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Preliminary plats shall be clearly and legibly drawn to a scale not less than one inch equal to 100 feet. Plat sheets must not be smaller than 11 inches x 17 inches or larger than 24 inches x 36 inches. A line legend will be included in the plat. If a preliminary plat requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet. In addition to the information called for by § 156.031, preliminary plats shall contain or be accompanied by the following information:
(A) Correct courses and distances to the nearest established street lines or official monument which accurately describe the location of the plat and are accurately tied to the primary control points of the subdivision development.
(B) Contour lines at vertical intervals of at least two feet for land with an average natural slope of 4% or less and at intervals of at least five feet for land with an average natural slope exceeding 4%. The location and elevation of the benchmark to which contour elevations refer shall be shown.
(C) All existing municipal boundaries, property lines, rights-of-way, easements, railroads, sewer lines, fire hydrants, utility transmission lines, culverts, bridges, storm drainage ditches, water courses, building, special flood hazard areas as determined by the Federal Insurance Rate Maps for the city, wooded areas, and all other significant man-made or natural features within the proposed subdivision development and within 50 feet outside the boundaries of the proposed subdivision development.
(D) Construction plans and specifications for streets to include the layout and cross sections of streets.
(E) Lot lines, lot dimensions, lot and block numbers, and minimum building setback lines along street rights-of-way and rear and side property lines.
(F) Construction plans and specifications for sanitary sewers, storm sewers, water, and gas lines, showing connections to existing systems or proposals for developing new water supply, storm water, and sewerage disposal systems.
(G) Plans for the protection of soils on the site from wash, erosion and other drainage during the course of the construction period.
(H) Easements and rights-of-way, including location, dimension, and purposes.
(I) Contour changes to be made by grading.
(J) Parks, school sites, and other areas designated for public use if any, with any conditions governing their use.
(K) Development schedule for infrastructure, roads, and buffer yards.
(L) Title, name, address, telephone number, and signature of the South Carolina registered engineer and surveyor responsible for preparation of the plans with plan preparation date, including revision dates.
(M) The type of mail delivery approved by the US Postal Service, and if Cluster Mailbox Units (CBUs) are required, the location of the CBUs.
(N) A traffic impact analysis that complies with requirements of § 156.034.
(Ord., passed 10-13-92; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 10-036, passed 8-24-10; Am. Ord. 2018-002, passed 3-13-18; Am. Ord. 2024-012, passed 6-11-24) Penalty, see § 156.999
(A) A final plat shall contain or be accompanied by the following:
(1) Name of the development under the title of “Final Plat”.
(2) Name, address and telephone number of subdivider and/or owner/applicant.
(3) Name, address and telephone number of the person responsible for the development’s design, design of any public improvements, and any surveys.
(4) North arrow, scale and date, including revision dates.
(5) Tract boundaries, tax map survey number(s) and acreage.
(6) Correct courses and distances to the nearest established street lines or official monument which accurately describe the location of the plat and are accurately tied to the primary control points of the development.
(7) The location of special flood hazard areas as determined by the Federal Insurance Rate Maps for the city.
(8) Lot lines, lot dimensions, lot and block numbers, layout of streets, street names, and street addresses approved per Kershaw County E911 Addressing Office.
(9) Other easements and rights-of-way, including location, dimension, and purpose.
(10) As-built drawings of sanitary sewer system with grade, pipe sizes, points of discharge, and pipe invert elevations.
(11) As-built drawings of storm water sewer system with grade, pipe size and location of outlets, and pipe invert elevations.
(12) As-built drawings of water system with pipe sizes and location of hydrants and valves.
(B) Certification requirements. The following certificates shall be lettered or printed on the face of the final plat:
(1) Surveyor certification. The signature, seal and certification of a registered professional land surveyor to the effect that the final plat accurately reflects a survey made by him, that any changes from the description appearing in the last record transfer of land contained in the final plat are so indicated, that all monuments shown thereon actually exist or will be installed and their position is accurately shown, and that all dimensional and geodetic details are correct.
(2) Certification by Planning Commission.
The subdivision plat shown hereon has been found to comply with the land development regulations of the City of Camden, South Carolina, and has been approved for recording in the office of the Register of Deeds of Kershaw County, South Carolina.
Date Planning and Development Director
(3) Certification by DHEC. The developer will be required to provide written approval from DHEC of water and sewer design.
(C) Improvement guarantee. Certification that all required improvements have been installed or financial guarantees, as required by this chapter shall be submitted to the Planning Commission along with the final plat. Approval of the final plat shall not be granted in the absence of such improvements or guarantees.
(D) A digital version of the final plat and accompanying documentation shall be submitted in addition to the hardcopy version. The digital version shall meet the following requirements:
(1) A completed digital drawing in Esri format (Shapefiles or Geodatabase) is preferred, and will expedite the approval process. AutoCAD format (DWG or DXF) can also be accepted. All files should be to scale.
(2) This digital format drawing shall be a replica of any data required and/or included on the submitted hard copy drawing/document.
(3) An Adobe-compatible PDF file of the drawing that will plot to scale must be submitted.
(4) This data must be provided on standard transfer media or by electronic transfer (CD-ROM, flash drive, or e-mail attachment). The submitted transfer media shall be labeled with the project name (subdivision name, or accepted job name, and the like), filing date, registered land surveyor or professional engineer’s name and any other established project identifier.
(5) All drawings will be constructed in the NAD83 State Plane South Carolina FIPS Code 3900. These coordinates must be established within sub-meter accuracy. The unit of measure to be used shall be International Foot.
(Ord., passed 10-13-92; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 10-036, passed 8-24-10; Am. Ord. 2018-002, passed 3-13-18; Am. Ord. 2024-012, passed 6-11-24) Penalty, see § 156.999
(A) A TIA shall be required as part of any application for a major subdivision, site plan, or general development plat where:
(1) The Planning and Development Director determines that the proposed development will generate at least 50 new peak hour trips; or
(2) The applicant is requesting or is required to provide more than one access point or curb cut.
(B) Exemptions to the TIA requirement. The requirement for a TIA may be exempted for projects located in the area of the Central Business District where off-street parking is not required by the city’s Zoning Ordinance.
(C) Preparation of the TIA. The TIA shall be prepared and sealed by an engineer registered in the State of South Carolina specializing in traffic/transportation and with experience in preparing TIAs. The applicant or developer shall provide the TIA to SCDOT for review in cases where the TIA includes evaluation of streets owned by SCDOT.
(D) Mitigation measures. In the event that the TIA identifies areas where the Level of Service (LOS) is reduced below a LOS C, the applicant shall identify mitigation measures that will be constructed to ensure an adequate LOS. A LOS D may be acceptable on state-owned streets if approved by SCDOT. Mitigation measures that may be used include the following:
(1) Improvements in connectivity internal to the site or between sites including improvement and easements.
(2) New road connections to improve connectivity.
(3) Access controls.
(4) Median islands.
(5) Intersection signalization.
(6) Addition of turn lanes.
(7) Pedestrian and transit infrastructure such as sidewalks, crosswalks or bus stops.
(8) Pavement widening.
(9) New road construction, either off-site or internal to the site, that provides connectivity in the impacted area.
(E) Phased implementation. In the event that the project is constructed in phases, construction of necessary traffic improvements shall be completed within the phase in which the mitigation measure is identified. Approvals required for plats or site plans for project phases subsequent to a phase which a traffic improvement is required may be approved only if an improvement guarantee is approved by City Council.
(Ord. 2024-012, passed 6-11-24)
(A) A vested right in a specific land development plan shall not attach until the final plat and necessary documentation has received final approval by the Planning Commission. All administrative appeals must be resolved in favor of the applicant before a vested right attaches. Upon approval, such vested right must attach prior to the issuance of a building permit and prior to the authorization to proceed with investment in infrastructure. Any subsequent changes to the proposed development plan must be approved by the Planning Commission.
(B) A vested right is established for two years after final approval of a preliminary plat. Such vested right shall receive five one-year extensions upon proper application by the landowner in each year that an extension is desired unless an amendment to the land development regulation has been adopted which prohibits approval.
(C) A vested site specific development plan is subject to later enacted laws adopted to protect public health, safety, and welfare, including, but not limited to, building, fire, plumbing, electrical, and mechanical codes and nonconforming structure and use regulations which do not provide for the grandfathering of the vested right. The issuance of a building permit vests the specific construction project authorized by the building permit to the standard codes enforced at the time of the issuance of the building permit.
(D) A vested site specific development plan will be subject to subsequent overlay zoning that imposes plan-related requirements but such zoning cannot affect allowable types, height as it affects density or intensity of uses, or density or intensity of uses which was previously approved.
(E) The Board of Zoning Appeals does not have the authority to grant a vested right and no such right shall accrue as a result of their decision. Variances do not create a vested right.
(F) A vested right is subject to revocation by the Planning Commission upon its determination, after notice and public hearing, that there was a material misrepresentation by the landowner or substantial noncompliance with the terms and conditions of the original or amended approval.
(Ord. 2024-012, passed 6-11-24)
DESIGN STANDARDS AND REQUIRED IMPROVEMENTS
The purpose of design and improvement standards is to create functional and attractive subdivisions, to minimize adverse impacts, and to ensure that a project will be an asset to the city. To promote this purpose, all proposed subdivisions shall conform to the following standards.
(Ord., passed 10-13-92; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 2024-012, passed 6-11-24)
(A) Site analysis. An analysis shall be made of characteristics of the subdivision site such as: site context; geology and soil; topography; ecology; existing vegetation, structures, and road networks; visual features; and past and present use of the site.
(B) Subdivision design, generally.
(1) Design of a subdivision shall take into consideration all existing local plans for the city, and shall be based on the site analysis. To the maximum extent practicable, development shall be located to preserve the natural features of the site, to avoid areas of environmental sensitivity, and to minimize negative impacts and alteration of natural features.
(2) The following specific areas shall be preserved to the extent consistent with the reasonable utilization of the site.
(a) Unique and/or fragile areas, including wetlands as defined in Sec. 404, Federal Water Pollution Control Act Amendments of 1972, as determined by the U.S. Corps of Engineers.
(b) The developer is encouraged to arrange streets, lots, and other improvements in order to preserve and protect natural features of the property. The developer shall comply with the tree protection section of the Zoning Ordinance.
(c) Lands in special flood hazard areas, as determined by the Federal Insurance Rate Maps for the city, except as provided herein and in related regulations.
(d) Habitats of endangered wildlife, as identified on federal and state lists; and
(e) Historically significant structures and sites, as listed on federal, state, and/or local lists of historic places.
(3) The development shall be laid out to avoid adversely affecting ground water and aquifer recharge; to reduce cut and fill; to avoid unnecessary impervious cover; to prevent flooding; to provide adequate access to and sites; and to mitigate adverse effects of shadow, noise, odor, traffic, drainage, and utilities on neighboring properties.
(Ord., passed 10-13-92; Am. Ord., passed 6-25-96; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 10-036, passed 8-24-10; Am. Ord. 2024-012, passed 6-11-24)
(A) Circulation system design.
(1) The street system shall be designed to permit the safe, efficient, and orderly movement of traffic; to facilitate pedestrian, bicycle, and other non-automotive modes of transportation; to meet, but not exceed the needs of the present and future population served; to have a simple and logical pattern; connect to existing facilities such as residential, educational and commercial areas; to respect natural features and topography; and to present an attractive streetscape.
(2) In residential subdivisions, the street system shall be designed to serve the needs of the neighborhood and to discourage use by through traffic. Subdivisions with more than 30 houses will require two entrances.
(3) The developer shall be required to obtain all necessary permits from the city and/or SC Department of Transportation regarding new intersections, curb cuts, traffic control, and related matters.
(4) In residential subdivisions, driveways for individual lots cannot discharge onto a street whose speed limit is more than 35 mph unless the spacing of driveways complies with the SC Department of Transportation regulations.
(5) The design of proposed streets shall consider including facilities to improve access for bicyclists and pedestrians as required by the complete streets policy adopted by City Council. The Kershaw County bicycle, pedestrian and greenway plan should be consulted for recommended facilities.
(6) The Urban Bikeway Design Guide and the Urban Street Design Guide by the National Association of City Transportation Officials (NACTO) are hereby incorporated by reference as acceptable guidelines for the design of bicycle facilities and streets.
(B) Streets to be public. All streets shall be public dedicated streets and improved accordingly with the provisions of this chapter, except where private streets are allowed pursuant to Chapter 157 for Planned Development District projects; provided such streets meet the design and construction standards of this section.
(C) Layout and alignment.
(1) Proposed streets shall be coordinated with the street system in the surrounding area and where possible shall provide for the continuation of existing streets abutting the subdivision.
(2) All streets shall be opened to the exterior property lines of the subdivision unless permanently terminated by a vehicular turnaround or an intersection with another street.
(3) Reserve strips controlling access to streets are prohibited except where their control is placed with the city under conditions approved by the Planning Commission.
(4) The arrangement of streets shall be such as will not cause hardship to owners of adjoining property in providing convenient access.
(5) No half streets (single lane) shall be permitted.
(6) Landscaping and trees planted in the city right-of-way requires approval of the Utilities Department.
(D) Alleys.
(1) Alleys are permitted in residential districts only by approval of the Planning Commission.
(2) Paved alleys shall be permitted in commercial and industrial developments to provide service access, off-street loading and unloading, and parking consistent with and adequate for the uses proposed.
(3) Dead-end alleys should be avoided, but where necessary shall be provided with adequate turnaround facilities at the dead-end, as determined by the Fire Official.
(E) Cul-de-sacs. In general, streets with one end permanently closed shall be avoided unless topographic conditions and/or exterior lot line configurations offer no practical alternatives for connection or through traffic. Cul-de-sacs, if permitted, shall not exceed 1,800 feet in length in single-family residential areas and 1,000 feet in multi-family or commercial areas as measured from the nearest intersection with a street providing through access (not a cul-de sac). The closed end of a cul-de-sac shall be a minimum of 100 feet in diameter as measured from the back of the curb.
(F) Intersections.
(1) Not more than two streets shall intersect at any one point.
(2) All streets shall intersect as nearly at 90° right angles as possible, subject to variations approved by the Planning Commission upon evidence of good cause.
(3) Streets entering upon opposite sides of a given street shall have their center lines directly opposite or shall be off-set a minimum distance of 200 feet, measured along the centerline of the streets being intersected, except that street jogs shall not be permitted at street intersections involving continuous traffic movement.
(4) Street intersections shall be located at least 200 feet from the right-of-way of any railroad track, measured from the center point of the intersection to the railroad right-of-way line nearest the intersection.
(5) Private driveways shall not intersect a public street within 50 feet of an intersection, measured from the street right-of-way.
(G) Right-of-way, lane and pavement widths. Minimum street right-of-way, lane and pavement widths shall be as follows:
Classification | Lane Width | Pavement Width | Right-of-way Width |
Classification | Lane Width | Pavement Width | Right-of-way Width |
Public Streets | |||
Local (minor) | 10 feet | 24 feet | 50 feet |
with parking (one side) | 10 feet | 34 feet | 50 feet |
Collector | 11 feet | 28 feet | 66 feet |
with turning lane | 11 feet | 40 feet | 66 feet |
Arterial | |||
4 lane | 12 feet | 52 feet | 80 feet |
with service lanes | 12 feet | 70 feet | 100 feet |
controlled access | 12 feet | 70 feet | 120 feet |
Alley | 9 feet | 18 feet | 22 feet |
One-way, with median | 18 feet | 18 feet | 70 feet |
Private streets | 8 feet | 18 feet | 50 feet |
Sidewalks | 5 feet | 5 feet | - |
Bicycle lane | 5 feet | 5 feet | - |
(H) Required improvements. All public streets shall be cut, graded, stabilized and paved in accord with the South Carolina Department of Transportation Standard Specifications for Highway Construction Manual, latest edition, as amended. Paving of approved private streets is not required; however, such streets shall be cut, graded and stabilized in accordance with the above referenced manual. The developer shall provide driveway culverts, storm drainage system design, pipe, catch basins, man holes, and the like in accordance with the South Carolina Department of Transportation Standard Specifications for Highway Construction Manual, latest edition, as amended.
(Ord., passed 10-13-92; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 10-036, passed 8-24-10; Am. Ord. 2016-015, passed 10-11-16; Am. Ord. 2020-020, passed 8-25-20; Am. Ord. 2021-007, passed 5-11-21; Am. Ord. 2024-012, passed 6-11-24) Penalty, see § 156.999
(A) Requirement. Curbs and gutters shall be required and installed along both sides of all public streets.
(B) Construction specifications. Curbs and gutters shall be constructed in accordance with Section 720 of the Standard Specifications for Highway Construction Manual, latest edition, as amended.
(C) Design specifications. Acceptable curb types are illustrated as follows:
(D) Transition. The transition from one type to the other shall be made only at street intersections with adequate provisions being made for driveway entrances.
(E) All drainage grat es must be safe for bicyclists. Hydraulically efficient, bicycle-safe grates (see diagram) shall be utilized and be placed or adjusted to be flush with the adjacent pavement surface.
(Ord., passed 10-13-92; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 10-036, passed 8-24-10; Am. Ord. 2016-015, passed 10-11-16; Am. Ord. 2024-012, passed 6-11-24) Penalty, see § 156.999
(A) Street signs.
( 1) Design and placement of traffic signs shall follow state regulations or the requirements specified in the Manual on Uniform Traffic Control Devices for Streets and Highways, published by the U.S. Department of Transportation. Responsibility for installation shall rest with the subdivider.
(2) Street name signs and stop signs shall be decorative signs approved by the city, and purchased and installed by the developer.
(3) Site information signs in planned developments shall follow a design theme that is related and complementary to other elements of the overall site design.
(4) Signs for the development may be installed in compliance with the Zoning Code.
(B) Names.
(1) Streets. Street names shall be subject to the approval of the Planning Commission and Kershaw County E911 Addressing Office. Proposed street names shall be substantially different in sound and spelling from existing streets in the city unless at a future date plans call for a tie-in between the proposed street and an existing street.
(2) Development names shall be subject to the approval of the Planning Commission and shall not duplicate the name of any recorded or of existing established locality names.
(Ord., passed 10-13-92; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 10-036, passed 8-24-10; Am. Ord. 2024-012, passed 6-11-24)
(A) Drainage easements.
(1) Where traversed by a water course, drainageway, channel or stream, adequate areas for storm water or drainage easements shall be allocated, conforming substantially with the lines of such water course, and of sufficient width to carry off storm water and provide for maintenance and improvement of the water course. Maintenance roads may be required in connection therewith.
(2) The location of any surface drainage course shall not be changed without the approval of the Planning Commission. Possible flooding of adjacent downstream properties caused by additional run-off or increased rate of run-off of the subdivision shall be evaluated and controlled with properly designed drainage systems. The post-construction storm water run-off rate must not exceed the pre-construction run-off rate.
(3) The developer shall be required to comply with the Federal Clean Water Act and implementing regulations, consistent sections of the South Carolina Stormwater Management and Sediment Reduction Act and implementing regulations, and related city ordinances.
(B) Utility easements.
(1) Adequate areas of suitable size and location shall be allocated for utility easements. The location and size of such easements shall be coordinated with the public and private utilities involved.
(2) Where provided along side or rear lot lines, utility easements shall be not less than 20 feet in width. No structures or trees shall be placed within such easements. Such easements shall be maintained by the property owner(s) and may be used to satisfy yard requirements.
(3) The Planning Commission may approve the installation of sidewalks, trails and greenways within City of Camden public utility rights-of-way. All proposed sidewalks, trails and greenways shall be approved by the Director of Public Utilities prior to being submitted to the Planning Commission.
(C) Maintenance.
(1) The covenant restrictions placed in the deed of a lot which contains a utility easement shall stipulate that the city or utility company with lines in such easement shall have full right of access to such easement.
(2) The city shall maintain only those easements specifically accepted for public maintenance.
(3) The city shall not maintain any portion of a storm water system unless specifically accepted by the city.
(D) The developer shall be required to obtain any necessary encroachment permits.
(Ord., passed 10-13-92; Am. Ord. 07-019, passed 8-14-07; Am. Ord. 10-036, passed 8-24-10; Am. Ord. 2016-015, passed 10-11-16; Am. Ord. 2024-012, passed 6-11-24)
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