COMMERCIAL SITE DEVELOPMENT GUIDE FOR UNINCORPORATED ST. CHARLES COUNTY GENERAL INFORMATION: This brochure is to be used as a guide and is not intended to amend or supersede the corresponding County ordinances or other governmental regulations. It is intended only to assist the applicant through the development process upon obtaining zoning confirmation or rezoning and/or conditional use approval by the County Council. COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION FEES: Site Plan Fee: Building Permit Fee: Floodplain Development Permit Fee: Land Disturbance Review Fee: Land Disturbance Inspection Fee: $100 plus $5 per acre Fee Based on Cost of Construction $60 Major improvement $15 Minor improvement Fee to be determined per acre of disturbance and must be submitted with the initial site plan submittal to initiate review. Fee to be determined per acre of disturbance COMMERCIAL SITE DEVELOPMENT PROCESS: After the applicant has obtained or verified the necessary zoning and/or conditional use permit for commercial development of their site, the actual site development process begins. A site plan must be furnished to the Department of Community Development for review and approval. All site plans must bear the seal of a registered professional engineer and/or architect licensed by the State of Missouri, unless waived by the Director of Community Development. If there is new construction, any additions to existing structures, conversion of an existing structure to institutional, commercial, or industrial use, or any change in use, a building permit will also be required and may be applied for the same time as the new or revised site plan. The site plan ensures that county land development regulations are adhered to and allows for the complete review and approval of the development project. The site plan must encompass but is not limited to floodplain development issues, sediment and erosion control plans, wetland and/or stream disturbance, property and structure information, parking, lighting, driveway access and any other additional information as deemed necessary by the Director of Planning and Zoning Division, the Director of Development Review Division, and/or the County Engineer. A checklist ensures that all necessary information is included and that all state and federal permits are also obtained before final approval of the site plan. Upon approval of the site plan, the applicant may obtain any necessary building permits. The building permit may also include a floodplain development permit if the project is located within the regulated floodplain of St. Charles County.
FILING A SITE PLAN: 1. When a detailed improvement site plan is first submitted for review, the Planning and Zoning Division requires one copy, a pdf version emailed to jwhipple@sccmo.org and a completed site plan submittal form (attached.) 2. The Land Disturbance Review fee must be submitted prior to review of the plan. The fee amount shall be determined from the estimated land disturbance acreage rounded up to the nearest tenth (0.1) of an acre times the cost per acre as follows: a. Fifty dollars ($50.00) plus fifty dollars ($50.00) per each additional land disturbance acre over 1 acre up to 10 acres, and: b. Twenty-five dollars ($25.00) per each additional land disturbance acre over 10 acres up to 25 acres, and: *19 c. Ten dollars ($10) per each additional land disturbance acre over 25 acres. 3. A base land disturbance inspection fee and an Erosion/Sediment Control performance guaranty must be submitted before the site plan can be approved. The inspection fee is determined as per Section 425.020.N.2. of the Unified Development Ordinance (UDO) and the performance guaranty must meet the requirements outlined in Section 412.080 of the UDO. 4. Construction of Improvements Shown on Approved Site Plan. If the owner or developer of property subject to an approved site plan begins construction of the improvements shown on it within eighteen (18) months of the site plan s approval, those improvements may be built in accordance with ordinances in force on the date of the site plan s approval. But if construction of those improvements begins later, those improvements must be built in accordance with ordinances in force when construction starts. If, in such cases, newly enacted or amended ordinances require changes in site design, the Director of the Division of Planning and Zoning shall require submission of a revised site plan for the Division s review and approval as provided in this Section. 5. Installation of improvements. All improvements required on a site plan must be completed prior to occupancy of the structure or the change of use on the site. In lieu of completing all improvements prior to occupancy or change in use, the property owner may post a performance guarantee ensuring or guaranteeing the installation of all said improvements. When all improvements are in place as required on the site plan, the Director of the Division of Planning and Zoning shall authorize the release of all performance guarantee funds.
REQUIREMENTS FOR SITE PLANS: 1. Provide a title (always use the term "site plan"). 2. Indicate the owner(s) and/or developer(s) of the property, their address, telephone number, and site address if known and depict the adjacent property owners. 3. Provide a site location map, a north arrow, and the scale to which the site plan is drawn. 4. Indicate the dimensions of all proposed buildings and depict all property boundary lines. 5. Indicate every type of business that will utilize the building(s) and/or site(s). 6. Indicate any existing and proposed road/street right-of-way lines and existing or proposed pavement within such right-of-way (note on the plan that all pavement within the road/street right-of-way will be constructed to St. Charles County public non-residential or arterial standards). Dedicated rights-of-way may be required for proposed sites as depicted on the St. Charles County Thoroughfare Plan or on a road(s) maintained by the Missouri Department of Transportation. 7. Indicate the front setback of all proposed buildings. No parking or development may occur in front of this building line. 8. Clearly show the locations of all utilities (including pipelines) and easements of record for them. 9. Show all setbacks and restrictions for high-pressure pipelines as per Section 405.503 of the UDO. 10. Submit a letter addressed to St. Charles County by the holder of any easement accommodating high-pressure pipelines, certifying the accuracy of its easement and the location of the utility s facility as depicted on the proposed site plan, and also certifying that the proposed development will not impair the utility s easement rights or compromise its facility. If such a letter cannot be supplied, submit a letter or affidavit stating the date on which a copy of the site plan was mailed or delivered (as the case may be) to the easement holder or its representative, and stating the name and address of that easement holder or its representative. 11. All applicable site plans must adhere to all landscaping requirements and screening and transition strip requirements contained within Section 405.435, Section 405.440.G. and Section 405.440.H. of the UDO. This information must be depicted on the site plan or a separate landscape plan. Screening and transition strips are based upon the proposed land use and the land use of adjacent properties. 12. Indicate the pavement radii and width of all proposed entrances to or from the site(s).
13. Indicate the parking layout arrangement (i.e., the number and size of all off-street parking spaces and the width of all parking drives and aisles). Each parking space must have a minimum area of 171 square feet (9 feet by 19 feet). There shall also be provisions for handicap parking, with each handicap parking space having a minimum width of 13 feet (8-foot stall with an adjoining 5-foot access aisle, per ADA regulations). In all zoning districts all parking areas, including driveways and aisles, shall be paved and striped. Such paving shall consist of Portland concrete or asphaltic overlay. An alternative dust-free surface may be only approved by the Director of the Planning and Zoning Division. See Part 3, Article II, Section 405.440 et seq., for further parking and loading requirements. 14. Provide parking calculations to determine the number of parking spaces required based upon the use of the property. 15. Any parking lot with at least 50 parking spaces must have at least one landscaped island or peninsula containing at least 200 square feet for every 50 parking spaces. 16. A loading zone, if required, must be depicted on the plan (12 feet by 50 feet). 17. Indicate existing and proposed contour elevation lines and the first floor elevation of each building on U.S.G.S. Datum. If the site is in the 100-year floodplain, the requirements of Part 2, Article XI, Section 405.245 et seq. must be adhered to. 18. Indicate a benchmark on U.S.G.S. Datum in areas where sanitary sewers are available or for sites within or adjacent to the 100-year flood plain. 19. Indicate any sediment and erosion control measures needed for the site. If more than 5,000 square feet of area is to be graded or disturbed, a Land Disturbance Permit is required in conformance to Chapter 412 of the UDO. In addition, a Missouri Department of Natural Resources land disturbance permit will be required for disturbances of one (1) acre or more. The plan must bear the seal of a registered professional engineer. A performance guaranty ensuring the installation of sediment and erosion control must be posted with the Development Review Division. 20. Depict existing and proposed stormwater improvements and provide hydraulic data computations along with a drainage area map. This material must be sealed by a registered professional engineer, unless waived by the Director of Community Development. The hydraulic design of storm sewer systems shall conform to Section 50.00 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. Stormwater detention shall be required in accordance with Section 50.80 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. Performance guarantees, ensuring or guaranteeing the installation of any detention
facilities required for the site, must be posted with the St. Charles County Department of Community Development before site plan approval will be granted. The detention facilities' improvement costs must be included as part of the sediment and erosion control performance guarantee required by Chapter 412. 21. Indicate the method of or agencies responsible for sanitary sewage disposal and water service. Show all water and sewer lines. Individual private sewage disposal systems will need to supply a plan indicating the gallons per day, along with the layout of the lateral system for the property, and a permeability test report as required by the County Building Code Enforcement Division. 22. Trash enclosures shall be screened on at least three sides by a six-foot solid fence and on the fourth side by a solid gate. Said fence and gate shall be constructed of cedar, redwood, masonry, or other compatible building material. 23. Supply a Missouri Department of Transportation permit if any proposed entrances front on Missouri Department of Transportation maintained road rights-of-way. 24. A St. Charles County Highway Department special use permit must be obtained before any work is allowed to commence on the right-of-way of public roads under St. Charles County control or maintenance. 25. Indicate the zoning district for the site and the adjacent properties including any overlay districts that may apply. (e.g. floodway fringe overlay district.) For any adjacent properties within incorporated areas, indicate the zoning district and jurisdiction. 26. Indicate the location of the nearest fire hydrant on the site plan. 27. Depict on the plan the location of any ground sign. All ground signs must be a minimum of ten feet from all property lines and a minimum of 50 feet from the pavement of any intersection. 28. Depict all outdoor lighting, all lighting shall be in conformance with Section 405.421 of the UDO. 29. A parcel identification number should be noted on the site plan. 30. All site plans shall clearly show the boundaries of any setback required in Section 405.5025 of the UDO from natural watercourses that are left in their natural state on the subject property and provide a note to reference the setback area stating: There shall be no clearing, grading, construction, or disturbance of vegetation except as permitted by Section 405.5026 of the UDO of St. Charles County. 31. Provide any additional information on the site plan as deemed necessary by the Director of the Planning and Zoning Division, the Director of the Division of Development Review, and/or the County Engineer (i.e., traffic study).
REQUIREMENTS FOR A BUILDING PERMIT: All plans must be designed to the 2009 IBC Two complete set of Missouri Engineer/Architect sealed Construction Plans, one electronic set and a pdf copy (emailed to dmulcahy@sccmo.org) of all building plans and specification books, including a cover sheet stating: Occupant load Use group Type of construction Required fire rating Height and area computations Percent open perimeter Actual floor area Adjusted tabular area Allowable building area per floor Unlimited area building Plan Requirements consisting of: General Four elevations with dimensions - front, rear, left, right Foundation and pier layout Floor layout - all rooms and areas to be named Wall cut - starting at bottom of footing to roof covering Handicap accessibility Specific Header and lintel sizes All concrete floors, walls, pads, and footing sizes Reinforcing materials and sizes Special designs to be detailed Floor, roof, snow and wind loads, and seismic calculations Truss designs and calculations, also applied to stick built rafters Plumbing, mechanical, electrical layout and HVAC with calculations Fire barriers/walls to be marked in hours Type of fire protection system Seismic designs and calculations Fire door assemblies to indicate hour rating or classification
REQUIREMENTS FOR A FLOODPLAIN DEVELOPMENT PERMIT ALL ABOUT BUILDING IN THE FLOODWAY FRINGE: St. Charles County participates in the Federal Emergency Management Agency (FEMA) National Flood Insurance Program (NFIP). The County has adopted zoning regulations designed to protect the health, safety and general welfare and to minimize losses. These losses are described as the "loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety and general welfare." St. Charles County established that all new construction or substantial improvement (50% or more of the structure's market value) within the floodway fringe district be elevated to one foot above the Base Flood Elevation (BFE). The BFE is provided on the Flood Insurance Rate Maps (FIRM). HOW TO APPLY FOR A BUILDING PERMIT AND A LAND USE PERMIT when your property is located in the flood plain: 1. In addition to your building plans you must submit an elevation certificate. The elevation certificate must have the seal of an engineer or land surveyor with the elevation of the average grade of the building site prior to construction. (Blank elevation certificates are available from the Planning and Zoning Division.) 2. The Planning and Zoning Division, in conjunction with the Building Division, will review your plans and elevation certificate. If the elevation of the structure and the design of the foundation walls meets FEMA and St. Charles County regulations, you will be given a Flood Plain Development Permit and a Land Use Permit. The Flood Plain Permit and Building Permit allows you to put in your foundation or build up to the lowest floor including the basement. No other work may be done under the initial permit. 4. When the structure is completed to the lowest floor, your land surveyor or engineer must go back to the site and complete the elevation certificate. The completed elevation certificate must have the elevation of the lowest floor (which is the basement floor if there is a basement). 5. If the second elevation certificate indicates that the lowest floor, including the basement, is not in compliance, your building and land use permits will be suspended until compliance is met. SOME TERMS TO KEEP IN MIND: LOWEST FLOOR: The lowest floor of the lowest enclosed area, including basement. An unfinished or flood-resistant enclosure, usable solely for parking of vehicles, building access, or storage, in an area other than a basement area, is not considered a building's lowest floor, provided that such enclosure is not built so as to render the structure in violation of the applicable floodproofing design requirements of the ordinance. BASE FLOOD: A flood having a one percent (1%) chance of being equaled or exceeded in any given year. FLOODWAY: The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. FLOODWAY FRINGE: That area of the floodplain outside of the floodway that has a one percent (1%) chance of a flood of a 100-year magnitude in any one year.
SITE PLAN SUBMITTAL INFORMATION ST. CHARLES COUNTY PLANNING AND ZONING DIVISION 201 North Second Street, Suite 420, St. Charles, MO 63301 (636) 949-7335 I. PARCEL INFORMATION: Address of Property: Property ID Number: II. ENGINEER OR LAND SURVEYOR S INFORMATION: CONTACT: COMPANY: ADDRESS: CITY: PHONE: E-MAIL: ZIP CODE: FAX: Please indicate how you wish to receive comments: fax letter email (circle preference) III. DEVELOPER/OWNER S INFORMATION NAME: ADDRESS: CITY: ZIP CODE: DAYTIME PHONE: FAX: E-MAIL: Please indicate how you wish to receive comments: fax letter email (circle preference) IV. ARCHITECT OR ADDITIONAL CONTACT PERSON INFORMATION: CONTACT: COMPANY: ADDRESS: CITY: PHONE: E-MAIL: ZIP CODE: FAX: Please indicate how you wish to receive comments: fax letter email (circle preference) Please complete the above information and submit this form with the following: A. Review Fee of $100.00 plus $5.00 per acre for each acre or fraction thereof of the property subject to the site plan under review. B. One copy of the plan and a digital version must be submitted. Additional copies may be required for the final approval process.