Poway Initial Study
INITIAL STUDY
POWAY WALMART EXPANSION PROJECT
POWAY, CALIFORNIA
June 2009
INITIAL STUDY
POWAY WALMART EXPANSION PROJECT
POWAY, CALIFORNIA
Submitted to:
City of Poway
13325 Civic Center Drive
Poway, California 92064
(858) 668-4600
Prepared by:
LSA Associates, Inc.
20 Executive Park, Suite 200
Irvine, California 92614-4731
(949) 553-0666
LSA Project No. PWY0901
June 2009
Poway Walmart Expansion Project Initial Study
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TABLE OF CONTENTS
1.0 PROJECT BACKGROUND.........................................................................................................................1
2.0 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED................................................................5
3.0 ENVIRONMENTAL CHECKLIST.............................................................................................................7
4.0 ANALYSIS OF ENVIRONMENTAL IMPACT ISSUES.........................................................................20
FIGURES
Figure 1: Project Location......................................................................................................................................2
Figure 2: Illustrative Site Plan................................................................................................................................3
Figure 3: Overall Site Plan......................................................................................................................................4
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1.0 PROJECT BACKGROUND
1.1 Project Title: City of Poway Walmart Expansion Project
1.2 Lead Agency Name and Address:
City of Poway
Development Services
13325 Civic Center Drive
Poway, CA 92064
1.3 Contact Person and Phone Number:
Oda Audish, AICP, Associate Planner
(858) 668-4661
1.4 Project Location: The proposed project site is located in the City of Poway and consists of two
adjoining parcels located at 13425 Community Road and 13430 Midland Road. The proposed project
site location is shown in Figure 1.
1.5 Project Applicant Name and Address: Nasland Engineering, 4740 Ruffner Street, San Diego, CA
92111
1.6 General Plan Designation: General Commercial (CG)
1.7 Zoning: General Commercial (CG)
1.8 Description of Project: The proposed project consists of the expansion and remodeling of the existing
Walmart retail store located at 13425 Community Road in the City of Poway (Figure 2). The expansion
consists of the addition of approximately 54,745 square feet (sf) of commercial/retail uses to the
existing 142,955 sf structure (including the garden center and tire and lube area), resulting in an
approximately 197,700 sf Walmart with a full-service grocery department. The project would include
demolition of the existing Tire and Lube Center and the adjacent vacant 7,000 sf commercial structure.
The Tire and Lube Center would not be replaced.
The proposed project would include extensive remodeling to both the exterior and interior of the store.
The remodeled and expanded store would include approximately 40,835 sf of grocery sales area, 11,385
sf of grocery support area (bakery, deli, etc.), 23,630 sf of stockroom receiving area, 9,400 sf of
ancillary area (front and rear offices, customer service, restrooms, vision center, janitors, sprinkler
room, and electrical room), 103,790 sf of general merchandise area, and 8,665 sf of outdoor garden
center area. The project would include a new entrance for the grocery uses, new lighting, new
landscaping, and additional loading facilities with two truck doors on the eastern side of the building. In
addition, signage would be changed on the existing building and new signage would be installed
according to a sign program submitted with the site plans. The expanded store would operate on a 24-
hour basis, and the existing store will remain operational during the expansion construction process.
Discretionary Actions: Certification of the EIR, Revision to the existing Development Review permit
(DR 90-12)
1.9 Surrounding Land Uses and Setting:
To the North Multifamily residential
To the East Multifamily residential
To the South Commercial
To the West Multifamily residential
Project Boundary
PROJECTAREA
N
FIGURE1
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Project Location
PowayWalmartExpansionProject
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2.2 EVALUATION OF ENVIRONMENTAL IMPACTS
1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by
the information sources a Lead Agency cites in the parentheses following each question. A “No Impact”
answer is adequately supported if the referenced information sources show that the impact simply does not
apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact”
answer should be explained where it is based on project-specific factors, as well as general standards (e.g., the
project would not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off site as well as on site, cumulative as
well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the Lead Agency has determined that a particular physical impact may occur, then the checklist answers
must indicate whether the impact is potentially significant, less than significant with mitigation, or less than
significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be
significant. If there are one or more “Potentially Significant Impact” entries when the determination is made,
an EIR is required.
4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation
of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant
Impact.” The Lead Agency must describe the mitigation measures, and briefly explain how they reduce the
effect to a less than significant level.
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect
has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a
brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope
of an adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether
such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures
Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document
should, where appropriate, include a reference to the page or pages where the statement is substantiated. A
source list should be attached, and other sources used or individuals contacted should be cited in the
discussion.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies
should normally address the questions from this checklist that are relevant to a project’s environmental effects
in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significant.
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3.0 ENVIRONMENTAL CHECKLIST
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. AESTHETICS
Would the project:
a) Have a substantial adverse effect on a
scenic vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its
surroundings?
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
2. AGRICULTURE RESOURCES
Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to
nonagricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
c) Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland, to nonagricultural use?
3. AIR QUALITY
Would the project:
a) Conflict with or obstruct implementation
of the applicable air quality plan?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
b) Violate any air quality standard or
contribute to an existing or projected air
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is nonattainment
under an applicable federal or state
ambient air quality standard (including
releasing emissions which exceed
quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people?
4. BIOLOGICAL RESOURCES
Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game
or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption,
or other means?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors,
or impeded the use of native wildlife
nursery sites?
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
5. CULTURAL RESOURCES
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as
defined in §15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including
those interred outside of formal
cemeteries?
6. GEOLOGY AND SOILS
Would the project:
a) Expose people or structures to potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
i) Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a known
fault? Refer to Division of Mines and
Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure,
including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the
loss of topsoil?
c) 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
landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined
in Table 18- 1-B of the Uniform Building
Code (1994), creating substantial risks to
life or property?
e) Have soils incapable of adequately
supporting the use septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
7. HAZARDS AND HAZARDOUS
MATERIALS
Would the project:
a) Create a significant hazard to the public
or the environment through routine
transport, use, or disposal of hazardous
materials?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
b) Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on
a list of hazardous materials sites which
complied pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public or
the environment?
e) For a project within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public
airport or public use airport, would the
project result in a safety hazard for people
residing or working in the project area?
f) For a project within the vicinity of a
private airstrip, would the project result in
a safety hazard for people residing or
working in the project area?
g) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
h) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized areas
or where residences are intermixed with
wildlands?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
8. HYDROLOGY AND WATER QUALITY
Would the project:
a) Violate any water quality standards or
waste discharge requirements?
b) 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 (e.g., the production rate of
preexisting nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river, in a manner which would
result in substantial erosion or siltation
on- or off-site?
d) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of a course of a
stream or river, or substantially increase
the rate or amount of surface runoff in a
manner which would result in flooding on
or off-site?
e) 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?
f) Otherwise substantially degrade water
quality?
g) Place housing within a 100-year flood
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
h) Place within a 100-year flood hazard area
structures which would impede or redirect
flood flows?
i) Expose people or structures to a
significant risk of loss, injury or death
involving flooding, including flooding as
a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or
mudflow?
k) Result in significant alteration of
receiving water quality during or
following construction?
l) Result in a potential for discharge of
stormwater pollutants from areas of
material storage, vehicle or equipment
fueling, vehicle or equipment
maintenance (including washing), waste
handling, hazardous materials handling or
storage, delivery areas, loading docks or
other outdoor work areas?
m) Result in the potential for discharge of
stormwater to affect the beneficial uses of
the receiving waters?
n) Create the potential for significant
changes in the flow velocity or volume of
stormwater runoff to cause environmental
harm?
o) Create significant increases in erosion of
the project site or surrounding areas?
9. LAND USE AND PLANNING
Would the proposal:
a) Physically divide an established
community?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
b) 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?
c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan?
10. MINERAL RESOURCES
Would the project:
a) Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the state?
b) Result in the loss of availability of a
locally-important mineral resource
recovery site delineated on a local general
plan, specific plan, or other land use plan?
11. NOISE
Would the project result in:
a) 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?
b) Exposure of persons to or generation of
excessive groundborne vibration or
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels in the project vicinity
above levels existing without the project?
d) A substantial temporary or periodic
increase in ambient noise levels in the
project vicinity above levels existing
without the project?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
e) For a project located within an airport
land use land use plan or, where such a
plan has not been adopted, within two
miles of a public airport or public use
airport, would the project expose people
residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels?
12. POPULATION AND HOUSING
Would the project:
a) Induce substantial population growth in
an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension
of roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of
replacement housing elsewhere?
13. PUBLIC SERVICES
Would the project:
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
government facilities, need for new or
physically altered government facilities,
the construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
i) Fire protection?
ii) Police protection?
iii) Schools?
iv) Parks?
v) Other public facilities?
14. RECREATION
a) Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction of or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? opportunities?
15. TRANSPORTATION/TRAFFIC
Would the project:
a) Cause an increase in traffic which is
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed either individually or
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic
levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or
programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)?
16. UTILITIES & SERVICE SYSTEMS
Would the project:
a) Exceed wastewater treatment
requirements of the applicable Regional
Water Quality Control Board?
b) Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available
to serve the project from existing
entitlements and resources, or are new or
expanded entitlements needed?
e) Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it has
adequate capacity to serve the project’s
projected demand in addition to the
provider’s existing commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate the
project’s solid waste disposal needs?
g) Comply with federal, state, and local
statutes and regulation related to solid
waste?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
17. MANDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or endangered
plant or animal or eliminate important
examples of the major period of
California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively
considerable” means that the incremental
effects of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
future projects.)
c) Does the project have environmental
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
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3.1 SOURCE LIST
The following enumerated documents are available at the offices of the City of Poway Development Services
Department, 13325 Civic Center Drive Poway, CA 92064, California 92064.
1. General Plan, including all its elements, City of Poway.
2. Poway Municipal Code.
3. Mineral Resources Data System. California Geological Survey. California Department of Conservation.
1985.
4. Farmland Monitoring and Mapping Program (FMMP). California Department of Conservation. 2004.
5. California Department of Transportation Web site: http://www.dot.ca.gov/hq/LandArch/scenic/
cahisys.htm.
6. Flood Insurance Rate Map No. 06073C1358 F, Federal Emergency Management Agency.
7. Project Conceptual Plans (March 2009), including elevations, department plans, floor plans, and
landscape plans.
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4.0 ANALYSIS OF ENVIRONMENTAL IMPACT ISSUES
Section 2.0 provided a checklist of environmental impacts. This section provides an evaluation of the impact
categories and questions contained in the checklist.
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. AESTHETICS
Would the project:
a) Have a substantial adverse effect on a
scenic vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its
surroundings?
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
Impact Analysis
a) No Impact. A scenic vista is generally defined as an area that is deemed aesthetically pleasing when
viewed from a certain vantage point. Aesthetic components of a scenic vista include: (1) scenic quality; (2)
sensitivity level; and (3) view access. The proposed project site is located within an existing developed
shopping center in an area of the City of Poway (City) that is primarily developed with commercial uses. As
such, the project site would not be considered part of a scenic vista. The roadway segments adjacent to the
project site are not designated scenic roadways in the City’s General Plan Scenic Roadways Element. In
addition, the project site is not visible from any State-designated Scenic Highways.1 Further,
implementation of the proposed project would result in construction of the building expansion and upgrade
to the exterior of the store, including the parking lot and landscaping, which is anticipated to enhance the
existing condition. Consequently, the proposed project will not have a substantial adverse effect on a scenic
vista, and this topic will not be further addressed in the EIR.
b) No Impact. A scenic resource is an element of a scenic area that contributes to the area’s scenic value and
includes landform, vegetation, water, adjacent scenery, and may include a cultural modification to the
natural environment. As indicated in Response 1.a, there are no local or State-designated Scenic Highways
1 California Department of Transportation Web site: http://www.dot.ca.gov/hq/LandArch/scenic/cahisys.htm.
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in the vicinity of the project area. Additionally, there are no designated scenic resources or designated
historic resources (as further described in Response 5.a) on site. Therefore, no impacts to scenic resources
within a State-designated Scenic Highway will occur from implementation of the proposed project. This
topic will not be further addressed in the EIR.
c) Potentially Significant Impact. Implementation of the proposed project would result in the construction of
the store expansion and remodeling of the exterior of the store, including the parking lot and landscaping.
Design features on the exterior of the building will include stone veneer accents, stucco finish, ceramic roof
tiles, and decorative light fixtures, which have been incorporated to enhance the aesthetic nature of the
project. Additionally, landscaping will be added in the parking lot and to the front elevation in order to
soften the appearance of the building and to provide a consistent image along the storefront. Many of the
existing trees in the parking area will also be removed and replaced. The landscape concept plan for the
project states that the intent of the new landscaping is to provide an attractive and easily maintained plant
palette using drought-tolerant species commonly found within the region. The aesthetic changes to the
exterior of the building, including landscaping, will be evaluated in the EIR.
In regard to the potential for physical degradation (or urban decay) of retail centers, CEQA itself does not
provide any specific direction as to what should be considered a significant urban decay impact. However,
the Fifth District Court of Appeal in Bakersfield Citizens for Local Control v. City of Bakersfield indicated
that a significant adverse physical change in the environment resulting from economic impacts of a
proposed retail project, or “urban decay,” is characterized by a chain reaction of store closures and long-
term vacancies, ultimately degrading neighborhoods or commercial areas. Based on the direction of the
Court of Appeal, the City has determined that the project would have a significant impact if:
• The development of the proposed project would result in a diversion of sales from existing retailers
within the Poway market area severe enough to lead to business closures, and in turn the resulting
business closures are significant enough in scale to result in long-term vacancies that affect the viability
of existing shopping centers or districts.
The CEQA Guidelines do not contain set standards of significance for economic impacts because, as stated
in Section 15382, it does not consider economic or social change by itself a significant effect on the
environment. However, physical changes that could result from economic or social effects on properties are
within the scope of CEQA considerations. Section 15131 echoes this statement and establishes that, if
included, these issues need only to be mentioned to the extent necessary to “…trace a chain of cause and
effect from a proposed decision.” Accordingly, an economic analysis is being prepared and will be included
in the EIR analysis.
The purpose of the economic analysis is to determine any potential physical impacts to competing
commercial uses that might result from economic effects of the project. That is, will implementation of the
proposed project result in significant market shifts in the region, resulting in declining sales of like
commercial activities leading eventually to store closures, which would be an increase in commercial
vacancies leading to “urban decay.”
While urban decay is not defined under CEQA, the analysis of the economic study for the proposed project
will assume that urban decay is a significant deterioration of structures and/or their surroundings. In other
words, urban decay is defined as retail stores or centers that remain vacant and deteriorate over time,
resulting in physical deterioration and thus a visual impact on the environment. As indicated previously, the
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potential of the project to degrade the existing visual character or result in urban decay will be fully
addressed in the EIR. This topic will be addressed in the EIR, and mitigation will be included if necessary.
d) Potentially Significant Impact. The proposed project site is visible from the adjacent multifamily
residential neighborhoods. Project implementation would upgrade and replace the lighting on the exterior of
the building and in the parking lot, which would be removed and replaced as part of construction. This new
lighting would be for security purposes and would be consistent and similar to the existing sources of light.
However, the expanded store is anticipated to be open 24 hours per day, which could change the timing of
the exterior and parking lot lighting. Although no significant unavoidable impacts related to light and glare
are anticipated, this topic will be addressed in the EIR, and mitigation will be included if necessary.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
2. AGRICULTURE RESOURCES
(In determining whether impacts to
agricultural resources are significant
environmental effects, lead agencies may refer
to the California Agricultural Land Evaluation
and Site Assessment Model (1997) prepared
by the California Department of Conservation
as an optional model to use in assessing
impacts on agriculture and farmland.)
Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to
nonagricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
c) Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland, to nonagricultural use?
a) No Impact. The proposed project site is not designated as Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance. As a result, no significant impacts are anticipated. This topic will not be analyzed
further in the EIR unless new information identifying it as a potential impact is presented during the
scoping process.
b) No Impact. The City’s General Plan designates the proposed project site as General Commercial (CG). The
proposed project site is not zoned or used for agricultural use, and no Williamson Act contracts exist for the
site. As a result, no significant impacts are anticipated. This topic will not be analyzed further in the EIR
unless new information identifying it as a potential impact is presented during the scoping process.
c) No Impact. The proposed project site is completely developed with commercial uses, is not used for
agricultural purposes, and is surrounded by commercial and residential development. The proposed project
would not result in the conversion of farmland to nonagricultural use. As a result, no impacts are
anticipated. This topic will not be analyzed further in the EIR unless new information identifying it as a
potential impact is presented during the scoping process.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
3. AIR QUALITY
(Where available, the significance criteria
established by the applicable air quality
management or air pollution control district
may be relied upon to make the following
determinations.)
Would the project:
a) Conflict with or obstruct implementation
of the applicable air quality plan?
b) Violate any air quality standard or
contribute to an existing or projected air
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is nonattainment
under an applicable federal or state
ambient air quality standard (including
releasing emissions which exceed
quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people?
a) Potentially Significant Impact. The City of Poway is part of the San Diego Air Basin and air quality in the
area is administered by the San Diego County Air Pollution Control District. An air quality management
plan (AQMP) describes air pollution control strategies to be taken by a City/County or region classified as a
nonattainment area to meet the Clean Air Act (CAA) requirements. The main purpose of an AQMP is to
bring the area into compliance with the requirements of federal and State air quality standards and to
coordinate regional and local governmental agencies to achieve air quality improvement goals. Since the
AQMP is based on local General Plans, projects that are deemed consistent with the General Plan are
usually found to be consistent with the AQMP. The proposed project is consistent with the City’s General
Plan. This topic will, however, be addressed in the EIR, and mitigation will be included if necessary.
b) Potentially Significant Impact. Construction-related air quality impacts that would result from demolition,
clearing, grading, and construction activities will require analysis in the EIR to determine whether such
impacts would result in the violation of any air quality standard. Operation-related air quality impacts that
would result from operation of the expanded store and anticipated additional vehicular traffic will also
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require analysis in the EIR to determine whether such impacts would result in the violation of any air
quality standard.
Global warming is the observed increase in the average temperature of the Earth’s atmosphere and oceans
in recent decades. The Earth’s average near-surface atmospheric temperature rose 0.6 ± 0.2 °Celsius (1.1 ±
0.4°Fahrenheit) in the 20th Century. The increased amounts of carbon dioxide (CO2) and other greenhouse
gases (GHGs) are the primary causes of the human-induced component of warming. They are released by
the burning of fossil fuels, land clearing, agriculture, etc., and lead to an increase in the greenhouse effect.
California’s major initiatives for reducing GHG emissions are outlined in Assembly Bill 32 (AB 32), the
“Global Warming Solutions Act,” passed by the California State legislature on August 31, 2006; a 2005
Executive Order; and a 2004 ARB regulation to reduce passenger car GHG emissions. These efforts aim at
reducing GHG emissions to 1990 levels by 2020, a reduction of approximately 25 percent, and then an 80
percent reduction below 1990 levels by 2050. The main strategies for making these reductions include a
range of GHG reduction actions that can include direct regulations, alternative compliance mechanisms,
monetary and nonmonetary incentives, voluntary actions, and market-based mechanisms such as a cap-and-
trade system.
To address GHG emissions and global climate change in General Plans and CEQA documents, Senate Bill
97 (Chapter 185, 2007) requires the Governor’s Office of Planning and Research (OPR) to develop CEQA
guidelines on how to address global warming emissions and mitigate project-specific GHGs. In the interim,
OPR in conjunction with the California Air Resources Board (ARB) has published a CEQA and Climate
Change Technical Advisory (June 19, 2008) outlining a recommended approach for evaluating climate
change in CEQA documents. The primary requirements of the OPR approach are to conduct a good-faith
effort to calculate a proposed project’s GHG emissions, determine significance, and mitigate any impacts to
the extent feasible. The EIR will include analysis pursuant to all existing regulations to determine whether
the proposed project would result in significant impacts related to global warming.
c) Potentially Significant Impact. The proposed project would result in the construction and operation of an
expanded Walmart store. Further evaluation of operational air emissions is necessary in the EIR to
determine whether the proposed project along with reasonably foreseeable projects will result in a
cumulatively considerable net increase of any criteria pollutant.
d) Potentially Significant Impact. Sensitive receptors refer to locations where uses and/or activities result in
increased exposure of persons more sensitive to the unhealthful effects of emissions (such as children and
the elderly). The project site is surrounded by commercial and residential uses; implementation of the
proposed project would produce air emissions that may affect sensitive receptors near the project site. The
EIR will analyze and determine whether the proposed project would expose sensitive receptors to
substantial pollutant concentrations.
e) Potentially Significant Impact. The project site is surrounded by commercial and residential uses. Some
objectionable odors may be generated from the operation of diesel-powered construction equipment and/or
asphalt paving during the project construction period. However, these odors would be short term in nature
and would not result in permanent impacts to surrounding land uses, including sensitive receptors (e.g.,
residential uses) in the vicinity of the project site. The nearest sensitive receptors are located north across
Hilleary Place and to the east across Midland Road. Due to the distance between the project site and the
existing residential uses (approximately 87 feet [ft] to 127 ft to the residences to the north and east,
respectively), odors generated by on-site earthmoving and heavy equipment are not expected to create
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objectionable odors at the nearest residential uses. The proposed project would result in the construction
and operation of an expanded and remodeled Walmart store, neither of which are anticipated to create long-
term objectionable odors. This topic will, however, be analyzed further in the EIR, and mitigation will be
included if necessary.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
4. BIOLOGICAL RESOURCES
Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game
or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors,
or impeded the use of native wildlife
nursery sites?
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
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a) No Impact. The project area is currently developed with two existing commercial buildings and associated
parking lots. The proposed expansion would result in grading around the existing building, which currently
consists of pavement and ornamental trees scattered throughout the parking areas. The surrounding area is
completely urbanized, and the site is not located within any United States Fish and Wildlife Service
(USFWS)-designated critical habitats. There are no wetlands or sensitive riparian habitat on site, and no
known candidate, sensitive, or special status species inhabit the site.
As determined by a bird survey conducted by an LSA biologist on May 19, 2009, the ornamental
landscaping on and adjacent to the project site contains potentially suitable bird nesting sites. The survey
found two nests within eucalyptus trees near the southwestern corner of the project area, which is outside of
the project construction area. No birds were observed entering or exiting the trees or the nests, and no
sounds were heard emanating from the nests; therefore, it is unknown whether the nests are occupied and to
what species they belong. However, due to their size and construction, the nests may to belong to a common
raptor species or common raven (Corvus corax)/American crow (Corvus brachyrhynchos).
The federal Migratory Bird Treaty Act (MBTA) requires a nesting bird survey to be conducted prior to any
vegetation disturbance or removal. If any nesting birds are found prior to construction, the MBTA requires
appropriate construction setbacks (based on species) or commencement of construction after the nesting
season. Additionally, nesting resources will be replaced by new trees planted as part of the proposed
improvements. Because of the developed nature of the project area and because the proposed project would
be conducted pursuant to all existing federal, State, and local regulations, there are no impacts related to
biological resources, and no mitigation measures are necessary. Consequently, this topic will not be further
analyzed in the EIR.
b) No Impact. See Response 4.a. The only vegetation on site consists of ornamental landscaping. There is no
riparian habitat or other sensitive natural communities located on site. Due to the highly disturbed nature of
the project site, there are no impacts related to this issue, and no mitigation measures are necessary.
Therefore, this topic will not be further addressed in the EIR.
c) No Impact. Pursuant to Section 404 of the Clean Water Act, the United States Army Corps of Engineers
(Corps) regulates discharges of dredged or fill material into waters of the United States. These waters
include wetlands and nonwetland bodies of water that meet criteria, including a direct or indirect
connection to interstate commerce. To be considered a jurisdictional wetland under Section 404, an area
must possess three wetland characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology.
Each characteristic has a specific set of mandatory wetland criteria that must be satisfied in order for that
particular wetland characteristic to be met. Conditions on site do not meet the specified criteria. There are
no potential jurisdictional waters present on site and, therefore, no impacts related to this issue. No
mitigation is required, and this topic will not be further addressed in the EIR.
d) No Impact. Habitat fragmentation occurs when a single, unified habitat area is divided into two or more
areas such that the division isolates the new areas from each other. Isolation of habitat occurs when wildlife
cannot move freely from one portion of the habitat to another or from one habitat type to another. The
proposed project is located in an urbanized area where habitat has been fragmented by development on site
and on all sides of the project area. Due to urban development, the project area does not serve as a regional
wildlife corridor. Therefore, no impacts related to habitat fragmentation and regional wildlife movements
are anticipated to occur with project implementation. This topic will not be further analyzed in the EIR.
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e) No Impact. Construction of the proposed project would remove approximately 142 existing ornamental
trees on site. After completion of the exterior building and parking lot improvements, the project would
install new landscaping that will include planting replacement and additional trees throughout the
landscaped areas on site. The existing vegetation that would be removed is ornamental and was planted in
conjunction with development of the commercial center. The City has an adopted Urban Forestry
Ordinance (City Municipal Code Chapter 12.32). The intent of the Urban Forestry Ordinance is to sustain,
preserve, and enhance the aesthetic qualities found within the City. The Ordinance requires a City permit to
remove trees on commercial properties that are greater than 3 inches in diameter. Additionally, the
ordinance requires replacement of the removed trees. During the project approval process, the applicant
would be required to provide a master plan of the existing on-site trees. Adherence to the City’s policies
will ensure that conflicts related to removal of any on-site trees and the City’s existing ordinance would not
occur.
In addition, as discussed in Response 4.a, the proposed project would be conducted in compliance with all
federal, State, and local regulations, including the MBTA, which requires a bird survey prior to
construction and specific measures to protect any nesting birds on the project site. As such, the proposed
project would not conflict with any policies or ordinances protecting biological resources. Therefore, this
topic will not be further analyzed in the EIR.
f) No Impact. The project site is located within the City of Poway Multispecies Habitat Conservation Plan
(MSHCP) Subarea Plan, which was approved in 1996. The plan provides incidental take coverage for 43
species of plants and animals and established a 13,300 ac mitigation area where habitat conservation will be
emphasized.
However, the project site is not located within the Subarea Plan preserve boundary, an area proposed for
conservation, or within any approved or preapproved mitigation area. Additionally, there is no other
approved local, regional, or state habitat conservation plans applicable to the project site. Further, the
proposed project is located within a fully developed commercial shopping center. Therefore, the project
will not conflict with the provisions of an adopted conservation plan. This topic will not be further analyzed
in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
5. CULTURAL RESOURCES
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as
defined in §15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including
those interred outside of formal
cemeteries?
a) No Impact. The proposed project site is currently developed with two commercial structures, the existing
Walmart store, and a 7,000 sf vacant commercial structure that was first developed in 1961 as a U. S. Post
Office. There are no structures within or adjacent to the project area that are listed in the California
Register of Historical Resources or otherwise currently designated as historically significant. Therefore, the
proposed project is not anticipated to cause a substantial adverse change to historical resources. However,
because the project would demolish the 7,000 sf commercial structure, a historic evaluation pursuant to
CEQA would be prepared and included in the EIR. Therefore, although no significant unavoidable impacts
related to historic resources are anticipated, this topic will be addressed in the EIR.
b) Potentially Significant Impact. The City’s General Plan indicates that the project area has a moderate
possibility for archaeological resources. Therefore, the EIR will incorporate and address the results of an
archaeological and historical records review and literature search that will be conducted through the South
Coastal Information Center at San Diego State University. The Information Center houses the pertinent
archaeological site and survey information necessary to determine whether cultural resources exist within
the study area boundaries. The archival research will: (1) establish the status and extent of previously
recorded sites, surveys, and excavations in the project area; and (2) note what site types might be expected
to occur within the proposed project area based on existing data from archaeological sites located within
0.25 mile (mi) of the project area. The results of the evaluation of potential on-site cultural resources will
be addressed in the EIR. If necessary, mitigation measures will be included to reduce potential impacts.
c) Potentially Significant Impact. The City’s General Plan indicates that the project area has a moderate
possibility for paleontological resources. The EIR will incorporate and address a paleontological records
review and literature search of the locality records maintained by the local clearinghouse to obtain locality
and survey information pertinent to the project area. The archival research will: (1) establish the status and
extent of previous surveys in the project area, and (2) note what types of fossils might be expected to occur
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within the proposed project area based on existing data from fossils recovered within 0.25 mi of the project
area. The results of the survey and an evaluation of potential on-site paleontological resources will be
addressed in the EIR. If necessary, mitigation measures will be included to reduce potential impacts.
d) Less Than Significant Impact. The project site has been previously developed with the existing
commercial structures. There are no known human remains interred on site. In the unlikely event that
human remains are encountered during project grading, the proper authorities would be notified, and
standard procedures for the respectful handling of human remains during the earthmoving activities would
be adhered to in compliance with State Health and Safety Code Section 7050.5 and Public Resources Code
Section 5097.98. This topic will not be further addressed in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
6. GEOLOGY AND SOILS
Would the project:
a) Expose people or structures to potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a known
fault? Refer to Division of Mines and
Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure,
including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the
loss of topsoil?
c) 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
landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined
in Table 18- 1-B of the Uniform Building
Code (1994), creating substantial risks to
life or property?
e) Have soils incapable of adequately
supporting the use septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
a)
i) Potentially Significant Impact. The City’s General Plan Emergency Services Element states that there
are no known active faults identified within the City. Therefore, no known faults exist within or
immediately adjacent to the project site, and the project site is not within or adjacent to an Alquist-
Priolo Special Study Zone. However, the project site, like most of Southern California, is in an area of
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high seismic activity. Therefore, the EIR analysis will include the location of known faults and their
potential for earthquake-induced ground shaking capable of causing rupture, and mitigation will be
included in the EIR, if necessary.
ii) Potentially Significant Impact. The project site is susceptible to seismic ground shaking typical of all
areas in Southern California. Slight to intense ground shaking is possible at the project site if an
earthquake occurs in the region. Under current seismic design standards and International Building
Code provisions, new construction would incur only minor damage in small to moderate earthquakes
and potential structural damage during a large earthquake, although new construction is expected to
remain standing during such events. In accordance with the City’s standard conditions for construction,
the International Building Code and the Structural Engineers Association of California (SEAOC)
guidelines will be incorporated into the project design, and adequate structural protection in the event
of an earthquake will be provided. This issue will be further addressed in the EIR. The EIR analysis
will include the location of known faults and their potential for earthquake-induced ground shaking
capable of causing rupture, liquefaction, settlement, and landslides. Compliance with building code
regulations is expected to reduce all potential impacts related to seismic activity to a less than
significant level; however, additional mitigation will be included, if necessary.
iii) Potentially Significant Impact. Strong ground shaking can result in liquefaction in areas where
shallow water-saturated loose soil is present. Liquefaction, a geologic process that causes ground
failure, typically occurs in loose, saturated sediments primarily of sandy composition. The proposed
project site is not in an area known for liquefaction because the area does not have a permanent
groundwater condition and the area is comprised of dense older alluvium materials. However, the EIR
will include an evaluation of potential impacts related to liquefaction along with the evaluation of other
seismic related effects, and mitigation will be included in the EIR, if necessary.
iv) Less Than Significant Impact. The project site itself is relatively flat, with an estimated topographic
relief of 1 to 2 ft, and does not contain unstable slopes that may be prone to seismically induced
landslides. Therefore, the project would not result in exposure of people or structures to risks from
seismically induced landslides, and impacts are considered less than significant. This topic will not be
further addressed in the EIR.
b) Potentially Significant Impact. The project site was previously developed with commercial structures and
paved parking lots . Project grading will take place in an area that is adjacent to the existing building,
parking lot, and internal access roads. The project site was previously graded, and the project will require
only minor cuts, fills, and trenching to create the proposed building pad. Implementation of the proposed
project would require adherence to applicable grading and building permit requirements, as detailed in
Chapter 16.52 (Grading Inspection) of the City’s Municipal Code and adherence to the City’s standard
conditions for grading and construction. Potential impacts related to erosion or the loss of topsoil will be
further analyzed in the EIR.
c) Potentially Significant Impact. The project site was previously developed with commercial structures and
paved parking lots. Because the project would be located on a previously developed site, it would require
minimal grading and trenching and is not anticipated to involve unstable geologic or soil conditions.
Implementation of the proposed project would require adherence to applicable grading and building
regulations, as detailed in Chapter 16.52 (Grading Inspection) of the City’s Municipal Code, and adherence
to the City’s standard conditions for grading and construction. Potential impacts related to unstable
geologic units or soils will be further analyzed in the EIR.
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d) Potentially Significant Impact. Expansive soils contain types of clay minerals that occupy considerably
more volume when they are wet or hydrated than when they are dry or dehydrated. The geologic units in the
project area, including both surficial soils and bedrock, are anticipated to have “low to very low” expansion
potential. However, fill material is anticipated to underlie the project area, which may not be suitable for
the support of structures. Therefore, to ensure potential impacts are fully evaluated, this topic will be
analyzed in the EIR, and mitigation will be included, if necessary.
e) No Impact. The project does not include the use of septic tanks or alternative methods for disposal of
wastewater into the subsurface soils. The proposed project would connect to existing public wastewater
infrastructure. No on-site sewage disposal systems (e.g., septic tanks) are planned. Therefore, the project
would not result in any impacts related to septic tanks or alternative wastewater disposal methods, and this
topic will not be analyzed further in the EIR unless new information identifying it as a potential impact is
presented during the scoping process.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
7. HAZARDS AND HAZARDOUS
MATERIALS
Would the project:
a) Create a significant hazard to the public
or the environment through routine
transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on
a list of hazardous materials sites which
complied pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public or
the environment?
e) For a project within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public
airport or public use airport, would the
project result in a safety hazard for people
residing or working in the project area?
f) For a project within the vicinity of a
private airstrip, would the project result in
a safety hazard for people residing or
working in the project area?
g) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
h) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized areas
or where residences are intermixed with
wildlands?
a) Less Than Significant Impact. The proposed project is an expansion of an existing Walmart retail store.
The proposed expansion will offer groceries, including meat, produce, bakery, and deli items, and alcohol
for off-site consumption. The additional products/services proposed would not create a significant hazard to
the public, as potential uses would not involve a significant amount of hazardous materials being
transported to or stored on site. Construction activities may include the temporary use of some hazardous
agents such as paints, oils, solvents, and cleansers, as well as temporary storage of these materials and fuel
on site. However, the amount of chemical agents typically used during construction would be limited and
would be in compliance with the City’s Municipal Code, Chapter 8.88, Hazardous Materials and Hazardous
Waste Establishments. Therefore, impacts related to this issue are anticipated to be less than significant,
and this topic will not be further addressed in the EIR.
b) Potentially Significant Impact. Refer to Response 7.a. Construction of the proposed project may require
the temporary use and storage of some hazardous materials, such as paints, oils, solvents, and cleansers.
The amounts of such materials would be limited to quantities necessary for construction of the proposed
expansion. The commercial uses proposed are similar to existing land uses on site and are not anticipated to
create significant hazards related to the release of hazardous materials. However, the proposed project
includes demolition of the existing tire and lube center and the vacant 7,000 sf commercial structure located
on the corner of Hilleary Place and Midland Road. Operation of the tire and lube center involves use of
hazardous materials, and due to the age of the vacant commercial structure, asbestos may exist within the
structure. As such, demolition and removal of these structures may have the potential to release hazardous
materials into the environment. Therefore, the EIR will incorporate and address the conclusions of a Phase I
Environmental Site Assessment that will identify the potential for release of hazardous materials upon
project implementation and identify mitigation measures, if necessary.
c) Potentially Significant Impact. The Community Christian Preschool is located approximately 0.06 mi
from the project site (13501 Community Road). Additionally, there are several other schools in the project
vicinity, as follows:
• My Room to Grow Preschool, 13613 Cynthia Lane, 0.41 mi
• Cornerstone Christian School, 13617 Midland Road, 0.40 mi
• Midland Elementary School, 13910 Midland Road, 0.73 mi
• Valley Elementary School, 13000 Bowron Road, 1.23 mi
• Garden Road Elementary, 14614 Garden Road, 1.85 mi
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As described previously in Responses 7.a and 7.b, there are no known chemicals, materials, or substances
associated with project implementation that would create a significant hazard to the public or environment.
It is not expected that substantial levels of any hazardous materials would be stored on site. No hazardous
emissions are planned for the site. However, as discussed in Response 7.b, the project would remove the
existing tire and lube center and vacant 7,000 sf building on site. The risk of a potential hazard to the public
and/or the environment from implementation of the project will be addressed in the EIR, and mitigation will
be included as necessary.
d) No Impact. The project site is not a hazardous materials site and is not on a list compiled pursuant to
Government Code Section 65962.5. Therefore, no impacts associated with this issue are anticipated, and
this issue will not be further addressed in the EIR.
e) No Impact. The project is not located within an airport land use plan, nor is it located within 2 mi of a
public airport or public use airport. The nearest airports or airstrips to the project site include: Lake
Wohlford Resort Airstrip, located approximately 14 mi from the project site; Ramona Airport, located
approximately 16 mi from the project site; and Montgomery Field, located approximately 18 mi from the
project site. Therefore, the project would not expose people residing or working in the project area to an
airport-related safety hazard. This topic will not be further addressed in the EIR.
f) No Impact. The proposed project site is not located in the vicinity of a private airstrip, and the proposed
project would not result in a safety hazard for people residing or working in the project area. Therefore, this
topic will not be addressed further in the EIR unless new information identifying it as a potential impact is
presented during the scoping process.
g) Less Than Significant Impact. The proposed project is an expansion of an existing retail store in an
existing commercial shopping center and would not involve any uses or site plan changes that would
interfere with emergency operations within the City. In addition, the proposed expansion does not include
any circulation changes to any local streets. However, the project will add additional traffic trips, including
truck trips, to the project site. The additional traffic trips are not anticipated to obstruct or impact any major
transportation routes that could be used for emergency evacuations out of the area. Therefore, impacts
associated with this issue are considered less than significant. This topic will not be further addressed in the
EIR.
h) No Impact. Typically, a wildland fire hazard area is a geographic area that contains the types and
conditions of vegetation, topography, weather, and structure density that potentially increases the
possibility of wildland fires. The project area is completely developed and surrounded by commercial and
multifamily residential uses. The adjacent areas do not contain the brush- and grass-covered hillsides often
associated with wildfires. The proposed project is an expansion of an existing use within a commercial area
designated for retail and would not encroach into wildland areas. Therefore, the project would not expose
people or structures to a significant risk of loss, injury, or death involving wildland fires, and this topic will
not be analyzed further in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
8. HYDROLOGY AND WATER QUALITY
Would the project:
a) Violate any water quality standards or
waste discharge requirements?
b) 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 (e.g., the production rate of
preexisting nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river, in a manner which would
result in substantial erosion or siltation
on- or off-site?
d) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of a course of a
stream or river, or substantially increase
the rate or amount of surface runoff in a
manner which would result in flooding on
or off-site?
e) 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?
f) Otherwise substantially degrade water
quality?
g) Place housing within a 100-year flood
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
h) Place within a 100-year flood hazard area
structures which would impede or redirect
flood flows?
i) Expose people or structures to a
significant risk of loss, injury or death
involving flooding, including flooding as
a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or
mudflow?
k) Result in significant alteration of
receiving water quality during or
following construction?
l) Result in a potential for discharge of
stormwater pollutants from areas of
material storage, vehicle or equipment
fueling, vehicle or equipment
maintenance (including washing), waste
handling, hazardous materials handling or
storage, delivery areas, loading docks or
other outdoor work areas?
m) Result in the potential for discharge of
stormwater to affect the beneficial uses of
the receiving waters?
n) Create the potential for significant
changes in the flow velocity or volume of
stormwater runoff to cause environmental
harm?
o) Create significant increases in erosion of
the project site or surrounding areas?
a), e), f), k), l), m), n), and o) Potentially Significant Impact. The EIR will include a hydrology and water
quality section based on the hydrology and water quality studies being prepared for the proposed project.
The EIR will include analysis of changes to surface drainage patterns and surface groundwater quality
protection components (i.e., best management practices [BMPs]) such as the collection and/or containment
of storm water runoff and the filtering of the water to minimize the potential for surface water pollution.
The EIR will also address soil erosion on and adjacent to the proposed project site.
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The EIR will also include an evaluation of the need for project mitigation measures and BMPs to ensure
adequate conveyance of storm flows and compliance with site-specific Storm Water Pollution Prevention
Plan (SWPPP) and National Pollutant Discharge Elimination System (NPDES) permit requirements.
b) No Impact. The proposed project is the expansion of an existing retail store within a fully developed and
paved shopping center. The project site is not within an aquifer recharge area. Therefore, the project would
not interfere with groundwater recharge. The project will not deplete groundwater supplies, as no
groundwater extractions are proposed. Therefore, no impacts associated with this issue would occur, and
this issue will not be further addressed in the EIR.
c) Potentially Significant Impact. The existing drainage pattern of the site or surrounding area will not be
significantly altered, and there are no streams or rivers that will be altered with project implementation.
However, expansion of the existing store would modify the existing drainage system on site by adding
additional drainage/water quality components, such as the bioswale proposed to be located to the rear of the
store The drainage/water quality components are not anticipated to result in a substantial erosion or
siltation on or off site. However, a full evaluation of potential impacts related to this topic will be included
in the EIR.
d) Potentially Significant Impact. As described in Response 8.c, the existing drainage pattern of the site or
area will not be significantly altered, and there are no streams or rivers that will be altered with project
implementation. However, the existing drainage system on site will be modified along with the building
expansion to accommodate anticipated storm flows. Therefore, the project is not anticipated to result in
significant flooding on or off site. However, potential impacts related to the flooding from modification of
the project site will be fully evaluated in the EIR.
g) and h) No Impact. The project site is located outside of Flood Hazard Areas determined by the Federal
Emergency Management Agency (FEMA). The project site is located in Zone X (outside the 2 percent
annual floodplain) on the FEMA Flood Control Map (FIRM 06073C1358 F). In addition, the proposed
project does not include any housing. Therefore, the project would not place housing or structures within a
100-year flood zone, and this topic will not be analyzed further in the EIR.
i ) No Impact. The project site is located outside of the floodplain, and no dams or levees are present on or
near the project site. Therefore, flooding resulting from a dam or levee failure is not anticipated to occur.
Therefore, no impacts are associated with this issue, and the topic will not be further addressed in the EIR.
j) No Impact. The project site is not located adjacent to a reservoir, harbor, lake, storage tank, or ocean
capable of creating a seiche, tsunami, or mudflow. Lake Poway is the closest water body and is
approximately 4 mi to the northeast of the project site. Expansion and remodeling the existing Walmart
store is not anticipated to result in impacts related to seiche, tsunami, or mudflows. Therefore, no impacts
are associated with this issue, and this issue will not be further addressed in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
9. LAND USE AND PLANNING
Would the proposal:
a) Physically divide an established
community?
b) 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?
c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan?
a) No Impact. The proposed project includes expansion and remodeling of an existing Walmart store. The
project would also demolish the adjacent 7,000 sf commercial structure, which is vacant. The proposed
project area is located in a completely developed commercial area and is consistent with existing and
planned land uses in the area. The project is bound by three roadways (Community Road, Hilleary Place,
and Midland Road) and is surrounded on all sites by existing development. The proposed project would not
disrupt or realign the existing roadway network or affect or disrupt residential neighborhoods in the project
vicinity. Therefore, the proposed project would not physically divide an established community, and no
significant impacts are anticipated. This topic will not be analyzed further in the EIR.
b) No Impact. The City’s Zoning and General Plan designation for the project site is General Commercial.
The project meets the site development standards and commercial uses permitted within this zone and land
use designation. Therefore, the project will not conflict with any applicable land use plan, policy, or
regulation. This topic will not be further addressed in the EIR.
c) No Impact. As described in Response 4.f, the project site is located within the City of Poway MSHCP
Subarea Plan; however, it is not located within the Subarea Plan preserve boundary, an area proposed for
conservation, or within any approved or preapproved mitigation area. Additionally, there is no other
approved local, regional, or state habitat conservation plans applicable to the project site. The project is
within a currently developed commercial shopping center. Therefore, no impacts related to natural resource
plans are anticipated from the implementation of the proposed project. This issue will not be further
addressed in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
10. MINERAL RESOURCES
Would the project:
a) Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the state?
b) Result in the loss of availability of a
locally-important mineral resource
recovery site delineated on a local general
plan, specific plan, or other land use plan?
a) and b) No Impact. In 1975, the California Legislature enacted the Surface Mining and Reclamation Act
(SMARA) which, among other things, provided guidelines for the classification and designation of mineral
lands. Areas are classified on the basis of geologic factors without regard to existing land use and land
ownership. The areas are categorized into four Mineral Resource Zones (MRZs):
• MRZ-1: an area where adequate information indicates that no significant mineral deposits are present,
or where it is judged that little likelihood exists for their presence
• MRZ-2: an area where adequate information indicates that significant mineral deposits are present, or
where it is judged that a high likelihood exists for their presence
• MRZ-3: an area containing mineral deposits, the significance of which cannot be evaluated
• MRZ-4: an area where available information is inadequate for assignment to any other MRZ zone
Of the four categories, lands classified as MRZ-2 are of the greatest importance. Such areas are underlain
by demonstrated mineral resources or are located where geologic data indicate that significant measured or
indicated resources are present. MRZ-2 areas are designated by the Mining and Geology Board as being
“regionally significant.” Such designations require that a lead agency’s land use decisions involving
designated areas be made in accordance with its mineral resource management policies and that it consider
the importance of the mineral resource to the region or the State as a whole, not just to the lead agency’s
jurisdiction.
The California Department of Conservation’s mineral land classification maps show that the project site
and a large portion of the City is located in MRZ-3. In addition, the City’s General Plan states that the
City’s only known mineral resource is construction quality sand and gravel that is located in the southern
portion of the City, not in the vicinity of the project site.
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As previously stated, the proposed project site is completely developed with commercial uses. There are no
mineral extraction activities occurring on site. In addition, the project site is designated for commercial
uses. The proposed project would not result in the loss of a valuable commercial or locally important
mineral resource. No significant impacts related to known mineral resources would result from project
implementation, and this topic will not be analyzed further in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
11. NOISE
Would the project result in:
a) 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?
b) Exposure of persons to or generation of
excessive groundborne vibration or
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels in the project vicinity
above levels existing without the project?
d) A substantial temporary or periodic
increase in ambient noise levels in the
project vicinity above levels existing
without the project?
e) For a project located within an airport
land use land use plan or, where such a
plan has not been adopted, within two
miles of a public airport or public use
airport, would the project expose people
residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels?
a), c), and d) Potentially Significant Impact. The EIR will incorporate the findings of a technical noise
analysis that will identify impacts on sensitive land uses surrounding the project site, including residential
areas to the north, east, and west. The short-term noise impacts of project-related construction activities will
be assessed. Calculated noise levels at adjacent noise-sensitive uses from project-related stationary and
mobile sources will be compared to all applicable noise criteria.
The EIR will include a discussion of applicable City noise and land use compatibility criteria for the project
site and adjacent area. Standards for regulating noise impacts in the City’s noise control ordinance (Chapter
8.08 of the Municipal Code) will be discussed.
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The areas where the potential exists for present and/or future noise impacts will be identified using land use
information, aerial photographs, and field reconnaissance. A discussion of existing residences and other
noise-sensitive uses adjacent to the project site would be included. Existing roadway traffic noise will be
calculated based on data from the traffic impact analysis.
Construction would occur during implementation of the proposed project. Equipment used during
construction activities may include scrapers, loaders, graders, excavators, backhoes, generators, drilling
equipment, light-duty trucks, and heavy-duty trucks. Noise impacts from these activities will be analyzed
based on the equipment used, length of a specific construction task, equipment power type (gasoline or
diesel engine), horsepower, load factor, and percentage of time in use. Noise emission levels recommended
by the United States Environmental Protection Agency (EPA) will be used for the construction equipment.
The construction noise impact will be evaluated in terms of composite maximum levels (Lmax), hourly
equivalent continuous noise levels (Leq), and frequency of occurrence at adjacent sensitive locations.
Analysis requirements will be based on the sensitivity of the area and City noise regulations.
Long-term noise impacts from on-site activities and vehicular traffic to and from the site will be analyzed in
the EIR. Noise model input data will include average daily traffic levels; day/night percentages of autos,
medium trucks, and heavy trucks; vehicle speeds; ground attenuation factors; and roadway widths. Future
Community Noise Equivalent Level (CNEL) contours along selected roadway segments will be provided.
Traffic parameters such as peak-hour traffic rates; average daily traffic rates; construction traffic; traffic
distribution during day, evening, and nighttime periods; and associated vehicle speeds will be required from
the traffic study in order to conduct the analysis. The noise level increment from project-generated traffic
will be calculated and evaluated using the above traffic noise model.
If necessary, mitigation measures will be identified to ensure that both short-term and long-term noise
impacts will be reduced.
b) Potentially Significant Impact. Vibration refers to groundborne noise and perceptible motion. Typical
sources of groundborne vibration are construction activities (e.g., pavement breaking and operating heavy-
duty earthmoving equipment) and occasional traffic on rough roads. The EIR will evaluate potential
vibration impacts associated with project construction (including grading activities) and operation. A
quantitative vibration analysis will be conducted with information provided in the project’s soil analysis.
The Vibration Impact Analysis will be prepared based on vibration thresholds and methodology contained
in the Federal Transit Authority’s (FTA’s) Transit Noise and Vibration Impact Assessment guidance
manual (United States Department of Transportation [DOT]-95-16, April 1995; revised FTA-VA-90-1003,
May 2006).
e) No Impact. The project is not located within an airport land use plan, nor is it located within 2 mi of a
public airport or public use airport. The nearest airports or airstrips to the project site include: Lake
Wohlford Resort Airstrip, located approximately 14 mi from the project site; Ramona Airport, located
approximately 16 mi from the project site; and Montgomery Field, located approximately 18 mi from the
project site. Therefore, the project would not expose people residing or working in the project area to
excessive noise levels. This topic will not be further addressed in the EIR.
f) No Impact. Please refer to Response 11.e. The proposed project site is not located in the vicinity of a
private airstrip. Because the project is not located within the vicinity of a private airstrip, no potential
impacts are anticipated. This topic will not be analyzed further in the EIR unless new information
identifying it as a potential impact is presented during the scoping process.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
12. POPULATION AND HOUSING
Would the project:
a) Induce substantial population growth in
an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension
of roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of
replacement housing elsewhere?
a) Less Than Significant Impact. The proposed project is located within an established urbanized area. The
project would demolish an existing 7,000 sf commercial structure and a tire and lube center in order to
expand the existing retail store within the developed commercial shopping center. The proposed project is
not anticipated to add new residents to the area. Therefore, no significant impacts on the local or regional
population are expected to occur. Therefore, impacts related to population growth are less than significant.
b) and c) No Impact. The proposed project will not displace any existing housing or displace a substantial
number of people. The project area is completely developed with commercial uses and located within an
established urbanized area. The proposed project would expand the existing Walmart store and would not
displace housing or people. This topic will not be further analyzed in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
13. PUBLIC SERVICES
Would the project:
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
government facilities, need for new or
physically altered government facilities,
the construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
i) Fire protection?
ii) Police protection?
iii) Schools?
iv) Parks?
v) Other public facilities?
a)
i) Potentially Significant Impact. The City of Poway Fire Department provides fire protection services
to the City. The proposed project is required to be constructed in accordance with the Fire
Department’s guidelines and is subject to approval by the Fire Department. Implementation of the
proposed project would require adherence to these guidelines and the City’s Municipal Code (Chapter
15.24 Fire Code) related to fire protection. This topic will be further addressed in the EIR to ensure that
any potential impacts are identified.
ii) Potentially Significant Impact. The San Diego County Sheriff’s Department provides police
protection to Poway through a contract with the City. Because the project site and surrounding area are
currently developed, routine police patrolling of the project site and surrounding area is currently being
conducted and would continue during and after project implementation. This topic will be further
addressed in the EIR to ensure that any potential impacts are identified.
iii) No Impact. The proposed project will not provide housing that would generate demand for additional
schools. Also, the proposed project is not anticipated to add new residents to the area. Therefore, the
proposed project is not anticipated to add to the student population, which would create a need for new
or expanded school facilities. As part of the standard approval process, the applicant would be required
to pay applicable school development impact fees to offset impacts to school capacity. Therefore, the
project would not result in impacts related to school facilities and services.
iv) No Impact. The proposed project includes construction and operation of an expansion and remodeling
of the existing Walmart store. As stated in Section 12, the proposed project would not induce
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population growth because it is not anticipated to result in an increase in housing or residents within in
the City. Further, the project does not involve any other factors that will increase the use of existing
parks or otherwise result in the need for new or additional park facilities. As a result, the project would
not result in impacts related to park facilities and services.
v) Potentially Significant Impact. The proposed project would not result in any substantial increases in
demand on other government services or public facilities such as roads, libraries, hospitals, or post
offices. Thus, the project would not substantially increase the need for maintenance of these public
facilities. As part of the standard approval process, the proposed project would be required to pay
applicable development impact fees. However, potential impacts related to public facilities will be
further addressed in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
14. RECREATION
a) Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction of or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? opportunities?
a) and b) No Impact. The proposed project includes construction and operation of an expansion and
remodeling of the existing Walmart store. As stated in Section 12, the proposed project would not induce
population growth because it is not anticipated to result in an increase in housing or residents within in the
City. Further, the project does not involve any other factors that will increase the use of existing
neighborhood or regional parks or other recreational facilities such that substantial physical deterioration of
the facility would occur or be accelerated. Therefore, the project would have no adverse impacts on
recreation.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
15. TRANSPORTATION/TRAFFIC
Would the project:
a) Cause an increase in traffic which is
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed either individually or
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic
levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or
programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)?
a) Potentially Significant Impact. A traffic study for the proposed project will be prepared, and the EIR will
include the findings of a traffic impact analysis. This study will include analysis of any potential traffic
impacts resulting from the increased square footage of the proposed project. The analysis will include a
comparison of projected additional traffic, including the relation to the existing traffic load and capacity of
the street system. The EIR will incorporate the analysis, findings, and mitigation measures, if necessary,
from the study.
b) Potentially Significant Impact. As stated in Response 15.a, a traffic study for the proposed project will be
prepared. The study will include both project impacts and the project’s contribution to cumulative impacts
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to the operation of the area’s traffic circulation system. The EIR will incorporate the analysis, findings, and
mitigation measures, if necessary, that are included in the traffic study.
c) No Impact. The project site is not within an airport land use plan, within 2 mi of an operating public
airport, or within the vicinity of an operating private airstrip. Air traffic patterns will not be affected by the
proposed project. This topic will not be further addressed in the EIR.
d) Less Than Significant Impact. The current site plan for the proposed project does not include any
circulation changes to the surrounding streets, and access to the existing commercial shopping center will
not be altered by the project. The internal circulation and parking layout will result in minor changes. The
expansion of the existing building will shift the north-south drive aisle and eliminate some parking spaces.
In addition, the Americans with Disabilities Act (ADA) accessible parking spaces will be modified and
relocated. These design features are not anticipated to increase hazards; however, these changes will be
analyzed in the Traffic Technical Study and EIR being prepared for the project. The project does not
include any incompatible uses that would substantially increase hazards.
e) No Impact. The proposed project would not involve any uses or site plan changes that would interfere
with emergency operations to the site or within the City. The proposed expansion does not include any
circulation changes to any local streets and will result in minor changes to the internal circulation and
parking layout. The proposed internal circulation changes would be reviewed by the City building official
and City Fire Department to ensure that the changes would continue to provide adequate on-site
emergency access. The project would not obstruct or impact any off-site major transportation routes that
could be used for emergency evacuations out of the area. Therefore, the project would not result in
inadequate emergency access. This topic will not be further addressed in the EIR.
f) No Impact. The expanded store will total approximately 197,700 sf. Of this total, approximately 189,000
sf is indoor floor space and 8,600 sf is the outdoor garden area. The project proposes 709 parking stalls.
The City’s minimum parking requirement for a shopping center is 1 parking stall per 300 sf of gross floor
area. Based on the size of the expanded store, 659 parking spaces would be required. Because the project
includes 709 parking stalls, the project would have sufficient parking, and no adverse impacts related to
parking capacity would result. This topic will not be further addressed in the EIR.
g) No Impact. The project does not affect any alternative transportation facilities such as bicycle racks or bus
turnouts and would not increase demand for such facilities. The project would provide one additional
bicycle rack, and the existing bicycle racks will be relocated on site. Therefore, the project would have no
impact on adopted plans and policies for alternative transportation. Hence, impacts related to alternative
transportation policies will not be further addressed in the EIR. However, the EIR analysis would include
evaluation of pedestrians that cross Community Road.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
16. UTILITIES & SERVICE SYSTEMS
Would the project:
a) Exceed wastewater treatment
requirements of the applicable Regional
Water Quality Control Board?
b) Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available
to serve the project from existing
entitlements and resources, or are new or
expanded entitlements needed?
e) Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it has
adequate capacity to serve the project’s
projected demand in addition to the
provider’s existing commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate the
project’s solid waste disposal needs?
g) Comply with federal, state, and local
statutes and regulation related to solid
waste?
a) Potentially Significant Impact. The City of Poway provides sewer services to the existing Walmart
store. The City’s sewer system conveys wastewater to the City of San Diego Metropolitan Wastewater
Department’s (MWWD) Point Loma Wastewater Treatment Plant for treatment and disposal. The
proposed expansion project could increase wastewater flows, which could result in exceedance of the
wastewater treatment requirements of the Regional Water Quality Control Board (RWQCB). Therefore,
the EIR will address potential impacts related to wastewater treatment requirements that may result from
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the proposed project. The EIR will also include any applicable mitigation measures, such as water
conservation measures, that would reduce any potentially significant impacts.
b) Potentially Significant Impact. Refer to Response 16.a. The proposed project is not expected to directly
result in the requirement for new or expanded water or wastewater facilities; however, an indirect impact
could occur as the capacity of the systems is reduced. The proposed Walmart expansion project has the
potential to increase needs for water and wastewater treatment. Therefore, the EIR will address potential
impacts related to water and wastewater facilities that may result from the proposed project. The EIR will
also include discussion of water conservation measures and any other feasible mitigation measures that
would reduce potentially significant impacts.
c) Potentially Significant Impact. The proposed project includes development of a bioswale that would be
located behind the proposed expansion area, along Hilleary Place and Midland Road. The development of
the bioswale is part of the proposed project, which has the potential to result in significant effects to the
environment, as noted elsewhere in this document. Therefore, the EIR will address potential impacts
related to development of the project, including the bioswale facility.
d) Potentially Significant Impact. Refer to Response 16.a. The proposed Walmart expansion project could
increase the amount of water supplies needed to serve the project area. As such, the EIR will address
potential impacts related to water supplies that may result from implementation of the proposed project.
The EIR will also include any applicable mitigation measures, such as water conservation measures, that
would reduce any potentially significant impacts related to water resources.
e) Potentially Significant Impact. Refer to Response 16.a. The City of San Diego MWWD Point Loma
Wastewater Treatment Plant provides wastewater treatment and disposal for the project site. The
proposed project could increase wastewater flows. As such, the EIR will address potential impacts related
to wastewater treatment capacity that may result from the proposed project. The EIR will also include any
applicable mitigation measures, such as water conservation measures, that would reduce any potentially
significant impacts.
f) Potentially Significant Impact. Implementation of the proposed project could result in the generation of
increased quantities of solid waste that may need disposal in regional landfills. The EIR will include a
discussion of potential impacts to solid waste disposal facilities caused by the proposed project and, if
necessary, will prescribe applicable mitigation measures and project design features to avoid or reduce
impacts below a level of significance.
g) Less Than Significant Impact. State legislation (Assembly Bill [AB] 939) requires that every city and
county in California implement programs to recycle, reduce refuse at the source, and compost solid waste
in order to achieve a 50 percent reduction in solid waste disposed of at landfills. During reporting year
2006, the City of Poway was in full compliance with waste diversion goals set by the State of California
and had a 62 percent diversion rate. To ensure compliance with federal, State, and local solid waste
regulations, Walmart stores participate in various recycling programs, including:
• Recycling waste oil, tires, and auto batteries as part of the existing tire and lube express operations;
• Compacting and baling of all cardboard for transportation to off-site recycling facilities;
• Reuse and recycling of vegetable oil used in cooking processes;
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• Recycling of single-use cameras and silver used in photo processing; and
• Collection and recycling of electronic waste.
Therefore, the proposed store expansion project would comply with local, State, and federal requirements
related to solid waste disposal. This topic will not be further addressed in the EIR.
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
17. MANDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or endangered
plant or animal or eliminate important
examples of the major period of
California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively
considerable” means that the incremental
effects of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
future projects.)
c) Does the project have environmental
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
a) Potentially Significant Impact. No fish or wildlife species are present on site or in surrounding areas
due to the developed nature of the site and its vicinity. No rare or endangered plant communities will be
eliminated. No known historical, archaeological, or paleontological resources have been identified on
site. However, the City’s General Plan indicates that there is a moderate probability that cultural
resources could be present within the project area. Therefore, the EIR will include a full evaluation of
potential impacts related to cultural resources. If present, suitable measures will be taken to protect or
mitigate as appropriate any historical, archaeological, or paleontological resources that may be discovered
during site preparation and construction.
b) Potentially Significant Impact. In conjunction with other development within the City, the proposed
project will contribute to past, present, and probable future cumulative environmental impacts. The
proposed project’s contribution to cumulative impacts related to traffic, air quality, global climate change,
noise, aesthetics, water quality, cultural resources, geology and soils, hazards and hazardous materials,
public services, utilities, and economic effects will be addressed in the EIR. All other environmental
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effects of the proposed project were determined in this IS to be less than significant, or there was no
impact.
c) Potentially Significant Impact. The potential for the proposed project to have substantial environmental
effects on human beings, either directly or indirectly, will be addressed in the EIR. Relevant topics
include aesthetics, air quality, global climate change, water quality, noise, traffic, cultural resources,
geology and soils, hazards and hazardous materials, public services, utilities, and economic effects.
Mitigation measures will be incorporated where possible to reduce potential environmentally adverse
impacts to humans to less than significant levels.