19.03.015 TENTATIVE MAP: ADDITIONAL DATA AND REPORTS

       The tentative map shall be accompanied by the following data or reports:

       A.   Appropriate numbers of copies of a completed subdivision application as prescribed by the Director of Planning and Building Inspection. 

       B.   Appropriate number of copies of the tentative map.  All maps shall be folded to an approximate size of 8 1/2" x 11".  If multiple pages, the maps shall also be stapled and collated. 

       C.   Two copies of a slope density analysis map of the proposed project that shows the following slope categories and a tabulation of the total area (acres or square feet) within each category as specified by the Monterey County General Plan and any amendments to the Plan including Coastal Land Use Plans as certified by the State of California.  The categories for the countywide General Plan are as follows: 0-19.9%, 20-29.9%, and 30%+.  The following categories shall apply to the Big Sur Land Use Plan area east of State Highway 1; under 15%, over 30%.  The map shall be of the same scale of the tentative map. 

       D.   Two copies of a slope analysis map indicating all areas greater than 25% slope (North County Land Use Plan Area only).  The map shall be the same scale as the tentative map

       E.   One transparency of each page of the tentative map (maximum size: 8-1/2" x 11"). 

       F.   A photocopy of the Assessor's parcel page(s) showing the parcel involved and parcels within 300' of the subject property.  Applicants must indicate on the assessor's map which parcels are included on the list of property owners. 

       G.   A list of the names, addresses, and assessor's parcel numbers of all property owners within 300 feet of the property, including the parcel proposed for subdivision.  The list shall be taken from the most recent records of the Monterey County Assessor. 

       H.   Three sets of pre-addressed stamped envelopes with no return address, to all property owners shown of the list.  Additional sets may be required if an application is continued or tabled by the appropriate hearing body. 

       I.   Two (2) copies of preliminary title report showing the legal owners at the time of submittal of the tentative map application. 

       J.   Three copies of a preliminary soils report by a registered civil engineer based upon adequate test borings.  If the preliminary soils report indicates the presence of critically expansive soils or other soils problems which, if not corrected, would lead to structural defects, the Director of Planning and Building Inspection may require a soils report investigating each lot within the subdivision.  This soils investigation report shall recommend corrective action which is likely to prevent structural damage to each structure proposed to be constructed in the area where such soils problems exist as well as precautions required for erosion control and prevention of sedimentation and damage to adjacent property.  The Director of Planning and Building Inspection may review the preliminary soils r and may require additional information or reject the report it is found to be incomplete, inaccurate, or unsatisfactory. 

       K.   If sewage disposal for the proposed subdivision will be provided by a public or private entity, a letter or document shall be submitted from the entity to the Division of Environmental Health an Director of Planning and Building Inspection stating that the entity can and will serve the proposed subdivision.  The public entity must comply with all state and county allocation and capacity requirements.  The letter or document shall also state the expiration date of such a commitment.  In the event that an individual sewage disposal system will be utilized, preliminary percolation testing and profile analysis shall be required to be submitted along with a tentative map application.  The report shall analyze at least one soil profile analysis test per lot and one percolation test hole per two lots.  Soil profile analysis may be reduced if conformity to a given soil type can be established.  The report submitted shall demonstrate the feasibility of the proposed lot design and density and shall address nitrate loading of subsoil surfaces when septic systems are proposed.  The soil tests and percolation shall meet the standards of the Division of Environmental Health.  The applicant shall also provide evidence proof that sewage disposal systems, both individual and package, for all lots which are proposed to be created through subdivision will not exceed nitrate and chemical loading levels in aquifers pursuant to the Regional Water Quality Control Basin Plan.  If wastewater reclamation is proposed for a subdivision, the reclamation system must comply with the Basin Plan and the California Administrative Code subject to the review of the Director of Environmental Health. 

L.   WATER SUPPLY AND NITRATE LOADING INFORMATION

1.   Recommendations on Water Quality and Quantity.  Based on the review of the items specified in Paragraphs 2,3,4,5, and 6 of this subsection, the General Manager or the Health Officer shall make one of the following recommendations to the Director.  Prior to making said recommendations, the General Manager shall request recommendations of the appropriate water management agency serving the area of the proposed development. 

       A.   Approval of the project and the adoption of a Negative Declaration; or

       B.   Approval of the project and the adoption of a Mitigated Negative Declaration; or

       C.   Requirement for an expanded Initial Study, and a specific written list of issues to be addressed in the expanded Initial Study; or

       D.   Requirement for an EIR to be prepared, and a written list of issues causing such a recommendation; or

       E.   Denial of the project based on inadequate, or incomplete, or inaccurate information submitted or a potential health and safety threat. 

       2.   Initial Water Use Questionnaire. 

       A.   An application shall be preceded or accompanied by a completed Initial Water Use Questionnaire.  The Monterey County Water Resources Agency shall be the lead agency in determining the adequacy of information provided in the completed Initial Water Use Questionnaire and the General Manager shall request, coordinate and consider recommendations from the appropriate water management agency serving the area of the proposed development. 

                (1)   The questionnaire shall be accompanied by a location map; a to-scale site plan showing the entire parcel and proposed and existing structures, roads, land use, landscaping, wells and water lines, and hydrologic and drainage features. 

                (2)   The questionnaire shall include a description of how water is currently supplied and how it will be supplied to the proposed development; and a quantification and documentation of all existing and proposed water usage including water usage for residential, industrial, commercial, landscaping and other vegetated areas.  This description shall also identify potential changes in water usage as a result of changes in land use and zoning. 

                (3)   If the Initial Water Use questionnaire identifies an intensification of water use, a determination shall be made by the General Manager or the Health Officer as to the requirement for any additional water resources information.  If an intensification is determined to be “de minimis” by the General Manager or the Health Officer, then the requirement for additional water resources information shall be waived. 

                (4)   If baseline water resource information in the area of the proposed development is determined to be inadequate, a comprehensive investigation that meets the specified requirements outlined in Paragraph 5 of this subsection will be required at the applicant’s expense.  The applicant shall be informed in writing of this determination, the rationale for the determination, the issues to be addressed to cure the inadequacies, and whether a Comprehensive Hydrogeologic Report will be required to adopt or certify an environmental document. 

                (5)   If adequate baseline information is available in the form of a prior hydrogeologic investigation, then only a supplemental hydrologic report may be required.  The supplemental hydrologic report shall consist of background information from approved prior investigations and shall be updated to incorporate the impacts of the proposed development into the findings and conclusions of the prior investigations.  The approval of the use of prior hydrogeologic investigations shall be made by the General Manager. 

       B.   After reviewing the Initial Water Use Questionnaire, the General Manager or the Health Officer shall determine whether existing hydrogeological investigations can be incorporated by reference to cover all or some of the pertinent issues. 

       3.   Nitrate Loading Impact Questionnaire The application shall be preceded or accompanied by a completed Nitrate Loading Impact Questionnaire.  Completion of the Questionnaire will depend on the project’s proposed sewage, wastewater, agricultural, and landscaping components.  If it is determined by the Health Officer, from the Nitrate Loading Impact Questionnaire, that the project has the potential to adversely affect the groundwater quality in the project’s vicinity, additional nitrate loading information shall be provided as described in paragraph 5 of this subsection and will be required at the applicant’s expense.  The applicant shall be informed in writing of this determination, the rationale for the determination, the issues to be addressed to cure the inadequacies, and whether a Comprehensive Hydrogeologic Report will be required to adopt or certify an environmental document.  The Health Department shall be the lead agency in determining the nitrate loading produced by a proposed project and evaluating the potential public health and safety threats of the nitrate loading on the water source for the proposed project and other potable water supplies in the affected area. 

       4.   Evaluation of Public Health and Safety Impacts

       The source of water within the project boundaries which are to provide groundwater or surface water for the lots shall be evaluated for potential public health and safety impacts.  The Monterey County Health Department shall be the lead agency in determining the adequacy of the proposed project’s water supply, and in evaluating the health and safety threats to the supply. 

       After an application has been deemed complete, and prior to circulation of an environmental document, the following information shall be required depending on the water supply proposed:

       A.   For Individual Wells; a minimum of one well will be needed meeting the following standards;

               1)   a chemical analysis on the well(s) as per Chapter 15.04 Monterey County Code,

               2)   witnessed and documented well production information proving a sustained minimum of 2 GPM for each of the lots proposed,

               3)   copy(ies) of the Well Driller’s Log(s),

               4)   provide written documentation, as necessary, that no other reasonably available water source can physically and legally serve the project. 

       B.   For 2-4 Connection Water System;

               1)   a chemical analysis as per Chapter 15.04 Monterey County Cod

               2)   well production information meeting the minimum flow requirements as per Chapter 15.04 Monterey County Code,

               3)   copy(ies) of the Well Driller’s Log(s),

               4)   if applicable, a can and will serve letter from the owner/operator of the water system,

               5)   provide written documentation, as necessary, that no other reasonably available water source can physically and legally serve the project. 

       C.   For 5 to 200 Connection Water System;

               1)   a chemical analysis as required per Title 22, Chapter 15, California Code of Regulations,

               2)   well production information meeting the minimum flow requirements as per Title 22, Chapter 15, California Code of Regulations,

               3)   copy(ies) of the Well Driller’s Log(s),

               4)   if applicable, a can and will serve letter from the owner/operator of the water system,

               5)   provide written documentation, as necessary, that no other reasonably available water source can physically and legally serve the project. 

       D.   For Public/Municipal Water System (over 200 connections); a “can and will serve” letter from the owner/operator of the water system. 

       5.   Comprehensive Hydrogeologic Investigation

       A.   After an application has been deemed complete, and prior to circulation of an environmental document, a hydrogeologic report based on a comprehensive hydrological investigation shall be prepared by a registered civil engineer or a certified geologist, hydrogeologist, or hydrologist, at the applicant’s expense if required by this section.  The applicant shall be solely responsible for the completeness of the report and shall use professional judgment in preparing the hydrogeologic report.  A minimum of four (4) copies shall be submitted to the Director of the Planning and Building Inspection Department.  The report shall be reviewed by the General Manager and the Health Officer.  If necessary, the General Manager shall solicit recommendations from the appropriate water management agency serving the area of the proposed development. 

       B.   After review of the hydrogeologic report, the General Manager may require that the report be revised to include additional information or assessment, as deemed necessary, or as recommended by another water management agency, or the Health Officer.  A third party review, at the applicant’s expense may also be required.  

       C.   The hydrogeologic report shall contain the following elements:

                (1)   Summary.  The summary shall include a condensed version of the hydrogeologic report, the conclusions of the author, and any mitigation measures. 

                (2)   Introduction.  The introduction shall contain the purpose and scope of the proposed project, along with its location and areal extent.  A description of the existing site including to-scale site plans showing existing structures and landscaping, roads, land use, wells, and water lines. 

                (3)   Site Description.  A description of the proposed project including to-scale site plans showing proposed building foot prints and landscaping, streets and road, water supply, sewage disposal, and stormwater runoff facilities. 

                (4)   Hydrogeologic Setting.  The topography, geology, recharge area, and soils of the proposed project site shall be discussed along with any groundwater exploration programs undertaken in the area. 

                (5)   Hydrometeorologic Setting.  The historic rainfall and evapotranspiration shall be quantified.  Include an isohyetal map and a discussion of any long-term fluctuations. 

                (6)   Surface Water Resources.  This section shall include discussion of and a map showing all watershed and drainage features.  Any wetlands shall be identified and the impacts of the proposed project on them shall be discussed.  Any streamflow shall be quantified along with a discussion of the water quality.  A discussion of the stormwater drainage caused by the proposed project’s impervious surfaces and how it will be controlled shall be included.  An analysis of the potential for the beneficial use of captured stormwater shall be included. 

                (7)   Groundwater Resources - Four (4) items shall be quantified and discussed in this section as follows:

                       (a)   Hydrogeologic environment shall include aquifer identification and characterization, groundwater basin delineation, well yields, and a characterization of soils. 

                       (b)   Groundwater levels and flow shall include a discussion of groundwater levels, a groundwater contour map, and a discussion of any seasonal and/or long-term fluctuations.  This section shall also include a discussion of the recharge areas and the amount of recharge shall be quantified using monthly time-step methodology. 

                       (c)   Groundwater in storage shall be quantified by discussing the amount of ground-water in storage and the amount that can be recovered. 

                       (d)   Groundwater quality shall be discussed and any impacts on the groundwater by the proposed project shall be discussed and mitigation measures listed. 

                (8)   Water Demand.  The current water use for the site shall be discussed and quantified.  The projected water demand for the proposed project shall be discussed and quantified (show source of information and method of calculations). 

                (9)   Water Balance.  Discuss and calculate the water balance for the proposed project using monthly time-step methodology.  The groundwater recharge shall include groundwater inflow plus the average precipitation minus evapotranspiration, runoff or streamflow, and soil moisture demands.  The net groundwater recharge minus the existing demand and proposed project water demands equals change in storage.  The report shall identify the long-term safe yield of the aquifer and the long-term source of water for the proposed project. 

                (10)   Nitrate Balance.  Discuss and calculate the nitrate balance for the proposed project.  The source of any nitrate contamination should be included along with the effects of the proposed project on the nitrate balance.  Calculated nitrate levels shall be compared to actual levels. 

                (11)   Mitigation Measures.  This section should discuss any mitigation measures that will lessen the proposed project’s water demand and its effects on the groundwater. 

                (12)   Conclusions.  The author’s conclusions as to the adequacy of water for the project in terms of quality, quantity, and assured long term water supply, and the effect(s) of the project on the groundwater of the area. 

                (13)   References. 

                (14)   Appendices. 

                (15)   Additional information.  Such other information as the General Manager or the Health Officer may specify, identify, or request following the assessment of the Initial Water Use Questionnaire and the Initial Nitrate Loading Questionnaire. 

       6.   Supplemental Hydrologic Report.  After an application has been deemed complete, and prior to circulation of an environmental document, the following additional information may be required as set forth below:

       A.   After reviewing the Initial Water Use Questionnaire and/or hydrogeologic investigation the General Manager or Health Officer shall determine whether existing hydrogeological investigations can be incorporated by reference to cover all or some of the pertinent issues. 

       B.   If a supplemental hydrologic report is required, the General Manager or Health Officer, shall specify the issues to be covered in the report to address the agencies’ pertinent issues.  The applicant shall be given notice of applicable legal timelines in which to provide the additional information required.  (Ord.  3855, 1996.)

       M.   Three copies of a detailed geological report prepared in conformance with California Division of Mines and Geology standards, that addresses seismic hazards, faulting, slope stability and liquefaction potential and contains measures recommended by the geologist for any geologic hazards that are shown as a result of the report.  The report shall be prepared by a California registered geologist.  The report shall be subject to the approval of the Director of Planning and Building Inspection.  In the case of a minor subdivision, a preliminary geologic report shall be required when it is determined that the subject project lies within a zone IV to VI geologic hazard. 

       N.   Two copies of an archaeology report prepared by a certified archaeologist (SOPA, Society of Professional Archaeologists) where the proposed project is located in a "moderate or high sensitivity archaeological zone as shown on an Archaeological Sensitivity Map of the General Plan, Area Plan or Coastal Land Use Plan. 

       O.   In the event the proposal is for the conversion of a mobile home park to another use, a report as prescribed by Government Code Section 66427.4 shall be submitted to address the impact o conversion upon displaced residents of the mobile home park to be converted. 

       P.   A description of prior development activity on the site such as the removal of any vegetation, grading, etc.  which may affect the proposed subdivision. 

       Q.   Other data or information necessary to complete processing the map and environmental documents.