[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 03-142 §1(120), 10-1-2003; Ord. No. 07-040 §1, 3-13-2007]
A.
The
following standards are regarded as guidelines for desirable development.
The size, shape, and orientation of lots shall be designed to provide
desirable building sites and logically related to topography, natural
features, streets, and adjacent land uses. Due regard shall be given
to natural features such as large trees, unusual rock formations,
watercourses, and sites which have historical significance, scenic
views, and similar assets, the preservation of which would add attractiveness
and value to the subdivision. The following minimum standards are
set forth as guides to these goals:
1.
Exhibit A summarizes the design standards and improvements to be
observed in subdivision development.
2.
Where additional widening strips are dedicated on existing streets,
calculations of the area of a lot shall not include the dedicated
strips in determining the gross area of the lot. Dedicated rights-of-way
may be required for proposed subdivisions that abut County roads,
arterial and collector streets as depicted on the thoroughfare plan
or roads maintained by the Missouri Department of Transportation (MoDOT).
Additional right-of-way, in excess of the standard dedication for
widening strips, may be required when the subdivision is located on
the inside of a curved roadway or when conditions exist on the opposite
side of the right-of-way that dictate right-of-way offset from the
right-of-way centerline. When the subdivision is located on only one
(1) side of an existing street or County road, one-half (½)
of the required right-of-way width shall be provided, measured from
the centerline of the right-of-way, unless otherwise directed by the
County Engineer. The centerline must meet the requirements of the
St. Charles County Highway Department with regard to radius when located
on a curved roadway. The area of all lots must be calculated exclusive
of the street rights-of-way.
3.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formations, soil
conditions, steepness of terrain, flood conditions, or other adverse
natural physical conditions, the Commission may, after adequate investigation,
withhold approval of such plats unless engineering studies are presented
to the Commission which establish that the method proposed to meet
any such condition is adequate to avoid significant danger to public
health, life, or public or private property.
4.
Driveway grades shall not exceed a fifteen percent (15%) grade.
[Ord. No. 99-99 §1, 7-12-1999]
A.
Blocks
shall be designed so as to provide good circulation of traffic:
1.
Lengths. Refer to Exhibit A.[1]
[1]
Editor's Note–Exhibit A is included as an attachment to this chapter.
2.
Width. Blocks shall be wide enough to allow two
(2) tiers of lots with sufficient depth to provide an adequate building
site on each lot, except as consistent with street design standards
as set forth. All lots within a subdivided plat must have driveway
access to interior subdivision streets.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-192 §1, 12-27-2001; Ord. No. 03-142 §1(121), 10-1-2003]
A.
The sizes, shapes, orientations, and dimensions of lots shall be appropriate for the location and physical character of the proposed subdivision and for the type of development proposed, in compliance with the applicable provisions of this Chapter and Chapter 405. Front setback lines shall be shown on all lots intended for residential use, and shall not be less than the setback required by the provisions of this Chapter and Chapter 405.
1.
Depth. Excessive depth in relation to width shall
be avoided (a proportion of 1:1 or 2:1 will normally be considered
appropriate, unless topography is such that other lot dimensions allow
for proper development).
2.
Street access. Each proposed lot shall front upon
a street improved to the St. Charles County Public Standard Specifications,
unless the lots front on a private roadway, or existing or proposed
State maintained highway.
3.
Width. Lots for residential purposes shall have
sufficient width at the front setback lines to permit compliance with
front yard, side yard, or distance requirements of the Unified
Development Ordinance and still be adequate for a building
of practicable width. The minimum lot width required for a lot fronting
on a curved right-of-way shall be measured along a line tangent to
the front setback line at a point midway between the side lot property
lines.
4.
Side lot lines. Side lot lines shall be at right
angles to straight streets and radial to curved streets, except when
said radial lot lines detract from desirability of the lot, in which
event some deviation may be allowed.
5.
Corner lots. Corner lots for residential use shall
be platted to permit compliance with the yard and setback requirements
of the Unified Development Ordinance. The right-of-way
radius on corner lots shall be a minimum of twenty-four (24) feet,
or, in the case of a straight line, the line connecting two (2) points
at a twenty-four (24) foot distance from the intersection of the projected
lot lines.
[Ord. No. 99-99 §1, 7-12-1999]
A.
In
addition to the standards of this regulation, which are appropriate
to the platting of all subdivisions, the subdivider shall demonstrate
to the satisfaction of the Commission that the street, parcel, and
block pattern proposed is specifically adapted to the uses anticipated.
The following standards shall, therefore, be observed:
1.
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
2.
Street right-of-way and pavement shall be adequate to accommodate
the type and volume of traffic anticipated.
3.
Block length. Refer to Exhibit A.[1]
[1]
Editor's Note–Exhibit A is included as an attachment to this chapter.
4.
Every effort shall be made to protect adjacent residential areas
from the proposed non-residential subdivision, including the provision
of extra depth in parcels adjacent to an existing or potential residential
development, and provision for a permanently landscaped buffer strip
or privacy fence where approved by the Planning and Zoning Commission.
5.
Streets carrying non-residential traffic, especially truck traffic,
shall not be extended to the boundaries of adjacent residential areas,
and shall not be connected to streets intended for predominantly residential
traffic.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-192 §1, 12-27-2001; Ord. No. 03-142 §1(122—124), 10-1-2003]
A.
Streets
shall conform to existing topography as nearly as possible. Streets
shall intersect, as nearly as possible, at right angles, and shall
be between seventy degrees (70°) and ninety degrees (90°).
B.
Streets
will not be approved which are subject to flooding or frequent inundation.
C.
Minor
street intersection jogs or discontinuities with centerline offsets
of less than one hundred (100) feet are prohibited.
D.
All
interior residential streets intersecting on minor and collector streets
shall be directly opposite existing or other proposed streets or be
a minimum of one hundred fifty (150) feet distant, as measured between
street centerlines. Any collector road must have adequate stacking
distance to provide for safe traffic movement. All other streets intersecting
on arterial or non-residential streets shall be directly opposite
existing or other proposed streets or shall be a minimum of three
hundred (300) feet distant, as measured between street centerlines.
E.
The
system of streets designated for the subdivision, except in unusual
cases, must connect with any streets already dedicated in adjacent
subdivisions; and, where no adjacent street connections are platted,
must in general be the reasonable projection of streets in adjacent
tracts, and must continue to the boundaries of the tract subdivided,
so that other subdivisions may connect therewith.
F.
Reserved
strips of land retained by the subdivision developer that control
or limit access at the terminus of streets or that prevent access
to streets located adjacent to undeveloped land are prohibited.
G.
Where
a street stub has been required of the subdivision development, the
developer shall, upon completion of the pavement construction, install
a street extension sign at the roadway terminus which reads "THIS
STREET WILL LIKELY BE EXTENDED AS PART OF FUTURE DEVELOPMENT". Refer
to St. Charles County Design Criteria for the Preparation of Improvement
Plans Standard Drawing C612.11, as issued by the St. Charles County
Highway Department in February, 2002, or as amended thereafter, for
location details.
H.
The
County Engineer or Director of the Division of Development Review
may require traffic studies which he/she deems necessary and may require
a street to be dedicated to public use and built to public street
standards in order to provide circulation.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-054 §1, 4-25-2001; Ord. No. 01-192 §1, 12-27-2001; Ord. No. 02-004 §11, 1-30-2002; Ord. No. 03-142 §1(125—126), 10-1-2003; Ord. No. 04-053 §1, 4-13-2004; Ord. No. 05-029 §1, 3-29-2005; Ord. No. 07-040 §1, 3-13-2007]
A.
Arterial Streets. Arterial streets, as designated in the
current thoroughfare plan as approved by the Governing Body, Exhibit A, or modifications or updates thereto, shall have
widths as specified but not less than sixty (60) feet.
B.
Collector Streets.
1.
Major collector streets. Fifty-four (54) feet (see
Exhibit A).[1]
[1]
Editor's Note–Exhibit A is included as an attachment to this chapter.
2.
Minor collector streets. Forty-eight (48) feet (see
Exhibit A).
C.
Minor, Minor Stub And Cul-de-Sac Streets. Forty-two (42)
feet. All cul-de-sac streets shall have a minimum turnaround pavement
radius of forty (40) feet and a minimum right-of-way radius of forty-eight
(48) feet. In subdivisions with no through streets, a fifty-five (55)
foot pavement radius and a sixty-three (63) foot right-of-way radius
will be required on at least one (1) cul-de-sac. For subdivisions
in which the only street is a cul-de-sac, the fifty-five (55) foot
pavement radius and sixty-three (63) foot right-of-way radius shall
only be required if the cul-de-sac exceeds one thousand three hundred
(1,300) feet in length. For public streets, an island with a twenty-nine
(29) foot radius common ground is recommended in the fifty-five (55)
foot radius cul-de-sac. Turnarounds shall not be required on stub
streets which are less than two hundred fifty (250) feet in length
and are planned to be extended in the future, but will require hazard
markers consisting of three (3) standard specification end-of-roadway
markers, as set forth in the current "Manual on Uniform Traffic Control
Devices" (M.U.T.C.D.), at terminus of pavement. All stub streets in
excess of two hundred fifty (250) feet in length must provide a temporary
turnaround with hazard markers consisting of three (3) standard specification
end-of-roadway markers, as set forth in the M.U.T.C.D., being installed
at terminus of pavement. Temporary turnarounds shall have a minimum
pavement radius of forty (40) feet centered within a forty-three (43)
foot radius easement. Permits will not be issued for building construction
on lots abutting a temporary turnaround, as shown on any recorded
subdivision plat, unless and until the temporary facility is actually
constructed and approved by the County Engineer. The removal of the
temporary turnaround and the restoration of the disturbed ground shall
be the responsibility of the party that will be extending the street.
Refer to Exhibit A for general street standards.[2]
[2]
Editor's Note–Exhibit A is included as an attachment to this chapter.
D.
Utility Easements. Any dedications or grants of utility
easements must be entirely outside any areas dedicated as right-of-way
to the public. Utility easements where required shall be at least
ten (10) feet wide [five (5) feet on each side of the lot line] along
rear, front and side lot lines. Easements five (5) feet in width may
be allowed for underground cable installations. Telephone and electric
power lines shall be located underground, except in subdivisions where
all of the lots are twenty thousand (20,000) square feet or larger
in size, and then the developer will have the option of underground
or overhead utility lines.
[Ord. No. 14-046 §3, 5-27-2014]
E.
Storm
Sewer Easements. Storm sewers and storm sewer structures shall be
located within the right-of-way or dedicated storm sewer easements.
Storm sewer easements shall be outside of utility easements, but storm
sewer easements and utility easements may overlap for crossings not
to exceed twenty (20) feet in width. Storm sewer easements where required
shall be at least ten (10) feet wide [five (5) feet on each side of
the lot line] along rear, front, and side lot lines. Easements of
adequate width shall be provided for open channels, where required.
[Ord. No. 14-046[3] §3, 5-27-2014]
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-192 §1, 12-27-2001; Ord. No. 03-142 §1(127), 10-1-2003]
A.
Arterial Streets. Require a traffic study.
B.
Collector Streets.
1.
Major collector streets. Thirty-eight (38) feet
(see Exhibit A).[2]
[2]
Editor's Note–Exhibit A is included as an attachment to this chapter.
2.
Minor collector streets. Thirty-two (32) feet (see
Exhibit A).[3]
[3]
Editor's Note–Exhibit A is included as an attachment to this chapter.
C.
Minor, Minor Stub And Cul-de-Sac Streets. Twenty (20) to
twenty-six (26) feet (refer to Exhibit A)[4]. The pavement of a turning circle at the end of a cul-de-sac
street shall have a minimum radius of forty (40) feet. A T- or Y-shaped
paved space for a temporary turnaround only must be approved by the
County Engineer and will be considered only if an extreme hardship
can be demonstrated.
[Ord. No. 20-031, 3-30-2020]
[4]
Editor's Note–Exhibit A is included as an attachment to this chapter.
D.
Sidewalks. Sidewalks shall be installed on both sides of
all arterial streets, on one (1) side of collector streets and certain
public minor streets. The only public minor streets which will not
require a sidewalk are cul-de-sac streets. Sidewalks shall be constructed
of four (4) inch thick concrete, except across driveways and temporary
turnarounds where the thickness shall be increased to match the driveway
approach or adjacent pavement thickness, and have a minimum width
of four (4) feet in residential areas. In commercial and industrial
areas, sidewalks shall be required as deemed appropriate by the Director
of the Division of Planning and Zoning and the Governing Body and
shall have a minimum width of five (5) feet. Maintenance of the sidewalk
shall be the responsibility of the adjoining property and this requirement
will be indicated on the final plat and subdivision restrictions.
Handicap access ramps meeting Americans with Disabilities Act Accessibility
Guidelines shall be required at intersections. Sidewalks shall have
a transverse slope of two percent (2%) and shall be located within
and one (1) foot off the right-of-way line, wherever possible. Sidewalks
required along streets with no curb and gutter shall be located outside
and within one (1) foot of the right-of-way line, wherever possible,
and within a dedicated easement.
E.
Street Lighting. Street lights may be installed by the developer.
Lighting shall be designed and maintained to avoid unnecessary illumination
of residential interiors. The developer shall submit to the Division
of Planning and Zoning a maintenance agreement, subdivision restrictions,
or other similar instrument setting forth the person, corporation,
trustees, or other agency responsible for the assessment as well as
the collection of monies necessary for the operation of the lighting
system within the subdivision.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-192 §1, 12-27-2001; Ord. No. 03-142 §1(128), 10-1-2003]
Streets shall be designed in accordance to Section 40.20 of
St. Charles County's "Design Criteria for the Preparation of Improvement
Plans" as issued by the St. Charles County Highway Department in February,
2002, or as amended thereafter.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-192 §1, 12-27-2001; Ord. No. 03-142 §1(129), 10-1-2003; Ord. No. 10-041 §62, 6-2-2010; Ord.
No. 20-031, 3-30-2020]
A.
Longitudinal
grades and curved alignments proposed for all streets shall meet the
requirements of Sections 20.10—20.50 of St. Charles County's
"Design Criteria for the Preparation of Improvement Plans" as issued
by the St. Charles County Highway Department in February, 2002, or
as amended thereafter. Streets approved with no curb and gutter shall
have a minimum grade of one percent (1%).
B.
Private
Service Drives And Alleys. Longitudinal street grades shall be two
percent (2%) minimum, twelve percent (12%) maximum. Service drives
and alleys with no curb and gutter shall have a minimum grade of one
percent (1%).
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-054 §1, 4-25-2001; Ord. No. 03-142 §1(130), 10-1-2003; Ord. No. 05-029 §1, 3-29-2005; Ord. No. 07-040 §1, 3-13-2007]
A.
Street
name signs meeting the requirements of the M.U.T.C.D. shall be erected
by the subdivider at all intersections prior to final occupancy being
given to any residential structure.
B.
A speed
limit sign, meeting the requirements of the M.U.T.C.D., shall be erected
by the subdivider at all entrances to the subdivision. The speed limit
signs shall display a posted speed limit of twenty-five (25) miles
per hour, unless directed otherwise by the County Engineer and shall
be installed along the inbound lane of the subdivision within one
hundred (100) to one hundred fifty (150) feet of the subdivision entrance.
Other traffic regulation signage, to include, but not limited to,
stop signs, as determined by the County Engineer, shall be depicted
on improvement plans and shall be erected by the subdivider. All required
signage shall meet M.U.T.C.D. requirements.
C.
When
a cul-de-sac street serves not more than three (3) lots, the name
of the intersecting street shall apply to the cul-de-sac.
D.
To
provide for public safety and welfare and to avoid duplication, the
proposed names of subdivisions shall be approved by the Division of
Planning and Zoning and all street names shall be approved by the
St. Charles County Dispatch and Alarm Department prior to both preliminary
plat approval and such names being assigned.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-054 §1, 4-25-2001; Ord. No. 03-142 §1(131), 10-1-2003; Ord. No. 17-107 § 1, 11-27-2017; Ord.
No. 20-031, 3-30-2020]
A.
Streets
shall be graded to the full width of the right-of-way and the pavement
fully constructed of the following materials and thicknesses:
B.
Subgrade
and street pavement construction shall conform to the requirements
set forth in St. Charles County's "Standard Specifications for Highway
Construction."
[Ord. No. 99-99 §1, 7-12-1999]
For any development fronting on an existing road or street,
it shall be the responsibility of the developer to improve the road
or street in conformance with County specifications to the centerline
of the road or street, plus an additional twelve (12) feet of width
as per County specifications. On all other subdivisions where an existing
street is not improved, driveway access must be from interior streets.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 10-041 §63, 6-2-2010; Ord. No. 18-013 § 2, 1-29-2018; Ord. No. 20-031, 3-30-2020[1]]
The County may accept for dedication private streets that are
brought up to public street standards in existence at the time public
dedication is requested.
[1]
Editor's Note: Ord. No. 20-031 also changed the title of this
Section from "Designation of Private Streets" to "Dedication of Private
Streets."
[Ord. No. 99-99 §1, 7-12-1999]
A.
Sufficient
permanent and distinguished monuments shall be accurately placed throughout
the subdivision so that street alignment may be traced with accuracy.
Such monuments shall be in the form of iron pins or of something equal,
not less than one-half (½) inch in diameter and three (3) feet
long driven into the earth, or spikes not less than six (6) inches
long driven into the pavement. Such monuments shall be installed by
the subdivider as soon as is reasonably possible. The location of
such monuments shall be indicated on the final plat and shall be placed
in accordance with the following requirements:
[Ord. No. 04-053 §1, 4-13-2004]
A.
Applicability. These standards shall apply only to subdivisions
that were platted prior to November 3, 2003, that have lots of one
(1) acre or larger in size and whose lot owners seek to upgrade their
privately maintained streets and storm sewer improvements for dedication
to and maintenance by the public.
B.
Right-Of-Way Width. Forty-two (42) feet.
D.
Cul-De-Sac Requirements. Turnarounds shall have a minimum
pavement radius of forty (40) feet and a minimum right-of-way radius
of forty-eight (48) feet.
E.
Pavement Requirements. Minimum standards are as follows:
1.
Five and one-half (5.5) inches of asphalt on six (6) inches of rock
on prepared earth subgrade.
2.
Six and one-half (6.5) inches of asphalt on three (3) inches of rock
on prepared earth subgrade.
3.
Seven and one-half (7.5) inches of asphalt on prepared earth subgrade.
4.
If a substitute pavement section is proposed, an engineering analysis
must be provided showing the substituted section meets or exceeds
the structural strength and durability of the sections listed above.
5.
Any rock base shall extend beyond the edge of the asphalt pavement by six (6) inches on both sides for a total width of twenty-one (21) feet or twenty-five (25) feet, respectively, in accordance with pavement widths noted in Subsection (C) above.
6.
Compacted material shall be placed against the edge of the asphalt
pavement. This material shall at a minimum match the thickness of
the pavement and have a minimum width of six (6) inches.
F.
Street Grade. Street grades shall match the existing grades.
Where grades are less than one percent (1%) and greater than twelve
percent (12%), every effort should be made to meet the one percent
(1%) minimum and twelve percent (12%) maximum criteria.
G.
Storm Sewers. Corrugated metal pipe may be used to drain
storm water under streets or driveways provided that the gauge of
the pipe meets the following minimum standards:
H.
Roadside Ditches. Roadside ditches shall be cut to fit within
the right-of-way or within a permanent drainage easement that will
be dedicated to St. Charles County. The ditch slope shall begin a
minimum of six (6) inches off the edge of the pavement, and shall
not exceed 3:1. The flow line shall be a minimum of three and a half
(3.5) feet from the edge of the pavement. The back slope shall be
graded to match the existing grade, however, it shall not exceed 1:1.
I.
Administrative Variances. The County Engineer may vary the
minimum standards set out above if the County Engineer finds that
practical difficulties caused by terrain or built improvements impose
undue burdens or costs on completing the project and that the approved
variance will not compromise the County’s ability to maintain
the upgraded improvement.
[Ord. No. 13-077 §1, 10-28-2013]
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 03-142 §1(132—134), 10-1-2003; Ord. No. 06-041 §2, 3-28-2006; Ord. No. 10-041 §64, 6-2-2010; Ord.
No. 20-098, 12-21-2020]
A.
In
addition to the installation of curbs and gutters along the streets
as required by this Chapter, storm sewers shall be required. Such
systems will be equipped with adequate curb and yard basins, inlets
and outlets, and shall be designed in accordance to St. Charles County's
Design Criteria for the Preparation of Improvement Plans and constructed
in accordance to the Metropolitan St. Louis Sewer District's "Standard
Construction Specifications for Sewers and Drainage Facilities" dated
2009. The stormwater drainage system shall be separate and independent
of the sanitary sewer system. The plans and specifications for the
disposing of stormwater shall be approved by the Director of the Division
of Development Review.
B.
For
all subdivisions with lots of one (1) acre or more in size, open drainage
swales along the streets may be allowed in lieu of curb and gutter.
C.
Post-construction stormwater management shall be required in accordance with Section 410.410(D) of the Unified Development Ordinance and designed in accordance with Section 70 of St. Charles County's Design Criteria for the Preparation of Improvement Plans. A maintenance plan and schedule for each stormwater management facility shall be established by the subdivision developer, approved by the Director of the Division of Development Review, recorded and referenced and enforced in the subdivision trust indentures. Stormwater management facilities shall be maintained by the subdivision homeowners. Periodic maintenance shall be required of the facility owners per the approved maintenance plan for the subdivision and Section 420.020 of the Unified Development Ordinance. No modifications shall be made to the facilities without approval from the Department of Community Development.
D.
Post-Construction
Stormwater Management — When Required.
1.
Water Quality.
a.
The requirement to provide measures to protect stormwater quality
shall be evaluated for all proposed subdivision developments submitted
to the Community Development Department for review and approval.
b.
Water quality treatment is required for all new subdivision developments
that disturb an area one (1) acre or greater, including subdivision
developments less than one (1) acre that are part of a larger common
plan or development, as follows:
(1)
For all new subdivision developments, measures shall be designed
and implemented to prevent or minimize water quality impacts to the
maximum extent practicable.
(2)
For all infill and redevelopments, water quality strategies
and technologies, including those that reduce runoff volume, shall
be effectively used to the maximum extent practicable. Infill and
redevelopments that are subject to but which cannot meet the full
water quality requirement due to physical constraints shall be evaluated
on a case-by-case basis.
c.
Water quality treatment is not required in residential subdivision
developments with three (3) acre or larger lot sizes.
d.
If there are known stormwater problems, impaired waterbodies, or
other special conditions downstream from a subdivision development,
water quality treatment shall be required regardless of land disturbance
size.
2.
Stormwater Detention – Channel And Flood Protection.
a.
The requirement of stormwater detention shall be evaluated for all
proposed subdivision developments submitted to the Community Development
Department for review and approval.
b.
New residential subdivision developments with three (3) acre or larger
lot sizes and all other new subdivision developments that have a differential
runoff of less than two (2) cfs for the 15-year, 20-minute event shall
be exempt from detention requirements for channel and flood protection
unless there are known stormwater problems, impaired waterbodies,
or special conditions downstream from the proposed subdivision development.
c.
Detention for channel protection (CPv) shall not be required where
the one-year post development peak discharge is less than or equal
to 2.0 cfs for the entire subdivision development. Channel protection
(CPv) shall not be required if the subdivision development discharges
directly to permanent lakes or to enclosed pipe systems with adequate
hydraulic capacity that discharge to permanent lakes or stormwater
management facilities.
d.
The flood protection (Qp) requirements may be waived by the Director
of the Division of Development Review where conveyance is provided
directly to a major river system, lake, or wetland that have capacity
to handle flow increases at the 10-year level and where it would benefit
to discharge the peak flows from the site prior to the peak flows
in the receiving, natural system.
e.
If there are known stormwater problems, impaired waterbodies, or
other special conditions downstream from a subdivision development,
detention for channel and flood protection may be required at the
discretion of the Director of the Division of Development Review regardless
of differential runoff or minimum lot size.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 02-122 §1, 7-30-2002]
A.
All
buildings, structures, and uses of land in the unincorporated area
of St. Charles County shall hereafter be required with an adequate,
safe, and sanitary disposal system for all human, domestic, and industrial
wastes. For purposes of this regulation, disposal of sewage or other
liquidated wastes shall conform to the methods outlined herein.
B.
Where
a public sanitary sewer main is reasonably accessible, the subdivision
shall be provided with a complete sanitary sewer system connected
with such sewer main, including a lateral connection for each lot.
Such systems and connections shall comply with the regulations of
the Missouri Department of Natural Resources. Verification by the
service provider shall be submitted with the preliminary plat, if
required by the Director of the Division of Planning and Zoning.
C.
Where
a public sanitary sewer system is not reasonably accessible according
to the local wastewater regulatory authority, but where plans for
the installation of sanitary sewers in the vicinity of the subdivisions
have been prepared and approved by the Missouri Department of Natural
Resources, the developer shall install sewers in conformity with such
plans. Where immediate connection is not possible, and until such
connection with the sewer system in the district can be made, the
use of private sewage treatment facilities may be permitted, provided
such disposal facilities are installed and maintained in accordance
with the regulations and requirements of the County and the Missouri
Department of Natural Resources.
D.
Where
no sewers are accessible and no plans for a sewer system have been
prepared and approved, the developer shall either install a sewage
collection and disposal system in accordance with the requirements
of the preceding paragraph, or individual disposal devices may be
installed on each lot within the subdivision, provided that no individual
disposal device should be permitted unless the lots to be served have
sufficient area to allow adequate soil absorption for on-site sewage
disposal. The Planning and Zoning Commission may modify lot area requirements
in relation to soil conditions and other pertinent facts and findings
in any particular subdivision. All such individual devices and systems
shall be constructed and maintained in accordance with the regulations
and requirements of the County and/or Missouri Department of Natural
Resources. Individual sanitary disposal systems shall not be allowed
on lots of less than three (3) acres in area. Each individual lot
must provide adequate area for lateral drain field and an auxiliary
area for a drain field.
[Ord. No. 99-99 §1, 7-12-1999]
Where a public water supply main is reasonably accessible, the
subdivision shall be provided with a complete water distribution system
adequate to serve the area being platted, including a connection for
each lot and appropriately spaced fire hydrants. Verification by the
service provider shall be submitted with the preliminary plat, if
required by the Director of the Division of Planning and Zoning. Individual
water systems (wells) shall not be allowed on lots of less than three
(3) acres in area. Four (4) copies of plans indicating the placement
of water lines and fire hydrants shall be conveyed directly to fire
district or department serving the proposed subdivision. Enforcement
of fire flow regulations shall remain the responsibility of the fire
districts.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 06-041 §2, 3-28-2006; Ord. No. 10-041 §65, 6-2-2010]
A.
Prior
to starting any of the work covered by the above plans, after approval
thereof, the developer shall make arrangements to provide for inspection
of the work, sufficient, in the opinion of the County Engineer (or,
in the case of stormwater management facilities, in the opinion of
the Director of Development Review), to assure compliance with the
plans and specifications as approved.
[Ord. No. 20-098, 12-21-2020]
B.
The
County Engineer, or a duly authorized representative, shall make all
necessary inspections of all pavement and storm sewer construction,
along with all sanitary sewer construction within the right-of-way.
[Ord. No. 20-098, 12-21-2020]
C.
The
Director of Development Review, or a duly authorized representative,
shall make all necessary inspections of all stormwater management
facilities.
[Ord. No. 20-098, 12-21-2020]
D.
A minimum
of twenty-four (24) hours' notice shall be given to the County Engineer's
office and the office of the Director of Development Review prior
to the commencement of construction.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 18-015 § 4, 1-29-2018]
The construction of all improvements required by these rules
and regulations shall be completed within two (2) years from the date
of approval of the improvement plans, unless good cause can be shown
for the granting of an extension of time by the Director of Community
Development.
[Ord. No. 99-99 §1, 7-12-1999; Ord.
No. 20-098, 12-21-2020]
Where the subdivision contains sewers, sewage treatment plants,
water supply systems, stormwater management facilities, or other physical
facilities that are necessary or desirable for the welfare of the
area or that are of common use or benefit and which are not or cannot
be satisfactorily maintained by an existing public agency, provision
shall be made which is acceptable to the agency having jurisdiction
over the location and maintenance of such facilities and for the proper
and continuous operation, maintenance, and supervision of such facilities.
[Ord. No. 99-99 §1, 7-12-1999]
Trust indentures will be required and reviewed by the Division
of Planning and Zoning regarding maintenance of common ground and
private improvements.
[Ord. No. 99-99 §1, 7-12-1999; Ord. No. 01-054 §1, 4-25-2001; Ord. No. 10-041 §66, 6-2-2010]
A.
Whenever the tract to be subdivided is of such unusual size or shape, or contains such topographic conditions or characteristics that the strict application of the requirements contained in this Chapter, except as provided in Section 410.480(D) below, would impose practical difficulties or particular hardship, the Planning and Zoning Commission and Governing Body may vary or modify any of the requirements of this Chapter so that the public interest is secured and the general intent of this Chapter is preserved.
B.
In
granting variances, the Governing Body may require such conditions
as will, in its judgment, secure the objectives of this Chapter.
C.
In
the event of such an appeal, the Commission shall report to the Governing
Body, disclosing in what respect the petitioner's application for
an exception and facts offered in support thereof met or failed to
meet the aforementioned requirements. The Governing Body may affirm,
reverse, modify, or amend in whole or part of any determination of
the Commission. It shall require the affirmative vote of five (5)
County Council members to overturn a negative recommendation of the
Planning and Zoning Commission or to modify or amend any determination
of the Commission on any variance application. A majority of the County
Council shall be sufficient to affirm any determination of the Commission.
D.
Upon
written request to the Commission, an applicant can seek a waiver
of the requirement that any new lot platted shall not have frontage
on a County road or thoroughfare as shown on the current Thoroughfare
Plan as approved by the Governing Body. The individual request shall
be reviewed and granted where there is a topographic hardship or if
an equal or better alternative can be provided that is not in agreement
with this ordinance. The Director of Community Development and the
County Engineer shall review the request and provide a recommendation
to the Commission regarding the merits of the request. The Commission
shall approve or deny the waiver request.
