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HomeMy WebLinkAboutKelly Creek PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR 216 213 BUILDING LOTS AND 14 15 OTHER LOTS ON 79.77 75.43 ACRES IN PROPOSED R-8, C-G, AND L-O ZONES FOR KELLY CREEK SUBDIVISION Kevin Howell Construction, Applicant ) ) ) ) ) ) ) Case No. PP-03-014 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 75.43 acres in size and is generally located at the northwest corner of Linder and McMillan Roads. 2. Kevin Howell, Kelly & Brenda Fulfer, Jack Fulfer, and Randall & Tanya Calkins are the current property owners and all parties have submitted either notarized consent or a special power of attorney for the subject applications. 3. Applicant is Kevin Howell Construction. 4. The subject property is currently zoned RUT (Ada County). There is, however, an application for annexation and zoning to R-8, L-O, and C-G zones before the City Council. The zoning of R-8, L-O, and C-G is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the Area of Impact of the City of Meridian and contiguous with existing city limits. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: 213 building lots & 15 other lots on 75.43 acres. 8. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. This approval shall be referenced to the Preliminary Plat provided by the applicant and stamped by the City of Meridian July 3, 2003. 2. The applicant should verify the number of lots prior to the hearing with City Council. 3. The L-O zone and C-G zone areas show conceptual layouts only and are not being platted at this time within those zones. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as modified by the P&Z Commission, as follows: 1. At least 10 days prior to the next hearing on this application, the applicant shall provide a letter from the developer(s) of Lochsa Falls Subdivision stating that they are in agreement to shift the location of W. Apgar Creek Street as depicted on the proposed preliminary plat for Kelly Creek Subdivision. The shift would formally occur upon final plat of that portion of Lochsa Falls. If the applicant cannot obtain such a letter, the preliminary plat must be redesigned to conform to the approved stub location. 2. Water and sanitary sewer service to phase one will be readily available to the north from phase 3 of Lochsa Falls Subdivision which is currently under construction. Future phases of this development will be dependent upon a sanitary sewer extension to the west through future phases of the Lochsa Falls project. The applicant, at applicant's cost, may extend the sewer through McMillan Road if Lochsa Falls’ sewer line is not ready. 3. Modify the plat to accommodate the future right-of-way as required by ACHD along McMillan and Linder Roads. All future right-of way shall be located on a separate common lot. Add McMillan and Linder Road names to the preliminary plat map. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 3 4. In accordance with Ordinance 12-13-10-8, Applicant shall construct detached sidewalks adjacent to McMillan Road and Linder Road. The minimum width of the parkway area between the future curb and sidewalk is five (5) feet. In any parkway areas less than ten feet wide, tree plantings within the parkways will be restricted to either Class I or Class II trees. 5. Street buffers along McMillan and Linder Roads shall include 25 feet of landscaping and may be measured from the future back of curb, since detached sidewalks are required. If the right-of-way ends at the back of curb, the width of the landscape buffer common lot shall be at least 30 feet wide to provide a full 25 feet of landscaping exclusive of the sidewalk width. 6. Fencing details shall be submitted with the Final Plat application for perimeter fencing. All fences shall taper down to 3 feet maximum within 20 feet of all right- of-way. Micropath fencing shall be shown per Ordinance 12-13-15-9. Fencing is also required by the developer along the east and west sides of the central park for a consistent appearance from within the park. 7. Revise preliminary plat note 3 to include rear lot lines to the list of lines having 10-foot wide easements for public utilities, drainage, and irrigation. 8. A detailed landscaping plan and performance specifications for the common area pressurized irrigation system shall be submitted with the final plat application. 9. The phasing schedule may apply to the residential portions of the subdivision only. If the applicant/developer determines that the office/commercial property can or should be developed in an order that is not consistent with the phasing schedule, they may request final plat approval of said phases in a non-sequential manner without revising the preliminary plat. All development; however, must be contiguous to a previously approved phase. GENERAL COMMENTS (preliminary plat) 1. Please submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 4 streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Underground pressurized irrigation must be provided to all landscape areas on site. Applicant shall be required to utilize any existing surface or well water for the primary source. Applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Settler’s Irrigation District. 6. Perimeter fencing shall be required, unless otherwise agreed upon in writing by the Planning Director. No fencing will be permitted within the required landscape buffers. The Applicant shall address the type of fencing planned at the P&Z Commission public hearing. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to issuance of building permits. A letter of credit or cash will be required for these fences prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 7. A detailed landscape plan for the common areas, including pathways and types of construction, shall be submitted for review and approval with the submittal of the final plat applications. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the Final Plat. 8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 9. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9- 4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 11. Any tree over 4” in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 5 12. Please submit updated groundwater/soils monitoring data to the Public Works Department for review. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. C. Adopt the Recommendations of ACHD as follows: 1. These segments of Linder Road and McMillan Road are not listed in the adopted Capital Improvements Plan; therefore, impact fees cannot be used to purchase the right-of-way abutting the site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate the right-of-way, ACHD will not provide compensation. The applicant shall do one of the following: i. Dedicate by donation an additional 5-feet of right-of-way along McMillan Road (30-feet total from the current centerline) and an additional 13-feet of right-of-way along Linder Road (38-feet total from centerline), and construct a minimum 5-foot wide concrete sidewalk along McMillan Road and Linder Road. The sidewalk on McMillan Road shall be located a minimum of 35-feet from the centerline of the existing roadway. The sidewalk on Linder Road should be located a minimum of 41-feet from the centerline of the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. Provide the District with an easement for any portion of the sidewalk(s) that are not located within the right-of-way. ii. Dedicate by donation an additional 15-feet of right-of-way along McMillan Road (40-feet total from the current centerline) and an additional 23-feet of right-of-way along Linder Road (48-feet total from centerline), and construct a minimum 5-foot wide concrete sidewalk along McMillan Road and Linder Road, located within the new right-of-way. The sidewalk on McMillan Road should be located a minimum of 35-feet from the centerline of the existing roadway. The sidewalk on Linder Road should be located a minimum of 41-feet from the centerline of the right-of-way. Provide the District with an easement for any portion of the sidewalk(s) that are not located within the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. iii. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along McMillan Road and Linder Road in their ultimate locations. The sidewalk on McMillan Road should be RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 6 located a minimum of 35-feet from the centerline of the existing roadway. The sidewalk on Linder Road should be located a minimum of 41-feet from the centerline of the right-of-way. Provide the District with an easement for any portion of the sidewalk(s) that are not located within the right-of-way. iv. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along McMillan Road and Linder Road, located at the back edge of the existing right-of-way (if feasible). Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. Coordinate the location and elevation of the sidewalk with District staff. 2. Construct a separate westbound right-turn lane on McMillan Road at the Shadow Creek Way (now Wild Flower Drive) approach. The applicant may choose to install the auxiliary turn lane either when the phase abutting the subject auxiliary lane is being built, or when the warrant is met. If the later option is chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be dedicated with the abutting final plat phase and constructed when the warrant is met. The necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final plat) is submitted. Coordinate the final design of the turn lane with District staff. 3. Construct a separate southbound right-turn lane on Linder Road at the Apgar Creek Street intersection. The applicant may choose to install the auxiliary turn lane either when the phase abutting the subject auxiliary lane is being built, or when the warrant is met. If the later option is chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be dedicated with the abutting final plat phase and constructed when the warrant is met. The necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final plat) is submitted. Coordinate the final design of the turn lane with District staff. 4. Construct a separate northbound left-turn lane on Linder Road at Apgar Creek Street. The applicant may choose to install the auxiliary turn lane either when the phase abutting the subject auxiliary lane is being built, or when the warrant is met. If the later option is chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be dedicated with the abutting final plat phase and constructed when the warrant is met. The necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final plat) is submitted. Coordinate the final design of the turn lane with District staff. 5. Construct a taper off of Linder Road for southbound right turns at the Deer Crest Way approach. The applicant may choose to install the auxiliary turn lane either when the phase abutting the subject auxiliary lane is being built, or when the warrant is met. If the later option is chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be dedicated with the abutting final plat RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 7 phase and constructed when the warrant is met. The necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final plat) is submitted. Coordinate the final design of the taper with District staff. 6. Construct Wild Flower Drive to intersect McMillan Road approximately 1,450- feet west of Linder Road, as proposed. The street shall be constructed with a 36- foot street section within 50-feet of right-of-way with curb, gutter and 5-foot wide concrete sidewalks. 7. Construct Apgar Creek Street to intersect Linder Road approximately 530-feet north of McMillan Road, as proposed. The street shall be constructed with a 36- foot street section within 50-feet of right-of-way with curb, gutter and 5-foot wide concrete sidewalks. 8. Construct Deer Crest Way to intersect Linder Road approximately 430-feet north of Apgar Creek Street and approximately 390-feet south of the approved Wild Goose Drive to the north, as proposed. The street shall be constructed with a 36- foot street section within 50-feet of right-of-way with curb, gutter and 5-foot wide concrete sidewalks. 9. Construct a commercial driveway on Linder Road located a minimum of 255-feet south of Apgar Creek Street and no closer than 150-feet from McMillan Road (for right-in/right-out only). Pave the driveway its full width (maximum 35-feet) and at least 30-feet into the site beyond the edge of pavement of the adjacent roadway edge and install pavement tapers with 15-foot radii abutting the existing roadway edge. 10. Construct a commercial driveway on McMillan Road located approximately 250- feet west of Linder Road, as proposed. Pave the driveway its full width (maximum 35-feet) and at least 30-feet into the site beyond the edge of pavement of the adjacent roadway edge and install pavement tapers with 15-foot radii abutting the existing roadway edge. This driveway may be restricted to right- in/right-out movements in the future. 11. Construct a commercial driveway on McMillan Road located approximately 235- feet west of the first commercial driveway on McMillan Road and approximately 500-feet west of Linder Road, as proposed. Pave the driveway its full width (maximum 35-feet) and at least 30-feet into the site beyond the edge of pavement of the adjacent roadway edge and install pavement tapers with 15-foot radii abutting the existing roadway edge. 12. Provide the District with a copy of a recorded cross-access agreement for Lots 45, 46, 47 and 48, Block 10, to use the three commercial driveways listed in Conditions 9, 10 and 11 above, for access to the public street system. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 8 13. Construct a commercial driveway to serve the proposed L-O zoned lots, located in alignment (measured centerline to centerline) or offset from the approved Palatine Way on the south side of McMillan Road a minimum of 255-feet (measured near edge of driveway to near edge of roadway). Provide the District with a copy of a recorded cross-access agreement for Lots 34 to 44, Block 12, to use the driveway for access to the public street system. 14. Utilize the existing driveway to the single-family home on Lot 26, Block 12. Pave the driveway to its full width (maximum 20-feet) and at least 30-feet into the site beyond the edge of pavement of McMillan Road and install pavement tapers with 15-foot radii abutting the roadway edge. Said driveway may be utilized until the existing home located on the lot is torn down or converted to another use. At the time of re-development, access to Lot 26, Block 12, from McMillan Road may be prohibited by ACHD. The applicant shall provide an access easement or frontage to Lot 26, Block 12, from Summit Way or the L-O zoned lots to the west. 15. Unless otherwise approved by District staff, the applicant shall construct Ballinger Avenue, Chimney Peak Avenue, Cody Creek Way, Summit Way, Green Mountain Drive, Bird Wing Court, Dove Ridge Drive, Stone Pond Drive, Sage Springs Drive, Kelly Creek Avenue and Wapoot Avenue as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks, all within 50-feet of right- of-way. 16. Construct District approved turnarounds for Bird Wing Court, Summit Way and Dove Ridge Drive (if Dove Ridge Drive is constructed as a public roadway and not a private roadway). 17. Pave the private driveway/street off of Chimney Peak Avenue, between Lots 17 and 22, Block 10, its full width and at least 30-feet into the site beyond the edge of pavement of the abutting roadway. ACHD does not make any assurances that the private road that is a part of this application will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: i. Dedicate a minimum of 50-feet of right-of-way for the road. ii. Construct the roadway to the minimum ACHD requirements. 18. Extend Wapoot Avenue from the west property line located approximately 125- feet south of the north property line, as proposed. 19. Extend Apgar Creek Street from the west property line located approximately 690-feet south of Wapoot Avenue (measured centerline to centerline), as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 9 20. Extend Ballinger Avenue from the north property line located approximately 625- feet east of the west property line, as proposed. 21. Extend Chimney Peak Avenue from the north property line located approximately 1,090-feet east of Ballinger Avenue (measured centerline to centerline), as proposed. 22. Other than the access points specifically approved with this application, direct lot or parcel access to McMillan Road and Linder Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat(s). 23. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 10 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. D. Adopt the Meridian Fire Department Recommendations as follows: 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department thru the Public Works Department. 5. All roads shall have a turning radius of 28’ inside and 48’ outside. 6. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 7. The phasing plan may require that any roadway greater than 150’ in length that is not provided with an outlet shall be required to have a turn around. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 11 8. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. UFC 902.2.1 9. The proposed 216-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 626 residents at build out. The office lots and commercial lots will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 10. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 11. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer E. Adopt the Recommendation of Settlers Irrigation District as follows: 1. All irrigation/drainage facilities along with their easements must be protected and continue to function. 2. All storm drainage must be retained on-site. 3. The development must supply irrigation access to all lots within the above-named subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and maintain the pressure irrigation system an agreement needs to be in place prior to the pre-construction meeting. F. Adopt the Recommendations of the Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR KELLY CREEK SUBDIVISION BY KEVIN HOWELL CONSTRUCTION – PP-03-014 - Page 12 2. The Applicant’s central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation.