Los Banos Walmart Expansion Project Final Environmental Impact ...

Los Banos Walmart Expansion Project
Final Environmental Impact Report
SCH No. 2008111078
City of Los Banos � October 14, 2010
Bishop Ranch 3
2633 Camino Ramon, Suite 460
San Ramon, CA 94583

FINAL
Environmental Impact Report
Los Banos Walmart Expansion Project
City of Los Banos, Merced County, California
SCH NO. 2008111078
Prepared for:
City of Los Banos
Planning Department
520 J Street
Los Banos, CA 93635
Phone: (209) 827-7000
Contact: Paula Fitzgerald, Planning Director, AICP
Prepared by:
Michael Brandman Associates
Bishop Ranch 3
2633 Camino Ramon, Suite 460
San Ramon, CA 94583
Phone: 925-830-2733
Contact: Jason Brandman, Project Director
October 14, 2010

City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Table of Contents
TABLE OF CONTENTS
Section 1: Introduction ......................................................................................................1-1
Section 2: Responses to Written Comments ..................................................................2-1
2.1 - List of Authors ................................................................................................................2-1
2.2 - Responses to Comments...............................................................................................2-1
2.2.1 - Introduction ...........................................................................................................2-1
2.2.2 - Comment Letters and Responses ........................................................................2-1
Section 3: Errata.................................................................................................................3-1
Appendix L: Supporting Traffic Information
LIST OF EXHIBITS
Exhibit 2-1: Truck Route Diagrams....................................................................................................2-15
Exhibit 3.12-11: Near-Term With Project Lane Configuration and Intersection Control......................3-3
Michael Brandman Associates iii
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City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Introduction
SECTION 1: INTRODUCTION
In accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15088, the
City of Los Banos, as the lead agency, evaluated the comments received on the Los Banos Walmart
Expansion Project Draft Environmental Impact Report (Draft EIR) (State Clearinghouse No.
2008111078) and has prepared the following responses to comments. This document is organized
into these sections:
• Section 1 – Introduction.
• Section 2 – Responses to Written Comments on the Draft EIR: Provides a list of the
agencies, organizations, and individuals that commented on the Draft EIR. Copies of all of
the letters received regarding the Draft EIR and responses thereto are included in this section.
• Section 3 – Errata: Includes an addendum listing refinements and clarifications on the Draft
EIR, which have been incorporated.
Because of its length, the text of the Draft EIR is not included with these written responses; however,
it is included by reference in this Final EIR. None of the corrections or clarifications to the DEIR
identified in this document constitutes “significant new information” pursuant to CEQA Guidelines
Section 15088.5. As a result, a recirculation of the DEIR is not required.
The Final EIR includes the following contents:
• Draft EIR (provided under separate cover)
• Draft EIR appendices (provided under separate cover)
• Responses to Comments on the Draft EIR and Errata (Sections 2 and 3 of this document)
• Mitigation Monitoring and Reporting Program (provided under separate cover)
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City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Responses to Written Comments
SECTION 2: RESPONSES TO WRITTEN COMMENTS
2.1 - List of Authors
A list of public agencies and organizations that provided comments on the Draft Environmental
Impact Report (Draft EIR) is presented below. Each comment has been assigned a code. Individual
comments within each communication have been numbered so comments can be crossed-referenced
with responses. Following this list, the text of the communication is reprinted and followed by the
corresponding response.
Author Author Code
State Agencies
Native American Heritage Commission........................................................................................NAHC
California Department of Transportation ............................................................................ CALTRANS
Private Organizations
Los Banos Chamber of Commerce....................................................................................... CHAMBER
2.2 - Responses to Comments
2.2.1 - Introduction
In accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15088, the
City of Los Banos, as the lead agency, evaluated the comments received on the Draft EIR (State
Clearinghouse No. 2008111078) for the Los Banos Walmart Expansion Project, and has prepared the
following responses to the comments received. This Response to Written Comments document
becomes part of the Final EIR for the project in accordance with CEQA Guidelines Section 15132.
2.2.2 - Comment Letters and Responses
The comment letters reproduced in the following pages follow the same organization as used in the
List of Authors.
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NAHC
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NAHC-1

NAHC
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NAHC-2

City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Responses to Written Comments
State Agencies
Native American Heritage Commission (NAHC)
Response to NAHC-1
The agency provided standard language regarding CEQA Guidelines requirements for evaluation of
and mitigation for impacts to cultural resources. The agency recommended a cultural resource record
search, an archaeological survey, preparation of archaeological reports, and mitigation measures for
resources. No project-specific comments were provided.
As discussed in Section 3.5, Cultural Resources, Michael Brandman Associates (MBA) prepared a
Phase I Cultural Resources Assessment. The report included a cultural resources records search at the
Central California Information Center, dated November 4, 2008, and a search of the NAHC Sacred
Lands Files, dated November 20, 2008. Letters were also sent to seven tribal contacts on December
10, 2008. In addition, an MBA archaeologist conducted a field survey on November 11 and 18, 2008.
The complete Phase I Cultural Resources Assessment is provided in Appendix F of the Draft EIR.
The Draft EIR proposed three mitigation measures to address the potential for inadvertent discovery
of Native American artifacts or burial sites. Refer to Mitigation Measures CUL-1, CUL-2, and
CUL-4.
Accordingly, all applicable recommendations identified in the NAHC letter have been fulfilled.
Response to NAHC-2
The agency provided a list of tribal contacts for Merced County. No response is necessary.
Michael Brandman Associates 2-5
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CALTRANS
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CALTRANS-1

CALTRANS
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CALTRANS
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CONT
-2A
-2B
-2C
-2D
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-4

CALTRANS
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CALTRANS
-5
-6
-7
-8

CALTRANS
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CALTRANS
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City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Responses to Written Comments
California Department of Transportation (CALTRANS)
Response to CALTRANS-1
The agency stated that the Draft EIR identifies construction activities that would occur within the
Caltrans right-of-way and advised of agency requirements for issuance of encroachment permits. The
agency stated that the encroachment permit application requires analysis of potential impacts to
cultural resources, biological resources, hazardous waste locations, and other resources with Caltrans
right-of-way. The agency stated that because the studies conducted for the Draft EIR were limited to
private property, additional studies may be necessary in order for Caltrans to issue encroachment
permits.
Continuing with this comment, the agency listed improvements identified within the Draft EIR that
will require the issuance of encroachment permits by Caltrans. The improvements listed included the
construction of the Pacheco Boulevard/Stonecreek Boulevard intersection, improvements to the
Pacheco Boulevard/Badger Flat Road intersection, improvements to the Pacheco Boulevard/Mercey
Springs Road intersection, and improvements to the Pacheco Boulevard/West I Street intersection.
To clarify, the scope of the Draft EIR included necessary frontage improvements along the Pacheco
Boulevard frontage (such as curb, gutter, sidewalks, and drainage) and the construction of the future
Pacheco Boulevard/Stonecreek Boulevard intersection. These improvements would occur within the
Caltrans right-of-way, and the Draft EIR’s analysis assessed the potential for impacts to biological
resources, cultural resources, hazardous materials, and other resources that may be present within this
area. For example, the biological resources analysis evaluated the drainage ditch along the south side
of Pacheco Boulevard (and within the Caltrans right-of-way) that would be culverted as part of the
proposed project. As such, the Draft EIR did in fact evaluate improvements that would occur within
the Caltrans right-of-way adjacent to the project site. Refer to Section 3.4, Biological Resources;
Section 3.5, Cultural Resources; Section 3.7, Hazards and Hazardous Materials; and Section 3.8,
Hydrology and Water Quality for further discussion.
Improvements to the three other intersections would consist of altering lane geometry to provide
additional turn lanes. It is anticipated that these improvements either could be accommodated within
the existing roadway section or could only require minor widening of short segments of roadway (i.e.,
less than 200 lineal feet) within areas that have been previously disturbed and do not support
significant natural features. Based on these characteristics, it is anticipated that these improvements
would not have significant impacts on the environment.
Response to CALTRANS-2A
The agency stated that the intersection geometry shown for Pacheco Boulevard/Stonecreek Boulevard
in the near-term with project scenario (Figure 16 in the Traffic Impact Study) incorrectly shows a
northbound leg.
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City of Los Banos - Los Banos Walmart Expansion Project
Responses to Written Comments Final EIR
Figure 16 (Draft EIR Exhibit 3.12-11) has been revised to delete the line that appeared to represent a
road segment north of Pacheco Boulevard. The lane configurations were identified correctly and no
revisions to the analyses are required. This change is noted in Section 3, Errata.
Response to CALTRANS-2B
The agency quoted the text of Mitigation Measure TR-1 in the Traffic Impact Study (Mitigation
Measure TRANS-1b in the Draft EIR), which concerns improvements to the Pacheco
Boulevard/Stonecreek Boulevard intersection, and stated that the existing raised median on Pacheco
Boulevard must be extended to this location. The agency stated that the raised median shall provide
turn pockets to allow westbound left turns onto Stonecreek Boulevard.
Exhibit 2-4 in the Draft EIR depicts a raised median on Pacheco Boulevard between Stonecreek
Boulevard and Badger Flat Road with westbound left-turn pockets at Stonecreek Boulevard. This is
consistent with the agency’s request.
Response to CALTRANS-2C
The agency indicated that the storage and deceleration length of the second left-turn lane at the
intersection of Pacheco Boulevard/Mercey Springs Road should be designed in accordance with the
Caltrans Highway Design Manual.
At the time of this writing, improvement plans for the Pacheco Boulevard/Mercey Springs Road
intersection have not been prepared. However, once they are prepared, they will be submitted to
Caltrans for review and approval. As part of this process, Caltrans will review the improvements for
consistency with the applicable requirements of the Highway Design Manual.
Response to CALTRANS-2D
The agency stated that in the proposed striping for the eastbound left-turn lane at the Pacheco
Boulevard/West I Street intersection needs to be changed for the current unlimited storage to
accommodate a left-turn pocket by adding 61 feet plus deceleration lane, consistent with the Caltrans
Highway Design Manual.
The eastbound left-turn lane at the Pacheco Boulevard/West I Street intersection is approximately 135
feet long. However, since the left-turn lane is adjacent to a two-way left-turn lane to the west, the
available storage capacity for eastbound left turns during peak periods is essentially several hundred
feet. The near-term without project analyses indicated that the 95 th percentile queues at this location
will be up to 258 feet during the PM peak hour and 211 feet during the Saturday peak hour. The
near-term with project analyses indicate 95 th percentile queues at this location will be up to 282 feet
during the PM peak hour and up to 272 feet during the Saturday peak hour. The Draft EIR indicated
that the project will exacerbate a 95 th percentile queue that already exceeds the storage capacity of the
eastbound left-turn lane by an additional 61 feet during the Saturday peak hour. The recommended
mitigation indicated that the increase in the 95 th percentile queue can be reduced to less than the nearterm
without project condition with optimization/modification of the traffic signal timing at the
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City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Responses to Written Comments
intersection subject to Caltrans approval. Since a mitigation was presented and since the existing
storage capacity is several hundred feet when considering the two-way left-turn lane, modification of
the striping does not appear to be warranted. Furthermore, lengthening of the left-turn lane and the
additional length for deceleration may restrict access for left turns into the existing shopping center
currently provided via the two-way left-turn lane.
Response to CALTRANS-3
The agency requested clarification regarding why the northbound left-turn storage length at the
Pacheco Boulevard/Stonecreek Boulevard intersection is shown as 195 feet in the Traffic Impact
Study but listed as 295 feet in the Synchro analysis.
The Traffic Impact Study correctly indicated that there would be 195 feet of storage for the
northbound left-turn movement. The length of the storage lane in the Synchro analysis has been
revised to 195 feet and the revised analyses are provided in Appendix L. The revision does not cause
a change in the results of the analyses.
Response to CALTRANS-4
The agency stated that Figure 26 of the Traffic Impact Study (Draft EIR Exhibit 3.12-21) incorrectly
depicts the intersection of Pacheco Boulevard/Stonecreek Boulevard being controlled with a two-way
stop control.
Figure 26 (Draft EIR Exhibit 3.12-21) illustrates the condition of the intersection prior to mitigation.
The analyses indicate that this configuration will not operate at acceptable levels of service; therefore,
mitigation, including a traffic signal, was recommended (Draft EIR Mitigation Measure TRANS-1b).
No modification of the figure is required.
Response to CALTRANS-5
The agency provided a table comparing traffic volumes on various segments of Pacheco Boulevard,
based on data posted on the Caltrans website for 2009 and data provided in the Traffic Impact Study.
The agency noted that the Traffic Impact Study’s volumes are 20 to 32 percent lower on certain
segments compared with Caltrans’s data. The agency requested justification for the variances.
The traffic counts utilized in the Traffic Impact Study were performed by a professional, independent
traffic counting firm. Peters Engineering Group reviewed the traffic counts and no obvious concerns
were revealed.
The agency is comparing Caltrans road segment peak-hour data with the Traffic Impact Study’s
intersection turning-movement peak-hour data. It is not expected or required that the peak hour of an
intersection will occur at exactly the same time, or with the same traffic volumes, as the peak hour of
an adjacent road segment. This is primarily because of the influence of traffic on the adjacent side
streets in the intersection counts. Therefore, a difference between the Caltrans data and the
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City of Los Banos - Los Banos Walmart Expansion Project
Responses to Written Comments Final EIR
intersection turning movement volumes utilized in the Traffic Impact Study does not suggest any
deficiency in the analysis.
Furthermore, the Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002,
indicates that traffic counts for traffic impact studies should typically be performed on Tuesdays,
Wednesdays, or Thursdays. The traffic counts included in the Traffic Impact Study conformed to this
requirement. Standard traffic engineering practice is to avoid traffic counts for impact analyses on
Mondays and Fridays because traffic patterns on those days typically do not represent average
conditions.
Since the weekend peak-hour trip generation for a regional commercial retail use such as a Walmart
store typically occurs on a Saturday between 12:00 p.m. and 2:00 p.m., the Traffic Impact Study also
included a Saturday analysis to analyze the worst-case combination of existing traffic volumes,
existing Walmart traffic volumes, and the proposed expansion traffic volumes.
The specific locations where the Caltrans counts were obtained are not identified, and the specific
time period is not reported. The fact that the Caltrans data is presented to the nearest hundred
vehicles suggests that the data may be estimated or interpolated and is not necessarily an actual traffic
count result. The Caltrans website contains a Peak Hour Volume Data report that does not include
data within the Los Banos city limits. The nearest reported peak-hour volumes on State Route 152
are at Volta Road (west of Los Banos) and at Santa Fe Grade (east of Los Banos). The peak-hour
data presented at these locations includes Fridays, Saturdays, Sundays, and Mondays. Therefore, it is
possible that the Caltrans data is not only estimated or interpolated, but also that the counts were
obtained during time periods that were not required to be analyzed in the Traffic Impact Study.
Response to CALTRANS-6
The agency stated that commercial development should be designed to allow Surface Transportation
Assistance Act (STAA) standard-sized trucks to maneuver safely and drop off and pick up freight.
The agency stated that the intersections that would be modified as part of the proposed project should
accommodate STAA requirements if they are being used by STAA trucks. The agency requested
diagrams of truck routes for the following intersections: Pacheco Boulevard/Stonecreek Boulevard,
Pacheco Boulevard/Site Access No. 1, Pacheco Boulevard/Badger Flat Road, Pacheco
Boulevard/Ortigalita Road, and Pacheco Boulevard/West I Street.
Truck route diagrams for Pacheco Boulevard/Stonecreek Boulevard, Pacheco Boulevard/Site Access
No. 1, and Pacheco Boulevard/Badger Flat Road are provided in Exhibit 2-1.
Project-related truck trips would not use Ortigalita Road or West I Street to access the project site. As
such, the proposed project would not add any STAA trucks to either roadway.
Furthermore, the traffic improvements at Pacheco Boulevard/Ortigalita Road consist of extending an
existing turn pocket; this would not alter existing turning radii.
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Source: CEI Engineering Associates, Inc., June 2010.
NORTH
Michael Brandman Associates
200 100 0 200
Feet
35570001 • 10/2010 | 2-1_truck_route_diagrams.cdr
Exhibit 2-1
Truck Route Diagrams
CITY OF LOS BANOS • LOS BANOS WALMART EXPANSION PROJECT
FINAL ENVIRONMENTAL IMPACT REPORT

City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Responses to Written Comments
Improvements at Pacheco Boulevard/West I Street consist of adding additional lanes in accordance
with the ultimate lane configurations contemplated by the City of Los Banos Traffic Model and
Transportation Master Plan. As part of these improvements, STAA truck-turning templates will be
prepared and provided to Caltrans. However, the improvement plans will not be prepared until after
the proposed project obtains its final discretionary approval, which has not occurred at the time of this
writing.
Response to CALTRANS-7
The agency requested that a copy of the draft Conditions of Approval be forwarded to Caltrans prior
to approval by the Planning Commission. The agency requested that the final Conditions of Approval
be provided after approval.
The City of Los Banos will comply with this request.
Response to CALTRANS-8
The agency provided closing remarks to conclude the comment letter. No response is necessary.
Response to CALTRANS-9
The agency attached the 2009 traffic volumes for state highways within District 10, which was
referenced in Comment CALTRANS-5. Refer to Response to CALTRANS-5.
Michael Brandman Associates 2-17
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�
�
City of Los Banos
520 J Street
Los Banos, CA 93635
Dear Mayor, Members of the City Council and Planning Commission,
�
August 26, 2010
As the voice of the Los Banos business community, the Chamber of Commerce is pleased to offer its support for the
proposed Walmart expansion and remodel project.
Walmart has been a valued member of our community for some 15 years and has demonstrated its commitment to
being a good corporate citizen by actively supporting local community charities and causes. They also employ nearly
200 local residents and are a major source of tax revenue that fuels public services provided by our City.
The proposed project will not only improve the store’s customer service and increase its merchandise offerings, it will
also afford those who live on the west side of town the benefit of shopping closer to their homes and the convenience
of shopping 24/7.
Needless to say, any opportunity to approve a project that will create up to 85 new jobs and generate even more tax
revenue at a time when city finances are strained due to the current economic environment is worthy of your support.
It is the mission of the Los Banos Chamber of Commerce to promote the general welfare and prosperity of the area
business community. We encourage, promote and support industrial growth and retention. We provide a program of
action that meets the needs and challenges of the community. We promote the quality of life that the Los Banos area
offers.
Thank you for considering the view of the Los Banos business community when reviewing Walmart’s application to
expand its local store.
Sincerely,
John Whala
John Whala
Executive Director
Los Banos Chamber of Commerce
�
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CHAMBER
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CHAMBER
-1

City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Responses to Written Comments
Private Organization
Los Banos Chamber of Commerce (CHAMBER)
Response to CHAMBER-1
The organization expressed support for the proposed project. No response is necessary.
Michael Brandman Associates 2-21
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City of Los Banos - Los Banos Walmart Expansion Project
Final EIR Errata
SECTION 3: ERRATA
The following are revisions to the Draft EIR. These revisions are minor modifications and
clarifications to this document and do not change the significance of any of the environmental issue
conclusions within the Draft EIR. The revisions are listed by page number. All additions to the text
are underlined (underlined) and all deletions from the text are stricken (stricken).
Section 2, Project Description
Page 2-40, Second Paragraph, First Sentence
A typographical error was corrected.
The existing Walmart store employs employees approximately 165 workers.
Page 2-43, Second to Last Paragraph
The paragraph summarizing the proposed vehicular access points has been revised to correctly note
that there will be three access points on Badger Flat Road and that access to the Walmart loading
docks would also be available from this roadway.
Upon completion of the project, site access would be available from two driveways on
Stonecreek Boulevard, one driveway along Pacheco Boulevard, three two driveways on
Badger Flat Road, and one driveway on Prairie Springs Drive. Truck traffic would access the
Walmart loading docks via the Prairie Springs Drive driveway and the one-way “hook”
driveway on Badger Flat Road.
Section 3.12, Transportation
Exhibit 3.12-11, Near-Term With Project Lane Configuration and Intersection Control
The image in Exhibit 3.12-11 has been revised to remove the northbound leg at the intersection of
Pacheco Boulevard/Stonecreek Boulevard.
Michael Brandman Associates 3-1
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Source: Peters Engineering Group, April 2010.
H
NORT
NOT TO SCALE
Michael Brandman Associates
35570001 • 10/2010 | 3.12-11_NTWPL_CIC.cdr
Exhibit 3.12-11
Near-Term With Project Lane
Configuration and Intersection Control
CITY OF LOS BANOS • LOS BANOS WALMART EXPANSION PROJECT
ENVIRONMENTAL IMPACT REPORT