g excavation and ground disturbing activitiesproject gLgding and development schedulin •terms of compensation: and treatment and final disposition of any cultural resources, sacred sites,and human.remains discovered on the site. Prior to issuance of anygrading permit, the prowect archaeologist shall file a pre-grading report with the City and County (if required)to document the proposed methodology„for r.,rading activity_ observation. Said methodology shall include there uirement fora qualified archaeological monitor to be ILi esent and to have the authority to stop and redirect grading activities.In accordance with the agreement required in this measure, the archaeological monitor's authority to stop and redirect Try ading,wilI be exercised in consultation with the appropriate tribe in order to evaluate the significance of any archaeological resources discovered on the property.Tribal monitors shall be allowed to monitor all grading,excavation and ground breaking activities,and shall also have the authority to stop and redirect grading activvities in consultation with the prp�o1ect archeologist. The landowner shall relinquish ownership of all cultural resources, including sacred items, burial _roods and all archaeo.lot;ical artifacts that are found on the project area to the appropriate tribe for proper treatment and disposition. - _ — - --- — -------..--_--- Lake Elsinore Wamart Supercenter Project 3-16 ESA 1130767 Final Enviroiunenlal Impact Report Oclober 2015 Comment Letter E-RCFCWCD WARREN D. WILLIAM'S 1995 MARKF,I'STREET ItIVERSIDE",(.-,A 92501 951.955.1200 FAX 95 1,788.9965 172570 RIVERSIDE COUNTY FLOOD CONTROL AND WAFER CONSERVATION DISTRICT September.22,20.15 City of Lake Elsinore 12South Main Street Lake Elsinore,CA 92530 Attention: Richard J.Maellott Ladies and Gentlemen: Re, Lake Elsinore Walinart Super Center The District does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check city land use cases, or provide State Division of Real Estate letters or other flood hazard reports for such cases. District coinineiii,,)j.-ecojiinieiidations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plait facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plait fees (development mitigation fees). In addition, information of a general nature is provided. E-1 The District has not reviewed the proposed project in detail and the following comment does not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety or any other such issue: i. This prsojoef le �t would not be impacted by District Master Drainage Plan facilities nor are other facilities aci lit regional interest proposed. GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation or other final approval should not be given E-2 until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans and other information required to meet 17EMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision E-3 (CLOMR) prior to grading, recordation or other final approval of the project, and a Letter of Map Revision (LOMR)prior to occupancy. If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Game and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies E-4 indicating the project is exempt from these re un-ements. A Clean. Water Act Section 401 Water Quality Certification may be required from the local }requirements. Wornia Regional Water Quality Control Board prior to issuance of the Corps 404 permit. Very truly yours, Engineering Project Ma c: Riverside County Planning Department RECEIVED Attn: Kristi Lovehady SMK:blrn 'J r.I CITY OF LAMLE )ELS1 NO R E Response to Letter E: Riverside County Flood Control and Water Conservation n District E-1 The continent indicates that the Proposed Project will not impact any District Master Plan Drainage facilities. No additional Response is required. E-2 The Project applicant and City of Lake Elsinore will comply with all State Water Resources Control Board(Santa Ana Region)National Pollutant Discharge Elimination System permit requirements for the Proposed Project. E-3 The Project:site is not located within a FEMA mapped iloodplain. E-4 There are no federal or state jurisdictional water located on the project site and as such,a U.S.Army Corps of Engineers Clean Water Act Section 404 permit,a California Department of Fish and Wildlife 1602 permit and/or a Regional Water Quality Control Board Clean Water Act Section 401 water quality certification is not required. Lake Elsinore Walmarl Supercenler Project 3-18 ^-4` _ - ESA 1130767 Final Envrronmenlaf Impact Report October 2015 Comment Letter F-Angela Dutchen September 28,2015 City of Lake.Elsinore City f-l.all VIA U.S.POSTAL SERVICE AND EMAIL Attn: Richard M.acHott Planning Manager 130 South Main Street Lake Elsinore,CA 92530 RE: Response to the Notice of Availability/Notice of Completion of a Draft Environmental Impact Report Regarding; the Issues with the Proposed Walmart Supereenter Site oil Central Avenue Dear Mr. Macf-lott: I am writing in response to the Notice of Availability/Notice of Completion of a Draft Environmental Impact Report("DEIR")which was delivered via Fedex to my home in late August. Per the findings stated in the DEIR it appears there is nothing that will mitigate the long term negative effects on the air, noise and traffic pollution which will be caused by the proposed Walmart Supereenter Store based on either options. As my home is located at the corner of Central Avenue and Conard, the increased air, noise and traffic pollution will directly affect my family. There are several studies linking; elevated noise level with issues such as hearing loss, cardiovascular health problems, and elevated stress F-1 levels. in addition, elevated noise levels have been found to negatively affect the cognitive and physical development of children and school performance. This makes elevated noise levels not only a quality of life issue but a health and learning issue. The increased traffic on Central Avenue will no doubt bring elevated noise levels which will directly affect my family and bonne. What the DEIR did not address is that with the increased traffic will also collie increased traffic accidents and an increase in foot traffic. There have been numerous accidents already to the outer brick wall, but due to this wall which lines Central Avenue,minimal damage has been experienced by the home owner. As previously requested in my original letter, I all) requesting; a brick wall be built on the side of my property if either Option A or B is approved, which will not only keep my children safer in their own backyard with the increase of foot traffic,but will also absorb damage from potential crashes and keep my property safe. A brick wall as noted above would also lessen the affects of.'the noise pollution and the increased traffic noise from for both vehicle and foot traffic for not only my family but for the entire F-2 neighborhood. I thank you for your time and consideration of my concerns. Please ensure that I am added to the notification list so that I will be able to review the Environmental Impact Report once it is made available to the public. Sincerely, r RECEIVED ,E. + .. . 17 /A`;nge Dutchen ( ,. %. 2' 123 Allan Street,Lake Elsinore,CA 92532 CITY OF LAKE ELSINORE PLANNING DIVISION Response to Letter F: —ngela �ltehen FA The DEIR includes detailed noise and air quality studies(Technical Studies)that analyze both short-term and long-term impacts the proposed project would have on the environment, Based on those studies,the DEIR recommends mitigation measures that will be incorporated into the project to decrease impacts to both local and regional air quality and noise from the project. The commenter's property is located approximately 1,500 feet from the project site,separated by existing residential properties,Central Avenue and Conard Avenue. Given the distance between the Commenter's property and the Project site,and the analysis included in the Technical Studies,there will be no significant impacts to the Commenter's property from the Project. A Traffic impact Assessment("TIA")was prepared for the project and the TIA analyzed the increase in traffic volume at the intersection of Central Avenue and Conard Avenue ("Intersection"). The Intersection is currently signalized and the TIA concluded that the additional traffic from the Project would not result in the Intersection operating at an unacceptable level of service. The CEQA Guidelines do not require the TIA or DEIR to analyze traffic accidents at an intersection,provided the intersection is designed and operates within an acceptable level of service. To that end,the City of Lake Elsinore makes every effort to ensure intersections and traffic signals operate in a manner that protects public health and safety. The Intersection,as constructed today,does not have any known defects or traffic hazards. F-2 The Connmenter has requested installation of a block wall along the edge of their property. There exists a block wall along Central Avenue,the rear of the commenter's property and a chain link fence along Conard Avenue,side yard. As stated previously,the Project site is approximately 1,500 feet away from the Commenter's property and tine Project will not have any significant impacts, or result in significant increase in noise at the commenter's property and the installation of a block wall along Conard Avenue is not required by law. See Response to Comment P-1. In addition,the subject properly is private and neither the applicant nor the City has the legal authority to construct physical improvements on private property. --- ..... ..........--_ .....--........... .- Lake Elsinore Walmarl Surercenter Prc;ect 3-20 FSA/130767 Final ErMiotnnental Impact Report October 2015 Cominent Letter G-d'Am lean Baulk Richard J. MacHott, LEED Green Assoc. From: d baulk <damileau2003@yahoo.com> Sent: Thursday,October 08, 2015 5:46 PM To: Richard J. MacHott, LEED Green Assoc. Subject: New Walmart business concerns Mr.Machott My concerns that Walmart needs to address. 1st The current location must be addressed.Walmart has a history of leaving buildings empty across the nation.We only need to look at Hemet for local examples. A COA should include language that guarantees they will retain new occupants in the old location within 1 year of location change.If G-1 they do not,the city should have the right of condition to use at a discounted amount.We do not need another Kmart/Trevi building left for the citizens to have to look at. 2nd Deceptive literature sent by Walmart to residents.it claims current employees number 215 and will hire an additional 85 permanent.it also goes on to state their prevailing wage for full time employees is$13.32 an hour.The way the article is written is to imply many new full time positions maybe on the way.However they do not say that.'I'liey do not say how many of the current staff are full time, nor do they mention how many of the new positions will be full time. G-2 As we all know,Walmart is notorious for keeping employees below the full time level so as not to have to pay the Full time wage nor benefits.The city needs to get a clarification and determination about the level of employees and a commitment to bring full time frill benefit positions or there is little benefit to the working community. 3rd Many communities have demanded that Walmart exteriors be updated and appealing to the community.This is important for a variety of reasons.Other cities have required pleasing structures with friendly pedestrian areas,so The City of Lake Elsinore planning G-3 department must demand no less for submitted proposals. Best d'Amileau Baulk cell 415.572.6146 "It's not what you gather, but what you scatter that tells what kind of life you have lived." -Helen Walton t Response to Letter G: d'Amileau Rai k G-1 The commenter expresses concern regarding the existing Walmart store in Lake Elsinore and whether it will be repurposed. DEIR contained an analysis of this issue at pages 4.12- 12 to 4.12-13. Table 4.12-6 in the DEIR shows that by 2017,there is more than sufficient demand to support:some type of retail 1-cuse of the existing store. Moreover, a condition of approval will be imposed on the Proposed Project that will insure that the property owner will keep the existing Walmart building and property in good repair pending its reuse. The comment suggests that the City impose a requirement that if the reuse of the building does not:occur within one-year of the opening of the new store,the City should have the right to use the building at a discounted amount. Imposing such a requirement is beyond the City's legal authority. In imposing conditions of approval,a public agency may only exercise powers provided by legal authority. (Pub. Res.Code § 21004.) The City does not have the authority to impose such a requirement. However,the City possess police powers, including code enforcement powers,to ensure that the existing Walmart building and site is well maintained pending reuse. G-2 17he commenter expresses concern about.Walmart's wages and literature relating to those wages. This comment does not relate to an environmental impact or to the content of the DEIR. Therefore,no further response is necessary. The comment will be provided to the decision makers for their consideration. G-3 The comment:relates to the exterior design of the proposed Walmart building. This comment does not relate to an environmental impact or to the content of the DEIR. Therefore, not further response is necessary. The comment will be provided to the decision makers for their consideration. Lake Elsinore Walmart SupeloentOt Project 3-22 ESA 1130767 Final Environmental Impact Repod October 2015 Comment better H-Rincon Band NO IND cultl>i>'C Ql)flllii$tCG _.____ u•' �` > 1 W. Tribal Road alloy � Eii3�c7i'l'i3i3 ): {) .. y: ) t ?< :�6:'.;? <K: 1 �x '7is0 AcJ..8()t71 (7(i{ j Vic)%• :?tl:. l cii•( , st)) )'7� t :{ } �r Uiaiy 1'a i September 29,2015 Richard Machott iZE C1�1 l,) City of Lake Elsinore Community Development Department Planning Division 1.30 South Main Street CITY OF LAKE ELSINORE Lalce Elsinore, CA 92530 PLANNING DIVISION Re: 1.,ake Elsinore Walmar•t Supercenter Project l Dear Mr. Machott: i> I This letter is written on behalf of R.incon Barad of Luiseho Indians. We have received your notification ll regarding the I.,ake Elsinore Walmart:Supercenter Project and.we thank you for the SB181AB52 continued consultation notification. The location you have identified is within the Territory of the Luiseno people. H-1 Embedded in the Luiseno`f'erritory are Rincon's history,culture and identity. The project is within the Territory of the Luiseno people but, is not within Rincon's 1-listorie Boundaries. We do not have any additional information regarding this project but,we defer to the Pechanga Band of Luiseno Indians or Soboba Band of Luiseno Indians who are closer to your project area. Thank you for the opportunity to protect and preserve our cultural assets. Sincerely, Ill icPher'son Manager Rincon Cultural Resources Department . g I 130 MazM6 stepliatiie.spelicer Steve stallhlg; l.,aul'ie[:. Gojualez Ali'ouso Kolb : Tribal Chaimwal Vice("hail—woman Council Member Council Member Council Member ' i is i` Response to Letter H: Rineon Band of Luiseho Indians H-1 The City acknowledges the letter submitted by the Rincon Band of Luiserio Indians indicating that the proposed project site is not within The Territory of Rincon Band of Luiseno Indians and that they defer to Tribes in closer proximity to the project area. No further response is necessary. Lake Elsinore WaUnart Supercenter"eel 3-24 --'." ESA/330767 Final Emironmental Impact Report October 2015 Comment Letter 1 -SCEJA Page I Wrorpmental Justice Afflance = z Jobs fe Ff Communities October 8th, 2015 VIA US MAIL AND EMAIL City Planning Commission &City Council City of Lake Elsinore 130 S. Main Street Lake Elsinore, CA 92530 Richard J. MaeHott, LEER Green Associate, Planning Manager Community Development Department-- Planning Division rmachott@lake-elsinore.org Diana Giron Acting City Clerk dgiron@lake-elsinore.org SUBJECT: COMMENTS ON WALMART SUPERCENTER PROJECT To whom it may concern: Thank you for the opportunity to comment on the Environmental Impact Report for the proposed Walmart Supercenter Project. Please accept and consider these comments on behalf of SoCal Environmental Justice Alliance. Project Description: I'he proposed project involves the constructions and operation of a retail center including a Walmart Supercenter and three freestanding retailhestaurant buildings on an undeveloped I-1 17.66-acre site that is zoned for C-2 (General Commercial) and CMU (Commercial Mixed Use). The proposed retail Walmart Supercenter would be approximately 154,487 square feet(SF). The outlot development planned for the parcels fronting Central Avenue would consist of one of two site configurations. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 SF convenience store, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants(3,700 SF and 3,100 SF). The total building area for Option A is 164,387 square feet. Option B consists of one outlot being developed with approximately 9,200 SF of retail and/or restaurant space situated within two buildings while the other two outlots will be developed with drive-thru restaurant uses similar-to Comment Letter I-SCE)A Page 2 the proposed development under Option A. The total building area for Option B is 170,487 1-1 square feet. cant Comments The Draft EIR is inadequate and a supplemental EIR is required to be prepared and recirculated 1-2 for public comment. In particular,the EIR suffers from the following significant errors and omissions, among others: Air Quality Impact 4.2-1: Significant and Unavoidable after.Mitigation The General Plan Land Use designations for the project are C-2 (General Commercial) and CMU (Commercial Mixed Use), the zoning designations for the project are General Commercial and Commercial Mixed Use. Although the project is generally consistent with the land use and zoning designation, it is anticipated that the project will result in a more intense land use(e.g., would generate more trips than what would otherwise occur under the existing land use and zoning designations) and would consequently result in greater emissions than what would have been "accounted for" in the AQMP based on the existing land use and zoning designations. The project promotes a suburban center setting that increases the diversity of land use. 1_3 The project design includes: the relocation of the existing bus stop that along Central Avenue, providing a bus turnout accessible to the project; 57 parking spaces reserved for clean air vehicles,and 36 bicycle racks. 'These project design features would reduce vehicle miles traveled associated with the project, however, this would not offset the emissions increase anticipated by the more intensive land use proposed by the project. As such, the project would not be consistent with the AQMP since it would result in the development of a more intense land use. Therefore, the project would conflict with, or obstruct, implementation of the AQMP and this impact would be significant. This DEIR acknowledges that this is a Significant and Unavoidable Impact, even after mitigation. The DEIR fails to analyze the specifies of both options for development. The increased square footage of Option B requires further and unique study. The proposed gas station with 16 fueling stations in Option A will have a significant impact and altered effect on the air quality. The.DEIR must evaluate and analyze the specifics of both options for development in all areas, especially air quality. Air Ouality Impact 4.2-2: Significant and Unavoidable after Mitigation during Operations The DEIR acknowledges that implementation ofthe project would result in long-term regional emissions of criteria air pollutants and ozone precursors associated with area sources, such as natural gas consumption, landscaping, applications of architectural coatings, and consumer products, in addition to operational mobile emissions. The distinct uses under Options I-4 A and B with respect to the gas station vs additional retail/restaurant use would result in distinctly different daily emissions levels. Commenit Letter I -SCEJA Page 3 Option A Under Option A,the proposed project would include the development of a 154,487 SF Walmart Supercenter(which includes a 3,090 SF Garden Center), two fast-food restaurants with drive-thru windows totaling 6,800 SF, and a gas station/convenience store/car wash with sixteen fuel stations. Option A is anticipated to exceed the thresholds of significance established by the SCAQMD for emissions of VOCs and NOx.The incorporation of Mitigation Measures AQ-2 and AQ-3 will reduce emissions of VOC and NOx;however,they will not be reduced below significance levels. Option A would result in a significant impact for VOCs and NOx for project 1-4 - related regional operational emissions. Cont.ca The DEIR fails to adequately mitigate for operational emissions of VOCs and NOx, even after some mitigation measures are implemented. The significance of this impact must be reduced even further to ensure it is in compliance with SCAQMD regional thresholds of significance. The violations of existing federal and state ozone standards must be corrected. There must be adequate mitigation for operational emissions of VOCs,NOx, CO, and PM 10 that remain above regional significance thresholds. The DEIR fails to acknowledge any adequate mitigation measures for the long-term air quality and pollutant impacts. The DEIR must be substantially supplemented,amended, and recirculated to adequately mitigate these significant long-term impacts. Option B Option B for the proposed project would include the Walmart store and Garden Center along with approximately 4,600 SF of specialty retail shops,4,600 SF of fast-food restaurants without drive-thru ability, and two fast-food restaurants with drive-thru windows, totaling 6,800 SF. 'They daily operational emissions of Option B are anticipated to exceed the thresholds of significance established by the SCAQMD for emissions of VOCs and NOx. The incorporation of Mitigation Measures AQ-2 and AQ-3 will reduce emissions of VOC and NOx; however,they will not be reduced to below significance levels. Option B would also result Ell a significant impact for VOCs and NOx for project-related regional operational emissions. 1-5 The DEIR fails to adequately mitigate for operational emissions of VOCs and NOx, even after some mitigation measures are implemented. The significance of this impact must be reduced even further to ensure it is in compliance with SCAQMD regional thresholds of significance. The violations of existing federal and state ozone standards must be corrected. There must be adequate mitigation for operational emissions of VOCs,NOx, CO, and PM10 that remain above regional significance thresholds. The DEIR fails to acknowledge any adequate mitigation measures for the long-term air quality and pollutant impacts. The DEiR must be substantially supplemented, amended, and recirculated to adequately mitigate these significant long-term impacts. Air Quality Impact 4.2-3: CO Emissions Under Option A, daily project activities would result in 9,543 trips on weekdays and 1-6 1,092 trips on Saturdays. Under Option B, daily project activities would result in 11,723 trips on Connnient better I -SCEJA Page 4 weekdays and 1,204 trips on Saturdays. Because the potential for CO hotspots in the Basin is relatively low based as discussed under the methodology section above,the analysis of CO hotspots bases the analysis for both Options A and B on the traffic generated by Option B (the worst case scenario/highest trips). The DEIR must report and analyze the CO emissions from the 1-6 project potential to expose sensitive receptors to substantial pollutant concentrations separately coat. for each development option. The unique and different uses in each option indicate that separate analysis is required to determine the true impact of each option. The DEIR must evaluate and analyze the specifics of both options for development in all areas, especially air quality. Air Quality Imnact 4.2-9: Significant and Unavoidable for Cumulatively Considerable Criteria Options A and B are discussed either together or separate for cumulative impacts as they were discussed in the project impact analysis above. The DEIR must report and analyze the cumulatively considerable net increase of criteria pollutants separately for each development option. The unique and different uses in each option indicate that separate analysis is required to determine the true impact of each option. The DEIR must evaluate and analyze the specifics of both options for development in all areas, especially air quality. Operational emissions associated with the proposed project, as shown in '-fables 4.2-8 I-7 through 4.2-11 would exceed the SCAQMD's thresholds of significance for VOC and NOx even with the implementation of Mitigation Measures AQ-2 and AQ-3. The proposed project could conflict with SCAQMD's air quality planning efforts for nonattainment pollutants and would result in a cumulatively considerable net increase in nonattainment pollutants during operations, specifically for ozone precursors VOC and NOx.Therefore, cumulative impacts associated with operational emissions would be significant and unavoidable. Because the existing conditions plus cumulative projects would generate a cancer risk greater than 10 in a million, the cumulative health risk is significant. Additionally,while there will be ambient growth in the project vicinity, it is anticipated that any increase in emissions(and thereby cancer risk)resulting from the ambient growth would be offset by decreases in future risk estimates due to the natural turnover of older fleets and equipment being replaced by more 1-8 efficient, less polluting engines and additional regulatory actions being phased in. The DEIR fails to acknowledge any adequate mitigation measures for the long-term air quality and CO emission impacts. The DEIR must be substantially supplemented, amended, and recirculated to adequately mitigate these significant long-term impacts. Noise Impact 4.9-1: Significant and Unavoidable During Construction The peak construction noise levels from mobile equipment are expected to range from 62.3 to 69.9 dBA Linax with the attenuation from the temporary construction noise barriers at all the receiver locations (R 1 through R6). Despite the implementation of Mitigation Measure NOl- 1-9 1, the noise levels generated from mobile construction equipment would continue to exceed the City's 60 dBA I inax noise standard at all of the receiver locations. Noise impacts from the use of mobile equipment would be significant and unavoidable. Because the use of mobile Comment Letter I - SCEJA Page 5 construction equipment at the project site would, despite implementation of mitigation,result in noise levels that exceed the City's noise standard of 60 dBA L ma,,at single-family residential uses for construction activities occurring for more than 10 days, construction noise impacts of the project would be significant and unavoidable. The DEIR fails to acknowledge any any 1-g adequate mitigation measures for the construction period of development. The mitigation cunt. measures in place do not adequately mitigate the noise from construction. The DEIR must be substantially supplemented, amended, and recirculated to adequately mitigate these significant long-term impacts. Transportation and Traffic Impact 4.11-2: Significant and Unavoidable Until Improvements are Made The addition of project-generated traffic would contribute to unacceptable L1OS E conditions at Lakeshore Drive/Riverside Drive (SR 74) (intersection#1)during the PM and Saturday mid-day peak hours. The improvements described in Mitigation Measure TRA-7 would reduce impacts to less-than-significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. The proposed additional westbound through lane is currently not identified in the TIF. The City plans to add the lane to the TIF in the next TIF 1-10 update. It will take time to assemble the necessary funds to construct the lane. In addition, because Caltrans has,jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements,this Draft EIR assumes that the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS F conditions at East Lakeshore Drive/Diamond Drive (Intersection #3)during the AM, PM and Saturday mid-day peak hours. The improvements described in Mitigation Measure TRA-8 (in addition to Mitigation Measure TRA-1)would reduce impacts to less-than-significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. The subject intersection is currently identified for improvement in the TIF. The applicant will also I-11 pay the TIT. It will take time to assemble the necessary funds to install the lane improvements and signal modification. Thus, even though the applicant will help to fund these improvements, this Draft EIR assumes that the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS E conditions at Gunnerson Street/Riverside Drive(SR 74) (Intersection #4) to increase during the AM peak hour, and to unacceptable LOS F conditions during the PM and Saturday mid-day peak hours. The improvements described in Mitigation Measure TRA-9 (in addition to Mitigation Measure TRA-2)would reduce impacts to less-than-significant. The mitigation measures require 1-12 the project applicant to fund its fair share of the improvements. A portion of the improvements are currently identified in the TUMF. The applicant will also pay the TUMF. It will take time to assemble the necessary funds to install the traffic signal (Mitigation Measure TRA-2). In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to find these Comment Letter I -SCE)A Page 6 improvements,this Draft EIR assumes that the significant impact will occur until such time as I-1 the improvements are completed. cant The addition of project-generated traffic would contribute to unacceptable LOS E conditions at 1-15 Northbound Ramps/Nichols Road (Intersection #12)during the AM peals hour. The improvements described in Mitigation Measure TRA-4 would reduce impacts to less- than- significant.The mitigation measure requires the project applicant to fund its fair share of the improvements. The intersection is currently identified in the TIF. The applicant will pay the 1-13 TIF. It will take time to assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction.over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, this Draft EIR assumes that the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS F conditions at I-15 Northbound Ramps/North Main Street(Intersection 414)during the AM and PM peak hours. The improvements described in Mitigation Measure TRA-5 would reduce impacts to less-than-significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. The proposed traffic signal is currently not identified in the TIF. The City plans to add the traffic signal to the TIF in the next TIF update. It will take time to I-14 assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction over the intersection,the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, this Draft EIR assumes that the significant impact will occur until such time as the improvements are completed. The add ition of project-generated traffic would contribute to unacceptable LOS E conditions at 1-15 Northbound Ramps/Railroad Canyon Road (Intersection #I5). The improvements described in Mitigation Measure TRA-14 would reduce impacts to less-than- significant. The same intersection improvements are currently identified in the TIF for improvement. The applicant will pay the required TIF. In addition, the mitigation measure I-15 requires the project applicant to fund its fair share of the improvements. It may take time to assemble the necessary finds to install the traffic signal. in addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements,this Draft EIR assumes that the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable I.,OS F conditions at Summerhill Drive/Railroad Canyon Road (Intersection #23)during the AM, PM and Saturday mid-day peak hours. The improvements described in Mitigation Measure TRA-6 would reduce impacts to less-than-significant. The intersection is currently identified in the TIF 1-16 for improvement. The applicant will pay the required TIP. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements, this Draft EIR assumes that the significant impact will occur until such time as the improvements are completed. 'File DE1R acknowledges the significant and unavoidable cumulatively considerable 1-17 impact regarding level of service deficiencies at intersections number 1, 3, 4, 12, 14, 15, and 23. Comment Letter I - SCEJA Page 7 Development fees for improvements to these areas would be paid as mitigation. However,these improvements may not be paid or the improvements not finished at the start of the Project's operations. Further, street improvements can cause more traffic themselves. The impact regarding improvements at 7 intersections while the Project is under construction or in full 1-17 operation must be studied to determine the complete impact of deficiencies in level of service. Cont. This analysis must occur separately for each project Option A and B to determine the true impact of each development option. Transportation and Traffic Impact 4.11-3: Significant and Unavoidable Until Improvements are Made Level of service calculations were conducted for the study intersections to evaluate their operations under Long-Term Cumulative (General Plan Buildout Post-2035)without and with Project conditions with existing roadway and intersection geometries. The intersection analysis results are shown on Figure 4.11-3b and summarized in'T'able 4.11-16, which indicates that 25 of the 32 study area intersections would experience unacceptable LOS (i.e., LOS E or LOS F) during one or more of the peak hours under With Project conditions. While the addition of project traffic would not result in changes to the 2035 Without Project intersection LOS, the proposed project would contribute to significant cumulative impacts. The mitigation measures identified would reduce the project's impacts to less-than- significant levels. However, the timing of construction of the improvements in many cases is uncertain as it will take time to accumulative the funding necessary for the improvements. In addition, some of the improvements would be within the jurisdiction of other public agencies 1-18 which the City does not control. Thus, significant impact could exist even though the applicant for this particular project has made a contribution towards the improvement and satisfied its obligation with regard to the measures. For those reasons, without successful implementation of improvements identified in the mitigation measures,the proposed project could result in exceedances of the Thresholds of Significance. The DEIR acknowledges the significant and unavoidable cumulatively considerable impact regarding level of service deficiencies at 28 intersections. Development fees for improvements to these areas would be paid as mitigation. However, these improvements may not be paid or the improvements not finished at the start of the Project's operations. Further, street improvements can cause more traffic themselves. The impact regarding improvements at 28 intersections while the Project is under construction or in full operation must be studied to determine the complete impact of deficiencies in level of service. This analysis must occur separately for each project Option A and B to determine the true impact of each development option. Transportation and Traffic Impact 4.11-4: Significant and Unavoidable Until Improvements are Made Interstate 1.5 and State Route 74 (Central Avenue) are recognized as key transportation facilities within the study area that are designated as part of the Riverside County Congestion 1-19 Management Program (CMP). The Riverside County'Transportation Commission (RCTC)has Comment Letter I _SCEJA Pagc 8 adopted LOS E as the minimum standard for intersections and segments along the CMP system of Highways and Roadways. However, for the purposes of this traffic impact analysis, LOS D is considered to be the limit of acceptable traffic operations for the 1-15 freeway mainline segments and ramp junctions and for intersections along Central Avenue(SR 74). The proposed project's impacts (conflicts with the RCTC's CMP)are described under Impact 4.1 1-2 (Baseline and Near-Term Cumulative conditions)and Impact 4.11-3 (Long-`Perm Cumulative conditions) as significant. Mitigation measures are identified that would reduce those impacts to less-than- significant levels if implemented. 1-19 coat. While mitigation will be imposed, and the identified improvement can reduce the impacts to less than significant, it is unknown when all of the required funding for the improvements outlined above will be completed. In addition, with many of the subject improvements, Caltrans would be required to issue permits and approvals. Therefore,the City cannot control the completion and timing of the measures. The Draft EIR assumes that the impacts will remain significant unless and until the improvements outlined above are completed. The DEIR acknowledges the significant and unavoidable cumulatively considerable impact regarding level of service deficiencies at the 1:-15 freeway mainline segments and ramp _junctions and for intersections along Central Avenue(SR 74). Development fees for improvements to these areas would be paid as mitigation. However, these improvements may not be paid or the improvements not finished at the start of the Project's operations. further, 1-20 street improvements can cause more traffic themselves. The impact regarding improvements at the 1-1.5 freeway mainline segments and ramp junctions and for intersections along;Central Avenue(SR 74). while the Project is under construction or in full operation must be studied to determine the complete impact of deficiencies in level of service. This analysis must occur separately for each project Option A and B to determine the true impact of each development option. For these reasons, SCEJA respectfully requests the need for this Project's EIR to be substantially supplemented, amended, and recirculated and the City's denial to certify this EIR. SoCal Environmental Justice Alliance requests to be notified via email at socaleia mail.com 1-21 regarding any subsequent environmental documents, public notices, public hearings, and notices of determination for this project. SoCal Environmental Justice Alliance requests a minimum 14 days advance notice of all public hearings. Sincerely, Joe Bourgeois Chairman of the Board SoCal Environmental Justice Alliance Response to Letter I: SoCal Environmental Justice Alliance 1-1 The comment reiterates the description of the Proposed Project. No further response is required to this comment. I-2 The DEIR is adequate and complies with CEQA. A supplemental EIR is not required. The responses to the specific comments are set forth below. I-3 The commenter correctly states that the Project has the potential to conflict with,or obstruct implementation of the applicable Air Quality Management Plan(AQMP). The DEIR explicitly states that this impact is significant and unavoidable(see Impact 4 2-1 as discussed on Pages 4.2-20 through 4.2-22). More specifically,the DEIR does in fact evaluate both Option A and Option B equally. On Page 4.2-26,Tables 4.2-5 and 4.2-9 summarize the unmitigated and mitigated operational emissions for Option A. On Page 4.2-27,Tables 4.2-10 and 4.2-11 summarize the unmitigated and mitigated operational emissions for Option B. As such,air quality emissions for both Option A and Option B are identified and disclosed in the DEIR and no further analysis is needed. 1-4 The commenter correctly states that the Project for both Option A and Option B would result in a significant and unavoidable impact for operational activity. The DEIR identifies applicable feasible mitigation measures and has determined that even after implementation of the applicable mitigation measures,the Project will result in a significant and unavoidable impact and that there are no additional feasible mitigation measures exist that would substantially lessen or avoid the potential impacts.The commenter generically states that additional mitigation should be implemented,but does not offer any proposed mitigation measures that should be included in the DEIR. 'The commenter is incorrect in stating that mitigation is also required for emissions of CO and PM 10.The DEIR does not identify a significant CO or PM 10 impact during operational activity for either Option A or Option B that would necessitate additional mitigation. In fact,CO and PM 10 emissions during operational activity are less than the applicable SCAQMD thresholds for both Option A and Option B. The commenter notes that additional mitigation should be implemented,but does not offer any proposed mitigation measures that should be included in the DEIR. In Santa Clarita Organization for Planning the Environment v. City of Santa Clarita ("SCOPE")(2011) 197 Cal.App.4th 1042,opponents challenged an EIR,which concluded that the increased GHG emissions associated with project vehicles and transportation sources would be significant, and that there were no feasible mitigation measures to reduce the impact to a less-than-significant level. The opponents challenged this latter claim,Lake Elsinore Walmarl Supercenter Prrrecl 3-33 ESA 1130767 Final EnOonmenlal Impacl Report Octwer 2015 citing a comprehensive list of suggested mitigation treasures for GFIG emissions prepared by the California Attorney General's office. In response,the Court ruled that the city was not required to address the feasibility of each of the numerous measures recommended by the Attorney General,distinguishing cases where courts faulted an agency for not considering specific,potentially feasible measures (see,e.g., 197 Cal.AppAth at 1055 ("Considering the large number of possible mitigation measures . . . as well as the [opponent's admission]that not all measures would be appropriate for every project, it is unreasonable to impose on the city an obligation to explore each and every one."). Furthermore,the Court noted that emissions from vehicle exhaust are controlled by the state and federal government,and were therefore outside the control of the project. The Court's holding in SCOPE is analogous to the Project at issue,where the new Walmart building would be constructed to maximize building efficiency, in accordance with Walmart's building practices as well as California Code of Regulations Title 24. I lowever, the greatest emissions associated with the Proposed Project are generated by motor vehicles. As a commercial project,only about two percent of the vehicle trips are generated by employees and delivery vehicles. The remaining trips would be generated by customers.There are no feasible measures to reduce or restrict the number of customer vehicles traveling to and from the site to a level where the net increase in operational emissions would not exceed the thresholds of significance recommended by the SCAQMD for NOx.Any such measures would be beyond the control of the City and the Project. Tailpipe emissions are regulated by CARB and the EPA,beyond the control or purview of the City and the Project applicant. In sum,this comment does not identify any substantive inadequacy within the DEIR,and merely suggests that"something more could be done"to reduce emissions. CEQA does not require that the lead agency analyze and impose every conceivable mitigation measure. Instead,an EIR should focus on those measures that are feasible, practical and effective. All feasible mitigation measures to reduce operational emissions were adequately addressed within the DEIR,and no further response is necessary. 1-5 See Response I-4. 1-6 For CO hotspots,the DEIR has evaluated the worst-case scenario. As discussed on Page 4.2-28 of the DEIR,the analysis for CO hotspois bases the analysis for both Option A and Option B on the traffic generated by Option B(the worst-case scenario with the highest amount of trips). As such any impacts under Option A would be equal to or less than what would occur under Option B which has already been identified and disclosed in the DEIR. As such, no additional or further analysis for Option A is required. 1-7 As previously noted the DEIR did in fact evaluate and analyze the specifics of both Option A and Option B (see Response to 1-3). Furthermore,the commenter correctly states that operational emissions associated with the Project would exceed the SCAQMD's - -- ..........- -- -------- Lake Elsinore Walrnart Supercenter Project 3-34 ESA 1130767 Final Environmental Impact Report October 2015 significance thresholds for VOC and NOx emissions even with mitigation and thus a significant and unavoidable cumulative impact would occur as identified on Page 4.2-36 of the DEIR. I-8 Table 4.2-19 on Page 4.2-38 of the DEIR identifies the cumulative cancer risk from Project Options A and B. Because the existing conditions plus cumulative projects would generate a cancer risk greater than 10 in a million,the cumulative health risk is significant. However,because the Project's contribution is less than 10 in one million,and the Project plus cumulative projects is less than 10 in a million,the Project is not considered to have a cumulatively considerable impact based on SCAQMD methodology. Additionally, while there will be ambient growth in the Project vicinity, it is anticipated that any increase in emissions(and thereby cancer risk)resulting from the ambient growth would be offset by decreases in future risk estimates due to the natural turnover of older fleets and equipment being replaced by more efficient, less polluting engines and additional regulatory actions being phased in. The commenter generically states that additional mitigation should be implemented,but does not offer any proposed mitigation measures that should be included in the DEIR. Lastly,the commenter is incorrect in stating that mitigation is also required for emissions of CO. The DEIR does not identify a significant CO impact during operational activity for either Option A or Option B that would necessitate additional mitigation. In fact,CO and PM 10 emissions during operational activity are less than the applicable SCAQMD thresholds for both Option A and Option B. See Response 1-4. I-9 The Noise Impact Analysis identifies 10 dBA of temporary noise barrier attenuation to reduce the construction noise level impacts at the nearby sensitive receiver locations. With the recommended temporary noise barriers(MM NOI-1),the noise level impacts due to mobile equipment activity will still exceed the 60 dBA Lmax noise level threshold for construction activity with a duration of 10 days or more at nearby single-family residential homes,and therefore,represents a significant and unavoidable noise impact. As stated in the Noise Impact Analysis,while noise attenuation of greater than 10 dBA may be considered attainable,a reduction of I5 dBA is very difficult and a 20 dBA reduction is nearly impossible according to the FHWA Iliglaway'C"raffic Noise Analysis andAhatement Policy and Guidance(June 199.5). Therefore,an attainable attenuation of 10 dBA through the use of temporary construction noise barriers is recommended by the Noise Impact Analysis(MM NO]-]). It is also important to note that the construction noise analysis assumes that all pieces of construction equipment are operating simultaneously at a single point. Due to the transitory short-term nature of mobile equipment activities,and the variation of each piece of equipment's intensity of use during construction,the noise levels from mobile equipment are not expected to represent a continuous noise impact and will vary throughout the duration of Project construction. Therefore, the noise levels provided in the Noise Impact Analysis describe a worst-case condition with the simultaneous operation of all equipment - -- -- -- --.._........_.._...---- - --------------.....----..._.-_._...._._...._.._... __.__..... Lake Elsinore walman Supercenter Project 3-35 ESA 1130767 Final Environmental Impact Report Oclobar 2015 during each phase of construction, In order to reduce the construction noise levels at the nearby receiver locations,the attainable 10 dBA temporary noise barrier attenuation (MM NOI-1)is identified. The commenter generically states that additional mitigation should be implemented but does not offer any proposed mitigation measures that should be included in the DEIR. See Response I-4. 1-10 Tile Project applicant would pay the Project's proportional share to the intersection through payment of TIF,TUMF,or on a fair share basis. In addition,the DEIR also recognizes that the City does not have jurisdiction over the intersection,and therefore,the Project on its own cannot guarantee the implementation of these improvements before construction and occupancy of the proposed Project. As such,the DEIR identifies significant and unavoidable impacts at the subject intersection. 1-11 The Project applicant would pay the Project's proportional share to the intersection through payment of TIF,TUMF,or on a fair share basis. However,the Project on its own cannot guarantee the implementation of these improvements before construction and occupancy of the proposed Project. As such, the DEIR identifies significant and unavoidable impacts at the subject intersection. 1-12 See Response I-10. 1-13 See Response I-10. 1-14 See Response I-10. 1-15 See Response I-10. 1-1.6 See Response I-11. 1-1.7 The comment acknowledges that the DEIR states the impacts are cumulatively significant and the recommended mitigation measures. The Project applicant will pay the Project's proportional share to address its cumulative contribution towards each of the cumulatively impacted intersections,however, it is not reasonable for this Project to assess potential short term traffic impacts associated with future individual construction projects to be undertaken by the lead agency. The DEIR presents the trip generation for two land use alternatives for the Proposed Project (i.e.,Option A and Option B). Of the two options presented, the most conservative was evaluated for the purposes of identifying potential impacts. Option B (e.g.,gas station alternative)was not evaluated as the impacts associated with Option B would be the same or less than those identified for Option A. Option A (e.g.,retail alternative)would generate more trips and was evaluated in an effort to conduct a.conservative analysis. 1-18 See Response 1-17, --------.._.._._-- Lake Elsinore Walmart Suporcenter Project 3-36 ESA/130707 Final Environrnenlal impact Report October 2015 I-19 Although RCTC's CMP allows for LOS E as the minimum standard for the intersections and roadway segments along the CMP System of Highways and Roadways(e.g., I-15 Freeway),the minimum LOS standard for Caltrans has been utilized,which is LOS D,in an effort to conduct a more conservative analysis. The Project applicant would pay the Project's proportional share to the impacts along the I- 15 Freeway and ramp-to-arterial junctions through payment of TIF,TUMF, or on a fair share basis. In addition,the DEIR also recognizes that the City does not have jurisdiction over these facilities as they are controlled by Caltrans,and therefore,the Project on its own cannot guarantee the implementation of these improvements before construction and occupancy of the proposed Project. As such,the DEIR identifies significant and unavoidable impacts for the 1-15 Freeway. 1-20 Central Avenue(SR-74)was widened over the 1-15 Freeway in 2010. Based on discussions with Caltrans District 8 staff and information obtained from the City of Lake Elsinore,the City is in the process of securing funds to conduct the Project Approval and Environmental Document(PA&ED) phase of the ]-I 5/Central Avenue(SR-74) interchange project,which includes ramp modifications and additional access restrictions to Dexter Avenue. The City estimates a cost of$2 million for the PA&ED phase, which would evaluated interchange alternatives and assess potential impacts for each alternative evaluated. As the PA&ED phase of the project has not yet been initiated, it is unlikely that the interchange improvements would be in place prior to the Project's Opening Year. The DEIR evaluates the potential near-term impacts and necessary improvements to the I-IS Freeway/Central Avenue(SR-74) interchange to accommodate acceptable peak hour intersection operations before the completion of the interchange project. Lastly, in an effort to conduct a conservative analysis,the option with the highest trip generation has been evaluated to determine the potential impacts. I-21 For the reasons stated above,the DEIR for the Proposed Project does not need to be modified or recirculated. The City will provide its standard notice to SoCal Environmental Justice Alliance at the e-mail address provided. -- --- ....... .....----- - .._._....._.... -- -- ------------....................... Lake Elsinore Walmart Supercenter Project 3-37 ESA 1130767 Final Environmental impact Report Oclober 2015 Commeiit Letter J - John O'Dolierty Richard J. MacHott, LEED Green Assoc. a�aairr nar anm�rm From: John O'Doherty <jod@pettit-ea.com> Sent: Tuesday, October 13, 2015 4:46 PM To: Richard J. MacHott, LEED Green Assoc. Subject: Walmart Draft EIR - Comments Good afternoon Mr. MacHott, I believe I did not notice your request at the bottom of your email requesting that I confirm my mailing address—and my apologies for that oversight. In any event, the mailing address is correct and while 1 have not received any mail to that address I have received a copy J-1 of the Walmart EIR by email. Just to confirm, I am the owner of the piece of property(approx. 3.5 acres) immediately south of 3"Street between the 15 FWY and Collier. For almost 10 years, I was in eminent domain litigation with Elsinore Valley Municipal Water District in regard to the 'illegal' construction of the P Street Pump Station.This pump station was illegally built in this flood plain area without any mitigation measures having been taken and with the full knowledge of all parties directly involved. In a nutshell, the pump station was built illegally in a flood plain (because no flood mitigation measures were taken) in the full knowledge of the EVMWD and all the consulting engineers involved. The former City of Lake Elsinore City J-2 Engineer was aware of what was going on but he 'conveniently' left the City before the City was fully appraised of the transgression being perpetrated. Ray O'Donnell's successor Ken Seumalo, not being fully familiarized with what was going on was pressured or coerced into giving false evidence at the eminent domain court hearing, which led to the judge making an about face and ruling against the undersigned stating that no damage to my property had occurred. What was done on 3"Street, i.e the building of the pump station in a flood plain without flood mitigation measures being taken, is in absolute contravention of FEMA regulations to which the City of Lake Elsinore is signatory. The result being that in the event of a natural flood disaster, exacerbated by the concentrating of flood flows by the pump station, the Federal Government could refuse federal aid. The reason I mention all of the above is that I notice from reading the draft Walmart EIR that Hunsaker and Associates has been retained to do Hydrologic Reports and in that report they casually assume that all storm water flows will again J-3 be directed to the culvert under the 15 FWY discharging onto my property--as if all is forgotten about the travesty that they were complicit in 10 years ago. Section 4.7 of the Walmart Draft EIR is the portion of the EIR that concerns me greatest. I have no problem with the project otherwise but once again I am concerned that my rights and property may be trampled upon just to accommodate the big corporations just like what happened 10 years ago with Centex Homes and Lowes etc. J-4 It seem that what is happening downstream of the proposed Walmart project in regard to storm water flow is still a "black box". The Walmart report continues to mention that the City is in the process of developing a drainage plan for downstream of the Walmart project but nobody seems to know what is in it,though the consulting contract has been awarded now for some months. I have been aware for over ten years and have documentation indicating that there is a plan to extend the 3rd Street Channel from Collier straight up to the 15 FWY on the present alignment (on the north side of 3,d Street) but nobody seems to ever be able to produce said plan. Pursuant to the construction of the pump station on 3"Street there is no J-5 alternative to the drainage of flood waters from the east side of the 15 FWY to the 3re Street Channel except by extending the channel to the 15 FWY or turning my property into a flood channel. 1 Comment Letter J-John O'Doherty I appreciate that there is now a completely new team of people in City of Lake Elsinore government and management with much greater concert for the wellbeing of all citizens not just the monied few and would hope that this Walmart project not be dealt with in isolation, as has been the case,with big projects, in the past, but rather that the J-6 downstream impacts--in every regard—but in my particular case,storm water flow in the 3`d Street Catchment area. While I understand that Walmart may have the money and the wherewithal to move projects along more quickly than the City, I would respectfully request that I be given an expeditious update on where the consultants are with the 3 `' J-7 Street Drainage Study/Plan, (2)that I be invited to review and have input to this study to the extent that it concerns my property and (3)that the referenced drainage study be reviewed in conjunction with Walmarts proposed storm water design. I would like to be kept fully informed of the drainage design development as it progresses and be invited to all meetings in regard to same— I had assumed that I would be invited to the kick-off meeting with the drainage consultant but have not heard anything so far. J-8 I am available to discuss above at your convenience. I would appreciate a reply indicating that you have received this communication. Best regards, John O'Doherty P.E. Pettit Engineers &Architects 1787 Pomona Road, Suite D-E Corona, CA 92880 (0) (951) 736-8161 (F) (951) 736-9879 (C) (951) 712-3770 ........................._.........._.................._.._......................... ....._.. .._..............................._... ............. From: Richard J. MacHott, LEER Green Assoc. [mailto:rmachott@Lake-Elsinore.org] Sent: Thursday, June 19, 2014 11:12 AM To: John O'Doherty Subject: Walmart EIR Scoping Session Mr. O'Doherty, Thank you for your attendance at last evening's Scoping Meeting regarding the preparation of an Environmental Impact Report for the proposed Walmart Retail Center project. I will be adding you to our distribution list for future noticing regarding this project, would like to confirm your mailing address. I have: Mr. John O'Doherty 19025 Grovewood Drive Corona, CA 92881 Is this correct? Richard J.MacHott,LEED Green Assoc. Planning Manager City of Lake Elsinore PH:(951)674-3124 Ext.209 FX: (951.)471-1419 2 Response to Letter J: John O'Qoherty, P.rL--. J-1 The commenter confirms his mailing address and confirms that he received the DEIR by e- mail. No further response is necessary. The comment will be provided to the decision makers for their consideration. J-2 The comment relates to a different project(a pump station)by a different public agency (the Elsinore Valley Municipal Water District). The comment does not relate to the Proposed Project or the DEIR. Therefore, no further response is necessary. The comment will be provided to the decision makers for their consideration. J-3 The comment is correct that Hunsaker&Associates has prepared preliminary drainage analysis for the Proposed Project. That analysis is included in Appendix H of the DEIR. Currently,stormwater in the Third Street area drains into culverts that extend under the I- 15. This is unaffected by the Proposed Project. However, if the City Area.Drainage Plan is implemented,an 84-inch pipe would be jacked/bored under the 1-15 basically along the Third Street alignment. This will improve drainage in the area. It is anticipated that some of the culverts in that area would no longer be necessary. J-4 As explained in Section 4.7 of the DEIR and in Appendix H,the Proposed Project will not increase the volume or intensity of the stormwater flowing through this area. The Proposed Project will not increase the flow volume downstream,but it would decrease the velocity of the flow. The Proposed Project does not worsen the downstream flooding condition. Separate and apart from the Proposed Project,the City is undertaking the City Area Drainage Plan. The implementation of that project would improve drainage in this vicinity. See Response B-2,above. 3-5 The comment does not relate to the Proposed Project or the DEIR. Therefore,no further response is necessary. The comment will be provided to the decision makers for their consideration. J-G The first portion of the comment reflects the commenter's opinions regarding the public officials in Lake Elsinore. That portion of the comment does not relate to the Proposed Project or the DEIR. Therefore, no further response is necessary. The comment will be provided to the decision makers for their consideration. The remaining portion of the comment relates to the downstream impacts of the Project. As explained in the DEIR,in Appendix 1-I,and in Response B-2 above,the Proposed Project does not worsen the downstream flooding condition. Independent of the Proposed Project,the City is undertaking the City Area Drainage Plan. Tile implementation of iliat project would improve drainage in this vicinity. LaY.e Elsinore wahnart Supercenter Project —'�- ---,340 _._.. ESA 1130767 Finai Environmental Impact Report October 2015 3-7 The comment does not relate to the Proposed Project or the DEIR. Therefore,no further response is necessary. The comment will be provided to the decision makers for their consideration. In addition,the commenter may wish to review the Memorandum dated May 22,2015,prepared by Albert A. Webb&Associates regarding I.he stratus of the Master Plan of Drainage, and the 35%-complete design plans submitted by Otte Berkeley Group, Inc. Those documents are contained in Appendix H to the DEIR,beginning at page 374. In addition,City staff would be pleased to schedule a meeting with the commenter to address any additional questions or comments the commenter may have regarding the Area Drainage Plan. The commenter may contact the Ken Rukavina, Interim City Engineer to schedule such a conference. J-8 The comment does not relate to the Proposed Project or the DEIR. Therefore,no further response is necessary. The City will be sure to add the commenter to the interested persons list for the Area Drainage Plan,and will be notified of all public meetings involving the Plan. _...... - -------— -- --....__........------- ----- Lake Elsinore Walmart supercenter Project 3-41 ESA!130767 Final Crwironmental Impact Report Weber 2015 Commmmmmk Letter]I 'SCE i0w"111�'vx.*N" Goldman ��K ��y� ��mm� ��o �»��| � 24487niel Wild95 u',,`.'*`.' � ��— . October 8. 2O15 RiuhovdJ. W1muHOb. Planning Manager RECEIVED Community Development Department City of Lake Elsinore 130 South Main Street 0 C T 14 2.U|5 Lake Elsinore, C/\92530 rmachottMake-elsinore.orcl CITY OF LAKE: PLANNING DIVISION Re: Lake Elsinore VVo|mor\ Retail Center Project �------------------'—'~�^-~� Dear Mr. YNmoHott: Southern California Edison (SCE) appreciates the opportunity tnprovide comments on the Draft Environmental Impact Report (OE|R) for the Lake E|ainonaVVm|noort F(atmi| Center Project. The proposed project 0mu|ddove|opacnrnmn[oia|retai|ahoppinQ0ent*rthatvwou<dinck|de aVVn|nnnrt store and three outer lots for other retail uses.The Walmart store would be a maximum of 154,487 K'1 square feet, including a 3,090 square foot outdoor seasonal garden center. Two different options are considered for the corner parcel—Option A and (JpUun B. The remaining two pen:m|m would be improved with drive-through restaurants of approximately 3,700 square feet and 3.100oquana feet. Development of the project Would also include circulation improvements to Central Avenue, ConObmrnAvenua. Third 8tnnot, Crane Street and Allan Stnaat | ' | Impacts to SCE'mFmcO|t|wm The proposed circulation improvements to Third Street may impact 8CE'm approved VaUey' |vyg|an8ubtnansmi$e|on Line Project',which would construct a 115 kilovolt/kV\oVbtrgnon1|oo|on line,The attached map illustrates the location of the Valley-lvyglen Subtransmission Line Project. Additional information about the project ioavaiksb|eat The DE|R Table 3'3 Cumulative Project List does not include the GCE`o Valley-|vyg|on 8ubtxone/nios/on Line Project. SCE naquooiu that the Lake Elsinore VVm|rnmrt DBR consider inclusion of SCE'mVaUoy-lvyQ|en project inthe cumulative analysis. | Rov|owuYSite Plans The proposed development should not impose constraints on SCEs 0b||ih/ to ac8ess, rnoinb@iM, mndupnrabeitaournantmndhmtunehaoi|idee. AnypropuoeduaavviUUenaviewedwnmnoue-by'ooue basis bvS(�E.Approvals or denials will bein writing based upon n0vieVvoy the nngpsprovided and oonnpe'bi|ityvvithSCE right-of-way nonshaintamndrighta. Tho|nnpactm vxUlneed hobeconsented ��-� to and addressed by SCE prior to finalizing the plan of development. Please forward five (5)sets of plans depicting SCE's facilities and associated land rights to the following location: Real Properties Department Southern California Edison Company 2131 Walnut Grove Avenue, G.O.3—Second Floor Rosemead, C/\9177U The California Public Utilities,Commission(Cpuc)am)rove(i iiie vaiiey.-Ivyglon Subtransmission Line Project in 2010, Comment Letter K- SCE Jeremy Goldman ` sr?1.:1 ORS t:,iti ORMA Y E D i S O Local Public Affairs 2AA87 Prielipp Chive Wiidomar,CA 92595 SCE is requesting a meeting with the City and project developer to discuss the proposed circulation.improvements in the project area.We look forward to working with you on the proposed K-4 project. If you have any questions regarding this letter, please do not hesitate to contact me at Jeremy.Gold man sce.corn or(951) 249-8466. Regards, Je my Goldman Local Publi Aff ars Region Manager Southern California Edison Company Comn-tent Letter K - SCE .............. #RAwlwltwt� ES �a,.y1 ice'3?!•�i1jSi�to e 7 m o W R < I , t aid+ n�. ! , �+ �3 >ea{o ^_' tam x+ �•�e u_ �I mrw w w w�o Q —=, w LL CL o F �„ a y 1 � �,^C✓rE r .�- �f � t� -v `�t,� � � _ \ �, 1 t I � i �; NLT. i ttr -ro 31 r l L or + II N 1 3 m t , LU 1 ' tl�Ll l• I — ! ! ' I 7 }. � r� 3 r I -" s i c It 1- t !Ik (ti •3r 1' .... ........ N- o F tS5 7 77- jo JIG [i' a c.M to a_n[ c3 Mani 3/V'd•�kI�LN 'J v :I 3�k( Uv1 mU p o Response to Letter K: Southern California Edison K-1 The comment reiterates the description of the Proposed Project. No further response is required. K-2 The comment relates to SCE's Valley Ivyglen project. Information regarding the project is available at the web link provided in the comment. According to that reference,the project details are as follows: • Subtransmission lines:Construction of approximately 25 miles of new 115 kilovolt subtransmission lines between SCE's Valley Substation in Menifee and Ivyglen Substation in unincorporated Riverside County. • Substation upgrades:New electrical facilities at the existing Fogarty Substation,which will allow the substation to be fully operational. • Telecommunications: Installation of approximately 25 miles of fiber optic telecommunication lines between Valley Substation and lvyglen Substation. According to the web link information,the project would involve the installation of 25 miles of electric and telecommunication lines. A portion of lines would be located to the southeast of the project site(along the south side of Third Street). A Notice of Preparation was issued by the CPUC for the project on May 6,2015. The DEIR for that project is currently being prepared. Based upon the project information available on the SCE and the CPUC websites, it is likely that the construction of this project would occur after the anticipated construction of the Proposed Project if it is approved(2016). Based upon the nature of the project, its location,and anticipating timing,the City has determined that it is not anticipated that the project would create any cumulative impacts when considered in conjunction with the Proposed Project. K-3 The Proposed Project is not anticipated to impose any constraints on SCE's ability to access,maintain,or operate it current or future facilities. 'The City and the applicant will follow the normal protocols for the coordination of all construction work with utility operators. The City will require the plans to be transmitted to SCE as requested. K-4 The comment requests a meeting with the City and the applicant. The City will coordinate such a meeting prior to the commencement of any construction activities for the Proposed Project if it is approved. _...- --.. ._-------------.... ---- .-....._.-- -- ------ Lake Elsinore Walmari Supercenter Project 3-45 ESA!130767 Final Environmental Impact Report October 2015 Cornment Letter L-SCH STATE OF CALIFORNIA � � a % x e Governor's Office of Planning and Research `` a; 4p�; Si,fat; C]eat�i.rt. ;hr�ta,5r�-sand Planning Unit l dinund G.Brown Jr. Ken Alex Governor Dircgtor October 13,2015 pp.`�.. } _��;; �,nn�� nnrrpp�� Id lltG - SIAM �TIRIINN' Richard J.Macl=lott City of Lake Elsinore �:�``=.lc `r' �. .�)i.) 130 S.Main Street Lake Elsinore,CA 92530 Al Subject: Lake Elsinore Walmart Retail.Center Project SCl-Ifi': 2014051093 Dear Richard J,Mael-lott: The State Clearinghouse subnrined the above named Draft EIR.to selected state agencies for review. The review period closed on October 12,2015,and no state agencies submitted connnnen.ts by that date. This. letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents,pursuant to the California Environmental Quality Act. L-1 Please call the State Clearinghouse at(91 G)445-0613.if you have any questions regarding tine environmental review process. If you have a question about the above-named project,please refer to the ten-digit State Clearinghouse number when contacting this office. S.Jncerely, Sc organ / Director,State Clearinghouse 1400 TE,MI li STRE'Er RO,BOX 3044 SACRAm.E ITa,CALIFORNIA 05812-3044 TBI(tali)445.061.3 FAX(016)323-3018 W11'S5'.opr.cfi.gov Document Details Report: Comment Vetter L- SCH State Clearinghouse Data Base SCH# 2014061093 Project Title Lake Elsinore Walmart Retail Center Project Lead Agency Lake Elsinore, City of Type EIR Draft EIR Description The construction and operation of an approx. 154,487 sf Walmarl Supercenter store including a 3,090 SF seasonal outdoor garden center and three freestanding retail/restaurant mix-use buildings on an undeveloped 1.7.66.-acre site. The outlot development.planned.for the parcels for fronting Central Avenue Would consisLof one of two site configurations, Opt€obis Awould,consist of a.gas station with 16 fueling stations,an approx.3,100 sf convenience store,and a drive-through car wash and two other buildings which would be developed as separate drive-thru.restaurants(3,700 sf and 3,100 so. Option B consists of one parcel being developed with approx.9,200 sf of.retail/restaurant mix-used space situated within two buildings while the other two parcels would be developed with drive-thru restaurant uses similar to that proposed under Option A. Lead Agency Contact Name Richard J.MaeHott Agency City of Lake Elsinore Phone (951)674-3124 x209 Fax email Address 130 S.Main Street City Lake Elsinore State CA Zip 92530 Project Location County Riverside City Lake Elsinore Region Lat/Long 33°41'36.79"N/117* 19'59.13"W Cross Streets Central Avenue(Highway 74)and Third Street;.Third Street and Cambern Avenue ParcehNo. 377-030-015, 377-030-076,377-090-009,377-090-02%377-090-031,032 Township SS Ranges 4W Section 31 Base SBB&M Proximity to: Highways 1-15,SR 74 Airports Railways Waterways Schools 3 LEUSD Land Use LU: Undeveloped vacant Z:General Commercial(C-2)and Commercat.Mixed Use(CMU) GP:General Commercial and Commercial at Use Project Issues AesthetieNisual;Air Quality;Archaeologic-Historic;Biological Resources;Drainage/Absorption: Economics/Jobs;Flood Plain/Flooding;Geologic/Seismic;Noise; Public Services;Sewer Capacity; Soil Erosion/Compaction/Grading;Solid Waste;Traffic/Circu€ation;Vegetation;Water Quality;Water Supply;Growth Inducing;Landuse;Cumulative Effects Reviewing Resources Agency;Department of Fish and Wildlife,Region 6;Department of marks and Recreation; Agencies Department of Water Resources;California Highway Patrol;Caltrans, District 8;Caitrans, Division of "Transportation Planning;Air Resources Board;Regional Water Quality Control Board,Legion 9; Native American Heritage Commission pate Received 08/28/2015 Start of Review 08/28/2015 End of Review 1 0/1 212 01 5 Note: Blanks in data fields result from insufficient information provided by lead agency. Response to Letter L: California State Clearinghouse L-1 The comment is noted. -------------------------- --- ------ -- --_ - Lake Elsinore Walmart Supemwter Project 3-48 [SA 1130767 Final Environmental Impact Report October 2015 APPENDIX A _— Market Opportunity Brief ----------------------- -....._ _ -- - -._ _.._..--- Lake Elsinore Walmarl Supercenter Projerl ESA 1130767 Final Enviranmenlal Impact Report October 2015 Development Management Group, Inc. economic development ■ fiscal & economic analysis ■ development management October 7, 2015 Mr. Richard MacHott, LEED Green Associate, Planning Manager City of take Elsinore, CA 130 South Main Street Lake Elsinore, CA 92530 RE: ECONOMIST OPINION/RESPONSE TO DRAFT ENVIRONMENTAL IMPACT REPORT PUBLIC COMMENT: ECONOMIC/MARKET OPPORTUNITY FOR FUEL/CONVENIENCE STORES LAKE ELSINORE, CA Dear Mr. MacHott: The purpose of this letter is to provide a response to the public comment received by the City of Lake Elsinore as a result of the Draft Environmental Impact Report for a proposed Wal-Mart in Lake Elsinore, CA. The letter, dated September 3, 2015 is from Mika Ayman. The topic centers around the concern for market conditions to support additional fuel retailers if the Wal-Mart project were to include a fuel service facility. Data Sources: City of Lake Elsinore, CA DMG, Inc. (Internal Calculations) Elsinore Valley Municipal Water District International Council of Shopping Centers (ICSC) National Association for Convenience and Fuel Retailing (MACS) Nielsen/Site Reports (Data Service) Current Status: At current,there are 79,507 persons living within a 5-mile radius of the ARCO located at the corner of Highway 74 (Central)and Dexter. Additionally,the Average Daily Traffic on Interstate 15 is approximately 121,000 vehicles. Together they generate a market (actual sales) of approximately$114.31mm annually in gasoline and convenience store purchases. What is considered to be the "native market" which counts the average demand from consumers within the 5-mile radius is about$107.57mm annually. The balance is considered to come from the additional traffic as a result of Interstate 15. This means that actual sales generally outperform native demand by about 6%. In total,gasoline and convenience store sales total about$1,352.96 per person (native demand) and $1,437.75 per person (total demand (dividing total sales by number of persons in the market area)). 41-625 Eclectic Street, Suite D-2 ■Palm Desert, CA 92260 Office'. (760) 346-8820■ Mobile: (760) 272-9136 ■ Fax: (760)346-8887 michae#@dmgeconomics.com ■ www.dmgeconomics.com MacHott,Richard Gasoline/Convenience Store Market Analysis Lake Elsinore,CA(Response to UP Public Comment) October 7,2015 Page 2 of 2 Market Growth: The Lake Elsinore market continues to grow. In fact at current there are approximately 23,249 homes that have been approved through Specific Plans or Tentative Maps. Based on the recent growth history(last 39 months)the community has grown by an average of 47 homes per month (about 559 per year),the City has about 41 years of approved (to be built) housing stock in the pipeline. Demand Growth: The addition of 559 homes each year will generate approximately 1,884 new residents (3.37 persons per home). The market demand for gasoline will then increase by$2,55 million each year for the foreseeable future. Using the same market adjustment to account of Interstate-15 traffic, it is estimated that the average annual increase in sales (market growth driven)will be$2.70 million. The National Association of Convenience and Fuel Retailing reports that the average fuel/convenience store facility does about$4,64 million annually in gross sales. This translates to approximately one (1) new service station within the market area every twenty (20) months. Conclusion: Based on current market conditions, adjusted for 1-15 traffic,entitled (to be built) homes, current growth rate (from 7/1/12 to 10/1/15),there is stabilized demand for fuel and convenience store operations and a demand for new facilities that may equate to approximately 1 outlet every 20 months. DMG Economics therefore concludes that a combination of existing and growth oriented demand will justify not only the proposed Wal-Mart gasoline facility but likely others at a rate of approximately one (1)every twenty(20) months. Certification: I certify that my engagement to prepare this report was not contingent upon developing or reporting predetermined results. The statements of fact contained herein and the substance of this report are based on public records, data provided by the City of Lake Elsinore, California and other sources as described in the reference section of this report, This report reflects my personal, unbiased professional analyses, opinions and conclusions. If any of the underlying assumptions related to this report change after the date of this report (October 7, 2015),then the undersigned reserves the professional privilege to modify the contents and/or conclusions of this report. Michael J. Bracken, Managing Partner Development Management Group, Inc. 41-625 Eclectic Street,Suite D-2 Palm Desert, CA 92260 (760) 346-8820/(760) 346-8887 (fax) (760) 272-9136 (mobile) Michael@dmgeconomics.com www.dmgeconornics.com Comment better M - CALTRANS D8 +rr_:_ cr,.tm —CA t;trc�uNt�Srgrh"ER rt __.........ITLUL I1r t3RC).w DEPAIUMENT OF TRANSPORTATION DISTRICT 8 e- PLANNING(MS 722) 464 VSFES'r4°t STREET,6ih Floor SAN BERNARDINO,CA 92401-1400 save PHONE (909)383-4557 Ile!Serious drouglir 4ouer! FAX (909)383-5936 Help save (909)383-6300 www.dot.ca.gov/dist8 October 26, 2015. File: 08-RIV-74-PM-17,577 Mr. Richard J. MacHott Planning Manager Community Development Department City of Lake Elsinore 1.30 South Main Street Lake Elsinore, CA 92530 Lake 110sinore Walmart Supercenter Traffic Impact Analysis (Revised June 11, 2015) Dear Mr. MacHott, The California Department of Transportation (Caltrans) has completed our review of the Walmart Supercenter Traffic Impact Analysis (TIA.), dated June 11, 2015. The project is located southeast of: State Route 74/ Central.Avenue (SR-74)and a commercial development, northeast M I of 1-1.5 and Dexter Avenue, northwest of undeveloped land, and southwest of Cambern Avenue and residential homes. The Project proposes the development of a 154,487 square foot•Walmart store, 4,600 square feet of specialty retail shops, 4,600 square feet of fast-food restaurants, and 6,800 square feet of two fast-food restaurants with drive-through windows, with associated parking and related facilities. As the owner and operator of the State Highway System (SHS), it is our responsibility to coordinate and consult with .local jurisdictions when proposed development way impact our facilities. As a responsible agency under the California Environmental Quality Act(CEQA), it is also our responsibility to make recommendations to offset associated impacts with the proposed M-2 project, which may include traditional mitigation measures, in addition to multimodal transportation access, traffic safety modifications, and travel demand management strategies. Although the project is under the jurisdiction of the City of Lake Elsinore (City), due to the Project's potential impact to State facilities it is also subject to the policies and regulations that govern the SHS. We have the following comments for your consideration: "Provide asgje,s+dsfainably,intograced and ejjcient nansywlarir3ia.g^srrnr 10 a»hence CalOW—nia's econonw and livabdiJv" Comment Letter M -CALTRANS D8 Mr. MacHott October 26,2015 Page 2 Traffic Operations: The scope of the Project suggests the potential.for delays'on State facilities;including I-15 and SR-74:Due to this,we have the following request for furtheir analysis in the TIA: M-3 • The site plans contained on Exhibits 1-1 and 1-2 do not match with the site plan contained on Exhibit 2 in Appendix 1J. Please verify the Project site plan. •. The proposedbus stop location between Driveway 1 and Cambern Avenue could pose conflicts between buses and right-turning automobiles at both Driveway 1 and the exclusive M-4 right-turn lane at the intersection of SR-74 and Cambern Avenue. Caltrans recommends the applicant meet with the City and Riverside Transit Agency:(RTA)to minimize these potential safety impacts. • Project applicant and the City should consider eliminating Driveway 1 access to SR-74. If it M-5 is necessary, Caltrans recommends access be limited to right-in only. • Following Caltrans' Standard Plans 2010,two curb rxinps shall be installed at the new corner I M-G of SR-74 and Cambern Avenue. • Intersection analysis tables along SR-74 for the opening year(2010)and General,Plan I M-7 Buildout(2035),.as well as intersection queues,should be included in the report. 1 • Please.provide Synchro input files for Caltrans' review. M-8 Electrical Operations: Within local development project review, Caltrans coordinates. signal operations to mitigate impacts to :State facilities and intersections due to. changes in travel patterns. We offer the following comments: M-9 • The TIA shows Cambern Avenue with two southeast-bound through lanes; this should be reflected on the preliminary site plan. • The acceptable LOS is at.the transition between C and D for all.intersections studied. M l0 • Please verify whether Project"applicant and the City considered installing protected left turns M-11 at the signal at Central Avenue and Dexter Avenue. Hydrolou.and Drainage: Caltrans reviews hydrology studies when .it appears projects may impact state drainage facilities. This Project has the potential to impact the drainage facilities within I-15 and SR-74 rights-of- way(R/W) abutting and near the project site. This may lead to erosion, increased runoff directed to 1-15 and SR-74 R/W, create maintenance accessibility issues, and contaminate water flows M-12 entering State R/W.Due to this,we offer the following comments: + Referring to Appendix H: Hydrology Studies, Section B, page 10, there is discussion of four three-inch diameter pipes to be constructed for purposes of draining the channel in the event of a storm, This may cause the pipes to be filled or obstructed by silt. Please provide further "Provide a sgje.sasfainahle,integrated and of icieni fra sportafion syslem to enhance California's economy and hrnhihr v'r Comment Letter M -• CAL T RANS D8 Mr. M.acHott October 26, 2015 Page 3 discussion on the proposed methods to prevent silt blockage in order to keep the pipes clear M-12 and flowing. coat. • The Project Hydrology Study prouides.reasonable documentation for the mitigation drainage impacts on SR-74; boweyer, discussion cf the .ro}ect's, impact on.1-15 was not. included. M_13 Caltrans recommends the applicant provide discussion.on whether the Project will affect 1-15, the possible negative impacts, and proposed mitigation measures. Multimodal Accessibility and Travel Demand Mana ement: Caltrans is committed to ensuring that a multimodal. transportation system serves the local development project. Planning facilities 'for pedestrians, cyclists, transit riders and car- / van- pooling will encourage more multimodal trips which will reduce congestion, vehicles miles traveled,greenhouse gas emissions,and our State's effect on climate change. To assist the City in reducing vehicle trips associated with the proposed development, we offer the following comments: M 14 • Caltrans strongly encourages the applicant.to utilize travel demand management strategies to aid in mitigating congestion on both 1-15 and SR-74 clue to single-occupancy vehicle uses. We recommend the City place a condition of approval for the applicant to provide parking spaces for park-and-ride facilities. • In addition to speaking with RTA about the bus stop location, Caltrans recommends the applicant and City meet with RTA to discuss expanding Route 22 bus frequency to the M-1- Project. • Referring to Appendix J: Traffic Impact Analysis, Section 3.0 Area Conditions, Exhibits 3=3. and 3-5, it appears that the City and County utilize different roadway cross-sections for the Secondary Highway and Collector/ Collector Highway designations. Please verify which exhibit will pertain to the proposed designs for Cambern Avenue and Crane Street. o If Project applicant utilizes the City's roadway classifications (Exhibit 3-3), then both Cambern Avenue and Crane Street shall also include Class 11 Bike Lanes, per the M 16 City's General Plan, Community Form Policy 6.6 implementation Program. In addition, we recommend implementation of additional bicycle safety.features, which may include: ■ A buffered bike lane, signage, and green paint at conflict areas on Cambern Avenue. • Signage and other traffic calming measures on Crane Street. • If the Project is considered as one of Walmart's On-Site Solar Energy Projects, we suggest: the applicant consider installing solar parking canopies in the parking lot to improve pedestrian comfort.. This may additionally provide the opportunity for the installation of �� 17 electric vehicle charging locations. "Provide el Safe.suslainahle, integr,ried anti r,fficivwt lrans��orlarirnr syskrrr it;enhance CaJijornia's ec•Gnowv and livabdiq," Comment Letter M -CALTRANS Mr. MacHott D8 October 26,2015 Page 4 Thank you for providing us the opportunity to review the Traffic Impact Analysis for the Lake Elsinore Walmart Supercenter and for your consideration of these and future comments. These recommendations are preliminary. and summarize our. review of materials provided for, our M_18, evaluation. If this proposal is revised in any way,please forward appropriate informnation to this office so that updated recommendations for impact mitigation may be provided. If you have questions concerning these comments, or would like to meet to discuss our concerns, please contact Dustin Foster(909)806-3955 or myself at(909)383-4557. Sincerely, 7 �- MARK ROBERTS Office Chief Intergovernmental Review, Community and Regional Planning "Provide a srlfcc,slrsraArpble,,rucgrzucd rrnd.;ffciem lrunsflorlrainn Srslem ro enhance Calilornla's eco,armr and livabilio," Response to Comments to Caltrans Comment Letter, dated October 26, 2015 Responses M-1: Comment noted. Response M-2:Comment noted. Response M-3:The Project site plans have evolved since the approved scoping agreement that is included in Appendix 1.1. However,the preliminary site plans on Exhibits 1-1 and 1-2 are the plans that are reflected in the trip generation shown on Tables 4-2 and 4-3 and were evaluated in the traffic study. Response M-4:Comment noted. The Project Applicant, City of Lake Elsinore, and RTA will meet to discuss potential bus service to the site. Response M-5: Comment noted. As shown on Exhibit 1-1 and 1-2,the existing bus stop on Central Avenue (SR-74) is proposed to be relocated and would have a protected turnout area, which is not anticipated to conflict with right-out vehicles. Driveway 1 is anticipated to operate at acceptable levels of service under all applicable analysis scenarios during the peak hours. Response M-6:The comment and referenced requirements are noted. If the project is approved,the requested ramps will be installed. Response M-7: Intersection analysis tables summarize the data reported on the LOS worksheets provided in the technical appendices for all analysis scenarios. Technical appendices for the traffic impact analysis (Appendix J to the EIR) are included on the enclosed CD. Response M-8:Synchro files are included for review and included on the enclosed CD. Response M-9: Exhibits 1-1 and 1-2 show the proposed 2 southeastbound lanes along the Project's frontage on Cambern Avenue. Also, Exhibit 8-2 also shows the 2 southbound through lanes along Cambern Avenue at Driveway 2 and Driveway 3. Response M-10: Comment noted. \i'1,9�bl Al F1.111oic_CA(I116d)..1g59u88.1 Response M-11: Project Applicant and the City of Lake Elsinore have discussed the implementation of the protected left turn lane phasing at the intersection of Dexter Avenue and Central Avenue (SR-74), However,the traffic impact analysis demonstrates that the intersection is anticipated to operate at acceptable levels of service with the existing lane geometrics for Existing, E+P, and Opening Year Cumulative traffic conditions, It is anticipated that under long-range traffic conditions,the intersection of Dexter Avenue and Central Avenue(SR-74) is anticipated to be restricted to right-in/right-out only with the proposed design. In this condition, left turns would be prohibited,and therefore no protected left turn lane phasing would be necessary. Response M-12: The four 3-inch diameter dewatering pipes from the basin would be cleaned on a regular basis as part of channel maintenance. In the event of excessive obstruction (which is not anticipated), seepage pits may be installed to dewater channel area to avoid clogging issues with the drain lines. Response M-13: This comment appears to relate to the sub-regional hydrology plan. The DEIR (Section 4.7) contains a thorough discussion of hydrology and drainage impacts associated with the Proposed Project.The Proposed Project design would accommodate flows on the southern boundary of the Walmart Supercenter site. Stormwater flows would be conveyed from Cambern Avenue through a storm drain structure with varying widths into an on-site 73-foot-wide stormwater detention basin/open channel, which would be located along the boundary of the Project site adjacent to 3'd Street. At capacity, the channel would overtop, and water would be directed via spillways and flow onto 3rd Street. Within Appendix H,the Preliminary Hydrology Report,Appendix D,Sheet DM2 contains a detailed depiction of drainage patterns in the post-development condition, assuming that the City Area Drainage Plan has not been implemented. Sheet DM1 contains the drainage patterns in the area that currently exist. As discussed in the DEIR, and as demonstrated in detail in Appendix H,the drainage flows in the vicinity of 1-15 are not increased as a result of the Project. The sub-regional hydrology plan would not affect 1-15. Response M-14: Comment noted. This recommendation will be transmitted to the City decision-makers for their consideration. Response M-15:Transit service is reviewed and updated by RTA periodically to address ridership, budget and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service, where appropriate. The Project Applicant, City of Lake Elsinore, and RTA will meet to discuss the potential of expanded bus service to the site. Response M-16:The proposed Project lies within the City of Lake Elsinore. As such,the City's General Plan roadway cross-sections are applicable to the site adjacent roadways of Central Avenue (SR-74), VVI L9u.l,akc I°J�innrc C'A 1l loirel�—19ig6SS.l Cambern Avenue, and Third Street. At ultimate buildout of these roadways, Cambern will include Class II Bike Planes. Please be advised that Crane Street is a private roadway. No bike lanes are proposed for Crane Street. Response M-17: Comment noted. The Walmart building will be constructed as solar-ready. However,to date,the applicant has not determined when and whether solar panels will be installed on the roof of the Walmart building, In the event that a decision is made to install solar panels,the_appiicant will consider installing solar parking canopies. Please note that this Project does include electric vehicle parking. Response M-18:The City thanks CALTRANS for its comments. If the proposal is revised, the City will transmit the appropriate information to the commenter's office for review as requested. V1 ln%ii E.;i&c Eilvinurr.UA (11,,d)--191 9o8S I LAKE ELSINORE WALMART SUPERCENTER EIR MITIGATION MONITORING AND REPORTING PROGRAM Introduction This document is the Mitigation Monitoring and Reporting Program(MMRP)for the Lake Elsinore Wahnart Supercenter Project(SCI-I#2014051093). This MMRP has been prepared pursuant to Section 21081.6 of the California Public Resources Code,which requires public agencies to"adopt a reporting and monitoring program for the changes made to the project or conditions of project approval,adopted in order to mitigate or avoid significant effects on the environment."An MMRP is required for the proposed project because the Environmental impact Report(EIR)has identified mitigation measures to reduce potentially significant impacts. Mitigation Monitoring and Reporting Program As the lead agency,the City of Lake Elsinore will be responsible for monitoring compliance with all mitigation measures. Different departments within the City are responsible for aspects of the project.The MMRP identifies the department with the responsibility for ensuring the measure is completed; however,it is expected that one or more departments will coordinate efforts to ensure compliance. The MMRP is presented in tabular form on the following pages.The components of the MMRP are described briefly below: • Mitigation Measure: The mitigation measures are taken from the EIR,in the same order that they appear in the EIR. • Method of Verification: Identifies the method that will be used to confirm that each mitigation measure has been implemented. • Timing of Verification: Identifies at which stage of the project the mitigation must be completed.The term constriction includes(but is not limited to)site preparation, vegetation clearing,grading,excavation,and building activities. ------- -- --.......-- _.....- --- Lake Clslnore Wahnart Supercenter FIR Mitigation Monitoring and Reporting Program • Monitoring Responsibility: Identifies the departnnent within the City with responsibility for mitigation monitoring. • Verification (Date and Initials): Provides a contact who reviewed the mitigation measure and the date the measure was determined complete. TABLE 1 MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Date)initials) No mltlgalion measures required. is Qu Mitigation Measure AQ•1:Prior to Verify inclusion In project Prior to Issuance of building Project construction manager(s) the issuance of building permits, specifications.site inspection permits. th D e Project applicant shall submit Dee of Lake Elsinore Community energy usage calculations to the Development Department,Building Planning Division showing that the Division Project is designed to achieve 5% efficiency beyond the 2013 California Building Code Title 24 requirements.Example of measures that reduce energy consumption include,but are not limited to,the following(it being understood that the items listed below are not all required and merely present examples;the list is not all-inclusive and other features that reduce energy consumption also are acceptable): • Increase in insulation such that heat transfer and thermal bridging is minimized; • Limit air leakage through the structure andlor within the heating and cooling distribution system; • Use of energy-efficient space heating and cooling equipment; • Installation of electrical The tens construction includes(bur is not limited ta)site preparation,vegetation clearing,grading.exaaealion,and buitdi ng acnvmas. Lake Elsinore Walmarl Sapercenler EIR 1 Y�-� •'w-^ Manion Morilanng and Reporting Program Mitigation Measure Method of Verification Timing of Verification" Monitoring Responsibility Verification(Datellnitials) hook-ups at loading dock areas; • Installation of dual-paned or other energy efficient windows; • Use of interior and exterior energy efficient lighting that exceeds then incumbent California Title 24 Energy Eff deny performance standards; Installation of automatic devices to turn off lights where they are not needed; • Application of a paint and surface color palette that emphasizes light and off- white colors that reflect heat away from buildings; • Design of buildings with "cod roofs"usbng products certified by the Cool Roof Rating Council,and/or exposed roof surfaces using light and off-white colors; • Design of buildings to accommodate photo. voltaic solar electricity systems or the installation of photo. vollalc solar electricity systems; Installation of ENERGY STAR-qualified energy- efficient appliances, heating and cooling systems,office equipment,and/or lighting products. i.Nu!FJWnue walm«rl Srre—Hor f-IR 2 :.tilipafon MmItoi Proarem nqdnd Re pwlmg Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datellnitials) Mitigation Measure AQ-2: Verify inclusion in project Prior to issuance of building City of Lake Elsinore Community Enhanced Water Conservation specifications,site inspection permits. Development Oepartmen4 Building Required:Prior to the issuance of Division building permits,the Project applicant shall prepare a Water Conservation Strategy which demonstrates a minimum 30 reduction in outdoor water usage when compared to baseline water demand(baseline water demand is the total expected water demand without implementation of the Water Conservation Strategy).The Project Water Conservation Strategy shall be subject to review and approval by the City and the Elsinore Valley Municipal Water District(EVMWD).: Mitigation Measure AQ-3 During Verify inclusion in project During construction. Construction manager grading activlty,the contractor shall specifications,site inspection insure that all Rubber Tired Dozers and Scrapers shall be California Air Resources Board(CARB)Tier 3 Certified or better.Additionally, during grading activity,the contractor shall ensure the total horsepower-hours per day for all equipment shall not exceed 18.660 horsepower-hours per day and the maximum disturbance(actively graded)area shall not exceed five acres per day. .............. ;BltikigicalResourcea. ., .. . . . . ,.. Mitigation Measure BIO-1:The Verify inclusion in project Prior to issuance of building City of Lake Elsinore Community following Best Management specifications,site inspection grading permits. Development Department,Planning Practices(BMPs)are applicable Division measures from Appendix C of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP)and shall be implemented by the project proponent for conslruclion actWlties: n,aM Ew.—Walmart Sup....t r EIR„T^—^--- 3 --��_..... IMnip t-Momtorinp and Reporting Program Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Date/initials) • Prior to the issuance of grading or building permits,a qualified biologist(approved by the City of Lake Elsinore) shall be retained to oversee compliance with protection measures for nesting birds and rapiers and potentially jurisdictional resources; • The project biologist or designated representative shall be onsite dudng initial ground-disturbing activities,including vegetation removal,tree removal and grading to ensure that nesting birds and raptors and potentially Jurisdictional resources identified during the biological survey are not impacted; • Trash and food hems shall be contained in closed containers end removed daily to reduce the attractiveness to opportunistic predators such as common ravens, coyotes,and feral dogs; • Workers shall be prohibited from bringing pots and firearms to the project site and from feeding wildlife; • Intentional killing or collection of any plant or wildlife species shall be prohibited. Lake Eisina,o walman aupatnanlet Etht W -'-- 4 Mihpapnn Monnctmp and Reiwning Prooram Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(DateflnWals) Mitigation Measure BI0-2:Prior to Verify inclusion in project Within 14 days prior to construction Oily of Lake Elsinore Community the commencement of construction specifications,site inspection Development Department,Planning activities,the project proponent Division shall adhere to the following; A qualified biologist(i.o., a biologist approved by the City of Lake Elsinore with previous burrowing owl survey experience) shall conduct a pre- construction clearance survey(regardless of the time of year]of the permanent and temporary impact areas to ideate active breeding or wintering burrowing owl burrows no more than 14 days prior to ground-disturbing activities(i.e.,vegetation clearance,tree removal, grading,tilling).The survey methodology shall be consistent with the methods outlined in the MSHCP and shall consist of walking parallel transects 7 to 20 meters apart,adjusting for vegetation height and density as needed,and noting any potential burrows with fresh burrowing owl sign or presence of burrowing owls.in the event that a burrowing owl is detected or observed during the preconstructlon clearance survey,all measures shall be implemented as described in Appendix E of the MSHCP to ensure Lake Elsnoro\MAman F,epomarder EM - �^ 5 .------ Mifigaeon Monttoring and aeporting Program Mitigation Measure Method of Verification Timing of Verification' Monitoring Responsibility Verification(Datellnitials) impacts aro avoided or reduced to less-than- significant levels. Mitigation Measure BIO-3:If Verify inclusion in project Prior to construction and tluring City of Lake Elsinore Community removal of the on-site trees and specifications,site inspection prior construction.During the nesting Development Department,Planning grading occurs during the non- 10 commencement of vagetacon bird season(February i through Division nesting season(September 1— rerroval/ground disturbance. August 31), January 31).and H tree removal and grading occurs dining the nesting season and construction is scheduled to commence during the avian non-nesting season (September 1 to January 31).no precwnstruction surveys or additional measures are required for nesting birds(other than burrovrng owl—see DIO-211.Should construction activities occur within the avian nesting season(February 1—August 31)the following measures shall be implemented- To avoid impacts to nesting lards in the project area for constructEon activities that are initialed during the breeding season (February t to August 31).a qualified wildlife biologist shall conduct preconslruction surveys of all potential nesting habitat within the project site plus a 500-fool buffer.Potential nesting habitat includes shrubs, trees,and structures as well as open areas suitable for ground nesting species.Surveys shall be conducted no more than 14 days prior to construction activities. Surveys need not be conducted for the entire Lsto alsincoV.Nmarl supcicenlsr LIR _ -. --^„- 8 TM h41i9arion MOnIWrIOg sntl Repotling Pmpram Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(DateNnittals) project site at one time; they may be phased so [hat surveys occur shortly before a portion of the site is disturbed.The surveying biologist must be qualified to determine the status and stage of nesting by migratory birds and all locally breeding raptor species without causing intrusive disturbance.If active nests are found,a suitable buffer(e.g.200- 300 feet for common raptors and 30-50 feet for passerines)shall be established around active nests and no construction within the buffer shall be allowed until a qualified biologist has determined that the nest is no longer active (e.g.the nestlings have fledged and are no longer reliant on the nest).Encroachment into the buffer may occur at the discretion of a qualified biologist. .,.- . :.Ciiltri(afResaurces ,;'.'.:. `•;'•:.�..'..<. ' ' .. Mitigation Measure CULT-1:Prior Verify Inclusion in grading plan Prior to the issuance of a grading Construction manager to earth moving activities,a notes,site inspection permit. City of Lake Elsinore Community qualified archaeologist meeting the Development Department,Planning Secretary of the Interior's Division Professional Qualifications Standards for archaeology(U.S. Department of the Interior 2008)or a County of Riverside qualified archaeologist shall conduct cultural resources sensitivity training for all construction personnel. Lake ElanareWalmait Suporcerrter MR _...�__ 7...,,_ •__� ,...-......- -__. MiligatIon Monitoring wd Reporting Program Mitigation Measure Method of Verification Timing of Verification" Monitoring Responsibility Verification(Date/initials) Construction personnel shall be informed of the types of archaeological resources that may be encountered,and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains.The City shall ensure that construction personnel are inade avallable for and attend the training and retain documentation demonstrating attendance.Prior to issuance of grading permits)for the project,the project proponent shall retain an archaeological monitor to monitor all ground disturbing activities in an effort to identity any unknown archaeological resources.Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation. At least 30 days prior to seeking a grading permit,the project proponent shall contact the appropriate Tribe to notify[hat Tribe of grading,excavation and the monitoring program,and to coordinate with the City of Lake Elsinore and the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement.The Agreement shall address the treatment of known cultural resources,the designaflon, responsibilities,and participation of Native American Tribal monitors during grading,excavation and ground disturbing activities;project grading and development scheduling;terns of compensation; and lreatinent and final disposltlon of any cultural resources,sacred sites,and human remains discovered on the site. Prior to issuance of any grading permit,the project archaeologist shall file a Lakt Oil— Sup—mn EIR 8 Wplon Morkoring and Ropming Program Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Dalefiri ials) pre-grading report with the City and County(if required)to document the proposed methodology for grading activity observation.Said methodology shall include the requirement for a qualified archaeological monitor to be present and to have the authority to stop and redirect grading activities. In accordance with the agreement required in this measure,the archaeological monitor's authority to stop and redirect grading wilt be exercised in consultation with the appropriate tribe in order to evaluate the significance of any archaeological resources discovered on the properly.Tribal monitors shall be allowed to monitor all grading,excavation and ground breaking activities,and shall also have the authority to stop and redirect grading activities in consultation with the project archeologist. The landowner shalt relinquish ownership of all cultural resources,including sacred items, burial goods and all archaeological artifacts that are found on the project area to the appropriate tribe for proper treatment and disposition, Mitigation Measure CULT•2:If unknown prehisloricthistoric Verify inclusion in grading plan During excavation and grading Construction manager archaeological resources are notes,site inspection activities City of Lake Elsinore Community encountered during grading and Development Department,Planning excavation activities,no further Division excavation or disturbance of the area where the resources were found shall occur within 100 feet or the find until a qualified archaeologist,meeting the Secretary of the Interior's Professional Qualifications Standards for archaeology(U.S. Department of the Interior 2008)or Lake Elslnorewalmart 6u}woantcr F.IR � N g V V -.- �_� Mitigation Monitoring and reporting Pratimm Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Date/Initials) a County of Riverside qualified archaeologist,is retained by the developer and examines the find, The archaeologist shall determine the significance of the find, If the find is determined not significant then grading arid excavation activities can continue,and the archaeologist would determine the need for archaeological monitoring. If the find is determined to be significant or potentially significant, the archaeologist shall prepare a Treatment Plan and shall contact the appropriate Native American tribal representatives,as identified by the Native American Heritage Commission. if requested by the Tribe(s),the City,the developer,or the Project archaeologist,the City shall,in good faith,consult on lice discovery and its disposition(e.g., avoidance,preservation,return of artifacts to tribe,etc.). If the Developer and the Tribe cannot agree on the significance or the mitigation for such resources,these issues will be presented to the Community Development Director (CDD)for decision.The COD shall make the determination based on the provisions of the California Environmental Quality Act will respect to archaeological resources and shall take into account the religious beliefs,customs,and Practices of the appropriate tribe. Notwithstanding any other rights available under the law,the decision of the COD shall be appealable to the City of Lake Elsinore City Council. A report of findings shall also be prepared by a qualified Archaeologist,and shall include an itemized inventory of any specimens recovered.The report Lako Envnom VVahnsir S-N—Mor EIR 10 h4UBa4on Monitadng ontl RepxGne Prearam Mitigation Measure Method of Verification Timing of VerifiCatloo Monitoring Responsibility Verification(DateRnitials) and confirmation of curation of any recovered resources from an accredited museum repository shall signify completion of the program to mitigate impacts to archaeologicalthisloric resources.If disturbed resources are required to be collected and preserved,the Applicant shall be required to participate financially up to the 1kmits imposed by Public Resources Code Section 210832. After the find Is determined to be significant,the project archaeologist shall determine the need for archaeological monitoring for the remainder of the excavation activities. Mitigation Measure CULT-3:Prior Verify inclusion in grading plan Prior to the issuance of a grading Construction manager to earth moving activities,a notes,site inspection permit. City of Lake Elsinore Community qualified paleontologist shall be Development Department,Planning retained to conduct pre- Division construction worker paleontological resources sensitivity training.This training shall include information on what to do in case an unanticipated discovery Is made by a worker.All construction personnel shall be informed of the possibility of encountering fossils,and instructed to immediately inform the construction foreman if any bones or other potential fossils are unexpectedly unearthed in an area where paleontological monitoring is not required.The project proponent shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance. Mitigation Measure CULT•4: Excavations exceeding five feet Review and approval of pre-grading During excavation and grading Construction manager Wow the current grade within the report activities City of Lake Elsinore Community Like Eleirwre Walman sumrtemer EIR __.___..__.......�— Mligaaon Mmiloullg mW Reporeng Program Mitigation Measure Method of Verification Timing of Verification' Monitoring Responsibility Verification(Date/initials) Surfaces areas containing the Development Department,Planning younger Quaternary Alluvium as Division well as any excavation into areas of the site that contains the Silverado Formation shall be monitored by a qualified paleontologist. A qualified paleontologist is defined as an individual on the County of Riverside list of qualified paleontologists or an individual with an M.S.or a Ph.D.in paleontology or geology who is familiar with paleontological procedures and techniques. A qualified paleontologist shall perform periodic spot check monitoring during excavation activities within the areas containing Quaternary Alluvium on the Surface until excavations reach five feet below current grade. However,if paleontological resources are found prior to five feet below current grade within the areas containing Quaternary Alluvium on the surface,the qualified paleontologist shall determine the need for more frequent paleontological monitoring for the remainder of the excavation activities. If paleontological resources are discovered,the qualified paleontologist shall inform the contractor to cease ground disturbing activities within 50 feet of the find until it can be assessed by the qualified paleontologist. If the find Is determine to be not significant,excavation activities can continue. If the find is determined to be significant or potentially significant,the ground disturbing activities within 50 feet of the find shall continue to cease until the Lake Elsinmo Watmart SurTlcentel EIR 12 MJligatial Mantmine-no ReMning Roprm Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datellnitiais) sampling and data recovery of resource is completed. After recovering the resource,the paleontologist shall follow the Society of Vertebrate Paleontology standard guidelines for analyzing the fossil specimens,store the specimens al a museum depository that is capable to provide access for future research,prepare a final report documenting the find(s),and submit the document to the City of Lake Elsinore and other interested parties. Mitigation Measure CULT-encountered. :If Verify Inclusion In grading plan Duringexcavation and radio Construction manager human remains are encountered, y grading 9 California Health and Safety Code (totes,site inspection activities City of take Elsinore Community Section 7050.5 states that no Development Department,Planning further disturbance shall occur until Division the Riverside County Coroner has made the necessary findings as to origin.Further,pursuant to California Public Resources Code Section 5097.98(b)remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made.If the Riverside County Coroner determines the remains to be Native American,the coroner shall contact the Native American Heritage Commission within 24 hours.Subsequently,the Native American Heritage Commission shall identify the person or persons it believes to be the"most likely descendant."The most likely descendant may then make recommendations,and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98. Geology,'Stiils,and$eisrpicifY'...:.... . Lake El6norewalnwix Supetctnter EIR 13 �..�...�-..�.....�_....�._..._._.�_.�..� Nilig>nin raaniwring end Rolwrt m Program Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datellnitials) No mKIgatton measures required. Implementation of Mitigation Measures AO-1 and AO-2 N!'1110.0a sO..?W.Quality No mitigation measures are required. Land lf;g and PlaDluljs,,,: No mitigation measures are required. Mitigation Measure NOI-1:The following practices shall be Review of construction plans which During construction activities Construction manager implemented by the project shall include applicable City of Lake Elsinore Community construction noise standards In applicant during construction ment activities: contractor specifications and onsite Development Department • prior to approval of verification. grading plans and/or issuance of building permits,plans shall include a note indicating that noise-generatlng project construction activities shall only occur between the hours of 7:00 A.M.and 7,00 P.M. on weekdays. Construction is prohibited on weekends and holidays.The project construction supervisor shall ensure compliance with the note and the City shall conduct periodic inspection at its discretion; • (prior to the start of Lake F.Esnme Walmen SUP-:-ter EIRTT_......_..-_ ---1 4 NnllgaGon 0.leniroiing and ReW.1irig Program Wigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datellnitialsj construction,)install temporary noise control barriers that provide a minimum noise level attenuation of 10.0 dBA when project construction occurs near existing noise-sensitive structures.The noise control barrier must present a solid face from top to bottom.The noise control barrier must designed to block the view of the noise source; • Any damage to the noise barriers must be repaired within 48 hours.Gaps or holes in the barrier or openings between the barrier and the ground shall be repaired within 48 hours; • The noise control barriers and associated elements shall be completely removed and the site restored upon the conclusion of the construction activity; • During all project site construction,the construction contractors shall equip all construction equipment, fixed or mobile,with mufflers operated and maintained consistent with manufacturers' standards.The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receivers nearest the project site; Lake Elsinore wainvirl Supmwtcr OR 15 Mligafon Morcicring and Reporting program Mitigation Measure Method of Verification Timing ofVeriflcation MollitoringResponsibility Verification(Date)lnitials) • The construction contractor snail locate equipment staging in areas that will create a minimum distance of 100 feet between construction-related noise sources and noise- sensitive receivers nearest the project site (i.e..the center of the site)during all project construction; • The construction contractor shall limit haul truck deliveries to the same hours speclfied for construction equipment (between One hours of 7:00 A.M.and 7:00 P.M. on weekdays, Construction is prohibited on weekends and holidays).The haul route exhibit shall design delivery routes to minimize the exposure of sensitive land uses or residential dwellings to delivery truck-related noise. Mitigation Measure NOI.2:The following practices shall be ado-pled Review of construction plans which Prior to Ilse issuance of a building Construction manager as Conditions of Approval prior to shall include applicable permit. the issuance of a building permit for conslruction noise standards in City of Lake Elsinore Community the proposed project: contractor specifications and onsile Development Department • All trucks,tractors,and verification. forklifts shall be operated with proper operating and well maintained mufflers; • Maintain pavement conditions[hat are free Of bumps to minimize truck noise; • The truck access gates and loading docks within Lake Our—Walnlart Supaleento CIR 16 M1GVAoa Ma it mg and Rafwrlinp Mogram Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Dateflnitials) the truck court on the project site shall be posted with signs which slate: o Truck drivers shall turn off engines when not in use; Diesel trucks servicing the Project shall not idle for more than five (5)minutes; and o Post telephone numbers of the building facilities manager to report violations. Pahlic.Seiyices,`. _. No mitigation measures are required. Transpgtatitifi and jrafflc ', ...•..�..:; "'.>,. ... .. ,. .. . Mitigation Measure s The t Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer applicant for the proposed ed project shall contribute its}air share development mitigation fee permits. towards the modification of the traffic signal including permissive left-turn phasing at the intersection of East Lakeshore Drive/Diamond Drive. Mitigation Measure TRA-2:The Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer applicant for the proposed project development mitigation fee permits shall contribute its fair share towards the installation of a traffic signal at the intersection of Gunnerson Street/Riverside Drive, and to implement permissive left- turn phasing on all approaches. Lake Elsinore Walmart Supoicento EAR 17 Mligaron Mon lodng and IQeperting Program Mitigation Measure Method of Verification Timing of Verification' Monitoring Responsibiiily Verification(Date/Initials) Mitigation Measure TRA-3:The Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer applicant for the proposed project development mitigation fee permits. shall pay for the restriping the existing eastbound right turn lane as a third shared through-right turn lane at the intersection of 1-15 Sotlthbound Ramps/Railroad Canyon Road. Mitigation Measure TRA-4:The applicant for the proposed project Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer shall contribute its fair share development mitigation fee permits. towards the Installation of a traffic signal at the intersection of 1.15 Northbound Ramps/Nichols Road. Mitigation Measure TRA-5:The applicant for the proposed project Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer shall contribute its fair share development mitigation fee permits. towards the Installation of a tragic signal at the intersection of 1-15 Northbound Ramps/North Main Street. Mitigation Measure TRA-6:The applicant for the proposed project Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer shall pay Its required Traffic Impact development mitigation fee permits. Fee('TIF"),which fee program includes funding for improvements to the Summerhill Drive/Railroad Canyon Road intersection.One alternative for improving the operation of this intersection is to reslripe the nodhbound approach at the intersection of Summerhill Drive/Railroad Canyon Road to provide a separate right turn lane, and modify the traffic signal and implement overlap phasing for the northbound and eastbound right turn lanes.The City is currently sludying additional alternatives for Improving the function of this intersection as part of the interchange improvements due to the close proximity. Mitigation Measure TRA-7:The Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer aaEnae wNma+t Surrttemer ElP. �$ Miapatlon Monitoring and Rerartlrh B Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Datelinitials) applicant for the proposed project development mitigation fee permits. shall pay its required TIF,as well . as the required Western Riverside County Transportation Uniform Mitigation Fee(-TUMF"),which fee progranns include funding for the construction of a 2nd westbound through lane at the intersection of Lakeshore Drive/Riverside Drive (SR 74). Mitigation Measure The applicant for the proposedosed project Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer p shall contribute its fair share development mitigation fee permits. towards the construction of a second southbound left turn lane at intersection of East Lakeshore Drive I Diamond Drive and associated signal modifications. Mitigation Measure TRA•9:The applicant for the proposed project Verification of payment of the Prior to issuance of building City of Lake Elsinore Engineer shall contribute its fair share to the development mitigation fee permits. construction of a left turn lane and a second through lane on the eastbound approach,at the intersection of Gunnerson Street f Riverside Drive,construction of a left turn lane and a second through lane on the westbound approach, and modification of the traffic signal to provide protected left-turn phasing for the eastbound and waslbound approaches. Mitigation Measure TRA-10:The applicant for the proposed protect Verification of payment of the Prior to issuance of building City of Lake Esinore Engineer shall contribute its fair share development mitigation fee permits. towards the construction of a left turn lane on the northbound approach at the intersection of 1 15 Northbound Ramps and Railroad Canyon Road. road Mitigation i Measure is necessary The Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer roadway improvements necessary to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of Lakeshore DrivelRlverside Drive Verification of payment of the Lake Elsinore mHonxt Suwrmniei OR imgabon M—t.,ing:urrf Reparlmg Program Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Date/initials) (SR 74)are as follows: development mitigation fee • A 3rd and 41h westbound through lanes,and modify the traffic signal to implement overlap phasing on the right turn lane. • A 2nd northbound left turn lane and a right turn lane. • A 2nd southbound left turn lane and a 3rd through lane.Modify the traffic signal to implement overlap phasing on the right turn lane. • A 2nd eastbound left turn lane and a 3rd through lane.Modify the traffic signal to implement overlap phasing on the right turn lane. Prior to Ilse issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-12:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative Improvement plans by the Cily of permits. traffic conditions at the intersection Lake Elsinore Engineer of W.Graham Avenue/North Main Verification of payment of the Street(SR 74)are as follows: development mitigation fee • Install Traffic Signal - ----.. Lake Elsnae VW*W(Supa—dm EIR 20 Mi6oa50d Monitoring aid Ro1wdine Program Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Date/initials) • Construct an eastbound left turn lane. • Construct a westbound left turn lane. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements are nol covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA•13,The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of East Lakeshore Drive/Diamond Verification of payment of the Drive are as follows: development mitigation fee • A 3rd westbound through lanes,Iwo right-turn lanes,and modify the traffic signal to implement overlap phasing on the right turn lanes. • A 2nd northbound left turn lane,3rd through lane and 2nd right turn lane,and modify the traffic signal to implement overlap phasing on the right turn lanes. • A 3rd southbound through lane and a right turn lane,and modify the traffic signal to implement overlap phasing on the right turn lane. Lnko rivnae Nraimart SupucCMor OR -_ - 21 Mitigation Moniming and Rnporing Program Mitigation Measure Method of Verlfteatt on Timing of VeriFlcallon` Monitoring Responsibility Verification(DaleNnitials) • A 2nd eastbound left turn lane and a right turn lane. Prior to the issuance of a building permit,it Ilse above improvements are covered by the TiF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through Its payment of those fees.To the extent that any of the above Improvements are not covered by the TIF and/or TUMF,the applicant shall contribute Its fair share toward Installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-14:The roadway improvements necessary Review and approval of street Prior to the Issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of Collier Avenue/Riverside Drive Verification of payment of the (SR 74)are as follows: development mitigation fee • Two westbound left turn lanes,a 2nd and 3rd through lanes and a right turn lane. • A 2nd northbound left turn lane,2nd through lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. • A 2nd southbound left turn lane and a 2nd through lane,and modify the traffic signal to implement overlap phasing on the right turn lane. • 'two eastbound left turn lanes,a 2nd and 3rd through lanes and a free- Lake Elsinore Walrnon SPp—ffl r EIR .� 22 ,--' - -+ __- __ •MitiyaUon MorYloring anJ RePoipng Rafxam Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Dalellnitlals) right turn lane. Prior to the issuance of a building permit,if the above improvements are covered by the TIF andlorthe TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure is necessary The Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer roadway improvements necessary Pp 4 to address the 2035 cumulative improvement plans by the City of permits, traffic conditions at the intersection Lake Elsinore Engineer of Collier Avenue/Central Avenue Verification of payment of the :SR 74)are as follows: development mitigation fee • A 2nd westbound through lane and a tree-right turn lane. • A 2nd northbound through lane and a 2nd right lum lane with overlap signal phasing. • A 3rd southbound left turn lane. • A 3rd eastbound through lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that _..._...... . __-_- Lake,El.nwoMralmartS.Nnter El 23 Mitigaddn Monitoring and Repomng Program Mitigation Measure Method of Verification Timing of Verification" Monitoring Responsibility Verification(Dale/initials) any of 11x above improvements are not covered by the TIF andror TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-10:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Flslnore Engineer of Auto Center Drive f Diamond Verification of payment of the Drive are as follows: development mlligalion fee • A 3rd westbound through lane and a right turn lane, Slid modify the traffic signal to implement overlap phasing on the right turn lane. • A 2nd northbound left turn lane and two northbound right turn lanes,and modify the traffic signal to implement overlap phasing on the right turn lanes. • A 2nd southbound left turn lane and two right turn lanes,and modify the traffic signal to implement overlap phasing on the right turn lanes. • A 2nd eastbound left turn lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building Permit.if the above improvements are covered by the TIF and/or the TUMF In effect,the applicant shall Pay its contribution for these I.eke(:Isinwo Welmat supercemer OR 24 r 16406-MC11 iNfre and Rai-Sne Iryegrom Mitigation Measure Method of Verification Timing of Verification' Monitoring Responsibility Verification(Datellnitials) Improvements through its payment of those fees.To the extent that any of the above improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-17:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of 1-15 Soulhboun d RampslNlchols Verification of payment of the Road are as follows: development mitigation fee • A 2nd westbound left turn lane and the 2nd and 3rd through lanes. • Two southbound left turn lanes and a fight turn lane and restfipe the soulhbound left-through- right turn lane as a 2nd right turn lane. • A 2nd and 3rd eastbound through lanes. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the Issuance of building permits. Mitigation Measure :The roadway improvementsis necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer improvement plans by the City of permits. -._.......... -- Lake Elmorewarnwrl sui ercentef E.IR 25 Mdigabon Monacang and kel-ling Program Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datelinitials) to address the 2035 cumulative Lake Elsinore Engineer traffic conditions at the intersection of I-15 Southbound Ramps/ Verification of payment of the Central Avenue(SR 74)are as development mitigation fee follows: • New Interchange Design (loop on-ramp al 1-15 Soulhbound Ramps)- • A 2nd southbound left turn lane,and restripe the shared left-through-right turn lane as a left turn lane,and 1 stand 2nd right turn lane. • A 3rd eastbound through lane and 2nd right turn lane. Prior to the issuance of a building permit,If the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay Its contribution for these improvements through its payment of those fees.To the Went that any of the above improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-19:The roadway improvements necessary Review and approval of street Prior to[lie issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of 1-15 Southbound Ramps/North Verification of payment of the Main Street are as follows: development mitigation fee • Construct a 2nd westbound left turn lane and a 2nd through lane, • Construct a southbound left turn lane. • Construct a 2nd Late 6ls.nae Vdelmsrl Suparcaater FIR 26 facoation Mwinparg and Ropor iry Prgtram Mitigation Measure Method of Vcriiication Timing of Vcrificatlon• Monitoring Responsibility Verification(Datellnitials) eastbound through lane and a right turn lane. Prior to Ilse issuance of a building permit,if the above improvements are covered by the Tll-and/or the TUMF in effect.Ilia applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements are not covered by the TIF and/or TUMF,the appllcanl shall contribute its fair share toward Installalion of these improvements prior to the issuance of building permits. Mitigation Measure TRA•20:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer A F15 Soulhbound Ramps! Verification of payment of the Railroad Canyon Road are as development mitigation fee follows: • New Interchange Design (ramps on frontage road). Install a traffic signal. • Construct a northbound right turn lane. • Construct 2 southbound left turn lanes and a 2nd through lane. • Construct a vrestbound left turn lane and 2 right turn lanes. The City andlor Caltrans may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the Improvements outlined above('alternative improvements"). Prior to the issuance of a building permit,if the above improvements Laka Elm—Walman S.r.—Aw EJR 27 _�._�_._..................___..r W iiaeon Monitwing and Reporting Program Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Datelinitials) or the alternative Improvements or alternative improvements are covered by the TIF and/or the TUMF In effect,the applicant shall pay its contribution for these Improvements through its payment of those fees.To the extent that any of the above Improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-21:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Eisinore Engineer of 1-15 Northbound Ramps/Nlchols Verification of payment of the Road are as follows: development mitigation fee • A 2nd and 3rd westbound through lanes and a right turn lane. • A northbound left turn lane and a right turn lane and restripe the shared left-through-right turn lane as a 2nd right turn lane. • A 2nd eastbound left turn lane and the 2nd and 3rd through lanes. The City and/or Callrans may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above('alternative improvements`). Prior to the issuance of a building permit,If the above improvements or the alternative improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contrlbtftn for these Lake Elsinorevv&san Superzon1e,li 28 Miog-t-Ma toting anti Reroding Wogram Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datellnitials) improvements through its payment of those fees.To the extent that any of the above improvements or the alternative improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-22:The Review and approval of street Prior to Ilse issuance of building City of Lake Elsinore Engineer roadway improvements necessary to address the 2035 cumulative Improvement plans by(lie C ty of permits. traffic conditions at the intersection Lake Elsinore Engineer of 1-15 Northbound Ramps!Central Verification of payment of the Avenue(SR 74): development mitigation fee • New Interchange Design poop on-ramp at 1-15 Northbound Ramps). • A northbound left turn lane and restripe the left- through-right turn lane as a 2nd right turn lane. • An eastbound right turn lane. The City and/or Callrans may ultimately design alternative improvements at this intersection that would mitigate the impacts to the some or to a greater degree than the improvements outlined above("alternative improvements"j. Prior to the issuance of a building permit,if the above improvements or the alternative improvements are covered by the TIF and/or the TUMF in effect,the applicant stall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements or alternative improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair LOW Elynore Walman supereolter ER 29 Mnigaaon Monnotinp and Reporino Program Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Date/initials) share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-23:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions al the intersection Lake Elsinore Engineer of 1-15 Northbound Ramps/North Verification of payment of the Main Street are as follows; development mitigation fee • A 2nd westbound through lane and a right lum lane. • A northbound left turn lane and a right turn lane. • A 2nd eastbound left lum lane and a 2nd through lane. The City and/or Caltrans may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above("alternative improvements`). Prior to the issuance of a building permit,if the above improvements or alternative improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To Uie extent that any of the above Improvements or alternative improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior 10 the issuance Of building permits. Mitigation Measure TRA-24:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative Improvement plans by the City of permits, traffic conditions a1 the intersection Lake Elsinore Engineer No am aac R'Mmwt Supercanlei FOR 30 Miuga4on KIwiW,I,ig and Rerarbng Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Dateflnittals) of 1-15 Northbound Ramps I Railroad Canyon Road(Grape Verification of payment of the Street)if the existing diamond development mitigation fee Interchange remains are as follows: • New Interchange Design (ramps on frontage roads). • Install a Iraffic signal. • Construe a northbound left turn lane. • Construct a southbound free-right turn lane. • Construct two eastbound left turn lanes and a right turn lane. The City andfor Caltrans may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the Improvements outlined above("alternative improvements'). Prior to the issuance of a building permit,if the above improvements or alternative improvements are covered by the T1F and/or the TUMF In effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements or alternative improvements are not covered by the TiF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the Issuance of building permits. Mitigation Measure :The Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer roadway improvementsis necessary improvement plans b the City of permits. to address the 2035 cumulative P p y y traffic conditions at the intersection Lake Elsinore Engineer of Dexter Avenue 111 th Street are Verification of payment of the as follows development mitigation fee Lake Etsinoro Walmort Supercenter EIR 31 Mikgahm Morilodng and Repoding Program Mitigation Measure Method of Verification Timing of Verification' Monitoring Responsibility Verification(DateffnitlaIs) • Install a traffic signal. • Construct a westbound left turn lane and a 2nd through lane. • Construct a northbound left turn lane. • Construct a southbound left turn lane. • Construct an eastbound left turn lane,2nd through lane and a right turn lane with overlap signal phasing. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these Improvements through its payment of!hose fees.To the extent that any of the above improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these Improvements prior to the issuance of building permits. Mitigation Measure TRA-26:It the Central Avenue(SR 74)/Dexter Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer Avenue intersection has remained improvement plans by the City of permits. a hull access intersection,the Lake Elsinore Engineer roadway improvements necessary Verification of payment of the to address the 2035 cumulative development mitigation fee traffic conditions at that intersection are as follows: • Redesign the intersection to include a raised median to prohibit left terms onto Dexter Avenue. The City and/or Caltrans may ultimately design aftemative Lakc IN—Wallnart GIIP— or rlR 32 Mi694-Monibring and Rnpprlmg Program Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datellnitials) improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above(`alternative improvements"). Prior to the issuance of a building permit,if the above Improvements or the alternative improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that the above improvements or the alternative improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. cad a y i Measure is necessary The Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer oatlway improvements necessary to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of Dexter Avenue/Allan Street are Verification of payment of the as follows: development mitigation fee • The installation of a traffic signal at this location Is not feasible do to the close proximity of intersection of Dexter Avenue and Central Avenue(SR-74.) Therefore the applicant shall be responsible for geometric improvement at this intersection, including a raised median or its equivalent,which will ensure that the intersection remains limited to a right-in,right out intersection. The timing of this improvement shall be determined by the City Lake Elsinore Walman Suporcenler Cm ^-.-^- 33 Mitigation Monitoring nod RepoNrq Program Mitigation Measure Method of Verification Timing of Veriflcation' Monitoring Responsibility Verification(Datefin[tia[s) Engineer.To the extent there are future projects along Allen Street that will add traffic to[his intersection,the City will require those projects to contribute proportionally to the cost of the improvements. Mitigation Measure TRA-28:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of Dexter Avenue/Crane Street are Verification of payment of the as follows: development mitigation fee • The recommended installation of a traffic signal at this location is not a preferred measure for the City due to the location of the intersection and the City's desire to maintain future traffic flows on Dexter Avenue. However,such installation may be necessary in the future, based upon traffic levels and[urn movement. In the interim,the applicant shall be responsible for the installation of stop control measures deemed appropriate by the City Engineer. These measures may Include a 4-way stop,if requested by the City Engineer. In addition,prior to the issuance of a building permit,the applicant shall pay its fair share cost of the installation of a traffic signal. The fair share shall be based on the project's highest number of peak hour loft hums at Lake Elaimie Wanrart Suporcenter OR 34 Wigaton Monitoring and Rerading N.9"M Mitigation Measure Method of Verification liming of Verification* Monitoring Responsibility Verification(Datellniffals) the intersection, compared to those associated with the existing and future development along both sides of the portion of Crane Street east of Dexter Avenue. Mitigation Measure TRA-29:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the Intersection Lake Elsinore Engineer of Dexter Avenue/3rd Street include Verification of payment of the the following: development mitigation fee • Install a traffic signal • Construct a westbound left turn lane. • Construct a northbound left turn lane. • Construct a southbound left turn lane. • Construct an eastbound left turn lane. The City may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above("alternative improvements').Prior to the issuance of a building permit,if the above improvements or the alternative improvements are covered by the'rlF and/or the TUMF in effect,the applicant shall pay Its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements or the alternative improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward Lake Elsircrewafmad&irmce.rYrr EIR 35 Mitept-Monitoring arW R.Wing Program Mitigation Measure Method of Verification Timing of Verification; Monitoring Responsibility Verification(Dateftnitials) installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-30:The roadway Improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer Of Dexter Avenue 12nd Street are Verification of payment of the as follows: development mitigation fee • Install a traffic signal. • Construct a westbound left turn lane, • Construct a northbound left turn lane and a fight turn lane with overlap signal phasing. • Construct a southbound left turn lane. • Construct an eastbound left turn lane,2nd through lane and a right turn Lane with overlap signal phasing. Prior to the issuance of a building permit,if the above improvements are covered by the TIF andfor the TUMF in effect,the applicant shall pay its conlribulion for these Improvements through its payment of those fees.To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-31:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of lake Elsinore Engineer to address the 2035 cumulative Improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of Camino del Norte I North Main Verification of payment of the Street are as follows: I.ako Elsinore Walmnrt Sup:rcenter EIR 36 --"'_ --••-_ -_. _ ,"„-__ MRya&on Morl;torinp and Re{wrling Program Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datelinitials) Install a traffic signal. development mitigation fee • Construct two northbound left turn lanes. • Construct a southbound right turn lane with overlap signal phasing. • Implement overlap signal phasing on the eastbound right turn lane. Prior to the Issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF In effect,the applicant shalt pay its contribution for these improvements through its payment of those fees.To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure necessary The Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer roadway improvementsis necessary to address the 2035 Cumulative improvement plans by the City of permits. traffic conditions at the Intersection lake Elsinore Engineer of Summerhill Drive/Railroad Verification of payment of the Canyon Road are as follows: development mitigation fee • Two westbound right turn lanes,and modify the traffic signal to implement overlap signal phasing on the right turn lanes. • A 2nd northbound right turn lane. • A 2nd southbound left turn lane and a 2nd right turn lane with overlap signal phasing. Prior to the issuance of a building permit,It the above improvements are covered by the TIF and/or the LmlioElslnoreWalmanSuPorcenlorDR 37 MNpa lion Monitoring and Repoirmq Prog,am Mitigation Measure Method of Verification Timing of Verification' Monitoring Responsibility Verification(oa tell nitia ls) TL1MF in effect,the applicant shall pay its contribution for these Improvements through its payment of those fees.To the went that the above improvements are not covered by the TIF andlor TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA•33:The roadway Improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvemenl plans by the City of permits. traffic conditions at the interseclion Lake Elsinore Engineer of Cambern Avenue f Central Verification of payment of the Avenue(5R 74)are as follows: development mitigation fee • A 2nd weslbound left turn lane and 3rd through lane,and modify the traffic signal to implement overlap phasing on the rlghl turn lane. • A 2nd northbound left turn lane and right turn lane,and modify the traffic signal to implement overlap phasing on the right turn lane. • Two southbound left turn lanes and a 2nd through lane,and modify the traffic signal to implement overlap phasing on the right turn lane. A 3rd eastbound through lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit,the applicant shall be required to dedicate the right-of- Lax.EI.—we—a Supoacoter 19R 38 MM1igagon N.ondoraV and Reporting Program Mitigation Measure Method of Verification Timing of Verification* Monitoring Responsibility Verification(Datelinitials) way necessary for the above improvements.In addition,prior to the Issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these Improvements through its payment of those fees.To the extent that any of the above improvements are not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure :The roadway improvementsis necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits, traffic conditions at the intersection Lake Elsinore Engineer )f Cambem Avenue/3rd Street are Verification of payment of the as follows: development mitigation fee Install a traffic signal. • Construct a westbound left turn lane and right turn lane. Construct a northbound left turn lane and a 2nd through lane. • Construct a sorthbound left turn lane,a 2nd through lane,and a right turn lane. Construct a 2nd eastbound loft turn lane. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that any of the above improvements are _._.--.Lake Blanca Walmatl Surwreentar aIR 39 ^••- _..._ •�Y— Mltl9aton Mmltoring arid Ra-orltng Vrairam Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification jDateAnftials) not covered by the TIF and/or TUMF,the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-35:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative Improvement plans by the City of permits. traffic conditions at the Intersection Lake Elsinore Engineer of Conard Avenue/Central Avenue Verification of payment of the (SR 74)are as follows: development mitigation fee • A 30 and 4th westbound through lanes and a right turn lane. • A southbound left turn lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. • A 2nd eastbound left tun lane,a 3rd and 4th through lanes and a right turn lane. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these Improvements through its payment of those fees.To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-35:The roadway improvements necessary Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative Improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer Lake l:IsinorevAlmonsarwrconter ElR W W _.. 40 N,Itigabon Mantoring and kaporfi 1 Nag— Mitigation Measure Method of Verification Timing of Verification Monitoring Responsibility Verification(Datellnitlals) of Rosetta Canyon Drive I Central Avenue(SR 74)are as follows: Verification of payment of the A 2ntl westbound felt turn development mitigation fee • lane and the 3rd and 4lh through lanes. • A 2ntl northbound left turn lane.and Modify the traffic signal to implement overlap phasing on the right turn lane. • A 4th eastbound through lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its conlribulion for these improvements through its payment of those fees.To the extent[hat die above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure is necessary The nts Review and approval of street Prior to the issuance of building City of Lake Elsinore Engineer roadway improvements necessary improvement plaru by the City of permits. to address the 2035 cumulative P y traffic conditions al the intersection Lake FJsinore Engineer of Riverside Street I Central Verification of payment of the Avenue(SR 74)are as follows: development mitigation fee • A 2nd westbound left turn lane,a 3rd and 49h through lanes and a right turn lane,and modify the traffic signal to implement overlap phasing on the right turn lane. Two northbound through Lake Elsinore N'armart SUP rcentai OR 41 Nirigaaon M.W.,mg and ROpoNrq f-)— Mitigation Measure Method of Verification Timing of Verification' Monitoring Responsibility Verification(Ratellnitials) lanes, • Two souhbound left turn lanes,two through lanes and a right turn lane. • Two eastbound left turn lanes,a 3rd and 4th through lanes and a right turn lane,and modify the traffic signal to implement overlap phasing on the right turn lane. Norio the issuance of a building permit,If the above improvements are covered by the 71F and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these Improvements prior to the issuance of building permits. Mitigation Measure TRA-38;The roadway improvements necessary Review and approval of street Friar to the issuance of building City of Lake Elsinore Engineer to address the 2035 cumulative improvement plans by the City of permits. traffic conditions at the intersection Lake Elsinore Engineer of Greenwald Avenue/Central Verification of payment of the Avenue(SR 74)area as follows. development mitigation fee • A 2nd westbound left turn lane,a 3rd through lane and a right turn lane. • A northbound right turn lane,and modify the traffic signal 10 implement overlap phasing on the right tum lane. • A souhbound right[urn lane. • A 2nd easmound left turn lane and a 3rd through lane,and modify the Lake Run—Walmart Superetraar EIR Mom- nirarin and R n Program 42 Mo g erie+ri g -------------- Mitigation Measure Method of Verification Timing of Verification Monitoring Responsihility Veritication(Datelinitlals) traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit,if the above improvements are covered by the TIF and/or the TUMF in effect,the applicant shall pay its contribution for these improvements through its payment of those fees.To the extent[hat the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the Issuance of building permits. Arbon Deily No mitigation measures are required. JGIi�ile.alid.$atviceSysGi�nli��' ,-_. ,�, . No mitigation measures are required. Lek.Elsinom VPalmert5upo—W1a EI[t -_.._W..._ 43 talligation Monitoring and neWrLing Program ENVIRONMENTAL FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS REGARDING THE ENVIRONMENTAL IMPACT REPORT FOR THE CITY OF LAKE ELSINORE WALMART SUPERCENTER PROJECT SCH 42014051093 Prepared By: City of Lake Elsinore ]30 South Main Street Lake Elsinore, CA 92530 December 2015 1. BACKGROUND AND INTRODUCTION........................................................................1 I.I. Project Overview...................................................................................... ....................... 1 1.2 Public Involvement and FIR Scoping............................................................................. 1 1.3 Final EIR Certification and Project Approval Process.................................................2 2. PROJECT DESCRIPTION.......................................................................................................4 2.1 Project Location................................................................................................................4 2.2 Project Description...........................................................................................................4 2.3 Project Objectives.............................................................................................................9 3. GENERAL FINDINGS ON MITIGATION MEASURES................................................... 10 4. ENVIRONMENTAL FINDINGS........................................................................................... 11 4.1 Areas Determined To Have No Significant Impact..................................................... 11 4.2 Findings Regarding Less Than Significant Impacts Identified in the EIR 20 4.2.1. Aesthetics..............................................................................................................20 4.2.2. Air Quality............................................................................................................24 4.2.3. Biological Resources.............................................................................................28 4.2A. Geology,Soils and Seismicity..............................................................................30 4.2.5. Greenhouse Gas Emissions..................................................................................33 4.2.6. Hydrology and Water Quality............................................................................35 4.2.7. Land Use and Planning. ......................................................................................41 4.2.8. Public Services......................................................................................................47 4.2.9. Transportation and Traffic.................................................................................49 4.2.1 O.Utilities and Service Systems..............................................................................57 4.3. Findings Regarding Environmental Impacts Which Can Be Mitigated to Level of Less Than Significant ......................................................................................61 4.3.1. Air Quality............................................................................................................61 4.3.2. Biological Resources.............................................................................................64 4.3.3. Cultural and Paleontological Resources.............................................................68 4.3.4. Greenhouse Gas Emissions..................................................................................73 4.3.5. Land Use..............................................................................................................76 4.3.6. Noise 77 4.4. Findings Regarding Environmental Impacts Not Fully Mitigated to a Level ofLess Than Significant.................................................................................................78 4.4.1. Air Quality............................................................................................................79 4.4.2. Noise 4.4.3. Transportation and CircuIation..........................................................................83 4,5. Findings Regarding Alternatives to the Project......................................................... 107 5. STATEMENT OF OVERRIDING CONSIDERATIONS.................................................. 122 5.1, Unavoidable Significant Environmental Effects........................................................ 122 5.2. Overriding Considerations.......................................................................................... 123 6. CERTIFICATION OF THE FINAL EIR............................................................................ 124 6.1. Findings.....................................................................................................................-.. 125 6.2. Conclusions................................................................................................................... 125 7. ADOPTION OF MITIGATION MONITORING AND REPORTING PROGRAM.............................................................................................................................126 - -- _............. .- Lake Elsinore Wal trail Soperwiter EIR i Environmental Findings and Statement of Overriding Considerations 8. APPROVAL,OF THE PROJECT........................................................................................126 9. LOCATION AND CUSTODIAN OF RECORD.................................................................126 .......... - -._._.. .------- _... -- --............. - --... -......._......_.... — ------- Lane Elsinore Welman Superoenter EIR II Environmental Findings and Statement of Overriding Considerations LAKE ELSINORE' WALMART SUPERCENTER ENVIRONMENTAL FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS. 1. BACKGROUND AND INTRODUCTION 1.1. Project Overview The City of Lake Elsinore (City) has completed an Environmental Impact Report (EIR) (State Clearinghouse Number 2014051093) for the Lake Elsinore Walmart Supercenter Project. The City is the Lead Agency for the purposes of preparing and certifying this EIR pursuant to Sections 15050 and 15367 of the State CEQA Guidelines (California Code of Regulations, Section 15000 et seq.) . The purpose of this EIR is to evaluate the potential environmental impacts of the proposed Lake Elsinore Walmart Supercenter Project. In compliance with Section 21002.1 of CEQA and Section 15002 of the State CEQA Guidelines, the City, as Lead Agency, has prepared this EIR in order to (1) inform the general public, the local community, responsible and interested public agencies and the City's decision-making bodies and other organizations, entities, and interested persons of the potential environmental effects of the proposed project, feasible measures to reduce potentially significant environmental effects, and alternatives that could reduce or avoid the significant effects of the proposed project, (2) enable the City to consider environmental consequences when deciding whether to approve the proposed project and (3) to satisfy the substantive and procedural requirements of CEQA. 1.2. Public Involvement and EIR Scoping This document complies with the provisions of CEQA (California Public Resources Code, Sections 21.000 et seq.), the State CEQA Guidelines (California Code of Regulations, Section 15000 et seq.) and the City's Procedures for Implementing the State CEQA Guidelines. In compliance with CEQA, the City has solicited and considered comments from Responsible and Trustee Agencies, members of the public, and other interested parties during the proposed project's various environmental review processes: • In accordance with CEQA Guidelines Section 15082, the City prepared and distributed a Notice of Preparation (NOP) of an EIR. The NOP was distributed on or about May 27, 2014. • In compliance with Section 21083.9 of CEQA and Section 15082 (c)(1) of the State CEQA Guidelines, the City held a public scoping meeting on June 1.8, 2014, to receive public and agency comments. • Comments received from the public and agencies during the public review period for the NOP and the public scoping meeting were considered in the preparation of the EIR prepared for the proposed project. In August 2015, a DEIR was prepared for the proposed project in accordance with CEQA regulations and guidelines. The DEIR was circulated for a 45-day public review period on or about August 28, 2015. Notification was provided to the State Clearinghouse(SCH), responsible and trustee agencies, and all interested parties and jurisdictions pursuant to the requirements of Lake Elsinore Walmart Supercenter rl R Environmental Findings and Statement of Overriding Considerations Section 15087 of the State CEQA Guidelines. Approximately I I comments were received by the City during this original 45-day review period. These comments were evaluated and responded to in accordance with Section 15088 of the State CEQA Guidelines. 1.3. Final EIR Certification and Project Approval Process a. Findings Required Under CEQA The City Council (the decision-making body) of the City (the CEQA Lead Agency) certifies the Final EIR. The Final EIR, as required by State CEQA Guidelines Sections 15089 and 15132, consists of the Draft Environmental Impact Report ("DEIR") (SCII No. 2014051093). comments and recommendations received on the DEIR, a list of persons, organizations, and public agencies commenting on the DEIR, the responses of the City as "Lead Agency" to significant environmental points raised in the review and consultation process and any other information added by the City. Since the DEIR identified potentially significant environmental impacts, the City Council must also prepare ".findings" as part of its action to certify that the Final EIR has been completed in compliance with CEQA and to approve the proposed project. Pursuant to CEQA Section 21081 and State CEQA Guidelines Section 15091, no public agency shall approve or carry out a project for which all environmental impact report has been certified, which identifies one or more significant effects on the environment that would occur if the project is approved or carried out, unless the public agency makes one or more findings for each of those significant effects, accompanied by a brief explanation of the rationale of each finding. The possible findings, which must be supported by substantial evidence in the record, are: l. Changes or alterations have been required in or incorporated into,the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency malting the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation pleasures or project alternatives identified in the EIR. b. Significant Effects anti Mitigation Measures The DEIR identified several significant environmental effects (or "impacts") resulting from implementation of the proposed project. Some of these significant effects can be fully avoided/mitigated through the adoption of feasible mitigation measures. For those significant impacts that cannot be mitigated to below a level of significance, the City Council is required to balance, as applicable, the economic, legal, social, technological, or other benefits of the proposed project against its unavoidable environmental risks when determining whether to approve the proposed project. The State CEQA Guidelines at Section 15093(a) provide that if specific economic, legal, social, technological, or other benefits of the proposed project outweigh the unavoidable adverse environmental efTects, the adverse environmental effects may be considered "acceptable." Lake Elsinore Walmarl Superoenter EIR Z Environmental Findings and Slalemenl of Oventdinq Considerallons As indicated in Section 5.1 (CEQA Findings and Statement of Overriding Considerations) of the DEIR, certain environmental effects of the proposed project cannot be reduced to less than significant levels by the adoption of feasible mitigation measures or feasible environmentally superior alternatives. Project-level and cumulative Air Quality, project-level Noise and project- level and cumulative Transportation and 'Traffic impacts have been identified as significant and unavoidable and require the preparation of a Statement of Overriding Considerations, Section 3.0, below, describes those effects and outlines the City's findings with respect to- the environmental effects of the proposed project. c. Mitigation Monitoring and Reporting Program A Mitigation Monitoring and Reporting Program (MMRP) has been prepared to monitor and report the implementation of the mitigation measures identified for the proposed project. The MMRP will be adopted by the City Council concurrently with these findings, and will be implemented by the City during the proposed project's planning horizon, and through the project review, construction and post-construction periods of individual development projects. To the extent that these findings conclude that all mitigation measures outlined in the DEIR are feasible and have not been modified, superseded, or withdrawn, the City hereby binds itself to implement these measures. These findings, in other words, are not merely informational, but rather constitute a binding set of obligations that will come into effect if the City Council formally approves the proposed project. d. Certification of the Final EIR and Adoption of Findings The City Council will review and consider the information contained in the Final EIR, as well as submissions from public officials, public agencies and the general public. Prior to considering project approval, the City Council shall certify that the Final EIR.reflects the City's independent judgment and analysis. Having considered the foregoing information, as well as any and all other information in the record, the City Council shall make findings pursuant to CEQA Section 21081. In accordance with the provisions of CEQA and the State CEQA Guidelines, the City Council shall adopt the Findings as part of its certification of the Final EIR for the proposed project. e. No Recirculation Required The City Council finds that none of the circumstances that trigger the requirement for recirculation of the EIR under CEQA Guidelines Section 15088.5 have occurred. Specifically, there was no significant new information (as defined in CEQA Guideline Section 15088.5(a)) added to the EIR after the public review period. ----- — -- -— .............-------------- - .-_.-..._... _ — .._..._ -- -----.-.._.._.. ---- Lake Elsinore Walmarl Suprrcenter EIR 3 Environmental findings and Statement of Overriding Considerations 2. PROJECT DESCRIPTION 2.1. Project Location The proposed project is located in the central portion of the City, in western Riverside County. The project site is generally located at the southwest corner of Central Avenue (SR 74) and Cambern Avenue. The project site is bound by Cambern Avenue to the northeast, Third Street to the southwest, and Central Avenue to the northwest.Adjacent to and southeast of the project site is a Mobil gas station with inline retail shops, vacant commercial land, the rear side of LA Fitness and single-family residences. The project site consists of seven coterminous vacant parcels that total 17.66 acres. The project site corresponds to the following Assessor's Parcel Numbers (APNs): 377-030-015, 377-030-076, 377-090-009, 377-090-029, 377-090-030, 377- 090-031, and 377-090-032. 2.2. Project Description The proposed project includes a lot line adjustment and lot merger to consolidate the lots into four separate parcels. The 17.66-acre site is proposed to include a 14.35-acre parcel that would be developed with the Walmart Supercenter, three outlots totaling approximately 2.0 acres would be improved with the retail/restaurant uses and the remaining 0.89 acre would be used for street dedication. 'Fable 2-1, depicts the proposed project development by acreage. Figure 3-5a in the DEIR depicts the proposed prolect's site plan with Option A and Figure 3-5b in the DBIR depicts the proposed project's site plan with Option B. Table 2-1 Proposed Project Development Proposed Development Acreage Wahnart Supercenter Lot 14.35 acres Outlot 1. 1.07 acres Outlot 2 0.67 acres Outlot 3 1.68 acres State Highway 74 <0.29 acres> Dedication Cambern Avenue <0.54 acres> Dedication 3rd Street Dedication <0.60 acres> Lake Elsinore Wal mart Supercenler El 4 Environmental Findings and Statement of Overriding Considerations The Walmart Supercenter would encompass a maximum of 154,487 SF, including the seasonal outdoor garden center, and provide for the sale of general merchandise, groceries and alcoholic beverages for off-site consumption as well as pool chemicals, petroleum products, pesticides and paint products. It may operate up to 24 hours per day. The store may contain a drive-thru pharmacy, a medical clinic, a vision and hearing care center, a food service center, a photo studio, a photo finishing center, a banking center, and other similar accessory uses. The store would include an approximately 3,090-SF outdoor seasonal garden center. It may have outdoor. seasonal parking lot sales and sidewalk sales along the front of the store. Truck doors, Ioading facilities, and areas dedicated for trash compaction, organic waste recycling, and bale and pallet storage would be located at the back of the store, appropriately screened from public view. All proposed structures on the project site would be developed to a maximum building height of 32 feet. Project architectural renderings for the Walmart Supercenter depict the proposed maximum building height of 28 feet. However, the Supercenter building elevations would vary up to 32 feet in height, and the final building elevations would be subject to the approval of the City as part of the entitlement process. The buildings located on the outlots would also be limited to approximately 32 feet in height. The Supercenter building would be of contemporary commercial architectural style with articulated surfaces and roof lines. The exterior finish materials would vary and include smooth and split face concrete masonry block with varied neutral colors of tans and browns. The proposed project buildings would incorporate compatible architectural styles and elements as the Supercenter. The proposed project would require that all landscaping planters be planted with 24 inch box trees. The Walinart Supercenter parking lot would include low-impact development(LID) design features such as stormwater retention bio cells in the northern area of the parking lot. The store operations, delivery, and loading would occur 24 hours a day, seven days a week. Primary access to the project site would be provided via SR-74. Additionally,the building would have four delivery bays and a dedicated service door for independent vendors. Inbound and outbound truck access would be via SR-74 to Cambern Avenue and then to a rear driveway on 3rd Street. Truck doors, loading facilities, and areas dedicated to trash compaction, organic waste, recycling, and bale and pallet storage would also be provided at the rear of the building, along 3rd Street. The proposed project would also develop the northwestern portion of the site with one of two options for the outlots. For Option A, the site would be developed with a gas station and two separate drive-thru restaurants. For Option B, the site would be developed with two buildings developed as retail or sit-down restaurants and the two other buildings would be developed as the separate drive-thru restaurants. Site Preparation. Grading activities are proposed to be completed in one phase and require the import of approximately 35,000 cubic yards of material to construct finished pads. Site grading is Lake Elsinore Walmart Supercenter El R 5 Environmental Findings and Stalemenl of Overriding Considerations anticipated to take 2 months. In addition, over-excavation and compaction of on-site material is expected to be required. Access/Circulation/Parking. Regional access to the project site would be provided by I-15 via SR.-74. The proposed project would provide vehicle access from Central Avenue, Cambern Avenue and truck access from 3rd Street.All project access points are proposed to be full-access, with the exception of the driveway on Central Avenue, which is proposed for right-in/right-out access only. The proposed project would also have access available from Dexter Avenue via Allan Street or Crane Street. Due to the proximity of Central Avenue, the intersection of Allen and Dexter Avenue will be restricted to right-in/right out. Additionally, the proposed project would include relocation of the existing bus stop along Central Avenue, approximately 200 feet to the east from its current location. The proposed project would provide for use of this existing route by providing a bus turnout on SR-74. The proposed project would construct roadway improvements on Central Avenue, Cambern Avenue, 3rd Street, Crane Street and Allan Street, which are necessary to provide adequate site access and on-site circulation. The project would improve Central Avenue from the centerline to the project area, as an Augmented Urban Arterial Highway(134-foot right-of-way), between the project's western boundary and Cambern Avenue. The proposed project would construct roadway improvements on Cambern Avenue, from the centerline to the project area, as a Secondary Highway (90-foot right-of-way) from Central Avenue to 3rd Street. The proposed project would construct roadway improvements on 3rd Street, from the centerline to the project area, as a Collector (68-foot right-of-way) between the project's western boundary and Cambern Avenue. The proposed project would include parking that either meets or exceeds the parking requirements contained within the Lake Elsinore Municipal Code, including parking for clean air vehicles and bicycles. Parking and loading areas would have typical night lighting that would operate during the nighttime hours. Landscaping. The project site is proposed to be landscaped in compliance with City requirements and the conceptual landscape plan. Landscape materials are proposed to be drought tolerant. Storm Drainage. The proposed project is located within an area designated as Flood Zone X. The City is in the process of preparing an area hydrology plan (Area Drainage Plan) for the 3rd Street area in consultation with the Riverside County Flood Control and Water Conservation District(RCFCWCD) and Caltrans. The City has identified a preferred storm drain alignment for the Area Drainage Plan (Figure 4.7.4). Under this plan, stormwater would be conveyed from the existing earthen channel located at Cambern Avenue and directed into a series of storm drains south on Cambern Avenue, and then west on 3rd Street, under Interstate 15 (1-15), and into an earthen/rip-cap channel, which would connect to the existing 3rd Street channel and discharge into Temescal Wash. The proposed Area Drainage Plan would include installation of a permanent drainage system (including an inlet structure, storm drains, curbs and gutters, catch basins, and an open channel) to capture and direct run-off from the project area. Storm drains composed of reinforced concrete pipe (RCP) would range in size from 84 inches in Carnbern Avenue and 72 inches and 48 inches in 3rd Street. A steel-jacketed 36-inch RCP will be jack and bored under 1-15 and connect the proposed 378-foot-long, 70-foot-wide earthen trapezoidal - -------------- Lake Elsinore Walmart Supercenler EIR 6 Envir"imntal Findings and Statenml of Oveniding Considerations channel. The proposed regional drainage plan will also capture off-site drainage that currently flows onto the project site and convey it into the proposed area-wide drainage system. The environmental impacts associated with the City's Area Drainage Plan will be evaluated in a separate CEQA document. If the Area Drainage Plan is not adopted and installed by the City prior to construction, ,then the proposed project design would be implemented to accommodate flows on the southern boundary of the Walmart Supercenter site in accordance with figure 3-7. The alternative storm drainage project design would include conveyance of storimwater flows from Cambern Avenue through a storm drain structure with varying widths into an on-site approximately 72 foot-wide stormwater detention basin/open channel, which would be located along the southern boundary of the project site adjacent to 3rd Street. Utilities. Water and wastewater service would be provided by the Elsinore Valley Municipal Water District (EVMWD). Although some design details will not be finalized until the construction utility development phase of the proposed project, it is expected that the existing water main on Cambern Avenue would be modified or relocated in the same general area in coordination with EVMWD in order to install the drainage improvements. An adequate number of fire hydrants are proposed to serve the proposed project and adequate fire flow and pressure is available to serve the proposed project. Existing overhead electric lines and poles along Cambern Avenue would be relocated underground through coordination with Southern California Edison. The proposed project would connect to existing gas mains in 3rd Street, the telephone utility in 3rd Street, and the sanitary sewer system in Crane Street and 3rd Street. Project Sustainability Features The proposed Walmart Supercenter store proposes to include various sustainability features, which are described below. Construction and Demolition Recycling. Walmart would develop and employ a Construction and Demolition (C&D) program to capture and recycle construction waste materials; including: metals, woods, tiles, concretes, asphalts, and other materials generated. Walmart would work with a waste management company to fully research all available C&D recycling facilities in the area, and its C&D program would seek to include the widest possible range of materials recovery options. Grading and Construction. As described previously, the site is relatively flat and generally slopes from Cambern Avenue southerly at an approximate 2.0 percent gradient. The proposed project would be required to import approximately 35,000 cubic yards of material to create finished pads for building construction, on-site excavation of existing soils and over-excavation is also anticipated. Complete project construction is anticipated to take approximately 12 months including roadway improvements, with grading operations taking approximately 2 months. The timing of construction of outlot structures is dependent on market conditions. The design and construction of the proposed project has been developed to adhere to City Municipal Code. Lighting. The entire Walmart Supercenter store would include occupancy sensors in most non- sales areas, including restrooms, break rooms and offices. The sensors automatically turn the .__......v....._ _._._...... __...___---_----- Lake Elsinore Walmart Supercenfer El 7 Environmental Findings and Statement of Overrickng Considerallons lights off when the space is unoccupied. All lighting in the store would consist of T-8 fluorescent lamps and electronic ballasts and all exterior building signage and many refrigerated food cases would be illuminated with light-emitting diodes (LEDs). The Walmart Supercenter store would include a daylight harvesting system, which provides electronic continuous dimming ballasts, skylights and computer controlled daylight sensors that monitor the amount of natural light available. During periods of higher natural daylight, the system dims or turns off the store Iights if they are not needed, thereby reducing energy use. Dimming and turning off building lights also helps eliminate unnecessary heat in the building. Given the project site's proximity to the Mount Palomar Observatory, site parking lot lighting would be low pressure sodium vapor lighting as encouraged by Section 17.1 12.040 of the Lake Elsinore Municipal Code. Heating Ventilation and Air Conditioning (HVAC) Systems. The Walmart Supercenter store would employ an HVAC system that would exceed the industry baseline standards and California Title 24 requirements. Dehumidification. The Walmart Supercenter store would include a dehumidifying system that allows the store to be operated at a higher temperature, use less energy, and allow the air conditioning and refrigeration systems to operate at maximum efficiency. White Roof. The Walmart Supercenter store would utilize a white membrane roof instead of the typical darker-colored roof materials employed in commercial construction. 'The white membrane roof would reduce building energy consumption by reducing the heat island effect, as compared to buildings using darker roofing colors. Refrigeration. The Walmart Supercenter store would use non-ozone-depleting refrigerants for the refrigerated cases. This limits the amount of copper refrigerant piping, insulation, potential for leaks, and refrigerant charge needed. Heat Reclamation. 1.7he Walmart Supercenter store would reclaim waste heat from on-site refrigeration equipment to supply approximately 70 percent of the hot water needs for the store. Central Energy Management System. Walmart employs a centralized energy Management system (EMS) to monitor and control the heating, air conditioning, refrigeration and lighting systems for all stores from Walmart's corporate headquarters in Bentonville, Arkansas. The EMS enables Walmart to constantly monitor and control the store's energy use, analyze refrigeration temperatures, observe HVAC and lighting performance, and adjust system levels from a central location 24 hours per day, 7 days per week. Energy use for the entire store would be monitored and controlled in this manner. Water Conservation, The Walmart Supercenter store would install high-efficiency urinals that use only one-eighth (1/8) gallon of water per flush. ']'his fixture reduces water use by 87 percent compared to the conventional one gallon per flush urinal. The 1/8 gallon urinal also requires less maintenance than waterless urinals. All restroorm sinks would use sensor-activated one-half(1/2) gallon per minute high-efficiency faucets. During use, water flows through turbines built into the faucets 1:o generate the electricity needed to operate the motion sensors. Water efficient restroorn Lake Elsinore Walmart Supercenter EIR 8 Environmental Findings and Statement of Overriding Conside+alions toilets would be employed in the Walmart Supercenter restrooms. The fixture uses 20 percent less water compared to mandated U.S. Environmental Protection Agency(EPA) Standards of 1.6 gallon per flush fixtures. The toilets use built-in water turbines to generate the power required to activate the flush mechanism, which is energy efficient because it saves energy and material by eliminating electrical conduits required to power automatic flush valve sensors. Additionally, the proposed project would incorporate BMPs that would be designed in accordance with LID procedures for minimizing effects on stormwater and stormwater quality. Material and Finishes. The Walmart Supercenter store would be built using cement mixes that include 1.5-20 percent fly ash, a waste product of coal-fired electrical generation, or 25-30 percent slag, a by-product of the steel manufacturing process. By incorporating these waste product materials into its cement mixes, Walmart offsets the greenhouse gases emitted in the cement manufacturing process. The Walmart Supercenter store would use Non-Reinforced Thermoplastic Panel (NRP) in lieu of Fiber Reinforced Plastic (FRP) sheets on the walls in areas where plastic sheeting is appropriate, including food preparation areas, utility and janitorial areas, and employee break rooms. NRP can be recycled, has better impact resistance, and, like FRP, is easy to keep clean. The Walmart Supercenter store's exterior and interior field paint coatings would be low volatile organic compound (VOC) paint that would be provided in 55 gallon drums and 275 gallon totes that are returned to the paint supplier for cleaning and reuse. The store would have exposed concrete floors that would not need chemical cleaners, wax strippers or propane-powered buffing. Recycled Building Materials. Construction of the Walmart Supercenter store would use steel containing approximately 90-98 percent recycled structural steel, which utilizes less energy in the mining and manufacturing process than does new steel. All of the plastic baseboards and much of the plastic shelving included in the expansion area would be composed of recycled plastic. 2.3. Project Objectives CEQA Guidelines Section 15124 requires an EIR to include a statement of objectives sought by the proposed project. The objectives assist in developing the range of proposed project alternatives to be evaluated in the EIR. The objectives of the proposed project include the following: • Develop a new major retail and commercial center along major roadways and within close proximity to the Interstate 15 (1-15)/SR-74 interchange in order to facilitate regional public access and take advantage of the high visibility site to regional travelers. • Develop the vacant unused parcels comprising the project site for retail-commercial uses, consistent with the existing General Plan land use and zoning designations, in a manner that fully utilizes their development potential. • Develop a new major retail and commercial center which takes advantage of existing infrastructure. __...._------- -- - - _ —--------- Lake Elsinore Walmart Supercenter FIR g Environmental Findings and Statement of Overriding Crntsiderettons • Develop a project that will provide local employment opportunities and that will provide economic benefits to the community and the City. • Develop a new retail center with sustainable project features that reduces project impacts on the environment. • Develop full scale grocery use to serve the needs of the local residents. • Develop a cohesive shopping center that allows shoppers to complete multiple shopping opportunities in one stop thereby reducing the number of traffic trips. 3. GENERAL FINDINGS ON MITIGATION MEASURES In preparing the Conditions of Approval for this Project, City staff incorporated the mitigation measures recommended in the EIR as applicable to the Project. In the event that the Conditions of Approval do not use the exact wording of the mitigation measures recommended in the EIR, in each such instance, the adopted Conditions of Approval are intended to be identical or substantially similar to the recommended mitigation measures. Any minor revisions are to improve clarity or to better define the intended purpose of the mitigation and are not designed to substantively alter the purpose of such mitigation. Finding: Unless specifically stated to the contrary in these Findings, it is the City's intent to adopt all mitigation measures recommended by the EIR which are applicable to the Project. If a measure has, through error, been omitted from the Conditions of Approval or from these Findings, and that measure is not specifically reflected in these Findings, that measure shall be deemed to be adopted pursuant to this paragraph. In addition, unless specifically stated to the contrary in these Findings, all Conditions of Approval repeating or rewording mitigation measures recommended in the EIR are intended to be substantially similar to the mitigation measures recommended in the EIR and are found to be equally effective in avoiding or lessening the identified environmental impact. In each instance, the Conditions of Approval contain the final wording for the mitigation measures. Lake Elsinore Walman Supercenter EIR ^w 10 Environmental Rndings and Slatenrnt of 0wrlding CrntsideraGons 4. ENVIRONMENTAL FINDINGS 4.1. Areas Determined To Have No Significant Impact The City, through the Initial Study (IS) process, determined the proposed project has the potential to cause or result in significant environmental impacts, and warranted further analysis, public review, and disclosure through the preparation of an EIR.. The IS and associated EIR Notice of Preparation (NOP), dated May 2014, were forwarded to the California Office of Planning and Research, State Clearinghouse (SCH), and circulated for public review and comment. The State Clearinghouse established the public comment period for the IS/NOP as May 28, 2014 through June 26, 2014. The following discussion summarizes the environmental impacts that were determined in the IS/NOP and public review processes to pose no potentially significant impacts. Specific issues considered to pose no potentially significant impacts were not substantively discussed within the EIR. Aesthetics The project area is located in Viewshed 11 described in the General Plan as consisting mainly of residential and commercial land uses, in which the proposed project would be consistent. The General Plan identifies vantage points, generally around the Lake Elsinore, Lake Elsinore is located 1.5 miles southwest of the project site and therefore, is not visible from the project site or roadways; thus, the project would not alter existing views of the Lake Elsinore. The Santa Ana Mountains and Cleveland National Forest are located roughly 4 miles northwest, west, and southwest of the project site; as a result, the proposed project would not affect off-site views of these areas. Therefore, implementation of the proposed project is not anticipated to result in a substantial adverse effect to viewsheds or landscaped viewshed units of scenic vistas and no impact would occur. Agriculture and Forest Resources The project site is not under a Williamson Contract (CDOC, 201.2a) and is not designated as Prime Farmland, Unique Farmland or Farmland of Statewide Importance (CDOC, 2012b). The project site does not contain forested or timber land. A portion of the project site contains Farmland of Local Importance but is not used for agricultural cultivation. No active agricultural operations currently exist on-site. The project site has been designated for commercial and mixed-use commercial development under the City'sGeneral Plan, and has existing zoning designations of General Commercial (C-2) and Commercial Mixed Use (CMU). Additionally, land adjacent to the project site does not contain agricultural or forest resources and is zoned for such uses. As the project site does not contain agricultural or forest resources and would not result in the conversion of off-site agricultural or forest resources, there would be no impact for this issue area. Biological Resources The project site does not contain any federally protected wetlands as defined by Section 404 of the Clean Water Act, and impacts related to wetlands would not occur from implementation of _....------------ ----- 1.oke Elsinore Walmart Supercenter EIR 11 Environmenlai Findings and Statement of Overriding Considerations the proposed project. As noted above, the project site may contain potentially jurisdictional waters of the state; however no federally protected waters exist or would be affected by the proposed project. According to the MSIICP there are no documented terrestrial migration corridors in the vicinity of the project site. Furthermore, the project site is within a moderately developed portion of the City and it is not anticipated that the project site is used for migration, movement or dispersal of wildlife. Project construction and operation would remove some foraging habitat for common reptile, avian, and mammal species, including the eucalyptus grove and non-native grassland on- site; however, these habitat types are wide-spread throughout the region and development of the project site is not anticipated to impede wildlife movement. The City of Lake Elsinore has a palm tree preservation program in place. The purpose of the program is for the protection of the project site is within a moderately developed portion of the City and it is not value of significant palm trees within the City as natural aesthetic resources, which help define the history and character of the City. All residents who wish to remove a palm tree that exceeds five feet in height measured from the ground at the base of the trunk to the base of the crown must obtain a palm tree removal permit prior to removal of the tree. No palm trees occur within the project limits and no other local policies or ordinances protecting biological resources apply to the project. Cultural Resources The project site is a vacant parcel that contains non-native grasses, a row of mature eucalyptus trees, and gravel covered ground. The project site does not contain any existing structures or historic resources, and the project site is not located adjacent to or in the vicinity of any historic sites, which are shown on Figure 3.2-2 of the City's General Plan EIR. Additionally, the General Plan EIR states the 3rd Street Annexation area (that includes a portion of the project site), does not contain any previously identified historical resources. Therefore, development and operation of the retail center on the project site would not cause a substantial adverse change in the significance of a historical resource. Geology, Soils,and Seismicity There are no known active faults crossing the project site and the project site is not located in or immediately adjjacent to an Alquist-Priolo Earthquake Fault Zone. The nearest known active or potentially active fault is the Elsinore (Glen Ivy) fault, located about 3.2 miles west of the project site. Therefore, the potential for fault rupture at the project site is considered low and impacts would be less than significant. Landslides are large movements of the underlying ground that include rock falls, shallow slumping and sliding of soil, and deep rotational or transitional movement of soil or rock. No state landslide data is currently available for the Lake Elsinore Quadrangle, in which the project is located (CDOC, 2007). The project site is relatively flat with gentle slopes descending from north to the south, with site elevations ranging from approximately 1,317 feet above mean sea level (anisl) in the northern portion of the site to about 1,298 feet anlsl in the southern portion. The project site is not located in close proximity to hills or mountains and does not contain steep _..__..-- --.-.-.--..-._ _. - Lake Elshiore Walman Supercenter EIR 12 Environmental Findings and Staternem of Overriding fonsideraliorts slopes. Therefore, the risk for landslides onsite is very low, and impacts would be less than significant. Expansive soils are soils that exhibit moderate to high shrink/swell potential and may cause damage to components, including underground utilities, pipelines, foundations, and infrastructure. Expansion index testing indicated that the near surface sandy lean clay soils found onsite have a low expansion potential (Greenburg, 2011). Therefore, impacts related to expansive soils would be less than significant. The project would connect to a public sewer system. No septic systems are proposed, and thus there would be no impact in regard to having soils incapable of supporting proposed septic systems. Hazards and Hazardous Materials The proposed project would involve the transport of fuels, lubricants, and various other liquids needed for operation of construction equipment at the project site and would be transported to the construction site on an as-needed basis by equipment service trucks. Materials hazardous to humans, wildlife, and sensitive environments would be present during project construction. These materials include diesel fuel, gasoline, equipment fluids, concrete, cleaning solutions and solvents, lubricant oils, adhesives, human waste, and chemical toilets. The potential exists for direct impacts to human health and the environment from accidental spills of small amounts of hazardous materials from construction equipment during construction. Additionally, the project would sell products that may be considered hazardous materials. These include pool chemicals, ammunition, paints, thinners, cleaning solvents, fertilizers, pesticides, motor oil, and other gardening, home improvement and automotive substances. With existing regulations governing the proposed projects hazardous materials, impacts during construction would be less than significant. A regulatory agency database search for the project area was performed using the California State Water Resources Control Board (SWRCB)Geo'1'raeker and the California Department of Toxic Substances Control (D'T'SC) Envirostor databases (SWRCB, 2013a; DTSC, 2013) in addition to review of other hazardous site lists maintained by the state (California Environmental Protection Agency, 2013). At this time neither the project site nor surrounding properties posed significant environmental concerns which would prevent development of the project site with commercial uses. The databases search regulatory agency lists for sites with a documented release of hazardous materials or petroleum products. Regulatory agency lists included in the database search were: Federal Superfund (EPA National Priorities List); State Response; Voluntary Cleanup; Landfill Disposal Sites; Military Sites, Leaking Underground Storage Tank (LUST) Sites; and other sites. The search of available environmental records revealed that the proposed subject properly is not listed in any of the databases reviewed as having environmental concerns. Additionally, within the vicinity of the project site there are no sites which would currently present concerns to development of the project site. Geotracker, for example, identified two LUST sites located approximately 400 feet southwest of the project sites; however, these sites are closed cases of soil groundwater contamination which were resolved in June 2010 and January 2011. Therefore, the proposed project is not anticipated to create a significant hazard to Lake Elsinore Watmari Supercenter El 13 Environmental Findings and Statement of Overriding ConmderAons the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Tyre nearest school is located 2.45 miles east of the project site. The proposed project is a commercial development that would sell products that may be considered hazardous materials. These include pool chemicals, ammunition, paints, thinners, cleaning solvents, fertilizers, pesticides, motor oil, and other gardening, home improvement and automotive substances. As the project site is not located within one-quarter mile of an existing or proposed school, it does not involve hazards to nearby schools. A Phase I Environmental Site Assessment was conducted for the subject property by Cornerstone Earth Group (Cornerstone) in 2011. Observed hazardous materials related to vehicle maintenance included mainly new and used lubricants, antifreeze and other automotive-related products. Asbestos-containing materials (ACM) were identified during a hazardous building materials survey. The ACM were associated with the mobile homes and consisted of roof penetration mastics on the roofs of the four mobile homes surveyed, and roof shingles on one of the mobile homes (Cornerstone, 201.1). It should be noted that this assessment was conducted when mobile homes were still present on-site. The mobile homes have since been demolished and the project site is now vacant. The search of available environmental records revealed that the proposed subject property is not listed in any of the databases reviewed as having environmental concerns and is not located on any hazardous materials site as designated by Government Code § 6592.5. Based upon the previous Phase i, as well as a review of federal, state, and local environmental databases, neither the project site nor the surrounding area presents hazardous conditions for development of the project site. The project site is located approximately 4.8 miles northwest of Skylark Field, a small private airport in the City. The project site is located outside of the Influence Area of this airport as shown in Figure 5 of the Elsinore Area Plan, "Skylark Airport Influence Policy Area" (RCTLMA, 2014). No other private or public airports are located in the immediate project vicinity. Given the distance to the closest airport, intervening land uses, and relatively small scale of aviation operations of Skylark Field, the project would have no potential to expose employees and visitors of the project site to excessive aircraft-related noise. The proposed project does not present a safety hazard with respect to airports. Therefore, the project would not result in a safety hazard for people residing or working in the project area. The proposed project would not interfere with any adopted emergency response or evacuation plan. The project does not propose any changes to the City's Emergency Preparedness Plan or the Riverside County Operational Area Multi-Jurisdictional Local Hazard Mitigation Plan. All applicable local and state regulatory standards for adequate emergency access will be met. The project would be provided with vehicle access from Central Avenue, Dexter Avenue, Cambern Avenue and truck access from Cambern Avenue and 3rd Street. All project access points are proposed to be full-access, with the exception of the driveway on Central Avenue, which is proposed for right-in/right-out access only. The proposed project would also have access to Dexter Avenue via Allan Street and Crane Street. Development is required to comply with emergency vehicle access requirements (e.g., street width and turnaround requirements) in the 2010 CBC, including the Fire Code. Further, the City Engineer and the City Fire Department would review the improvements to the existing roadways to ensure that adequate emergency --------- __W_ __......._.. ---.--._.-_.. Lake Elsinore Walmart Supercenler El 14 Environmental Findnas aril Stalemcml of Overriding Consderations access or emergency response would be maintained. Therefore, the project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. Impacts related to emergency access and evacuation would be less than significant. The project would involve the construction of new structures onsite and could expose more people and additional development to potentially significant hazards from wildfires: The . southeastern portion of project site is located within a CAL FIRE State Responsibility area within the Moderate Fire Hazard Severity Zone (CAL FIRE, 2007). However, the General Plan identifies the project site as being within a moderate fire hazard zone, which indicates that with prevention strategies and response programs, this risk can be reduced. The Lake Elsinore Local Hazard Mitigation Plan includes various policies including on-going brush clearance, low fuel landscaping, fire resistant building techniques, and creation of fuel modification zones around development to address the risk of wildfire (City, 2012). The proposed project would remove the eucalyptus grove onsite and the City Engineer and Fire Department would review the proposed development to ensure that adequate fire protection measures are implemented consistent with the 2010 CBC, thereby lowering the threat of hazards from wildfires. As a result, impacts involving wildland fires would be less than significant. Hydrology and Water Quality The project site is not located within a 100-year flood zone (defined as a flood with a 1 percent annual chance of occurrence), as defined by the Federal Emergency Management Agency (FEMA) Flood insurance Rate Map (FIRM) No. 03035C2029G. The proposed project does not include and would not place housing within a 100-year flood zone. The proposed project would not place structures or other facilities associated with the commercial development within a 100- year flood zone. Therefore, no impacts associated with a 100-year flood zone would occur. The project is not protected from flooding by a darn or levee, or by any other flood control structure, the failure of which could cause harm. Thus, the project would not result in an impact related to these issues. The project is located inland and at an elevation of at least 1,300 feet amsl,therefore, the project area would not be affected by tsunami. The project is not located immediately adjacent to a lake or other large water body, and therefore would not be affected by seiche. Finally, the project is located within a small watershed of limited area. Although the watershed has moderate topographic relief and some areas of light vegetation cover, the watershed is not large enough to generate a mudflow of sufficient size to cause harm or damage to property. Thus, there would be no impact for these issues. Land Use and Planning The proposed project would develop commercial uses within an area that is designated for general commercial and mixed commercial use by the City's General flan. 'The project is not within a Specific Plan. The project must undergo City review and ultimately must be consistent with existing City policy to be adopted or propose an amendment to existing City policies. `l'hus, ......_... _.............- — Lake Elsinore walmart Supercenter EIR 15 Environmental findings and Slaternent of Overriding Considerations the project is not anticipated to conflict with any applicable land use plan, policy, or regulation and this impact is considered less than significant. Mineral Resources The project site is within a Mineral Resource 'Zone 3a (MRZ-3a) as delineated by the California Geological Survey(1991). The MRZ-3a designation indicates that a known mineral deposit of an undetermined significance is present on the site. There are no active mines located onsite. An area of disturbed soil oil the northern portion of the site, as depicted in historic aerial photographs, may have been an exploratory pit associated with larger off-site clay mining operations. The Elsinore Clay Company and International Pipe and Ceramics Corporation owned two of the site parcels between 1947 and 1977; however, manufacturing activities do not appear to have been conducted onsite (Cornerstone, 2011). Based on a search in the USGS Mineral Resources Database, Morton Clay Deposit is located a few hundred feet northeast of the project site's northern corner at Central Avenue and Cambern Avenue and was a past producer of clay. Evans Shafts is located about 350 feet northeast of the project site and was a past producer of clay. Sedco Pit is located just over 4 miles southeast of the project site, which currently produces non-metallic crushed stone (US-Mining, 2013). As stated above, previous records indicate the area has already been explored for mineral resource value, yet it was never converted into a functioning mine or excavation area, which indicates that resources are not of value. In addition, the project site has been designated for general commercial and mixed use. Therefore, the project would not result in the significant loss of a valuable or locally important mineral resource as designated on a City plan, and significant impacts to mineral resources would not result from the proposed project. Noise The project site is located approximately 4.8 miles northwest of Skylark Field, a small private airport in the City. The project site is located outside of the Influence Area of this airport, as shown in Figure 5 of the Elsinore Area Plan, "Skylark Airport Influence Policy Area" (RCTLMA, 201.4). No other private or public airports are located in the immediate project vicinity. Given the distance to the airport, intervening land uses, and relatively small scale of aviation operations of Skylark Field, the project's potential to expose employees and visitors of the project site to excessive aircraft-related noise would not occur. Population and Housing The project does not propose new residential development and would not directly contribute to population growth within the City. The project is proposed at this location in order to service customers from existing demand in the project vicinity, and to provide access to the new retail center via the existing roadway system including 1-15 and Central Avenue (SR-74). The project site has been planned and zoned for general commercial development. Further, the project site is located within an urbanized area that contains similar retail center uses and is already served by water and sewer utilities, and other infrastructure. The project would not include the extension of City infrastructure that could spur indirect growth that could induce substantial population growth. Lake Elsinore Walmart Supercenler EiR 16 Environmental Findings and Statement of Overholing Consideralions Employment generated by the project may contribute to nominal population growth; however, project-related employment demands would likely be filled by the existing persons within the City and neighboring communities. The unemployment rate in December 2013 was 8.8 percent in Lake Elsinore and 8.0 percent in Wildomar, which is lower than the three previous years. The City provides a healthy labor force to meet the project's employment demands locally. Therefore, the project is not anticipated to draw a significant number of employees from outside of the City and adjacent areas, which would relocate to work at the new retail center. Therefore, the project's potential to induce substantial growth directly or indirectly is considered less than significant. The proposed project would not result in the direct displacement of existing housing or people, since the proposed project is a commercial development on vacant land. Therefore, the project would have no impact with respect to these issues. Public Services The proposed project would not develop residential uses and thus would not increase direct school enrollment within the Lake Elsinore Unified School District (LEUSD). Indirect impacts to schools could occur if the employees of the proposed retail center relocate to be closer to work and if they have children that would attend school. The City and the City of Wildomar provide an ample labor force that would be able to meet the project's employment demands locally. Therefore, the project is not anticipated to draw a significant number of employees from outside of the City that would relocate to the City, and generate new students at local schools. As a result, the potential for this secondary effect to result in the need for new or physically altered school facilities would be less than significant. Furthermore, the project, like all commercial projects, would be required to pay school impact fees as levied by the LEUSD, which would provide funding for school facilities. Impacts related to school facilities would be less than significant. The proposed project would not develop residential uses and thus would not directly increase park uses within Lake Elsinore. Indirect impacts to parks could occur if the employees of the proposed retail center relocate to be closer to work and utilize local parks. Also, secondary impacts to park facilities from commercial development would be the occasional use of a park during a lunch or dinner break. As is consistent with all commercial projects, the proposed retail center project would be required to pay park fees to the City for the purpose of establishing, improving and maintaining park land within the City. Overall, development and operation of the retail center would not result in the increase in use of park facilities that would be substantial, such that new or physically altered park facilities would be needed. 'Therefore, project impacts related to parks are less than significant. The proposed project would not develop residential uses and thus would not directly increase City population. Potentially limited indirect increases to public facilities from the increase in employees from the project could result; however, similar to the previous discussion above, secondary impacts to library facilities from commercial development would be the occasional use of a proximate library during a lunch or dinner break. As a result,the potential for the project to result in substantial adverse physical impacts associated with new or physically altered Lake Elsinore Walmarl Supercenter EIR 17 Environmental Findings and Statement of Overriding Considerations governmental facilities, or the need for new or physically altered governmental facilities is considered less than significant. Recreation The project does not propose elements (e.g., residential development) that would result in substantial increased demands for neighborhood or regional parks or other recreational facilities. Further, project related employment demands are expected to be largely filled by existing City residents or residents of neighboring communities. As such, the proposed project's potential to result in increased demands on neighborhood or regional parks or other recreational facilities is considered less than significant. indirect impacts to parks could occur if the employees of the proposed retail center relocate to be closer to work and utilize local parks. Also, secondary impacts to park facilities from commercial development would be the occasional use of a park during a lunch or dinner break. As is consistent with all commercial projects, the proposed retail center project would be required to pay park fees to the City for the purpose of establishing, improving and maintaining park land within the City. Overall, development and operation of the retail center would not result in the increase in use of park facilities that would be substantial, such that new or physically altered park facilities would be needed. Therefore, project impacts related to parks are less than significant. The construction of recreational facilities is not included in the proposed project, nor will the project require the construction or expansion of recreational facilities. Neither project construction nor operations are anticipated to negatively impact any surrounding recreational facilities. As previously stated, the project would pay $0.10 per square foot of enclosed space in order to establish, improve and maintain park land within the City. The project would not require the construction or expansion of recreational facilities and thus would have less than significant impacts. Traffic and Transportation The project does not include any components related to air traffic. As described previously, the project site is located approximately 4.8 miles northwest of Skylark Field and outside of the Influence Area of this airport. There are no other private or public airports located in the immediate project vicinity, and impacts related to air traffic patterns would not occur from implementation of the retail center project. The project would include an onsite circulation system, ingress and egress from adjacent streets and development, and would improve adjacent streets to the project site. The proposed circulation system, including all sight distance design requirements, number of access points, and pedestrian and bicycle facilities would comply with City codes, policies and standards, and would be reviewed and approved by the City's Public Works and Traffic Engineering staff. The circulation would be free of sharp curves, dangerous intersections, and uses that are inconsistent with the proposed retail center uses. Although the proposed project would increase traffic volumes in the project vicinity,the project would not include any hazardous traffic features. As a result, impacts related to hazards due to a design feature or incompatible use would be less than significant. Lake Elsinore Walman Supercenter EIR 18 Environmental Findings and Stalement of Overriding Consideralions The project would develop a retail center on a site that is currently vacant and surrounded by existing streets. City standard development reviews by the City's planning, traffic engineering, and fire department staff(via contract with Riverside County Fire Department)would ensure that adequate emergency access would be provided with development of the project. As a result, project impacts related to inadequate emergency access would be less than significant. The retail center project does not present elements or aspects that would conflict with adopted alternative transportation policies. Development of the retail center includes connections to all of the adjacent street systems and installation of 34 bicycle racks on the project site. In addition, the Riverside Transit Agency (RTA) currently provides bus service that travels by the project site. RTA Route 22 travels along Central Avenue past the project site. The proposed project would include relocation of the existing bus stop along Central Avenue, approximately 200 feet from its current location. The proposed project would provide for use of this existing route by providing a bus turnout on Central Avenue (SR-74). Therefore, the project would not conflict with adopted policies supporting alternative transportation, and impacts would be less than significant. Utilities Wastewater service to the project site would be provided by EVMWD via existing lines along streets that are adjacent to the project site. EVMWD provides wastewater and reclaimed water service to the City and the Cities of Canyon Lake and Wildomar, portions of the City of Murrieta and unincorporated portions of Riverside County. Project-generated wastewater would be typical of commercial/retail sources, and would not require treatment beyond that provided by existing and programmed EVMWD facilities. Wastewater flows from the project site would be collected and conveyed to the existing sewer line along Crane Street and sewer line along 3rdStreet. Wastewater treatment demands of the proposed project can be accommodated within the scope of existing/programmed EVMWD facilities and would not cause or result in exceedance of wastewater treatment requirements. The project proponent would be required to pay for utility rates and connection fees to reduce the impacts from increased demands to wastewater services to a less than significant level. Construction of new lines or expansion of existing lines is not proposed as there is sufficient capacity to support the proposed project. Therefore, impacts would be less than significant. Chapter 14.12 of the City Municipal Code requires that project construction divert a minimum of 50 percent of construction and demolition debris. Following construction, the project would be served by CR&R, the City's trash hauler. Each business would be provided with a three cubic yard commercial container, with regular weekly service from Monday through Saturday. CR&R also provides a 3- or 4-yard bin for collection as part of their Mixed Use Recycling Program upon request. They also provide glass recycling, electronic waste, bulky items, and special event waste pickup upon request (CR&R, 2014). Waste produced on-site would be hauled to a materials recovery facility, transfer facility or Iandfill in Riverside County. The Riverside County Waste Management Department manages the landfills used by the City. The landfills typically used by the City are the El Sobrante, Badlands and Lamb Canyon Landfills (City, 2011). The El Sobrante Landfill is the closest to the project site, located approximately 9.5 miles northwest at 10910 Dawson Canyon Road in the City of Corona. The El Sobrante, Badlands and Lamb Canyon Landfills based on current planning efforts and permitted daily capacity have anticipated closure dates of 2045, 2024, and 2021 respectively (CalRecycle, 2013). Both the Badlands -- - -- ----------------------------------------.__... -------------- --- - _ - --- .._............. Lake Elsinore Walrnart Supercenter EIR 19 Environmental Findings and Statement of Overrlditxj Considerations Landfill and the Lamb Canyon Landfill also have room for potential expansion (City, 2011). As the amount of solid waste generated by the project is anticipated to be accommodated by these existing landfills and overall solid waste would be reduced by the provision of recycling and green waste collection, impacts from the project would be less than significant. 4.2. Findings Regarding Less Than Significant Impacts Identified in the IJIR The DEIR completed in August 2015 found that the proposed project would have a less than significant impact without the imposition of mitigation on a number of environmental topic areas. The less than significant environmental impact determination was made for each of the following topic areas listed below, based on the more expansive discussions contained in the DE IR. 4.2.1. Aesthetics a. Impact: implementation of the proposed project would result in less-than-significant impacts to scenic resources. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that impacts upon scenic resources would be less-than-significant. There are no officially designated state scenic highways in the vicinity of the project site (Caltrans, 2012). .However, SR-74 (Central Avenue), directly adjacent to the project site, is eligible for designation as a state scenic highway, but is not officially designated. The project site is not is not located within a scenic overlay district and the project site does not include the General Plan identified scenic resources such as the lake, the Cleveland National Forest, other natural landscapes and buildings of historical/cultural significance. In addition, the project site is not located on a segment on SR- 74 considered a vantage point by the City. Development of the proposed project would remove an existing eucalyptus grove within the view of SR-74. However, the eucalyptus grove is not considered sensitive or designated for protection under federal, state, local or regional plans. Moreover, under the General Plan and zoning ordinance, the site is designated for commercial uses, and consistent with the land use designation, the proposed project would include buildings, site screening and ornamental landscaping consistent with the City's design criteria. Based on the discussion above, the project's compliance with the existing City land use and zoning regulations would ensure on-site development would not impact nearby views of scenic resources or vistas. Therefore, the project's potential to result in impacts on scenic resources, including trees, is considered less- than-signif cant. Reference: EIR page 4.1-10. b. Impact: Implementation of the proposed project would result in less-than-significant impacts to the existing visual character of the project site. Mitigation: No mitigation measures are required. _.._ - Lake Elsinore Walmart Supercenter EIR 20 Environnx:ntal Findings and Stalement U Overriding Considerations Finding/Facts in Support of the Finding: Based upon the analysis presented in the C1R, and considering the information contained in the Record of Proceedings, the City Council hereby finds that impacts on the visual character would be less-than-significant. Construction--related activities include the following: site preparation, grading, paving, construction of structures and infrastructure, and architectural coating. Motorists traveling along Central Avenue/SR-74 and residents along Cambern Avenue and 3rd Street would have views of construction activities. During project construction, the.construction activities would alter the character of the project site and its surroundings. Graded surfaces, construction materials, construction equipment and truck traffic would be visible. Soil would be stockpiled and equipment for grading activities would be staged on the project site. Construction-related visual impacts would not be constant over the 12-month construction period because construction phases would not occur at the same time. Short-term visual impacts would cease once construction is complete. Therefore, because of the temporary nature of construction-related activities, potential impacts to visual character would be less-than-significant. Additionally, project implementation would convert undeveloped land to commercial/retail restaurant and possibly gas station uses, altering the aesthetic nature of the project site. The proposed project would result in a visual change from undeveloped land to a higher intensity development consisting of a Walmart Supercenter, outlot buildings, parking lots, and landscaping. Transition of the site from undeveloped to commercial/retail uses proposed under the project would change the visual character and quality of the site to be consistent with the nearby commercial/retail development as shown in Figures 4.1-1a through 4.1-2. Building design and landscaping would be incorporated into the overall project design that would conform to the City's zoning and design standards, and are subject to City review and approval. The architectural features and landscaping design are intended to provide a visually appealing commercial retail development. As described above, the development of the proposed project would be of similar land uses, height and scale as the local commercial retail centers located along Central Avenue/SR-74 to the west and commercial uses to the south (i.e. Lowes, Bed Bath and Beyond, Costco, and LA Fitness). The proposed project would be consistent with the existing General Plan land use and zoning designations for the project site. Given the existing nearby commercial and retail centers and buildings, and the project's consistency with General Plan and zoning design standards, the potential for the proposed project to substantially degrade the existing visual character and quality of the site and its surroundings is considered less-than-significant. As discussed above,the surrounding land uses in the project vicinity that would have the greatest potential for impacts are the residential uses to the east and southeast. The existing single-family residential uses are located directly east and southeast of the project site along Cambern Avenue and 3rd Street. A wind row of eucalyptus trees on the project site and other scattered trees partially block views of the project site from the residences located east of 3rd Street, as shown in Figure 4.1-1 b, Photo 4. The residences to the north currently have an unobstructed view of the project site, as shown in Figure 4.1-1a, Photo 2, and Figure 4.1-1b, Photo 3. Lake Elsinore Walmarl Supercenter EIR 21 Environmental Findings and Slatement of Overriding Consideralions The segment of the Interstate 15 (1-15) Freeway overlooking the project site is approximately 890 feet southwest of the project site. The 1-15 freeway and off ramp are located on a raised embankment. Views looking down on the project site are relatively unobstructed and consist of undeveloped land, commercial land uses and ornamental landscaping. Given the presence of the existing commercial and retail center, the proposed project would not be considered a substantial change in the visual character of the project area. Overall, implementation of the proposed project would result in a visual contrast from existing conditions, but would not degrade the character or quality of the site, which is currently undeveloped and surrounded by a chain link fence. In addition, the proposed project would be visually compatible with the existing built environment to the south and west of the project site that includes various large commercial/retail buildings and ornamental landscaping. Although implementation of the proposed project would alter the visual character of the site and surroundings, it is not anticipated that a substantial degradation of the visual character or quality would occur. The project would complement the existing character of the area by reinforcing the established urban, commercial/retail quality of Central Avenue (SR-74) corridor. As a result, the proposed project would not substantially degrade the existing visual character of the site or surrounding area, and impacts would be less-than-significant. Reference: El pages 4.1-10 and 4.1-11. c. Impact: Implementation of the proposed project would result in less-than-significant impacts fiorn light and glare. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would have less-than-significant impacts related to light and glare because the project buildings would largely screen the visibility of exterior lighting fixtures, illuminated signs, and vehicular lights from the residential uses north, east and south of the project site. Furthermore, lighting along the project property lines adjacent to the existing residences would not exceed one foot-candle. The proposed project would include low pressure sodium vapor lighting as encouraged by Section 17.112.040 of the Lake Elsinore Municipal Code. In addition, the proposed project would not use highly reflective surfaces, and would not include large areas of glass on the buildings. The proposed project will comply with the City requirements to illuminate the site without causing undue light or glare, compromising views, or affecting astronomical observation and research. Compliance with these standards would minimize any potential light and glare impacts from the project, and potential impacts would be less-than-significant. Reference: EIR pages 4.1-12 through 4.1-15. d. Impact: Implementation of the proposed project would result in less-than-significant cumulative aesthetic impacts. Lake Elsinore Waimart Supercenler EIR 22 Environmenlat Findings arxl Statement of Overriding Considerallona Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR, and considering the information contained in the Record of Proceedings, the City Council hereby finds that the cumulative aesthetic impacts of the project would be less-than-significant. Scenic Resources The project site is not located along a State Designated Scenic Highway or within a scenic overlay district in the City. The proposed project site does not include any General Plan identified scenic resources such as Lake Elsinore, the Santa Ana Mountains, or Cleveland National Forest. Additionally, the project site is located within Viewshed 11, which consists mainly of residential and commercial land uses. Although implementation of the proposed project would remove a eucalyptus grove, that grove is not considered sensitive or designated for protection under federal, state, local, or regional plans. 'Therefore, implementation of the proposed project, when combined with the past, present, and reasonably foreseeable cumulative projects, would not result in a cumulatively considerable impact to scenic resources. Visual Character and Site Quality The cumulative aesthetics study area for the proposed project is the viewshed, which includes areas that can view the project site. Of the related cumulative projects, one is within the viewshed of the project and involves a single-family residential development. The Lennar Project is located approximately one-third mile east of the project site and would develop 191 dwelling units. Additionally, the Ramsgate single-family and multi-family residential Project is located along SR-74, which is in the vicinity of the proposed project. There are a number of cumulative projects within the vicinity of the proposed project of a similar nature (commercial retail centers) to the proposed project. Thus, cumulative projects are similar in character to the proposed project. These projects would be subject to design and landscaping requirements to ensure that they do not degrade visual character and that they comply with applicable General Plan and Zoning Ordinance regulations. Therefore, the governing land use regulations would ensure that the proposed project, combined with the past, present, and reasonably foreseeable cumulative projects, would not result in a cumulatively considerable degradation to the existing visual character or quality of the environment. As a result, cumulative impacts related to visual character and site quality would be less-than-significant. Light and Glare The proposed project has the potential to introduce new sources of light and glare to the project area; however, the City Municipal Code Section 17.112.040 restricts the use of certain fixtures which affect the night sky and spillover onto adjacent residential properties. Similar to the proposed project, cumulative projects would be required to adhere to the Lake Elsinore Municipal Code that would reduce excessive light skyward and within the vicinity. Because the proposed project would include low pressure sodium vapor lighting, would not use highly reflective surfaces, and would comply with the City requirements to illuminate the site without causing undue light or glare, the proposed project would limit its potential to introduce new Lake Elsinore Waln+art Supercenter EIR_ 23 Environmental Findings and Staternant of overriding Considerations sources of light to the cumulative project vicinity, and cumulative impacts from light and glare would be less-than-significant. Reference: EIR pages 4.1-15 through 4.1-17. 4.2.2. Air Quality a. Impact: Implementation of the proposed project would result in less-than-significant impacts to sensitive receptors related to CO hotspots. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained on the Record of Proceedings, the City Council hereby finds that impacts related to the exposure of sensitive receptors to substantial pollution concentrations are less than significant. Under Option A, daily project activities would result in 9,,543 trips on weekdays and 1,092 trips on Saturdays. Under Option B, daily project activities would result in 11,723 trips on weekdays and 1,204 trips on Saturdays. Because the potential for CO hotspots in the Basin is relatively low based as discussed under the methodology section in the DEIR, the analysis of CO hotspots bases the analysis for both Options A and B on the traffic generated by Option B (the worst case scenario/highest trips). This analysis is designed to determine impacts on sensitive receptors (residences, schools, other receptors deemed sensitive as described in the Sensitive receptors section of the DEIR, located within 50 feet of an intersection). As the intersection analysis used in this analysis is based on the traffic study, there may or may not be receptors within 50 feet of the studied intersections. However, because the intersection analysis is designed to capture the highest volume and worst congested or potentially congested, it is assumed that all other intersections would have less emissions associated with them. Therefore, although sensitive receptors may not be located near these specific emissions, the analysis is sufficient to determine if there is a potential for impacts on sensitive receptors near less traveled or less congested intersections. The four local intersections with the greatest daily traffic volumes were analyzed for the determination of CO hotspots. As the emissions from these intersections would be greater than any of the other intersections, if these intersections would not result in a CO hotspot, intersections with fewer daily trips and therefore less emissions, also would not result in CO hotspots. The opening year plus project peak hour conditions were evaluated against the screening level threshold of 24,000 vehicles per hour, and 400,000 vehicles per day. The study area intersections with the maximum peak hour traffic volumes are shown in Table 4.2-12 in the DEIR. As none of the peals hour traffic at any of the intersections would come close to 24,000 vehicles per hour or 400,000 vehicles per day, CO emissions from these vehicles volumes would be less-than-significant. References: EIR page 4.2-28. b. Impact: The proposed project construction would result in less-than-significant impacts related to the exposure of sensitive receptors to substantial emissions of TACs during construction. --—...__._ _ _.__..._... -.......--- -- ...........---- --------- Lake Elsinore Walmart Supercenter EIR 24 Environmental Findings and Stafemmnt of Overriding Considerabais Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained on the Record of Proceedings, the City Council hereby finds that impacts related to the exposure of sensitive receptors to substantial emissions of TACs during construction are less than significant. The construction of Options A and B would result in relatively similar criteria pollutant emissions, and were analyzed under the worst case scenario. Because emissions of TACs during construction are associated with diesel emissions from on-site construction vehicles, as the number and duration of vehicles anticipated under Options A and B are the same, the emissions associated with diesel exhaust would also be the same. Therefore, the analysis as presented represents impacts related to both Options A and B. The closest sensitive receptors to the project site that would be impacted by the construction of the proposed project would be the residential land uses adjacent to the southwest of the project site and the residential uses directly across Canbern Avenue to the northeast and 3rd Street to the east. Project construction would result in short-term emissions of diesel PM, a TAC. Diesel PM poses a carcinogenic health risk that is measured using an exposure period of 70 years. The exhaust Of off-road heavy-duty diesel equipment would emit diesel PM during site grading and excavation; paving; installation of utilities, materials transport and handling; building construction; and other miscellaneous activities. SCAQMD has not adopted a methodology for analyzing such impacts and has not recommended that health risk assessments be completed for construction-related emissions of TACs. According to OEHHA, carcinogenic health risk assessments, which determine the exposure of sensitive receptors to TAG emissions, should be based on a 70-year exposure period; however, such assessments should be limited to the period or duration of activities associated with the proposed project. The construction period for the proposed project would be much less than the 70-year period used for risk detennination. Because off-road heavy-duty diesel equipment is specific to the construction phase (i.e. grading, building construction, paving) the equipment would be used only for short periods of time throughout the approximately 12 month construction period, reducing exposure times to pollutants to within acceptable limits. Therefore, project construction would not expose sensitive receptors to substantial emissions of`PACs. References: EIR pages 4.2-30 and 4.2-31. c. Impact: Implementation of the proposed project would result in less-than-significant impacts related to localized air quality impacts during operation. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained on the Record of Proceedings, the City Council hereby finds that localized air quality impacts during operation are less than significant. The analysis of operational LSTs for Options A and Options B are considered as the worst case scenario of both options. Therefore, the analysis presented represents both Options A and B. Lake Elsinore WalnW Supereenter EIR 25 Environmental Findings and Statement of overriding Considerations During project operations, the daily amount of localized pollutant emissions generated on-site by the project would not be substantial. I'he project's total operational-related emissions generated on-site would not exceed SCAQMD's screening operational LSTs. Thus no dispersion modeling is required and localized air quality impacts during project operations would be less-than- significant. References: EIR pages 4.2-31 and 4.2-32. d. Impact: Implementation of the proposed project would result in less-than-significant impacts related to exposure of sensitive receptors to substantial pollutant concentrations. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would have less-than-significant impacts related to exposure of sensitive receptors to substantial pollutant concentrations. A health risk analysis was conducted to determine the proposed project's impacts on off-site residential, worker, and school children's exposure to on-site operations. Specifically, risks from the project site .include the operation of diesel vehicles on-site and in the project vicinity, charbroilers from fast food restaurants, and emissions from the potential gasoline fueling facility. The following summarizes the results of the health risk analysis for each project option. Detailed modeling, calculations, and results are included in the health risk analysis included in Appendix B2 of the DEIR. Options A and .B of the proposed project would be anticipated to result in the emission of different types and amounts of TACs based on the type of use (specifically the inclusion or exclusion of the gas station). Therefore, the analysis of operational TAC emissions are discussed separately for each Option. Option A Option A consists of the development of the proposed Walmart Supercenter, two fast-food restaurants with drive-thru windows and a gas station/convenience store/car wash with sixteen fuel stations. The residential land use with the greatest potential exposure is the site immediately northeast across Carnbern Avenue in line with where Crane Street would connect with Canibern Avenue if it continued through from Dexter Avenue. Maximum cancer risk at this location is estimated to be 3.43 in one million and the non-cancer risk was estimated at 0.098 in one million---neither of which exceed the regulatory thresholds of 10 in a million and 1 in a million, for chronic non- carcinogenic health hazard thresholds respectively. The land use with the greatest potential worker exposure is located directly northeast of the project site across Cambern Avenue,just southeast of Central Avenue. Maximum cancer risk at this location is estimated to be 0.417 in one million and the non-cancer risk was estimated at 0.049----neither of which exceed the regulatory thresholds. Lake Elsdnore Walman Supercenter EIR 26 rmnvironmenlat Findinis and Stalement of Overriding Conskterabons The Earl Warren Elementary School, located at 41.221 Rosetta Canyon Drive, is the school site that would result in the maximum potential exposure from on-site operations. The school site is located approximately 0.75 miles east northeast of the project site. Maximum cancer risk at this location is estimated to be 0.001 in one million and the non-cancer risk was estimated at 0.0003—neither of which exceed the regulatory thresholds. Option B Option B includes the Wahnart Supercenter and Garden Center along with approximately 4,600 SF of specialty retail shops and fast-food restaurants with and without drive-thru ability. The residential land use with the greatest potential exposure is the site immediately adjacent to the south of the project site just north of 3rd Street. Maximum cancer risk at this location is estimated to be 3.00 in one million and the non-cancer risk was estimated at 0.002—neither of which exceed the regulatory thresholds of 10 in a million and 1, respectively. The land use with the greatest potential worker exposure is located directly northeast of the project site across Cambern Avenue,just southeast of Central Avenue. This is the same location identified for maximum worker exposure under Option A. Maximum cancer risk at this location is estimated to be 0.261 in one million and the non-cancer risk was estimated at 0.003—neither of which exceed the regulatory thresholds. The Earl Warren Elementary School, located at 41221 Rosetta Canyon Drive is the school site that would result in the maximum potential exposure from on-site operations. Maximum cancer risk at this location is estimated to be 0.0008 in one million and the non-cancer risk was estimated at 0.000004—neither of which exceed the regulatory thresholds. As identified above, the cancer and non-cancer risk for all analyzed receptor locations would not exceed the regulatory thresholds under either Option A or Option B. Therefore, the proposed project would not expose sensitive receptors to substantial pollutant concentrations. References: EIR Pages 4.2-32 through 4.2-34. e. Impact: Implementation of the proposed project would not create objectionable odors affecting a substantial number of people. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would have less-than-significant impacts related to objectionable odors affecting a substantial number of people. During construction of the proposed project, exhaust from equipment and activities associated with the application of architectural coatings and other interior and exterior finishes may produce discernible odors typical of most construction sites. Such odors would be a temporary source of nuisance to adjacent uses, but would not affect a substantial number of people. As odors associated with project construction would be temporary and intermittent in nature, the odors would not be considered to be a significant environmental impact. - --.-...._..--------------.---.-.._-- - Lake Elsinore Walman Supercenter EIR 27 Environmental Findings and Statement of Overriding Considerations References: EIR page 4.2-34 and 4.2-35. f. Impact: Implementation of the proposed project would result in less than cumulatively considerable impacts from construction emissions, to sensitive receptors with respect to CO concentrations at nearby intersections, and for cancer risks and chronic hazards. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would result in less than cumulatively considerable impacts within respect to CO hotspots. The project's construction emissions, with the implementation of Mitigation Measure AQ-1, would not exceed SCAQMD's daily thresholds during construction. Thus, because the proposed project's construction-period impact would be less-than-significant, the proposed project would not result in a significant cumulative impact, when considered with other past, present and reasonably foreseeable projects. The four local intersections with the greatest daily traffic volumes were analyzed for the determination of CO hotspots for the General Plan Buildout scenario. As the emissions from these intersections would be greater than any of the other intersections, if these intersections would not result in a CO hotspot, intersections with fewer daily trips and therefore less emissions, also would not result in CO hotspots. The General Plan Buildout scenario project peak hour conditions were evaluated against the screening level threshold of 24,000 vehicles per hour, and 400,000 vehicles per day. As none of the peak hour traffic at any of the intersections would come close to these levels, CO emissions from these vehicles volumes would be less-than- significant. Therefore, emissions at the remaining project intersections would also be anticipated to result in less than cumulatively considerable impacts with respect to CO hotspots. Because the existing conditions plus cumulative projects would generate a cancer risk greater than 10 in a million, the cumulative health risk is significant. However, because the project's contribution is less than 10 in one million, and the project plus cumulative projects is less than 10 in a million, the project is not considered to have a cumulatively considerable impact based on SCAQMD methodology. Additionally, while there will be ambient growth in the project vicinity, it is anticipated that any increase in emissions (and thereby cancer risk) resulting from the ambient growth could be offset by decreases in future risk estimates due to the natural turnover of older fleets and equipment being replaced by more efficient, less polluting engines and additional regulatory actions being phased in. References: EIR pages 4.2-36 to 4.2-38. 4.2.3. Biological Resources a. Impact: The proposed project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations, or by the CDFW or USI=WS. Lake Elsinore Walntart Supercenler EIR 28 Environmental Findings and Slaternent d Overriding Considerations Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would result in less than significant impacts within respect to sensitive natural communities. Sensitive natural communities include riparian habitat or other sensitive natural communities identified in local or regional plans, policies, or regulations, or designated by the CDFW or USFWS. A total of 0.04 acres of potentially CDFW jurisdictional unvegetated streambed (as defined by Fish and Game Code Section 1602) exists within the project site, and would be impacted by project activities. Due to the small size of impact and the fact that the channel does not exhibit any important functions or services to wildlife or habitat other than ephemeral water conveyance,the impact to this channel is less-than-significant. However, changes to this channel are subject to review and approvals by the CDFW after submittal of a Streambed Alteration Notification. Upon receipt and review of this notification, the agency may decide that no permits are required. Should CDFW confirm jurisdiction over the on-site feature, an application for a CDFW Streambed Alteration Agreement under Section 1602 of the California Fish and Game Code may be necessary. Permit applications would include a narrative description of the on-site feature and submittal of engineering drawings to illustrate and detail the replacement of lost and regained functions and services. Compliance with CDFW's Streambed Alteration Program would reduce impacts to less-than-significant levels. Reference: EIR, pages 4.3-32 and 4.3-33. b. Impact: The proposed project would not have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the CWA (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in substantial adverse effects on federally protected wetlands because the project site does not contain any federally protected wetlands as defined by Section 404 of the Clean Water Act, and impacts related to wetlands would not occur from implementation of the proposed project. However, the RWQCB regulates wetlands and waters of the state under the Porter-Cologne Water Quality Control Act, and may require a report of waste discharge pursuant to California Water Code Section 13260 for any discharge that could affect the quality of waters of the state, such as the drainage feature (Drainage 1) mapped on-site. Compliance with the waste discharge requirements would reduce impacts to less-than-significant levels. Reference: EIR page 4.3-33. c. Impact: The proposed project would contribute to the incremental loss of undeveloped habitat areas but the loss would not be a cumulative impact. Lake Elsinore Walmarl Supercenter EIR 29 Environmental I-Indings and Statement of Overnding Considerations Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in a cumulative impact related to the loss of habitat areas. Tile geographic context for the evaluation of cumulative biological resource impacts is the Elsinore Area Plan of the MSHCP. Future development activities could result in incremental loss of undeveloped habitat areas that may support special status plants or other species..As described in the project impact evaluation in the DEIR, the project site has been disturbed by previous human activity and the vegetation within the proposed project is highly disturbed and not considered sensitive or designated for protection, so its loss would not contribute to a cumulative impact. Reference: EIR page 4.3-34. 4.2.4. Geology,Soils and Seismicity a. Impact: Implementation of the proposed project would not result in the exposure people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving strong seismic ground shaking. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in the exposure people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving strong seismic ground shaking. The proposed project would construct commercial structures in a currently vacant area that is within a seismically active region. According to forecasts made by the USGS, there is a 60 percent chance that a magnitude 6.7 or greater earthquake will occur in the Southern California region over the next 30 years (USGS, 2015). Locally, the Elsinore fault zone has a 3.8 percent chance and the Southern San Andreas a 19 percent chance of a magnitude 6.7 or greater earthquake over the next 30 years (USGS, 2015). As a result, people on the project site could be exposed to seismic activity that is capable of producing very strong ground shaking at the site. The intensity of ground shaking would depend upon the magnitude of the earthquake, distance to the epicenter, and the geology of the area between the epicenter and the project site. However, if not constructed appropriately, the proposed improvements could be susceptible to substantive damage. Earthquakes are unavoidable hazards although the resultant damage can be minimized through appropriate seismic design and engineering. The City requires that all construction meet the latest standards of the CBC for construction which considers proximity to potential seismic sources and the maximum anticipated groundshaking possible. The proposed construction associated with the project would be in accordance with applicable City ordinances and policies and consistent with the most recent version of the CBC, which requires structural design that call accommodate ground accelerations expected from known active faults. In addition, the investigations would be prepared by a California registered Geotechnical Engineer or Lake Elsinore Wftmart Supercenter EIR 30 Environmental Findings and Statement of Ovemcfing Considerations Engineering Geologist and recommendations would include final design parameters for the walls, foundations, foundation slabs, and surrounding related improvements (e.g., utilities, parking lots, and sidewalks). Compliance with these building safety design standards would reduce potential impacts associated with groundshaking to less than significant levels. Therefore, with implementation of the seismic design requirements into construction specification, the impacts associated with the effects associated with groundshaking would be reduced to less-than- significant levels. References: EIR pages 4.5-7 and 4.5-8. b. Impact: implementation of the proposed project would not result in the exposure of people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving seismic-related ground failure, including liquefaction. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in the exposure of people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving seismic-related ground failure, including liquefaction. The project site is located in an area identified as being susceptible to liquefaction hazards. Analysis of site specific soils during the initial geotechnical investigation at the site determined that settlement and differential settlement from liquefaction could range from 1.25 inches up to 2.5 inches. If not designed appropriately settlement of this magnitude could cause substantial damage. However, there are numerous geotechnical approaches that could be employed in foundation design to address this hazard such as the use of deep foundation systems or the treatment of liquefiable materials. As required by the CBC and the City's Municipal Code Title 17 Chapter 32, the applicant would be required to prepare a liquefaction hazard analysis, and submit it to the Director of Community Development. Adherence to the Municipal Code and building code requirements that would implement proven geotechnical design measures would minimize the potential for liquefaction, differential settlement from liquefaction, and lateral spreading through foundation design, treatment of site soils and/or replacement of liquefiable soils with engineered fills. Therefore, with implementation of the seismic design requirements into construction specification in accordance with City and building code requirements, the impacts associated with the effects associated with seismic-related ground failure such as liquefaction, would be reduced to less-than-significant levels. References: EIR pages 4.5-8 and 4.5-9. c. Impact: The proposed project would not result in substantial soil erosion or the loss of topsoil. Mitigation: No mitigation measures are required. Lake Elsinore Walmarl Supercenler FIR 31 Environmental Findings and Statement of Overriding Considerations Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in substantial soil erosion or the loss of topsoil. Topography on the project site and in the vicinity of the project is relatively flat, and runoff on- site passes over the project site through natural rills and gullies that partially pool in the western. portion of the project site and continues to flow off of the site to the southwest to flow onto an adjacent parcel. Elevations range from approximately 1,325 feet above mean sea level (msl) in the north portion of the property to approximately I,302 feet above ms] in the southern portion. Construction activities would include earthwork activities (e.g., excavation, bacicfilling and grading) that could expose bare soil to erosive elements (wind and rain). However, project construction would be required to comply with existing regulatory requirements that address soil erosion such as the National Pollutant Discharge Elimination Program (NPDES). Any development site, such as the project site, that disturb one or more acres are required to comply with a General Construction NPD.ES permit. The General Construction permit requires the development and implementation of a Storm Water Pollution Prevention Plan (SWPPP) which includes the use of erosion control Best Management Practices to protect surface water and groundwater from the adverse effects of construction activities. The erosion control best management practices (BMPs) (such as scheduling, preservation of existing vegetation, hydroseeding, sandbags, fiber rolls, and silt fences) would prevent the exposure of soil to wind and water and reduce [lie threat of erosion during construction. 'The SWPPP and BMPs would be reviewed by the City's Engineering Division prior to issuance of a building or grading permit. Once constructed, landscaped, and drainage improvements constructed the potential for erosion or loss of topsoil is effectively eliminated. Therefore, with implementation of these requirements and associated BMPs, erosion related to construction activities and operation of the project would be less-than-significant. References: EIR page 4.5-9. d. Impact: The proposed project would be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site lateral spreading, subsidence, liquefaction, or collapse; however, adherence to building code requirements would reduce the potential for unstable soils to adversely affect proposed improvements. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in development on instable soils. Development under the proposed project would be required to adhere to City and CBC requirements, which include the preparation of a geotechnical investigation by a state licensed geotechnical engineer. The required geotechnical report for the proposed improvements would determine the susceptibility of the subject site to settlement and prescribe appropriate engineering techniques for reducing its effects. Where settlement and/or differential settlement is predicted, site preparation measures—such as use of engineered fill, surcharging, wick drains, deep ----...._---_—__-- Lake Elsinore Walmart Supercenter EIR 32 Environmental findings and Stalemenl of Overri�ng Corts0erations foundations, structural slabs, hinged slabs, flexible utility connections, and utility hangers— could be used. These measures would be evaluated and the most effective, feasible, and economical measures recommended in a geotechnical report and incorporated into site design in accordance with building code requirements. Engineering recommendations included in the project engineering and design plans would be reviewed and approved by the City. Therefore, with adherence to building code requirements the potential for unstable soils to adversely affect proposed improvements would be reduced to less-than-significant levels. References: EIR pages 4.5-9 and 4.5-10. c. Impact: Implementation of the proposed project would not result in impacts onsite that could affect offsite properties and generate a cumulative geology, soils, and seismicity impact. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in impacts onsite that could affect offsite properties and generate a cumulative geology, soils, and seismicity impact. The geographic scope for considering cumulative impacts related to geology and soils can generally be considered as the entire Riverside County; however, because of widely varying conditions on a site-by-site basis, the impacts related to geology and soils are generally site-specific. The project site is in a seismically active area, which is bordered by major fault systems including the Elsinore Fault and San Andreas Fault. No areas of Riverside County are considered seismically inactive, therefore other past, present, and future projects in the County share relatively similar overall seisinic hazards; however, they typically vary from site to site based on underlying conditions and distances to seismic events. Because potential geologic and seismic hazards are site specific, development projects that are developed to existing code requirements that address site specific conditions, improvements that incorporate seismic design requirements are not of a nature to combine with existing or future projects to result in cumulatively significant effects from geologic and seismic impacts. The geologic conditions present are geotechnically feasible for construction with the appropriate seismic design that is similar to what other projects in the region would be required to include in project design. Furthermore, the less than significant impacts related to the proposed project would be on-site and the project would not result in impacts on-site that could affect off-site properties and generate a cumulative impact. References: EIR page 4.5-10. 4.2.5. Greenhouse Gas Emissions a. Impact: The proposed project would not conflict with applicable plans, policies, or regulations adopted for the purpose of reducing the emissions of GHGs. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby Lake Elsinore Walman 5upercetverElR .,_.33 Environmental Findings and Statement of Overriding Considerations finds that the proposed project will not conflict with applicable plans, policies, or regulations adopted for the purpose of reducing the emissions of GHGs. Consistency with CARB Scoping Plan Out of the Recommended Actions contained in CARB's Scoping Plan, the actions that are most applicable to the project would be Actions E-1 (increased Utility Energy efficiency programs including more stringent building and appliance standards), GB-I (Green building), and W-1 (Increased water use efficiency). GARB Scoping Plan Action I -1, together with Action G13-1 (Green Building), aims to reduce electricity demand by increased efficiency of Utility Energy Programs and adoption of more stringent building and appliance standards, while Action W-I aims to promote water use efficiency. The proposed project would be designed to comply with the CALGreen Code to ensure that the new commercial development would use resources (energy, water, etc.) efficiently and significantly reduce pollution and waste. Therefore, the project would be consistent with the Scoping Plan measure,, through incorporation of stricter building and appliance standards. Consistency with Lake Elsinore Climate Action Plan The proposed project would not conflict with implementation of the City's Climate Action Plan (CAP). The CAP identifies an emissions reduction target of 944,737 MTCO2e by the year 2020, meaning an 11.26 percent reduction from a 2008 baseline condition. As a reduction of 28.5 percent below the BAU scenario is required to meet the goals of AB 32 and the project's GHG emissions would result in an emission reduction of between 34.10 percent and 40.80 percent, the targeted GHG emissions reduction identified within the City CAP would be exceeded. The proposed project would implement sustainability features (presented below), that are consistent with specific CAP measures identified in Appendix D: Project-Level CAP Consistency Worksheet within the City's CAP. Although not required by the City, Walmart plans to incorporate a number of additional sustainability features into the proposed project as described on pages 3-15 through 3-17 of the DEIR. References: EIR pages 3-15 through 3-17 and pages 4.6-14 through 4.6-18. b. Impact: The proposed project would result in less than cumulatively considerable impacts due to the emissions of GHGs. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not have cumulatively considerable impacts from the emissions of GHGs. Annual emissions of GHGs from project implementation would result in a 34.10 percent reduction from BAU. With implementation of the project's design features and regulatory developments, the project's GHG reduction would exceed the AB 32 reduction target of 28.5 percent. Therefore, the increase in GHG emissions resulting from project implementation would not be cumulatively considerable. References: EIR page 4.6-18. .......... _-- --------_ ___. _...,.._.—. Lake Elsinore Walmart Supercenler EIR 34 Environmental Findings and Statement of Overriding Considerations 4.2.6. Hydrology and Water Quality c. Impact: Implementation of the proposed project would not violate any water quality standards or waste discharge requirements. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not violate any water quality standards or waste discharge requirements. As project construction would disturb more than one acre of soil, the project proponent would be required to comply with the NPDES Construction General Permit. In compliance with this permit, a SWPPP would be prepared and implemented, which would require non-stormwater and waste and material management BMPs that would prevent construction chemicals used on-site from washing into local water bodies. The SWPPP would also include erosion and sediment control BMPs that would prevent the mixing of exposed soil with stormwater. 1,lie SWPPP would be submitted to and reviewed by the City's Engineering Division prior to issuance of a building or grading permit. With implementation of the SWPPP and its associated BMPs, impacts related to water quality during construction of the project would be less than significant. In accordance with MS4 NPDES Permit requirements for new development, the proposed project would be required to develop a site-specific WQMP that would identify HCOC, highlight LID principles utilized on-site and list all site design, source control and treatment control BMPs that will be implemented during site occupation in order to protect stormwater quality throughout the life of the project. The WQMP would be required to designate maintenance and funding sources for the upkeep of these BMPs. A Preliminary WQMP would be prepared and submitted for Engineering Division review during the design stage of a project. A Final Project WQMP must be approved prior to issuance of building and grading permits, which would include a final hydrology analysis ensuring appropriate sizing and control of BMPs. References: EIR pages 4.7-12 and 4.7-13. d. Impact: implementation of the proposed project would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not deplete groundwater supplies and/or interfere with groundwater recharge because The project would employ water conservation practices during operation including regular maintenance of irrigation systems to detect overspray, installation of rain detection devices to prevent irrigation during or following a rain event, and the use of drought-tolerant low-water usage vegetation for landscaping, thereby reducing excessive water demand. Additionally, groundwater makes up a small percentage (less than 10 percent) of the Lake Elsinore Walmart Superoonter FIR 35 Environmental Findings and Statement of Overriding Considerations total water supply, and based on EVWMD water supply projections, groundwater pumping for water supply would not exceed the Elsinore groundwater basin's annual recharge nor even increase beyond current levels out to the year 2035. Further,the project has obtained a will-serve letter from EVMWD for the estimated operational water demand, indicating the project would not contribute to an over pumping or substantial decrease in groundwater levels. In addition, the site is currently vacant and would introduce new impervious surfaces to the site. The increase in impervious surfaces could result in a decreased amount of stormwater runoff that would infiltrate on-site and recharge underlying groundwater resources. However, as required by the MS4 NPDES permit, the inclusion of LID BMP drainage features into project design would encourage the on-site infiltration of stormwater runoff through vegetated swales, bio-retention facilities, permeable paving and other approved LID improvements. Incorporation of these required drainage features would allow for on-site infiltration of stormwater runoff in addition to the requirements that limit the volumes of stormwater allowed to discharge off-site, and the resulting impact to underlying groundwater resources would likely be relatively small and considered less-than-significant. Therefore, operation of the project constructed in accordance with existing regulatory requirements is not anticipated to substantially deplete groundwater supplies, and impacts would be less-than-significant. References: EIR.pages 43-I3 and 4.7-14. e. Impact: The proposed project would not substantially alter the existing drainage pattern of a site or area through the alteration of the course of a stream or river, or by other means, in a manner that would result in substantial erosion, siltation or flooding on- or off-site. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not substantially alter the existing drainage pattern of a site or area through the alteration of the course of a stream or river, or by other means, in a manner that would result in substantial erosion, siltation or flooding on-or off-site. Construction Construction of the proposed project would alter the existing drainage pattern of the project site, as ground disturbance would occur in the path of existing drainage paths. Possible impacts of this include erosion, sedimentation and flooding, all of which are interconnected. Erosion is defined as the washing away of soil by rain or wind. Siltation is an undesired increased transport and sedimentation of suspended material (or water). Flooding is the partial or complete inundation of normally dry land area from unusual and rapid accumulation or runoff of surface waters. Flooding can often cause erosion, which in turn can cause siltation. Construction of the proposed project facilities would involve alteration of the ground surface and expose a large amount of bare soil, making soil prone to erosion by on-site drainages and stonliwater. Project construction would comply with the NPDES Construction General Permit Lake Elsinore Walmart Supercenter EIR 36 Environmental Findings and Slalement of Overriding Considerations through development and implementation of a SWPPP. The SWPPP would include erosion control BMPs, such as scheduling and preservation of existing vegetation, which would prevent the exposure of soil to water and reduce the threat of erosion during construction. The SWPPP would also implement sediment control BMPs, such as sandbags and fiber rolls, to trap any sediment that mobilizes on-site, thereby preventing siltation from occurring. The SWPPP would be reviewed by the City's Engineering Division prior to issuance of a building or grading permit. Impacts related to erosion on-sate would be less than significant. Alteration of existing site grade or drainage patterns could cause water to pool and/or flood in areas on-site. Flooding conditions already exist on an adjacent parcel to the southwest of the site. However, construction could increase flooding off-site by reducing the drainage's ability to meander or percolate into the soil prior to exiting the site. Increased erosion and siltation could occur in off-site areas as a result of scouring from increased flooding. Furthermore, although construction of the proposed project would not increase the amount of run-on received by the site, run-on would still have to be directed around work areas to avoid flooding. As stated in Chapter 3, Project Description, the flood control facilities and associated utility connections would be constructed sometime after the start of construction in early 2016. Furthermore, the project proponent would be required to obtain a Drainage Permit from the City, which requires the submittal of a Drainage Inspection Application. The application would include engineering drawings of existing and proposed drainage flow during construction. The proponent would receive a letter from the City identifying requirements and providing documents necessary for permit issuance, and using this information, would submit a Drainage Inspection Permit to the City Engineering Division. This application is then reviewed by staff, and a Drainage Permit would be issued if all requirements have been met. Therefore, with flood control structures in place during the rainy season and the City drainage permit review process, impacts relating to flooding both on- and off-site during construction would be less than significant. Operation Operation of the proposed project would alter existing drainage patterns. The majority of the project site would be graded and paved during operation; therefore, it is not likely that erosion or sedimentation would occur on-site. Flooding on-site could occur, as the amount of impervious surfaces would be increased and facilities would be located in existing drainage paths. This could also lead to off-site flooding, which can be a cause of off-site erosion and sedimentation as well. However,the proposed project would involve the construction of new drainage facilities with the purpose of collecting storrnwater runoff and efficiently discharging it off-site in accordance with local drainage control requirements. Compared to existing conditions, the developed project condition would generate 64.07 cubic feet per second (cfs) of runoff during the 100-year event compared to 36 cfs under existing conditions. ']'his increased amount of onsite storrnwater would be captured by the proposed on-site detention basin and slowly released into the existing 30-'inch storm drain at the intersection of Crane Street and Dexter Avenue, thereby not causing any flooding, erosion or siltation. Should the City's area drainage plan not be completed by project construction, runoff originating from a source to the northeast of the project site would be channeled into a culvert, running under Carnbern Avenue and into an open channel on-site. The _....-...__. -_--------------- ------ ----- _.. - --- .-... ------ ---------------------- -.-......... .... Lake Elsinore Walmarf Srrpercenler EIR 37 Environmental Finings and Statement of Overriding Considerations open channel would collect runoff with a capacity to Dandle the 100-year, 3hr storm event producing 697cfs off-site from across Canibern Ave. and the 2.73cfs (038) from the rainfall over the 0.844 acres taken up by the open channel. At capacity, the channel would then overtop and water would be directed via spillways and flow east onto 3rd Street. Water would then release onto a vacant property's existing drainage ditch that flows southwest, eventually crossing Dexter Avenue, passing under I-15, and entering into the 3rd Street channel. The existing off-site ditch currently accommodates the flows. With the installation of the City's area drainage plan, the proposed facilities would convey runoff sources from across Cambern Avenue, thereby reducing existing flooding conditions on the adjacent parcel to the southwest of the project site. Through implementation of a WQMP in accordance with M.S4 requirements, the project would implement site design, source control and treatment control BMPs. Although these BMPs are primarily designed to prevent water pollution, some involve the containment of stormwater runoff, which would reduce the potential for flooding on-site or off-site. The Final WQMP would include a final hydrology analysis containing calculations to confirm that flooding would not occur on, or off-site and flood control structures would channel water as planned during project operation. With implementation of a WQMP, impacts related to flooding, erosion, and sediment on or off-site would be less-than- significant. References: EIR pages 4.7-15 through 4.7-18. f Impact: The proposed project would not create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EiR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not exceed stormwater drainage system capacities or add sources of polluted runoff: The project involves the construction of additional stormwater drainage facilities to accommodate the proposed development. Prior to the complete installation of these new drainage systems, project construction could create runoff that could overwhelm the existing drainage system through flooding from the temporary alteration of on-site drainage patterns. However, interim flood control facilities (including stormwater drainage facilities) would be established prior to the start of the rainy season, thereby ensuring excess runoff caused by construction does not overwhelm available drainage control. furthermore, the project proponent would be required to obtain a Drainage Permit from the City, which requires a multi- level review of site plans prior to issuance of the permit to ensure drainage during construction is appropriately controlled. During operation, the proposed project would generate greater amounts of runoff compared to existing conditions due to the net increase of impervious surfaces. However, if the city drainage project is not completed by project construction, the proposed on-site detention basin will be sized to create no net increase in peals runoff discharged from the site. The detention basin would slowly release the stored runoff into an existing 30-inch storm drain at the intersection of Crane Lake Elsinore Walmart Supercenler El 38 Fnvironmenlal Findings and StalemwL of Ov4Orriding Considerations Street and Dexter Avenue. According to the preliminary hydrology analysis, the total post- development peak flow detention provided by the proposed flood control facilities on-site is designed in accordance with the Riverside County Flood Control and Water Conservation District Hydrology Manual requirements for drainage system design. Therefore, runoff generated on-site that is released by the detention basin would be designed in a manner such that the runoff channeled into the Crane Street storm drain would not exceed its existing capacity. The proposed storm drain system is designed to control existing run-off sourced stormwater from across Cambern Avenue and the project site, and route it through the site to the aforementioned detention basin and released off-site in a controlled manner to an existing drainage. This downstream drainage flows across vacant property, and flows southwest onto another vacant property before flowing under 1-15 through existing drainage structures and eventually into the 3rd Street channel and Tcmescal Wash. However, the project facilities would not increase the amount of runoff entering the site, and would therefore not result in the exceedance of the 3rd Street channel drainage capacity. The drainage control requirements not only address stornwater volumes but also water quality such that there would be no substantial increased in sources of polluted runoff. Impacts would be less-than-significant. References: EIR pages 4.7-19. g. Impact: The proposed project would not substantially degrade water quality. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not substantially degrade water quality. Construction The project has the potential to degrade water quality during construction, either resulting from the use of construction-related chemicals on-site or from the siltation of water resulting from soil disturbance during construction. However, construction activities would disturb more than an acre, and would therefore be required to implement a SWPPP that would include various erosion control, sediment control and non-stormwater BMPs, which would help protect water quality. Construction of the project could also degrade water quality through the creation of flooding on- or off-site, which could lead to siltation of water. However, the proposed flood control facilities would be installed and functional at the start of the rainy season, thereby preventing flooding from occurring in the remaining construction work areas during the rainy season. Furthermore, the project proponent would be required to obtain a Drainage Permit from the City, which requires the submittal and review of construction drainage plans by the City prior to the issuance of the permit. Construction of the project is not expected to pose any additional threats to water quality. Operation Operation of the project would introduce commercial uses to the project site, which is currently vacant. Pollutants associated with commercial uses include trash and debris; nutrients, pesticides, Lake Elsinore Walmarl Supercenler EIR 39 Environmental Findings and Statement of Overriding Considerations sediment from landscaping; and oils and greases; should these pollutants be generated on-site and mix with stormwater, a degradation of water quality could result. However, the project would be required to comply with the MS4 Permit requirements, which involve the implementation of post-construction site design, source control and treatment control BMPs implemented throughout the lifetime of the project in order to protect water quality. The City requires that a Preliminary WQMP be submitted during project design and a final WQMP be submitted prior to issuance of a building or grading permit. The WQMP will include specific on- . site stormwater treatment provisions for stormwater originating on-site including bio-filtration landscape strips, pervious pavement and on-site detention. Pass-through stormwater from upstream off-site areas is not proposed to be treated. The project could also degrade water quality during its operation if it were to create flooding on-or off-site, which can lead to siltation of stormwater. However, the project would include a drainage control system, both for anticipated expected run-off generated on-site and the existing run-on. The hydrology analysis included in the Final WQMP would confirm the proposed run-on and run-off leaving the site would be properly controlled, thereby avoiding flooding impacts and associated water quality degradation from siltation. References: EIR page 4.7-20. h. Impact: The proposed project would not result in cumulative impacts to hydrology and water quality. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not result in cumulative impacts to hydrology and water quality. The proposed project, in conjunction with other projects, could result in impacts to flooding and water quality. However, similar to the proposed project, other projects in the area disturbing more than one acre during construction would be subject to Construction General Permit requirements, involving implementation of a SWPPP that includes various erosion control, sediment control, non-stormwater management and waste management BMPs that would protect water quality. Operation of cumulative projects would be subject to the MS4 Permit, which requires a WQMP including identification of HCOC and post-construction BMPs designed to protect water quality throughout the life of the project. In regard to cumulative flooding impacts, should the city drainage plan not be complete by project opening, all runoff generated on-site would be collected by an on-site earthen detention basin and slowly released into an existing storm drain. further, the project would reduce existing flooding conditions on the adjacent parcel to the southwest through the containment of run-on sourced from across Cambern Avenue in the proposed open channel on-site. In 100-year, three hour storm conditions, the downstream open channel would overflow and be discharged to a vacant property to the south to meet an existing drainage. The proposed drainage improvements would substantially improve the drainage condition of the properties to the south-west of the project site, between LA fitness and 3rd Street. Currently, these parcels experience flooding under existing conditions and have runoff across their properties during all rain events. With development of the proposed improvements, the referenced properties would not have any off-site drainage flowing across their properties during a 2-year rain event. Even in a I00-year flood event, they would be SUbiect Lake Elsinore Walmart Supercenter EIR 40 Lnvinmmental Findings and Statement of Overriding Considerations to substantially less runoff across their parcels. Although the project would essentially utilize the remaining capacity of the existing 30-inch Crane Street storm drain, potentially preventing other projects in the area from the provision of efficient flood control, other projects would be required to designate appropriate drainage control during construction per submittal of a Drainage Permit Application, requiring City review prior to the issuance of a Drainage Permit. Furthermore, as part of the Final WQMP, a hydrology analysis would be required of other projects similar to those described for the proposed project to prove flood control would be sufficient during operation of the projects. With adherence to existing drainage control requirements, cumulative impacts to hydrology and water quality would be less-than-significant. References: EIR page 4.7-21. 4.2.7. Land Use and Planning Impact: The proposed project would not conflict with any 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, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect because the proposed project would be consistent with the applicable policies of the City's General Plan and the applicable zoning codes. As outlined in the DEIR, the Project uses, site plan concept, and building designs reflect and/or can be feasibly implemented consistent with applicable provisions of the City General Plan. See DEIR, Table 4.8-1. In addition, the proposed Walmart Supercenter and anticipated outparcel uses (restaurant and retail shops/services) are included in the list of permitted or conditionally permitted uses. Proposed development projects within the General Commercial and Commercial Mixed Use zones are required (per Zoning Code Sections 17.124.120 and 17.134.080) to submit an application for design review or a conditional use permit that includes design review to ensure that new development occurs in a manner which enhances the character and quality of the surrounding properties and that the scale, special relationships and architectural treatment of structures including materials, colors, and design, visually contribute to the area and environment in which they are located. The design review process is also intended to apply to the ancillary elements of projects such as signs and landscaping in order to ensure that the overall development maintains the same integrity of design as approved for the primary structure(s). As described in Chapter 3, Project Description, the proposed project would include quality design consistent with the development standards. As required by the zoning code applications for commercial design review and conditional use permits have been submitted for the proposed project's development plans for review by the City. Therefore, the proposed project would be consistent with the existing zoning designation and implementation of the proposed project would result in less- than-significant impacts related to conflicts with the zoning code. —.................................-- -- ..-----........... -- --............_— --------------- _._. ------_------------ _..._._. Lake Elsinore Wal mart Supercenter EIR 41 Enviromnental Findings and Statement of Overriding Considerafions References: EIR pages 4.8-11 through 4.8-20. a. Impact: The proposed project would not contribute to land use impacts that would be cumulatively considerable. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering; the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not contribute to land use impacts that would be cumulatively considerable. The cumulative impact area when considering potential cumulative land use and planning issues includes areas that are currently, or anticipated to be, subject to the provisions of the City General Plan, Zoning Ordinance, and/or Specific Plans. The cumulative study area includes the City and surrounding;areas lying within the City's Spliere of Influence. Commercial/retail uses and their configurations proposed by the project are consistent with, and are allowed under, the site's current General Commercial and Commercial Mixed Use General Plan Land Use designations. The proposed project would be implemented and operated consistent with all applicable General Commercial and Commercial Mixed Use regulations and development standards. The proposed project's contributions to potential cumulative land use impacts are not cumulatively considerable, and the cumulative effects of the proposed project are determined to References: EIR page 4.8-21. Noise b. Impact: The proposed project would not result in exposure of persons to, or generation of, excessive ground-borne vibration or ground-borne noise levels. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not result in exposure of persons to, or generation of, excessive ground-borne vibration or ground-borne noise levels. Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures and soil type. It is expected that ground-borne vibration from the project's construction activities would cause only an intermittent, localized intrusion. The proposed project's construction activities most likely to cause vibration impacts are: • Heavy Construction �:quipment: Although all heavy mobile construction equipment has the potential of causing at least some perceptible vibration while operating close to a building, the vibration is usually short-term and is not of sufficient magnitude to cause building damage. it is not expected that heavy equipment such as large bulldozers would operate close enough to any residences to cause a vibration impact. Lake Elsirore Welmart Supercenter EIR 42 rrvirormental findings and Stalement of Overriding Considerntons • Trucks: Trucks hauling building materials to construction sites can be sources of vibration intrusion if the haul routes pass through residential neighborhoods on streets with bumps or potholes. Repairing the bumps and potholes generally eliminates the problem. Ground-borne vibration levels resulting from construction activities occurring within the project site were estimated by data published by the FTA. Construction activities that would have the potential to generate low levels of ground-borne vibration within the project site would occur primarily during the grading phase. Using the vibration source level of construction equipment and the construction vibration assessment methodology published by the FTA, the project's potential vibration impacts at off-site sensitive receiver locations were estimated. Based on the reference vibration levels provided by the FTA, a large bulldozer represents the peak source of vibration with a reference velocity of O.089 in/sec (PPV) at a distance of 25 feet. At distances ranging from 141 to 337 feet from the project site, construction vibration velocity levels are expected to range from 0.002 to 0.007 in/sec (PPV). In order to assess the human perception of vibration levels in PPV, the velocities are converted to RMS vibration levels based on the Caltrans' Transportation and Construction Vibration Guidance Manual conversion factor of 0.71. The construction vibration levels in RMS are expected to range from 0.001 to 0.005 in/sec (RMS)at the six receiver locations. Based on the City's vibration standards, the proposed project site will not include or require equipment, facilities, or activities that would result in a "barely perceptible" human response(annoyance). Further, vibration levels at the site of the closest sensitive receiver are unlikely to be sustained during the entire construction period, but will occur rather only during the times that heavy construction equipment is operating within 100 feet of the project site perimeter. Moreover, construction at the project site will be restricted to daytime hours consistent with City requirements thereby eliminating potential vibration impacts during the sensitive nighttime hours. References: EIR pages 4.9-47 through 4.9-49. c. Impact: The proposed project would not result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not result a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. A potential noise impact associated with project operations could occur if the project's operational noise sources would result in substantial permanent increase in ambient noise levels at nearby sensitive receptors in the project vicinity above levels existing without the project. Noise levels associated with operation of the proposed project would result from the on-site noise sources (i.e., dock activities, a trash compactor, rooftop air conditioning units, shopping cart carousels, drive-thru speakerpliones, parking lot vehicle movements, and car wash activities) and project-generated traffic on the local roadway system. The potential for these operational noise sources to result in _.__._...._...........--------------------._- Lake Osinore WJmart Supercenter EIR 43 Environmental Findings and Slatemont of Overriding Considerations a substantial permanent: increase in ambient noise levels in the project vicinity are evaluated below. On-Site Operational Noise Levels To describe the project's operational noise level contributions, the project operational noise levels were, combined with the existing ambient noise levels measurements at the sensitive receiver locations. The difference between the combined project and ambient noise levels against the existing ambient noise levels describe the project noise level contributions. Noise levels that would be experienced at receiver locations when project-source noise is added to ambient daytime and nighttime conditions under Option A are presented in Table 4.9-27 and Table 4.9-28 in the DEIR, respectively. For Option B, the noise levels that would be experienced at receiver locations when project-source noise is added to ambient daytime and nighttime conditions are presented in 'fable 4.9-29 and Table 4.9-30 in the DEIR, respectively. The noise levels presented in Tables 4.9-27 to 4.9 30 in the DEIR include the attenuation provided by the planned 8-foot- high barrier along the project's southwestern boundary, 10-foot-high loading dock barrier, and the 5-foot-high parapet walls. For the purposes of this analysis, the project's contribution to the ambient noise environment is shown in energy average (dBA Leq) and inedian (dBA L50) noise levels due to the City's median noise level (L50) standards for stationary-source (operational) noise. The proposed project under Option A is expected to generate a daytime operational noise level contribution of up to 1.4 dBA Leq, 1.2 dBA 1,50, 1.5 dBA L25, 2.2 dBA L8, 1.4 dBA L2, and 0.5 dBA Lmax at nearby receiver locations. Additionally, as indicated in Table 4.9-28, the proposed project is expected to generate a nighttime operational noise level contribution of up to 3.2 dBA Leq, 2.4 dBA L50, 3.). dBA L25, 4.8 dBA L8, 4.0 dBA L2, and 4.9 dBA Lmax at nearby receiver locations under Option A. Based on the significance criteria described in Table 4.9-14 in the DEIR, the project-related operational noise level contributions to both the daytime and nighttime ambient noise levels at nearby sensitive receiver locations would be less than significant. On this basis, project operational stationary-source noise under Option A would not result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project, and impacts in will be less than significant. The proposed project under Option B is expected to generate a daytime operational noise level contribution of up to 1.1 dBA Leq, I.2 dBA L50, 1.4 dBA L25, 1.5 dBA L8, 1.1 dBA L2, and 0.5 dBA Lmax at nearby receiver locations. Additionally, as indicated in Table 49-30, the proposed project is expected to generate a nighttime operational noise level contribution of up to 2.7 dBA Leq, 2.3 dBA L50, 2.8 dBA 1,25, 3.6 dBA L8, 3.3 dBA L2, and 4.7 dBA U-nax at nearby receiver locations under Option B. Based on the significance criteria described in Table 49-14, the project-related operational noise level contributions to both the daytime and nighttime ambient noise levels at nearby sensitive receiver locations would be less than significant. On this basis, project operational stationary-source noise under Option B would not result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project, and impacts in will be less than significant. Roadway Noise Levels - -- ---------------- --- - Lake Elsinore Walmart Sccpernenter EIR 44 Environmental Fincknds and Statement of Overriding Crntsiderations The increase in traffic resulting from implementation of the project could increase the ambient noise levels at land uses fronting the roadways located in proximity to the project site. The estimated roadway noise impacts from the project's vehicular traffic were calculated using a computer program that replicates the FIIWA-RD-77-108 Model. Based on Lake Elsinore Walmart Traffic Impact Analysis study that is included as Appendix I of this EIR, in combination with an analysis of the surrounding land uses, roadway noise levels were forecasted to detennine'if the project's vehicular traffic would result in a significant noise impact at receptor locations located in proximity to the project site. The project is expected to generate an exterior noise level increase of up to 3.0 dBA CNEL; however, the ambient conditions where roadway segments 7 and 28 experience a barely perceptible 3.0 dBA CNEL increase are below the applicable significance thresholds described under Section 4.9.3, Thresholds of Significance in the DEIR. Therefore, the off-site traffic noise level increases are considered less than significant for existing conditions. The project is expected to generate an exterior noise level increase of up to 2.4 dBA CNEL; however, the ambient conditions are below the significance thresholds identified under Section 4.9.3, Thresholds of Significance in the DEIR. Therefore, the off-site traffic noise level increases are considered less than significant for Year 2016. conditions. The project is expected to generate an exterior noise level increase of up to 0.5 dBA CNEL; however, the ambient conditions are below the significance thresholds identified under Section 4.9.3 (Thresholds of Significance) in the DEIR. Therefore, the off site traffic noise level increases are considered less than significant for Year 2035 conditions. The off-site traffic noise analysis shows that the existing noise level contribution of 3.0 dBA CNEL will decrease to 2.4 dBA CNEL by Year 2016 conditions, and to 0.5 dBA CNEL by Year 2035 conditions. This shows that the project's incremental traffic-related noise level increases at land uses adjacent to roadways conveying project traffic will diminish over time. This occurs as the background traffic on the study area roadway segments increases and the project represents a smaller percentage of the overall traffic volume. The off-site traffic noise analysis indicates that the project's contributions to roadway noise levels will be less-than significant. References: EIR pages 4.9-49 through 4.9-59. d. Impact: The proposed project would not contribute to noise impacts that would be cumulatively considerable. Mitigation:No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not contribute to noise impacts that would be cumulatively considerable. Cumulative noise assessment considers development of the proposed project in combination with ambient growth and other development projects within the vicinity of the proposed project. As noise is a localized phenomenon, and drastically reduces in magnitude as distance from the source increases, only projects and ambient growth in the nearby area could combine with the proposed project to result in cumulative noise impacts. .............___ --------- Lake Elsinore Walmart Supercenter FIR 45 Environmental Findings and Statement of Overriding Considerations Development of the proposed project in combination with the related projects could result in an increase in construction-related and traffic-related noise. However, each of the related projects would be subject to the exterior noise level limits that should be applied to different receiving land uses in the City as established in Section 17.176.060 of the City's Municipal Code. Related projects would also be subject to Section 17.176.080(F) of the City's Municipal Code with respect to construction-related noise levels, which prohibits the operation of any tools or equipment used between weekday hours of 7:00 P.M. and 7:00 A.M., or at any time on weekends or holidays, that will create a noise disturbance across a residential or commercial real-property line. Additionally, the maximum noise levels that are allowable for both mobile and stationary equipment in the City are also defined for different land uses under Section 17.176.080(F). Construction noise is localized in nature and decreases substantially with distance. Consequently, in order to achieve a substantial cumulative increase in construction noise levels, more than one source emitting high levels of construction noise would need to be in close proximity to the proposed project. The nearest future related project to the project site is the proposed 7,798 square foot (SF) Golden Corral Restaurant development, which is located over 700 feet west of the project site. Due to this distance, and along with the numerous intervening structures located between this related project site and the project site that would serve to reduce construction- related noise levels, a substantial increase in combined construction noise levels would not occur should construction of this related project occur at the same time as the proposed project. Therefore, cumulative noise impacts associated with construction activities would be less than significant. Cumulative construction in the City may result in the exposure of people to or the generation of excessive ground-borne vibration. The nearest future related project to the proposed project is the proposed Golden Corral Restaurant development located over 700 feet west of the project site. Due to this distance, and the rapid attenuation of ground-borne vibration, the proposed project and this related project are not in close enough proximity to each other such that vibration levels generated during construction could potentially affect the same sensitive receptor should construction of this related project occur at the same time as the proposed project. Only receptors located in the immediate vicinity of each construction site would be potentially impacted by each development. Thus, the project would not contribute to cumulative vibration impacts even if concurrent construction occurs for the project and the related project. As such, cumulative impacts associated with ground-borne vibration from construction activities would not be cumulatively considerable, and would be less than significant. Cumulative mobile source noise impacts would occur primarily as a result of increased traffic on local roadways due to the proposed project and related projects within the study area. 'T'herefore, cumulative traffic-generated noise impacts have been assessed based on the contribution of the proposed project to both the near-term (2016) and long-term (2035) cumulative base traffic volumes on the roadway segments in the project vicinity. A total of three roadway segments in the project vicinity would experience an increase in noise levels that exceeds the applicable thresholds identified under Section 4.9.3, Thresholds of Significance in the DEIR, as a result of near-term cumulative development along with the proposed project in 2016, while a total of 35 roadway segments in the project site vicinity would ---—..............---._— Lake Elsinore Walmart Super0enter EIR 46 Environmental Findings and Statement of Overriding Go siderations experience an increase in noise levels that exceeds applicable thresholds as a result of cumulative development along with the proposed project in 2035, respectively. As such, cumulative impacts related to a substantial permanent increase in traffic noise levels would be cumulatively considerable for these identified roadway segments. However, the preject's contribution to cumulative traffic noise impacts would only reach as high as 1.8 dBA CNEL during near-term (2016) conditions and 0.5 dBA CNEL during long-term (2035) conditions, which would not exceed the significance thresholds identified under Section 4.9.3. Thus, the project's contribution to a substantial permanent increase in traffic noise levels would be less-than-significant. References: EIR pages 4.9-60 and 4.9-67. 4.2.8. Public Services a. Impact: The proposed project would not result in substantial adverse physical impacts associated with the provision of, or the need for, new or physically altered fire protection facilities. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will have less than significant impacts associated with the provision of; or the need for, new or physically altered fire protection facilities. The closest fire station to the project site is Station 97, located approximately 0.75 mile northeast of the site. Also, Station 10 is located 2.8 miles from the site. Both stations are within five minutes driving time to the site. The proposed project would introduce new commercial structures and employees and visitors to a site that is currently undeveloped. This would increase the potential for fire or emergency medical needs to occur on-site, which would in turn require services by the existing fire stations. The service demands resulting from the proposed project could increase the need for additional equipment or personnel. Fire Station No. 97 currently has the structural potential to expand its personnel from nine to twelve firefighters if necessary. However, the General Plan EIR has evaluated the city's fire service capacity and has determined that no additional facilities or staffing would be required to serve build out of the 3rd Street Annexation area, within which a portion of the project site is located. The 3rd Street Annexation area considered commercial retail development for the project area. Station 97, which would serve the project site, is new (June 2013) and has the potential to expand, and Fire Station No. 10 is approximately 2.8 miles from the project site, existing fire facilities and equipment are in place to service the project and new fire facilities would not be required to be developed or expanded to serve the proposed project. As a result, the project would not result in substantial adverse physical impacts associated with the provision of, or the need for, new or physically altered fire protection facilities. Additionally, to reduce the risk of fires and need for fire services, the proposed project is required to comply with the California Fire Code as adopted by the City, which regulates hydrants, water flow, fuel modification zones, access designs, and use of fire resistant materials. Lake Elsinore Walmarl Supercenter EIR 47 Environmental findings and Statement of Overriding Considerations The proposed project would also be subject to Municipal Code Chapter 8.20, Burning and Fire Hazards, which prevents the accumulation of inflarnrnables. Moreover, upon project approval, the project proponent would be required to comply with Chapter 16.74 of the Lake Elsinore Municipal Code which requires the payment of development impact fees for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law). Therefore, the proposed project would. not result in a substantial adverse physical impact associated with the provision of, or the need for, new or physically fire protection facilities and less-than-significant impacts would occur. References: EIR pages 4.10-4 and 4.10-5. b. Impact: The proposed project would not result in substantial adverse physical impacts associated with the provision of, or the need for, new or physically altered police protection facilities. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby funds that the proposed project will have less than significant impacts associated with the provision of or the need for, new or physically altered police facilities. The Lake Elsinore police station is 1.72 miles south of the project site. The City's General Plan EIR has evaluated police facilities and staffing and has determined that no additional facilities or staffing would be required to serve build out of the 3rd Street Annexation area, within which the project site is located. in addition, the City's General Plan includes measures to meet the service needs of the City as it grows, including a City annual review of police services and staff ratios (Goal 8 General Plan Implementation Program) and coordination with the County of Riverside to provide adequate police service and staffing levels (Policy 8.2). Furthermore, City development fees require that commercial projects pay fees per 1,000 SF to defray public expenditures for the expansion of services. Although the project would increase the amount of employees and visitors to the site, thereby potentially requiring increased police protection services, the project would provide security systems and staff to provide theft management and promote patron safety. Calls for police services from the proposed project would be minimized through the provision of on-site security personnel 24 hours a day at the Walmart Superccnter that would monitor and patrol the store and parking areas. Security personnel would serve as a first line of defense against criminal activities and nuisances, and would be able to resolve minor incidents that ordinarily would not warrant a police response (e.g., a lost child or a verbal dispute between customers). In addition, exterior lighting would be provided along buildings and in the parking area, which would serve to deter criminal activity during the nighttime hours. Due to the existing police services ability to service the proposed project and the additional security that would be provided by the project proponent, no significant impacts are anticipated. The project would not result in substantial adverse physical impacts associated with the provision of, or the need for, new or physically altered law enforcement facilities. Lake Elsinore Walmarl Superccnter FIR 48 Environmental Findings and Statement of Overriding Considerations References: E;IR pages 4.10-5 and 4.10-6. c. Impact: The proposed project would not result in impacts to public services that would be cumulatively considerable. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the E1R and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in impacts to public services that would be cumulatively considerable. The geographic context for cumulative fire protection and police services is the City, which is the service area relative to the City's contracts for services with the Riverside County Fire and Sheriffs Departments and the area currently served by existing fire and police facilities within the City. The project would comply with the applicable fire and public safety related regulations and provide on-site measures, such as security and fire resistant building materials to reduce demands related to fire and police services; and the project would be served by existing law enforcement and fire facilities that have adequate capacity to service the project. However, increased development within the City, such as the projects listed in Table 3-8, could eventually require additional service facilities, such as a sheriffs substation. As a result, both the project and cumulative projects would be required to pay development impact fees to offset potential fixture demands for fire and police services. The General Plan E1R describes that implementation of future development in accordance with its Land Use Plan (that the proposed project is consistent with as described in Section 4.8, Land Use and Planning) would not have significant cumulative impacts upon physical impacts associated with or the need for, new or physically altered fire protection facilities or law enforcement police protection facilities. Furthermore, because the proposed project would not require new facilities and would contribute toward funding future facilities, cumulative impacts associated with fire and police service facilities would be less- than-significant. References: E1R pages 4.10-6 and 4.10-7. 4.2.9. Transportation and Traffic a. Impact: The proposed project's construction-related traffic impacts would not conflict with a plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the E1R and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will result in less than significant impacts related to construction- related traffic. Traffic operations during the proposed construction phase of the project potentially could result in traffic impacts related to vehicle trips generated by construction employees, and trucks exporting and importing materials and transporting equipment. It has been assumed that construction activity would occur between 7:00 AM and 7:00 PM. Lake Elsinore Wal mart Supefmiter EIR 49 Environmental Findings and Slatement of Overriding Considerations Employee Trips Employee trips are estimated based on the number of employees estimated to be on-site throughout the various stages of construction. Each employee is assumed to drive and from the construction site each day. It has been assumed that employees will arrive up to 30 minutes prior to the workday and will leave up to 30 minutes after the.workday ends, hence the majority of employees would arrive and depart .from the site outside of the peak commute traffic periods (i.e., 7:00 AM —9:00 AM and 4:00 PM —6:00 PM). Each employee is assumed to drive to and from the site alone each day. Parking for employees and non-employee vehicles could be accommodated through the construction of a portion of the proposed parking lot for the project. Export and Import of Materials and Heavy Equipment Construction of the proposed project would require the export and import of construction materials from and to the site. The export/import materials will be transported via 15-cubic yard capacity dump trucks. Export of construction materials is anticipated to consist of the exportation of excavated soil from the site. import of construction materials is anticipated to consist of raw building materials, concrete, asphalt, etc. Heavy equipment to be utilized on-site during construction include, but is not limited to: flat beds, dozers, scrapers, graders, track hoes, dump trucks, forklifts, cranes, cement trucks, pavers, rollers, water trucks, rolling container trucks and bobcats. Heavy equipment will be delivered and removed from the site throughout the construction phase. It is anticipated that delivery of heavy equipment would not occur on a daily basis, but rather periodically throughout the construction phase based on need. In order to minimize the impact of construction truck traffic to the surrounding roadway network, the City-required traffic control plan would stipulate that trucks utilize the most direct route between the site and I-1.5 via Central Avenue(SR 74). It is anticipated that the construction staging would be located off Central Avenue. Import and export of soil and related materials may utilize Central Avenue (SR 74) or Main Street depending on the location origin and destination of the soil and related materials. Further, although subject to review of a traffic control plan for the proposed project, it is expected that trucks would travel on area roadways during off-peals traffic hours in order to minimize traffic impacts. Given the temporary nature of construction, the construction work hours being such that workers would not travel during the peak traffic hours, truck trips being spread over the course of the work day, and the requirement for a City-approved traffic control plan, the proiect's construction-related traffic impacts would not conflict with a plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, and the impacts associated with construction of the project would be considered less-than-significant. References: EIR pages 4.11-15 and 4.11-16. Urban Decay b. Impact: The proposed project would not create a diversion of sales from existing retail facilities severe enough to result in business closings. .... - --- -- _ ----------- _ Lake Elsinore Walmart 5upercenter EIR 50 Environmental Fitxlings and Statement of Overriding Considerations Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will result in less than significant impacts related to a diversion of sales from existing retail facilities. General Merchandise,Apparel, Furniture/Appliances and Other/Specialty Sales The proposed project would result in a net increase of 130.1.45 SF of retail space devoted to General Merchandise, Apparel, Furniture/Appliances and Other/Specialty (GAFO I) sales. This total includes the non-grocery portion (120,945 SF) of the proposed Walmart Supercenter and the potential specialty retail space proposed for development at out lot 1. The demand analysis indicates year 2013 market support for$174.I million in GAFO retail sales in the trade area. The $174.1 million in market demand translates into approximately 696,272 SF of GAFO retail space that could be currently supported in the trade area. Based on estimates from the field survey completed by TNDG, there is approximately 456,328 "effective" SF of existing GAFO space in the trade area. Thus, TNDG estimates that the trade area could currently support approximately 239,944 SF of additional GAFO space over and above the existing inventory. Within the trade area, potential demand for new retail space in the GAFO retail categories is projected to grow to approximately 291,447 SF by opening year 2017 (the proposed project's assumed opening date); 352,284 SF by 2021; 393,216 SF by 2023; and 481,415 by 2027. Given that the proposed retail space is well within the level of residual market support for GAFO space in the trade area, the GAFO components of the proposed project would not have significant competitive impacts on existing stores in the trade area. Therefore, the impact of GAFO retail components of the proposed project would be less-than-significant. Impacts of Proposed Grocery Component The proposed project's grocery component would total 39,1.55 SF (30,596 SF of grocery sales area plus 8,559 SF of grocery support space). The proposed project's grocery space would generate levels equivalent to the national average for grocery sales in Walmart stores of approximately $475 per SF (gross area) (from 2013 to 2027), or total grocery sales of approximate $18.6 million. The trade area currently has seven supermarkets totaling approximately 173,208 "effective" SF. Appendix K of the E1R provides a list of the supermarket centers that includes the stores' square footages and distances to the proposed project. The demand analysis indicates that there is base year(year 2013) demand to support average supermarket sales volumes in the trade area of$497 per SF at the seven existing supermarkets. In comparison, the industry median for supermarkets is approximately $473 per SF nationally and $418 in the Western United States. Thus, 1 "GAFO"is a retail industry acronvm for the General Merchandise,Apparel.Furniture and Other/Specially retail categories. The GAFO categories generally correspond to the merchandise mix of a discount department store such as wahnart. ---,- Lake Elsinore Walmart Suprrcenter iR M---'- `.^ w_51 E Environmental Findings and Statement of Overriding Considerations supermarkets in the trade area currently, on average, have the potential to generate sales volumes which are above the Western regional median and the national median. Total demand for supermarket sales in the trade area is projected to increase from approximately $86.1 million in 2013 to approximately $92.5 million in 2017, the assumed opening date of the proposed project. By 2027, total demand for supermarket sales in the trade area is projected to reach approximately$115.9 million (all projections are given. in 2013 constant dollars). The development of the proposed project would initially cause potential average sales volumes at: the seven existing supermarkets to decrease from the current level of $497 per SF to approximately $426 per SF. Although this represents a reduction in the potential sales volume per SF for existing stores, the potential average sales level of $426 per SF in year 2017 is unlikely to be low enough to cause the closure of any of the trade area's existing supermarkets. At$426 per SF, potential sales volumes would still be above the Western regional median ($418) and about 90 percent of the national median ($473). In addition, due to continued population growth in the trade area, the projected sales impacts to existing supermarkets would only be temporary and would be partially offset by growth in retail demand. Potential sales volumes would reach $446 per SF in 2019,just two years after the proposed project's projected opening date. This projected sales volume is above the Western Regional median figure ($418) and 90 percent of the estimated base year amount ($436). Further, in 2023, just six years alIer the projected start date, projected potential sales volumes would reach $499 per SF, which is above the current estimate of$497. Therefore, potential adverse impacts for the grocery component of the proposed project with respect to urban decay would be less-than-significant. Impact of Proposed Restaurant Space The proposed project would include 6,800 SF of restaurant space. The demand analysis indicates in 2013 potential market support for$64.3 million in restaurant sales in the trade area. The $64.3 million in market demand translates into approximately 214,432 SF of restaurant space that could be currently supported in the trade area. Based on estimates from the field survey completed, there is approximately 194,436 SF of existing restaurant space in the trade area. Thus, the trade area could currently support approximately 19,996 SF of additional restaurant space over and above the existing inventory. Potential demand for new restaurant space in the trade area is projected to grow to 35,857 SF by 2017 (the assumed opening date for the proposed project), 54,593 SF by 2021 and 94,362 SF by 2027. The proposed project's restaurant retail space, totaling 6,800 SF, would be within the envelope of available demand for new space, and is not likely to result in the closure of existing restaurants. Therefore, the potential for the proposed project to result in urban decay related to restaurants would be less-than-significant. Impacts of Proposed Gasoline Station/Convenience Store As described in the Project Description, if out lot 1 is not developed with the proposed 9,310 SF of specialty retail space, it would be developed with a gasoline station/car wash and a 3,100-SF convenience store. Lake Elsinore Wal mart Supercenler El 52 Environmental findings ataf Statemeni of Overriding Consideralinis According to the most recent data from the SBOE, gasoline stations in California generate approximately $5.5 million in annual sales on average. This figure is calculated by dividing total annual taxable sales($55,21.0,075,637) by the number of permits in the state(9,958). Demand for service station sales is projected to increase by $6.5 million between 2013 and 2017.. Thus, the growth in the market over the next five years would be more than sufficient to support the sales of a typical gasoline station in California. The growth in demand for gasoline sales from 2013 to 2017 would be more than sufficient to support the likely sales at a potential gas station/convenience store. As shown, the proposed gasoline station/convenience store would not have significant competitive impacts on existing gasoline stations/convenience stores in the trade area. Thus, potential sales impacts to existing service stations are expected to be less-than-significant with respect to urban decay. Potential Reuse of Existing Lake Elsinore Walmart Site Given that Walmart is proposing to develop two new Supercenters that are both approximately three miles from the existing Lake Elsinore store, there is a potential for the existing Walmart store to close at the time the project opens or thereafter. In addition to the proposed project evaluated in this analysis, there is a Supercenter planned for development in Wildomar near the 1-15 and Bundy Canyon Road. Given that the existing Walmart store is at the midpoint between the two proposed Supercenters, it is reasonable to assume that a potential closure would be equally attributable to the two new proposed Supercenters. In fact, Walmart is currently anticipating closing the existing Lake Elsinore store upon opening of the proposed project. The potential demand would be more than sufficient by 2017 (i.e., the assumed opening date of the proposed project) to support some type of retail reuse of the existing store, even after accounting for the demand that would be absorbed by the proposed store. Although the market demand analysis indicates there would be sufficient retail demand to support some type of retail reuse of the existing Walmart store immediately after it closes, no specific tenants have been identified that could potentially re-tenant the site. In addition, Appendix K of this EIR highlights some caveats that could potentially delay retail reuse of the existing Walmart store. Notably, Walmart has an internal department which focuses on the sale of"excess" property. This department expends efforts to advertise and sell all "excess" existing buildings so that buildings are reoccupied. According to the testimony of Walmart before the Planning Commission, Walmart has been highly successful in insuring the reuse of its closed stores. Currently in all of California, there is only one closed Walmart store that has not been sold or re-tenanted but that location is in escrow to be sold. Escrow is currently scheduled to close at the end of 2015. In order to ensure the site does not fall into a state of disrepair while a new tenant is sought, the City has require the applicant to adhere to site maintenance conditions of approval. (Condition of Approval No. 25.) References: EIR pages 4.12-8 through 4.12-13. c. lmpaet: The proposed project would not result in cumulatively considerable impacts related to urban decay. .....-------- - -- .._. _..._..---- -....................------------ Lake Elsinore Walmart Supercenter EIR 53 Environmental Flndngs and Statement of Overriding Considerations Mitigation: No nIiti(ation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering; the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project will not result in cumulatively considerable impacts related to urban decay. Non-Grocery/Non-Gasoline Categories Demand for new retail space (non-grocery) in the trade area is projected to reach approximately 360,911 SF in 2017 and 795,022 SF by 2027. Based on the potential demand for new non-grocery retail space and based on detailed analysis and data provided), the total SF of planned and pending projects in the trade area would be well over the level of retail demand through 2027. Thus, if all of the pending projects were developed by 2027,the market would be substantially overbuilt. A more likely cumulative scenario is that retail market conditions would result in a more gradual buildout of planned retail development, such that the pace of retail development would more closely follow the growth in retail demand. Under a more gradual (market-driven) buildout scenario, there is less potential for overbuilt conditions to occur, and consequently a reduced potential for building vacancies and urban decay to follow. Specifically,the following factors are highly likely to mitigate against the development of a significantly overbuilt retail market. Probability of development. The majority of the projects evaluated in this analysis are part of Specific Plan studies that have included retail space as part of conceptual development plans. These potential retail sites would be developed only if and when future dernand dictates, which assumption is consistent with existing industry customs and practice. In addition, although some of these projects have specific zoning approved for retail uses, they still may require project site plans or other entitlements required for retail development. Finally, some of the projects are only proposed and have not yet submitted applications to the City for development of these sites. Market area distinction. Evaluating the aggregate SF proposed in the trade area implicitly assumes that the planned and pending projects' market areas are identical to the market area for the Lake Elsinore Wal art Supercenter project. However, the planned and pending projects will have their own distinct market areas, which only partially overlap with the trade area evaluated in this analysis. As such, these projects would not be limited to the same "pool" of demand projected in this analysis. Projected supply increases are typically linked to population growth. The supply of planned retail SF in the trade area greatly exceeds the amount of population growth projected for the area. Given that population growth largely fuels the demand for new retail space, it is unlikely that all of the proposed projects will be developed as initially proposed. For instance, as individual project proponents advance further along in the planning process, some projects will be scaled back, some will decide to change the overall development mix (e.g., substituting office space for retail space), while others will be completely dropped. Lake Glsinore Walman Supercenter EIR 54 Environmental Findings and Statement of Overriding Considerations First-in-line-phenomenon. In markets expected to experience above-average population growth, such as Lake Elsinore and surrounding area, project proponents often attempt to get projects moving along in the entitlement process much earlier than warranted by market demand. By getting their projects "first-in-line", developers hope to obtain commitments from major national chain retailers before other projects are proposed and entitled. As these key retailers commit to specific projects, other proposed projects, which were likely attempting to attract many of the same tenants,will reevaluate their development plans. In some cases,they will drop development plans altogether; in others, they will shift development proposals to non-retail uses. Automatic market corrections. Ultimately, the planned projects will go forward only when retailers commit to locating at the project. In the event that the market becomes saturated with key retailers, major national retailers will choose not locate at some of the proposed projects in the trade area. Without commitments from key anchor tenants, developers will be unable to fill inline and other non-anchor space in their projects. Moreover, without pre-leasing commitments from retailers, many developers will be unable to obtain development financing for their projects. In this case, major retailers' site selection criteria will act as an automatic correction to an oversupply of retail space. Thus, without commitments from key retailers, developers will have to revisit their development proposals and consider alternative uses, other than retail space, for their project sites. Potentially significant economic impacts are projected under cumulative conditions if all of the planned and pending projects were to be developed by 2027. It is extremely unlikely that the planned and/or pending projects will be developed during this time frame. However, even in the unlikely event that these projects are developed by 2027, it is currently not possible to identify which (non-grocery) retail categories could possibly become overbuilt, or to identify existing businesses in those categories which might be forced to close if the potential retail components of these projects are ultimately developed. As previously noted, most of the planned and/or pending projects identified on Table 4.1.2-7 are at the preliminary conceptual stage without commitments from specific retail tenants. Therefore, any attempt to identify specific vacancies which might possibly result, or to determine the potential for physical deterioration or urban decay, would be speculative in this context. For purposes of evaluating CEQA impacts, it is not required or valid to engage in speculative analysis. A more likely cumulative scenario is that retail market conditions would result in a more gradual buildout of planned retail development, such that the pace of retail development would more closely follow the growth in retail demand. Under this scenario, there is less potential for overbuilt conditions to occur, and consequently a reduced potential for building vacancies and urban decay to follow. But again, any attempt to identify businesses which might be affected under this scenario, if any, whose closure might ultimately result in urban decay would be speculative, and therefore would not be required under CEQA. Supermarket Category Lake Elsinore Wall Stlpercenler EIR ._....._._.._55 Environmental Findings and Statenunt of Overriding Consideralions Besides the proposed grocery component of the Walmart Supercenter, there are no other known planned and/or pending supermarket projects in the trade area. Thus, there would be no cumulative impacts in the supermarket category above and beyond the project-specific impacts. Gasoline Station Category A Circle K gasoline station is proposed for development at the intersection of Riverside Drive and Joy Street in the City. Combined, the gas station/convenience store outlet option (proposed project) and the cumulative project would total approximately $I1.0 million in annual sales. Growth in demand for service station sales is projected to increase by $6.5 million between 2013 and 2017, indicating that the market would be slightly overbuilt in the gasoline stations category if both projects were built by 2017. However, these potential sales impacts would not be severe enough to cause the closure of any gasoline station in the trade area. Assuming both gasoline stations are built in this timeframe, excess sales over demand would be approximately $4.5 million in 2017 ($11 A million - $6.5 million— $4.5 million). However, as a share of total service station demand in 2017, this would equal less than 5 percent of total trade area demand in 2017 which would be $94.8 million). Moreover, these potential sales impacts would be temporary, as continued growth in the market would be more than sufficient to support sales of both gasoline stations by 2020. The demand for gasoline and the ability of the area to support existing and future gas stations is further outlined in Appendix A to the FEIR. Retail Reuse of Existing; Walmart Store The retail demand analysis indicates there would be sufficient demand, under project-specific conditions, to support some type of retail reuse of the existing Walmart store. In addition, the store is in a favorable location, with good freeway access and visibility (two key site criteria for many retailers), along with being next to a strong concentration of retail development on the west side of 1-15. However, based on previous studies, the relative success in reusing closed Walmart stores for other retail uses represents a "mixed bag" of sorts, with some successfully reconfigured for other retail stores while others have remained vacant for several years. Specifically, TNDG has either prepared urban decay studies, or is aware of other examples, where simultaneous store openings and closings in the following California cities involved the simultaneous closing of an existing Walmart store and the development of a Walmart Supercenter combining general merchandise and grocery sales: La Quinta, Palmdale, Palm Springs, Hanford, San Jacinto, Gilroy, and Bakersfield (White Lane).Walmart currently has only one closed retail store in California that has not been sold or put to reuse, but as stated, that location is currently in escrow and scheduled to close by the end of 2015.. It should also be noted that along with potential retail reuse options, the existing Walmart building would also be a candidate for some type of adaptive reuse, including uses ranging from a recreational facility (e.g., bowling alley, ice rink, fitness center) to institutional uses (e.g., government office facility, library, church) to office/service type uses (e.g., call centers). There are numerous examples of vacant"big box"stores being converted for these types of uses. Lake Elsinore Walmart Supercenter EIR 56 Environmental Findings and Slatement of Overriding Considerations However, even if the new property owners of the existing store are unable to attract replacement tenant(s) for the Walmart store, the closure of the Walmart store would not necessarily result in long-term physical impacts to the Lake Elsinore City Center shopping center. Walmart is conditioned to maintain the existing store. Moreover, without the existing Walmart store, the center would still function as a well-tenanted neighborhood-scale shopping center anchored by the existing Vons store, with it accounting for approximately 44 percent of the remaining center space. According to the 1CSC, supermarket anchors typically account for 30 percent to 50 percent of total space in neighborhood centers. References: E1R pages 4.12-13 through 4.12-19. 4.2.10. Utilities and Service Systems a. Impact: Implementation would not require or result in the construction of new storinwater drainage facilities, or expansion of existing facilities, the construction of which could cause significant environmental effects. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the E1R and considering the information contained in the Record of Proceedings, the City Council hereby finds that the project would not require or result in the construction of new stormwater drainage facilities, or expansion of existing facilities, the construction of which could cause significant environmental effects. lmpacts would be less than significant. There are two alternative drainage improvement scenarios for the project site. Alternative A is the City's area drainage improvement plan that is currently being designed and is anticipated to be in place prior to project construction. Alternative B is the project applicant's on-site drainage facilities that would be constructed should the City's drainage improvement not be completed prior to project construction. The proposed project is located within an area designated as Flood Zone X. The City is in the process of preparing an area hydrology plan (Area Hydrology Plan) for the 3rd Street area in consultation with the Riverside County Flood Control District and Water Conservation District (RCFCWCD) and Caltrans. The City has identified a preferred alignment for the Area Hydrology Plan as shown in Figure 4.7.4. Under this plan, stormwater would be conveyed from the existing earthen channel located at Cambers Avenue and directed south on Cambern Avenue, and then west on 3rd Street, under Interstate 15 (1-15), and into an earthen/rip-rap channel, which would connect to the existing 3rd Sheet channel and into Temescal Wash. The proposed Area Hydrology Plan would include installation of a permanent drainage system (including an inlet structure, storm drains, curbs and gutters, catch basins, and an open channel) to capture and direct run-off from the project area. Storm drains composed of reinforced concrete pipe (RCP) would range in size from 84 inches in Cambern Avenue and 72 inches and 48 inches in 3rd Street. A steel jacketed 36-inch RCP will be jack and bored under I- 1.5 and connect the proposed 378-foot long, 70-foot-wide earthen trapezoidal channel. The proposed regional drainage plan will also capture off-site drainage that currently flows onto the project site and convey it into the proposed area-wide drainage system. The environmental impacts associated with the City's Area Hydrology Plan will be evaluated in a separate CEQA document. ----------------------- - Lake Elsinore Walmart Supercenler EIR 57 Environmental Findings and Statement of Overriding Considerations If the Area 1-lydrology Plan is not adopted by the City by the time the proposed project is constructed, then the proposed project design would be designed to accommodate increased flows on the southern boundary of the Walmart Supercenter the site in accordance with Figure 3- 7 in the DEIR. The alternative storm drainage project design would include conveyance of stormwater flows from Cambern Avenue through a storm drain structure with varying widths into an on-site approximately 72-foot-wide stormwater detention basin/open channel, which would be located along the southern boundary of the project site adjacent to 3rd Street. The proposed project would include the development on-site of drainage facilities to accommodate on-site flows. The facilities would be constructed to handle 64.07 cubic feet per second (cfs) of runoff during the 100-year event compared to 36 cfs under existing conditions. The facilities would be developed within the project footprint, and no additional areas of disturbance would be required. The proposed project would not require or result in the construction of new stormwater drainage facilities, or expansion of existing facilities, the construction of which could cause significant environmental effects. The on-site alternative drainage plan would not create a need to expand drainage facilities and would have less-than- significant impacts to existing facilities. References: E].R pages 4.13-8 and 4.13-9. b. Impact: The project site would not require new or expanded entitlements for water supplies; impacts would be less-than-significant. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the DR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the project has received a will-serve letter from EVMWD dated August 13, 2015 verifying the project will be provided water supply and wastewater treatment services. Therefore, the project site would not require new or expanded entitlements; impacts would be less-than- significant. The proposed project would be served by the EVMWD. Currently, service is provided to the project vicinity via a 12-inch main in Cambern or 8-inch main in 3rd Street. The estimated construction water demand is 12,000 gpd for 40 days, totaling 480,000 gallons or 1.5 acre feet. The operational water demand is approximately 3,300 gpd domestic and 5,380 gpd irrigation for a total of approximately 9.7 acre-feet per year. This would represent an increase in existing water demand compared to existing site conditions. Currently, there is no regular water usage at the site. The Walmart Supercenter store would install high-efficiency urinals that use only one-eighth (1/8) gallon of water per flush. ']'his fixture reduces water use by 87 percent compared to the conventional one gallon per flush urina.l. All restroom sinks would use sensor-activated one-half (I/2) gallon per minute high-efficiency faucets. During use, water flows through turbines built into the faucets to generate the electricity needed to operate the motion sensors. Water efficient restroom toilets would be employed in the Walmart Supercenter restrooms. The fixture uses 20 percent less water compared to mandated EPA Standards of 1.6 gallon per flush fixtures. The Lake Elsinore Walmart Supercenter FIR 58 Environmental Findings and Stalement of Overriding Considnraaons toilets use built-in water turbines to generate the power required to activate the flush mechanism, which is energy efficient because it saves energy and material by eliminating electrical conduits required to pourer automatic flush valve sensors. Additionally, the proposed project's parking lot would include low-impact development (LID) design features such as stormwater retention bio cells in the northern area of the parking lot. The proposed project is consistent with the site's designated zoning (General Commercial and Commercial Mixed Use). The demand associated with those land uses has been accounted for in the EVMWD water demand projections, which are based on General Plan buildout. Based on a comparison of projected supply and demand, there would be sufficient water supplies to meet demand through the year 2030. As shown above, the proposed project would consume approximately 9.7 acre-feet of water annually. Tile proposed project is located within the EVMWD's Elsinore Division. EVMWD supplies approximately 23,820 acre-feet of water annually to the Elsinore Division. The proposed project's annual water demand represents 0.03 percent of EVMWD's total annual water supply to the Elsinore Division, and EVMWD has verified that it has adequate capacity to serve the site. Appendix L contains the project's Water Supply Evaluation and Will-Serve letter. Forecasts for EVMWD's long-range water supply project a demand of 2.3 million acre-feet of imported water its member agencies in 2020. Based on existing water supplies, EVMWD has indicated that it will be able to meet 100 percent of its member agencies demands over the next 20 years in average and wet years, over the next 15 years in multiple dry years, and over the next 10 years in single dry years (EVMWD, 2011). With the addition of future-planned water supplies, EVMWD will be able to meet 100 percent of demand over the next 20 years, even under a repeat of the worst drought, while providing a 15 to 20 percent reserve supply and making sufficient water deliveries for the replenishment of local and regional storage. References: El pages 4.13-10 through 4.13-11. c. Impact: The proposed project would not result in cumulatively considerable impacts to utilities and service systems. Mitigation: No mitigation measures are required. Finding/Facts in Support of the Finding: Based upon the analysis presented in the E1R and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not result in cumulatively considerable impacts to utilities and service systems. The EVMWD service area is considered the cumulative area to be affected. The proposed project could result in a cumulative impact on water supplies since the project represents a new water demand in the project area. However, the proposed project would be consistent with the General Plan Land Use Plan, which designates the project site as General Commercial and Commercial Mixed Use. In order to support water saving high-efficiency technology, the proposed project would implement the project design features described above. Furthermore, the proposed project would not represent rnaximum allowable buildout of the site, as it would be well below the maximum Floor Area Ratio of 0.40 for General Commercial land uses and 0.80 for Commercial Mixed Use. Furthermore, EVMWD plans to optimize recycled water use within the service area, which would help meet an increase in water demand without Lake Elsinore Wal part Supercenter EIR 59 Environmental Findings and Statement of Overriding Considerations requiring more imported supplies. Therefore, the project would result in less-than-significant impacts. References: E1R page 4.13-1 1. — -- ..........— — Lake Elsinore Walmart Supercenler EIR 60 Envirnnmenla!I`innings and"Rateniicill of Overriding Considerations 4.3. Findings Regarding Environmental Impacts Which Can Be Mitigated to Level of Less Than Significant Environmental impacts identified in the EIR as potentially significant but which the City finds can be mitigated to a level of less than significant through the imposition of feasible mitigation. measures identified in the Final EIR and set forth herein, are described in this section. 4.3.1. Air Quality a. Impact: The proposed project would exceed SCAQMD thresholds during construction and the impact is potentially significant. Mitigation: The impact will be mitigated with implementation of the following mitigation measure(s): MM AQ-.3: During grading activity, the contractor shall erasure that all. Rubber- Tired Dozers and Scrapers .shall be California Air Resources Board (GARB) Tier 3 Certified or better. Additionally, during grading activity, the contractor.shall ensure the total horsepower-hours per day.for all equipment ,shall not exceed 18,560 horsepower-hours per day and the maximum disturbance (actively graded) area shall not exceed S acres per day. Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the implementation of the project would exceed SCAQMD thresholds and the impact is potentially significant. Construction- related emissions will be approximately the same for both outlot development options A and B, as detailed in the methodology section. Construction emissions are based on construction schedule (length of construction), acreage of the project site, and building size. Regardless of the option chosen, the construction schedule is anticipated to be of equal length. The grading phase emissions which typically has the most intensive construction equipment use, is based on property size. Regardless of the option chosen, the total site size of the project site would not change therefore daily emissions from grading would be identical regardless of option. Additionally, building size will dictate the equipment usage in the building construction phases and the arnount of architectural coating used. Because the two options only differ in building size by approximately 6,000 SF, the building construction phase emissions would be identical between the two as the daily amount of equipment usage would be identical for both options, as there is not enough discrepancy in the amount of building development to change the construction equipment used between the two options. For architectural coating, the analysis focused on Option B,the option with the greater square footage of development as it provides for a greater daily usage of architectural coating. While emissions from Option A could be slightly less than identified, the analysis as presented represents a worst case scenario for both options. Construction activities associated with the proposed project would generate pollutant emissions from the following construction activities: (1) grading; (2) construction workers traveling to and from project site; (3) delivery of construction supplies to, and hauling fill material import to as Lake Elsinore Walmert Supercenter EIR 61 Cnvironmentai Findings and Stoic-ment of Overriding Considerations well as material export and debris f•om, the project site; (4) fuel combustion by on-site construction equipment; and (5) building construction, application of architectural coatings, and paving. 'These construction activities would temporarily create emissions of dust, fumes, equipment exhaust, and other air contaminants. The amount of emissions generated on a daily basis would vary, depending on the intensity and types of construction activities occurring simultaneously at the time. Construction emissions are considered short term and temporary, but have the potential to represent a significant impact with respect to air quality. Particulate matter (i.e., PM10 and PM2.5) are among the pollutants of greatest localized concern with respect to construction activities. Particulate emissions f-oni construction activities can lead to adverse health effects and nuisance concerns, such as reduced visibility and soiling of exposed surfaces. Particulate emissions can result fi•om a variety of construction activities, including excavation, grading, demolition, vehicle travel on paved and unpaved surfaces, and vehicle and equipment exhaust. Construction emissions of PM can vary greatly depending on the level of activity, the specific operations taking place, the number and types of equipment operated, local soil conditions, weather conditions, and the amount of earth disturbance. Emissions of ozone precursors VOC and NOx are primarily generated from mobile sources and vary as a function of vehicle trips per day associated with debris hauling,delivery of construction materials, vendor trips, and worker commute trips, and the types and number of heavy-duty, off road equipment used and the intensity and frequency of their operation. A large portion of construction-related VOC emissions also result from the application of architectural coatings and vary depending oil the amount of coatings applied each day. Several SCAQMD Rules are applicable during construction activity for this project include but are not limited to: Rule 1 113 (Architectural Coatings); Rule 431.2 (Low Sulfur Fuel); Rule 403 (Fugitive Dust);and Rule 1186/ 1186.1 (Street Sweepers). As required by Rule 403 the following measures were incorporated into the modeling for the reduced project emissions in order to reduce impacts from fugitive dust. All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day. The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less Additionally CAR.13, in Title 13, Chapter 10, Section 2485, Division 3 of the of the California Code of Regulations, imposes a requirement that heavy duty trucks accessing the site shall not idle for greater than five minutes at any location. This measure shall apply to construction traffic. Grading plans shall reference that a sign shall be posted on-site stating that construction workers need to shut off engines at or before five minutes of idling. This regulatory measure reduces the emissions ofNOx from construction delivery vehicles. ..._-- ........ Lake Elsinore Walmarl Supercenler CIR 62 !rllVlrOnmeVal Findings and Statemenl of overriding Considerali[Nts Under the assumed scenarios, emissions resulting from the project construction will exceed criteria pollutant thresholds established by the SCAQMD for emissions of NOx (before mitigation). It should be noted that the impacts BACMs do not take credit for reductions achieved through standard regulatory requirements (SCAQMD's Rule 403). The maximum daily construction emissions generated by the proposed project's worst-case construction scenario (as described in the methodology section) would exceed the SCAQMD's daily significance threshold for NOx. Emissions from the remaining criteria pollutants would not exceed the SCAQMD's daily significance thresholds. Because NOx would exceed the SCAQMD thresholds, this impact is potentially significant. Detailed construction model outputs are presented in Appendix B1. Regulatory measures as discussed above and Mitigation Measure AQ-3 for the reduction of NOx emissions shall be incorporated to reduce the severity of the impact. After implementation of the recommended mitigation measures, construction activity emissions for NOX will be reduced to below the SCAQMD regulatory thresholds, and the remaining criteria pollutants will also be reduced. References: EIR page 4.2-22 through 4.2-25, 4.2-27. b. Impact: Construction of the proposed project would result in the exposure of sensitive receptors to substantial pollutant concentrations. Mitigation: The impact will be mitigated with implementation of the following mitigation measure(s): AIM AQ-3 Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that localized air quality impacts would be less-than-significant with mitigation. Daily disturbance acreage is estimated by the types and amount of equipment used during the construction phases. As the grading phase is the most intensive phase for the daily level of disturbance, the LST emissions for construction are based on emissions from the grading phase. Because the emissions from grading are based on the acreage of development and the development under both Options A and B are identical, the emissions from the grading phase for both options would be the same. Therefore, this analysis is relevant for both Options A and Options B. The daily on-site construction emissions generated by the project were evaluated against SCAQMD's LS'I's for a 5-acre site to determine whether the emissions would cause or contribute to adverse localized air quality impacts. The nearest sensitive receptor land uses are immediately adjacent to the Project site to the southwest of the Project site. Because tyre mass rate look-up tables provided by SCAQMD only provides LSTs at receptor distances of 82, 164, 328, 656, and 1,640 feet, the I..,STs for a receptor distance of 82 feet are used to evaluate the potential localized air quality impacts associated with the project's peak day construction emissions. The daily _._W...__._____.-_._----- Lake Elsinore Walmart Supercenter EIR 63 Environmental rindings and Statement of Overriding Considerations unmitigated emissions generated on-site by the prrJject's worst-case construction scenario would exceed the applicable SCAQMD LS'l's for a 5-acre site in SRA 25. However with implementation of Mitigation Measure AQ-3, the daily mitigated emissions generated on-site by the prQject's worst-case construction scenario would be reduced to below the applicable SCAQMD LSTs for a 5-acre site in SRA 25. References: EIR pages 4.2-29 and 4.2-30 4.3.2. Biological Resources a. Impact: Implementation of the proposed project could have a substantial adverse effect, either directly or through habitat modifications, on species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the CDF W or U SF W S. Mitigation: The impact will be mitigated with implementation of the following mitigation nieasure(s): BI0-1: The following Best Management Practices (13MPs) are applicable measures from Appendix C of the MSIICP and shall be implemented by the prgjecl proponent,for construction activities: • Prior to the issuance of'grading or building permits, a qualified biologist (approved by the City of Lake Elsinore) shall be retained to oversee compliance with protection measures,for nesting birds and raptors and potenlially jurisdictional resources. • The project biologist or designated representative shall be on-site during initial ground- disturbing activities, including vegetation removal, tree removal and grading to ensure that nesting birds and raptors and polentially,jurisdictional resources identified during the biological survey are not impacted. • Trash and,food items shall be contained in closed contciiners and reproved daily to reduce the attractiveness to opportunistic predictors such as common ravens, coyotes, and feral. dogs. • Workers.shall be prohibited from Bringing pets and firearms to the prgject site andfirom feeding wildlife. • Intentional killing or collection gf any plant or wildlife.species shall be prohibited. B10-2; Prior to the commencement gf construction activities, the prgject-proponent shall adhere to the fol-lowing. • A qualified biologist(i.e., a biologist approved by the City gf Lake Elsinore with previous burrowing owl survey experience) shall conduct a pre-construction clearance survey (regardless of the time gf year) gf the permanent and lemporary impact areas to locale active breeding or wintering burrowing owl burrows no more than .14 clays prior to ground-disturbing activities (i.e., vegetation clearance, tree removal, grading, tilling). The.survey methodology shall be consistent with the methods outlined in the MSHC`P and shall consist of walking parallel transects 7 to 20 meters apart, adjusting for vegetation height and density as needed and noting any potential burrows with fresh burrowing owl Lake Elsinore Walmart Supercenler El 64 Environmental Findngs and Statement of Overriding considerations sign or presence of burrowing owls. In the event that a burrowing owl is detected or observed during the preconstruction clearance survey, all measures.shall be implemented as described in Appendix E of the M,5HCP to ensure impacts are avoided or reduced to less-them-.significant levels. B.IO-3: If removal of the on-site trees and grading occurs during the non-nesting season(September I --January 31), and if tree removal and grading occurs during the nesting season and construction is scheduled to commence during the avian non-nesting season (September I to January 31), no preconstruction.surveys or additional measures are required fir r nesting birds (other than burrowing owl -- see BIO-2). Should construction activities occur within the avian nesting season (February 1 — August 31) the following measures shall be implemented: • To avoid impacts to nesting birds in the project area for construction activities that are initiated during the breeding .season (February 1 to August 31), a qualified wildly& biologist shall conduct preconstruction surveys of all potential nesting habitat within the project site plus a 500-foot buffer. Potential nesting habitat includes shrubs, trees, and structures as well as open areas suitable.for ground nesting species. Surveys shall be conducted no more than 14 days prior to construction activities. Surveys need not be conducted.for the entire project site at one time; they may be phased so that survevs occur .shortly before a portion of the site is disturbed. The .surveying biologist must be qualified to determine the status and stage of nesting by migratory birds and all locally breeding raptor species without causing intrusive disturbance. If active nests are found, a suitable buffer (e.g. 200-300 feet for common raptors and 30-50 feet for passerines)shall be established around active nests and no construction within the buffer.shall be allowed until a qualified biologist has determined that the nest is no longer active (e.g. the nestlings have fledged and are no longer reliant on the nest). Encroachment into the buffer may occur at the discretion of a qualified biologist. Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that project construction activities could result in the direct loss of active nests of both common and special-status bird species (including raptors) or the abandonment of active nests as a result of noises and/or vibrations generated by temporary construction activities, which would be considered a significant impact by the MTBA and the California Fish and Game Code (3503 and 3503.5). however, with the implementation of the above mitigation measures, the impacts will be less than significant. Vegetation Communities and Habitat Direct impacts as a result of construction activities associated with the proposed project would include the permanent removal of vegetation communities that may be utilized as habitat for both .....-- -......_...------ ....... --... — -- ......_.__. Lake Elsinore Walmart Supercenter E1R 65 Environmental FIndings and Statement of Overriding Considerations common and rare wildlife. Indirect impacts associated with construction include fugitive dust and increased noise levels due to heavy equipment operations occurring in these areas. Indirect impacts to habitat could include alterations to existing topographical and hydrological conditions, increased erosion and sediment transport, and the establishment of non-native and invasive weeds. Operational impacts include disturbances associated with increased human presence. Development of the proposed project would grade and/or otherwise disturb the entire project site. Common plant species would be impacted by the project through the direct, permanent removal of 9.7 acres of non-native grassland, 2.8 acres of eucalyptus grove, and 5.1 acres of disturbed habitat. The plant communities found within the proposed project are highly disturbed, widespread throughout the region, and are not considered sensitive or designated for protection under federal, state. local or regional plans. As a result, the permanent removal of 17.6 acres of disturbed vegetation would be less-than-significant. Special-Status Plants No special-status plants were observed during the biological surveys. The potential for species to occur is low, and per Sections 6.1.3 and 6.3.2 of the MSI-ICP (RCIP, 2004), the project site does not fall within a predetermined survey area for special-status plants and are conserved by the MSHCP Reserve design. Based on the low potential for occurrence and the coverage under the MSHCP, impacts to special-status plants from implementation of the proposed project would be less-than-significant. Special-Status Wildlife Cooper's hawk and Burrowing owl have moderate and high potentials for occurrence on the project site. Activities associated with construction of the project may potentially impact these special-status species. Construction activities could result in the direct loss of active nests of both common and special-status bird species (including raptors) or the abandonment of active nests as a result of noises and/or vibrations generated by temporary construction activities, which would be considered a significant impact by the MTBA and the California Fish and Game Code (3503 and 3503.5). However, potential impacts can be prevented through implementation of pre- construction surveys and associated avoidance measures should construction occur during nesting season. Implementation of Mitigation Measures BIO-1 through BIO-3 would reduce potential impacts to a less-than-significant level. Critical Habitat The project site does not occur within any USFWS-designated critical habitats. The nearest critical habitat occurs approximately 0.5 mile east of the project site for the coastal California gnatcatcher. As a result, because the project would not disrupt any USFWS-designated critical habitats, no impacts to designated critical habitat would occur from the proposed project. References: IIR pages 4.3-30 through 4.3-32. b. Impact: Implementation of the proposed project could conflict with the provisions of an adopted habitat conservation plan. Lake Elsinore Walmart Supercenler FIR 66 Environmenlal Findings aril Stotemenl of OverdWng Gonsiderations Mitigation: The impact will be mitigated with implementation of the following mitigation measure(s): MM BIO-1 Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the project could result in significant impacts related to provisions of an adopted habitat conservation plan. The project site is located within the boundaries of the MSHCP and subject to the Reserve Assembly Requirements (Section 6.1.1); Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools (Section 6.1.2); Protection of Narrow Endemic Plant Species (Section 6.1.3); Guidelines Pertaining to the Urban/Wildlands Interface (Section 6.1.4), and Additional Survey Needs and Procedures (Section 6.3.2), which are described below. Section 6.1.1 - Project Relationship to Reserve Assembly: Tile entire project is located within the Elsinore Area Plan of the MSHCP. The project site is not within a Criteria Cell proposed for conservation under the MSHCP; therefore, the project is not subject to the Habitat Evaluation and Acquisition Negotiation Strategy (HANS) or Joint Project Review processes, and thus the project is consistent with the Reserve Assembly requirements of the MSI-ICP. Section 6.1.2 - Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools: The project site does not contain areas defined by the MSHCP as riparian/riverine, nor does the project site support vernal pools or vernal pool-associated species; therefore, the project is consistent with the riparian/riverine and vernal pool requirements of the MSHCP. Section 6.1.3 - Protection of Narrow Endemic Plant Species: The project site is not located within the MSHCP Narrow Endemic Plant Species Survey Area (NTPSSA); therefore, focused plant surveys are not required for species identified under Section 6.1.3 of the MSHCP. Thus, the project is consistent with the Narrow Endemic Plant Species requirements of the MSHCP. Section 6.1.4 - Guidelines Pertaining to the Urban/Wildland Interface: The MSHCP Urban/Wildland interface Guidelines are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area. The project site is not located within a MSHCP Criteria Area and is not located adjacent to any Criteria Cell describing areas of conservation. The proposed project is not expected to result in significant indirect impacts to special-status biological resources. Implementation of the BMPs in Appendix C of the MSI-I.CP (included as Mitigation Measure BIO-1) would ensure compliance with the MSHCP. Thus, the proposed project is consistent with the Guidelines Pertaining to the Urban/Wildland Interface. Section 6.3.2 - Additional Survey Needs and Procedures: The project site is not located within the MSHCP Additional Survey Areas for Amphibians, Burrowing Owl, Criteria Area Species, Lake Elsinore Walmart Supercenter EIR 67 F.nvironmenlai Findings and Statement of Overriding Considerations Mammals, or Special Linkage Areas. No surveys are required and the proposed project is consistent with the Additional Survey Needs and Procedures of the MSFICP. As described above, the proposed project would not conflict with the MSHCP, and with adherence to the BMPs in Appendix C of the MSHCP, as included in Mitigation Measure BI0-1 impacts related to provisions of an adopted habitat conservation plan would be less-than- significant. References: EIR pages 4.3-33 to 4.3-34. c. Impact: Implementation of the proposed project could result in a curmulatively considerable contribution to biological resource impacts. Mitigation: The impact will be mitigated with implementation of the following mitigation measure(s): Implementation of B10-I through 131O-3. Finding/Facts in Support of the finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project could result in a cumulatively considerable contribution to biological resource impacts. The potentially impacted species are all avian species that would be protected through implementation of B1O-1 through B1O-3 and are provided regional coverage under the MS1 ICP. Likewise, all projects within the boundaries of the MSHCP are subject to the Reserve Assembly Requirements; Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools; Protection of Narrow Endemic Plant Species; Guidelines Pertaining to the Urban/Wildlands Interface, and Additional Survey Needs and Procedures, in addition to state and federal agency requirements, such as the MBTA, that would reduce the potential of cumulative impacts to biological resources. With implementation of BI0-1 through B1O-3 the proposed project would not result in a cumulatively considerable contribution to biological resource impacts. References: EIR pages 4.3-34 to 4.3-35. 4.3.3. Cultural and Paleontological Resources a. Impact: Implementation of the proposed project could result in impacts on significant historic resources as defined in CEQA Guidelines Section 15064.5. Mitigation: The impact will be mitigated with implementation of the following mitigation measure(s): CULT-J.- Prior to earth moving activities, a gualffle(I archaeologist meeting the Vecrewr)y of the Interior's PrgPssional Qual{f'ccilions Standards .for archaeology (U& De-xin zew of. the Lake Elsinore wal mart Supercenler EIR 68 FnWonmenlal riwinp and StalernAnt of(.VerriOng Considerations Interior 2008) or a County of Riverside qualified archaeologist shall conduct cultural resources .sensitivity training.for all construction personnel.. Construction personnel shall be it?formed of the types of archaeological resources that may be encountered, and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains. The City shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance. Prior to issuance of grading permit(s) ,for the project, the project proponent shall retain an archaeological monitor to raaonr.'lor all ground disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation. At least 30 days prior to seeking a grading permit, the project proponent shall contact the appropriate Tribe to notify that Tribe of grading, excavation and the monitoring program, and to coordinate with the City of Lake Elsinore and the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of Native American Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation; and treatment and final disposition of arty cultural resources, sacred sites, and human remains discovered on the site. Prior to issuance of any grading permit, the project archaeologist shall file a pre-grading report with the City and County (lf required) to document the proposed methodoloW for grading activity observation. Said methodology shall include the requirement for a qualified archaeological monitor to be present and to have the authority to .stop and redirect grading activities. In accordance with the agreement required in this measure, the archaeological monitor's authority to stop and redirect grading will be exercised in, consultation with the appropriate tribe in order to evaluate the significance of any archaeological resources discovered on the property. Tribal monitors shall be allowed to monitor all grading, excavation and ground breaking activities, and shall also have the authority to stop and redirect grading activities in consultation with the project archeologist. The landowner .shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are found on the project area to the appropriate tribe for proper treatment and disposition CUL;I-2: If unknown prehistoric/historic archaeological resources are encountered during grading and excavation activities, no,further excavation or disturbance of the area where the resources were,found shall occur within 100.feet of the fr.nd until a qualified archaeologist, meeting the Secretary of the Interior's Professional Qualifications Standards for archaeology (U.S. Department of the Interior 2008) or a County of Riverside qualified archaeologist, is retained by the developer and examines the find, The archaeologist .shall determine the significance of the findt. If the find is determined not significant then grading and excavation activities can continue, and the archaeologist would determine the need.for archaeological monitoring. If the find is determined to be significant or potentially signr.'fr`cant, the archaeologist shall prepare a Treatment. Plan and .shall contact the appropriate Native American tribal representatives, as identified by the Native American Heritage Commission. If requested by the Tribe(s), the City, the developer, or the Prqject archaeologist, the City shall, in good faith, consult on the discovery and its disposition (e.g., avoidance, preservation, return of arl fiicts to tribe, etc.). If the Developer and the Tribe cannot agree on the significance or the mitigation fbr -- __.._........ ----- ..... ...............------...-- - - w-.. - --------............__ ........... - -- -- Lake Elsinore Walman Supercenter EIR 69 Environmental Findings and Statement of Overrriding Considerations such resources, these issales will be presented to the C0rrn77an7i1y Development Director ((,'DD) ,fcrr decision. 7I7e CDD shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the appropriate tribe. Notwithstanding any other rights available under the law, the decision of the CDD shall be appealable to the City of'Lake Elsinore City Council. A report offndings shall also be prepared by a qualified archaeologist, and shall. include an itemised in1e17101.11 Qf anv.Speci.inens recovered. The report and cogfa`r177ation of curation Qf any recovered resources from an accredited inuseum repository shall .signifv completion of the prograin to mitigate impacts to archaeological/historic resources. If disturbed resources are required to be collected crud preserved, the Applicant shall be required to participate financially up to the litnils imposed by Public Resources Code 5ectior7 21083.2, After the find is determined to be significant, the project archaeologist shall determine the need for archaeological monitoring,for the remainder Of the excavation activities. Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the implementation of the proposed project may result in significant impacts on unknown archaeological resources. No historical resources or unique archaeological resources were identified in the project site, and the closest previously recorded archaeological resource is approximately 2,100 feet from the project site and consists of historic-era refuse scatter. In addition, results from both ASM's 2007 study and ESA's 2014 study indicate that the project site is in an area of low cultural sensitivity. Furthermore, portions of the project site have been disturbed by non-historic residential development and grading activities. Based on the archaeological studies and the literature review, it is highly unlikely that archaeological resources exist on the project site. However, it is possible for unknown archaeological resources to be located on the project site. Project applicants would be required to implement the mitigation for these potential impacts, as dictated by City guidelines. With the implementation of the mitigation measures, the impact would be less-than-significant. References: EIR pages 4.4-12 and 4.4-13. b. Impact: Implementation of the proposed project could result in impacts on significant paleontological resources. Mitigation: The impact will be mitigated with implementation of the following mitigation measure(s): CULT-3: Prior to earth moving activities, a qualified paleontologist shall be retained to conduct pre-construction worker paleontological resources sensitivity training. This training- .shall include iglbr117ation on what to do in case an unanticipated discovery is made by a worker. All construction personnel shall be informed of the possibility of encountering fossils, and instructed Lake Elsinore Walmart Supercenter EIRw -- - 70 - Envirwunental Findirx7s and Statement of Overriding Considerations to immediately iglbrm the construction foreman if any bones or other potential fossils are unexpectedly unearthed in an area where paleontological monitoring is not required The prgject proponent.shall ensure that construction personnel tire made available.1br and attend the training and retain documentation demonstrating attendance. CULT 4: Excavations exceeding five feet below the current grade within the surfaces areas containing the younger Quaternary Alluvium as well as arty excavation into areas of the site that contains the Vlverado Formation shall be monitored by a qualified paleontologist. A qualified paleontologist is defined as an individual on the Counly of Riverside list of qualified paleontologists or an individual with tin M.S. or a Ph.D. in paleontology or geology who is familiar with paleontological procedures and techniques. A qualified paleontologist shall perform periodic .spot check monitoring during excavation activities within the areas containing Quaternary Alluvium on the .surface until excavations reach,five feet below current grade. However, f f paleontological resources are,found prior to five feel below current grade within the areas containing Quaternary Alluvium on the .surface, the qualified paleontologist shall determine the need Jbr more frequent paleontological monitoring.for the remainder of the excavation activities. If paleontological resources are discovered, the qualified paleontologist shall inform the contractor to cease ground disturbing activities within 50 feet. of the find until it can be assessed by the qualified paleontologist. If the find is determine to be not.significant., excavation activities can continue. If the find is determined to be sign{frcant or potentially significant, the ground disturbing activities within 50 feel of the find shall continue to cease until the sampling and data recovery of resource is completed. After recovering the resource, the paleontologist shall follow the Society of Vertebrate Paleontology .standard guideline.s.for analyzing the fossil specimens, store the specimens at a museum depository that is capable to provide access for.future research, prepare a final report documenting the find(s), and submit the document to the City of Lake Elsinore and other interested parties. Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that proposed project has the potential to destroy an unknown unique paleontological resource by disturbing earth in which the resources lie. Disturbance of an archaeological resource that is considered significant pursuant to California Code of Regulations Section 15064.5 would be a significant impact. Although the project site has been previously disturbed through grading, agricultural activities and/or development, the paleontological records search and cultural resources survey indicate that at least some portions of the pro gject site are sensitive for the presence of paleontological resources. Excavations may impact exposures of the Silverado Formation, which has the potential for vertebrate fossils. The City's General Plan EIR states that projects must demonstrate that it will not result in significant impacts to paleontological resources through implementation of General Plan EIR -- -._...--.--- _........... —— -- Lake Elsinore Walmart Supercenler Ei R 71 Envifonmenlal Mixlings and Statement of overriding Considerations mitigation measure MM Cultural/Paleontological Resources 9, which states that projects shall demonstrate compliance with Cultural and Paleontological Resources Policy 8.1. any potential impacts will be reduced to a less-than-significant level. Policy 8.1 states that for development in areas delineated as "High" or"Undetermined" potential sensitivity for paleontological resources, require the project applicant to }lire a certified paleontologist, who must perform a literature search and/or survey and apply the relevant treatment for the site as recommended by the Society for Vertebrate Paleontology. This was'completed as part of the Phase I Cultural Resources Study that is attached as Appendix D to this EIR. The Phase I Cultural Resources Study identified sediments that have potential for vertebrate fossils throughout the northern two-thirds of the project site. In addition, in response to research on the project site, the NHMLAC concluded that shallow excavations in the younger Quaternary Alluvium exposed throughout project site would not uncover significant vertebrate fossils. However, deeper excavations into older sedimentary deposits may encounter significant fossil vertebrate remains. Therefore, any substantial excavations (i.e., greater than five feet) into the areas with younger Quaternary Alluvium exposed on the surface as well as any excavations into the areas of the site that contains the Silverado Formation could result in potential significant impacts to paleontological resources. With the implementation of the mitigation measures,the impact would be less-than-significant. References: EIR pages 4.4-13 and 4.4-15. c. Impact: Implementation of the proposed project could result in impacts due to the accidental discovery of human remains. Mitigation: The impact will be mitigated with implementation of the following mitigation illeasure(s): CULT-5.• If human remains are encountered, California I-lealt-h and Safety Code Section 7050.5 states that no further disturbance shall occur until. the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains .shall he left in place and free f rom disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Arative American, the coroner shall contact the Native American heritage Commission within 24 hours. Subsequently, the Native American Heritage Commission shall identify the person or persons it believes to be the "most likely descendant. " The most likely descendant rrrav then make recommendations, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98. Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the RP-EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that several Indian tribes identified the City and its SO] as being within either their traditional use area or one in which they have cultural ties. No known cemeteries or other burial places are [mown to exist within the project site and the protect is unlikely to disturb human remains. However, grOUnd-disturbing activities associated with development have the potential to disturb undiscovered human remains. Hence, - -- _._......-- .....-.....- ---......... Lake Elsinore waintart Supercenter EIR 72 Ervironmrnlal findings and Statement of Overriding Considerations because the project would involve ground-disturbing activities, it is possible that such actions could unearth, expose, or disturb previously unknown human remains, and these actions are considered potentially significant. Mitigation Measure CULT-5 is provided to reduce potential impacts to human remains to a less-than-significant level. References: EIR page 4.4-15. d. Impact: The proposed project could result in a cumulatively considerable contribution to cultural resource impacts. Mitigation: The impact will be mitigated with implementation of the following mitigation measures): MMCULT-1 through CULT-5 are required. Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project could result in a cumulatively considerable contribution to cultural resource impacts. The geographic scope for cumulative impacts to cultural and paleontological resources includes the western Riverside County region. This geographic scope of analysis is appropriate because the archaeological, historical, and paleontological resources within this radius are expected to be similar to those that occur on the project site because of the proximity; similar environment, landform, and hydrology would result in similar land-use and thus, similar potential cultural resources. Western Riverside County contains archaeological and paleontological resources. Thus, there is potential for development projects in the region to disturb areas that may contain known or unknown cultural resources. Potential cultural resource impacts of the proposed project, in combination with other projects in the region, could contribute to a cumulatively significant impact due to the overall loss of artifacts unique to the region. However, the results from both ASM's 2007 study and ESA's 2014 study indicate that the project site is in an area of low cultural sensitivity. In addition, the Mitigation Measures listed above would further reduce the potential of the project to impacts to cultural resources, including paleontological resources and human remains. Therefore, the proposed project would result in a less-than-significant contribution to an adverse impact to cultural resources. References: EIR pages 4.4-15 and 4.4-16. 4.3.4. Greenhouse Gas Emissions a. Impact: The proposed project would not generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment. _.._--..._..-.__... -.- -Lake Elsinore Elsinore Walmart Supercenter EIR 73 Environmental findings and Statement of Overriding Considerations Mitigation: The impacts are less than significant. However, implementation of the following mitigation measures) would further reduce project impacts: MMAQ-1 and AQ-2 Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the LIR and considering the information Contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not result in GHG emissions that may have a significant impact on the environment. The project would generate GHG emissions from a variety of sources. First, GHG emissions would be generated during construction of the project. Once fully operational, the project's operations would generate GI I m.G emissions fro both area. sources and mobile sources. Indirect source emissions generated by the project include electrical consumption, water and wastewater usage (transportation), and solid waste disposal. Mobile (direct) sources of air pollutants associated with the project would consist of motor vehicles trips generated by employees and consumers of the proposed development. Construction Emissions Options A and B produce similar construction emissions and therefore the analysis in this section is applicable to both Options. Construction emissions are based on construction schedule (length of construction), acreage of the project site, and building size. Regardless of the option chosen, the construction schedule is anticipated to be of equal length. Regardless of the option chosen, the total site size of the project site would not change therefore daily emissions from grading would be identical regardless of option. Building size will dictate the equipment usage in the building construction, paving and architectural coating phases. Because the two options only differ in building size by approximately 6,000 SF, the equipment used in these phases are anticipated to be identical and therefore emissions would be identical. Therefore, the analysis as presented represents a worst-case scenario for both options. Construction-related GHG emissions for the proposed project were estimated using the same assumptions as the air quality analysis. The project's total estimated GHG emissions during construction would be approximately 786.63 MTCO2e. 'This would equal to approximately 26.22 MTCO2e per year after amortization over 30 years per SCAQMD methodology. Operational Emissions Area and indirect sources associated with the project would primarily result from electricity and natural gas consumption, water transport (the energy used to pump water to and from the project site), and solid waste generation. GHG emissions from electricity consumed on the project site would be generated off-site by fuel combustion at the electricity provider. GHG emissions from water transport are also indirect emissions resulting from the energy required to transport water from its source. In addition, the proposed development would result in direct emissions from mobile source emissions from motor vehicle trips generated by employees and consumers. Lake Elsinore Walmarl Supercenter El 74 Environmental Findngs and Stalemenl of overridng Consideralions Business-as-Usual The BAU scenario was based on the worst-case emissions scenario. For the proposed project that scenario is Option 13, or the development of the Walmart Supercenter and Garden Center along with approximately 9,310 SF of retail /restaurants. The BAU scenario is anticipated to generate a total of approximately 14,938.25 MTCO2e per year. For consistency with the 2020 project analysis, amortized construction emissions are incorporated into the BAU scenario. The distinct uses under Options A and B with respect to the gas station vs additional retail/restaurant use would result in distinctly different annual emissions levels. Therefore, Options A and B are discussed separately in this section. In accordance with SCAQMD's recommendation, the project's amortized construction-related GHG emissions are added to the operational emissions estimate in order to determine the project's total annual GHG emissions. Option A Option A is anticipated to generate a total of approximately 8,842.77 MTCO2e per year. This results in a reduction of 40.80 percent from the BAU scenario and exceeds the AB 32 reduction target of a 28.5 percent reduction from BAU. Option B With Option B, GHG emissions with the incorporation of the appropriate regulations and mitigation measures results in approximately 9,844.26 MTCO2e per year. This results in a reduction of 34.1 percent from the BAU scenario and exceeds the AB 32 reduction target of a 28.5 percent reduction from BAU. Thus,the impact of the project is less-than-significant. Although not directly applicable to the project, even if the SCAQMD or MDAQMD thresholds were to be applied,the project would still have a less than significant impact as it relates to GHG emissions as neither Option results in GHG emissions that exceed 10,000 MTCO2e (SCAQMD threshold) or 100,000 MTCO2e (MDAQMD threshold). The City has concluded based upon a review of the potential numeric thresholds of significance available for use, as well as the project's compliance with the General Plan Climate Action Plan (as discussed in detail below), that the proposed project's contribution of GHG emissions would be less than significant even if the City were to apply a numeric threshold of significance, rather than the BAU comparison. References: EIR pages 4.6-10 through 4.6-14. b. Impact: The proposed project's increase in GHG emissions would not be cumulatively considerable. Mitigation: Because the impact is less-than-significant, mitigation is not required. However, implementation of the following mitigation measures) would further reduce project impacts: MM.AQ-1 and AQ-2 Lake Elsinore Walinarl Supercenter EIR 75 Environmental Findings and Stalemenl of overriding Considerafions Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that implementation of the proposed project would not result in GHG emissions that would be cumulatively considerable. Global climate change is a change in the average weather on Earth that can be measured by wind patterns, storms, precipitation, and temperature. Therefore the geographic scope for the analysis of cumulative construction- and operational-related impacts resulting from the emissions of GHG is worldwide. Construction and operation of the project would incrementally contribute to GHG emissions along with past, present, and future activities, and the State CEQA Guidelines acknowledge this as a cumulative impact. As such, impacts of GHG emissions as analyzed in Section 4.6.5 of this EIR represent the cumulative analysis. As discussed in detail in the Section 4.6.5, annual emissions of GHGs from project implementation would result in a 34.10 percent reduction from BAU, thus with implementation of the project's design features and regulatory developments, the project's GHG reduction would exceed the AB 32 reduction target of 28.5 percent. Therefore, the increase in GHG emissions resulting from project implementation would not be cumulatively considerable. References: EIR page 4.6-18. 4.3.5. Land Use a. Impact: Implementation of the proposed project could conflict with an applicable conservation plan. Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts: MM 1310-1 Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not result in significant impacts on the environment related to conflicts with a conservation plan. "171e project site is located within the Elsinore Area Plan of the Western Riverside Multiple Species Habitat Conservation Plan (MSHCP). The project site is not located within a Criteria Cell proposed for conservation under the MSHCP. Implementation of the BMPs in Appendix C of the MSHCP (included as Mitigation Measure B10-1) would ensure that the project is in compliance with the MSHCP. Therefore, the proposed project would not conflict with the MSHCP and impacts related to provisions of an adopted habitat conservation plan would be less-than- significant. Lake Elsinore Walmarl Supercenter EIR 76 Environmenlai Findings and Slateirmt of Overr di no considerations References: EIR page 4.8-20. 4.3.6. Noise a. Impact: The use of stationary construction equipment in connection with the construction of the proposed project could result in impacts due to exposure of persons.to, or generation of, noise levels due to operations in excess of standards established in the local General Plan or noise ordinance. Implementation of the proposed project could result in impacts from project operation due to exposure of persons to, or generation of, noise levels due to operations in excess of standards established in the local General Plan or noise ordinance. Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts: MMN0.I--1, N0I-2 Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that with mitigation, the proposed project would not result in significant impacts on the environment related to exposure of sensitive receptors to noise fi•om stationary construction equipment or from project operations. As demonstrated in Table 4.9-19 in the DEIR, the mitigated stationary noise levels are reduced to less-than-significant levels. The operational noise impacts associated with the proposed project are expected to include loading dock activities, a trash compactor, rooftop air conditioning units, shopping cart carousels, drive-thru speakerphones, parking lot vehicle movements, and car wash activities. The project's operational stationary-source noise levels at each of the sensitive receiver locations located off-site were estimated. The hourly noise levels associated with the project under Option A are expected to range from 40.5 to 43.5 dBA L50 at the sensitive receiver locations. The hourly noise levels associated with the project under Option B are also expected to range from 40.5 to 43.5 dBA 1.,50 at the sensitive receiver locations The operational noise levels under Option A would not exceed the daytime (7:00 A.M. to 10:00 P.M.)noise level standard of 61 dBA L50 or the nighttime(1.0:00 P.M. to 7:00 A.M.)noise level standard of 51 dBA L50 at the sensitive residential locations based on the City's noise standards. The proposed project's operational noise levels under Option B would also not result in noise levels exceeding the City's noise level standards at any of the sensitive receiver locations. It should be noted that the projected noise levels for the project under Options A and B assume the worst-case noise environment with all of the on-site noise sources (i.e., loading dock activities, a trash compactor, rooftop air conditioning units, etc.) operating simultaneously. In reality, these noise level impacts will vary throughout the day. Nonetheless, operational noise ------------------------------- ---- -- ----- --- -- _..._.. -- - -- ._W.. Lake Elsinore Walmarl Supercenter EIR 77 Environmental Findings and Slatement of Overriding Considerations levels associated with the proposed project under both Option A and Option B would not exceed the City's noise level standards at any of the off site sensitive receiver locations. As such, impacts associated with operational noise levels would be less than significant. References: EIR pages 4.9-31 and 4.9-37 to 4.9-47. b. Impact: The use of stationary construction equipment in connection with the construction of the proposed project could result in impacts due to substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project. Mitigation: Implementation of the following mitigation measures) would reduce project impacts: M 4'NOI--1 Finding/Facts in Support of the Finding: Changes or alterations have been required in, or incorporated into, the proposed project which mitigate or avoid the significant effects on the environment. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would not result in significant substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project. The project's construction-related noise levels would represent a short-term increase on the existing ambient noise levels in the immediate project vicinity. Based on the five phases of project construction, the unmitigated construction-related noise impacts are expected to create temporary and intermittent high-level noise conditions at receivers surrounding the project site when certain activities occur within 100 feet of the project site boundaries. With implementation of Mitigation Measure NOM, the recommended temporary noise control barriers providing; a minimum attenuation of 10 dBA would reduce the project's construction noise from stationary construction equipment to below 60 dBA l.,max long-term stationary construction noise level standards at the nearby sensitive receivers. Therefore, the construction of the proposed project will result in noise impacts that are less-than-significant with implementation of Mitigation Measure NOI-L References: EIR pages 4.9-33 to 4.9-37 and 4.9-59 to 4.9-60. 4.4. Findings Regarding Environmental Impacts Not Fully Mitigated to a Level of Less Than Significant Environmental impacts identified in the Final EIR as potentially significant but which the City finds cannot be fully mitigated to a level of less than significant, despite the imposition of all feasible mitigation measures identified in the Final EIR and set forth herein, are described in this section. The applicable environmental issue areas include Air Quality, Noise, and Transportation and Traffic. Lake EWnore Walmart Supercenter EIR 78 Environntenlal findings and Stalernent of Overriding Considerations 4.4.1. Air Quality a. Impact: The project's operation would have significant and unavoidable impacts due to conflicting with, or obstructing, implementation of the AQMP. Mitigation: There are no feasible mitigation measures to reduce the project's operational impacts beyond those already incorporated into the project. Finding/Facts in Support of the Finding: Changes or alterations have been required in or incorporated into the proposed project which will reduce potentially significant effects on the environment; however, there are no feasible mitigation measures available that will lessen these significant impacts to a less-than-significant level. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project could conflict with, or obstruct, implementation of the AQMP and this impact would be significant and unavoidable. The project is located within the SCAB, which is under the jurisdiction of the SCAQM.D. As such, SUAQMD's 2012 AQMP is the applicable air quality plan for the project. Projects that are consistent with the regional population, housing, and employment forecasts identified by SCAG are considered to be consistent with the AQMP growth projections, since the forecast assumptions by SLAG forms the basis of the land use and transportation control portions of the AQMP. Additionally, because SCAG's regional growth forecasts are based upon, among other things, land uses designated in General Plans, a project that is consistent with the land use designated in a General Plan would also be consistent with the SCAG's regional forecast projections, and thus also with the AQMP growth projections. The General Plan Land Use designations for the project are C-2(General Commercial)and CMU (Commercial Mixed Use), the zoning designations for the project are General Commercial and Commercial Mixed Use. Although the project is consistent with the land use and zoning designation, it is anticipated that the project will result in a more intense land use (e.g., would generate more trips than what would otherwise occur under the existing land use and zoning designations) and would consequently result in greater emissions than what would have been "accounted for" in the AQMP based on the existing land use and zoning designations. The project promotes a suburban center setting that increases the diversity of land use. The project design includes: the relocation of the existing bus stop that along Central Avenue, providing a bus turnout accessible to the project; 57 parking spaces reserved for clean air vehicles, and 36 bicycle racks. These project design features would reduce vehicle miles traveled associated with the project, however, this would not offset the emissions increase anticipated by the more intensive land use proposed by the project.As such, the project would not be consistent with the AQMP since it would result in the development of a more intense land use. Therefore, the project could conflict with, or obstruct, implementation of the AQMP and this impact would be significant. References: LIR pages 4.2-20 and 4.2-22. Lake Elsinore Walmarl Superu3ntsr El 79._.._.._..�__....__.r.., F_nvlronrnenlal Findings and Statenenl of bveriding Considerati oils b. Impact: The proposed project would have significant and unavoidable impacts clue to violations of air quality standards from project operations. Mitigation: There are no feasible mitigation measures to reduce to reduce the project's operational impacts beyond those already incorporated into the project. Finding/Facts in Support of the Finding: Changes or alterations have been required in or incorporated into the proposed project which will reduce potentially significant effects on the environment; however, there are no feasible mitigation measures available that will lessen these significant impacts to a less-than-significant level. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would have significant and unavoidable impacts due to violations of air quality standards. Operations implementation of the project would result in long-term regional emissions of criteria air pollutants and ozone precursors associated with area sources, such as natural gas consumption, landscaping, applications of architectural coatings, and consumer products, in addition to operational mobile emissions. Option A Table 4.2-8 shows the maximum anticipated daily operational emissions prior to the implernentation of mitigation. As shown, Option A is anticipated to exceed the thresholds of significance established by the SCAQMD for emissions of VOCs and NOx. Therefore, Option A would result in a significant impact for VOCs and NOx for project-related regional operational emissions. Option B Option B is anticipated to exceed the thresholds of significance established by the SCAQMD for emissions of VOCs and NOx. I Iherefore, Option B would also result in a significant impact for VOCs and NOx for project-related regional operational emissions. ']'here are no feasible mitigation measures to address these operational impacts. References: EIR pages 4.2-25 through 4.2-27. c. Impact: The proposed project would result in significant and unavoidable impacts for cumulatively considerable criteria pollutants. Mitigation: The impact will be partially mitigated with implementation of the following mitigation measure(s): ------------ Lake Elsinore Walmart Supercenler EIR 80 Environmental Findings and Statement of Overriding Considerations MM AQ-1 through AQ-3 Finding/Facts in Support of the Finding: Changes or alterations have been required in or incorporated into the proposed project which will reduce potentially significant effects on the environment, however, there are no feasible mitigation measures available that will lessen these significant impacts to a less-than-significant level. Based upon the analysis presented in the E1R and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would result in significant and unavoidable impacts for cumulatively considerable criteria pollutants. Operational emissions associated with the proposed project would exceed the SCAQMD's thresholds of significance for VOC and NOx even with the implementation of Mitigation Measures AQ-2 and AQ-3. The proposed project could conflict with SCAQMD's air quality planning efforts for nonattainment pollutants and would result in a cumulatively considerable net increase in nonattainment pollutants during operations, specifically for ozone precursors VOC and NOx. 'Therefore, cumulative impacts associated with operational emissions would be significant and unavoidable. References: E1R pages 4.2-35 through 4.2-38. 4.4.2. Noise a. Impact: Construction noise from mobile construction equipment used in the construction of the proposed project would result in exposure of persons to, or generation of; noise levels in excess of standards established in the local General Plan or noise ordinance, or applicable standards of other agencies during construction. Mitigation: The impact will be partially mitigated with implementation of the following mitigation measure(s): N01--1: The following practices shall be implemented by the prQject applicant during construction activities: • Prior to approval of grading plans and/or issuance of building permits, plans shall include a note indicating that noise-generating project construction activities shall only occur between the hours of 7:00 A.M. and 7:00 P.M. on weekdays. Construction is prohibited on weekends and holidays. The project construction supervisor shall ensure compliance with the note and the City shall conduct periodic inspection at its discretion. • Prior to the start of construction, install temporary noire control barriers that provide a minimum noise level attenuation of 10.0 d13A when project construction occurs near axsting noise-sensitive structures. The noise control barrier" must present a solid.face from top to bottom. The noise control barrier must designed to block the view of the noise source. • Anv dan7age to the noise barriers must be repaired within 48 hours. Gaps or holes in the barrier or openings between the barrier and the ground shall be repaired within 48 boars. Lake Elsinore Walmarl Supercentor EIR 81 Environmental Findings and Slatement of Overriding Consideralions • The noise control barriers and associated elements shall be completely removed and the site restored upon the conclusion of the construction activity. • During all prgjecl ,site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with mufflers operated and rr7airztar.'rred consistent with manufacturers' standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receivers nearest the project site. • The construction contractor shall locate equipment. staging'in areas that will create a minimum distance of 100 feet between construction-related noise sources and noise- sensitive receivers nearest the project site (i.e., the center of the site) during all project construction. • The construction contractor shall limit haul truck deliveries to the same hours specified for construction e'quil3me'nt (between the hours of 7:00 A.M. and 7:00 P.M on weekdays. Construction is prohibited on weekends and holidays). The haul route exhibit shall design delivery routes to minimize the exposure gf'sensilive land uses or residential (hvellings to delivery truck-related noise. N0I-2: The following practices shall be adopted as Conditions of Approval prior to I.he issuance gf a building permit,for the proposed project: • All trucks, tractors, and forklifts shall be operated with proper operating and well maintained mufflers. • Maintain pavement conditions that are free gf bumps to minimize truck noise. • The truck access gales and loading docks within the truck court on the project site .shall be posted with signs which,state: o Truck drivers shall turn qff engines when not in use; a Diesel trucks servicing the Project shall not idle for more than five (S) minutes; and o Post telephone numbers of the building facilities manager to report violations. Finding/Facts in Support of the Finding: Changes or alterations have been required in or incorporated into the proposed project which will reduce potentially significant effects on the environment; however, there are no feasible mitigation measures available that will lessen these significant impacts to a less-than-significant level. Based upon the analysis presented in the E1R and considering the information contained in the Record of Proceedings, the City Council hereby finds that the proposed project would result in significant and unavoidable impacts related to exposure of persons to, or generation of, noise levels in excess of standards established in the local General Plan or noise ordinance, or applicable standards of other agencies. The highest construction noise levels generated from mobile equipment would occur during grading construction activities when all equipment is operating simultaneously at a distance of 100 feet from the project site boundary. The unmitigated peals mobile construction noise levels are expected to range from 72.3 to 79.9 dBA Lrnax. The construction noise analysis shows that the unmitigated construction noise levels at nearby sensitive residential receivers represent a potentially significant impact and would exceed the City's applicable noise level standard of60 dBA for single-family residential land uses. -_ .........._ _-_— Lake Elsinore Walmart Supereenter EIR $2 Environmental Findings and Statement of Overriding Considerations To control noise impacts associated with the construction of the proposed project, the City has established limits to the hours of operation and maximum noise levels for mobile and stationary equipment. The unmitigated mobile equipment construction noise level impacts are expected to exceed the 60 dBA Lmax daytime noise level threshold at all of the identified noise receiver locations. Consequently, the noise levels from mobile equipment would represent a potentially significant noise level impact. Therefore, temporary noise mitigation would be needed to reduce the potential construction noise impacts. Implementation of Mitigation Measure NOI-I would require the use of practices and techniques at the project site during construction to reduce noise levels, including the installation of temporary exterior noise control barriers that would provide a minimum attenuation of 10 dBA. The peak construction noise levels from mobile equipment are expected to range from 62.3 to 69.9 dBA Lmax with the attenuation from the temporary construction noise barriers at all the receiver locations (i.e., RI through R6). .Despite the implementation of Mitigation Measure NOI- 1, the noise levels generated from mobile construction equipment would continue to exceed the City's 60 dBA Lmax noise standard at all of the receiver locations. Therefore, noise impacts from the use of mobile equipment would be significant and unavoidable. References: EIR pages 4.9-31 through 4.9-47. 4.4.3. Transportation and Circulation a. Impact: The proposed project would result in significant and unavoidable impacts to certain intersections and roadways because it would conflict with applicable level. of service standards wider baseline plus project and near-term plus project conditions. Mitigation: The impact will be partially mitigated with implementation of the following mitigation measure(S): Mitigation Measure TRA-1: The applicant for the proposed project shall contribute its./air share towards the modification of the trgffie signal including permissive left-turn phasing at the intersection of'East Lakeshore Drive/Diamond Drive. Mitigation Measure TRA-2: The applicant for the proposed project shall contribute its./air share towards the installation of a traffie signal at the intersection of Uunnerson Street / Riverside Drive, and to implement permissive left-turn phasing on all approaches. Mitigation Measure TRA-3: The applicant for the proposed project shall pay,for the restriping the existing eastbound right turn lane as a third .shared through-right turn lane at the intersection of'1-15 Southborrnd Ramps/Railroad Canyon Road Mitigation Measure TRA-4: The applicant.for• the proposed project shall contribute its./air Share towards the installation of a trcrffre signal at the intersection o11-I5 Northbound Ramps/ Nichols Road --...—......._..........._.__----.__.. _.---- Lake Elsinore Wal man Superoenter El 83 Environmental Findings and Statement of Overriding Considerations Mitigation Measure TRA-S: The applicant,for the proposed project shall contribute its.flair share towards the installation of a trclffic signal at the intersection qf'1-I5 Northbound Ramps/ North Main Sireel. Mitigation Measure TRA-6: The applicant for the proposed project shall pay its required Traffic Impact Fee ("TIF"), which fee program includes ,funding for improvements to the Surnmerhill Drive / Railroad Canyon Road intersection. One alternative for improving the operation of this intersection is to restripe the northbound approach at the intersection of Summerhill Drive/Railroad Canyon Road to provide a separate right turn lane, and modih)the traffic signal and implement overlap pleasing for the northbound and eastbound right turn lanes. The City is currently stuca'ving additional alternatives frr improving the junction of this intersection as part of the interchange improvements due to the close proximity. Mitigation Measure TRA-7: The applicant,for the proposed project shall pay its required TIF, as well as the required Western Riverside County Transportation Uniforin Mitigation Fee ("TUMF"), which ,fee programs include funding ,for the construction of a 2nd westbound through lane at the intersection of Lakeshore Drive/Riverside Drive (SR 74). Mitigation Measure TRA-8: The applicant,for the proposed project shall contribute its,fair share towards the construction of a second southbound left turn lane at intersection of East Lakeshore Drive/Diamond Drive and associated signal modifications. Mitigation Measure TRA-9: The applicant for the proposed project shall contribute its,fair share to the construction of a left turn lane and a second through lane on the eastbound approach, at the intersection of Gunnerson Street/Riverside Drive, construction of a left turn lane and a second through large on the westbound approach, and modification of the traffic signal to provide protected left-turn phasing for the eastbound and westbound approaches. Mitigation: Measure TRA-III: The applicant for the proposed project shall contribute its fair share towards the construction of a left turn lane on the northbound approach at the intersection of I-1 S Northbound Ramps and Railroad Canyon Road Finding/Facts in Support of the Finding: Changes or alterations have been required in or incorporated into the proposed project which will reduce potentially significant effects on the environment; however, there are no feasible mitigation measures available that will lessen these significant impacts to a less-than-significant level. In addition, some of the changes and alterations identified in the mitigation measures are within the responsibility and jurisdiction of another public agency (Caltrans) and not the City. Such changes and alterations can and should be adopted by such other agency. Based upon the analysis presented in the TIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that with implementation of tine project would reSUlt in significant impacts to roadways and intersections. Baseline Plus Project The addition of project-generated traffic would cause the average delay at Cast Lakeshore U)rive/ Diamond Drive (intersection ##3) to increase during the AM, PM and Saturday mid-day peak Lake Elsinore W81mart Supmerner EIR � -- � 84 --- ---_.___ Environmental findings and Statement of Ovenricling Consideralions hours by more than the City's 1.0-second threshold of significance for intersections operating at LOS F without the project. The improvements described in Mitigation Measure TRA-1 would reduce impacts to less-than-significant. The mitigation measures requires the project applicant to fund its fair share of the improvements. The intersection is currently identified in the TIF for improvement. In addition to paying its fair share, the applicant will also pay the required T1F. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements,the significant impact will occur until such time as the improvements are completed.- The addition of project-generated traffic would cause the average delay at Gunnerson Street / Riverside Drive (SR 74) (Intersection 44) to increase during the AM peak hour by more than the City's 2.0-second threshold of significance for intersections operating at LOS E without the project, and to increase during the PM and Saturday mid-day peak hours by more than the City's 1.0-second threshold of significance for intersections operating at LOS F without the project. The improvements described in Mitigation Measure TRA-2 would reduce impacts to less-than- significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. The proposed traffic signal is currently not identified in the TIF. The City plans to add the traffic signal to the TIP in the next "l'IF update. The applicant will pay both the fair share payment and the TIF payment. However, it will take time to assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would cause the average delay at 1-1 S Northbound Ramps /Nichols Road (Intersection #12) to increase during the AM peak hour by more than the City's 2.0-second threshold of significance for intersections operating at LOS E without the project. The improvements described in Mitigation Measure TRA-4 would reduce impacts to less-than-significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. It will take time to assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would cause the average delay at I-1 S Northbound Ramps /North Main Street (Intersection #14) to increase during the AM and PM peals hour by more than the City's 1..0-second threshold of significance for intersections operating at LOS F without the project. The improvements described in Mitigation Measure TRA-S would reduce impacts to less-than-significant. The mitigation measures requires the project applicant to fund its fair share of the improvements. The proposed traffic signal is currently not identified in the TIP. However, the City plans to add the traffic signal to the TiF in the next'I'll" update. The fair share payment will be in addition to the payment of the TIF. It will take time to assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. Lake Elsinore Walmarl Supercenter EIR 85 Environmental findings and Slatement of Overriding Consideratims The addition of project-generated traffic would cause the average delay at Sumrnerhill Drive / Railroad Canyon Road (Intersection #23) to increase during the AM, PM and Saturday mid-day peak hours by more than the City's 1.0-second threshold of significance for intersections operating at LOS F without the project. The improvement described in Mitigation Measure TRA- 6 would reduce impacts to less-than-significant. The mitigation measures requires the project applicant to fund its fair share of the improvements. The intersection is currently identified in the TIF for improvement. The applicant will pay the required TIP. However, it will take time to assemble the necessary finds to implement the improvement. Thus, even though the applicant will help to fund these improvements, the significant impact: will occur until such time as the improvements are completed. Near-Terns Plus Project The addition of project traffic is not anticipated to result in any additional deficient intersections in addition to the eight identified for Near-Term Cumulative (Opening Year 2016) Without Project traffic conditions. However,the proposed project would increase traffic volumes at those intersections, which would contribute to significant impacts. The implementation of the traffic improvements identified in the mitigation measures would reduce the project's impacts to less- than-significant levels. Flowever, as discussed below, the timing of construction of the improvements in many cases is uncertain as it will take time to accumulative the funding necessary for the improvements. In addition, some of the improvements would be within the jurisdiction of other public agencies which the City does not control. Thus, in some cases, significant impacts could exist even though the applicant for this particular project has made a contribution towards the improvement and satisfied its obligation with regard to the measures. For those reasons, without successful implementation of the improvements identified in the mitigation measures, the proposed project would result in exceedances of the Thresholds of Significance. The addition of project-generated traffic would contribute to unacceptable LOS E conditions at Lakeshore Drive / Riverside Drive (SR 74) (Intersection #l) during the PM and Saturday mid- day peak hours. The improvements described in Mitigation Measure TRA-7 would reduce impacts to less-than-significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. The proposed additional westbound through lane is currently not identified in the TI.F. The City plans to add the lane to the TIF in the next TIF update. It will take time to assemble the necessary fields to construct the lane. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements,the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS F conditions at East Lakeshore Drive /Diamond Drive (Intersection #3) during the AM, PM and Saturday mid- day peals hours. The improvements described in Mitigation Measure TRA-8 (in addition to Mitigation Measure TRA-I) would reduce impacts to less-than-significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. flee subject intersection is currently identified for improvement in the TIF. The applicant will also pay the TIF. It will take time to assemble the necessary funds to install the lane improvements and signal __.___...------- ---------....._.__-- Lake Elsinore Willman SuperaenterEIR 86 Environmental Findings and Slatement of Qverddtng Consideralions modification. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS E conditions at Gunnerson Street / Riverside Drive (SR 74) (Intersection #4) to increase during the AM peak hour, and to unacceptable LOS F conditions during the PM and Saturday mid-day peak hours. The improvements described in Mitigation Measure TRA-9 (in addition to Mitigation Measure TRA-2) would reduce impacts to less-than-significant. The mitigation measures require the project applicant to find its fair share of the improvements. Certain of the improvements are currently identified in the TUMF. The applicant will also pay the TUMF. It will take time to assemble the necessary fiends to install the traffic signal (Mitigation Measure TRA-2). In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. 'Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS E conditions at I- 15 Northbound Ramps / Nichols Road (Intersection #12) during the AM peak hour. The improvements described in Mitigation Measure TRA-4 would reduce impacts to less-than- significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. The intersection is currently identified in the TIF. The applicant will pay the TIF. It will take time to assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS F conditions at I- 15 Northbound Ramps/North Main Street(Intersection#14)during the AM and PM peak hours. The improvements described in Mitigation Measure TRA-5 would reduce impacts to less-than- significant. The mitigation measure requires the project applicant to fund its fair share of the improvements. The proposed traffic signal is currently not identified in the TIF. The City plans to add the traffic signal to the TIF in the next TIF update. It will take time to assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. The addition of project-generated traffic would contribute to unacceptable LOS E conditions at I- 15 Northbound Ramps / Railroad Canyon Road (Intersection #15). The improvements described in Mitigation Measure TRA-10 would reduce impacts to less-than-significant. The some intersection improvements are currently identified in the TIF for improvement. The applicant will pay the required 'TIF. In addition, the mitigation measure requires the project applicant to fund its fair share of the improvements. It may take time to assemble the necessary funds to install the traffic signal. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to find these improvements, the significant impact will occur until such time as the improvements are completed. 'T Lake Elsinore Walmart Superoenter El 87 _ W Environmental Firstlings and Statement of Overriding Considerations The addition of project-generated traffic would contribute to unacceptable LOS F conditions at Sunnnerhill Drive / Railroad Canyon Road (Intersection #23) during the AM, PM and Saturday mid-day peak hours. The improvements described in Mitigation Measure TRA-6 would reduce impacts to less-than-significant. The intersection is currently identified in the TIF for improvement. The applicant will pay the required TIF. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. As stated above, while mitigation will be imposed and the identified improvement can reduce the impacts to less than significant, it is unknown when all of the required funding for the improvements outlined above will be acquired. In addition, with many of the subject improvements, Caltrans would be required to issue permits and approvals. Therefore, the City cannot control the completion and timing of the measures. For this reason, the DLIR assumed that the impacts will remain significant unless and until the improvements outlined above are completed. References: EIR pages 4.11-17 through 4.11-37. b. impact: The proposed project would result in a substantial contribution to long-term cumulative impacts because it would conflict with applicable level of service standards. Mitigation: The impact will be partially mitigated with implementation of the following mitigation measure(s): Mitigation Measure TRA-11: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection gf'Lakeshore Drive/Riverside Drive (SR 74) are as,follows: • A 3rd and 4th westbound through lanes, and modify the traffic signal to implement overlap pleasing on the right turn lane. • A 2nd northbound left turn lane and a right turn lane. • A 2nd southbound left turn lane and a 3rd through lane. Modify the traffic signal to implement overlap phasing on the right turn land. • A 2nd eastbournd left. turn lane and a 3rd through lane. Modify the trcrffr`c signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect., the applicant shall pay its contribution ,for these improvements through its payment gf'those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair .share toward installation of these improvements prior to the issuance of building permr.'ls. Mitigation Measure TRA42: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of W. Graham Avenue/North Main Street (SR 74) are as follows: • Install Traffic Signal • Construct an eastbound left turn lane. — -------_... Lake Elsinore Walmarl Supercenter El $$ Environmental Findings and Statemanl of Overriding Considerations • Construct a westbound left turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect; the applicant shall pery its contribution,for these improvements through its payment of those,fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-13: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Last Lakeshore Drive/Diamond Drive are as .follows: • A 3rd ivesibound through lanes, two right-turn lanes, and modif., the traffic signal to implement overleap phasing on the right turn lanes. • A 2nd northbound left turn lane, 3rd through lane and 2nd right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lanes. • A .3rd southbound through lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. • A 2nd eastbound left turn lane and a right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF crud/or the TUMF in effect, the applicant ,shall pay its contribution,for these improvements through its payment of those fees. To the extent. that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-14: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Collier Avenue/Riverside Drive (SR 74) are as,follows: • Two westbound left turn lanes, a 2nd and 3rd through lanes and a right turn lane. • A 2nd northbound left turn lane, 2nd through lane and a right turn lame, and moc#fy the traffic signal to implement overlap phasing on the right turn lane. • A 2nd southbound left turn lane and a 2nd through lane, and modify the traffic.signal to implement overlap phasing on the right turn lane. • Two eastbound left. turn lanes, a 2nd and 3rd through lanes and ca free-right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF anc!/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its pgyinent of those,fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its firir share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-15., The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Collier Avenue/Central Avenue (SR 74) are as follows: Lake Elsinore Walman Siopercenter El R _ Yµ 89 Environmental Findings and Stalemenl of Overriding Considerations • A 2nd westbound through lane and a free-right turn lane. • A 2nd northbound through lane and a 2nd right turn lane with overlap signal phasing. • A 3rd sorthbound left turn lane. • A 3rd eastbound through lane and a right tarn lane, and nnodafy the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit, ff'the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-16: The roadway improvements necessary to address the 2035 cumulative trrxflie conditions at the intersection of Auto Center Drive /Diamond Drive are as follows: • A 3rd westbound through lane and a right turn lane, and modif) the lrclffic .signal to implement overlap phasing on the right turn lane. • A 2nd northbound left turn lane and two northbound right turn lanes, and modify the traffic signal to implement overlap phasing on the right turn lames. • A 2nd southbound left turn lane and two right turn lanes, and modify the trclffc signal to implement overlap phasing on the right turn lanes. • A 2nd eastbound left turn lame and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF, in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF,. the applicant ,shall contribute its fair share toward installation Uf these improvements prior to the issuance of building permits. Mitigation Measure TRA-17: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of I-]5 Southbound Ramps/Nichols Road are cry follows: • A 2nd westbound left turn lane and the 2nd and 3rd through lanes. • Tivo southbound left. turn lanes and a right turn lane and restripe the southbound left- through-right turn lane as a 2nd right turn lane. • A 2nd and 3rd eastbound through lanes. Prior to the issuance of a building permit, if the above improvements tire covered by the TIF cad/or the TUMF in eff�,c1, the applicant shall pay its contribution for these improvements through its payment of those,fees. To the extent that any cif the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Lake Elsinore Walmert Supercenter EIR 90 Environmental Findings and Stalement of Overriding Consideralions Mitigation Measure TRA-18: The roadiviry improvements neee.ssary to address the 2035 cumulative traffic conditions at the intersection of 115 Southbound Ramps/Central Avenue (SR 74)are as,follows: • New Interchange Design (loop on-ramp at I-15 Southbound Rarnps). • A 2nd southbound left turn lane, and restripe the shared left-through-right turn lane as a left turn lane, and 1st and 2nd right turn lane. • A 3rd eastbound through lane and 2nd right turn lane. Prior to the issuance of a building permit, r,.'f the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any gf'the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-19: The roadway improvements necessary to address the 2035 cumulative traffr-c conditions at the intersection qf'l-15 Southbound Ramps/North Main Street are as,follows: • Construct a 2nd westbound left turn lane and a 2nd through lane. • Construct a southbound left turn lane. • Construct a 2nd eastbound through lane and a right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that tiny of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of'building permits, Mitigation Measure TRA-20: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of 1-15 Southbound Ramps /Railroad Canyon Road are as,follows: • New Interchange Design (ramps on fi°oniage road). • Install a traffic signal. • Construct a northbound right turn lane. • Construct 2.soutlrbour7d left turn lanes and a 2nd through lane. • Construct a westbound left turn lane and 2 right turn lanes. The City and/or Caltrans may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above ("alternative improvements"). Prior to the issuance of a building permit, rf the above improvements or the alternative improvements or alternative improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution fir these improvements through its payment of' those fees. To the extent that any of the alcove improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its,fcair° ,share toward installation of these improvernent-s prior to the issuance of building permits. ---------------_......------------ -- Lake Elsinore WatmW Supercenter EIR 91 Environmental Findings and Statement of Overriding Considerations Mitigation Measure TRA-21: The roadivay improvements necessary to address the 2035 cumulative traffic conditions at the intersection of1-15 Northbound Ramps/Nichols Road are as fbllows: • A 2nd and 3rd westbound through lanes and a right turn lane. • A northbound left turn lane and a right turn lane and restripe the shared left-through-right turn lane as a 2nd right turn lane. • A 2nd eastbound left turn lane and the 2nd and 3rd through lanes. The City and/or Callr•ans rrray ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above ("alternative improvements'). Prior to the issuance of a building pernzil, if'tlze above improvenzent,s or the alternative improvements are covered by the TIT'and/or• the TUMF in e.feel, the applicant .shall pay its contribution for these improvements through its payment of those.fees. To the extent that any of the above improvements or the alternative improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation o,f these improvements prior to the issuance of building permits. Mitigation Measure TRA•-22: The roadway irnprovements necessary to address the 2035 Cumulative traffic conditions at the intersection of 115 Northbound Ramps/Central Avenue (SR 7.1): � . • New Interchange Design (loop on-ramp at.1-15 Northbound Rarzrps). • A rznrllzborerul left turn lane and restripe the left.-lhrnzegl7-right. turn lane as a 2nd right turn lane. • An eastbound right turn lane. The City and/or Caltraru may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above ("alternative improvements'). Prior to the issuance of a building permit, f f the above improvements or the alternative improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its corztr ibution for these irrtprvvenzertls through its perynzent Uf those fees. To the extent that any of the above improvements or alternative improvements are not covered by the TIF crud/or• TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-23: The roadway improvements necessary to address the 2035 cumulative trcffr'.c conditions at the ilZler'Secll0r7 �f 115 Northbound Ramps/North Main Street are cis follows: • A 2nd westbound through lane and a right turn lane. • A northbound left. turn lane crud a right turn lane. • A 2nd eastbound left. turn lane and a 2nd through lane. The City and/or Caltrans may ultimately design alternative improvements, at this intersection that would mitigate the impacts to the saine or to a greater degree than the improvements outlined above ("alternative improvements"). Prior to the issuance of a building permit, ff the _ .-. .-....-- _ - _ _----------- -..._— Lake Elsinore Waknan Supercenter EIR 92 Environmental Finonga and Statement of Overruling Considerations above improvements or alternative improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment gf those fees. To the extent that tiny gf the above improvements or alternative improvements are not covered by the TIF crud/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-24: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of I-15 Northbound Ramps/Railroad Canyon Road(Grape Street) if the existing diamond interchange remains are as,follows: • New Interchange Design (ramps on frontage roads). • Install a traffic.signal. • Construct a northbound left turn lane. • Construct a southbound free-right turn lane. • Construct two eastbound 1c'fl turn lanes and a right turn lane. The City and/or C.altrans may ultimately design alternative improvements at this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above ("alternative improvements"). Prior to the issuance of a building permit, if the above improvements or alternative improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements or alternative improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its ,fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-25: The roadwtiy improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Dexter Avenue/11 th Street are as,follows • Install a traffic.signal. • Construct a westbound left turn lane and a 2nd through lane. • Construct a northbound left turn lane. • Construct a southbound left turn lane. • Construct an eastbound left turn lane, 2nd through lane and a right turn lane with overlap signal.phasing. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pray its contribution for these improvements through its payment of those fees. To the extent that any gf'the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation gf these improvements prior to the issuance gf building permits. Mitigation Measure TRA-26: If the Central Avenue (SR 74)/Dexter Avenue intersection has remained ca full access intersection, the roadway improvements necessary to address the 2035 cumulative traffic conditions at that intersection tire as.follows: • Redesign the intersection to include ca raised median to prohibit Left terms onto Dexter Avenue. Lake Elsinore Walmad$upercenter EIf2 -'�—_ 93 Environmenta€Findings and Stalemenl of Overdoing Considerations The City and/or Caltrans miry ultimately design alternative improvements (it this intersection that would mitigate the impacts to the same or to a greater degree than the improvements outlined above ("alternative improvements"). Prior to the issuance oj'a building permit, if the above improvements or alternative improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through it,!; payment gf those fees. To the extent that the above improvements or alternative improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-27: The roadway improvements necessary to address the 2035 c"1ir922iltrtive tYCrffie conditions tit the intersection of Dexter Avenuell lan.Street arc, as follows: • The installation gf a 1-raffic signal at this location is not feasible do to the close proximity gf intersection of Dexter Avenue and Central Avenue (SR-74.) Therefore the applicant shall be responsible,for geometric improvement at this intersection, including a raised median or its equivalent, which will ensure that the intersection remains limited to a right-in, right out intersection. The timing gfthis improvement shall be determined by the City Engineer. To the extent there are future projects along Allen Street that will add irtrffic to this intersection, the City will require those projects to contribute proportionally to the cost of the improvements. Mitigation Measure TRA-28: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Dexter Avenue/C-'rane Street are as,follows., • The recommended installation of a traffic signal tit this location is not a preferred measure for the City due to the location of the intersection and the City's desire to maintain future traffic flows on Dexter Avenue. However, such installation may be necessary in the future, based upon traffic levels and turn movement. Irz the interim, the applicant shall be responsible fbr the installation of.stop control measures deemed appropriate by the City Engineer. These measures may include a 4-wiry stop, if requested by the City Engineer. In addition,prior to the issuance of a building per•rnit, the applicant ,shall pay its fair share cost of the installation gf a Traffic signal. The fciir share .shall be based on the projects highest number oj'peak hour left turns at the intersection, compared to those associated with the existing and.future development along both sides gf the portion of Crane Street east of Dexter Avenue. Mitigation Measure TRA-29: The roadway improvements necessary to address the 2035 cumulative tr"affie conditions at the intersection gf Dexter Avenue/3rd Street include the following: • Install a traffic signal • Construct a westbound left turn lane. • Construct a northbound left turn lane. • Construct a southbound left turn lane. • Construct an eastbound left turn lane. Lake Elsinore Wafmart Supercenter EIR 94 Environmental Findings and Statement of Overriding Considerations The Cily may ultimately design alternative improvements at this intersection that would iniligate the impacts to the same or to a greater degree than the improvements outlined above ("alternative improvements"). Prior to the issuance of a building permit, irf the above improvements or alternative improvements are covered by the TIF and/or the TUMF in effect., the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements or alternative improvements are not covered by the TIF and/or TUAIF, the applicant shall contribute its./air share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-30: The roadwgv improvements necessary to address the 2035 cumulative tl"Cdffie conditions al the intersection of Dexler Avenue 12nd Street are as follows: • Install a traffic signal. • Construct a westbound left turn lane. • Construct a northbound left turn lane and a right turn large with overlap signal phasing. • Construct a southbound left turn lane. • Construct an eastbound left turn lane, 2nd through lane and a right turn lane with overlap signal phasing. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or- the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-31: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Camino del Norte/North Main Street are as follows: • Install a traffc signal. • Construct two northbound left turn lanes. • Construct a.southbound right turn lane with overlap signal phasing. • Implement overlap signal phasing on the eastbound right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its.fair" share toward installation gf'these improvements prior to the issuance of'building permits. Mitigation Measure TRA-32: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Sumnzerhill. DrivelRailroad Canyon Road are as follows: • Two westbound right turn lanes, and rnodif y the traffic signal to implement overlap signal phasing on the right turn lanes. • A 2nd northbound right turn lane. Lake L"•Lsinore Walman Supercentar EER 9.5._____._..____._-_ Environmental Findings and Slaternenl of Overriding Considerations • A 2nd southbound left turn lane and a 2nd right turn lane with overlap signal phasing, Prior to the issuance- W a building permit, if'the above improvements are covered by the TIF caul/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those,fees. To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair .share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-33: The roach-vay improvements necessary to address the 2035 cumulative traffic conditions of the interseclr.'on of Cambern Avenue /Central. Avenue (SR 7�) ore as,follows: • A 2nd westbound left turn lane and 3rd through lane, and motify the trciffie signal to implement overlap phasing on the right turn lane. • A 2nd northbound left turn lane and right turn lane, and modify the trqffic signal to implement overlap phasing on the right turn lane. • Two soutl7boarnd left turn lanes and a 2nd through lane, and modify the traffic signal to implement overlap phasing on the right turn lane. • A 3rd eastbound through lane and a right turn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit, the applicant shall be required to dedicate the right- of-way necessary.for the above improvements. In addition, prior to the issuance qfa building permit, if the above improvements are covered by the TIF and/or the TUMF in effect; the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements tire not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-34: The roadwa improvements raeces.sary to address the 2035 cumulative tr"C7ffl'c conditions at. the intersection of C'arnbernAvenue/3rd Streel are as,follow.s: • Install a traffic.signal, • Construct a westbound left turn lane and right turn lane, • Construct a northbound left turn lane and a 2nd through lane. • Construct a.southbound left turn lane, a 2nd through lane, and a right turn lane. • Construct a 2nd eastbound left turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution ,for these improvements through its payment of those fees. To the extent that any of the above improve'rnents are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these irrlprOveme'nts prior"to the issuance of building permits. Mitigation Measure TRA-35: The roadway improvements nece.s,sary to address the 2035 cumulative traffic conditions at the intersection of Conard Avenue/Central Avenue (SR 74) lire as,follows: _._... _ _ -.-..........._ - -----.__---- — ---- ----------- Lake Elsinore WaInwt Supercenter EIR 96 Environmental Findings and Slatement or Overriding Considerations • A 3rd and 41h westbound through lanes and a right turn land. • A sorlthbound left. turn lane and a right turn lane, and modaf) the trgffr`c signal to implement overlap phasing on the right turn lane. • A 2nd eastbound left turn lane, a 3rd and 4th through lanes and a right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair ,share toward installation of these improvements prior to the issuance of building permits. Mitigation: Measure TRA-36: The roadway improvements necessary to address the 2035 C24mulatdV(' truffie conditions at the intersection of Rosetta Canyon Drive /Central Avenue (.SR 74) are as.follows: • A 2nd westbound deft turn lane arad the 3rd arad 4th thror4gh lanes. • A 2nd northbound left turn lane, and modify the traffic .signal to implement overlap phasing on the right turn lane. • A 4th eastbound through lcrrTe and a right turn lane, and rraodi)y the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its./air share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-37: The roadway improvements necessary to address the 2035 cumulative trcrffrc conditions at the intersection of Riverside Street/Central Avenue (SR 74) are as,follows: • A 2nd westbound left turn lane, a 3rd and 41h through lanes and a right turn lane, anti prod fy the traaffie signal to implement overlap phasing on the right turn lane. • Two northbound through lanes. • Two southbound left turn lanes, two through lanes and cr right turn lane. • Two eastbound left turn lanes, a 3rd and 41h through lanes and a right tarn lane, and modify the traffic signal to implement overlap phasing on the right turn lane. Prior to the issuance of a building permit, if'the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution ,for these improvements through its payment of those fees. To the extent that the above improvements arc, not covered by the TIF and/or TUMF, the applicant .shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Mitigation Measure TRA-38: The roadway improvements necessary to address the 2035 cumulative traffic conditions at the intersection of Greenwald Avenue /Central Avenue (SR 74) area as follows.' Lake Elsinore Walmart Supercenter El 97 Environmental Findings and Slaleanent of Overriding Considerations r A 2nd westbound left turn large, a 3rd through lane and a right turn lane. A northbound right turn lane, and nrodifj)the traffic signal to implement overlap phasing on the right turn lane. • A southbound right turn lane. e A 2r1d eas7bourul left turn lane and a 3rd through lane, and modify the traffic signal to implement overlap phasing on the right tarn lane. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant .shall pay its contribution,for these improvements through its payrrrent of those fees. To the extent that the above i.mprovernents are not covered by the TIF and/or TUMF, the applicant shall contribute it.s fair share toward installation of these improvements prior to the issuance Qf building permits, In addition to the.fair share payments referenced above, the prgject applicant shall participate in the furacling of off=site iinprovenrents, including traffic .signals that are needed to serve trgffle conditions through the payment of TUMF, and the City of Lake Elsinore Traffic Impact Fees (TIF). These fees are collected as,part Ufa funding mechanism aimed at ensuring that regional highways and arterial expansions keep pace with the prgjected population increases. Each of the improvements discussed above have been identified as tieing included as part C?f TUAIF funding program, City TIF funding program or fair.share contribution. Significance after Mitigation. As stated above, while mitigation will be imposed, and the identified improvement can reduce the impacts to less than significant, it is unknown when all of the required funding for the improvements outlined above will be completed. In addition, with many of the subject improvements, Caltrans would be required to issue permits and approvals. Therefore, the City cannot control the completion and timing of the measures. For this reason, the DEIR assumes that the impacts will remain significant unless and until the improvements outlined above are completed. Finding/Facts in Support of the Finding: Changes or alterations have been required in or incorporated into the proposed project which will reduce potentially significant effects on the environment; however, there are no feasible mitigation measures available that will lessen these significant impacts to a less-than-significant level. In addition, some of the changes and alterations identified in the mitigation measures are within the responsibility and jurisdiction of another public agency (Caltrans) and not the City. Such changes and alterations can and should be adopted by such other agency. Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that with implementation of the project, all roadways within the study area would be expected to have substantial traffic volumes and most of the intersection analysis locations would require improvements. Twenty-five of'the 32 study area intersections would experience unacceptable LOS (i.e., LOS lE or LOS F) during one or more of the peak hours under With Project conditions. As shown in DEIR Table 4.11-16, the proposed project would contribute to significant cumulative impacts, as described below. The implementation of the improvements described in the mitigation measures would reduce the project's impacts to less-than-significant levels. However, as discussed below, -------......._--- Lake Elsinore WatnW Supercenter EIR g$ -- Enwanmental Findings and Statement of Overriding Conslder0ons the timing of construction of the improvements in many cases is uncertain as it will take time to accumulative the funding necessary for the improvements. In addition, some of the improvements would be within the jurisdiction of other public agencies which the City does not control. Thus, in some cases, significant impact could exist even though the applicant for this particular project has made a contribution towards the improvement and satisfied its obligation with regard to the measures. For those reasons, without successful implementation of improvements identified in the mitigation measures, the proposed project could result in exceedances of the Thresholds of Significance. At intersection W. Graham Avenue/North Main Street (SR 74) (#2) — addition of project- generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid- day peak hours. Implementation of the improvements described in Mitigation Measure TRA-12 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection East Lakeshore Drive/Diamond Drive (0) ---addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-13 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements, this DEIR assumes that the significant impact will occur until such time as the improvements are completed. At intersection Gunnerson Street / Riverside Drive (SR 74) (#4) — addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-9 (in addition to Mitigation Measure TRA-2) would reduce impacts to less-than-significant. However, it will take time to assemble the necessary finds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Collier Avenue / Riverside Drive (SR 74) (45) — addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-14 would - ------ --------- - ................. --.................... -----_....._... --— -......._._.. Lake Elsinore Walrnart Supercenter EIR 99 Environmental Rndings and Statement of Overriding Considerations reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary finds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement. will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Collier Avenue / Central Avenue (SR 74) (46) — addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-15 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to find these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Auto Center Drive / Diamond Drive (0) —Addition of project-generated traffic would contribute to LOS F conditions during the AM:, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-16 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements,the significant impact will occur until such time as the improvements are completed. At intersection I-I5 Southbound Ramps/Nichols Road (##8) — Addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peal. hours. Implementation of the improvements described in Mitigation Measure TRA-17 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. Flowever, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that Lake Elsinore Wafmart Supercenter EIR 100 Fnvironmental Fitxfings and Statement of Overriding Considerations the improvement will be made. Thus, even though the applicant will lielp to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection 1-15 Southbound Ramps / Central Avenue (SR 74) (#9) — addition of project- generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid- day peak hours. Implementation of the improvements described in Mitigation Measure TRA-18 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection,the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection 1-15 Southbound Ramps / North Main Street (#10) — addition of project- generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid- day peak hours. Implementation of Mitigation Measure TRA-19 would reduce impacts to less- than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such tirne as the improvements are completed. At intersection 1-15 Southbound Ranips/Railroad Canyon Road (#I l)—this intersection was not analyzed for both Long-term Cumulative (General Plan Buildout Post-2035) Without and With Project traffic conditions due to the proposed new interchange design. However, if the existing diamond interchange remains, it is anticipated it would operate at unacceptable LOS during the peak hours. As such, this impact is considered potentially significant. Addition of project- generated traffic would contribute to unacceptable LOS conditions. Implementation of the improvements described in Mitigation Measure TRA-20 would reduce impacts to less-than- significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these -------... --------......._....-----.... ...... _- ---- ._....... _.._..— _.._.........__.. Lake Eleanore Wal mart Supercenter EIR 101 Environmental Findings and Statement of Overriding Considerations improvements, the significant impact will occur until such time as the improvements are completed. At intersection 1-15 Northbound Ramps/Nichols Road (#12) — addition of project-generated traffic would contribute to LOS F conditions during the AM, I'M and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-21 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, .the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection I-15 Northbound Ramps / Central Avenue (SR 74) (#13) — addition of project- generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid- day peak hours. Implementation of the improvements described in Mitigation Measure TRA-22 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUM.F, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection,the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection I-15 Northbound Ramps/North Main Street (#14)—Addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-23 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIP and/or the TUMF' in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or'I'UMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary fields to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection 1-15 Northbound Ramps/Railroad Canyon Road (#15)—this intersection was not analyzed i:'or both Long-term Cumulative (General Plan Buildout Post-2035) Without and With -..._-----_...--------- Lake Elsinore Walman Supercenler El 102 Environmental findings and Staternent of Overriding Consideralions Project traffic conditions due to the proposed new interchange design. However, if the existing diamond interchange remains, it is anticipated it would operate at unacceptable LOS during the peak hours. As such, this impact is considered potentially significant. Addition of project- generated traffic would contribute to unacceptable LOS conditions. Implementation of the improvements described in Mitigation Measure TRA-24 would reduce impacts to less-than- significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrarzs has,jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Dexter Avenue / I ith Street (#16) — addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-25 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fiend these improvements,the significant impact will occur until such time as the improvements are completed. At intersection Dexter Avenue/Central Avenue (SR 74) (#17) — this intersection was not analyzed for both Long-term Cumulative (General Plan Buildout Post-2035) Without and With Project traffic conditions due to the proposed access restriction to right-in/right-out only. However, if the existing frill-access intersection remains, it is anticipated it would operate at unacceptable LOS during the peak hours. As such, this impact is considered potentially significant. Addition of project-generated traffic would contribute to unacceptable LOS conditions. Implementation of the improvements described in Mitigation Measure TRA-26 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. ----- - - --- ......... ----- _._....... _.__....._._------- .-- --.... Lake Elai note Wal man Supementer El 103 Environmental Findings and Stalement of Overriding Considerations As shown in Table 4.11-16 above, at intersection Dexter Avenue / Crane Street (419) —addition of project-generated traffic would cause the level of service to degrade from an acceptable LOS D or better to an unacceptable LOS F during the PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-28 would reduce impacts to less-than-significant. The applicant shall be required to install the stop control measures deemed necessary by the City Engineer as described in the measure. Prior to the issuance of a building permit, the applicant shall pay its fair share toward installation traffic signal pursuant to the formula described in Mitigation Measure TRA-28. A signal may be warranted before there is sufficient funding for the signal. It will take time to assemble the necessary funds to implement the traffic signal, if it does become warranted. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Dexter Avenue / 3rd Street (#20) — Addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. .Implementation of the improvements described in Mitigation Measure TRA-29 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TiF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the 11F and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Dexter Avenue / 2nd Street (#21) — addition of project-generated traffic would contribute to LOS F conditions during the PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-30 would reduce impacts to less- than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the 'TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements,the significant impact will occur until such time as the improvements are completed. At intersection Camino del Norte / North Main Street (422) — addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-31 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the 1117 and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, Lake Elsinore Walmart 5upercenter EIR 104 Environmenlal Findings and Statement of Overriding Considerations even though the applicant will help to fund these improvements,the significant impact will occur until such time as the improvements are completed. At intersection Summerhill Drive/Railroad Canyon Road (423)---Addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-32 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Cannbern Avenue/Central Avenue(SR 74) (425)—Addition of project-generated traffic would contribute to LOS F conditions during the AM, PM. and Saturday mid-day peals hours. Implementation of the improvements described in Mitigation Measure "TRA-33 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvernents are completed. At intersection Cambern Avenue / 3rd Street (#28)—Addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-34 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Conard Avenue / Central Avenue (SR 74) (#29) — addition of project-generated traffic would contribute to LOS F conditions dining the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-35 would reduce impacts to less- than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of ---......._......_ -- ...._------ Lake Elsinore Walmarl Supercenter EIR 105 Environmental rind!ngs and Statement of overnding Considerations the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. 'Thus, even though the applicant will help to fund these improvements, the significant impact will. occur until such time as the improvements are completed. At intersection Rosetta Canyon Drive / Central Avenue (SR 74) (430) -- Addition of project- generated traffic would contribute to LOS E conditions during the AM peak hour and to LOS I^ conditions during the PM peak hour. Implementation of the improvements described in Mitigation Measure 'TRA-36 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Riverside Street / Central Avenue (SR 74) (#31) — addition of project-generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid-day peak hours. Implementation of the improvements described in Mitigation Measure TRA-37 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. In addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund these improvements, the significant impact will occur until such time as the improvements are completed. At intersection Greenwald Avenue / Central Avenue (SR 74) (#32) -- addition of project- generated traffic would contribute to LOS F conditions during the AM, PM and Saturday mid- day peak hours. Implementation of the improvements described in Mitigation Measure TRA-38 would reduce impacts to less-than-significant. Prior to the issuance of a building permit, if the above improvements are covered by the 'TIF and/or the TUMF in effect, the applicant shall pay its contribution for these improvements through its payment of those fees. To the extent that any of the above improvements are not covered by the TIF and/or TUMF, the applicant shall contribute its fair share toward installation of these improvements prior to the issuance of building permits. However, it will take time to assemble the necessary funds to implement the improvement. in addition, because Caltrans has jurisdiction over the intersection, the City cannot guarantee that the improvement will be made. Thus, even though the applicant will help to fund Lake Elsinore Walman Supercenter Elf 106 En»rongxtnial Findings and Slalement of Ovr.Mding Considerations these improvements, the significant impact will occur until such time as the improvements are completed. References: EIR pages 4.11-37 through 4.11-67. c. Impact: Implementation of the proposed project would .conflict with an applicable.- congestion management program, including, but not limited to, level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways. Mitigation: TRA-1 through TRA-38 Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and considering the information contained in the Record of Proceedings, the City Council hereby finds that impacts are significant and unavoidable. In addition, some of the changes and alterations identified in the mitigation measures are within the responsibility and ,jurisdiction of another public agency (Caltrans) and not the City. Such changes and alterations can and should be adopted by such other agency. Interstate 15 and State Route 74 (Central Avenue) are recognized as key transportation facilities within the study area that are designated as part of the Riverside County Congestion Management Program (CMP). The Riverside County Transportation Commission (ROTC) has adopted LOS E as the minimum standard for intersections and segments along the CMP system of Highways and Roadways. However, for the purposes of this traffic impact analysis, LOS D is considered to be the limit of acceptable traffic operations for the 1-15 Freeway mainline segments and ramp junctions and for intersections along Central Avenue (SR 74). The proposed project's impacts (conflicts with the RCTC's CMP) are described under Impact 4.11-2 (Baseline and Near-Term Cumulative conditions) and Impact 4.11-3 (Long-Term Cumulative conditions) as significant. The improvements described in the mitigation measures would reduce those impacts to less-than-significant levels if implemented. While mitigation will be imposed, and the identified improvement can reduce the impacts to less than significant, it is unknown when all of the required funding for the improvements outlined above will be completed. In addition, with many of the subject improvements, Caltrans would be required to issue permits and approvals. Therefore, the City cannot control the completion and timing of the measures. For this reason, the DEIR assumes that the impacts will remain significant unless and until the improvements outlined above are completed. References: EIR page 4.11-67. 4.5. Findings Regarding Alternatives to the Project CEQA requires that an EIR consider a reasonable range of feasible alternatives (State CEQA Guidelines, Section 15126.6(a)). According to the State CEQA Guidelines, alternatives should be those that would attain most of the basic project objectives and avoid or substantially lessen one or more significant effects of the project (State CEQA Guidelines, Section 15126.6). The "range of alternatives" is governed by the "rule of reason," which requires the EIR to set forth �_._.._ _— -........ --- -----................ _--------....... _ -......._.-- Lake Elsinore Walmart Supercenler EIR 107 Environmental Findings and Statement of Overriding Considerations only those alternatives necessary to permit an informed and reasoned choice by the lead agency and to foster meaningful public participation (State CEQA Guidelines, Section 15126,6(f)). CEQA also requires the feasibility of alternatives be considered. Section 15126.6(f)(1) states that among the factors that may be taken into account in determining feasibility are: site suitability; economic viability; availability of infrastructure; general plan consistency; other plans and regulatory limitations; jurisdictional boundaries; and (when evaluating alternative project locations) whether the proponent can reasonably acquire, control, or otherwise have access to an alternative site. Furthermore, an EIR need not consider an alternative whose effects could not be reasonably identified, whose implementation is remote or speculative, or that would not achieve the basic project objectives. The alternatives addressed in the EIR were identified in consideration of the following factors: The extent to which the alternative could avoid or substantially lessen the identified significant environmental effects of the proposed project The extent to which the alternative could accomplish basic objectives of the proposed project The feasibility of the alternative The requirement of the State CEQA Guidelines to consider a "no project"alternative Alternatives Considered but Eliminated Alternatives may be eliminated from detailed consideration in an EIR if they fail to meet most of the project objectives, are infeasible, or do not avoid or substantially reduce any significant environmental effects (State CEQA Guidelines, Section 115126.6(c)). Alternatives that are remote or speculative, or the effects of which cannot be reasonably predicted, also do not need to be considered (State CEQA Guidelines, Section 151269f)(3)). As allowed by CEQA, the lead agency may make an initial determination as to which alternatives are feasible and warrant further consideration and which are infeasible (State CEQA Guidelines, Section 15125.6(f)(3)). Accordingly, expansion of the existing Walmart was analyzed and determined to not be a feasible alternative. The existing Walmart store is located in the City, within a shopping center at the southeast corner of Interstate 15 and Railroad Canyon Road and gains access directly from Grape Street. The shopping center is situated on a hill that is bounded by Railroad Canyon Road on the north and east and Grape Street on the west. Due to the restricted size of the existing property, including large slopes down to Railroad Canyon Road,the buildable portion for the site cannot be expanded to accommodate the proposed project and still meet the demand of the Lake Elsinore Market area. Alternatives Selected for Analysis Alternatives were selected because they would either reduce project-related impacts or describe what would be reasonably expected to occur in the foreseeable future on the project site, and were selected for further analysis representing a reasonable range of alternatives that would be feasible from a development perspective. These alternatives include: ...... --........ - Lake Elsinore Walmart Supercenter EIR 108 Environmental Findings and Slaten-jenl of Oveniding Con%&ratlons Alternative 1: No Project/No Build. Under this alternative, no development would occur on the project site, although the project site has General Plan Land Use designations of C-2 (General Commercial) and CMU (Commercial Mixed Use) and zoning of General Commercial and Commercial Mixed Use. Under Alternative 1, the project site would remain vacant and undeveloped, although it is expected that it would be developed at some time in the future consistent with the underlying general plan and zoning designations. The specific alternative . development options at the project site in the foreseeable future are too speculative. Alternative 2: Walmart Supercenter with Gas Station. Under this alternative the Walmart Supercenter would be developed, and an outlot (Pad 1) would be developed with a gas station and car wash. The total building area square footage would be 157,587 SF or four percent of the total building area square footage. One outlot would include a gas station with 16 fueling stations, an approximately 3,100 SF convenience store and a drive-through car wash. The two outlots that would not be developed under this alternative would remain in its existing unimproved condition. Alternative 3: Walmart Supercenter Only. Under this alternative, all of the outlots would be eliminated and only the Walmart Supercenter would be developed. Thus,the total square footage of the developed project site would be 154,487 SF. The three outlots that would not be developed under this alternative would remain in its existing unimproved condition. a) No Project/No Build (No Project Alternative) The No Project/No Build Alternative assumes that the proposed project is not developed. The project site would remain in its current condition and would remain vacant. The No Project/No Build Alternative is consistent with Section 15126.6(e) of the State CEQA Guidelines, and evaluates the existing conditions of the project site at the time the NOP was published, as well as what could occur in the foreseeable future if the proposed project were not approved. In this case, the project site is a vacant and available property without any significant environmental or physical constraints. Further, the project site is fully served by directly available utilities and supporting public services. The project site is accessible by existing regional and local roadways. Areas around the project site are developed with residential and commercial uses. The City General Plan Land Use Map designates the project site as General Commercial and Commercial Mixed Use. The Land Use chapter describes that the General Commercial land use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses. The FAR shall not exceed 0.40. The Commercial Mixed Use General Plan Land Use is intended for a mix of residential and non-residential uses within a single proposed development area, with an emphasis on retail, service, civic, and professional office uses. The floor area ratio (PAR) for non-residential uses is 0.80:1 and a minimum of 50% of the total floor area shall be commercial uses. Given the project site's General Commercial and Commercial Mixed-Use General Plan Land Use designations; availability of infrastructure/services, lack of environmental or physical -----.._....... ------— Lake Elsinore Walmart Supercenter EIR 109 Environmental Findings and Statement of Overriding Considerations constraints; and proximity of urban development, it is unlikely that the project site would remain vacant or in a"No Build"condition indefinitely. Failure to proceed with the proposed project would likely not result in preservation of existing environmental conditions, and the practical result of the project's non-approval would be the development of another type or configuration of retail or commercial uses within the project site. Nonetheless, in order to be conservative, the No Project/No Build Alternative assumes the site remains vacant. Summary of Major Environmental Effects The No Project/No Build Alternative would maintain the undeveloped/vacant character of the project site and no changes would occur. Under the No Project Alternative, all of the proposed project's significant and unavoidable impacts would be avoided, and its potentially significant impacts would not occur. While the No Project Alternative would avoid all of the proposed project's significant unavoidable impacts and have less impact on all environmental issue areas. This alternative would not advance any of the project objectives. Furthermore, this alternative would not realize the project benefits of increased commercial retail opportunities, additional employment opportunities, and new tax revenues. Feasibility This alternative is infeasible. It would not meet the project objectives. It is not economically feasible as it is unreasonable to assume that the project site would remain undeveloped in an area surrounded by development. Comparative Merits Implementation of the No Project Alternative would avoid the environmental impacts associated with the construction and operation of the project. However, this alternative would not meet the project objectives because it would not provide retail and commercial uses that would provide employment opportunities and economic benefits to the City. b) Alternative 2—Wahnart Supercenter with Gas Station Under this alternative the Waimart Supercenter would be developed and an outlot would be developed with a gas station and associated car wash. The total building square footage would be 157,587 SF. The outlot (Pad 1) would include a gas station with iC fueling stations, an approximately 3,100 SF convenience store and a drive-through car wash. 17he project would not develop the two outlots designated for restaurant uses. Environmental Analysis Aesthetics Lake Elsinore Walmart Supercenter El 110 Environmental Findngs and Statement of Overriding Considerations The proposed project was found to have less-than-significant impacts on the existing visual character or quality of the site and its surroundings, and would introduce new sources of light and glare. Alternative 2 would result in development of the site with a Walmart Supercenter building, including a seasonal outdoor garden center, a gas station with a convenience store and an associated-drive-through car wash. The Walmart Supercenter would not be reduced in size from the proposed project. Similar to the proposed project, this alternative would change the visual character of the site by adding a commercial building and gas station; however, the overall development including building mass and scale, and surface parking would be similar to the proposed project and compatible with the nearby commercial development to the northwest and southwest. Additionally, because of the removal of two outlots, this Alternative would include less light and glare due to a reduction in commercial buildings. However, the visual change in character and site quality from the existing project site condition to that of Alternative 2 would result in similar impacts as the proposed project. Air Quality This Alternative would develop a total of 157,587 building SF, including the Walmart Supercenter and gas station. From a construction emissions perspective, this Alternative would not include as much grading, paving, and trenching as the proposed project and would have a lower level of construction building intensity. From an operational emissions perspective, this alternative would generate fewer daily trips relative to the proposed project, due to the removal of the two restaurants. This would result in fewer emissions of criteria pollutants on a daily basis. The proposed project would result in NOx emissions of 148.33 in 2015 (the most intense construction year). Alternative 2 would result in reduced NOx emissions because there would be less development intensity at the project site during construction. However, even under Alternative 2, the entire site would be graded. Additionally, the emissions of localized impacts, including odor, under the proposed project all resulted in a less-than-significant impact. As Alternative 2 reduces the amount of onsite uses and emissions, these impacts would only be further reduced and would therefore result in less-than-significant impacts. Biological Resources Development activities associated with the proposed project were found to have the potential to adversely affect special-status species, though these effects were determined to be less-than- significant with mitigation. Other biological resources impacts were found to be less-than- significant. This alternative would result in an amount of ground disturbance and tree removal that is similar to that of the proposed project. As such, this alternative would implement mitigation for special- status species similar to that of the proposed project. Therefore, this alternative would have similar biological resource impacts to the proposed project. Cultural Resources ----------------------------__-____....___.�-- -._.....-Lake Elsinore.Elsinore Walman Supercenter EIR Environmenlat Findings and Statement of Overriding Considerations Alternative 2 would not develop the outlots with restaurant land uses. However, the potential to impact unknown archaeological and/or paleontological resources would still remain, and previously undiscovered artifacts or fossils could be uncovered during excavation or construction activities related to development of this Alternative. Therefore, Alternative 2 could adversely affect archaeological or paleontological resources, similar to the proposed project, which would be reduced to a less-than-significant level with implementation of mitigation measures. Therefore, impacts related to cultural resources would be similar to the impacts of the proposed project,and would be less-than-significant with mitigation. Energy Energy consumption related to construction and operation of Alternative 2 would be slightly less than to the proposed project, due to the reduced developed area. However, as the amount of retail and restaurant square footage would be foiu• percent less under the Alternative 2, the energy consuming activities of the proposed project would be reduced. Moreover, restaurant trips would be eliminated, thereby reducing petroleum consumption. Therefore, Alternative 2 would result in similar but reduced ei:fects related to energy consumption. Geology and Soils Under Alternative 2, development of the project site would have similar effects related to geology, soils, and seismicity as the proposed project. Alternative 2 would result in fewer buildings and structures when compared to the proposed project, which in turn would result in less exposure of people to seismic hazards. however, both Alternative 2 and the proposed project would still expose similar areas to erosion during construction and would expose additional people and structures to earthquake hazards compared to existing conditions. Therefore, Alternative 2 would result in similar impacts related to geology, soils,and seismicity. Greenhouse Gas Emissions Thus, the temporary short-term construction pollutant emissions that would be generated under Alternative 2 would be slightly less than the proposed project because two of the three outlots would not be developed and less construction equipment would be required. However, even under Alternative 2, the entire site would be graded. Given that the restaurant land uses would be eliminated from the project, mobile emissions sources during project operation would be reduced. Under Alternative 2, GHG emissions of the proposed project would be reduced. Implementation of Mitigation Measures AQ2 and AQ-3 would reduce energy and water consumption, similar to the proposed project. GHG emission impacts related to construction from Alternative 2 would be similar to the proposed project, and less-than-significant with implementation of mitigation measures. Hydrology and Water Quality Although Alternative'-) would reduce some construction activities from the proposed project, due to the removal of the two restaurant outlots, Alternative 2 would still result in similar construction impacts compared to the proposed project because this alternative would still involve ground disturbing activities and soil impacts would occur. Similar to the proposed project, Alternative 2 would be required to implement water quality BMPs that would treat wager Lake EWnore WaInM Supercenter CIR 112 1-mronniental Findings and Statement of Overriding ConsidaraOons discharging from the site. Thus, construction related hydrology and water quality impacts from Alternative 2 would be similar to those of the proposed project. From an operational perspective, pollutants generated under Alternative 2 from commercial/retail uses would also be similar to the proposed project and would also be required to implement water quality BMPs and LID measures that would improve water quality discharging from the site similar to the proposed project; thus water quality from an operational perspective would be similar to the proposed project under Alternative 2. Because development of two outlots would not occur, the total amount of impervious area would be reduced by this Alternative, which would lessen the severity of impacts to water quality and drainage. The proposed project was determined to have less-than-significant impacts to groundwater supplies. Alternative would result in similar impacts and would have the same stormwater collection and conveyance options as the proposed project. Land Use Alternative 2 would develop a 154,487 SF Wakmart Supercenter including a seasonal garden center, and a gas station and an associated carwash. This alternative is similar to the proposed project and would have similar impacts associated with land use and planning. Noise Similar to the proposed project, Alternative 2 would result in short-term construction-related noise impacts due to substantial temporary increases of the ambient noise levels in the project vicinity. While this Alternative would decrease the commercial space developed at the project site, it is anticipated that construction-related noise levels generated during a peak day at the site would be similar to those generated by the proposed project. As such, similar to the proposed project, implementation of Mitigation Measures NOI-I and NOI-2 would be required to reduce construction noise levels. However, because of the reduced development under this alternative, the overall duration of the construction activities would be shorter than the proposed project. Nevertheless, construction noise impacts under Alternative 2 would similar the proposed project. In addition, because the construction equipment used during a peak construction day under this alternative would the same as those used by the proposed project, impacts associated with vibration during construction activities would be similar. With respect to operational noise levels, increases in ambient noise levels would occur from the on-site noise sources (i.e., dock, activities, a trash compactor, roof-top air conditioning units, shopping cart carousels, parking lot vehicle movements, and car wash activities) and project- generated traffic on the local roadway system. However, because the proposed project would result in less-than-significant operational noises, a reduction of the same on-site uses would also result in a less-than-significant impacts. Therefore, operational noise impacts related to Alternative 2 would be the same as the proposed project. Public Services ------.-------.----------- - -----------. -- --------- ..._.__..-._.. Lake Elsinore AWmart Supercentar EIR 113 Environmental Findings and Statement of Overriding Considerations The proposed project would not have the potential to adversely impact police or fare protection services. Alternative 2 would reduce the commercial space developed in the project area by removing the two outlots dedicated restaurant uses. Because implementation of this alternative would result in less developed building space and patrons than the proposed project, it would have a reduced demand for fire and police protection services. Therefore, impacts from Alternative 2 related to public services would be reduced the proposed project. Transportation and Traffic As described in Section 4.11, Trans)ordation and Trcgffic, six intersections currently operate at LOS E or worse during the peak hours. These include the intersections of East Lakeshore Drive/ Diamond Drive, I-15 SOuthbound Ramps / Railroad Canyon Road, 1-15 Northbound Ramps / Nichols Road, and Sunlmerhill Drive/Railroad Canyon Road. The addition of project-generated traffic would cause the average delay to increase during the peak hour by more than the City's threshold of significance. Under the proposed project, even with the implementation of mitigation pleasures impacts would remain significant and unavoidable. Alternative 2 would decrease the amount of commercial space developed in the project area by four percent compared to the proposed project. This would result in a total building area of 157,587 SF. This alternative would also reduce daily trips by 342 trips. However, even with the trip reduction impacts would remain significant and unavoidable. Urban Decay Alternative 2 would develop a 154,487 SF Walmart Supercenter, a gas station and a convenience store (3,100 SF). This Alternative would not develop 6,800 SF relative to the proposed project, which is a six percent reduction in area. However, this Alternative is not anticipated to change the size/scope of the proposed Wahnart Supercenter. As a result, this Alternative would be expected to generate similar sales as the proposed project's capture of sales from competing retailers. Based on the Urban Decay Analysis for the proposed project, competing grocery stores and retail centers would not close as a direct or indirect result of the development of this Alternative, and urban decay would not be a foreseeable consequence. Therefore, this Alternative would have urban decay impacts similar to the proposed project. Utilities and Service Systems The proposed project would not significantly impact storrnwater drainage facilities or water supplies. Alternative 2 would include the development of the Walma.rt Supercenter with develop of a gas station and convenience store within an outlot. Areas within the project site not utilized for retail or parking space would remain undeveloped. The reduction of six percent would be expected to result in less consumption of water, and less generation of wastewater and solid waste. Thus, this Alternative would demand fewer resources and generate less effluent, which would lessen impacts. This Alternative would result in less-than-significant impacts oil utilities similar to the proposed project. Lake Elsinore Walmari Supercenter EIR 114 Environmental Findings and Slatcn)ent o!Ovenidiruj Conslderabons Conclusion Compared to the proposed project, Alternative 2 would reduce impacts to construction noise and traffic; however, impacts would remain significant and unavoidable. Less-than-significant impacts related to aesthetics, biological resources, cultural resources, geology and soils, GHG emissions, hydrology and water quality, land use and planning, operational noise, public services, and urban decay would be similar under Alternative 3 as compared to the proposed project. Impacts related to air quality, construction noise and traffic would be reduced under the Alternative compared to the proposed project; however, impacts would remain significant and unavoidable. Therefore, the Reduced Project Alternative would reduce, but not eliminate the significant and unavoidable impacts that would result from the proposed project. Feasibility This alternative is infeasible. It fails to meet two of project's key objectives. It leave two of the outlot parcels undeveloped and fails to utilize their development potential. It fails to result in a cohesive shopping center that allows shoppers to complete multiple shopping opportunities in one stop. It is also economically infeasible, since it leaves valuable parcels with high visibility at critical locations undeveloped. Given the value of the property in this location and the cost of developing a shopping center to leave such a substantial portion of the site undeveloped would be inconsistent with the City's goals and objectives. Comparative Merits Implementation of Alternative 2 could meet the project objectives because it would provide retail and commercial uses that would provide employment opportunities and economic benefits to the City. However, this alternative would not eliminate the significant and unavoidable impacts that would occur with the proposed project. c) Alternative 3— Walmart Supercenter Standalone Under the Walmart Supercenter Standalone Alternative all of the outlots would be eliminated from the project development. The total building square footage would be 154,487 SF. This alternative would eliminate all development of the outlots. Environmental Analysis Aesthetics The proposed project was found to have less-than-significant impacts on the existing visual character of the project site and its surroundings, and would introduce new sources of substantial light and glare. Alternative 3 would result in development of one Walmart Supercenter building with a seasonal outdoor garden center. The Walmart Supercenter would not be smaller in size (154,487 SF); however, the outlots would not be developed with commercial buildings. Similar to the proposed Lake Elsinore Walmart Supercenter EiIR _ F 115 Environmental Findiixis and Statement of Overriding Considerations project, this alternative would change the visual character of the site by adding a commercial building; however, the overall scale and massing and surface parking of the Walmart Supercenter would be similar to the surrounding development. Additionally, this Alternative would add less light and glare to the project site and surrounding vicinity. However, the visual change in character and site quality from the existing project site condition to that of the Alternative 3 would result in similar impacts as the proposed project. Air Quality Alternative 3 would develop a 154,487 SF Walmart Supercenter, from a construction emissions perspective, this Alternative would not include as much, paving and trenching as the proposed project and would have a lower level of construction intensity. from an operational emissions perspective, this alternative would generate fewer daily trips relative to the proposed project development that includes outlots, resulting in fewer emissions of criteria pollutants on a daily basis. However, this alternative would still result in significant emission. file proposed project would result in NOx emissions of 148.33 in 2015 (the most intense construction year). Alternative 3 would result in reduced NOx emissions because there would be no development of the outlots at the project site. Additionally, the emissions of localized impacts, including odor, under the proposed project all resulted in a less-than-significant impact. As Alternative 3 reduces the amount of on-site uses and emissions, these impacts would only be further reduced and would therefore result in less-than- significant impacts. Biological Resources Development activities associated with the proposed project were found to be less-than- significant with mitigation on special status species. Other impacts were found to be less-than- significant. Alternative 3 would result in similar ground disturbing activities and would still require tree removals. As such, similar to the proposed project this Alternative would be required to implement mitigation for special-status species. Therefore, this Alternative would have biological resources impacts similar to the proposed project. Cultural Resources Alternative 3 would require less ground disturbing activities than the proposed project, due to the outlot development areas remaining undisturbed. Nevertheless, the potential to impact unknown archaeological and/or paleontological resources would still remain under Alternative 3, and previously undiscovered artifacts or fossils could be uncovered during excavation or construction activities. Therefore, this alternative could adversely affect archaeological or paleontological resources, such as the proposed project, which would be reduced to a less-than-significant level with implementation of mitigation measures. Therefore, under Alternative 3, impacts related to cultural resources would be similar to the impacts of the proposed project. Energy _. .._ _ --------.----- ...... -----------------------_......- Lake Elsinore Walmart Supercenter EIR 116 Environmental Findings and Slatement of Overriding Considerations Energy consumption related to construction and operation of Alternative 3 would be slightly less than to the proposed project, due to the reduced developed area. however, as the amount of retail and restaurant square footage would be six percent less under the Alternative 3, the energy consuming activities of the proposed project would be reduced. Moreover, restaurant trips and gas station trips would be eliminated, thereby reducing petroleum consumption. Therefore, Alternative 3 would result in similar but reduced effects related to energy consumption. Geology and Soils Under Alternative 3, development of the project site would have similar effects related to geology, soils, and seismicity as the proposed project. Alternative 3 would result in fewer building structures when compared to the proposed project, which in turn would result in less exposure of people to seismic hazards. However, both the proposed project and Alternative 3 would require ground disturbing activities and expose large areas to erosion during construction and would expose additional people and structures to earthquake hazards compared to existing conditions. Therefore, Alternative 3 would result in similar but reduced effects related to geology, soils, and seismicity. Greenhouse Gas Emissions GHG emission impacts related to construction from Alternative 3 would be slightly less than to the proposed project, due to the reduced construction area. However, as the amount of retail and restaurant square footage would be six percent less under the AIternative 3, the GHG emissions of the proposed project would be reduced. Moreover, mobile emissions sources generated from the restaurant trips would be eliminated. Thus, the temporary short-term construction pollutant emissions generated under Alternative 3 would be less than the proposed project. Similar to the proposed project, implementation of Mitigation .Measures AQ-2 and AQ-3, would reduce energy and wafter consumption related to project development. Alternative 3 would have reduced impacts compared to than the proposed project related to GHG emissions. Hydrology and Water Quality Although Alternative 3 would develop a smaller project footprint (six percent less that the proposed project), overall it would still require similar construction activities and would result in similar construction impacts compared to the proposed project. As a result the Alternative 3 would also be require to implement water quality BMPs that would improve water quality discharging from the site,. Therefore, construction impacts related hydrology and water quality from Alternative 3 would be similar to those of the proposed project. Under Alternative 3 there would be less impervious surface areas due to the reduced development footprint, which would lessen the severity of impacts to water quality and drainage. Pollutants generated under the Alternative 3 from commercial/retail uses would be similar to the proposed project and would also be required to implement operational water quality BMPs and LID measures that would improve water quality discharging from the site similar to the proposed project. Thus, operational water quality impacts \would be reduced but similar under Alternative 3 compared to the proposed project. Land Use lake Elsinore Walmart supercenter EIR 117 Environmental fincAngs and Statelnetlt of Overriding ConsIderatlons Alterative 3 would develop a 154,487 SF Walmart Supercenter including a seasonal garden center. Nevertheless, this alternative is similar to the proposed project and would have similar impacts associated with land use and planning. Noise Similar to the proposed project, the Alternative 3 would result in short-tenn construction-related noise impacts due to a substantial temporary increase in the ambient noise levels at the project site. While this alternative would reduce the commercial space developed at the project site by nine percent, it is anticipated that construction-related noise levels generated during a peak day at the site would be similar to those generated by the proposed project on a peak construction day. As such, similar to the proposed project, implementation of Mitigation Measures NOI-1 and NOI-2 would be required to reduce construction noise. however, because of the reduced development under this alternative, the overall duration of the construction activities would be shorter than that for the proposed project. Consequently, construction noise impacts under the Alterative 3 would be reduced compared to the proposed project due to its shorter construction duration. However, because the construction equipment used dining a peak construction day under this Alternative would the same as those used by the proposed project, impacts associated with vibration during construction activities would be similar to the proposed project. With respect to operational noise levels, similar to the proposed project, increases in ambient noise levels would occur from the on-site noise sources (i.e., dock activities, a trash compactor, roof-top air conditioning units, shopping cart carousels, and parking lot vehicle movements) and project-generated traffic on the local roadway system. Because the proposed project would result in less-than-significant operational noises, a reduction of the same on-site uses would also result in a less-than-significant impact. Therefore, operational noise impacts related to the Alterative 3 would be the similar but reduced from those of the proposed project. Public Services The proposed project would not have the potential to adversely impact police or fire protection services. Alternative 3 would reduce the developed area at the site by six percent compared to the proposed project. This would result in a total of 154,487 SF of commercial retail space. Because implementation of this Alterative would result in a less building space and patrons than the proposed project, it would reduce the demand for fire and police protection. Therefore, impacts from the Alternative 3 related to public services would be reduced from the proposed project. 'Transportation and Traffic As described in Section 4.11, Transportation and 'Traffic, six intersections currently operate at LOS E or worse during the peals hours. 'These include the intersections of East Lakeshore Drive/ Diamond Drive, 1-15 SouthbOLlnd Ramps / Railroad Canyon Road, I-15 Northbound Ramps / Nichols Road, and Summerhill Drive/ Railroad Canyon Road. The addition of project-generated traffic would cause the average delay to increase during the peak hour by more than the City's threshold of significance. Under the proposed project, even with the implementation of mitigation measures impacts would remain significant and unavoidable. Lake Elsinore Walman Supercenter EIR 118 Environmental Findings and Statement of Over is ng Considerations Alternative 3 would reduce the amount of developed building at the project site by six percent compared to the proposed project. This alternative would also reduce daily trips by 4,851 trips. Nevertheless, even with the overall trip reduction traffic impacts would remain significant and unavoidable. Urban Decay Alternative 3 would only develop a 154,487 SF Walmart Supercenter, which is a six percent reduction of developed commercial buildings at the project site. However, this Alternative is not anticipated to change the size/scope of the proposed Walmart Supercenter. As a result, this Alternative would still be expected to generate similar sales as the proposed project's capture of sales from competing retailers. Based on the Urban Decay Analysis for the proposed project, competing grocery stores and retail centers would not close as a direct or indirect result of the development of this Alternative, and urban decay would not be a foreseeable consequence. Therefore, this Alternative would have similar urban decay impacts to the proposed project. Utilities and Service Systems The proposed project would not significantly impact stormwater drainage facilities or water supplies. Alternative 3 would include the development of the Walmart Supercenter without development of the outlots for commercial/retail uses. The percent reduced project would result in a reduced consumption of water and would generate less wastewater and solid waste. Thus, this Alternative would result in a reduced demand for resources and generate less effluent and water, reducing thereby reducing impacts of the proposed project. This Alternative would result in reduced impacts on utilities similar from the proposed project. Conclusion Compared to the proposed project the Walmart Supercenter Only Alternative would reduce impacts from the proposed project to air quality, construction noise and traffic. Less-than- significant impacts related to aesthetics, biological resources, cultural resources, geology and soils, GHG emissions, hydrology and water quality, land use and planning, operational noise, public services, and urban decay would be similar under Alternative 3 as compared to the proposed project. Impacts related to air quality, construction noise and traffic would be reduced under the Alternative 3 compared to the proposed project; however, impacts would remain significant and unavoidable. Therefore, the Alternative 3 would reduce, but not eliminate the significant and unavoidable impacts that would result from the proposed project. Feasibility This alternative is infeasible. . It fails to meet two of project's key objectives. it leave all of the outlot parcels undeveloped and fails to utilize their development potential. It fails to result in a cohesive shopping center that allows shoppers to complete multiple shopping opportunities in one stop. It is also economically infeasible, since it leaves valuable parcels with high visibility at critical locations undeveloped. Given the value of the property in this location and the cost of ----------- _ ---- ................. -- ---------------------- -...------------------......................--- ----------..-.-..._.._---------- Lake Elsinore Walmart Supementer EIR 119 Enviromnental findings and Statement of Overriding Considerations developing a shopping center to leave such a substantial portion of the site undeveloped would be inconsistent with the City's goals and objectives. Comparative Merits Implementation of Alternative 3 could meet the project's basic objectives because it would provide retail and commercial uses that would provide employment opportunities and economic benefits to the City. However, this alternative would not eliminate the significant and unavoidable impacts that would occur with the proposed project. Environmentally Superior Alternative The Environmentally Superior Alternative would be the No Project/No Build Alternative because no construction activities and no new commercial land uses would occur. The project site would remain undeveloped and significant air quality impacts that would occur by implementation of the proposed project would not occur. However, State CEQA Guidelines Section 15126.6(e)(2)states: The "no project" analysis shall discuss the existing conditions at the time the notice of preparation is published, or if no notice of preparation is published, at the time environmental analysis is commenced, as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on current plans and consistent with available infrastructure and community services. If the environmentally superior alternative is the "no project" alternative, the E1R shall also identify an environmentally superior alternative among the other alternatives. Therefore, pursuant to CEQA, because the No Project/No Build Alternative has been identified as the Environmentally Superior Alternative under CEQA, the Environmentally Superior Alternative among the other alternatives would be that the Walmart Supercenter Standalone Only Alternative which would involve reduction of the proposed project by nine percent. The Walmart Supercenter Standalone Only Alternative (Alternative 3) would develop a 154,487 SF Wahnart Supercenter with seasonal garden center. As previously analyzed, activity related to the Walmart Supercenter Standalone Only Alternative (Alternative 3) would be less and, consequently, the overall impacts from implementation of this alternative would be less than those of the proposed project. However, the Walmart Supercenter Standalone Only Alternative(Alternative 3) would not reduce significant unavoidable air quality, construction noise and traffic impacts to a less-than-significant level. Therefore, the Walmart Supercenter Standalone Alternative (Alternative 3) would result in the same type of significant and unavoidable impacts that would result from the proposed project. CEQA does not require the lead agency (City) to approve the environmentally superior alternative. Conversely, CEQA requires that an E1R consider a reasonable range of feasible alternatives (State CEQA Guidelines, Section 15126.6(a)) and then the lead agency may elect to approve the project or any of the analyzed alternatives; in addition, the lead agency may also elect not to approve the project or any of its alternatives. This alternatives analysis has been prepared for the City to consider environmentally superior alternatives and also determine Lake Elsinore Walmart Supercenter FIR 120 Environmental Findings and Statement of Uvnrriding Considerations whether the benefits of the project or its alternatives outweigh the potential environmental impacts. Table 3-1 below provides a summary comparison of the alternatives to the proposed project. Table 3-2, below provides a summary of the alternatives and the proposed project's ability to meet the project objectives. The City hereby incorporates Tables 6-1 and 6-2 from the DEIR. t — —----------------_------- Lake Elsinore Walmart Supercenter EIR 121 Environmental Findings and Statement of Overriding Considerations 5. STATEMENT OF OVERRIDING CONSIDERATIONS 5.1. -Unavoidable Significant Environmental Effects The Final Environmental Impact Report (EIR) for the Lake Elsinore Walmart Supercenter Project has identified and discussed significant effects that may occur as a result of the proposed project. With implementation of the proposed project including the project mitigation measures identified for each significant impact, most of the potentially significant impacts can be reduced to a level considered less than significant, except for unavoidable significant impacts as discussed below and in Section 3.0 of the Findings. The City has made a reasonable and good faith effort to eliminate or substantially mitigate the potential impacts resulting from the proposed project. Impacts, in these and all other cases, have been mitigated to the extent considered feasible. Environmental impacts identified in the Final EIR as potentially significant but which the City finds cannot be fully mitigated to a level of less than significant, despite the imposition of all feasible mitigation measures identified in the Final EIR and set forth herein, are described in this section. a) Transportation and Circulation As described above in Section 4.4, implementation of the project would increase traffic volumes and result in significant impacts identified above. (Impacts 4.11-2.) Although mitigation will be imposed, and the identified improvement can reduce the impacts to less-than-significant, it is unknown when all of the required funding for the improvements will be completed. In addition, Caltrans would be required to issue permits and approvals. Therefore,the City cannot control the completion and timing of the measures, and thus the impacts will remain significant unless and until the improvements are complete. Development of the project, in combination with other reasonably foreseeable development, could conflict with level of service standards for the local circulation system. (Impact 4.11-3.) Although mitigation will be imposed, and the identified improvement can reduce the impacts to less than significant, it is unknown when all of the required funding for the improvements will be completed. In addition, Caltrans would be required to issue permits and approvals. Therefore,the City cannot control the completion and timing of the measures, therefore, the impacts will remain significant unless and until the improvements are complete. Similarly, development of the project could conflict with the local applicable congestion management program. (Impact 4.11-4.) While mitigation will be imposed, and although the identified improvement can reduce the impacts to less than significant, it is unknown when all. of the required funding for the improvements will be completed. In addition, with many of the improvements, Caltrans would be required to issue permits and approvals. Therefore, the City cannot control the completion and timing of the measures and the impacts will remain significant unless and until the improvements are completed. b) Noise Implementation of the proposed project would result in the use of mobile construction equipment at the project site which would result in noise levels that exceed the City's noise standard of 60 Lake Elsinore Walmad Supercenter EIR 122 Environnlwlal Fillings and Slatemenl of overriding Gonmderatiwts dBA Lmax at single-family residential uses for construction activities occurring for more than 10 days, despite implementation of mitigation. c) Air Quality The proposed project would not be consistent with the AQMP since it would result in the development of a more intense land use. Therefore, the project would conflict with, or obstruct, implementation of the AQMP and this impact would be significant. The proposed project is anticipated to exceed the thresholds of significance established by the SCAQMD for emissions of VOCs and NOx even with the incorporation of all feasible Mitigation Measures emissions of VOC and NOx will not be reduced to below significance levels. Therefore, the proposed project would result in a significant impact for VOCs and NOx for project-related regional operational emissions. Operational emissions associated with the proposed project would exceed the SCAQMD's thresholds of significance for VOC and NOx even with the implementation of Mitigation Measures. The proposed project could conflict with SCAQMD's air quality planning efforts for nonattainment pollutants and would result in a cumulatively considerable net increase in nonattainment pollutants during operations, specifically for ozone precursors VOC and NOx. Therefore, cumulative impacts associated with operational emissions would be significant and unavoidable. .5.2. Overriding Considerations Pursuant to State CEQA Guidelines Section 15093(a), the City Council must balance, as applicable, the economic, legal, social, technological, or other benefits" of the proposed project against its unavoidable environmental risks" in determining whether to approve the project. If the specific benefits of the proposed project outweigh the unavoidable adverse environmental effects, those environmental effects may be considered "acceptable." Having reduced the adverse significant environmental effects of the proposed project to the extent feasible by adopting the mitigation measures; having considered the entire administrative record on the project; the City Council has weighed the benefits of the proposed project against its unavoidable adverse impacts after mitigation in regards to air quality,noise and transportation and circulation. While recognizing that the unavoidable adverse impacts regarding air quality, noise and transportation and circulation are significant under CEQA thresholds, the City Council finds that the unavoidable adverse impacts that will result from adoption and implementation of the proposed project are acceptable and outweighed by specific social, economic and other benefits of the project. The City Council further finds that except for the proposed project, all other alternatives set forth in the EIR are infeasible because they would prohibit the realization of project objectives and/or of specific economic, social, and other benefits that this City Council finds outweigh any environmental benefits of the alternatives. In making this determination, the factors and public benefits specified below were considered. Any one of these reasons is sufficient to justify approval of the proposed project. Thus, even if a court were to conclude that not every reason is supported by substantial evidence, the City Council would be able to stand by its determination that each individual reason is sufficient. The -- --- - .-.__-_. --------------------.................. Lake Elsinore Walman Svpercenler E.IR 123 Environmental Findings and Statement of Overriding Considerations substantial evidence supporting the various benefits call be round in the preceding findings, which are incorporated by reference into this section, and in the documents found in the Records of Proceedings, as defined in Section 4.0. The City Council fonds that for each of the significant impacts which are subject to a fending under . CEQA Section 21081(a)(3), that each of the following social, economic, and environmental benefits of the project, independent of the other benefits, outweigh the potential significant unavoidable adverse impacts and render acceptable each and every one of these unavoidable adverse environmental impacts. Following are the benefits of implementing the proposed project. • The development of a new major retail and commercial center along major roadways and within close proximity to the Interstate 15 (1-15)/SR-74 interchange to facilitate regional public access and take advantage of the high visibility site to regional travelers. • Development of the vacant unused parcels comprising the project site for retail- commercial uses, consistent with the existing General Plan land use and zoning designations, in a manner that frilly utilizes their development potential. • Development of a new major retail and commercial center which takes advantage of existing infrastructure. • Development that will provide local employment opportunities and that will provide economic benefits to the community and the City. • Development of a new retail center with sustainable project features that reduces project impacts on the environment. • Development that provides a full scale grocery use to serve the needs of the local residents. • Development that provides a cohesive shopping center that allows shoppers to complete multiple shopping opportunities in one stop thereby reducing the number of traffic trips. • Development that will expand and provide new retail options, with updated, modern and energy efficient buildings, proximate to local consumers by providing daytime and nighttime shopping opportunities in a safe and secure environment. The Project will include a well-Iit parking lot, keeping the site safe for the community. The Walmart will be constructed with a number of enhanced building features such as low-flow restr00m facilities, the use of skylights and lighting systems to monitor and maximize natural lighting and the use of LEDs; the reclamation of waste heat from refrigeration, and additional water conservation measures including the use of drought tolerant landscaping. • Generation of increased sales tax, property tax, and other miscellaneous taxes for the City's general fund. 6. CERTIFICATION OF THE FINAL EIR The City has reviewed and considered the Final EIR in evaluating the proposed project. The City Council finds that the DEIR is an accurate and objective statement that fully complies with CEQA (California Public Resources Code, Sections 21000 et seq.), the State CEQA Guidelines and the City's Procedures for Implementing the State CEQA Guidelines; that the Final EIR reflects the independent judgment of the City; and that no new significant impacts as defined by Lake Elsinore Walmart Supercenler El 124 Environmental Einrrings and Statement of Overriding ConsWerations State C:EQA Guidelines Section 15088.5 have been identified by the City after circulation of the UEIR which would require recirculation. The City Council certifies the Environmental Impact Report based on the following findings and conclusions: 6.1. Findings The following significant environmental impacts have been identified in the EIR and, although all applicable and feasible mitigation measures have been incorporated into the project, the impacts cannot be mitigated to less—than-significant levels: a) Transportation and Circulation Significant and unavoidable project and cumulative impacts on intersection and roadways in the project vicinity. b) Noise Significant and unavoidable project impacts related to construction noise. c) Air Quality Significant and unavoidable project and cumulative impacts associated with long-term emissions of volatile organic compounds (VOCs)and oxides of nitrogen(NOx). 6.2. Conclusions 1. All significant environmental impacts from the implementation of the proposed project have been identified in the EIR and will be mitigated to less-than-significant levels with implementation of the identified mitigation measures, except for the impacts listed above and described in the Statement of Overriding Considerations. 2. Other reasonable alternatives to the proposed project that could feasibly achieve most of the basic objectives of the project have been considered. Some of the alternatives were feasible but did not meet the project objectives; others met the project objectives but were found not to reduce the significant and unavoidable impacts to less than significant. Since the alternatives considered either did not serve to reduce or avoid potentially significant impacts, or because the alternatives offer no feasible means of avoiding the significant effects identified in the Statement of Overriding Considerations, the alternatives are rejected in favor of the proposed project. Environmental, economic, social, and other considerations and benefits derived from the development of the proposed project override and make infeasible any alternatives to the project or further mitigation measures beyond those incorporated into the project. _............................ ---- -............. --------------..............-...------ ------ - — --- .V..-..... -- Lake Elsinore Walmarl SupercenlerEIR 125 Fnvironmenlal Findings and Statement of Overriding GonsideraWs 7. ADOPTION OF MITIGATION MONITORING AND REPORTING PROGRAM Pursuant to Public Resources Code section 21081.6. the City as the Lead Agency hereby adopts the Mitigation Monitoring and Reporting Program attached to these Findings. In the event of any inconsistencies between the mitigation measures as set forth herein and the Mitigation Monitoring and Reporting Program, the Mitigation Monitoring and Reporting Program shall control. 8. APPROVAL OF THE PROJECT Based on the entire record before the City, including the above Findings and Statement of Overriding Considerations and all written and oral evidence presented to the City, the City as tine Lead Agency hereby approves the Project with all the mitigation measures and the Mitigation Monitoring and Reporting Program, as set forth in these findings. 9. LOCATION AND CUSTODIAN OF RECORD For purposes of CEQA and these Findings, the Record of Proceedings for the Project consists of, among other documents,the following documents: • The May 27, 2014 Notice of Preparation (NOP) issued by the City in conjunction with the proposed project. • All comments and correspondence submitted by public agencies and members of the public during a City-hosted public scoping meeting held on June 27, 2014. • The August 2015 DEIR, including appendices and technical studies included or referenced in the August 2015 DEIR. • The Final EIR. • All comments submitted by agencies or members of the public during the 45-day public comment period on the DEIR which began on August 28, 2015. • All comments and correspondence submitted by members of the public during a City- hosted public meeting. • All comments and correspondence submitted to the City with respect to the proposed project and the EIR during public hearings held before the Planning Commission and the City Council. • The mitigation monitoring and reporting program (MMRP) for the proposed project. • All findings and resolutions adopted by the City decision makers in connection with the proposed project, and all documents cited or referred to therein. • All reports, studies, memoranda, maps, staff reports, or other planning documents relating to the proposed project. • All documents and information submitted to the City by responsible, trustee, or other public agencies, or by individuals or organizations, in connection with the proposed project, the August 2015 DEIR through the date the City Council approved the proposed project. • Matters of common knowledge to the City, including, but not limited to federal, state, and local laws and regulations. • Any documents expressly cited in these findings, in addition to those cited above. Lake Elsinore Walmarl Supercenter EIR 126 Environmental Findings and Slatement of Overriding CrAisideratlons • Any other materials required to be in the Record of Proceedings by Public Resources Code section 21167.6, subdivision (e). The custodian of the record of proceedings is the City of Lake Elsinore Community Development Department, Planning Division, whose office is located at 130 South Main Street, Lake Elsinore, CA 92530. The City has relied on all of the documents listed above in reaching its decision on the proposed project, even if every document was not formally presented to the City Council decision-makers as part of the City's files generated in connection with the proposed project. Lake Elsinore Walmai Supercenter El "---___._...-_------ 127.._....__....�.......-..�...---_.------------- Lnvironmental Findings and Stalement of Overriding Considerations CITY OF LAKE LSIROU rr DREAM EXTREME, CITY OF LAKE ELSINORE REPORT TO PLANNING COMMISSION TO: Honorable Chairperson Members of the Planning Commission FROM: Richard J. MacHott, LEED Green Associate Planning Manager DATE: November 3, 2015 PROJECT: Commercial Design Review No. 2013-08, Conditional Use Permit No. 2013-06, Conditional Use Permit No. 2013-07, Conditional Use Permit No. 2013-08, Conditional Use Permit No. 2013-09 and Environmental Impact Report (SCH# 2014051093) — A Proposed Development of a 17.66-Acre Site Located at the Southwest Corner of Central Avenue (State Route 74) and Cambern Avenue with an Approximately 154,487 Square-Foot Walmart Supercenter, Including a 3,090 Square-Foot Seasonal Outdoor Garden Center, With Additional Conditional Use Permits for Development of Three Outlots Fronting Central Avenue APPLICANT Barry Lindner, Greenberg Farrow, 19000 MacArthur Blvd., Suite 250, Irvine, CA 92612 OWNER: Wal-Mart Real Estate Business Trust, Attn: Matt Smith, 1301 SE 10t" Street, Bentonville, AR 72712 Recommendation 1. Adopt Resolution No. 2015- : A Resolution of the Planning Commission of the City of Lake Elsinore Recommending that the City Council of the City of Lake Elsinore Certify the Environmental Impact Report for the Lake Elsinore Supercenter Project (SCH No. 2014051093). 2, Adopt Resolution No. 2015- A Resolution of the Planning Commission of the City of Lake Elsinore, California Regarding the Walmart Supercenter Project Located at the Southwest Corner of Central Avenue and Cambern Avenue Recommending to the City Council of the City of Lake Elsinore Adoption of Findings of Consistency with the Western Riverside County Multiple Species Habitat Conservation Plan. CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 November 3, 2015 Page 2 of 8 3. Adopt Resolution No. 2015- : A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-06 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. 4. Adopt Resolution No. 2015- : A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Commercial Design Review No. 2013-08 For The Development Of A New Walmart Supercenter Located At The Southwesterly Corner Of Dexter Avenue And 3rd Street. 5. Adopt Resolution No. 2015- : A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-07 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. 6. Adopt Resolution No. 2015- : A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-08 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue, 7. Adopt Resolution No. 2015- . A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-09 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. Project Request & Location The subject project is a request proposing a Walmart Supercenter Project consisting of a proposed 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center. The project also included the development of outlot parcels fronting Central Avenue consisting of one of two site configurations for the outlot parcels. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 square-foot convenience store with the sale of alcohol for off-site consumption, and a drive-through car wash and two other buildings which would be developed as separate drive-thru restaurants [3,700 square feet (sf) and 3,100 sq. Option B consists of one parcel being developed with approximately 9,200 sf of retail/restaurant mix-used space situated within two buildings while the other two CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 November 3, 2015 Page 3 of 8 parcels would be developed with drive thru restaurant uses similar to the proposed development under option A. The project site, generally located at the southwest corner of Central Avenue (State Route 74) and Cambern Avenue, is bound by Cambern Avenue to the northeast, Third Street to the southeast, and Central Avenue to the southwest. Environmental Setting The project area surrounding the project site is mostly developed or vacant and has an urban character with a mixture of undeveloped land, office, commercial and residential uses. The existing land uses, General Plan land use designations and zoning of the subject property and surrounding properties are shown on the attached exhibits (Attachments 2, 3 and 4) and are summarized in the following table. EXISTING LAND GENERAL PLAN ZONING use Project Site Vacant land General Commercial & C-2 (General Commercial Mixed Use Commercial) & CMU _ (Commercial Mixed Use) West Gas stations, retail General Commercial C-2 (General commercial, vacant Commercial) land Southwest LA Fitness, single- General Commercial & C-2 (General family residences Commercial Mixed Use Commercial) & CMU Commercial Mixed Use Northwest Retail shopping General Commercial C-2 (General center(Lake Commercial) Elsinore Market lace North Vacant land and General Commercial C-2 (General single-family Commercial) residences Northeast Single-family General Commercial, C-2 (General residential uses Commercial Mixed Use, Commercial), CMU and vacant land Low Density Residential (Commercial Mixed Use), Medium Density R-E (Residential Estate) Residential & High & R-2 (Medium Density Density Residential Residential) South Single-family Commercial Mixed Use CMU (Commercial Mixed residential uses Use) and vacant land East Vacant land and Low Density Residential R-E (Residential Estate) single-family Medium Density & R-2 (Medium Density residences Residential & High Residential) Density Residential CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 November 3, 2015 Page 4 of 8 Chapter 17.124 (C-2 — General Commercial) and Chapter 17.134 (CMU — Commercial Mixed Use) of the Lake Elsinore Municipal Code (LEMC) list those uses that would be permitted or permitted subject to approval of a conditional use permit ("conditionally permitted") within the project site. The proposed Walmart Supercenter and proposed outparcel uses (restaurants, gas station with convenience store and retail shops/services), are included in the list of permitted or conditionally permitted uses. A detailed analysis of the Walmart Supercenter project's consistency with applicable General Plan goals and policies is found in Table 4.8-1 of the Environmental Impact Report for this project. Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06 Commercial Design Review No. 2013-08 and Conditional Use Permit No. 2013-06 propose a Walmart Supercenter consisting of a proposed 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center, with a drive-through pharmacy, arcade and outdoor/seasonal display of merchandise. Architecture/Colors and Materials The proposed Walmart Supercenter project is comprised of a Walmart Supercenter building (Commercial Design Review No. 2013-08) of a combination of smooth face and split face concrete masonry units (CMU) that will have different textures and colors depending on the elevation. A variety of colors will be used to provide accent and variation. The design also incorporates vertical articulation to break up the large building masses on each elevation. Horizontal articulation breaks up the flat roofline profile with front elevation heights ranging from 22'-8" to 31'-4". Side and rear elevations range in height from 20'-8" to 27'-4". To further accentuate the building elevations, the use of split face CMU is proposed at various locations on each elevation. The front elevation will incorporate prominent glass entry designs to accent this elevation. As shown on the attached color elevations and color and materials board (Attachment 9), the applicant is proposing the following: Materials Colors Walls Split Faced CMU Sherwin Williams (SW) #7522 "Meadowlark" SW#7694 "Dromedary Camel" SW#6082 "Cobble Brown" EIFS (Synthetic Stucco) SW#6082 "Cobble Brown" CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 November 3, 2016 Page 5 of 8 Materials Colors Wall Integral Colored CMU Old Castle "Saddle Tan" Decorative Featu res Split Faced CMU SW#7522 "Meadowlark" Smooth Faced CMU SW#6082 "Cobble Brown" Pilasters Split Faced CMU SW#6082 "Cobble Brown" ............................. Employee Hollow Metal SW#7522 "Meadowlark" Access Doors The elevations also show blue bollards in front of all public access to the building. Sign Program A sign program for the Walmart Supercenter project (Attachment 10) is included as part of the Commercial Design Review No. 2013-08, The purpose of the sign program is to provide standards and specifications that assure consistency of signage in terms of design, composition, size and placement throughout the project. Because no individual signs are included as part of the Walmart Supercenter project, future signs will require sign permit approval by the City. If approved, the sign program will be referenced by staff when reviewing proposed signs and all signage shall be required to be in substantial conformance with the approved sign program. Conditional Use Permit No. 2013-07 Conditional Use Permit (CUP) No. 2013-07 proposes Option A for a gas station with 16 fueling stations, an approximately 3,100 SF convenience store with the sale of alcohol for off-site consumption and a drive-through car wash at the southwest corner of Central Avenue and Cambern Avenue and located on Outlot 1 of the Walmart Supercenter project site. Option B for Outlot 1 for the alternative development of approximately 9,200 sf of retail/restaurant mix-used space situated within two buildings does not require a conditional use permit approval and therefore is not part of this CUP. No floor plans or elevations are approved as part of this approval for Outlot 1. Prior to the issuance of any building permits for this outlot, the applicant or designee is required to submit a Commercial Design Review application with all required exhibits and documents for City approval, Following its submittal and staff review, the Commercial Design Review application will be presented to the Planning Commission for CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 November 3, 2015 Page 6 of 8 Commission action at a noticed public hearing in accordance with LEMC Section 17.184.050 (Hearings). Conceptual Architecture/Colors and Materials The applicant has submitted conceptual elevations and colors and materials for the Outlot 1 gas station & convenience store (Option A) and the alternative retail buildings for this outlot (Option B). They show a combination of exterior cement plaster and split face concrete masonry units (CMU) that will have different textures and colors depending on the elevation. A variety of colors will be used to provide accent and variation. The design also incorporates vertical articulation to break up the building masses on each elevation. Horizontal articulation consisting of different roof heights at 18, 21, 24, and 27 feet breaks up the flat roofline profile on each of the elevations. To further accentuate the building elevations, the use of split face CMU is proposed at various locations on each elevation. The front elevation will incorporate prominent glass entry designs to accent this elevation. As shown on the attached outparcel color elevations and color and materials (Attachment 11), the applicant is proposing the following: Materials Colors Cornice & Sherwin Williams (SW) #6078 "Realist Trim & Beige" Overhead Trellis Walls Exterior Cement Plaster SW#7694 "Dromedary Camel" SW#6341 "Red Cent" SW#6082 "Cobble Brown" Wall Integral Colored CMU Old Castle "Saddle Tan" Decorative Features Store Front Aluminum System Clear Anodized Employee Metal Doors & Frames To match adjacent finish Access Doors CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 November 3, 2015 Page 7 of 8 Conditional Use Permit No. 2013-08 Conditional Use Permit No, 2013-08 proposes a 3,700 square foot fast food restaurant with a drive-through located on Outlot 2 of the Walmart Supercenter project site, and located on Central Avenue between Outlot 1 and Outlot 3. The requirement for submittal of a Commercial Design Review application and the conceptual elevations and colors and materials for this CUP are the same as described above for CUP No. 2013-07. Conditional Use Permit No. 2013-09 Conditional Use Permit No. 2013-09 proposes a 3,100 square foot fast food restaurant with a drive-through located on Outlot 3 of the Walmart Supercenter project site, and located on Central Avenue at the southwest corner of the project site. The requirement for submittal of a Commercial Design Review application and the conceptual elevations and colors and materials for this CUP are the same as described above for CUP No. 2013-07. Analysis The proposed Walmart Supercenter Project has been found in conformance with all applicable development standards of the Lake Elsinore Municipal Code and General Plan. The Design Review Committee that includes staff from Planning, Building and Safety, Fire and Engineering have reviewed the requested Design Review application and has recommended appropriate conditions of approval. Environmental Determination A Draft Environmental Impact Report ("EIR") was prepared to analyze the potential impacts of the proposed Walmart Supercenter project. The City transmitted for filing a Notice of Preparation of the Draft EIR on or about May 27, 2014 in accordance with the CEQA Guidelines. On June 18, 2014, the City held a duly noticed scoping meeting in order to facilitate consultation regarding the scope and content of the environmental information in the Draft EIR. Notice to all interested persons and agencies inviting comments on the Draft EIR was published in accordance with the provisions of CEQA and the State CEQA Guidelines and the Lake Elsinore Municipal Code and posted at the Office of the County Clerk of Riverside County on August 28, 2015 and the State Clearinghouse posted the DEIR for a 45-day public comment period which ran from August 28, 2015 to October 13, 2015. A total of twelve (12) comment letters and e-mails were received during the 45-day public comment period. These comment letters/e-mails were reviewed, considered and CDR 2013-08, CUP 2013-06, CUP 2013-07, CUP 2013-08, CUP 2013-09 November 3, 2015 Page 8 of 8 responses prepared. Responses to the comments are provided to the Commission in the Final EIR document. The EIR determined that the proposed project, as described above, will have no potentially significant impacts upon Aesthetics, Geology, Soils and Seismicity, Hydrology and Water Quality, Public Services, Urban Decay, and Utilities and Service Systems and as a result, no mitigation measures are required for these issue areas. The EIR also determined that the project will have potentially significant environmental impacts upon Biological Resources, Cultural Resources, Greenhouse Gas Emissions, and Land Use and Planning and cumulative impacts related to Noise; but that these impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the EIR. However, the EIR also determined that, even with the imposition of all feasible mitigation measures, the Project will have significant and unavoidable project-level and cumulative impacts related to Air Quality, and Transportation and Traffic and project- level impacts related to Noise, which cannot be mitigated to below a level of significance. Therefore, a Statement of Overriding Considerations will be required. Prepared By: Richard J. MacHott, LEED Green Associate Planning Manager Approved By: Grant Taylor Community Development Director Attachments: 1. Vicinity Map 2. Aerial Photo 3. General Plan Land Use Designations 4. Existing Zoning 5. Planning Commission Resolutions 6. Conditions of Approval 7. Final EIR 8. CDR 2013-08 & CUP 2013-06 Site Plans 9. CDR 2013-08, CUP 2013-06 - Floor Plans, Elevations 10,Walmart Supercenter Sign Program 11 .Conceptual Outlot Architectural Plans LAKE- RG Cit of Lake Elsinore 951)6 LSINORE.ONE i.`Il YF .r (951)674-3124 PHONE �.��)KE L,�7I If '�(—)R E CULTURAL CENTER 183 N. MAIN STREET i�u�:rtt: Ex`rr.s s,tic ORE,CA SIN Meeting Minutes - Draft LAKE EL 9SIN Planning Commission SHELLYJORDAN, CHAIRMAN ADAM ARMIT, VICE CHAIRPERSON JOHN GRAY, COMMISSIONER TIM FLEMING, COMMISSIONER LANCE RAY, COMMISSIONER GRANT TAYLOR, COMMUNITY DEVELOPMENT DIRECTOR RICHARD J.MACHOTT,PLANNING MANAGER Tuesday,November 3, 2015 6:00 PM Cultural Center The City of Lake Elsinore appreciates your attendance, Citizens' interest provides the Planning Commission with valuable information regarding issues of the community. Meetings are normally held on the 1 st and 3rd Tuesday of every month. If you are attending this Planning Commission Meeting, please park in the Parking Lot across the street from the Cultural Center, This will assist us in limiting the impact of meetings on the Downtown Business District. Thank you for your cooperation. The agenda is posted 72 hours prior to each meeting outside of City Hall and is available at each meeting, The agenda and related reports are also available in the Community Development Department on the Thursday prior to the Planning Commission meeting. In compliance with the Americans with Disabilities Act, any person with a disability who requires a modification or accommodation in order to participate in a meeting should contact the Community Development Department at (951) 674-3124, ext. 297, at least 48 hours before the meeting to make reasonable arrangements to ensure accessibility. Any writings distributed within 72 hours of the meeting will be made available to the public at the time it is distributed to the Planning Commission. CALL TO ORDER Chairman Jordan called the Planning Commission Meeting to order at 6:01 p.m. PLEDGE OF ALLEGIANCE Chairman Jordan led the Pledge of Allegiance. City of Lake Elsinore Page I Planning Commission Meeting Minutes-Draft November 3,2015 ROLL CALL Present: Chairman Jordan, Vice Chair Armit, Commissioner Gray, Commissioner Fleming and Commissioner Ray Also Present: City Attorney Mann, Community Development Director Taylor, Planning Manager MacHott and Office Specialist Wells PUBLIC COMMENTS — NON AGEND€ZED ITEMS — 3 MINUTES Resident Larry Numedahl stated that he had heard Gunnerson St. was going to be repaved and palm trees would be trimmed he said he had not seen anything done yet and would like to know when that would be done. He questioned if the roads in the City were going to be improved before all new development goes up. He said he was in favor for Walmart but would like to see more roads and would also like to see a light up and Gunnerson St. Chairman Jordan apologized for his concerns. Resident Numedahl explained that he would like to speak with someone regarding these concerns. Community Development Director Grant Taylor took his contact information and said he would pass his information along to Public Works and someone will contact him. CONSENT CALENDAR ITEM(S) 1) ID# 15-805 Approval of Minutes It is recommended that the Planning Commission approve the Minutes as submitted. Commissioner Fleming had questions regarding business Item No. 4 in the October 6, 2015 Planning Commission Meeting Minutes. He asked City Staff who approves the Landscaping Plans when it's not included on the site plans, he stated he thought that Planning Commission did that. Planning Manager MacHott explained, the general procedure is the Planning Commission does not approve Landscaping Plans. They approve conceptual plans that might be a part of the application. He stated that the formal submittal of Landscaping Plans is made through the City administratively. He notified Fleming that the City uses SCES as a Landscape Consultant. We transmit the plans to them, they review the plans and ask for any revisions necessary to meet code and those plans would be approved at that point. SCES goes out after construction and Landscaping signs off on any installed Landscaping before Occupancy. City of Lake Elsinore Page 2 Planning Commission Meeting Minutes -Draft November 3,2015 Commissioner Ray said he was concerned that the Commissioner comments are not being appropriately noted in meeting minutes and what he originally thought was just a simple interest in being in brief, he is starting to think there might be other ulterior motives. He would like this brought to the attention of the Commissioners comments. He explained he finds it quite odd that his two very specific points were summed up as Commissioner gave his recommendations on future projects. He notified staff that he would like to have it more elaborated on when it was two very specific comments on two very specific projects. And he would like it to be brought to the attention of whoever is responsible for meeting minutes because he thinks that it is occuring more and more frequently and he would like to make sure that it gets corrected for future meeting minutes he would appreciate it. Vice Chair Armit questioned Ray, how would you like that line amended to approve meeting minutes. Commissioner Ray stated that he thinks meeting minutes need to be revised and resubmitted. Since the meeting was recorded. Planning Manager MacHott suggested we could continue the matter to the next meeting and revise the minutes. Ray agreed. Community Director Taylor added, we will take a look at them and his point was well taken. He informed Ray, generally we do just action minutes but recognized that it was brief and said we will summarize it better regarding the Commissioner's Comments and bring them back at the next regular meeting. Meeting Minutes continued to November 17, 2015 Planning Commission Meeting. PUBLIC HEARING ITEM(S) 2) ID# 15-806 Commercial Design Review No. 2013-08 Conditional Use Permit No. 2013-06, Conditional Use Permit No. 2013-07 Conditional Use Permit No. 2013-08 Conditional Use Permit No. 2013-09 and Environmental Impact Report SCH#2014051093 -A Proposed Development of a 17.66-Acre Site Located at the Southwest Corner of Central Avenue (State Route 74) and Cambern Avenue with an- Approximately 154,487 Square-Foot Walmart Supercenter,_ Including a 3,090 Square-Foot Seasonal Outdoor Garden Center With Additional Conditional Use Permits for Development of Three Outlots Fronting Central Avenue City of Lake Elsinore Pane 3 Planning Commission Meeting Minutes-Draft November 3,2015 1. Adopt Resolution No.2015-_:A Resolution of the Planning Commission of the City of Lake Elsinore Recommending that the City Council of the City of Lake Elsinore Certify the Environmental Impact Report for the Lake Elsinore Supercenter Project (SCH No.2014051093). 2. Adopt Resolution No.2015-_:A Resolution of the Planning Commission of the City of Lake Elsinore,California Regarding the Walmart Supercenter Project Located at the Southwest Corner of Central Avenue and Cambern Avenue Recommending to the City Council of the City of Lake Elsinore Adoption of Findings of Consistency with the Western Riverside County Multiple Species Habitat Conservation Plan. 3. Adopt Resolution No.2015-____:A Resolution of the Planning Commission of the City of Lake Elsinore,California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No.2013-06 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. 4. Adopt Resolution No.2015-_:A Resolution of the Planning Commission of the City of Lake Elsinore,California, Recommending to the City Council of the City of Lake Elsinore Approval of Commercial Design Review No.2013-08 For The Development Of A New Walmart Supercenter Located At The Southwesterly Corner Of Dexter Avenue And 3rd Street. S. Adopt Resolution No.2015-_:A Resolution of the Planning Commission of the City of Lake Elsinore, California,Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No.2013-07 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. 6. Adopt Resolution No.2015-_:A Resolution of the Planning Commission of the City of Lake Elsinore,California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No.2013-08 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. 7. Adopt Resolution No.2015-_:A Resolution of the Planning Commission of the City of Lake Elsinore, California,Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-09 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. City of Lake Elsinore Page 4 Planning Commission Meeting Minutes-Draft November 3,2015 Chairman Jordan introduced Kathy Jenson, special Council for the City. Jordan said Kathy is here to explain the process for tonight's meeting. So everyone attending the meeting will have a better understanding of what Planning Commission and Staff is doing tonight and where it will go from here. Kathy Jenson explained there are seven different Resolutions on different actions before the Planning Commission, The Planning Commission does not have final decision making authority with regards to this project. They will be requested to make a recommendation to the City Council after the Public Hearing and listening to testimony. This matter, all the Resolutions, Conditional Use Permits, the Design Review, EIR (Environmental Impact Report) and the findings with regards to the Multi Species Plan, will be packaged together and will go forward to a future City Council Meeting at which there will be another opportunity to speak if anyone is unhappy about tonight's decision. Planning Manager Richard MacHott gave a presentation of the project. He explained this item consist of five applications: Commercial Design Review 20136-08, Conditional Use Permits 2013-06, 07, 08 and 09 and Environmental Impact Report. He gave a detailed description: a Walmart Supercenter consisting of 154,487 square-foot Walmart Supercenter, including a 3,090 square-foot seasonal outdoor garden center. The project also includes the development of outlot Parcels fronting Central Avenue consisting of one of two site configurations for the outlot parcels with option A or B. Option A would consist of a gas station with 16 fueling stations, an approximately 3,100 square-foot convenience store with the sale of alcohol for off-site consumption, and a drive-thru car wash and two other buildings which would be developed as separate drive-thru restaurants (3,700 square feet (so and 3,100). Option B consists of one Parcel being developed with approximately 9,200 sf of retail/restaurant mix-used space situated with two buildings while the other two parcels would be developed with drive-thru restaurant uses similar to the proposed development under option A. He provided exhibits and illustrations of proposed project and explained all uses for each applications. He outlined Architecture/Colors and Materials with a combination of smooth face and split face concrete masonry units (CMU) that will have different textures and colors depending on the elevation. A variety of colors will be used to provide accent and variation. The design also incorporates vertical articulation to break up the large building masses on each elevation. To further accentuate the building elevations, the use of split face CMU is proposed at various locations on each elevation. The front elevation with incorporate prominent glass entry designs to accent elevation. He included sign program and explained its purpose was to provide standards and specifications that assure consistency of signage in terms of design, composition, size and placement throughout the project. Because no individual signs were included as part of this project any future signs will require sign permit approval by the City. All signage will be required to be in substantial conformance with the approved sign program. Commissioner Ray questioned if elevations or colors on the outlot portion of this project were a part of this evenings review. MacHott replied no, they are just for informational purposes. If any of these uses required a Design Review for the floor plans, elevations, for the individual building then those would have to come back through the Public Hearing Process. City of Lake Elsinore Page 5 Planning Commission Meeting Minutes-Draft November 3,2015 Ray inquired, all the elevations being shown for the outlot parcels would have to come back to us as a separate agenda item. MacHott replied, right. Jenson added, only the out parcels. MacHott responded, that was correct and there are three outlot parcels that can be done as three separate applications or a single application. Ray questioned if these could all be potentially different. MacHott replied, yes they could be. MacHott concluded EIR determined that the proposed project, will potentially have no significant impacts upon Aesthetics, Geology, Soils and Seismicity, Hydrology and Water Quality, Public Services, Urban Decay, and utilities and Service Systems and as a result, no mitigation measures are required for these issue areas, It also determined that the project will have potentially significant environmental impacts upon Biological Resources, Cultural Resources, Greenhouse Gas Emissions, and Land Use and Planning and cumulative impacts related to Noise; but the these impacts will be mitigated to below a level of significance through compliance with the mitigation measures set for in the EIR. The EIR also determined that, even with the imposition of all feasible mitigation measures, the project will have significant and unavoidable project-level and cumulative impacts related to Air Quality, Transportation and Traffic and project-level impacts related to Noise, which cannot be mitigated to below a level of significance. Therefore, a Statement of Overriding Considerations will be required. MacHott presented a timeline of EIR. May 27, 2014-Notice of Preparation of the Draft EIR. June 18, 2014-Duly noticed Scoping Meeting. August 28 2015-Notice of Availability of Draft EIR. August 28 to October 13, 2015-45 Day Public Comment Period. 12 Comment letters and e-mails were received during the 45-day public comment period. 1 Comment Letter received 2 weeks after end of Comment Period. He added, staff prepared responses to comments raised in that letter and those copies were provided for PC included in tonight report. City of Lake EJsinoie Page 6 Planning Commission Meeting Minutes-Draft November 3,2015 Roy Stevenson - Land Use Engineering Consultant gave a Hydrology Drainage & Traffic report. He explained the project area lies within a very large drainage area (about 800 plus acres). He explained sheet flowing is occurring in that area, The area is a part of our Master Plan where a major storm drain is proposed to be built. The City has embarked upon the design of that facility and our consultant Michael Baker is in the audience. If any technical questions come up relating to.the design John Tanner is here to answer. He informed PC that the Plan is that the design be completed by April. And permits will have to be acquired by Caltrans to jack under the freeway but this project could be under construction in the middle to latter part of next year, well in advance of the projected date for construction of the project. Stevenson said, this follows some work that was done by consulting firm Otte Berkeley Engineering some time ago that did the preliminary studies that looked at the various alignments. Michael Baker has used that study in formulating their design. He showed PC an exhibit and briefly went over existing drainage courses. He informed PC that those will all be consolidate into one major storm drain and explained those drain alignments. If the facility is not in place in time for the project to move forward, there is an alternative to provide for handling drainage through a system on the Walmart property itself. There is an extensive analysis of design as to how to transport that water past the Walmart property on to 3rd St which is discussed in the EIR. Traffic Engineer- Steve Libring spoke. He said, traffic was analyzed by Urban Crossroads for the proposed project. ESA performed a peer review. Analysis manifests into 38 Traffic Mitigation Measures to be imposed on the applicant. Traffic Analysis included in the EIR with mitigation included as part of document. Libring summarized, at the time the project is constructed, there would be seven projects done in conjunction with the building. Six of them are in the immediate vicinity of the project and the other is on Railroad Canyon Rd. at the 1-15. He provided a list of traffic improvements that the Walmart project will participate via Program Improvement Fees or Fair Share payment across the City. He concluded his presentation. Commissioner Ray confirmed that with the mitigation measures we still have an impact air quality transportation and noise. Jenson confirmed that was correct. That's largely because many of the traffic measures are contributions to funding, it will take some time to acquire all the funding to install the necessary improvements. In many of the cases the intersections that issue the improvements will require approval beyond the City's control, e.g. Caltrans and because the City can't control the timing. What the EIR states is that until the actual improvements that are identified in those measures are installed, there is the potential for a significant impact for a time period. MacHott completed his presentation recommending that staff approve the project and to make recommendations to the City Council for approval of the project and certification of the EIR. There are a total of seven Resolutions. He stated, he and staff are available for any questions. City of Lake Elsinore Page 7 Planning Commission Meeting Minutes -Draft November 3,2015 Chairman Jordan questioned Condition of Approval No. 57. She asked, will applicant need a permission to drain letter at any point. Would they be draining on to any other properties or is it all captured on storm drain. Stevens replied that such a letter is not required if the drainage imitates the manner in which crosses there today. If they change the method which crosses or concentrates the flow, they would need permission. Jordan asked, is there a Condition that should be added to cover such a change in drainage. Kathy Jenson replied that staff concluded that it wasn't necessary, because if the alternative drainage flow goes, in it won't be changing the downstream velocity, it is just moving it across the property. Walmart will be retaining the onsite water, onsite. Commissioner Ray asked, is there still an intent to keep all of the rain fall or rain discharge on the site. Jenson answered, everything that falls in a 100 year storm is to be retained onsite. Commissioner Fleming asked Steve Libring to clarify for the audience, what the Acceptance of Improvements was and what Walmart's role was in that. Steve read the list of improvements offsite developer shall participate in through financial contribution. Applicant representative Jonathan Shardlow thanked Planning Commission for the opportunity to speak. He explained, this project started in mid-2013 and they have been working with City and Staff and believes they are delivering a first class project to the City. He introduced his project team: Project Architect-Doug Plummer, Project Engineer-Barry Lindner, Traffic Consultant-Charlene So. He said, Urban Decay Consultant and out parcel Developer were here as well. If there are any specific detailed questions on technical matters, they will be able to address questions. Shardlow explained that they have been working diligent with Planning Staff. He credited MacHott on his presentation and asked the Planning Commission if they had any questions. Commissioner Armit asked, what happens with the old Walmart. Shardlow explained, Walmart has a very aggressive marketing campaign. They start marketing an older building before construction is started on a new building. There are Conditions of Approval that guard against deterioration, in the event that it does stay vacant. There are Code Enforcement responsibilities for the applicant. Commissioner Ray asked, what the process for determining what style of Walmart (aesthetically, architecture, color) for this particular site. City of Lake Elsinore Page 8 Planning Commission Meeting Minutes-Draft November 3,2015 Shardlow explained, Walmart starts with a prototype. The type of style is determined on size and market share. From size there is architectural detail brought in to make it consistent with the surrounding neighborhood. Commissioner Ray said, none of the exhibits currently indicate an intent or use with installing photovoltaic or solar shading devices or what not. He referenced adjacent cities or towns where those are put in as an after-market kind of concept. Is there a purpose for not putting something in now. He asked Shardlow to elaborate on the intensions behind photovoltaic. Shardlow explained, building codes are usually updated and by the time they go to construction. There could be a new building code or a new regulation regarding solar or technology with solar. It is evaluated on case by case. But even with the existing store which an older store, there is solar on that. All Walmarts are built solar ready for plug-in play and it's a question whether it's feasible and practical to put solar panels in. That process is done at time of the application building permits. Ray said, right but it is an afterthought as opposed to being integral to the design and the aesthetic of the facility. He thought the probability of it going in is likely, since every town surrounding us is having them put in after the market. He stated that they might consider introducing them now so that they can be dialed in as opposed to some kind of ugly third party endeavor. I just wanted to kind of get a better sense from you guys how that is shaking out. Shardlow said he understood the concern of the aftermarket but in this case definitely be hidden due to the increased parapets of the architecture. They would not something that would be seen from the freeway or existing residence. The roof would be solarized. Commissioner Armit questioned if there was a light plan because he did not see one on the plans. Shardlow advised Armit the lighting is discussed in detail in the EIR because of the adjacent observatory. There are special lighting standards that are going to require a type of light (high pressure sodium) which does not allow the lighting to go upwards. We are happy to submit to the city and listen to what the city recommends as far as style and color. Chairman Jordan asked, would they be open to the idea of doing covered parking solar or is it an absolute no. She noted that they did it in Murrieta and she actually likes it. Shardlow replied, depending on the City's Municipal Code. There are some logistic issues. Issues with screening or shading because the City could have tree shading requirements that require a specific amount of trees. Commissioner Ray responded that if it is going to be introduced, and it probably should be, we are the ones that need to look to see what it's going to look like and how it plays with architectural embellishments. City of Lake Elsinore Page 9 Planning Commission Meeting Minutes-Draft November 3,2015 Jordan stated, I have a few people that would like to speak regarding this project. Local Lake Elsinore resident Diego Carreon got up and spoke in favor of Lake Elsinore Walmart. He would like to see a bigger and better Walmart. Resident Ruth Olson spoke of her concerns of traffic on El Toro Rd and would like Planning Commission to take that into consideration. Resident Dee Balk welcomed project to Lake Elsinore and thought it was a good improvement. The only concern he had were the aesthetics. He said, I just see a box and would like to see something better. Right now this is an opportunity as the City develops itself, this project could be a footprint that could really drive the rest of building and development that really goes on in this City. We got to make it look special. This project can be amazing. Commissioner Jordan agreed with Balk and said I have pictures of ideas I found online of different architecture. We will get to that. Richard Knapp a resident of Lake Elsinore since 1980. He stated he approves the new Walmart. It is needed for the current and future home owners. Irma Moller introduced herself to Planning Commission. She has lived in Lake Elsinore for 40 years. She loves the weather, sport, events, and the facilities the community has. She is for the new Walmart, she likes the idea of re-location of Walmart for better traffic flow. She believes the project will be beneficial to everyone in the Community. Rudy Lacayo, Lake Elsinore resident. He began by telling the Planning Commission that he is in favor of the Walmart project. His only concern was regarding where the drainage flow would be going on 3rd St. John Tanner, Design Engineer for the project responded to Mr. Lacayo's question. Tanner explained that they are currently in process of the design of the facility. Many of the details are still to be worked out but they are looking at a couple of alternatives and have not finalized the alignment yet. They are in coordination with the city and flood control, there are some details that need to be worked out so he couldn't give the Commission final design or absolute but he told the Commission that what they are looking at doing; the least amount of impact would be to install the facilities within the right-of-way. Mr. Lacayo requested that he be informed of these meetings. Vice Chair Armit asked City staff, as they develop that drainage plan and it becomes a plan. Do you notify the impacted property owners? Taylor explained that it is not a requirement but would get with Engineering and Public Works and see if they can send notices as well as post on the City's website. Linda Cooley, Vice President of Rosetta Canyon Community Association and resident of Lake Elsinore said, she was here tonight to express the concerns of the homeowners. They would City of Lake Elsinore Page 10 Planning Commission Meeting Minutes-Draft November 3,2016 like something aesthetically pleasing for the City. They thought there were enough gas stations in the area. A place like this Walmart is needed but only if it adds to the City. Resident and customer of Walmart, Denise Jacobo spoke in favor of the project. She stated, she would enjoy having an upgraded Superstore but has concerns on RV's in parking lot overnight, and customers taking shopping carts from store. I recommended that applicant would implement security shopping carts so they can't be taken off property. She questioned, if Highway 74 would be widened. She said, she would like to see this lot developed, currently it's an eyesore. She closed with she is in favor of the development of Walmart but opposed to overnight parking RV parking and increased traffic near her neighborhood. Abel Jacobo spoke sharing his concerns on traffic, gas station, trash, shopping carts getting taken and left in surrounding neighborhoods and how Walmart might have a negative impact on local businesses and fast food restaurants. He said, that he is for development but is opposed to negative impacts this development might create. Khan Chi Chen, resident of Lake Elsinore, stated, I think bake Elsinore needs more lighting because it's too dark. He would like Walmart to have more lighting in Walmart's parking lot. He hopes a big company such as Walmart would light up Lake Elsinore more. Vice Chair Armit informed staff and all who attended tonight's meeting, that we have very specific lighting requirements here. He explained, we live in the shadow of Mt. Palomar Observatory and that is why we have those requirements, This is so we can star gaze here. John Dennison, Lake Elsinore resident for 23 years said, I think that it is a great idea that Walmart is developed in this area. I agree that the aesthetics needed to be better, we should makethis Walmart better looking than any other Walmart. I do not think there was a need for another gas station or fast food restaurants. He is in favor of the project. City of Lake Elsinore Page 1 f Planning Commission Meeting Minutes-Draft November 3, 2015 John O'Doherty, a property owner near projected development, spoke about his concerns about hydrology and drainage on 3rd St. He agreed with plans on drainage but was concerned about the time schedule for the project. He would like to know Walmart's exact schedule on the detention basin. He would like clarification from Edison as to where they would be installing the power line on 3rd St. He would like to know how all of this will be worked out and would like to be included in this process. He stated, he has no problems with the project other than that. Chairman Jordan advised O'Doherty to go to the City and meet with the City's engineer and express his concerns. Vice Chair Armit informed O'Doherty that the Planning Commission did get his e-mail and responded. O'Doherty replied, he appreciated the response. He thinks the plan is good but time could be critical. Ayman Mika, employee from local AM/PM (Central and Dexter) said, it is great to have a Walmart Supercenter. Although, he is opposed to the gas station because there are too many of them. He asked, what significant impacts it would have on the existing businesses. Frank Morales said that he was here tonight to see if this project would or would not be built. He expressed his concerns about traffic and speeding in the general area around the project. He wondered, if there would be an impact on property values, would they go up or down? He said, he appreciates that there is a meeting for this project and giving the Community to speak on it. Casandra Madison a resident of Rosetta Canyon said, she was not entirely opposed but was not convinced that a Walmart might be the best consumer option for Lake Elsinore. She complained of Walmart customer service and said the condition for her, for a Walmart would be that they would have to do better in that area. She expressed her thoughts that it was honorable for Walmart to provide a series of fixes in terms of streets in the Community. But what happens after those streets are repaired. What else would residents get out of it? She asked the Planning Commission to negotiate hard for some benefits for the City. She said, she would hope that the revenue the City is getting enough to provide benefits it needs, for improvements it needs. Ray Booze, a 15 year resident of Lake Elsinore stated that he was also for the project but was concerned about the look of the project. He asked the Planning Commission about adding blue colors, light colors or cool colors to project. His main issue is with the traffic and was hoping to see a map or some layout here at tonight meeting, not just names of streets, lights and intersections. If the main entrance is going to be off of Central, it's going to be congested. Are there were any alternates routes. Chairman Jordan answered his concerns regarding alternate routes. She said there would be a main entrance off 74/Central, also two entrances off Dexter and an entrance on Cambern City of Lake Elsinore Page 12 Planning Commission Meeting Minutes -Draft November 3,2015 as well. City of Lake Elsinore Page 13 Planning Commission Meeting Minutes -Draft November 3,2015 Vice Chair Armit explained that part of the mitigation measures are to enhance the off ramp at Main St. and improve La Strada, which is an ongoing state project which would alleviate some of that traffic. Planning Manager MacHott said that he would set up an appointment with Mr. Booze and go over some of the exhibits that are in the traffic study. Mike Matthews, a resident in neighborhood west of the project, said he does not have any issues with Walmart but is concerned with what would happen to the Community. He thanked Mr. MacHott for recognizing the drainage problem in that area for several years. He expressed concerns on Urban Decay. He questioned, how it would affect other businesses in the area and fiscal impacts. He said, there is a serious problem with traffic and questioned if infrastructure would be built up to support it in a reasonable amount of time. Barbara Barnard, resident of Lake Elsinore for over 20 years and business owner for 15 years, said she was in favor of Walmart. She agreed that there problems but has the faith that Planning Commission will solve them. Oscar Castro, a 5 year resident of Lake Elsinore, expressed his support for the project. He thinks it would be good for the tax base for the City. He understood other residents' concerns regarding traffic but viewed this as a price for progress. Joseph Lacayo said, he was not opposed to Walmart at all but stated, he did not have a good feeling about the drainage situation in the area and was concerned that the project will go forward without addressing this issue. He would like to see it resolved before Planning Commission approves this project. Chairman Jordan closed the public hearing at 7:50pm. Jordan addressed residents' concerns regarding architecture of Walmart. She agreed, it needs to step up and said she would like a nicer looking building. As far as traffic, there are a lot of mitigation measures that Walmart would have to do to address those traffic issues. It will take a while to put all improvements in. The drainage issue, there a lot of working parts as far as the Hydrology and Drainage. She stated, I hope that everyone's questions had been answered, if they haven't she encouraged anyone to go to the City and speak to staff, whether it is engineering, planning or building and safety so they can shed some light on the project for them. Jordan illustrated pictures she had researched on architecture of other Walmarts. She explained, the reason she researched this was because she did not want to impose some architecture conditions on Walmart if it wasn't something they were already doing somewhere else. She wanted to be fair to them and pick some architectural elements that they already implemented into other buildings. She questioned Shardlow, whether he had the opportunity to look at the pictures, and what was their response. Shardlow explained the difference between 3-D pictures versus the flat picture. He asked his project architect to talk about all the enhancements. City of Lake Elsinore Page 14 Planning Commission Meeting Minutes -Draft November 3,2015 Doug Plummer representing Shade L. O Quinn Architecture explained architecture of the project. They have worked with staff and came up with several enhancements to the building to try and break up the architecture and mass of the building. The arch elements on the side, they put a base to them to bring more architectural appeal to the building across the front of the building. Tree wells were put in to bring in some landscaping in front of the building. The garden center is typically a fence but pilasters and wrought iron fencing would be put in there as well. Also, they raised the parapets for the building to help in screening the roof top unit. Screen walls will also be used to screen the truck well, bail and pallet area at the back of the store. They also brought a material color board that represents the exact colors that would be used on the building. Overall there is a variation in paint colors that were used to try to break-up the mass of the building. Commissioner Ray questioned introducing glazing at cart storage. Plummer explained, on each side of the home and pharmacy and market vestibule there is a lower section and it has glass on those sections. Plummer explained, the vestibule and the cart storage is like an appendage onto the front of the building, the area under the Walmart brand, right in the center of the front elevation is tenant space inside the building. So really, you are looking at the back of the tenant's spaces right behind that front wall. Also, around the perimeter of the store is the merchandise stacked up with 8ft high shelving around the perimeter of the store. So glass is used to show activity in the building, it's going to be hard to show activity when you have the back of the vendor space or shelving up against the outside wall. Ray said, it is still unclear to him how, if the intention is to use glazing to show activity and movement you would introduce it where the storage of carts was going to be. Plummer explained, it is an area that is appendage, there is some activity in that area where people are getting their carts. Ray advised Plummer, what's appreciative is if it is already in the cost per square foot because it is going to be introduced and they might consider actually putting those windows where they can be used or become an effective tool for lighting as well as embellishment of the interior spaces. Commissioner Fleming thanked everyone coming out to such an important meeting and clarified what the Planning Commission does. It is responsible to set the Community Development Direction by following the City's General Plan. This project does fit the GP for that area. Planning Commissioner are not judges, they act as Community Members for the benefit of the City. We are part of the Community. The City needs the tax revenue and economic base to make the City what we think it's going to be. He added, Walmart is the largest retailer in the world. As far as the gas station, he is in favor of it. Commissioner Gray said he favors option for no gas station. A structure of this kind of mass, you are not going to see it the way it looks on these rendering. It takes a bit of imagination to City ofLake Elsinore Page 15 Planning Commission Meeting Minutes -Draft November 3,2015 see it as it will be. He is assuming that the pedestrian entrances are inside the glazed area where the carts are stored. It gives a sense of welcome and leaves all the wall space that is required inside to be functional. He does not have a problem aesthetically with the appearance of the building. He believes the whole project will be an asset. He shares the concern of net economic impact this may have on the City and adjacent smaller businesses. City of Lake Elsinore Page 16 Planning Commission Meeting Minutes-Draft November 3,2015 Shardlow explained, there is a full Urban Decay Analysis that is part of the EIR, as well as a full Urban Decay Analysis which studies potential closures and the conclusion is that it is less than significant impact because of the growth of Lake Elsinore that is projected. This Walmart would be a net benefit. There is also a fiscal impact study that is part of the project. With regard to traffic, Walmart is going to be paying over 2 million dollars in Traffic Mitigation fees, as well as constructing streets around the frontage in order to mitigate those types of impacts that would result. Chairman Jordan asked MacHott to bring up elevations of the outlots. She explained, that the elevations and the Walmart building look very different. She asked, would be difficult for Walmart to implement some of the architectural features, elements and articulation from the outlots into the Walmart building. Shardlow explained, they are happy to work with Planning Staff as it goes to City Council to address some of the concerns. It would be helpful to have specific comments from the Planning Commission about very specific details the Commission would like to see. We are very happy to work with City staff on that, as we move forward. Vice Chair Armit questioned RV parking, is it a long standing tradition with Walmart to allow RV's to park overnight. Shardlow explained, in the Mid-West, it's actually preferred. They like people to come and camp out for days, but Walmart knows in California it is not a preference. They just follow City's position or Ordinance on that. if the City has concerns or restrictions then we would be happy to abide by them. Whether it's posting signs or making sure spaces don't accommodate for RV parking. Armit asked, would Walmart be opposed to a Condition for electronic shopping cart and is this store open 24 hours. Shardlow replied, we are not against it, and would do what the City recommended and yes the store is a 24 hours store. Armit questioned the Detention Basin in the back, will be built regardless of the drainage. Shardlow explained Condition of Approval No. 54 regarding timing. Armit said, regardless of either plan the water that falls upon your property will contained on your property. Shardlow confirmed this. Armit said there was an upgraded sign package submitted, which was a great improvement from the original plan but it was generic. He thought it needed some minor tweaks as opposed to a major overhaul. He did not have a preference on Option A or B. City of Lake Elsinore Page 17 Planning Commission Meeting Minutes-Draft November 3,2015 Armit questioned if Walmart would be willing to landscape median as a gateway to development. Shardlow replied, they would not be opposed to it, as long as Caltrans was ok with it and the City could facilitate it. Commissioner Gray encouraged project architect drive by the Outlets and maybe get an idea to help address some of the issues or concerns regarding aesthetic issues. Commissioner Fleming agreed with Gray and offered his plans from previously approved Outlet mall. Commissioner Ray asked if it would be possible to have that pedestrian path one isle further north, thereby giving much more direct link from pedestrian drop off on state route 74 straight into your front door instead of having to work around outlot#2 to make it back up north another 50 yards to finally turn right and then head into the front door. Mr. Meyer from Pacific Reality Partners replied. As joint developer, that seems logical to them. They would be open to it but deferred to Walmart on moving it because it would move the whole path through their parking lot. Shardow explained, the pedestrian pathway for ADA requirements is required to line up with the entrance to the Walmart. We are happy to look at that option but it is something that would have to be talked over with Staff to see if it is compliant with Municipal Code. *Chairman Jordan announced there will be a 10 minute break. Meeting reconvened at 9:15pm Community Development Director Taylor briefly answered some of Planning Commission's concern. He said he would speak to the applicant regarding the median and share quotes on another project similar to what PC was recommending. He will check with Building Official and Fire to make sure there is not a concern with moving pedestrian pathway. He requested that before the meeting is closed that Planning Commission to briefly say what they would like regarding aesthetics and architecture to make the direction is clear. He mentioned the Chamber of Commerce President and CEO submitted a letter of support on behalf of the Chamber for the project. Taylor said, we have seven Resolutions tonight and we think the findings can be made to the move the project on. The staff supports the project and thanked everyone. Chairman Jordan brought project back to the Commission for discussion. She started with light fixtures. Commissioner Ray stated that there was a lack of lights. A cut sheet would be nice and would be rather simple to provide. All architectural embellishments need to be brought back here for City of Lake Elsinore Page 18 Planning Commission Meeting Minutes -Draft November 3,2015 review. City of Lake Elsinore Page 19 Planning Commission Meeting Minutes-Draft November 3,2015 Commissioner Fleming questioned what the PC can approve the project in its entirety with areas like the light fixtures not identified. Taylor replied, a cut sheet is a reasonable request and should be conditioned in. Applicant will need to submit that so it can be provided for the Planning Commission and can be added as a Condition of Approval. Moving forward we can bring the cut sheet back at the next meeting and receive comment and recommendations. Chairman Jordan asked all Commissioner if they agreed on some kind of ornamental lighting in the parking lot. Commissioner Fleming replied, if the architect can coordinate a fixture that is adaptable in relationship to the building, if he could come up with two or three suggestions and submit them. Jordan asked, is everyone okay with adding a Condition of Approval directing them to work with staff and provide some kind of ornamental light fixtures for the entire project. She moved to next item: Overnight Parking Prohibition. Jordan said, after hearing residents of lake Elsinore needs to prohibit such parking and add signage in Condition of Approval. All Planning Commissioners in agreement that a Condition will be added that there is no overnight parking in the parking lot. Next Item: Shopping Carts with a security strip. All agreed on adding a Condition for a shopping cart containment system. Jordan brought up the Central Ave. median. She reminded Commissioners that Walmart may not be able to do it (due to Caltrans) but they could add a Condition saying, if the City is able to work it out and Caltrans, that they would like to have the median landscaped. All agreed that they would like the Condition added. Jordan moved to next item: Option A (with the fuel station) Option B (with retail store). Armit clarified that applicant wanted the option for both and when the times comes, they would have the option to pull either one. Planning Commission had a discussion and three were against Option a (Jordan, Armit and Ray) and two were for Option a (Gray and Fleming) are for it. Jordan moved to the last item: The architecture. Ray stated the sign package is required for review and approval as well this evening. Ray stated his opinion that the sign package did not currently meet current code requirements. Chairman Jordan asked staff to comment regarding the signage not meeting code requirements. City of Lake Elsinore Page 20 Planning Commission Meeting Minutes -Draft November 3,2015 Planning Manager MacHott stated, he reviewed it and he thinks that there could be a Condition added that requires the sign program, that the size requirements of the Municipal Code where it deviates from that. He agreed that design might change if the architecture changes and have them come back with a sign program. The Commission could consider a uniform sign program for the site and a separate application. City of Lake Elsinore page 21 Planning Commission Meeting Minutes -Draft November 3,2015 Shardlow stated Walmart would be happy with a Condition that they meet the Municipal Code requirements, An-nit remarked he was not necessarily opposed to a little bit larger sign because the type of business this is. The Commission had a detailed exchange regarding signage. Community Development Director Taylor stated that it was his understanding that the signage does meet the Municipal code. We will definitely double check each and every sign to make sure that it does. He asked whether the PC wanted to support the sign program or pull it out and recommend that it be brought back? Staffs recommendation is to add a Condition of Approval. Staff will double check it and work with the applicant to make sure the signage is in full compliance with the Municipal Code. Jordan asked who was in favor of adding a Condition, saying that it needs to be under the Lake Elsinore Municipal Code. All Commission except for Ray supported the concept. Jordan proceeded to Architecture. She commented, she really liked the architecture on the outlots and feel that the architecture of the Walmart is a little outdated. If Walmart could somewhat emulate the outlots, that would improve the architecture. Commissioner Fleming explained, some cosmetic changes were all that was necessary. Ray responded that he did not feel the elevation is an appropriate representation of Dream Extreme Lake Elsinore. Fleming replied that, with cosmetic changes, Walmart could come up with a building like the Outlet Center and make it look modern. The Commission debated the architecture. Jordan asked applicant, is that enough direction for Walmart regarding architecture. Shardlow responded, I believe so. Jordan explained Ray is making an additional recommendation more windows in the front. She asked Commissioner's if they had any more input regarding the architecture. Ray asked about the screening of the loading dock, the trash enclosure, the back of house services. Shardlow explained there is a wall there. It is compliant with the City's Municipal. There is quite a berm and a difference of grade, it's fully 100% screened. Armit clarified to Ray that applicant was screening the loading dock interior of their project, not along the property line. Jordan thanked Ray for his due diligence. City of Lake Elsinore Page 22 Planning Commission Meeting Minutes-Draft November 3, 2015 Ray thanked Jordan. He said, a number of issues have to be resolved or cleaned up and addressed. Ray asked about the Condition of Approval with regards to the existing facility. MacHott answered, we have a Condition of Approval that requires maintenance of the.existing facility in an acceptable. Condition No. 25 - but there is no condition specifically requiring occupancy of that building in a specific time frame. Kathy Jenson informed Ray that mandating reoccupancy by a date certain would exceed the City's authority under CEQA. The PC discussed the scope of their decision on the Design Reviews. MacHott replied, the Commercial Design Review application is 2013-08 is the design of the Walmart Superstore, The only architecture that's not for discussion is for the outlot parcels. The City just has conceptual plans for those, but the PC is considering the architecture and the building for the Super Walmart itself. Jenson responded, again the Planning Commission is making recommendations to the Council. Fleming said there were 21 speakers, 14 were yes. There were 3 no's and 4 were unsure. It is unanimous that we want the project. Ray agreed, I think there is a consensus that it will probably will go forward but at what capacity. MacHott stated if the PC's intent is to continue the design, he would recommend continuing the whole package. Jordan explained that the PC can either continue tonight or the PC can vote on the recommendations. Motion by Chairman Jordan, second by Commissioner Fleming to Adopt Resolution No. 2015-72: A Resolution of the Planning Commission of the City of Lake Elsinore Recommending that the City Council of the City of Lake Elsinore Certify the Environmental Impact Report for the Lake Elsinore Supercenter Project (SCH No. 2014051093). AYES: Chairman Jordan, Vice Chair Armit, Commissioner Gray Commissioner Fleming, Commissioner Ray NOES: None ABSENT: None ABSTAIN: None Motion by Vice Chair Armit, second by Commissioner Gray to Adopt Resolution No. 2015-73: A Resolution of the Planning Commission of the City of Lake Elsinore, California Regarding City of Lake Elsinore Page 23 Planning Commission Meeting Minutes -Draft November 3,2015 the Walmart Supercenter Project Located at the Southwest Corner of Central Avenue and Avenue Recommending to the City Council of the City of Lake Elsinore Adoption of Findings of Consistency with the Western Riverside County Multiple Species Habitat Conservation Plan. AYES: Chairman Jordan, Vice Chair Armit, Commissioner Gray Commissioner Fleming, Commissioner Ray NOES: None ABSENT: None ABSTAIN: None City of Lake Elsinore Page 24 Planning Commission Meeting Minutes -Draft November 3,2015 Motion by Chairman Jordan, Second by Commissioner Fleming to Adopt Resolution No. 2015-74: A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-06 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. AYES: Chairman Jordan, Vice Chair Armit, Commissioner Gray Commissioner Fleming, Commissioner Ray NOES: None ABSENT: None ABSTAIN: None Motion by Commissioner Fleming, Second by Commissioner Gray to Adopt Resolution No. 2015-75: A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Commercial Design Review No. 2013-08 For The Development Of A New Walmart Supercenter Located At The Southwesterly Corner Of Dexter Avenue And 3rd Street. AYES: Chairman Jordan, Vice Chair Armit, Commissioner Gray Commissioner Fleming, Commissioner Ray NOES: None ABSENT: None ABSTAIN: None Motion by Commissioner Fleming, Second by Commissioner Gray to Adopt Resolution No. 2015-76: A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-07 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. AYES: Commissioner Fleming, Commissioner Gray NOES: Chairman Jordan, Vice Chair Armit, Commissioner Ray ABSENT: None ABSTAIN: None *Motion Failed 3-2 City of Lake Elsinore Page 25 Planning Commission Meeting Minutes-Draft November 3,2015 Alternate Motion by Commissioner Jordan, Second by Commissioner Ray Recommending that the City Council of the City of Lake Elsinore Deny Conditional Use Permit No. 2013-07 related to a Gas Station/Convenience Store on Outlot 1 of the Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. AYES: Chairman Jordan, Vice Chair Armit, Commissioner Ray NOES: Commissioner Fleming, Commissioner Gray ABSENT: None ABSTAIN: None Motion by Commissioner Fleming, Second by Chairman Jordan to Adopt Resolution No. 2015-77: A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-08 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. AYES: Chairman Jordan, Commissioner Gray, Commissioner Fleming NOES: Vice Chair Armit, Commissioner Ray ABSENT: None ABSTAIN: None Motion by Commissioner Fleming, Seconded by Vice Chair Armit to Adopt Resolution No. 2015-78: A Resolution of the Planning Commission of the City of Lake Elsinore, California, Recommending to the City Council of the City of Lake Elsinore Approval of Conditional Use Permit No. 2013-09 for a Walmart Supercenter Located at the Southwest Corner of Central Avenue and Cambern Avenue. AYES: Chairman Jordan, Vice Chair Armit, Commissioner Gray, Commissioner Fleming NOES: Commissioner Ray ABSENT: None ABSTAIN: None BUSINESS ITEM(S) -None STAFF COMMENTS COMMISSIONERS' COMMENTS ADJOURNMENT Chairman Jordan adjourned the meeting. The next regular Planning Commission meeting will be held on Tuesday, November 17, 2015, at the Cultural Center, 183 N. Main Street, Lake Elsinore, CA 92530. City of Lake Elsinore Page 26 Planning Commission Meeting Minutes-Draft November 3,2015 AFFIDAVIT OF POSTING I, RICHARD J. MACHOTT, Planning Manager, do hereby affirm that a copy of the foregoing agenda was posted at City Hall, 72 hours in advance of this meeting. llssH November 3, 2015 Richard J. MacHott, LEED Green Associate Date Planning Manager City of Lake Elsinore Page 27 ---------- -- '—'------ -------..... ------------'---------------`- -- ..............—...................... L..A- K,,E ELS1R01Z,.,.E VALLEY C@ R � � � �� l� U� �� l� �� l� �_� �� K`� �� ]M� ^-v � � ' V�~� /�/\� ��'� �� 1�� ' �� November 03, 201S Honorable Planning Commissioners, P lease beassu red thutmyabsence from you rheahng|sdumtuaocheduUnOcunf|ictthat | was notab|eto get around. | have been |noking forward to this hemhn0 for an umber ofyears. TMe Lake Elsinore Valley Chamber of Commerce is very excited to support the Walmart Supercenter Project located at the Southwest Corner of Central Avenue and Cambern Avenue. I really hope this will be approved, as it will generate additional jobs and increased sales tax that provides money for public safety and recreational activities for our community. Aswo all know the Easterly corridor of Lake Elsinore lacks any full service grocery market for the residences of Rosetta Canyon as well as Meadowbrook and western Perris. This along with the Rosetta Canyon Sports Park under construction will generate thousands of visitors along the Highway 74/Centra|Avenue eastern exit at\-1S. This Big Box will well serve the Eastern corridor of Lake Elsinore as well as become a regional draw from Canyon Lake, Horsethief Canyon and Temumsma/Valley Residents. With addition of these amenities in Rosetta Canyon including a new hotel on the horizon adjacent L.A. Fitness,the Walmart Supercenter is perfectly placed to address our long term ' ' ~ needs ao the ommnnuoitw We are equally,excitedmbo the impact the additional Retail Space created by this project will have on attracting additional National Tenants that have been long sought after by the residents of Lake Elsinore and the Economic Development ' Temmn. We encourage you to approve Agenda Item # 15-806 along with the necessary Commercial Design Review 2013'0O,Conditional Use Permit 2013'08& 2U13-DQ, Environmental Impact Rpport (�CH# 2014051093)forthe1y�66�cres|te, a|on0vviththenecoosaryReoo�utionsto ! . ! move this project forward. � Sincerely, Kim )osep, ousins President/CEO Lake Elsinore Valley Chamber of[nrnnnerce � U3% West GrahwmmAvmnmw°Lake Elsinore,CA 92530 | � (951)245'8840= Fax (951)I4$'9127~ iufo0q]mkauinimorochurnbwr.coin"wvvvv.lubmu}wi.ionuoliu/ubwr.con* � WARREN 1).WILLIAMS 1995 MARKEF ST1tt:ET Generil Manager-C'hie€t ngincer It.1\r1 RSt1)G:,CA02501 a 951.955.1200 a, VAX 951.788.9964 wwwxcflood.on 200771 RIVE,RSIDE COUNTY FLOOD CONTROL AND WATER..CONSI~,.RVATION DISTRi RECEIVED November 5,201.5 City of Lake I Isinore j 130 South.Main Street t l.,akc:E:lsinare,CA 92530 CITY (")F i_AK!: ._1_.SJN0Ri_ PLANNING DIVISION Attention: Richar•.d.J. Machoti Ladies and Gentle.men: R.e: CDR 2013-08,C UP 2013-06,07,08 and.09 The District does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check city land use cases,or provide State Division of.Real Estate letters or other flood hazard reports for such cases. District comrttc:nts/reeonunendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage .flan fees (development mitigation fees). In addition, hiforrnation.of general nature is provided. The District has not reviewed.the proposed project in detail and the following comment does not .in arty way constitute or imply District approval or endorsement of the propose([project with respect to.flood hazard,, public health and safety or.any other such issue: 1. This project would not be impacted by District Master Drainage flan facilities. nor. are otlaer facilities:of regional interest proposed. GENERAL INFORMATION This project may*require a National Pollutant Discharge Elimination System (NPDES) perrrrit from the State Water Resources Control Board. Clearance for grading, recordation or other final approval`shouid not be.given until the City has determined that file project has been granted a permit or is shown to be exempt. If this project involves.a Federal Fntergeney [Management Agency (F NA) mapped floodplain, then the City should require the applieant..to provide all studies, calculations, plans and other information regEiired to meet FT MA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (C LOMR) prior to grading, recordation or other final approval of the project, and a. Letter of Malt Revision (LOMR)prior to occupancy. If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreeiuent from tite California Department of Dish and Game and a Clean Water Act Section 404 Permit frorn the U.S. Army Corps of Engineers, or written correspondence fi-om these agencies indicating the project is exempt front these requirements. A Clean Water Act Section 401 Water Quality Certification may be.required from the local Calif'or•nia Regional Water Qua.liiy Control Board prior to issuance of the Corps 404 permit. Very truly yours, ingineering Project Manager c: Riverside(:'ount.y Planning Department Attn: k.rist.i Lovelady SKM:bIm WARREN D.WILLIAMS 1995 MARKET STRE13T General Mattagor-ChiefLngincer olf- RIVERSIDE,CA 92501 951,955.1200 PAX 951.788.9965 ww rcflood.org 7, ,. 7 RIVERSIDE COUNTY FLOOD CONTROL AND WATER.CONSERVATION DISTRICT CiW of Lake.Elsinore.13 Sou M4J4 Street. Lake Elloro,,CA- 92530 Attention: LILIARD M(A'C' Ladies and Gelitlenien: Re: (:L,)(,' 2 o 1 0 1P ? C)6 os- A-0 The District does not normal d conditions d divisions r Iltor'and use cases in incorporated cities. tile an vislo s 0 of Estate e m on 0" 0 " lons f co 80 use cases rov'de le Division o eg or such cases are normally 0 me a M f s 8 1 or p recommend d tio District also does not plan check tate letters or other flood hazard reports for such cases. District n re om n th r regional flood n iited to items of specific interest control o tro to the District including District Wa e I f hties other e d Di I and drainage facilities which r Drainage r act I s e la s to n�all District Master t or extension P a master r p n system, I could be considered a logical COM�Onen 11 ion o i d istrict Area *Drainage Plait fees (development mitigation fees). In addition, information of a general nature Is provided. e The District has not reviewed tile proposed project in detail and the following checked comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard,public health and safety or any other such issue: No conimont. This project would not be impacted by District Master Drainage Plait facilities nor are other facilities of regional interest proposed. This project involves District Master Plait facilities. The District will accept ownership of such facilities on written request of the City. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance, Plan check,inspection and administrative fees will be required. 117his project.proposes channels, storm drains 36 inches or larger in diameter or other facilities that could be considered regional in nature and/or a logical extension of the adopted Master Drainage Plan. The District would.consider accepting ownership of sue la-cilsties on wrfft-en.re nest oft eCity. Facilities must be constructed to District standards, and District plan check and inspection.will be required for District-acceptance. Plan check.inspection acid administrativefees will be required. 'I'llisproject is located within the limits of the District.Is - — ---F Area DrainagePlan T6r which drainage fees have bdotladopteid;applicable fides should be al ycashierseliec or money order only to the Flood Control-District or City prior tolssuance of grading permit roes to be paid should beat the rate in effect at the time of issuance of the actual permit. An enproachnient permit shall be obtained for any construction related activities occurring within District right of way or facilities. For further information,contact the.District's encroachment permit section at 951.955,1266. GJ3NI--,RAL,M0-RMAU0N This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Bdard.* Clearance for grading,recordation or other final approval should not be given until the City has determined that the project has been granted-a permit orris shown to be exempt. If this project involves a Federal Emergency Managetrient Agency (FEMA) mapped flood plain, then the City should re Hi should further require wire e applicant to provide all studies,calculations,plans and other Information required to meet FEMA requirements, that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation or other 17hial approval of the prcject,and a Letter of Map Revision(LOMR)prior to occupancy. If a natural watercourse or mapped flood plain is impacted by this pro ect,the City should r uire the applicant to obtain a Section 1602 Agreement from the California Department of Fish ang Game and a Clean Mier Act Section 404 Permit from The U.S. Army Corps of J311gineers, or written correspondence from those agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401. Water Quality Certification may be required fi�om tile local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit. Very truly yours, v-t A HENRY OLIVO Engineering Project Manager Riverside County Planning Department Date:.-- Attn: Kristi Lovolady ],j, r ---_."."•"`•"`ems Xv .�x �'a •* err f <� 1151 j sm f rt, �• \'� �L' � . rat;'` 5t fy��: e f� c rti.� � •'G v��.� ram,, � �,>�t�-•� '�-- ,�a � �;- �.`Q s sr �r`�,�'tc�C31yR `�x3 }�' �. a� i'^. � �z ,�,2-`. ''iT € ,��✓�5+7� l "i. Q T rTZF r -Yf {� 3� '�•,.tk'�L I� �Y�., ,YI i �`�. S[ �Z �. L 4 S i 'k'� "J �. S-'l,✓' ('7�* II iYI I�I 4 a$ * 3 1.�.. ut cRP{svy t `• :-a �. � i �U''` .� s*: ° as• ,t...-=?• +' � �' 4 S 800 400 0 800 Feet 3 RI.NCON BAND OF LUISENO IN DI A S Culture Committee _ �u.Hers vtfllov Ccoter. 9.:0X.. 4 fay. �.-2(niy.1'ae November 2,2015 i�=t.stf ff :E CITY OF UUN" is i..Sll��l?l 12ichard Macllott F't.AIVI11ING City of Lake Elsinore 130 S. Main Street Lake Elsinore, CA 92530 Re: Lake Elsinox a Walmart Supementer Dean Mr. Macl-:l.i.tt: '11ii.s letter is written on behalf of Rincon Band of l..,uiseno Indians. We have received your notification regarding the Lake Elsinore Walmart.Supereenter Project mid we thank you for the S]31.8/A1352 continued consultation notification. The location you have i.denti fled is within.the'rerrito y of the Luiseflo people. Embedded in the I.,uiSeRO Territory are Rineon's history,culture and identity. The project is within the Territory of the Luiseno people but,is not within Rincon's Bistoric Boundaries. We do not have any additional information regarding this project but, we defer to the Pechanga Band of Luiseaio Indians or Soboba Band of LUiseno Indians who are closer to your project area. Thank you for the opportunity to protect and preserve our cultural assets. Sincerely, Tiro- cPherson Manager Rineon.Cultural Resources Department Ro mlizzelti Stephanie Spencer Steve stalliri,,,y l Laurie E..Gorizaler Alfonso Kolb !ribnl Chairman Vice Chairwoman Goumeil Mcmlu•r Council Member Comwii member i RINCON BAND OF 1XISENO IND I ANS Cidttp-e Committee �zl13:31l�{>:.fii trii.li{'�• +. lll;,� i.�<!ll !{}il3:ilv�i.%{lid_>. t% _ `7A -1 .P¢ 1:' /i15 V.10 t7!}Yi3 ('i j ... ._.r.:..... <... 1 November 9,2015 . Richard Macl-lott C� 3 Or t 3 City of Lakel:asinore �� " ` -:1TIVt:)RE I 130 S. Main Street L.PLAKINTNG r�31tf1S7t N Lake Elsinore,CA 92530 --- b Re: Walinart Supercenter Drift Environmental Impact Report x Dear Mr. MactIot.t: This letter is written on behali'of Rincon Band of Luiscilo Indians. We have received your notification regarding the Walmart Supercenter Draft t'snvirontnental Impact Report and we thank.you for the i 8B1.8/AB52 continued consultation notification. The location you have identified is within the Territory of the Luiseno people. I E-'Mbedded in the.I.,uiseflo Territory are Rineon's history,culture and identity. The project is within the Territory of the Luiseno people but, is not within Rincon.'s Historic Boundaries. We do not have any i additional infornnatton regarding this project but,we defer to the Pechanga Band of Luiseno Indians or Soboba.Band of Luiseno Indians who are closer to your project area. l Thank you for the opportunity to protect and preserve our cultural. assets. Sincerely, "a .l 14 i McPherson Manager Rincon Cultural Resources Department � II #1 li 13 Ij Il y r' r; i'• I: fppj t. IS e]xtae3i^,N'cY'f�hYaYA^++ - r1'C 13o Mazu(tti'rtl Stephanie Spencer Steve Stalling; I,aU!•ie.1 E. (,nnzale-r Alfbi)so Kolb s 'rribll chai!nr,,n Vice Chairttolliall Council Member Council Member Council Mcn}ber �i PROPOSED RETAIL CENTER CENTRAL AVENUE (HWY 74) & CAMBERN AVENUE CITY OF LAKE ELSINORE RIVERSIDE COUNTY, CA PROPERTY INFORMATION ,- :1 -' 7 nFavEl.ornal:N'1"1�.nnrs 161E SuN f'h4(EL NVN2E1 \ APPLICANT CIVIL_E♦`Gln£ER 3,7-D31 D!G! all C!:il�C.Sli C•iU U:i •.`71fFi�iviv. )r 777-[40-am :77-U41-03-ti 3]r-tell G]7 . �\ 1+' `; ,x W.,r n'r♦ r ( .: IHW9 t B40THM POP-7 c(ear.GRID cs,D) u W.. \ .i I II �6� SITE i.a. (n++•Ak FI D 70MF N;MA fIN4�DIV.1:0.MCV.00 GG,FFFFCINF DAF F-iP.-J0u5 H]•'F.� C-4!f CFi/. -�VAI ek0i w'i.DO USC dN:N:t CJ�._.0 ..`C L 4 C4V-' F �SURVFYOR ARCHITECT l i r e yF,i, is Y nneA,s`• ssnonlrs r.,^.`....... ~"•r';• i! 7.^,n.P%it nurrn IDa.r :.a¢cca: r` YIA,c zzm SnS,•>']mc7 wr1.�.._...... rvue Is*.�)'r,._,��c •� ]' r:Gv:n,;r:JY<vs s••c4.• its" ,,,.,.�,• 541ri!EYOR C3F.OTECFINIChL ENGINEER _ _ \'� 'Ali k xssc—. DF:♦i lif�!•�u,f-�'r o,�5n?Ynl.'',r,w[r ' `k, ,.VAIK ri::ttN :t]N,Nk.":IY.lLI µ%K�1»I>:r'e,., ••. .. •._,� ~..,A - 60.i:D r, Issa).'4z�J.2, ssJrnExr•r 1u' - -,-.,, 4.,r.., rw..a _o w. � ,F♦ `'- � rvcv Ks,l tr.-)�.r wY I++:j r,...s.:r ♦\ N SITE LOCATION MATS _ SHEE'1�lNOIiX: i.I-MIJIi -.I I Ll C:-2 1 t. 1! ,1E L ! ((il- J/-L L LNII"L MENT) 1: 22 �.�f' 1i !f ll;i Let \'i.) N.IERNP.TE) U. " NO AN c--4.i3 Fl4.L%II lA.: ti=II PLAN L--I.0 PREL.'A,✓R'r LAN,SGd-'E PLAN I ENGINEER: GreelbergFarrow 19000 MacARTHUR BLVD.,SUITE 250 MANE,CA 92612 (949)296.0450 Telephone COVER SHEET C-1.0 (949)296-0479 Fascilime I I I I (VA^h4T) (VACANT)f , (, ..• Z ) \ • :{ ' . .C.LN k1iAcoL CO%iVLR01A1 ,•• � '.�� , t . , { MY, . l ^hTL " ii os .... ,. .. ' II ! .}1- i{ o.11 accj A I, ;J07 AC I ,f n 11I 12" tj 4li Tar 11 3..lyl I Id at3IJ 7 %I RETAIL.STORE!'C} }= ilfu. + if Ir T` e�s�m,• 'It ysrsA¢ ,< �•)�1435AC ___ 5I"T`�'I�`i Tl - i' 91 I'i I—T 1 71 it r iiL_l ' A� t11tC• ) °�i� i. I + neo r rneeu�Auor<s 6. m .�. 111, f'1 i r�ra.�l � I I I��i I i I �r I ! n r ;q .I: Ir ��'C •z < .xi'4 I (�?J , r-�r. 1�' .._ `1 If EI x J f rII I�Eu �e •t I ?1 ;;_•�' `J-�,st, I •,: r'le ! ft1J111d I I ,?� I i r 1 A. rI +r �J�.f. }}.. G... 3' ff I 1 G PATA 1 Q •• l UEF_.LIRUOR SIORC COhA1ERCIAL LN%F.O USF ... <...,;• �; LO ZONE: f ••_.. : �t �o L L ri� i �.�: .. VACANT •r.,. tul'LSEitIC51DCNT x 0Zz I `ZONE: ... ,) O I NG AREAS `y Q IS OAIMC I%EOU i 2' C RCIAL A+ SE! t. 11f §•••rc.•'ii.'. 1 / r USE:LA giNCss 1 I, 1 K u L: C.tl W . =•' ¢ I .... ... ZONE: GLNL'1NL 3 1 CommERO.L f ,:.: _I _ F9 C,'� USE:MWILKP,OLE -;- a1T _..- _. F :� ... .... �I rf /, .< •awn, ) Nw a I ' OE o XTE <: out sln«xv NPT _.. ............ C) `: 1 L „,r._..... if rv.-a,•«r P4PINQ PAT r ^ a IIY rgrlGgiN r.. SITE PLAN C-2 p 0 .1 :7 (WdAONT) WE FMRDENTIAL) WSE M.ta rL ................. 6 P.NERALZCC0MMEF!�.n..! IV C.f'V.S PENTIALI 7...i .......... T : TT -7 .................. ........... s pp F .3 RETAIL STORE �Q TOTAL ULM HF.151 FF612011 ""'V 17 i,:, F-211 ILDA :q') 4, La. 1!4 T �35 AG to w'l V"4. REGULAT— F i-j Q;T!i U E .VJ er, I wwx ro, L/ID LL FC Lq :.�wd.F.....�.:�'~ 20NF. `I--'.,. I I :I' ) .. •• I l� 1 1 ;f 1 1 vl.,.rc .w w,.,n O ri; j i ,Coo& CC*.qMERr AL WXED La & comme SE WWANT 01�I mix (USL�p IUEN=[� usduouimt-�(MF. 1-4 9 —ING AREAS ZON 1i MIXED USE .. ......... ... ...... USE:to MHESIS... ............. GE L� .................. PARSNP DMP'A' ix L Te -------------------- ........• USE LK2RCLF,X US L.......... 00 DEXTER AYE Lu X w ........... —.D1.0AftN0 DATA E A, .T" 2— .......... —11K VAU. .......... C-6 PLAN-OPT C-2.1 :SITE PLAN ZL O .... u L rLblL r L lu Clo[I I>,I - U i .tl (VACANT} (t ACAYII I 7' i _ . 9 roNE 1 --. ' ,:i.`•OENL•HFQ.CO IVC Rt MMFItLIAL - - SMENT 1III i .. .._ •, y J. ......_. ., _ �.� .J •i I' � I I�LAYE E a, ) ) _�w .: �I^ u • - s 5 � :I.�'Y`1^ S•R'S '! 3'.. r' } �� I} I �, LGor.No For c;i y`• i ' �.. u,.y f 1 L EIx Irk: UNt ' I_ pl �.l�:ll}{ JI^ i. s m J � •i J- �J � F i7 ,.Ijl, JJ I I.-I! .....__i '1� r •�., - [ [ 1 L_7'( �, .i I,, d'p. I _ ,....r. RETAIL STORE I'. •. n,•,• vzcrn____ (_)1, [_l.. Lu i s� "I 1 TOTAL BLDO BFt I5Sr]873F :.• �' I r..,wrr,. b'txl; �B.rJAC. I`111Za AC i' Ir I I r<•+-'•'.`„ MCq.. � �`�Jj f I:;a I �'- 7 a �'(.} r, -- cl ilr!'� I ��.I' .. k ......... nANG j I OON4Nl PEGULATIONS y, .�1.§*.1§..,•.(.�` V ,,� � woxo 1' loseAcl l °C I I 7>• ! �� fl ''• �Illyli ,�� II inf ; I 1 ) I I ::r;r_ iDrre DATA•,�H' 311i11 I�IJI ll (�y li C I {--- f �II e"r_+M >✓ , >'L,�'�I II�JS°` I 'i-_ Ifli�.I SI<�t I �.,� y � ! 1 I I, ;AA is cI¢ilY:,. ,•.) -- (•A v:"i-u..,� ]'lr-..1ii111�.f Z r� Ie!..1 l >,,..rm,�-6�..,1.1..'.:.i� s ATA Iill �x s p' a \. Y`' I 0 ;I ' I• "' " IAERrIAL 1[ MM6pMMERG1AL MIXED 119E •--...-...-................ 1 Dl .Ir '�•I " USE�LgWlt 9{'ONE =0\r VACANT OOMMIEFI IALIIXLDl!Sr i }' a'•"••'• I O 4 i ! , USE' IESIDFNTI I I t 1 N 2 Z ZONEii,is J W a LLONJERC'.IAL IAIXC0 USfyt - (_ L¢,Y`witisxrB, �..a"=,� W �. -- _. •• _ irr1, ). U.A:.LAIiR1 F,S.. I 71 L I I „ t „na 3 I jj 11c o f ' GENERAL en_ays_,�� I :!e................. , .`....-. I I ,.1 NIIII N ' COLPADRCVd - `I PA��KIND�fiUMMAHy w •''y USE:LWBI1,CFyCLEK 'lTi ........ ......... F7 _ 9114 KGYN S[1 .. 8 ;'�. UE1CiERAVE - ., I I 00•p .. _.._..... ... t 1' ores 0) 6 i _.._._ _. ........._.._ n n U c: L NDACAP,N6 DATA r • �� p{ it r { j.:+..,,•.arr.r.e.,,.,s»„r.,pr.,..,•....w............. -::sac [[[[ ['J w,;..lnyn?71.drw WU4%0. Ii r .. .....P . ,..• .r.rea•..�,.:,.. :. ;,rt,,:e:N:..e.v[rw..t,,,,,ua,s.wn _ `� •.w.,.,N..,....».... SITE PLAN—ALT 2.2 I .' (VACAVT) (1ACANI) WSF-RESIDENTIAL) (USE LJJr 9IDE111 I]AL) •� I h n ZONE. .GENERAL fffi111 RCJAL I IU,.0 RESIDENTIAL) L)II_. . . .r,.,. .. _ ....� - ---- ,S` �GA(dB£RN AV£ I I.�,'s9 r. �- . �I . 1 �1114 I •— t �/i J _h ��`��'x�° e. � 1�� F YF 1 If-1 3 f IY• T 1L ! -I-r:�. •�A, !.L, � i)a II�!I I. I (•, ^,....w. ... � �� :� � ,r r...., t I•i '.L:•jr 1wS r ounOT,I �J_ C:pl.t - I _ ;r�J} 1 I z J2 f. „•.'.'. f.6x j - RETAIL STORE ( I V LLliil 7�1II71 C111 I ... . r] (W 1 -. )^ +�••_• TOTAL OLPO 6F:,61r99>eF 4 i I rvr ..wr�...rw {)j .... J l), A 1 �' l: FFE:1366 I nuYLbis�. I{II � or,AC •'' h x14,35 AC ? . ? ++aP .iLl,i"Sxt"L ni i11i ' yL�{LJI I,fI III �� II{II) Z � ] a �. r-I r,i , 'If' ``� zII ANC u,� 7" (.•j'M, K. :I 'y G1' _ Ti l�z}I .f�t �I�I LY) ti w a •s:, ..j�,.'l':' �J•�e� k'Ik L -4 ii) 1. - (.;s; � , 117 ...... O f I} . S F v' •,.,, :ifi 114,H11�?�.ii• _�II I3� �7AL r 'JIrI stx (� • ?'OI/FEOT� . - i ,;'•i i �a sne ? o ()N•� 7 �c o, i, jI III 0 1{) 1 — I , 7.11 J•• '•� �I`I II I ��Ii I �• 1 \ Y !1 I(J��' II '.k�. r +t tU. I'r.t.�/..j , ' }F•�,i�.I.�—_ Ij•3 L+•I•,•4 �_ J .N 1 .;•: ZONE r _ .AGNPI 4• - YUNE. Ir- L I' --YAY.hUEHC1A1•' LQIIMFNCIAI L6%EP USE •...-•---••• ....•._ /UVE I J ��4r '� uscr`LxnJDNstaRr. Lr•: !' ,'��I f41: i i, contniEriUAl.mlxEwse -I ;S:' a ,^'•. ,>...., i �a5 VACANT _ i^ ZONE r j _ 1 pUIl.91N a W LL OMME kctl IT ts_a u�l 0�1 u USE:LAF NESS� 'NJ 51 y N7 C e ! II EE , . .. ' • _; Il is i fr ., Z ">_ I - I + ua_ II, r _ 7I GFNLHAL .•-;r,..J: : ""'"' ""�. —06UMMARV _ J j CO,AMERf:IAL � �Q w(` A'f•N' F11yy • USE:1106R,CINCLEK 2 zy F g .. I_................ ..... i,. ..._._ O ... �• G I ( uj :}. ..::•... ....._ OEXSER _ .), 6L:E Kev_Noores((i ................-.. �'.i (�....r.:,. (�i•„i:'rh«.n.wr.+:.srt.avS+r.•.err...w..v.Ji.:r'i H•+?FP..rv...._... '.;.1. ._ _....._... ' j r Ij LANI>SGAPIN6 DATA ^ C.,trr.•r,t....r.,• I �y _„.,.,.n>v,y.._pxlv.erre�:•.,Itr•..v •. w r.p I, } -v' lv i � L IYE NOT68 C"�";;'i �,:wen,re.�.„tr,rr_rt•rr..sr.�-.+rrv.Ah ��, i. � \ �1:rwrsr¢r>a•,+ I jl I 1 .µ �, ,,,_,• nar. .ru,.ur... •-n,e (t•n r-r r,•,wn. r,nw.w,•,wu w.•..unwr,aarr.s OP.WIC:CIE•[ � _ ..>w,.r.<+e,...rnnx.,t nm nv...wT ra rr v+n: [?.hMo-K«>w...,,r.,....-.H•r.Wr.l,•......mr,.,.,...�...r...t a�� SITE PLAN-ALT 2.3 .. I• :` ° ,.- ... }::' a.<:.i F i r' P — ., ' F s -� ass _—•al :I '�� "��,Y.'�f l �,�.t"<'1s' '��" � _ I •.R � .... �� S I; f •Sr9N}lny+�fIC„ L RTA RIL STORE -{ Y J 1� '� } sornsasacsr,1cias fit U, ` as l:. /jvi / 1 r. e2YF .� /-. 1 \ n r I _ ' a f'! '•-. ! i 11 II ...�. _ y'. 1�I � Yr. y LL •4 ' m 6Q' W3Q ...... -- -- M1 1 �I.i..1�: z d - 2 SEILTERAVE,.._.:._.I m MS rW o00 . I _f , 1 n u i II f r l n ' --- '•� 1' i y c to ou _. .......... .... i I � �.< GRADING PLAN C-S.Q ___-__.-_-,•,.,_1l3VCN,UIO-tfAE UEINL .... ............. it -CAM E. ..................... VZ ........... r still rA Li,;jJi i RETAIL STORE 3 111JI,I '[I LL-j T. Q t 0 1 , N ��: �i� l v 771 y aulI ,91 F ... ... ..,. fill lilt Uill H4, "fl LL j Hill gl�11 1 .j ; —,--, I"I ilj ill J!I[:sjjlaj J.j i�i Lu TH—r I lhkt /iv Blit V; w z lam. F ...... --- ------------- re .............. El"44 ........... UTILITY PLAN C-4.0 I .. —..-. . :... _. AEO9ERN AVE r3< 'Wrl�/r �'•j ) 1"* I °_. 1 1 - I�l- :�.:I.Rt. r --4b I.a , i,f'i k ,J_-_ ` t I 1 ' 31 o'._b C .. ....LjS,.'rJ/;•.",�4 i " i� I - or ) RETAIL STORE T'OTALtl FFA 1]0]S,JBT fiF V l{,I I •_ ii i�lJi '1'r• . : . '8 u'�o- _ � y I{ .... .. L'� I ri[}i i - - (E I . .• i I I r 7`lbi.i.vll: 1 .lI 1 j . J41i: it A r" lil} Ilrl•iil tTiily._I 'M71.aI ��fi:It�a�,11pIIC— y � ,.. ,��:•!d_i<..� III I�'f� � � ,�.• 4 �� cxlrr�1. I .. _. `f�`. !' ..E"•s" 1tTiY4 a__.. ��.�. III j li............. LL .t 7i• f II7 .. :1 ] i r �: �� I� .� •i. I J eI, e 11 ',�er --._...__....._. -z Ir.-.i , I I Ij •J e O .... 1 , i a ,r: r4 i I .tz'�r, j• t:: t Jig 1 Z a �J . DM.FRAvrx:..........1 ... I i i i 3I � amc3 I ::. .:..... .....l ........... TRUCK TURN EXHIBIT C-5.0 ...................... ...... ...... -7. AV .......... ............ GAMMERN ............ ...... ...... .............. 1�1 lb U") uj ............ .. .... ;;:1 mq- ,- �1 4� -T t ik ji u i6l C, 1\1�11 It RETAIL STORE TOTAL SLOG SF 151,397 SF P!ill I II N"T IJ( &.8 Ti ol ct)l o�1 oF) il'll '' E J(D."Li A fig fI. P 4i-Ii 4�1 If PLAIII, P 0 (D 0 0 0 L (TINK11:11-1i, ................... J, .......... LANDSCAPE PLAN L-1.0 --..-. - _ Lake Elsinore, CA ##2077 Walmart ................................ ............... . I-Issued November 16 2015 1 i 11 t teiji u i t= fu-' .4 - , ................ i I !\ S S, Ifi a _ i 1�' "".:., .-:. f 1":=�s��,�,.�t.A�J.,.I:��. l�l.i � W" •��"�I.1.1:.: ,y.. - v:�.. .,.,.. I n ....____._. ._._........._............................._._._...-........I._._._._._....._._._._..._._......._._._....._._._..._....._._._..................._._._._._._._._._._._._._._....._........_._._.........._._._._..........._..._._..........._._...._._._._._..._._._._._._._._._._.............._._._._._...._._._...._...... November 16,2015 a 1 tl�l'� #2077 Lake Elsinore,CA Shell Plan 2 _ irxi_ , .. ......•_ _7.._.__......- i •MSz.It FtFot,<[nin.nuM:lv.I:.i Faatta'st[u[[gtlltu LuiWrp imq.tvl,ul,a.ea.ePe✓r.e:imefti.ed�mxdrd'/nY.fvmN-titb.YLrghw„I NaY�"r,e4..-:�+:LmN.du,tan,I.ue,11�L.N1rg.acb�di1.0,N:.n:MY�mY.hleb,le�vn I—Am WW Ettgn—j" I � k If 7I'tL r 56f. Z 7, 0 I RCTAIL STORK t C��ail''•I�q Ifi I�fl��lo � ! �f.. ,fii I: �If \ { '�{ l �T,jII,J +-\, .rl� �4 0 a S'y �� L �(er i I- I 11•�r 11 I 11 f ��'� �' .�T III If i i U -If � �1 u'' f�))a�f�,�.+� �'�, I ,rl,la-e--- -.-•j' II *-a L l !`� 0' I �I tt I ! - I If1 .._.__ I C "fly �� l 'Z /I 1' i'.� :... ;; •-: z s ul I'1 H I,•IW ]6+M I Ffr tfi �I 11 1 I.oMUN A'.LM1,u+.V a x + - t u-i,; ..... '' url,4'� :.I III ry ..,T m ._..w 1 :J- {v M. P , III``III IIIIII``II + I i + II� s 1 e I I I" S 17 umeRAVE J e$ ..� 1. .•w„�. L _ 111 6 N \ JJJtX�i ,_. d � t 1 . SITE PLAN c ;._...._._ _._....................._._._...................._._._._._......._..._........._._._..........._........................._._._._._._._._._._....._.... _..............._...._........ ._......_._._._............... ..._._._ November 015 ��/ y g 1f2077 Lake Elsinore,CA site Plan_.. 16 2 YValmart,:,�• . I --- .......... MSPi4M[itxP1A1G:Ytl•1Y..N(P fGPlM:1FKicxlte MiYtliylrre,elaavnare a,t{r.xma•�.PrP<[,mrnukws.Narrt:f,ti.tp hiMloy,nay:n�.airu.roM.ur:rv..F<Ncr,:t+rt.ht.rlr...:y;¢r+i.a.-.mtnl H,,;letr,L'i.m:krintlnlu�a,tw:Pt::.fyP•+,4,<te.,valua•ailaPa:.I.Wi.rLEYe�3vdaau Y:.�u..u.,rnaie�:n:f pOi,l tl:+Gn P..luty. Elevatio..ns............................ .. ......... ........... tnn �PRt�..t�:,,,•,,,�,.Ir.n.'��.. - _.�'KK�'.�._Y _ V°�:��.�-- �u.;W.,t.—� �,.u,,, .t,N�r.� '?•:�- vr.,..,.w.... ?rr�.::P .z,'�'.;:� i -�� 'r�— ��w�•� Jsr-s--,r .,.rl» �w «n.,.,..,r•. �� I Graphic Seale „•,.,�...,• I. ..u.,4,.l,Rr mn„R,rr.,..�n..,r._i a.nn,.< '-I a..RPxr.Mr.,,.r. "'a„L,ay„aL,a•rnt• a.,:r.�e.,n<.,V.lo., r.-.a,r,„„rn.r..r L..rv. <wnnr.Mnt r.»a. r,.Nl e„n,,.n.n. 05 20 So t00 NORTHWEST(MONT)ELEVATION s I +` __._.. u,.rnn,uT IVO MAWNRYeALE6 PALLET SCflFlN WI1Li ,0'-0'NPEOINY a,t'xtn< 1rr�4'MMONRY YONMYTOR nernr♦,Rl,.nm SOUTHEAST(REAR)ELEVATION oPGRxuPEcrcuxG sLPunwntl 1GEIXMEMIL zl- 1 �r ._........ 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November 16,2015 iW #ma�g #2077 Lake E€slnoreCA Perspectives � L _ !•ISN.vttlTlS[YSA1h:N[hLY-IGi FrfCM]squ[uvlh•Fu4hp.rat„Jrn rare.rwrraetfxfanm[R,sin entxJ,Ih,euOd lFawsraYm rR' m...nh,_u can h,y,N,4aunq,et�yq b.M irmtTpn:;1�W.,1.o'Tr,u�Ye,�[✓esgY,.mtnuttvn„�iiGxn,nb�Nlry4udJxq,.al.awiawrc.Fnv�n�4rnrmanvHP��.t,�ln� I !Y'f i. r` - d , 3 , " i �v .. .,, _ _._ .... ....................................... . .____..........______________.....__................................ ..... ,__....... November 16,2015 W(�Imar& : $2077 Luke E!s nore,CA Perspectives I VV t `--- OfSiLv Ni�51Y1Ir1UV G1lY-1MifOPCtl(SIHY[1[IN1M triltllMk+7er:lrwnarea rrpartn:Y.srralrN<urwn dellgnN:YM m l llrt ti4gry N.yerruYrrr rehv':a�a�YWcesln rd:•,1rrv,lwv.Gr1.rk+lrro.o�n4%ee,l l:Naiiemuyra:•rIJ�rr.Nre,am:rr,f,fcn[rryY,ttnf:r:MvnYtri::i+�r rryuYM Iry lu'4.IIrq<M•r r:r Ier;.>r:r,:.rr-,•,rtNulrulAeign detrtr9. 5 :>lJl 9 y s -i' 44 S,f,+�• `x,G`� *4' ^4� .� �� 1� 1'.reF jy�, b ��Fy r #n iiffs 14 � �� I i I ' yt "Cy"+ "F e C, a _ ....... . ... - ... . . ......... . ............................ .... ....... November 1G 2015 12077LakeElsinore,CA Sig tI'me Study fromVStreet alm�� 7 I Nfx�•}ysir:rniuv,srlY•+Ar1M(Cnfli:ueleanarw:fwglrc yrr dxwasrn M•r:ree,l4.ndrdz runrnleYgikxra rnM�llrl+a'nq:r�9ermli l+arrNl::ru,rv:irrn�n ,:rsa,F.x,tse.iliesiM.en�ImryirtFxn%n:%.rid.,trrsirc.iwui,l.PrvrA rgi,rarr!—W vu1—rMlrvdil—IdIM«Ntuirept:ar.rrakraiwfvW Mayn devllF� Department map ;.._. ....L.... .. . . .... ... .. -- ; E' ;iLegend _i j G—A Niercluntl'le SA. Gcccry I M4 IY mm 1Y :c QQILob PI ` 1 Sa .t 1 't IPS IocWoornAleclevnRA— *4 .' - G—ety:uflPwl AFto . .. � ;i ;z`•ki Ara 4ryM ..........',.......... _ .. - _.._..___ YfflMlCMfM.nCMitf AYM:� O ;.r ........ .. .. A\mnrl WldPn lenlPf .F t .. :i�.-...-.. CJ . _ .. .. .... ... (; e r i i i i i I r-._._._._.. ._..........�........._.1._..........-.-....._........._ ..-.-............-............_._........_._._._._._._..............._............_._........._._._ ,, . ..........................-._._._...._._._._._........._._._..._._.........._..................._...._................_._._.........................._._._._...._......_..._.........._................_._ ._.-........_._ .. I November 9 G,201 S 1 #2077 Lake Elsinore,CA Depaftment Map — RlSffilliJl¢51Yfa11fMbILY-NGSfOR<ULSIf:VCn�MLMlrAtli6IM�<,Wwoar�,yY:,«:a::cncl:Ya,ii•rcr.!hYV�F%rctrV�ilx lYUlknpk+Ntr eaY^�r,uha,w,YfW'::Inmkr.tw.M1re.tin::heLiry.emdMtliy:rlf�MLiY•r..av,laY,re,IwM1 ttKt.e.belfyb.arn:.nrt%�vytly�nl,gLUl:rrF,b.:Mirl,�•ui:.�re,iut�'+!aul:crfiNErrya Ee:e6y ....:..:..... ''•'rf.N,I;I[�l�'ll�'�if i� i wu..o-r.., i \ L".-'a•m;:.n Trash Cans Benches i 1}�I II�Iillllllll I A'inu j i{ �� J i f�l'mnl.' i6 ;� o. ..I I,rr„a:StiGetrxaa;;w:..�ri'1I ..t ,.uv. ,........... CWIAIHCn LID ......... :- I {{7 M'Cl•CW IE14( � i l.. �..v.�„..- 1 .,,•.,:„e.,,,:,•,�,:�„tip.,. . 71 r: r- .,... ,< ' 77 .m : i fl, ff. �f ...,..._...._. ! _ I 31 i I jj l 4 7 t „ J i [a III[r dell Cart Corrals 1 I I._ �+� nl¢ «acJaacstxs ct J--- I wx ..-.-...-.._.............................-...._.._........_...._._._._....................,.._......................_..._.-............................................................_._._......._._._......-.........._._._._._._._................._..............................,.........._._._._._._..................._................................._._...'_......_................... Novemtx r lfi,2015lWalmart r 92077 Lake Elsinore CA C She ets Teets .. I - --1.._. .....- --..._.__....__..... f OLNL4I4„W,'IMAIY.AY(WlY-M,1 JItR((NSiMKiI[kJ il,rlviFA'ip irre.rM1cwnauara-rv}er,Ulbn Nrhr turnf C.,ipnYrvM u�4•IrwwALyla.q.„m.,�,,Net,ra•N•%�riivN�.Ir�e.�,r.,la�,F.aNw,a,m!mtlyMf::m3Y•.:Lr�}Y.b.T:+e.rursV.,l:.xvr*,.en�e.µlr}nµ:irlw�,hvryYe.{Iy1:uiAy.le�uwG.,rrym.Y.ttiWttivu!�Nr n�If:uAYn. Parapet heights were raised to screen the RTU's from the property line. 41 +• ''`,> This sheet shows what units can be seen from the nearest highway. This view reflects a 14'change in grade from the store's finished floor elevation and with parapets raised 5'above the roofline.Units are shown painted to match building color. 1347'feet _ VIEW FROM HwY RIGHT SIDE AT 2•-0"ABOVL G+tp VITW PROM IIWY FOGH1 SIDE AT 2'.0'ABOVE GRADE x>. I ,� #2077 Lake Elsinore,CA Views from adjacent hi hwa s , ,1 1 November 16,2015 1 9 Y Walmart.r.�r ; 10 ................— �,W.gAl1gZ11111�i[:,Fq[Y-AU!ICP.(W]1RVC1 XiilklwildinJ k^a9w.Ir+ewna+Pnrryxn,rta•.bnoflM r�wrcM tkYT Y.ryn mNlM1e Witlin9irflr..aY^:irrG'eteYu<n,lnttla,law.Rie.9nr.M•eiin%emFlen[LJM1r N:m,f.Y.MMerYen,b,dne.,cn:ia::.fcY.rryk.(c'nawFeveria:ix,MPard G/WlMry[cdrrnlMA�rm,mi'.ri+bnYWtl„IgntleYlllry. �' t ) Parapet heights were raised to screen the RTU's from the property line, This sheet shows what units can be seen from the nearest highway. This view reflects a 14'change in grade from the store's finished floor elevation and with parapets raised 5'above the roofline.Units are shown painted to match building color. Iti Ab5.1V;;ViiITSJC 1638 feet VIEW FROM LEFT SIDE AT 14'{I'ABDVE GR4')E 0 •r - }" rcX <a VIEW FROM LEFT SIDE.AT IWVAROVF. RAVE ss I`, 1November 16,2015 r Y2077 Lake Elsinore,CA Views from m adjacent highways ' i 11 nco.urxt:rm•r•waxr-r,arrcrtrmsxraceu�rlroi.r.«non^„r.,..,,.,,,.:>+,..:w:numoa.ew ce.m,ar,a�M.n.r„smn.«.oe!...r..n,.!M.!rxr:r.!mo,!c,!....r,o:.W,:,!.a.,.,.,r;errkn r.:oar.�ex�ze!m:.a...,x,.,.r..,!*.amr,sm•a,n.sH.,,.,ynrorror,wu.m.,ro!:wxn.n•.wv.«.r•.i.r:.,oa::.x.,+ r AIUHwUHUr Mnmaaf[ mmMEJuIAILosnccmlYnu p - CA 4N5 FCBIU[ S'N„S]]W1fU:nIANT' f j_ 4 -1�1 � �� I ri%i:• f#j'S. 'c' I 11� :ram.-. .,., _ t! � -r: f�� -I I f�L I ....I_. iL[rArfNFncJR_r - r, I.a4V4N FAC[aLUMn - ILWANYAilON -- IlucN[scflnsl,us I aaro .-O 6a 11 a a �� i r'f eJ 1Ll;l] T 1 I R Ijgl 1 Pl1 Pi. I Flu Iwgtsar>rw \ L,i11{Iy� 1 , Ir r rYe3'AIMav<fMFI x• �l^��I D \ 1 LI� '{. �I-YI � I CNY 4A peTnll.STORE -A� •r � 1 s ea.fi:l,e„ III� I mNMVN 6MNM.( L Y IFYAYfIC1U .. S HSLnifU51 CC (ApNETMnI 'r:M45Wtnx] rNFOU4xfI[f f t}] "� (rrEElI FA4.Y.r' l IIIUM NAnGr I UUMINA 1' I ,lLuv Nflm c�— `-I- -IL.J '"— � �n� r�tv."_ jt fl a! Ib ] ,:,T.ik;1 r.lo•nIT1 ��,1 � � tin � I 1 11 I 1 i i. `_ ,�J��f�� i i I I s.:as+� AwH YmmaJcvrr.,uYni , �++FirniwLA "`x r� �y.3�."3 = :I I I� �.,n IP 1i�f.II 11F{�itl If iif i d11T'll��lt(I lIjal '_ - f � - -• e ! ' rAaa�bYflLix r,_�_,.z. f e t 1 jr L I lly li! ! •I%NIlLD 'tr { Ir �� { ��P{ � a _ I Jlf I� I-is.h.�1J1.Ala.�\._..✓ 1 fi ZZ tta j ill qJ Y-,(r 51 11 t 1 }< nT�; k- 0 5 Graphic Scale 25 Signage Information Site Sianaee Guidelines wnNNnuv nwwNM:a This Project required a Master Sign ProgFan. scewwn•aaoa Integrated devela ment Sign camtol exceed 320 SF and the Warman is 95 Sf with MI •cu>A+�Sv:N.a:Ja g P 'r— ... ---T tenants at 49 SF each for a total of 291 SF. Monument sign cannot exceed 605F and 6'in holght. 1U�I a ! • Y ��I Allowable Signage Area:390 SF{not all can be Walmartl Nuytssluaazzs-- Current Signage Area:155$F �� rtNl[4fal(gONf`Nrl%((<4U•fKltit J ... .......,I...........................-.............._._._._._._......-..............-.........................-._.-.-.-.-............-..........................-................................._._..._._._._.........................................................................................._..._._._._._._............_._._...-.-.-....................-.. 1 Nove W mber 16,2015 #2077 Lake Elsinore,CA Site Signage ; 2 Walmart"' U(514Y MnJSINIA]M:NGN4v.Nbr inNC(r:SINSKipYlb L,erN,a H+V>S„nanar_a rcPvaw,:,5an M1Ne,untH arSprHain uJf.ir,e yUJpHyNe,gtSnayrcrrekararUtery HrG:r,:en.bi.Mix.i1J.iu.ASex�LenlylN I�:en:hY.re�em,,,l,auee.tcrnr„tMu11bI>.tmnrurrrnvaln�cnetwU�urvJ IYUUIIRI-�laar,w ImN,t:,.n.,.n�a,n lnul0„ynEtt,'JHI. Walmart :.. n ......... .__- .__- _ Lake Elsinore, CA #2077 Sign Program . -- .......................... MO, Issued November 16,2015 ._ _ . .... ..._...... `ti" vhVq Project Directory Table of Contents Oar eer Definition of Terms 3 Wal-Mart Real Estate Business Trust Required Signs 3 1301 Southeast 10th St. Prohibited Signs 3 Bentonville,AR 72712 Tel(479)204-0514 Temporary Signs 3 Fax(479)2S0-S697 Sign Types 4 Contact:Jeff Davis Maximum Sign Areas 4 Maximum Sign Heights 5 Architect Required Letter Styles 5 Shade Lawrence C'Quinn Architect Required Sign Colors 5 222 N.Record St.,Suite 222 Dallas,TX 75202 Maximum Quantity of Specific Signs 5 Tel(214)749-0626 Required Illumination 5 Fax(214)748-0656 Required Sign Shapes 5 Contact:Doug Plummer Required Sign Materials 5 Civil Engineer Required Sign Allocations 6 Greenberg Farrow Accommodation for Future Revisions 6 19000 MacArthur Blvd.,Suite 250 Sign Change Requirements 6 Irvine,CA 92612 Explanation of Common Design 6 Tel(949)296-0450 Explanation of Sign Enhancement 6 Fax(949)296-0479 Site Plan 7 Contact:Barry Lindner,P.E. Primary Tenant Building Elevations 8 Landlord to Outparcel Tenants Secondary Tenant Conceptual Elevations 9 Pacific Retail Partners Wall Mounted Sign Elevations/Details 10 5225 Canyon Crest Drive,Suite 355 Center Identification Sign 11 Riverside,CA 92507 Walmart Business Identification Sign 12 Tel(951)248-1100 Ext 101 Business Identification Fuel Sign 13 Fax(951)729-8470 Business identification Sign 14 } Contact:Joseph D.Meyer Comprehensive Color and Material Schedule 15 WatmarE:-:•. ........................_.........._................................._... ..............._............................_._._._._._._._._._._...._............................._............................................_._._...._._._._._._............ November 16,2015 Lake EEsinore,CA#20775ign Program zJ o:sK.:nswus:rrrmxlr awx-,m��oxru srww.ibe o-,unoKm„n.,-o,:.,,<>,..r..a�„ru,.o.,..u.v:m,,:...,Nay.m.wurq ;r-.�+rxv.,;:..:r.�M,a:cuK.i...nn.m.am.,�n,n qr.i.M,b,.r:n.,w�...r.,,...,.WM�h..,,..ew.,m.,m,wreM:aMwna y,a+rw:.w.ro,...a,w:,ar•..:e,.y+eee.nna. Definitions of Terms: Prohibited Si ns: 1.Definitions for the following are per the Lake Elsinore Municipal Code(LEMC) The following signs shall not be permitted unless specifically allowed thru permit 17.196.200;"Balloon","Banner","Building frontage","Business identification from the Lake Elsinore Community Development Department: sign","Center identification sign","Commercial sign","Double-faced sign", 1.Portable signs, "Electric sign","Freestanding sign","Freeway","Integrated development "Light 2.Vehicles containing advertising parked for the primary purpose of advertising or post banner","Monument","Noncommercial sign "Off-site sign","Pennants directing attention to a permanent business within the development; and Rags","Permanent reader panel","Political sign","Portable sign 3.Signs which incorporate in any manner any flashing,moving or "Projecting sign","Roof sign","Roofline","Sign","Sign area","Street banner", intermittent lighting; "Street frontage","Temporary sign",and"Walt sign". Q.Rotating or animated signs,or signs which contain any moving parts; 5.Signs,lights or other advertising that constitute a hazard to pedestrian or 2.The following definitions are specific to this Sign program: vehicular traffic,obstruct free and clear vision of traffic,or be confused a,"Ancillary sign"means signs that denote a department or general type of with any authorized traffic sign,signal or device. service available at a particular entrance when more than one entrance to a 6.Spinners or similar advertising devices: business exists. 7.Signs which extend above the rooftine or parapet of the principle building.Signs b."Primary tenant"refers to the large anchor business located on the primary attached to the top of canopies and below the primary building roof line site within the development;"Secondary tenant"refers to individual will be allowed; tena nts located within the out-lots of the development; 8.Signs painted directly on a building surface; c."Sub-tenant"refers to any tenant lease space within the primary tenant 9.Sexually explicit,implicit,or graphic,signs; building; 10.Signs that do not directly related to the primary service or function of the d."Window sign"includes signage attached to the interior face of windows for Tenant's activity tite purpose of indicating hours of operation,directions and other similar reasons including but not limited to advertising sales or special events. Temporary Signs: 1.Temporary signs such as pennants,banners,flags,nonmetallic inflatable Required Signs: devices,balloons,and movable signs shall be permitted for 1.A sign permit shall be obtained from the Lake Elsinore Community Development promotional purposes subject to the following regulations: Department prior to the placing,erecting,moving,reconstructing,altering,or a.All temporary signs shall require a permit and shall be subject to the displaying of any exterior signs including change of face or copy on existing review and approval of the Community Development Department; signs unless exempted by LEMC 7.t1 96. 6r w and not including merely b.The display of temporary signs for promotional purposes shall be subject to refurbishing existing signs.A building permit and/or electrical permit may also the requirements of the LEMC 17.196.160. be required as determined by the city of Lake Elsinore Building&Safety Department. 2.Temporary window signs may be allowed without a temporary sign permit subject to the fallowing regulations: 2.No sign shall be permitted that does not pertain directly to a business conducted on a.Sign area shall not exceed 25 percent of the window area; the premises. b.Holiday window decorations shall be permitted.The duration for the decoration of the window shall be limited to a period not exceeding six 3.Store address affixed to building as required by the City of Lake Elsinore. weeks prior to the holiday and two weeks following the holiday.Refer to LEMC 17,196.160 Wal[1 art :._._._..._..............................................______...................._......._._.__.............. November 16,2015 Lake Elsinore,CA 82077 Sign Program I_._...........: a f a.S�4YHKE5LNIR1"Jrca"L"-::M:cP.IUvIPIYtxnv ii�iripi;�vrey.::lrwnaxer;r•x,n,;�yN,Mrw"r,:tl•:gnwm+my.lr<a:Aeu4 Mxrr.:mevrn ref�m.afa:r.",inu:v.,va."r•,wx�:Giw.+:r�.:m,::yrt Uie+r,.n.:riJ..:v,:ve•r"ie,,lntv.,£,w..vuvl.v+txe.a rewi.W;ry,"ii�.Wcrrr kngn:r.:mamrialmb..•i."�..e,.�Nuy Sinn Types: d.Sign panels on signs shall be double-faced. 1.Wall Signs: e.Primary tenant will have the top tenant sign panel. a.No sign shall be permitted that does not pertaln directly to a business f,Street Address number for primary tenant shall be located as shown in the conducted on the premises. attached sign rendering. b.Ancillary signs shall be permitted provided they do not advertise any specific products or slogans.Only noting major departments or services. R.Gasoline Dispensing Establishment: c.Signs shall be located a minimum of 8r-o"above the grade on the wall to a.Signs for gasoline dispensing establishments shall comply with the which it is attached; provisions of LEMC 7 7.,LJ6_= d.Signs shall be attached to the building or canopy,parallel to the building face.Signs may be mounted above a canopy provided the sign is below the Maximum Sinn Areas• roof line of the wall to which the canopy is attached. 1.The total wall sign area permitted per building frontage shall not exceed one(1) e.No portion of any sign or its supporting structure may project more than six square foot(5E)per lineal foot of building frontage on which the sign is (6)inches perpendicular to the face of the wall to which it is attached; located subject to the following: f.Signs shall only be allowed on elevations that face public streets or toward other lots within the development. a.Building frontage may not be combined to permit a larger sign on any one g-Illuminated signs facing residential zoning shall be prohibited unless building frontage; separated by a public right-of-way. b.Allowable sign area shall be calculated per LEMC 17.196.020. h.Sub-tenants may be allowed one identification sign pending approval of the c.Allowable sign area may be divided between business identification/logos, primary tenant and Lake Elsinore Planning Department. ancillary signs and sub-tenants signs so long as the total area of the building frontage signage is within the allowable amount. 2.Window Signs: d.Approved temporary signs and integrated development monument signs are a.Temporary Window signs are allowed subject to the approval of the Lake not counted toward the total wall sign area. Elsinore Planning Division. b.Signs shall be prepared in a professional manner.Signs may not be hand lettered or scripted. c.Signs indicating street address,hours of business,accepted credit cards, enter and exit,or as required by the building code are allowed and exempt from inclusion in area calculation provided aggregate area of signage does not exceed 20%of window or storefront area. 3.Integrated Development Signs: a.One Center Identification Sign to be located on Central Avenue as located on the site plan attached to this sign prograrn.The signs shall be located no closer than 5-0"to pedestrian or vehicular traffic to sign or supporting structure. b.One Business Identification Sign on Cambern Avenue and one Business Identification Sign on Central Avenue c.Sign design to match anchor tenant's building both in color and materials. Walmart _.;., ._._ . ......_......_._....._._._._._.._._........._._._.__............................_._._._._._._................_._......._._._._._........_._._._._..._........._..._._._._._._._...-.........._._.............._......................_.........._._._._............._._._........._._._._._._..._._...._.._.... I i ) November 16,2015 Lake Elsinore,CA 42077 Sign Program 4 11 � lk514V PFAfY,<i%FY.:RONIY••Ntt fCx(cASTRUC,Iaf FlweulbiMttretf tM,.nav Yrnr«tn:W<eMlMnin,rrtrYkieYuen,nn1i14e W YJn91n'.s%srrry>,etrd/re Y'rixWre Intakr.tant.4w.G.1.Hvlte}<nt4iu Ipla W.m,M1%rvuedl4uut,weliearA;rv[ee,ipanV.nnhrFul,?ar.,<pir<Ogtrs•Anur,<rAe,d MVMInt me:MW ufril W tynAa:r(in1. Maximum Sign Heights: Reguired Illumination 1.Text and logos cannot exceed seventy(70)percent of the height and eighty- 1.Business identification signs for primary tenant,secondary tenants and sub- flve(85)percent of the width of the adjacent surface to which they are tenants may be internally illuminated, attached,subject to the following height restrictions. 2.Signs for Walmart will be illuminated by LED and signs for Tenants may be 2.Text and logo heightfor pr€marytenants shall be limited to 8'-0"in height illuminated by LED or fluorescent lamps. 3.Text and logo height for secondary tenants shall be limited to 6'-0"in height. 3.All electrical signs will be fabricated by an U.L.approved sign company, 4.Text height for ancillary signs shall be limited to 3'-0"in height. according to U.L.specifications and bear U.L.Label. 4.All lighting must match the exact specification of the approved working 5.Logo and Letter heights shall be as specified and shall be determined by measuring drawings. the normal capital letter of a type text-style exclusive of swashes,ascenders,and descenders. 5.No exposed conduits,raceways,junction boxes,lamps or tubing of any type is Neguired Letter styles; permitted, 1.All sign fabrication work shall be of excellent quality.All logo images and type- 6.In no case shall any manufacturer's label be visible from the public street at styles shall be accurately reproduced.Lettering that approximates type-styles normal viewing angles. will not be acceptable.The landlord reserves the right to reject any fabrication work deemed to be below standard. jteguired Sign MateripJs: 1.The following types of construction shall be allowed:Lexan/acrylic faced 2.Heights of separate signs may vary in height due to sign height requirements channels or acrylic/plastic face icons and logos. and ascetic compatibility to the wall surface that they are attached. 2.Painted surfaces to have a satin finish. 3.Color coatings to match the colors specified on the approved plans. 4.Signs must be made of durable rust-inhibiting materials that are appropriate and complementary to the building, S.Joining of materials(e.g.seams)shall be finished in a way as to be unnoticeable. Visible welds shall be continuous and ground smooth.Rivets,screws,and other fasteners that extend to visible surfaces shall be flush,filled,and finished so as to be unnoticeable. 6.Finished surfaces of metal shall be free from oil canning and warping.All sign finishes shall be free of dust,orange peel,drips,and runs and shall have a uniform surface conforming to the highest standards of the industry, 1WaIC art:,, r._._... ._._.........._........._..................._._._._._._._._._._..............._._._._._._._._._...._.............._._._............... ..,...._._._...._._._._..............-._...... j November 16,2015 Lake Elsinore,CA#2077 Sign Program a , ;KA4YFFXHMN;AiM wry-ixryt�Frr,.tisir��ci��'ti.�+nisi++,�ey�-,:;r,.vara,eprcu,o,rFn�w„inmi,i+synn�nir+l,in+�ai�unq.:�imeynM.iXe.i.:wrw;p,uv,;yM,au4;;r.,:lu:4rAs�r,+Aiw;isl:rt,n:it,.,u!:.�e:�+iu+,+mu,,,l.,rt;e,�,�,�,�;�-„ni:;ara,eY,Y,E bi WFAM4,We:p,n�[�.ir,,ma+eue¢rGs.YNHi pe:zllr) Required Sian Allocations: Sian change requirements: 1.Primary Tenant 1.It shall be the responsibility of the Tenant to have signs pertaining to a.Freestanding:Allotted top primary panel on each Center Identification Sign. enterprises or occupants that are no longer using a property removed or b.Wall Signs:Allotted as noted per this Sign Program the sign copy obliterated within 30 days after the associated enterprise or occupant has vacated the premises. 2.Secondary Tenant a.Freestanding:Allowed one(1)of the bottom five(5)sign panels on the Center 2.Upon removal of any sign by Tenant,it is the Tenant's responsibility to patch Identification Sign.Outparcel landlord shall determine secondary tenant panel all holes,paint surface to match the existing color,and restore surface to positions original condition,or landlord reserves the right to hire his own b.Wall Signs:Allotted as noted per this Sign Program. contractor,make necessary corrections,and bill the Tenant should it be deemed necessary. 3.Sub-Tenant a.Freestanding:Not allotted. 3.It is the tenant's responsibility to maintain their signs in proper working b.Wall Signs:Allotted as noted per this Sign Program. order and clean condition at all times. Accommodation for future revisions: .Exnlan,Mj_q yf Common Design Elements: 1.Design of tenants exterior signage shall receive written approval of the landlord prior The intent of this Sign Program is to ensure a standardized uniform style to fabrication and installation.Approval will be based upon the following throughout the center while encouraging the creativity of typographical conditions: and iconic elements to develop interest and style.Signs must be a.Conformity to the conditions within this criteria and local building code. architecturally compatible with the entire center. b.Harmony of the proposed sign with the remaining development. c.Each Tenant shall submit to Landlord for written approval,three(3)copies of the detailed shop drawings of proposed sign,indicating conformance with the criteria herein outlined. 2.The landlord has the right to refuse approval if any sign does not conform to this criteria. 3.The landlord has the right to revise the design standard of the shopping center. 4.Upon landlord approval,the appropriate permits and approvals must be secured with the Lake Elsinore Planning and Building Departments prior to installation. 5.The landlord shall determine and approve the availability and position of a Tenant name on any Center Identification Sign(s). 6.The Tenant shall pay for Tenant's sign panel(s),related materials and installation fees (including final inspection costs). 7.It is the responsibility of the Tenant's sign company to verify all conduit and transformer locations and service access prior to fabrication. Walmarr' ........_._._._......._........._........................_._._._._............_..................._._._._....._._....._._._._._._._._._._.....................•............_._._......._._._._._......_._._._._._._._._._.................. µ _ _J November 16,2015 Lake Elsinore,CA N2077 Sign Program I 6 11 _ L revsHru:u:e:u�.-..cv�.-„nirca:cnseroxrre..n.aani�:�..,>r„�-.•••x..,n...,M„x.�m......�asa.Ma.,a+�.in.sari.vrwn•.r^::,.•:.n..b.�.:«:na....�...n�.wa.�•mrm.•m,mn;ni.Kmy.o-.,:.,on..:.:.•...w,,,ci:o,h..rnru.:cn.rai...,,ca•<a,n�.�nv.,n<wm,a::.,,.�,u:aa:ar.,,:e.,Mu,a�m. Site Plan {g 1 •-_,\-r - ! 1 BEHNAYE i-- --�� '-�—_ �, 1 Y• - 67A —.---.-.. _ . N '`'].: B26 i� > , i i r r,ll; t fh �� _ 1 , C. +l f ,• '} w ,,, i� #I., E I�§f'r RETAIL STORE x �! i {� u�gQi 0 If y. I.fll . ��'• �I` 1.� d � eoiN t{l, i� l�l°.Illr�i�� I!�?+1�1H�filrh�'�I� �: �� ! ��j` r �, � �o LL M l" I 11 J'' 'sln VA _ t, icr,c _. c�uu•kl'o,y!{,At( 5 {': Fn z • III ....- 'y.l01 ' li 1 a 1 ueX7ER AYE �+ A f IU a awz SITE PLAN C-2.0. Walmart _•.' .. .......................- _...........................- ._..... ......... � i I Novemb er 1 G,2015 Lake Elsinore,CA#2077 Sign Program Site Plan r=<,r:rrxers.::vrxr„r>:.vc=:ir-Eno;r�•x<rn:rra�ce[�vn.�,arrow,.,»>n>...>,e>,.;.r..v>.:-.mna,.�.he.,:y.,nr...:.,,h.ir<wnaun'..m, errv.+rer rsa.c:iaem:r.,a...m our>.ctiMa,uae>..in�r ircm.xy,rax:;nx:a:rcmmr,.cn:o,r•Y:..c>.,:•-.ra:,e:>::>,..n.,�,.-,nvi*•n,e.«i,:,.i......:..r......<o,i...,r.�vr,.x�,ti..,a.,� Prim@nf Tenant Elevations --1 /-SEE ................ ............................... ............. ........ .... ........... ................ ..................................................................... ..................................... D 520 SO 100 NOKrHWFST(rROMI)ELEVATION ............. ........... .......... ......................... ...... -Z SOUTHEAST(REAR)ELEVATION .................................................................................................................... ....................................................... NORTHEAST(LEFT)ELEVATION k..2. Wil SOUIHWES-r(RIGHY)ELVAMON Walmart ...................................................... ------------------- ............... November 16,2015 I Lake Elsinore,CA 02077 Sign Program Primary Tenant Elevations ------------ Secondar TeniEnt Conceptual„Elevations 1 S]ZE;1.0 SQUARE FOOT OF SIGN AREA PER LINEAR ij— MAXIMUM 80% - I FOOT OF LEASED PREMISES OF ADJACENT SURFACE MATERIALS:VARIETY OF TYPES PER SIGN CRITERIA ILLUMINATION:YES (WHICHEVER 5 LESS) PAD TENANT— ..._ --� LENGTH:E GHTY PERCENT OF ADJACC ENT SURFACE AND/OR LOGO SURFACE;Oft 4''O'MAX -------j HEIGHT:SEVENTY PERCCNTOF ADJACENT SURFACE(4'0"MAX) - ------- ----....._.._ ---'- -"''-'- TYPEFACE;CUSTOM LOGO AND TYPE OK COLORS CUSTOM COLORS OK a0 9ELCJLA, Y SIGNS:YES(NOT TO EXCEED 25%OF TOTAL ALLOWABLE SIGN AREA) � x I�I I �Z.. A CONCEPTUAL PADTENANT ELEVATION 0 5 22 50 November 16,2015 I Lake Elsinore,CA#2077 Sign Program Secondary Tenant Conceptual Elevations 1 ULSYNIIII:{SLr,L•IK:�CnLY-.�rlf�[f.\SIRVCIKq IIx LMY.Byer.aie,aMwn.earryyfrnrnrimefpwnnirr:Lb.' Itx hiR:. ...........__,.,z.,. r9n ln!•mmy. ,LT.a�..;.,rn:l rflM,,,-IrL;;xr.:n,d>.tui.l.i,.tire,ela4m.a:..l:anr yn:a: net,mexnLlr,Lr.aiw,,e.�i.n.fm;.4ax Lua:n.3:n.ones,n,rnwrJhvbLMMn<nl„crnrin�rrl.rnaxrif.,wf�.lile,ynrfe<,lLrl Wall Mounted.Sin_Elevations�Details =1 WO..Q_ ,,. -- WALIAA.RT BUILDING SIGNAGE SCHEDULE ,r.,. -- -_ -- - *..__.._...._. _......._ ,. - r .y......__.. ......_i .........�.. I _. .. ......... iyl�Vll CA` -,- !' — xi " Home& harmat - ri y k � � dutdoo rx$xx lvx ,�I(;N AIIA(,I�A4LN1 �j�-.5IGN A7'1ACHMENT Q-SIr.�N ATT.ACHMIFMT WalmarC-<-:; :..._...__.....____.__.__....... ..._......._._._._...._._._....._._._............................_._._........ ..............._._._............._........... ......_._._._....._._._._._._._........._..._...._._._._._......_._._......._._._._._._._._._._._._._._...._........ --dis ----- Wall . ,.{ November 16,2015 i Lake Elsinore,CA#2077 Sign Program Mounted Sign Elevations/Detai€s ; 0 ........._ •M:K#P[IIItSfMAA]N IXiY-tAl fOPC(IM1YIRUCIIi'MTi44uiMM iY�Y^„k<wn,w>teptrcT.Nitnolllu<uun drLgnNttiN uJl-SM hiY•Oingit�gosira/n•:[rtf.N[,ariYrtn,ln enu,wree,Mue,tlar,,!adim,uw1Y.m[IgM1tlr:EnuYrirT,'r,iJ,rt.,�N,,tcn`M,:.ItM,p4,a+•„A�'K�nwr3.'iealrt�itM b/I��ihlirri tubtulrMttUuc tteMMrmriM,uY,yntl�i.iq. - Center Sign Area :Primary Tenant 107.00 s.f. -Allowable Area 320.00 s.f. 10 iM ALUMIMIkiMPA vr STUCCO UXAN'ACED Kiln Mi Wa I ni a r t�� _______ � Lake Elsinore,m#20mSign Program Center Identification Sig" ~~~ ^---^ Walmart_Business Identification-Sign. Sign Area 54.00 s.f. Allowable Area 60.00 s.f. SIGNCI.P NET•COLOi e; •pOPANOPIC PMO.V)f� � __. �y: R B1del @ aT 6V GHCJI ETPEET --PPECASICAP lA0PE55 NVA1?ER5 0�. :;.:::.-.e.. ••... .s' LIF::� .� ffnCF CA.V'RICHEIEIO If JD Walmart: ,-. . . ......_._._._._ ,.._......... ........._._._._._._...._.............._.. ..........._................................._._._................._.................-.-............_._._._............._._._._......_............._._.-._.-..._...._._.-._.-..................._...._._._.-....r..............-. r..-....._._.. € November 1G,2015 � Lake Elsinore,CA g2077 Sign Program Walmart Business Identification Sign � 12 ...:...:.... .:ranrclxrssnuraNrnrv-Ixrreeec s:raK,h:N nv m.v+.yltiwro.w�,.�v.„;....,„.,acva:w.a.,rm nr.yonxvl.mi.Tnr rwmPuvyr..wlwr myu wunm.inmw.:wr.n�.mv,ami�.v�mv.m lyNam.v.m:v�.r.«uFr-.wc«v>serauN..,e.,:.,:an.,,i.:.-...,wwi:nmrn:,Nm.ea.,«m�P«:«..rc.xrri.«o-lla�o-i.+nea+uq Business Identification„Sian Gasoline Dispensing Signs Pursuant to LEMC 17.186.180KW� Sign Area 9.00 s.f.x 2 tenants Yy„h++R 36.00 s.f. 1 Allowable 44.00 s f Option A /'lU' —AIUMINNM CDA4[CE "'pl ?l 1] ITIISIMMAT(IISTUCCG ALUMINUM B0.6:Gg0UN - V _W.�_ _ WFINISN.5WV75]) WIFII SIMULATCDSTUCCO 'MEADOWLARK' \'� 5''; tiJt'• `� � 1 1 CnY f FggSKSYl YI695 •LNTCPNAL[Y ilLU/dMATfU • w_ 1 K 4 TPDMEOMYCAMn T SIGNCAPINFF COLON Id,s 'DUPANODIC PPUNZE' ^'"•' '� I CIrY L000 i a• � ^ l7 t,Ji a\�` ; o �. 6'IIK,Il STREET � -. ':.�� •',�:} .: .,...�::: AVVRC5SNUMD'K5 I INT(GAM COI DR S(!T{I.C(C.V RKII(IEL❑ �,� i�`i 1��`b�q�'.w-•,r gs'+hG��:y.1'�Sp"v� / (a[3 - C'rMl:it�:alc Is 0 YYCals! a 6 ._._.^_ ...._._._.....,..............._._...-.._............ ..,......._..._._._._._._._._._._.^._._._..._...—_._._._._._._...._...,......._._._....__..._..._..._......_...._.........._._._..._...,......._..._._._._._._._._................._._._._....._._.......,...._._......._._._.............................................._.. November 16 20 15 Lake Elsinore CA iF2077 I ! S'( ! ign Program Business Identification 9 ,:.. 13 [Nh(r41aUtL[NIA11Gq(IMV-INIICE(}[EYC[,.vYin,•Ih�iN:nl in�.yv�rtv.«onzarrt'n:er5srnal,Iw<u.•en[Gtn}I tr,:ct ni�lht MifuTF.:f,n-•,!.-ul rt3.ay.vi:ximxw tMtr.ttw,l..ntiu.aA.G.l.zinLimn NNlf.,r::lry.ruw[Y[,r„.iez.tm:yli,kzxt:yln.lenvnrt:im vwlv(Rvv req Wbl Mrmn7rrMtzvl•y+t,r+t r•Y.+rir4trlr:al+Wrc_W.zvin4 Business Identif icatian_Sion Sign Area 9.00 s.f.x 4 panels 36.00 s.f. Allowable 60.00s.F Option 8 � 7Y"Ip ------ --AIUMMUM CORNICE ' IY•D' WITI1511AULATEO STUCCO AItIMINUlA BACKLROUIiC�' �- FINISILSWa15R� n o P 'MEADOWLARK' E 1 WITH SUAULATEOMCCC FI1ISII,SWAZC94 - £�) INTERNALLY(ILLUMINATED �• 'OR M,EDARSCAALEL ,mot i3'.F' SIGNC'AGMET.COLOR t-h T, i - U = 'OURANODK BRONZE' CITYtOGO ;� µ 6..0. -u:`v 1YA1•MMf V. W111`10TREEr ADDRESS NUMBERS 41E1RAL COLORSRUFFACECMU-111IELO• IB'•B' lB'0• Gm;,Mt Stelt B S 15 N I � WaCmaYt :;:. Lake Elsinore,CA#2077 Sign Program Business Identification..... 1..._.........................................._._...._.....................-......._._._..........._................._._...._._._...._...._.............................-._..........._._._._................._._............ ........ .......�..............i.�.��----•-• November 16,2015 1 Slgn ..... .. Ij 1{ f[W.U,KSO..1Rl llelnM,wo 1anuxn a:e araprcurcaalmalN«Wren a,a!gnrnMxer�.ihe WRtlinp"w.aylNyrcenhnvvPtmin.Nw.r�nr,Yiw,rMI,R.NIp,ar,VcrvtlyM1trn:.T.,iY-w•a:eria2.xr vn[uvray:.krr:ylo.Ipv:�vtRa•rrco:i+erpwi�..[IrybrWbf.ukculix;waur.ns:�W:ernMar.YNn Se:,IIIM. C..v..,mere.hensive,,Color_a.d_Material__-Schedule ,e. ... :.....f,r„.,ra+,• „......:: ....... ,.,..:, ;::-,.n..lr •,v,�<.„„R ....r„�xr<;ti., ,,:,,«nr.nu.c,..av r�.,:r, ,.;.+. „u.+. :. i.,+,:. a+4r+<.,�.:aftw,rta• r..:r,u>ura.,ekaf+,� NORTHWEST iFRON7)CiLVATION •,..; ! s .n �. Ll��yeC,�"'` `C.,ti�F" ..'.`3� Ci"�.�� I I Ill,d'iii�Y�' 5L�l„'v k �•' .� A 4 `*'° "'• SW#7694"DROMEDARY CAMEL' SW#7522"MEADOWLARK" PANTONE 285C BLUE PANTONE 1235C xriccN YELLOW Milli- 7 WabpMMl�y �j-'�� w� S I hrtc sl<..G�,Si�f l,.ctulJV%xbtll+'-% f SW 06082"COBBLE BROWN" SPLIT FACE++SAIDDLETAN`BYOLOCASTU-: SPLIT FACE"RiCHFIELD"BY OLDCASTLE Walmart X .......1.'.'...................... .........._._._._._...................._.........._._._._..............................._....... .._._..........................._._............._._...............................s November 16,2015 Lake Elsinore,CA#2077 Sign Program I 9 9 Comprehensive .......... 1 tilbGt 111H15lM1'Inl>]l tagY.r.+,.:F(MC(n;fxS�elxixlrebulM9�•raq+,Jrw.eun+ep+:+Nr.4'.nrtrnrrinr+u�vqn lnk,;renV�lrirr+,ti:�t+s�maY m.[rcS eurcrun:Merl:.+,G:rn,bv�,,YA,+I.Wln,,anq'm1 YpN NtnbtY•rcah�iJ.tr.wrc,aa,Ya,f.laa„yk,<mwrax�+n,wa:nra+r+NLwf:ry:+�ildiv aN+acrnn-.++,aa mrvdY,..rw,l d+;:}an.:,:l.nr •NORTH(CENTRAL AVENUE)ELEVATION " 4 t —I RI:pn MATERI BFINS-I EAST(CAM KERN AVENUE)ELEVATION ....................... fi 6r I ati ra, , I I QD I SOUTH ELEVATION ^f- -• { WIN lt OUTPARCEL 7 :�c�...:'. bpi RETAIL It NS WEST ELEVATION CENTRAL&CAM jR, 1NC PIERCE •,:p.,,at.' —a., ? c+.rno clu-arwe.E scat£: rr LAKE EL5INORE CALIFORNIA�, ____._ __..._.- ... �"P4 �". .• ........ -_-._-- -.- -• a r � 7 ii OR 4 9 Lv�1 VV �r I t,ORTH(CENTRAL AVENUE)ELEVATION llgg n ............ -_---- xxren ion xnivnnsarnws+n:e EAST ELEVATION -------------- ...................................... SOUTH ELEVATION gym•.�•.•- . .....................s OUTPARCLL 2 1 :s, IOU11 AiOEL3 SMILM ELEVAriONS ,, WEST ELEVATION ` ` SWC,CENTFi�1L & CAMBERN MP;1R INS' {� c ......__.___[)R _Sll6 Cr4 CALIFNIA ,, >v� r hx NORTH(CENTRAL AVENUE)ELEVATION ERI[AIVP NAlLlIiFLs 617PM[S EAST(CAMBERN AVENUE)ELEVATION i SOUTH ELEVATION �. 'a "`"•. "' A: \ySx x v� y .cY¢ OUTPARCEL I GAS/C STORE exrExioR t- I ELEVATIONS WEST ELEVATION +s , .... ......_.._...Y.W.Y...... __ SWC G�NTRAL & CAMBERN �� , rvc w.ERG 'U�WjRU4CPfsfLfth'E GU'tE 1f6 :: SLeTrs,�at� TAKE ELSINORE CALIFORNIA ,RASAS`�C.CA fS501 'I .. ..._......_. . �'". TENANT- ...... ... If; TCN N TC 417 TENANF :• TFNANT TCNIV I .. k L. �:i 7.-7. ........ ............. 'NOR-n t(CENTRAL AVENUE)ELEVATION �;•{{��,��' - ............... .. . §--mom fEdAUT T A EtJ iJl I . i € ij :. I ...._� IEWAi I, lENA7SY.zl I _ CI II - .................. -�... I I G ; .I ..... •' - -- I _..r. �l ` o,.....„ I I 1 °I II ii-� t'4 f r EAST(CAM BEAN AVENUE)ELEVATION f �y ..... { I - I S" TENANT'...li �._..w....w�-. —y IFNANi -iI I - i IVAIY .lENA\T ] I TEI I , { ill ; J ._E_I- ' C +- r, SOUTH ELEVATION •rr' .__....... TENANT - TENANT OVTPARCELi RETAIL ........... E ATI N,f , WEST EI.I:VAI'ICN UUC GITiAL & Al1BElU MPiR, INC PERCEI 9:.6's 36 '. - � ar�curYaricu�ltaxt acre ra €�<. Ea�� _u._...��,,,._...,.. ' ...: ,...•. i.AKEPI-S3NQR� CAt,[FQRNIA s��T%�x.urMwr ; EVERTOR PATEIUnLS A FIN-Si I ES ......................................................... j •�• = 11 Vvl El A'E Hffl NORTH(CENTRAL AVENUE)ELEVATION ... -- iTENANIT I; I (! EAST ELEVATION 1- SOUTH ELEVATION _..... ......._..... K. __....y _......_............... OUTPAR:. ...- ORVETHRU OUTPnEL35M AA) [ EL£VATIOMS WEST ELEVATION ITggSC C,EIUTRA . & CglBRN � �, Ivc PIERCE .fin f.AtRONCOEFT O[P.4 SLTIE:� r� C Lid e:,:reFion unrcn�xs a r-rrasrtcs : I IIFNANT , r NORTH(CENTRAL AVENUE)ELEVATION i .:.... EAST(CAMHERN AVENUE)ELEVATION 1. I <ar 1 ..... : SOUTI-I CLEVATION TENANT SIGNAGC ,.. _ OUTPARCEL l GAS/c STORE S a. LXiCRIOR WEST ELEVATIONIM .,,. �.�� fi-�_s. Y,•y:°;� ;fie?s: �:CS��`>: �? j ,PIERCE; ,,r.sX 1��6• ti bX•t\:Ca;,.:` %lY< •i�=:,`r:. Yc��,�`drCk:cnfa'.X�h�',.%�ae5 i.'i,�.`��fd.::E�ts�.:,k.x,3:"�,'t,•tz•.:' x. 1 Eur�a ww LIFESTYLE SERIES (Various reflectorsare protected by U.S.Patent No.6,464,378.) LAMP TYPES- Pulse-Start Metal Halide, LENS-Flat tempered glass lens is sealed !h a: Pulse-Start Metal Halide Reduced to the lens frame casting. ( l` Envelope,Ceramic Metal Halide, Metal Halide,High Pressure Sodium GASKETS AND SEALS-Silicone gaskets u.> p and Compact Fluorescent in single seal the lens to the housing and the x or double configurations. Lamps crown to the shade.All gaskets and .x supplied as standard—HID Clear, seals are extruded, molded or the cut LSAN CH D180 ' ;- *�� CFL-Coated,35OOK. silicone. SHADE AND CROWN-Die Cast OPTICS-Four distributions-Type II, x Aluminum.Three shade types are III,V,and Forward Throw Perimeter. >s ''• « � available.F-Flared,A-Angle& B- Shade attachment allows field Bell. orientation of optics in 900 increments. 1.-. TRANSITIONS-There are four available LAMPHOLDER-HID sockets are glazed transitions between the crown and porcelain, medium base on Small ARE shade. N—Non Luminous for areas series,mogul base on Medium series, m.avvnrwn LSFH CC D180 „„�„«r where dark skies are critical;as well 4KV pulse rated with spring center LSBY CC S Wpwrou _ _ °°nr:�;1 CassnhMwn as H—Horizontal and V--Vertical contact. CFL fixtures have one-piece, DIMENSIONS S=Small M Medium louvers for architectural appeal,and 4-pin,thermoplastic lampholders. R—Rings to add a touch of whimsy. CROWN WITH TRANSITIONS Rings are available in clear acrylic or BALLASTS- HID ballasts are high power (203mm)S (203mm)S aluminum. Aluminum rings can be factor for-2OOF starting temperature. G.(229 m)M (229m)M painted to match or contrast with the CFL ballasts are universal electronic 9.00"M 9.00"M fixture. voltage(120-277,50/60 HZ)or 347V { (6OHZ),00 starting. Fixtures ordered (306mm)s (305mm)s BRACKETS-Brackets are extruded with PSMV,PSMVR, CMH,MH or HIPS 12. 12. s and cast aluminum assemblies or light source and with Classic Hook {34Amm)M (343mmJM fabrications. decorative elements ,Universal Pole Clam UCL 13.53"M 13.5D"M f i All d ti l t (CH} p( ) are die cast or extruded aluminum. or Pendant Mount(PM)brackets See Steel Round Pole and Aluminum are prewired and fully assembled H-HORIZONTAL LOUVER N-NON LUMINOUS Round Pole data sheets for pole at factory. These fixtures must be (203mm)S (203mm)S selection information. ordered voltage specific. 8.00"S —8.00"8 (229mm)M (229mm)M FINISH- Each fixture is finished with COLOR BANDS-LSI offers optional s.00'm 9.00"M LSI's DuraGrip®polyester powder color-coordinated decals in 9 standard (306mm)5 coat finishing process.The DuraGrip colors to accent the fixture.Decals (306mm)S finish withstands extreme weather are guaranteed for five years against 12.03" 12. s (344mm)M (344 mm)M changes without cracking or peeling, peeling,cracking'or fading. 13.531,M 13.53"M and is guaranteed for five full years. I i Standard colors include bronze,black, FASTENERS-All exposed fasteners are V-VERTICAL LOUVER RA-Rings Acrylic platinum plus,white,satin verde black oxide coated stainless steel. AM-Rings Metal green, metallic silver,and graphite. PHOTOMETRICS- Please visit our web H r d�60nO� par�posa (OM site atwww.Isi-industries.com for (191mm)7.50 detailed photometric data. (216mm)8.52"M C @Os O I LISTED wet location (559mm)22.00"S (648mm)25.50"M ^^1e1 a„^„„,,„„ LUMINAIRE EPA CHART F-FLARED SHADE A R R A (INCLUDES BRACKET) — -- Funding Compliant a , M1„a Lifestyle Small I Lifestyle Medium (191mm)7.52"S SINGLE (216mmI)8.52"M 1.6 1.8 F D90° L (495mm)19.50"5 2.3 7.7 (584mm)23.00"M r SHIPPING WEIGHTS-Lifestyle D180° A-ANGLE SHADE r r 2.7 3.1 Catalog Number Esl.Weight(kgllbs.) LSA (19 rm nn1 7.52"S ---LSE?' ---24/54 E.o� 3.3 4.0 (216mm)I8.521,M _.._....._._ I LSF 27/60 M T120° 29/65 4r* 3.4 4.0 (495mm)1 LMf 30 9.50"S I LM.F — 3016767 a--.----... QUAD (584mm)23.00"M�' -_--- 4.1 4.9 B•BELLSHADE r 771 1 Project Name _._ I Fixture Type.........__-_-----._...........—J •Industries" 6?2013 m„m s r„„„varmrmo„ynr;r.doyy Catalog# __....____..__ I LSI INDUSTRIES INC. r.� LIFESTYLE SERIES (Various reflectors are protected by U.S,Patent No.6,464,378.) ° >r ASSEMBLY ORDERING INFORMATION(includes fixture brackets and poles)' TYPICAL ORDER EXAMPLE ' A N 2 50 MH F 120 ,7 r I luminarre Lamp Luminaire —Mounting Prefix Shade Transition Optics Wattage Light Source Lens Voltage4 Finish Slyle5 Configuratioal'5 LS A-Angle N-Non Luminous 2-Type II 50 PSMV-Pulse-Start Metal Halide F-Rat Clear 120 BRZ—Bronze CH-Classic Hook S-Single Smalit B-Bell H-Horizontal 3-Type ill 70 175 Walt Tempered 208 BLK—Black UCL4-Universal Pole Clamp for D1800-Double F-Flare Louver FP-Forward 100 CMFI-Ceramic Metal Halide Glass 240 PLP—Platinum Use with 4"O.D.Round Pole. D900-Double V-Vertical Threw 150 150 Walt 277 Plus UCL5-Universal Pole Clamp for T900-Triple Louver Perimeter 175 MH-Motai Halide 347 WHT—White Use with 5"D.C.Round Pole TN12O0-Triple RA-Rings Acrylic?5-Type V 50,70,100,150 Wall 480 SVG-Satin PM-Pendant Mount 0900-Quad RM-Rings Metal3 HPS-High Pressure Sodium (480V not available Verde Green W-Wall Mount 50,70,100,150 Watt in 50 MH or HPS GPT-Graphite MT-Multi-Tap I MSV-MetallicCurved Movis TT-Tri-Ta Sliver SA4-Side Arm for Use with 480 4"O.D.Round Pole6 ITT and 480V not available SA5-Side Ann for Use with in 50 MH or HPS) 5"O.D.Round Pole6 SC-Straight Clevis EMH-Electronic Metal Halide UE CH-Classic Hook 50.70.100 Watt (120.277V UCL4-Universal Pole Clamp for 50 or 60 HZ) Use with 4"O.D.Round Pole 5-Type V 26 CFI. Compact Fluorescent UE UCL5-Universal Pole Clamp for 32 Single 26,32.42 Walt (120.277 V Use with 5"O,D.Round Pole 42 CFL2-Compact Fluorescent 50or60 HZ) PM-Pendant Mount Double 26,32,42 Watt 347 CC-Curved Clovis 5H-Type V 57 FL-Compact Fluorescent- SA4-Side Arm for Use with Horizontal Horizontal Lamp-Single 57 Watt 4"O.D.Round Poles CFL2-Compact Fluorescent- SA5-Side Arm for Use with Horizontal Lamp-Double 57 Waft 5"O.D.Round Pole6 SC-Straght Clevis•_•�_ LM 2-'type 11 175 PSMV-Pulse-Start Metal Halide 120 CH-Classic Hook Medium' 3-Type III 250 175,200,250,320.35OWatl 208 UCL4-Universal Pole Clamp for FP-Forward 320 PSMVR-Pulse-Star Metal Halide 240 Use with 4"O.D.Round Pale Throw 350 Reduced Envelope-400 Waft 277 UCL5-Universal Pole Clamp for Perimeter 400 HPS-High Pressure Sodium 347 Use with 5"O.D.Round Pole 5-Type V 250,400 Watt 480 PM-Pendant Mount MT—Multi Tap consists of 12OV,208V,240V and 277V and is prepared MT-Multi-Tap CC-Curved Clevis for highest voltage.Alternate voltages will require field adjustment. TT-Tri-Ta SA4-Side Arm for Use with TT—Tri-Tap consists of 12OV,277V and 347V and is shipped standard 480 4"O.Q.Round Pole6 for Canadian applications and is prepared for highest voltage.Alternate Consult Factory SA5-Side Arm for Use with voltages will require field adjustment, for International 5"O.D.Round Pole voltages and Light SC-Straight Clevis Sources OPTIONS FOOTNOTES: PC120 12aV Photocell 1-When ordering a multiple configuration{0180,etc.),order one fixture/bracket eonfigruation per pale-i.e.order one Color Bands: Rings:(select when RA or piece LS A N 175 PSMV F 120 BRZ CH D180 PC120 to receive two fixtures and one CHD bracket(see drawing below). PCHV-208-277V Photocell 45-Light Gold Metallic RM transition is ordered) See STEEL ROUND POLES and ALUMINUM ROUND POLES data sheets for pole ordering information. PC347-347V Photocell 20-Charcoal Melallic RACLR-Clear Acrylic 2-Specify RACLR in Options, SON-Standby Quartz 55-Black RMBLK-Black 3-See options for ring colors available.Speedy RM prefixed choices. (Non-TIme Delay) 94-Blue Metallic RMBRZ-Bronze SOT-Standby Quartz 59-Dark Green RMMSV-Metallic Silvef 4-Due to fixtures being preassembled at factory,single voltage must be specified for CH,UCL and PM mounting styles (Time Delay) 51-Dark Red RMSVG-Satin Verde Green when ordered with PSMV,PSMVR,CMH,MH and HPS light solaces. LL-Less Lamp 21-Tomato Red RMGPT-Graphite 6-See Lifestyle Bracket ordering char for Mounting Style/Configurations availability. 50-White RMPLP-Platinum Plus 6-3'reduced drilling pattern required. 700-Aztec Silver i RMWHT-White ACCESSORY ORDERING INFORMATION(Accessories are field installed) Classic Hook Straight Clevis Curved Clevis Side Arm Universal Pole Clamp Description Order Num her IHSS-Small Internal House Side Shield 55530001 — IHSS-Medium Internal House Side Shield 55530000 �u -- CHD SCD CCD LJSAO UCLD180 a a H SCS ACCSpSAS UCi-s — a CHW SCW ZI CCW SAW Project Name Fixture Type 07/1W13 �J O;f,dustr€es" 02W3 Rn'a.Y.m A.0hourhleadd"y Catalog fI __-_- _ -.._-_ _. __� LSI INDUSTRIES INC, Development Management Group, Inc. economic development ■ fiscal & economic analysis ■ development management t Proposed Wal-Mart Relocation/Expansion (Including Outparcel Development) Employment (Jobs) Impact Analysis (JIA) Economic Impact (Local Tax Revenue Analysis) �'..I"F'Y t-1i. , LA KBE �LSI NC, F. Final Report of Findings November 24, 2015 41-625 Eclectic Street, Suite 0-2 ■Palm Desert,CA 92260 Office: (760)346-8820 r Mobile: (760)272-9136 ■ Fax: (760)346-8887 michael@dmgeconomics.com ■ www.dmgeconomics.com "~ Development Management Group, Inc. e economic development m fiscal & economic analysis P development management November 24,2015 Mr.Grant Yates,City Manager 130 South Main Street Lake Elsinore,CA 92530 (951)674-3124 gyates@lake-elsiiioi-e.org RE: FINAL REPORT OF FINDINGS EMPLOYMENT/ECONOMIC IMPACT(LOCAL TAX REVENUE)ANALYSIS PROPOSED WAL-MART EXPANSION/RELOCATION, OUTPARCEL DEVELOPMENT AND RE-USE OF EXISTING FACILITY Dear Mr. Yates: On behalf of Development Management Group, Inc., 1 am providing you with an independent analysis of the employment and economics impacts(local tax revenue)of a proposed expansion/relocation of a Wal-Mart (including outparcel development)in the City of Lake Elsinore,CA. The purpose of this cover letter is to provide you with a brief explanation of analyses contained in this report and a summary. By review, Wal-Mart is proposing to construct a new 154,487 square foot store to replace their current 126,000 square foot store. In addition,the developer is proposing two(2)options for outparcel development. The first option includes about 3,400 square feet of food service/restaurant space and 3,400 square feet of in-line retail and a.gasoline station with 3,100 square foot convenience store and car wash over three(3)parcels. The second option includes about 8,000 square feet of food service/restaurant space and 8,000 square feet of in-line retail over three(3)parcels. An Eniploynient or Jobs IanpactAnalysis calculates the total amount of jobs associated with the proposed development. The proposed relocation/expansion of Wal-Mart,associated outparcel pad development and re- use of the current facility will generate between 720-757 total new jobs(485-512 direct,72-78 indirect and 107- 115 induced jobs). The range is dependent upon whether Option A or Option 13 of the outparcel development is ultimately built. An Economie Impact Anall)sis of tlae Local Tax.Revenue calculates the predicted increase in property and sales&use tax revenue to the City of Lake Elsinore as a result of the proposed development. The proposed relocation/expansion of Wal-Mart,associated outparcels pad development and re-use of the current facility will result in total additional tax revenue in favor of the City of Lake Elsinore of between$392,714-$427,600 annually. This is based on a net increase of$29,709-$31,695 in property tax and $363,005-$395,905 of sales & use tax annually to the City of Lake Elsinore. 41-625 Eclectic Street,Suite D-2 r palm Desert,CA 92260 Office: (760)346-8820 a Mobile:(760)272-9136■Fax:(760)346-8887 michael@dmgeconomics.com■www.dmgeconomics.com Votes,Grant Final Report of Findings:JIA/EIA:Proposed Wal-Mart Expansion/Relocotion,Outpor tel Oevelopment,Re-use Existing Facility November 24,2015 Page.2 of 2 The complete findings along with a list of sources and detailed calculations are contained within the report that follows. We are prepared to answer any questions you may have about our work and conclusions. 1 can be reached at(760)346-8820 or by email at michael@dmgeconomics.coin. Sincerely, R Michael .1. Bracken Managing Partner 1. Introduction Development Management Group, Inc. (DMG)serves as an economic development consultant and contract economist to the City of Lake Elsinore, CA. The City of Lake Elsinore has asked DMG, Inc.to provide an economic impact analysis specifically addressing gross changes in job creation and local tax revenue as a result of a proposed relocation/expansion of a Wal-Mart retail center. The analysis shall also include the development of retail outparcels at the proposed new development. 2. Contact Information for the City of Lake Elsinore CA Mr.Grant Yates,City Manager 130 South Main Street Lake Elsinore,CA 92530 (951)674-3124 gyates@lake-elsinore.org 3. Contact Information for Development Mana<ement GI-oup, Inc Michael Bracken, Managing Partner Development Management Group, Inc. 41-625 Eclectic Street, Suite D-2 Patin Desert,CA 92260 (760)346-8820/(760)346-8887(fax) m i chael @d tngecono mi cs.coin 4. Statement of Contents: This Employment Impact Analysis will provide the following categories of information: I. Introduction/Purpose 2. Contact Information for the City of Lake Elsinore, CA 3. Contact Information for Development Management Group, Inc. 4. Statement of Contents 5. Statement of Independence 6. Scope and References of Analysis 7. Qualifications of Consultant 8. Description of Economic Multipliers/RIMS 11 Model &Applicability 9. Synopsis of Proposed Development IIIIWRIIRA Mi1M11ppNCCi ppq City of Lake Elsinore,CA Proposed Wal-Mart W/Outparcels JIA/GIA 11/24./15 F INA1. Page 1 0 2015 Development Management Group,Inc:.All Rigbts Reserved 10. Description of Analyses Contained 11. Employment/Jobs impact Analysis (JIA) 12. Local Tax Revenue Calculations 13. Certification 14.Exhibit A:Employment/Job Impact Calculations&Local Tax Revenue of Existing Wal-Mart 15. Exhibit B: Employment/Job Impact Calculations& Local Tax Revenue of New Wal-Mart 16. Exhibit C:Employment Impacts&Local Tax Revenue of Outparcels of New Option A 17. Exhibit D. Employment Impacts&Local Tax Revenue of Outparcels of New Option B 18. Exhibit E: Employment/Job Impact Calculations&Local Tax Revenue: Re-use of Existing Wal-Mart 5. Statement of Independence City of Lake Elsinore has provided a joint contractual obligation with Development Management Group, Inc. regarding independence of conclusions regarding economic impacts. Therefore,the City of Lake Elsinore and its employees have not provided editorial comment or direction regarding the conclusions contained herein. G. Scope and References of Analysis: Development Management Group,Inc.has utilized information contained from the following sources in completing this analysis: 1. California Employment Development Department 2. California State Board of Equalization 3. California State Department of Finance 4. City of Lake Elsinore,California 5. Confidential Sources 6. County of Riverside, California 7. Development Management Group.Inc. (internal documents and research/methodology) 8. I-IdL Companies 9. LawyeCs"T'itle 10. Nielsen/Claritas, Inc. City of Lake Elsinore,CA Proposed Wal-Mart w/Outparcels JIA/EIA 11/24/15 FINAL Page tip 2015 Development Management Group.Ine.All Rights Reserved 11. Pacific Retail Partners 12. United States Bureau of Economic Analysis(BEA) RIMS 11 Types I and lI 13. Wal-Mart, Inc. 7. Qualifications of Consultant Development Management Group, Incorporated(DMG, Inc.)specializes in services related to economic analysis and economic development. Such services include site selection and analysis,economic development:strategic planning and implementation,development management,market/development feasibility,economic analysis, entitlement/permit processing and project financing. DMG has completed over two-hundred(200) Fiscal and Economic Impact Analysis projects for both the private and public sector and serves as a contract economist for the Southern California Association of Governments. DMG's Managing Partner and Chief Economist, Michael Bracken, brings over 20 years of local, regional and state government experience in the fields of micro and regional economics,economic development,redevelopment,housing and sales and use tax administration. Bracken holds a Bachelor's Degree in Business Administration and a Master's Degree in Public Administration from The California State University San Bernardino(CSUSB). He co-designed CSUSB's Master's level course titled Alanagement Uf l ocal Economic Development,which trains economic development professionals in business recruitment and effective use of financial and tax incentives. He is also a former City Councilman and Vice-Chairman of a Community Redevelopment Agency providing unique and beneficial prospective to local governments. Bracken is a respected economist that has prepared reports and analysis for cities,counties,regional governments, metropolitan planning organizations(MPO's)and over a dozen Fortune 500 companies. He has provided expert testimony before all levels of government(including both the State of California and the United States Congress)as well as State and Federal Courts. Finally, Bracken serves as a Founder and Member of the Board of Directors for Community Valley Bank(a publically traded financial institution)as well as a Member of the Board of Directors for California State University San Bernardino. City of Lake Elsinore,CA Proposed Wal-M art w/Outparcels JIA/EIA 11/24/15 L'INAL. 0 2015 Development Management Group,Inc.All Rights Reserved J 8. Description of Economic Multipliers There are two types of multipliers that are generally utilized by economists. These include spending multipliers and job creation multipliers. Simply stated,spending multipliers is the calculation of the number of times a dollar is expected to be spent through the regional economy. Economic multipliers differ based on the origination of that particular dollar. For example, labor multipliers are higher than material multipliers as labor dollars are paid directly to personnel and generally spent more locally. Dollars spent on materials(for example,construction materials)are more likely to leave the regional economy as they are used to pay suppliers located elsewhere. Economists often provide the example of a gold mining town when describing the concept of economic multipliers. Imagine a gold miner with money paying various persons within the town for a place to sleep,equipment to mine, food and entertainment. The recipients of these dollars then utilize the money they received for their own purchases(including a place to sleep,supplies for their businesses,food and entertainment). Economic multipliers are the basis of understanding how a particular business or use will impact a regional.economy. There is significant disagreement between individual economists and government authorities regarding appropriate economic multipliers. More aggressive economists often argue for higher economic multipliers stating that dollars continually circulate through an economy. Conservative economists believe that multipliers are lower and that the circulation has an ending point(and therefore a new beginning point)in the spending cycle. For this particular JIA/EIA, Development Management Group, Inc. is utilizing the RIMS lI (2013)multipliers. RIMS II looks at 369 detailed industries and 64 industry aggregates. in this report, botli job creation (employment)and output have economic multipliers. With respect to employment multipliers,each of the 369 job/industry types have an economic multiplier of between 1.00/per million dollars of output (industries with almost no increase in overall employment for each direct job)to over 26.00/per million dollars of output(industries that are inherent to significant direct, indirect and induced employment). Employment multipliers help predict the number of additional jobs that are created elsewhere in the econorny for each job of a certain type. For example, if a certain type of job(let's say one involving the retail trade which has a multiplier of 13.5438, it means that for each$l million of sales,there are 13.54 _............._. City of Lake Elsinore,CA Proposed Wal-Mart w/dutparcels J1A/EIA 1l i"24/15 FINAL I'age 1 i�>2015 Development Management C`sroiFp,Inc.All nights Reserved Jobs generated in the economy, DMG, Inc. applies the use of economic multipliers in the following pages to help present potential employment(job)and economic analysis. 9. Synopsis of Proposed Development Currently, Wal-Mart operates a store in the City of Lake Elsinore. The current store is approximately 126,000 square feet and employs about 215 persons. Wal-Mart is proposing a new store to be built in the City of Lake Elsinore to replace the current store. The new store is proposed to be approximately 154,487 square feet. In addition to the new store, there are proposed to be what are known as "outparcels"or parcels of land available for smaller scale retail development adjacent to the Wal-Mart store. 7'11e development has two (2) potential configurations for the"outparcels": Option A. Three(3)pads which would include a total of approximately 3,400 square feet of stand-alone or in-line restaurant space and a total of approximately 3,400 square feet of retail space. In addition, a gasoline-service station that would include a 3,100 square foot convenience store and a self-serve earwash (tunnel type). Option B. Three(3)pads which would include a total of approximately 8,000 square feet of stand-alone or in-line restaurant space and a total of approximately 8,000 square feet of retail space. In addition to the proposed new development, Wal-Mart has stated that they will be actively pursuing new users for their existing building. 10. Description of Analyses Contained Development Management Group, Itic, has prepared an employment(job)and local tax generation analyses. Each of the two serves a distinct purpose in evaluating the overall economics of a.project. An Employment(Job)Impact Analysis provides calculations regarding the number of direct, indirect and induced jobs that are generated as a result of the proposed project. glfllgp�l City of Lake Elsinore,CA Proposed Wal-Mart w/Outparcels JIA/GIA 11/24/15 FTNd%i. f'a 2015 Development Management Group,Inc.All Rights Reserved A local tax revenue analysis will predict the amount of local tax revenue that will be received by the City of Lake Elsinore as a result of the relocation/expansion of the current Wal-Mart facility, development of the proposed "outparcels"and the reuse of the current facility for other retail purposes. This report does have certain limitations,which are disclosed below: 1. DMG, Inc. does not:provide an analysis of a highest and best use of the subject property. Our analysis is limited to projected use(s). 2. DMG, Inc. endeavors to utilize as much third party data as possible,but as with any projection, certain assumptions must be made for which to provide appropriate calculations and conclusions. 3. DMG, Inc. recognizes that some of the data provided directly by the project proponent is considered proprietary in nature. This said, it is not completely possible to protect all such information in relation to completing this analysis without utilizing some of the specific numbers and calculations. 4. DMG, Inc. utilizes the RIMS 11 (2013) Model to generate output conclusions. This is the most recent model available and was released for professional use by the United States Bureau of Economic Analysis on/about 11/18/15. 5. DMG, Inc. has copyrighted each and every page of this repot. The purpose of the Copyright is to protect our analysis and report structure as it is considered intellectual property of DMG, Inc. This said,the City of Lake Elsinore does have unlimited use of this report(in Final Report status)for which to analyze the project,print/publish fo•public comment and make public policy decisions and/or findings. Any use by the City of Lake Elsinore or any other person or entity (including any governmental organization/agency)to utilize the analysis system without the express written and/or licensed permission of Development Management Group, Inc. is prohibited. 6. Exhibits A-E are various operating scenarios and as such multiple sections in the balance of this report refer to the same exhibits. n�wnnrt nonen+mrrele�wawaMNnnniw City of Lake Elsinore,CA Proposed Wal-Martw/outparcels JIA/EIA i l-,12,/15 FINAL Page 6 V 2015 Development Management Group,Inc.All Rights Reserved IL Employment/Job Impact Analysis(Exhibits A-E) Exhibit A shows the calculation of the total jobs within the economy overall as a result of the operation of a 126,000 square foot retail store. In total,there are approximately 892 jobs within the overall economy as a result of the store doing approximately$56.7 million in annual sales. This includes about 680 direct jobs, 85 indirect jobs and 126 induced jobs. These job counts are not necessarily on-site at the store operation level but include various activities including retail operations,goods movement, logistics,purchasing and other components that create the opportunity for a product to make it to market and be purchased by a consumer. Indirect jobs are jobs that support direct jobs. For example,a store operation must involve the supply and delivery of utilities and public safety protection among other necessities. Finally, an induced job is one that is created because the other jobs exist. This may involve those that make the products or deliver the services persons that work for Wal-Mart or the utility company purchase with the money they make as a.result of their employment(again originally supported by the retail entity operating.) Exhibit B shows the projected job creation as a result of a new I54,487 square foot store. In total, 1,215 jobs are scheduled to be generated (about 926 direct, 116 indirect and 172 induced jobs). This is based on an estimated$77.2 million in annual sales(an increase of about$20.5 million annually). The projections are based on a larger store, more efficient store lay-out and offering of new products Exhibit C shows the projected job creation for Outparcel Development: Option A. By review, Option A includes 3,400 square feet of food service(restaurant),3,400 square feet of retail and an 8 vehicle fueling position(gas)station with convenience store and a self-serve(tunnel)carwash. While it is beyond the scope of DMG, Inc.'s engagement to know the proposed users,our experience in these projects would suggest they could include quick-service restaurants,casual dining facilities and a combination of national credit tenant and locally owned retailers and retail service providers, It is estimated that the food service providers would generate a total of 39 jobs(31 direct,3 indirect and 5 induced jobs). The retailers(including the gasoline station with convenience store)would generate an additional 118 jobs(86 direct, 13 indirect and 19 induced jobs). " e�.Pn..rnwaoro — City of Lake Elsinore,CA Proposed Wal-Mart w/oUtparcels JIA/EIA 11./24/15 FINAL [ a q.)2015 Development Management Group,Inc,All Rights Reserved Exhibit D shows the projected job creation for Outparcel Development: Option B. By review,Option B includes 8,000 square feet of food service(restaurant)and 8,000 square feet of retail. It is estimated that: the food service providers would generate a total of 91 jobs(about 72 direct, 7 indirect and I I induced jobs). The retailers would generate.an additional 29 jobs(21 direct,3 indirect and 5 induced jobs). Exhibit E provides an understanding of the job creation based on the re-use of the existing Wal-Mart. facility. DMG, Inc.has completed previous retail opportunity analysis in the City of Lake Elsinore and has determined that there is about$1.08 billion of total annual retail demand within a five(5)mile radius of the existing store and $3.57 billion of total annual retail demand within a ten(10)mile radius of the existing store. Note that these demands do not reflect the additional 50-75 new homes per month being built and sold within the market area(Lake Elsinore and surrounding communities). In terms of retail opportunity(specific categories in which there is the most unmet demand)the market area is in need of additional stores that sell/specialize in office supplies, furniture and home goods, electronics/appliances,jewelry, sporting goods and general merchandise(soft goods). DMG, Inc. estimates that the re-use of the existing store will generate a total of 277 jobs(232 direct,31 indirect and 45 induced). Table 1: Summary of the Total Job Creation(Out parcel Option A Development Total Direct Indirect Induced New Wal-Mart 1215 926 116 172 Outparcel-A Food Service 39 34 3 5 Outparcel-B Retail/Gas 118 86 13 19 Re-Use Existing Wal-Mart 277 232 31 45 Current Wal-Mart(deduct) (892) (766) (85) (126) Net New Jobs 757 512 78 115 City of Lake Elsinore,CA Proposed Wal-Martw/Outparcels JIA/EIA W11/24/15 FINAL Page 8 C)20)5 Development Management Group,Inc.All]tights Reserved Table 2. Summary of the Total Job Creation(Outpa„rcel Option B) Development Total Direct Indirect Imluced New Wal-Mart 1215 926 116 172 Outparcel-A Food Service 91 72 7 11 Outparcel-B Retail 29 21 3 5 Re-Use Existing Wal-Mart 277 232 31 45 Current.Wal-Mart deduct 892 766 85 126 Net New Jobs 720 485 72 107 Employment Market As the analysis indicates,the proposed new development(and re-use of the existing store)will generate between 485-512 new direct jobs. It is important to understand whether or not there is an existing labor pool to satisfy this employment need. For this purpose,we have analyzed the unemployment rates(and figures)for the City of Lake Elsinore and adjacent/surrounding communities including Canyon Lake, Corona, Menifee, Murrieta, Perris,Temecula and Wildomar. Based on October,2015 statistics,the total labor force in these communities is 292,600 with 275,100 employed and 17,500 unemployed. The unemployment rate of the market area is about 6.3%(the unemployment rate for Riverside County as a whole is 6%while the United States unemployment rate is 5%). Based on the most recent American Community Survey for Riverside County,about 13%of the overall labor force is involved in retail trades. It would likely follow that at least 13%of those that are unemployed are also either from or qualified/trainable for retail trade positions. DMG, Inc,therefore estimates that at least 2,275 of the 17,500 unemployed persons within the market area are either qualified or trainable for retail trade positions(about 4.5 unemployed persons for each.projected retail position available as a result of the proposed retail development and re-use of the existing store). City of Lake lasinore,CA Proposed Wal-Mart w/outparcels JIA/E;IA 11/24/1.5 r1NAt 1 Chi 2015 Development Management Group,Inc,All Rights Reserved 12. Local Tax Revenue Calculations Exhibits A-E Exhibits A-E also calculates the local tax revenue anticipated as a result of the proposed new development and re-use of the existing store. The City of Lake Elsinore will receive tax revenue from two(2)main sources. This includes retail sales tax and property tax. The Sales&use.tax rate in the City of Lake Elsinore is 8%. Sales Tax applies(generally)to tangible personal property other than unprepared food.The City of Lake Elsinore itself receives 1%while the other 7%is distributed to the State of California and other taxing agencies. The City of Lake Elsinore also receives property tax. The base property tax rate in the State of California is 1%. The base rate was put in place by the voters through Proposition 13,passed in 1978. In addition to the 1% base rate,voters in some jurisdictions have passed additional taxes for such items as infrastructure and either new or modernized school facilities. Each parcel within the City is located within one of dozens of Tax Rate Area's(TRA's)which provide a breakdown as to what agencies receive a share of the base rate 1%(and or a share of special or"add-on"taxes). Current Store Exhibit A shows the local tax revenue estimated to be generated from the current store. It is estimated that the City of Lake Elsinore receives about$23,338 annually in property taxes based on an assessed valuation of about$13.4 million. This assessed valuation creates about$134,000 of base level property taxes,of which the City of Lake Elsinore receives about 17.4%(or$23,338). In terms of Sales&use tax,DMG, Inc.estimates the current Wal-Mart to generate about$56.7 million in gross sales of which about 70%is taxable product. This translates to about$39.69 million in taxable sales,generating about$396,900 annually in local (1%) Sales&use tax to the City of Lake Elsinore. In total, DMG, Inc. estimates that the current Wal-Mart store generates about$420,238 annually in revenue to the City of Lake Elsinore from a combination of property and sales taxes. City of bake Elsinore,CA Proposed Wal-Mart w/Outparcels JIA/EIA 11/24/15 FINAL Page 10 °�2015 Development Management Group,Ine.All Rights Reserved Proposed (New)Store Exhibit B shows the local tax revenue estimated to be generated from the current store. It is estimated that the City of Lake Elsinore receives about$26,765 annually in property taxes based on an assessed valuation of about$29.1 million. This assessed valuation creates about$291,000 of base level property taxes,of which the City of Lake Elsinore receives about 9.2%(or$26,765). The difference in the percentage of property tax received by the City of Lake Elsinore between the current and proposed location (17.4%vs. 9.2%) is based on fact that the proposed new store is on land that was annexed by the City versus land that may have been in the City for 100 years or more). In these cases,the County of Riverside generally retains a higher percentage of property tax than for pre-existing parcels. In terms of Sales& use tax, DMG, Inc. estimates the current Wal-Mart to generate about$77.2 million in gross sales of which about 70%is taxable product. This translates to about$54.1 million in taxable sales,generating about$540,705 annually in local (1%)Sales &use tax to the City of Lake Elsinore. In total, DMG, Inc. estimates that the proposed new Wal-Mart store will generate about$567,470 annually in revenue to the City of Lake Elsinore. Outpareel Development: Option A Exhibit C provides a projection of the local taxes generated from Outparcel Development Option A (3,400 square feet of food service and 3,400 square feet of retail and a gas station with convenience store and a carwash). Overall, it is projected the assessed valuation of the outparcel buildings to be about $5.36 million. This generates a total base level property tax amount of$53,600 per year of which the City will receive about$4,930. The total taxable sales from both food service(restaurant)and retail uses/gasoline sales is estimated to be$10.09 million annually($2.04 million from restaurant sales and$8.05 million from retail/gasoline sales)generating a total of$100,900 in local Sales&use tax to the benefit of the City of Lake Elsinore. The total local tax revenue projected in flavor of the City of Lake Elsinore from Outparcel Option A is $105,830. City of lake Elsinore,CA Proposed Wal-Mart w/Outparcels JIA/EJA 11/24/15 FINAL Page 11 0 2015 Development Maimgemeait Group,Inc.All Rights Reserved Outparcel Development: Option D Exhibit D provides a projection of the local taxes generated from Outparcel Development Option B (8,000 square feet of food service and 8,000 square feet of retail). Overall,it is projected the assessed valuation of the outparcel buildings to be about$3.2 million($200 per square foot). This generates a total base level property tax amount of$32,000 per year of which the City will receive about$2,944. The total taxable sales from both food service(restaurant)and retail uses is estimated to be$6.8 million annually($4.8 million from restaurant sales and $2,0 million from retail sales)generating a total of $68,000 in local Sales&use tax to the benefit of the City of Lake Elsinore. The total local tax revenue projected in favor of the City of Lake Elsinore from Outparcel Option B is$70,944. Exhibit E examines the estimated local taxes to be generated as a result of the re-use of the current Wal- Mart store. DMG, Inc. estimates that the assessed valuation will remain the same as it at current($13.4 million)($106.35 per square foot)generating$23,338 in local property tax revenue to the benefit of the City of Lake Elsinore. Note that if the building is sold in the re-use process,the building would be reassessed at a new value. Understanding that the proposed new Wal-Mart building is projected to be assessed at about$185 per square foot, it is likely the sale price of the current building would meet or exceed its current assessed valuation. In terms of Sales&use tax, based on the market opportunity analysis conducted by DMG,Inc. we estimate that new user(s)will generate about$150 per square foot in total sales and $120 per square foot in taxable sales. This translates to$151,200 in local Sales&use tax for the City of Lake Elsinore. In total,we estimate that the City of Lake Elsinore will generate about$174,538 in annual revenue from a re-use of the current Wal-Mart facility. City of lake Elsinore,CA Proposed Wal-Mart w/Outparcels JIA/ElA 11/24/15 FINAL Page 12 ci7 2015 lkwelopment Management Group,Inc.All Rights Reserved 'rabic 3:Summary of Local Tax Generation(Outparcel Option A) Development Proper&Tax Sales& Use Tat Total Local Taxes New Wal-Mart $26,765 $540,705 $567,470 Outparcel-A Food Service . .$782 $20,400 $21;182 Outparcel-B Retail/Gas/C-Store $4,148 $80,500 $84,648 Re-Use Existing Wal-Mart $23,338 $151,200 $174,538 Current Wal-Mart(deduct) ($23,338) ($396 900) ($420 2 i8) Net Local Tax Revenue $31,695 $395,905 $427,600 Table_4.Summary of Local Tax Generation(Outpa-eel Option 13) Develolment Property Tax Sales&. Use Tax Total Local Tares New Wal-Mart $ 26,765 $540,705 $567,470 Outparcel-A Food Service $ 1,840 $48,000 $49,840 Outparcel-B Retail $ 1,104 $20,000 $21,104 Re-Use Existing Wal-Mart $ 23,338 $151,200 $174,538 Current Wal-Mart(deduct) ($23,338) ($396,900) ($420,238) Net Local Tax Revenue $29,709 $363,005 $392,714 (the balance of this page intentionally left blank) City of Lake Elsinore,CA Proposed Wal-Mart w/Outparce)s JIA/13IA 11/24/15 FINAL Page 13 It 2015 Development Management Group,Inc.All Rights Reserved 13. Certification I certify that my engagement to prepare this report was not contingent upon developing or reporting predetermined results. The statements of fact contained herein and the substance of this report are based Oil public records,proprietary primary sources of Development Management Group, Inc. and other sources as described in the reference section of this report. This report reflects my personal, unbiased professional analyses, opinions and conclusions. If any of the underlying assumptions related to this report change after the date of this report(November 24,2015),then the undersigned reserves the professional privilege to modify the contents and/or conclusions of this report:. Michael .1. Bracken, Managing Partner&Chief.Economist Development Management Group, Inc. 41-625 Eclectic Street, Suite D-2 Palm Desert,CA 92260 (760)346-8820/(760)346-8887(fax)/(760)272-9136(mobile) Michael cr,dmgeconomics.com * www.drngeconoinics.com City of Lake Elsinore,CA Proposed Wal-Mart w/Outparcels JIA/EIA 11/24/15 FINAL Page 14 cc)2015 Development Management Group.Inc.All Rights Reserved Exhibit A Economic Impacts of Existing Wal-Mart Lake Elsinore, CA A Store Size(in Square Feet) 126,000 B Total Sales Per Square Foot $450 C' Total Sales $56,700,000 D Taxable Sales(Percentage of Total Sales) 70% E Taxable Sales Per Square Foot $315 F Projected Taxable Sales Annually $39,690,000 1 Total Sales(Current Wal-Mart Facility) $56,700,000 2 Conversion of$(Line 1)to Per/$1MM 56.70 3 RIMS II Type I Final Demand Employment/$1MM Factor 13.50110 4 RIMS II Type I Direct Effect Employment Factor 1.12570 5 Final Demand Change(Line 3/Line 4) 11.99352 6 Expected Final Demand Jobs(Line 2* Line S) 680.03 Direct 7 Expected Direct/Indirect Jobs(Line 4* Line 6) 765.51 8 RIMS 11 Type II Direct Effect Employment Factor 1.31150 9 Expected Final Direct/Indirect Jobs(Line 6* Line 8) 891.86 Total 10 Expected Indirect Jobs(Line 7-Line 6) 85.48 Indirect 11 Expected Induced Jobs(Line 9-Line 7) 126.35 Induced 12 Assessed Valuation of Current Store $13,400,946 13 Approximate Per Square Foot Assessed Valuation $106.36 14 Base Level Property Taxes(1%) $134,009 15 Total Property Taxes $142,173 16 Property Tax Percentage 0.010G09176 17 TRA%Benefit City of Lake Elsinore 0,17415107 18 Annual Property Tax Revenue to City of Lake Elsinore $23,338 19 Total Projected Sales Tax(based on 8%) $3,175,200 20 Total Projected Local Sales Tax(to City of Lake Elsinore(1%)) $396,900 Projected Revenue to City of Lake Elsinore Annually $420,238 Exhibit B Projected Economic Impacts of Proposed Expanded/Relocated Wal-Mart Lake Elsinore, CA A Store Size(in Square Feet) 154,487 B Total Sales Per Square Foot $500 C Total Sales $77,243,500 D Percentage of Sales Taxable Merchandise 70.00% E Taxable Sales (Percentage of Total Sales) 70% F Taxable Sales Per Square Foot $350 G Projected Taxable Sales Annually $54,070,450 1 Total Sales (Current Wal-Mart Facility) $77,243,500 2 Conversion of$ (Line 1)to Per/$1MM 77.24350 3 RIMS II Type I Final Demand Employment/$11VIM Factor 13.50110 4 RIMS 11 Type I Direct Effect Employment Factor 1.12570 5 Final Demand Change(Line 3/Line 4) 11.99352 6 Expected Final Demand Jobs(Line 2 * Line 5) 926.42 Direct 7 Expected Direct/indirect Jobs (Line 4 * Line 6) 1042.87 8 RIMS II Type II Direct Effect Employment Factor 1.31150 9 Expected Final Direct/Indirect Jobs (Line 6 * Line 8) 1215.00 Total 10 Expected Indirect Jobs(Line 7 - Line 6) 116.45 indirect 11 Expected Induced Jobs (Line 9-Line 7) 172.13 Induced 12 Projected Assessed Valuation of New Store $29,100,000 13 Approximate Per Square Foot Assessed Valuation $188.37 14 Base Level Property Taxes (1%) $291,000 15 Total Property Taxes $308,727 16 Property Tax Percentage 0.010609176 17 TRA% Benefit City of Lake Elsinore 0.09197687 18 Annual Property Tax Revenue to City of Lake Elsinore $26,765 19 Total Projected Sales Tax(based on 8%) $4,325,636 20 Total Projected Local Sales Tax(to City of Lake Elsinore (1%)) $540,705 21 Projected Revenue to the City of Lake Elsinore Annually $567,470 Exhibit C Outparcel Development Projected Economic Impacts of Proposed Wal-Mart Lake Elsinore,CA Outparcel Development Option A Food Service A 'total Estimated Square Footage 3,400 B Total Sales Per Square Foot $600 C Total Sales $2,040,000 D Percentage of Sales Taxable Merchandise 100.00% E Taxable Sales(Percentage of Total Sales) $2,040,000 F Taxable Sales Per Square Foot $600 G Projected Taxable Sales Annually $2,040,000 1 Total Projected Sales $2,040,000 2 Conversion of$(Line 1)to Per/$1MM 2.04000 3 RIMS II Type I Final Demand Employment/$1MM Factor 16.61100 4 RIMS II Type I Direct Effect Employment Factor 1.10300 5 Final Demand Change(Line 3/Line 4) 15.05984 6 Expected Final Demand Jobs(Line 2*Line 5) 30.72 Direct 7 Expected Direct/Indirect Jobs(Line 4*Line 6) 33.89 8 RIMS 11 Type II Direct Effect Employment Factor 1.25990 9 Expected Final Direct/Indirect Jobs(Line 6*line 8) 38.71 Total 10 Expected Indirect Jobs(Line 7-Llne 6) 3.16 Indirect 11 Expected Induced Jobs(Line 9-Line 7) 4.82 Induced 12 Projected Assessed Valuation of New Store $850,000 13 Approximate Per Square Foot Assessed Valuation $250.00 14 Base Level Property Taxes(1%) $8,500 15 Total Property Taxes $9,018 16 Property Tax Percentage 0.010609176 17 TRA%Benefit City of Lake Elsinore 0.09197687 18 Annual Property Tax Revenue to City of Lake Elsinore $782 19 Total Projected Sales Tax(based on 8%) $163,200 20 Total Projected Local Sales Tax(to City of Lake Elsinore(1%)) $20,400 Retail A Total Estimated Square Footage 6,500 B Total Sales Per Square Foot $1,238 C Total Sales(Includes Gasoline) $8,050,000 D Percentage of Sales Taxable Merchandise 100.00% E Taxable Sales(Percentage of Total Sales) $8,050,000 F Taxable Sales Per Square Foot $1,238 G Projected Taxable Sales Annually $8,050,000 1 Total Projected Sales $8,050,000 2 Conversion of$(Line 1)to Per/$1MM 8.05000 3 RIMS II Type I Final Demand Employment/$1MM Factor 12.29010 4 RIMS II Type I Direct Effect Employment Factor 1.15600 5 Final Demand Change(Line 3/Line4) 10.63157 6 Expected Final Demand Jobs(Line 2*Line 5) 85.58 Direct 7 Expected Direct/Indirect Jobs(Line 4*Line 6) 98.94 8 RIMS 11 Type 11 Direct Effect Employment Factor 1,3775 9 Expected Final DirectAndirect Jobs(Line 6*Line 8) 117.89 Total 10 Expected Indirect Jobs(Line 7-Line 6) 13.35 Indirect 11 Expected Induced Jobs(Lime 9-Line 7) 18.96 induced 12 Projected Assessed Valuation of New Store $4,510,000 13 Approximate Per Square Foot Assessed Valuation $693.85 14 Base Level Property Taxes(194.) $45,100 15 Total Property Taxes $47,847 16 Property Tax Percentage 0.010609176 1.7 TRA%Benefit City of Lake Elsinore 0.09197687 18 Annual Property Tax Revenue to City of Lake Elsinore $4,148 19 Total Projected Sales Tax(based on 8%) $644,000 20 Total Projected Local Sales Tax(to City of Lake Elsinore(1%)) $80,500 21 Projected Revenue to the City of Lake Elsinore Annually $105.830 Assumptions 1.3 Total Pads 2.Pad A:Gas Facllitywlth 3,100 square foot convenience store&self serve car wash 3.3,400 square feet of quick-serve restaurant 4.3,400 square feet of in-line retail 5.Gasoline/C-Store combined with in-line retail adding$4.0mnn assessed valuation, $7.2mm/annually total&taxable sales Exhibit D Outparcel Development Projected Economic Impacts Proposed Wal-Mart lake Elsinore,CA Outparcel Development Option B Food Service A Total Estimated Square Footage 8,000 B Total Sales Per Square foot $600 C Total Sales $4,800,000 D Percentage of Sales Taxable Merchandise 100.001/0 E Taxable Sales(Percentage of Total Sales) $4,800,000 F Taxable Sales Per Square Foot $600 G Projected Taxable Sales Annually $4,800,000 1 Total Projected Sales $4,800,000 i 2 Conversion of${Line 1)to Per/$1MM 4.80000 3 RIMS II Type I Final Demand Employment/$1MM Factor 16.61100 4 RIMS II Type I Direct Effect Employment Factor 1.10300 5 Final Demand Change(Line 3/1-ine 4) 15.05984 6 Expected Final Demand lobs(Line 2*Line 5) 72.29 Direct 7 Expected Direct/Indirect Jobs(Line4*Line 6) 79.73 8 RIMS If Type II Direct Effect Employment Factor 1.25990 9 Expected Final Dlrect/Indlrect Jobs(Line 6*Line 8) 91.07 Total 10 Expected Indirect Jobs(Line 7-Line 6) 7.45 indirect 11 Expected Induced Jobs(Line 9-Line 7) 11.34 Induced 12 Projected Assessed Valuation of New Store $2,000,000 13 Approximate Per Square Foot Assessed Valuation $250.00 14 Base Level Property Taxes(1%) $20,000 15 Total Property Taxes $21,218 16 Property Tax Percentage 0.010609176 17 TRA%Benefit City of Lake Elsinore 0.09197687 18 Annual Property Tax Revenue to City of Lake Elsinore $1,840 19 Total Projected Sales Tax(based on 8%) $384,000 20 Total Projected Local Sales Tax(to City of Lake Elsinore(1%)) $48,000 Retail A Total Estimated Square Footage 8,000 B Total Sales Per Square Foot $250 C Total Sales $2,000,000 D Percentage of Sales Taxable Merchandise 100.00% E Taxable Sales(Percentage of Total Sales) $2,000,000 F Taxable Sales Per Square Foot $250 G Projected Taxable Sales Annually $2,000,000 1 Total Projected Sales $2,000,000 2 Conversion of$(Line 1)to Per/$1MM 2,00000 3 RIMS 11 Type I Final Demand Employment/$1MM Factor 12.29010 4 RIMS II Type I Direct Effect Employment Factor 1.15600 5 Final Demand Change(Line 3/1-ine 4) 10.63157 6 Expected Final Demand Jobs(Line 2*Line 5) 21.26 Direct 7 Expected Direct/indirect Jobs(Line 4*Line 6) 24.58 8 RIMS 11 Type II Direct Effect Employment Factor 1.3775 9 Expected Final Direct/Indirect Jobs(Line 6*Line 8) 29.29 Total 10 Expected Indirect lobs(Line 7-Line 6) 3.32 Indirect 11 Expected Induced Jobs(Line 9-Line 7) 4.71 Induced 12 Projected Assessed Valuation of New Store $1,200,000 13 Approximate Per Square Foot Assessed Valuation $150.00 14 Base Level Property Taxes(1%) $12,000 15 Total Property Taxes $12,731 16 Property Tax Percentage 0.010609176 17 TRA%Benefit City of Lake Elsinore 0.09197687 18 Annual Property Tax Revenue to City of Lake Elsinore $1,104 19 Total Projected Sales Tax(based on 8%) $J.60,000 20 Total Projected Local Sales Tax(to City of Lake Elsinore(1%)) $20,000 21.Projected Revenue to the City of Lake Elsinore Annually $70,943 AsSumptions 1.Yrotal Pads 2.8,000 square feet quick-service restaurant 3,8,000 square feet in-line retail Exhibit E Economic Impacts of Estimated Re-Use of Existing Wal-Mart Lake Elsinore, CA A Store Size(in Square Feet) 126,000 B Total Sales Per Square Foot $150 C Total Sales $18,900,000 D Percentage of Sales Taxable Merchandise 80.00% E Taxable Sales (Percentage of Total Sales) 80% F Taxable Sales Per Square Foot $120 G Projected Taxable Sales Annually $15,120,000 1 Total Sales(Projected Re-Use) $18,900,000 2 Conversion of$ (Line 1)to Per/$1MM 18.90000 3 RIMS II Type I Final Demand Employment/$1MM Factor 12.29010 4 RIMS II Type I Direct Effect Employment Factor 1.15600 5 Final Demand Change(Line 3/Line 4) 10,63157 6 Expected Final Demand Jobs (Line 2 * Line 5) 200.94 Direct 7 Expected Direct/Indirect Jobs (Line 4 * Line 6) 232.28 8 RIMS 11 Type 11 Direct Effect Employment Factor 1,37750 9 Expected Final Direct/Indirect Jobs(Line 6 * Line 8) 276.79 Total 10 Expected Indirect Jobs(Line 7-Line 6) 31.35 Indirect 11 Expected Induced Jobs (Line 9 Line 7) 44.51 Induced 12 Assessed Valuation of Current Store $13,400,946 13 Approximate Per Square Foot Assessed Valuation $106.36 14 Base Level Property Taxes(1%) $134,009 15 Total Property Taxes $142,173 16 Property Tax Percentage 0.010609176 17 TRA% Benefit City of Lake Elsinore 0,17415107 18 Annual Property Tax Revenue to City of Lake Elsinore $23,338 19 Total Projected Sales Tax(based on 8%) $1,209,600 20 Total Projected Local Sales Tax (to City of Lake Elsinore(1%)) $151,200 Projected Revenue to City of Lake Elsinore Annually $174,538