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CC 2017-12-12_09e Adopt Resolution_Temporary Well Noyes_Road MEMORANDUM TO: CITY COUNCIL FROM: TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONSIDERATION TO ADOPT A RESOLUTION APPROVING AN APPLICATION BY DARREN SHELTER/AGC HOLDING CORPORATION TO DRILL AND INSTALL A TEMPORARY WELL FOR INTERIM AGRICULTURAL USE ON PROPERTY ZONED PLANNED DEVELOPMENT; APN 007-781-055; NOYES ROAD DATE: DECEMBER 12, 2017 SUMMARY OF ACTION: Approval of the request to install a temporary well would allow non-potable water to be used for interim agricultural uses on the property for up to five-years. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: There are no funding impacts associated with this action. RECOMMENDATION: It is recommended that the City Council adopt a Resolution approving the application by Darren Shetler to drill and install a temporary well for interim agricultural purposes on a property zoned Planned Development; APN 007-781-055; Noyes Road. BACKGROUND: The City has received a letter and well siting study from Mr. T. Keith Gurnee on behalf of Mr. Darren Shetler and HGC Holding Corporation, requesting City permission to drill an irrigation well for irrigation on the approximately 27-acre property at Noyes Road. The vacant property has historically been used for cattle grazing (Attachment 1). The zoning is Planned Development – Single Family Residential. ANALYSIS OF ISSUES: Arroyo Grande Municipal Code (AGMC) Chapter 13.08 requires Council approval for new or replacement wells or abandonment of existing wells. Approval to drill a well may be granted if the Council determines: 1) the well will neither deplete nor contaminate the City water supply and, 2) service from the City’s water system is neither practical nor feasible. Depletion or Contamination: The well siting and well impact studies submitted and prepared by Cleath-Harris Geologists indicate that a well could be placed on the property without impacting City Item 9.e. - Page 1 CITY COUNCIL CONSIDERATION TO ADOPT A RESOLUTION APPROVING AN APPLICATION BY SHETLER TO DRILL AND INSTALL TEMPORARY WELL FOR INTERIM AGRICULTURAL USE ON PROPERTY ZONED AGRICULTURE; APN 007-81-055; NOYES ROAD DECEMBER 12, 2017 PAGE 2 supply or water quality. A test well will be constructed and tested and results of productivity and quality reported to the City prior to operation of the well for interim agricultural use. Any potential future change in use of the property would require appropriate environmental review with further pumping tests, modeling analyses and evaluation and separate City Council approval. This parcel is outside of the adjudicated Santa Maria Groundwater Basin and the property owner retains overlying water rights. Practicality of Supply from the City’s Water System The adjacent vacant parcel between the subject parcel and Equestrian Way, also owned by Mr. Shetler, is currently served by a 1-inch irrigation water meter that this conditioned to be abandoned. This would allow the interim agricultural purpose on the subject properties to be served with non-potable water. The City could in the future extend water utility infrastructure from Oak Park and Equestrian Way to the subject parcel, in the event the properties are developed for residential use. In such case the proposed well would be abandoned or utilized for other purposes agreed upon by the City. The City generally does not provide potable City water to properties within the City limits for agricultural purposes or to agriculturally zoned parcels. ADVANTAGES: A temporary well will serve interim agriculture related use with non- potable water until the property is developed. As such, the request may be considered consistent with the following General Plan Policy: Ag2-1.2 Support efforts to provide needed surface and/or ground water resources for agricultural irrigation to those properties zoned Agriculture, Very Low Density and Low Density. DISADVANTAGES: No disadvantages have been identified to drill a temporary well for which the projected amount of water for interim agricultural uses would not deplete the portion of the Pismo Formation groundwater supply. ALTERNATIVES: Not applicable at this time. ENVIRONMENTAL REVIEW: This project is categorically exempt per section 15303 of the California Environmental Quality Act (CEQA) Guidelines. 1) Adopt Resolution to approve a temporary well for interim agricultural use. 2) Do not adopt a Resolution and deny a temporary well for interim agricultural use. 3) Provide other direction to Staff. Item 9.e. - Page 2 CITY COUNCIL CONSIDERATION TO ADOPT A RESOLUTION APPROVING AN APPLICATION BY SHETLER TO DRILL AND INSTALL TEMPORARY WELL FOR INTERIM AGRICULTURAL USE ON PROPERTY ZONED AGRICULTURE; APN 007-81-055; NOYES ROAD DECEMBER 12, 2017 PAGE 3 PUBLIC NOTIFICATION AND COMMENTS: The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2. Attachments: 1. Letter from Mr. T. Keith Gurnee and Cleath-Harris Geologists, Inc. Well Siting Study, with maps 2. Cleath-Harris Geologists, Inc. Well Impact Study Item 9.e. - Page 3 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE APPROVING AN APPLICATION BY DARREN SHETLER TO INSTALL A TEMPORARY IRRIGATION WELL FOR AGRICULTURAL PURPOSES ON A PROPERTY ZONED PLANNED DEVELOPMENT; APN 007-781-55; NOYES ROAD, ARROYO GRANDE WHEREAS, Darren Shetler has submitted an application to drill a temporary well for interim agricultural use at property on Noyes Road in Arroyo Grande; and WHEREAS, Municipal Code Chapter 13.08 requires City Council review and approval of all new or replacement wells; and WHEREAS, based upon studies submitted by the Cleath-Harris Geologists, Inc. dated November 9, 2017, the City Council finds the proposed well will neither deplete nor contaminate the City water supply; and WHEREAS, based upon the interim agricultural use and the distance from existing City water infrastructure, the City Council finds that service from the City’s water system is neither practical nor feasible.. NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Arroyo Grande does hereby approve the application to drill and install an irrigation well at Noyes Road, subject to the conditions as set forth in Exhibit “A”, attached hereto and incorporated herein by this reference. On motion of Council Member , seconded by Council Member , and on the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was passed and adopted this 12th day of December 2017. Item 9.e. - Page 4 RESOLUTION NO. PAGE 2 ______________________________________ JIM HILL, MAYOR ATTEST: ______________________________________ KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: _______________________________________ JAMES BERGMAN, CITY MANAGER APPROVED AS TO FORM: ______________________________________ HEATHER WHITHAM, CITY ATTORNEY Item 9.e. - Page 5 RESOLUTION NO. 4773 PAGE 3 EXHIBIT “A” CONDITIONS OF APPROVAL FOR A TEMPORARY TESTIRRIGATION WELL DARREN SHETLER/AGC HOLDING CORPORTATION APN 007-781-055 and -056 NOYES ROAD GENERAL CONDITIONS: 1. The applicant shall ascertain and comply with all State, County and City requirements as are applicable to this project. 2. The event shall occur in substantial conformance with the application and plans on file in the Public Works Department. 3. The applicant shall agree to defend at his/her sole expense any action brought against the City, its agents, officers, or employees because of the issuance of said approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney fees, with the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. 4. The irrigation meter serving APN 007-781-056 shall be abandoned. 5. Results from well tests for the purposes of installation of an agricultural irrigation well outlined in the Cleath-Harris Geologists, Inc. Well Impact Discussion shall be reported to the City prior to well operation. 6. The applicant shall install a meter on the well head and report annual pumping amount to the City by December 31st of each year. 7. An approved backflow device shall be installed per City standard on the water meter service. 8. This approval is to install a temporary well for on-site interim agricultural purposes and is valid for five (5) years. If so directed by the City in the event a permanent well approval is not obtained within five (5) years, the applicant shall Item 9.e. - Page 6 abandon the well and supply the Public Works Department with a letter stating said abandonment by the County of San Luis Obispo Public Health Department. 9. A copy of the well/driller report required by the provisions of Section 13751 of the Water Code of the State shall be submitted to the Public Works Department upon completion of the construction of the well. Item 9.e. - Page 7 ATTACHMENT 1 Item 9.e. - Page 8 Item 9.e. - Page 9 Item 9.e. - Page 10 Item 9.e. - Page 11 Item 9.e. - Page 12 November 9, 2017 AGC Holding Corporation c/o Keith Gurnee 108 Broad Street San Luis Obispo, CA 93401 Cleath-Harris Geologists, Inc. 71 Zaca Lane, Suite 140 San Luis Obispo, California 93401 (805) 543-1413 ATIACHMENT2 SUBJECT: Well Impact Discussion, Noyes Road Property Arroyo Grande, California, APN 007-781-055 Dear Mr. Shetler: C~HG Cleath-Harris Geologists (CHG) herein provides a discussion regarding potential impacts related to constructing and operating a water well on the Noyes Road property, APN 007-781-055, within the City of Arroyo Grande (Figure 1). There are no wells currently on this property. The productivity and quality of water from the proposed water well will not be known until the test well is constructed and tested. Until such a time, impacts can be generally discussed. PROJECT DESCRIPTION The proposed well would be located in the northwestern portion of the property east of the creek that follows Noyes Road (gps coordinates: 35.14592 North and 120.59114 West), at an elevation of about 200 feet above MSL. The proposed well is recommended to be drilled to 700 feet and completed to a depth of 600 feet with 8-inch diameter PVC water well casing with perforations opposite aquifer beds identified based on geophysical and lithologic logs of the borehole. The proposed well is expected to be 600 feet or less deep with perforations opposite aquifers that are encountered between 100 and 600 feet. The well will be located maintaining setbacks to meet County Health guidelines. A 50-foot annular well seal should be placed according to State of California water well standards. The well is anticipated to pump at about 50 gallons per minute (gpm). As a condition for allowing the well to be constructed in the City of Arroyo Grande, the City requires that production from the well be metered. The produced water would be used to meet currently undefmed demands for agricultural or domestic purposes consistent with current zoning. For this impact analysis, a residence and secondary residence could be constructed and avocadoes or citrus could be planted (current use is for range land). Such agricultural uses would be suitable for the valley floor and lower slopes that are outside of the riparian corridor. The domestic water demand for one residence and secondary residence is estimated at 1 acre- feet per year (AFY) with a consumptive use of 0.43 AFY. The non-riparian valley floor and lower slopes have an approximate area of 8 acres on the parcel where the well would be located. A vocadoes use about 2.1 feet of applied water per year. Full planting of the suitable land would require an Well impact discussion Noyes Road November9,2017 Item 9.e. - Page 13 CrIG average of 17 AFY. The total water demand for the property would be 18 AFY, or an average continuous pumping rate of 11 gpm. Typical water production occurs during a portion of the day, and therefore, a 50 gpm yield from a well is desirable. The City of Arroyo Grande has an interest in completing a well in this area for municipal use. While this well is not proposed for municipal use, the design of the well would conform to health codes applicable to municipal water wells, should a change of use be pursued. Water production from a municipal well could be significantly more than would be required for this parcel. ENVIRONMENTAL SETTING The environmental setting pertinent to this impact discussion related to the construction and the operation of a well includes a discussion of the geology, water resources, and a description of the well location environment. Geology The geology of the property is shown on the published geologic map, "Geology of the Arroyo Grande Quadrangle'', California Division of Mines and Geology Map Sheet 24. This geologic map indicates that the property is underlain by the Squire member of the Pismo Formation, a "massive white medium to coarse grained sandstone" and does not provide any geologic structural attitudes in the vicinity of the property. CHG geologic mapping indicates that the beds are very different than described on the published map or even in subsequent mapping for the Los Robles del Mar or City of Arroyo Grande projects. The sedimentary beds as mapped on the property include layers of sand and gravel separated by diatomaceous siltstone layers. These beds generally dip to the north-northwest at between 10 and 44 degrees. The upper sandstone beds include, progressively with depth, a conglomeratic sandstone, a soft white sandstone, a hard resistant gray sandstone, a dark brown sandstone, a white cemented sandstone. This is underlain by diatomaceous shale and then a soft white fossiliferous (pecten shells) sandstone/siltstone. The underlying siltstone and claystone beds, above the deep Los Robles aquifer, are several hundred feet thick. . The most permeable sands/sandstone beds that can be encountered at a depth of less than 600 feet underlie the northern portion of the property. The proposed well near the existing northern entrance to the property would produce from these sandstone beds. Figure 1 shows the southern limit of these aquifers. The deeper aquifer known as the "Los Robles aquifer" tapped by the City Well #10 on Deer Trail Circle underlies the property at depth below the aquifers described above and would not be accessible to a 600-foot well in the main part of the valley floor on the property. The "Los Robles Aquifer" is estimated to be at a depth of 1,000 feet in the vicinity of the south gate along Noyes Road. Well impact discussion Noyes Road 2 November 9, 2017 Item 9.e. - Page 14 CrIG Groundwater The groundwater level is closest to ground surface along the valley floor. The creek following Noyes Road was dry when observed during this investigation. The groundwater level elevation is estimated to be approximately 130 to 150 feet above sea level (50-70 feet depth). Groundwater quality beneath the property is not specifically known. Jn general, groundwater in this area is of good water quality for domestic and irrigation uses. Iron, manganese, arsenic and selenium are constituents of concern that have been found in some wells in the area. Wells in the area that tap the same aquifer as the proposed well are located to the north and west of the proposed well. The City wells do not pump from the aquifer that would be tapped by the proposed well. The locations of the wells adjacent to the proposed well that share the groundwater source are shown on the attached aerial photograph. IMPACTS Potential impacts resulting from the construction and operation of the proposed well include geologic hazards, groundwater interference at adjacent wells, and reduction in fl.ow in the adjacent tributary to Meadow Creek. Measures are discussed that could mitigate potential impacts. Geologic Hazards Geologic hazards at the well site could include seismic-induced slope stability and ground rupture, landslides, flooding, soil stability/erosion, and mineral hazards. These hazards are discussed in the 2015 Multi-Jurisdictional Local Hazard Mitigation Plan that includes the City of Arroyo Grande. Seismic Hazards No faults are mapped on published geologic maps in the proximity to the well site. The closest potentially active fault is the Wilmar Avenue fault, located near Highway 101. Therefore no fault rupture hazard is known to exist at the well location. Seismic events will occur that can result in ground shaking in the proximity of the well site. Ground shaking from an earthquake will be most noticeable on the ridge top and to a lesser extent at the well location. As the well is largely below grade, no significant impact is anticipated due to ground shaking. Liquefaction could occur within the alluvial sands from seismic events where groundwater levels are shallow (less than 50 feet). Groundwater at the well site is not known but is expected to be 70 feet below grade. Thus, a low potential for liquefaction exists. Well impact discussion Noyes Road 3 November 9, 2017 Item 9.e. - Page 15 C~IG Slope Stability/Landslide Hazard No landslides are mapped on published geologic maps in the proximity of the well site. Therefore the potential for landslide impact is negligible. Flooding Hazard The well site is about 20 feet above the creek and appears to be outside of the floodway of a 100-year flood. Soil Stability/Erosion Hazard Soils in this area, when saturated, have limited weight bearing capacity and as a result may not support heavy vehicles. Road base should be placed on the drilling pad to stabilize the soils. Erosion may occur where water flow is concentrated. Pumped water should be controlled to prevent erosion and erosion control measures should be placed where water flow across the well site is expected. Mineral Hazard No naturally occurring asbestos is present within the watershed of the proposed well location. Groundwater Impacts Groundwater impacts include pumping interference at adjacent wells and long term reliability. These impacts are best addressed upon completion of the well with information from the pumping test. This preliminary groundwater impact discussion utilizes previous studies. Three water studies that have been performed in the area were used for this preliminary evaluation of groundwater impacts from this proposed well: • "Water Availability Study for Vesting Tentative Tract C0-92-058, AN 044-365-018, Oak Park Area, Arroyo Grande Fringe, San Luis Obispo County, California", July 31, 1992, located across Noyes Road from the subject property; • "Second Addendum to Groundwater Assessment, Proposed Subdivision 686 Erhart Lane, Oak Park Area, San Luis Obispo County, California", November 23, 2015 for the Hurley Ranch subdivision (686 Erhart Lane, located west of Old Oak Park Road between Erhart and Vetter Lanes; • Cumulative Projects Water Level Impact and Water Supply Assessment at the Sweet Springs Mobile Home Park, Arroyo Grande, California, December 16, 2016, located between Huasna Road and Corbett Canyon Road The 1992 study established water use/consumptive use estimates for residences and identified wells and their pumping rates in the near proximity to the project site. It estimated the water use for a Well impact discussion Noyes Road 4 November 9, 2017 Item 9.e. - Page 16 ·cr-1G combined and secondary unit combined was one acre-foot per year. The consumptive use, considering returnflow from on-site wastewater disposal systems, was estimated at 0.43 AFY. One of the wells was reported to produce 50 gpm. The 2015 Hurley Ranch subdivision report included a pumping test that provided an estimate of drawdown with distance from a well in a similar aquifer pumping at 15 gpm. The drawdown after 72 hours at a distance of 100 feet was 1.5 feet. The 2016 Cumulative Impacts analysis for the Sweet Springs Mobile Home Park subdivision modeled production from three proposed projects and developed a distance drawdown contour map. The findings of this model determined the drawdown with distance from the pumping well. The values for drawdown with distance would not apply to this proposed well, as the transmissivity of the formation will be different for this aquifer zone. However, this methodology could be used at the proposed well once the well has been drilled and tested to determine the aquifer parameters. This report also included an estimate of water use for avocadoes of 2.1 AFY per acre. Pumping Water Level Drawdown Impacts Pumping of groundwater from a well will cause short term water level declines (drawdown) at adjacent wells that tap the same aquifers. The closest well is at a distance of at least 300 feet from the proposed well site. The drawdown at adjacent wells cannot be known until the well is constructed and tested. However, if the Hurley Ranch well pumping test is any indication, the drawdown associated with a 15 gpm pumping rate should be one foot or less at a well 300 feet or more distant at the end of three days of pumping. After the pump is turned off, recovery to the original static water level in the pumped well and the adjacent wells is expected to occur. Reliability The reliability of this water supply source relates to local groundwater level trends and the groundwater basin yield. This impact should be assessed once the well has been constructed and pumping test has been performed and analyzed. At the Hurley Ranch project (on Old Oak Park Road) well water levels between 1980 and 2012 were essentially the same. However, along Noyes Road, groundwater level records from adjacent private wells are not available. One water level measurement in 1992 at a well across Noyes Road found a depth to water of 16.83 feet (approximately an elevation of 155 feet). Once constructed, the water level in the proposed well can be measured and compared to this historic water level and other water levels recorded on well completion reports to determine if water levels have changed. The safe groundwater yield from the Oak Park aquifers is estimated at 540 AFY (Los Robles del Mar project yield analysis). The Oak Park area has not been determined to be in overdraft. Groundwater production from the Oak Park area was estimated for the Hurley Ranch subdivision groundwater impact studies (April 22, 2016 letter to the City of Arroyo Grande and the June 2, 2015 Addendum) at 453-463 AFY. The estimated potential production of water from the proposed well, if added to the Well impact discussion Noyes Road 5 November 9, 2017 Item 9.e. - Page 17 CI-JG production estimate from the Hurley Ranch documents, would result in a total production of 471-481 AFY, which is less than the Oak Park aquifer estimated safe groundwater yield. CONCLUSION This preliminary discussion of impacts from the proposed well provides findings related to impacts at the well site and groundwater impacts. Further analysis of the groundwater impacts should be performed once the well has been constructed and tested. The analysis could include a modeling analysis of groundwater level changes from pumping the new well at different rates (similar to the Sweet Springs Mobile Home Park cumulative projects analysis), should the City of Arroyo Grande pursue the possibility of using this well for municipal purposes. Respectfully submitted, CLEATH-HARRIS GEOLOGISTS, INC. Timothy S. Cleath, Certified Hydrogeologist #81 Well impact discussion Noyes Road 6 November 9, 2017 Item 9.e. - Page 18 Explanation ® * Well ---, Proposed Well Property Boundary Arroyo Grande City Limits house/ building structure Basemap source: San Luis Obispo County Building and Planning Department Permit View * Known Wells within 1000 ft of proposed well site. ,,,,. .... -r· I \ •'51 I , ~ ____ ...J I NT-13..4'.1'1n ~ '-, e4M35-02:) . ,_ OUl.i~~· ,;.; .-, 0 1000 2000 ft Figure 1 Distance from Proposed Well Well Impact Study Discussion APN 007 781 055 Item 9.e. - Page 19 THIS PAGE INTENTIONALLY LEFT BLANK Item 9.e. - Page 20