No subdivision (except a minor subdivision as defined herein) may be developed in the County until both a preliminary plat and improvement plans have been filed and approved and all applicable conditions of this Article have been satisfied.

No person shall create a minor subdivision, plat amendment or any other similar act within the County, except in conformance with the provisions of this Article.

No lot, tract or parcel of land shall be divided by a metes and bounds description for the purpose of sale, transfer or lease, except in conformity with these requirements.

No subdivision shall contain a lot that is less than the minimum dimensions set out in the applicable zoning district regulations.

No lot, tract or parcel of land, as part of any plat or replat of any subdivision, shall be sold, traded or legal title otherwise conveyed by deed unless the plat or replat first shall have been approved in accordance with the provisions of this Article and recorded in the office of the Recorder of Deeds.

No building permit shall be issued for the construction of any building or structure located on a lot, tract or parcel or plat divided or sold in violation of the provisions of this Article.

No building permit shall be issued for a lot, unless said lot is platted in conformance with this Article.

No person shall change any recorded subdivision plat, if the change affects any street layout shown on the plat or area reserved for public use or any lot line or if it affects any plat legally recorded prior to the effective date of this Article, unless the parcel shall be approved by the County under the procedures established by this Article.

No changes, erasures, modifications or revisions (other than to correct errors or minor changes consistent with the approval of the Planning and Zoning Commission, Planning Commission, as determined by the Director) shall be made to any plat after approval has been given by the Planning Commission, unless the plat is first resubmitted for review and approved as required by this Article.

In addition to the other authority granted by this Article, the County may post a site with a stop work order directing that all or any portion of the development activity cease immediately, provided that:

A person must not continue or permit the continuance of work in an area covered by a stop work order, except work required to correct deficiencies.

For the purposes of this Article, a stop work order is validly posted by posting a copy of the stop work order on the site of the development activity in reasonable proximity to a location where the activity is taking place.

Except as otherwise provided, the County must provide written notice to the permittee or a representative of the permittee when a stop work order is issued. A copy of the order, in the case of work for which there is a permit, shall be mailed by first class mail, postage prepaid, to the address listed by the permittee on the permit. In the case of work for which there is no permit, a copy of the order shall be mailed to the person listed as owner of the property by Jefferson County. The permittee is responsible for the actions of agents of the permittee and must notify those agents when a stop work order is issued that will affect an area within which the agents are to work. In this regard, "agent" is defined as any person who acts at the instruction, with the permission, or to the benefit of the permittee.

A division of land into no more than four (4) lots, less than four (4) acres in size, having access to a County or State-maintained street or to a private drive. These subdivisions must meet the regulations of Section 400.5250. The lots shall meet the minimum lot size of the zone district;

A division of land into lots four (4) or more acres in size. These subdivisions must meet the regulations of Section 400.5250;

An adjustment in boundaries between the owners of adjoining platted lots. These adjustments in boundaries must meet the regulations of Section 400.5110;

A division of parcels for utility easements; and

A resurvey to combine two (2) or more lots or portions of lots into one (1) lot. These resurveys must meet the regulations of Section 400.5110.

Name of subdivision.

Location by section, township, range, County and State and including descriptive boundaries of the subdivision as determined by Missouri Minimum Standards.

Location of streets, utility lines, alleys, easements and other public grounds that abut or are upon the parcel.

Location of all existing structures and physical improvements upon the parcel.

Names of all abutting streets.

Name and address of subdivider and surveyor making the plat.

North Arrow And Scale. All plats are to be drawn to a standard engineer's scale. The actual scale used will depend on the development and shall be subject to the approval of the Director.

Signature blocks for the following certifications, with the corresponding name typed, printed or stamped beneath the signature:

Statement dedicating all easements.

Statement dedicating all streets, sidewalks, alleys and other public areas to be dedicated, but not previously dedicated.

If individual sewage disposal systems are proposed, the surveyor shall certify such on the plat. If public wastewater treatment is being proposed, the surveyor shall certify such on the plat.

All minor subdivisions that are located in the 100-year hazard area as determined by the Federal Emergency Management Agency's FIRM maps shall indicate the limits of the 100-year hazard area on the lot. These lots shall have a minimum building area for habitable structures of not less than six thousand five hundred (6,500) contiguous square feet that is at least one (1) foot above the 100-year elevation.

All storm sewer pipes and culverts will be sized in accordance with Chapter 505, Article II, Sections 505.130 et seq., of this Code.

Where grading is proposed, it is to be performed in accordance with the adopted stormwater management regulations of Jefferson County.

Where a private street is to be used as access to the lots in a minor subdivision of four (4) lots or less and where the property is zoned residential, the road shall be at least twenty (20) feet in width and constructed of a minimum of eight (8) inches of compacted rock. Where a private street is to be used as access to the lots in a minor subdivision of more than four (4) lots and where the property is zoned residential, the roads shall be designed in accordance with the pavement standards of Section 400.2560. All minor subdivisions shall have an approved vehicle turnaround where the length of the road exceeds three hundred (300) feet. In the cases where the road already exists, the County will determine the acceptability of the drive by application of the standards of the UDO.

No road in the subdivision shall have a grade in excess of fourteen percent (14%).

Subdivisions shall have access in accordance with Section 400.5410(3)(a).

A stop sign will be required for all minor subdivisions where a major local access or local access street or a private drive accesses onto a State or County-maintained road.

All required improvements for residential minor subdivisions shall be certified by a licensed professional and inspected and approved by the County.

Where the minor subdivision is on property zoned non-residential, roads shall meet Article VII standards and shall be designed to these standards on the site development plan.

A site development plan shall be submitted and approved for a non-residential minor subdivision lot prior to any building permit being issued.

An irrevocable bank letter of credit in a form approved by the County Counselor; or

A deposit to the County in an amount equal to one hundred percent (100%) of the cost of the required improvements in accordance with the requirements of Section 400.5250.

Boundary adjustments must meet the following criteria:

Lots in non-compliance. Boundary adjustments shall be allowed for lawful lots existing in non-compliance with minimum area, frontage and dimensional requirements of this Article or the UDO, provided that the resulting adjustment of lot lines does not increase the degree of non-compliance as determined by the Director.

Proposed name of subdivision;

A vicinity sketch (location map), at a legible scale, to show the relation of the plat to surroundings and the sketch shall also show utility connections too remote to be shown on the preliminary plat;

Location of boundary lines by section, quarter section or quarter-quarter section lines and any adjacent corporate boundaries comprising a legal description of the property;

Names, addresses and phone numbers of the developer and the engineer, surveyor, planner or landscape architect making the plat;

All plats are to be drawn to a standard engineer's scale no less than 1"=100', provided the actual scale used will depend on the development and shall be subject to the approval of the County;

Existing conditions on the proposed subdivision site and adjacent to the site within specified distances:

Any studies or data required, as identified in the preapplication conference.

Engineering scale, one (1) inch represents two hundred (200) feet or one (1) inch represents four hundred (400) feet;

Name, location, north arrow and acreage;

The proposed development by phase of construction, identifying for each phase and for the total development: the proposed use; the density by number of dwelling units per gross residential acre; the approximate gross floor area of commercial and industrial use; and the floor area ratio (FAR) of commercial and industrial use;

The location of streets, the general location of access points to abutting streets, all points of ingress to and egress from the subdivision and projected traffic generation; and

The proposed location of major public uses, such as schools, common ground and recreation space.

No application shall be submitted to the Planning Commission until it is deemed complete pursuant to Section 400.5170.

Within forty-five (45) days after presentation to, and consideration of, a preliminary plat by the Planning Commission, the Planning Commission shall approve, conditionally approve or disapprove the preliminary plat; otherwise the plat is deemed approved by the Planning Commission, except that the Planning Commission, with the consent of the applicant, may extend the forty-five (45) day period.

The subdivider or representative should be present at the Planning Commission meeting at which the preliminary plat is considered.

The subdivider or representative shall have the right to request in writing continuances of the consideration of the plat before the Planning Commission, provided that the initial request shall be filed with the Director no less than twenty-four (24) hours prior to the date of the scheduled meeting and in the case of any subsequent continuances, requests shall be filed no less than three (3) business days prior to the date of the scheduled meeting. The Planning Division shall make every reasonable attempt to notify all persons previously notified by mail of the continuance, pursuant to Section 400.1060. The applicant shall pay the cost of notifying of the continuance and renotifying of the Planning Commission meeting.

If the plat is disapproved, within thirty (30) days the Planning Commission shall adopt a resolution stating the reasons for the action.

As part of the consideration of a preliminary plat with more than one (1) phase, the Planning Commission may recommend the imposition of conditions upon the filing of the phases that it deems necessary to ensure the orderly development of the plat.

As part of the consideration of a preliminary plat, the Planning Commission may grant deviations pursuant to Section 400.1230(E). It is the intent of this Subsection that the Planning Commission evaluate the proposed preliminary plat to determine if, as a whole, it is consistent with the approval criteria set forth in Section 400.1230(D) and the purposes of this Article.

If the Planning Commission conditionally approves or adopts a resolution disapproving the preliminary plat, the applicant may request that the preliminary plat be submitted to the County Council. If the preliminary plat was conditionally approved, this request shall be made in writing to the Director within five (5) business days of the Planning Commission action. If the preliminary plat was denied, this request shall be made in writing to the Director within five (5) business days of adoption of the resolution stating the reasons for denial. Upon receipt of the request, the Director shall forward the proposed plat to the County Council, together with the resolution of the Planning Commission, when available, stating the reason or reasons for the action taken.

Except as provided below, the County Council may then approve the plat as originally submitted by the applicant, affirm the Planning Commission's conditional approval and/or add new conditions to the approval or affirm the Planning Commission's disapproval of the preliminary plat. Approval of the plat as originally submitted by the applicant, thereby overriding the decision of the Planning Commission, requires a majority vote of the County Council and the reasons for the approval or failure to approve the preliminary plat shall be spread upon the records of the County Council and certified to the Planning Commission. The County Council may also remand the plat back to the Planning Commission for reconsideration.

Within five (5) business days of Planning Commissions approval, disapproval or conditional approval of the preliminary plat, any of the County Council members may submit a written request to the Director to review the preliminary plat. The request to review shall then be placed on the County Council agenda.

If a majority of the County Council agrees, the preliminary plat shall be reviewed. The County Council may then approve, disapprove or conditionally approve the preliminary plat with additional or different conditions, thereby overriding the decision of the Planning Commission. Approvals or conditional approvals pursuant to this Subsection require a majority vote of the County Council and the reasons for the approval or failure to approve the preliminary plat shall be spread upon the records of the County Council and certified to the Planning Commission. The County Council may also agree to return the plat to the Planning Commission for reconsideration.

If a majority of the County Council does not agree to review the plat, the decision of the Planning Commission shall stand.

The Planning Commission, or County Council on appeal or upon a request for review, shall not approve the preliminary plat unless it finds that the subdivider has satisfied the following criteria:

In considering any preliminary plat application, the Planning Commission and the County Council may also give consideration to criteria applicable to preliminary development plans set forth in Section 400.1230(D).

Title page, which shall include a key map showing the relationship of the area to be subdivided/developed to the entire tract. For a project to be developed in phases, the key map shall reflect present phases, past phases and future phases plus adjacent streets;

North arrow and graphic scale;

Title block showing the name and address of the subdivider and the design firm, as well as the engineer's and other design professionals seals and signatures;

One (1) or more bench marks based upon NAVD 1988 and the Missouri State Plane Coordinate System elevation in or near the subdivision/development to which the subdivision/development is referenced;

List of standards and specifications followed citing volume, Section, page or other references;

Details of streets existing and proposed water lines, sanitary sewers, drainage channels, swales and storm sewers;

Plans and profiles of streets, water lines, storm sewers, sanitary sewers at a scale not less than one (1) inch equals one hundred (100) feet horizontal and one (1) inch equals ten (10) feet vertical;

Plans and profiles of stormwater courses or sewers and management facilities accompanied by stormwater calculations per the adopted Jefferson County Erosion and Sediment Control/Stormwater Management Design Manual;

Proposed finished grading (and existing contours) plan at contour intervals not to exceed two (2) feet for sites with lots less than forty thousand (40,000) square feet in area not to exceed five (5) feet for lots forty thousand (40,000) square feet and over in size;

A geotechnical study prepared by an engineer licensed in the State of Missouri shall be submitted for the development with reference to each of the proposed lots within the development with more than five (5) feet of cut or five (5) feet of fill, as identified on the plans, and shall be prepared in accordance with Article VII of these regulations.

A compaction report shall be submitted for all road subgrades; a compaction report shall be submitted upon completion of grading for all areas with more than five (5) feet of cut or five (5) feet of fill;

Details of fall protection requirements for steep cut or fill slopes in accordance with Section 400.5460, including a fence permit from the Jefferson County Code Enforcement Division, if required;

A proposed entrance for construction traffic and an area and method for cleaning construction equipment shall be identified on the plans; and

The location of the 100-year floodplain area, the regulatory floodway and the base flood elevation.

Name of the subdivision that does not duplicate or closely approximate the name of any existing subdivision;

Location by section, township, range, County and State and including descriptive boundaries of the subdivision as determined by Missouri Minimum Standards;

Legal description as required by Missouri Minimum Standards for a record plat;

Location of the subdivision boundaries shown in reference to existing permanent monuments or the nearest established street lines, including true angles and distances to these reference points or monuments; provided further, that all section and land corners referenced on the plat and legal description shall be identified as to what was physically found or set, e.g., aluminum monument, one-half (½) inch iron bar;

These same corners shall also be referenced and reference ties submitted with the plat on the certified Land Corner Restoration/Re-establishment sheet provided by the Missouri Department of Natural Resources, Division of Geology and Land Survey (MLS); provided that, if the section corner referenced on the plat has been previously referenced and reference ties have not changed since submission to the MLS, the MLS document number for those corners shall be indicated on the plat;

Total acreage of the proposed subdivision;

Location of lots, streets, alleys, sidewalks, parks and other features with accurate dimensions in feet and decimals of feet, with the length and radii and/or arcs of all curves indicated with all other information necessary to reproduce the plat on the ground, which dimensions shall be shown from all angle points and points of curvature to the lot lines;

Area in square feet for each lot or parcel;

Lots shall be numbered clearly and if blocks are to be numbered or lettered, these should be shown clearly in the center of the block;

The exact locations, widths and names of all streets and alleys to be dedicated;

Location, purpose and width of all easements;

Boundary lines and description of boundary lines of any area to be dedicated or reserved for public use, including open space for public use;

Certification dedicating all easements, streets, sidewalks, alleys and other public area, properly signed and acknowledged by appropriate persons;

Signature blocks for the following certificates, with the corresponding name typed, printed or stamped beneath the signature:

Name and address of developer and surveyor making the plat;

Scale of the plat at not less than one (1) inch represents one hundred (100) feet (the scale to be shown graphically and in feet per inch), date and north point; and

Information required to be recorded on the final plat or a reference to documents required to be recorded with the final plat including, but not be limited to, covenants that run with the land and conditions of final plat approval.

Required improvements or guarantees prior to final approval;

Any private restrictions affecting the subdivision or any part of the subdivision;

Vacation of existing easements that are in conflict with proposed right-of-way;

Approved improvement plans conforming with the requirements of this Article for all streets, grading, sanitary sewerage and storm drainage facilities, water distribution system and other minimum improvements as required by this Article or as required by conditions of approval of the preliminary plat; and

Documentation assuring perpetual responsibility for the maintenance of common areas, the fence/screening tracts, streets, stormwater system or easements.

Complete the improvements in accordance with the approved improvement plans under the observation and inspection of the appropriate public agencies; or

Sign a guarantee agreement in a form provided by the Planning Division, whereby the developer agrees to finish the construction and installation of the required improvements in accordance with the approved improvement plans and secure any certifications required for the improvements. The guarantee agreement must be approved by the County Executive, who is hereby authorized to execute such agreements on behalf of the County. The guarantee agreement shall be secured by a cash deposit, a letter of credit (LOC) or other commitment from a financial institution, having a local branch within the State of Missouri, that has been approved by the County Counselor and be in a form acceptable to the County Counselor, guaranteeing the availability, from time to time upon demand of an amount that is derived by applying the approved Jefferson County Schedule of Construction Unit Prices to the unfinished work items. The value of any unfinished items shall be prepared by a design professional and submitted to the Planning Division for review. The value of any item not included in the Schedule of Construction Unit Prices shall be determined by agreement between the design professional and the Jefferson County Planning Division. When improvements are being performed within the boundaries of a public district organized for the purpose of providing or maintaining such improvements, the amount of any guarantee may be reduced proportionally by the amount of any guarantee held by the public district if the district confirms that its requirements for assurance of completion are satisfied.

The County Executive may consider releasing all or any portion of the amount held to secure the performance of the work. Partial releases will only be considered after construction, completion and installation of the work in accordance with the approved plans that is consistent with the agreed upon schedule, receipt of the required written notification from the appropriate inspecting public authorities and approval by the County. Requests for releases shall be in writing and shall not be made until the improvements are inspected and approved in accordance with standards established by this UDO (i.e., concrete work has cured, street lights have been activated, etc.). The County is under no obligation to process partial releases more than once a month; and

The County Executive shall not release more than ninety-five percent (95%) of the total original sum held in escrow for any specific work item until all of the improvements have been substantially completed in a satisfactory manner, approved by the Planning Division and accepted or approved by the appropriate authority for a work item (i.e., a sewer district or water district). The County shall not establish or retain escrows for improvements when another government agency or political subdivision is requiring escrow for improvements under its jurisdiction.

The developer shall warrant all work against defects or deficiencies of material or workmanship until the sooner of:

The developer shall guarantee that all required utilities and improvements will be installed, constructed and completed within two (2) years from the date of the issuance of permission to begin construction. "Completion" is defined as when all items have had all documentation and certifications filed in a complete and acceptable form and all items have been inspected and all identified deficiencies have been corrected and the work has been approved by the County.

If sixty (60) days prior to the end of the original improvement completion period, all the improvements shown on the approved improvement plans have not been completed, the developer may request an extension of the completion date. If after review by the Planning Division such longer period is deemed necessary, the County Executive may extend the improvement completion period for successive periods of up to one (1) year each.

The obligation of the developer to construct, complete and install the improvements indicated on the approved improvement plans and provide for maintenance of the improvements during the guarantee period, or any extensions thereof, shall not cease until the developer shall be finally released by the County. Upon request, the County shall conduct all inspections and issue written comments within ten (10) business days after request therefore.

At least thirty (30) days prior to the expiration of the guarantee agreement, the Director shall notify the developer and the issuer of the letter of credit, if applicable, to show cause within not less than ten (10) days why the developer should not be declared in default. The Director may extend the show cause period, if the Director is satisfied that the developer is making a good faith effort to cure the stated defect or the parties are working in good faith to resolve the stated defects. If the developer or the issuer of the letter of credit fails to cure any default, the County Executive may declare the developer in default and claim the entire balance (or a partial forfeiture if justified under the circumstances) not previously released under the guarantee agreement as forfeited and payable to the County. When the County Executive declares a default, the following may occur:

The developer shall not be released from any liability under this Section solely based upon the County's use of the cash escrow or based upon the release of the issuer of the letter of credit from liability.

Suspend the right of the developer or any related entity to build or construct on the undeveloped portion of the project. For the purpose of this Subsection, the "undeveloped portion" means all lots, other than lots which have been sold for personal use and occupancy or are under bona fide contract for sale to any person for personal use or occupancy or with the approval of the Director any builder or individual not associated with the developer. The Director shall give the developer ten (10) days' written notice of an order under this Subsection, with copies to all escrow holders of issuers of letters of credit who have outstanding obligations for any undeveloped portion of the subdivision. If, within the ten (10) day period after notice is given, insufficient evidence is provided to convince the Director that completion of the improvements is adequately assured, the Director may order construction suspended on the undeveloped portion of the project. When an order to suspend construction is issued, the written order shall be served upon the developer or other responsible party with a copy to the escrow holder or issuer of the letter of credit. The Director shall conspicuously and prominently post public notice of said order on the property that is the subject of the order which shall identify the property and inform the reader that the property has been declared in default by the County and no development, construction, building or demolition shall take place until such time as the County removes the prohibition. The Director shall not thereafter authorize construction to take place. The suspension shall be rescinded in whole or in part only when the County Executive lifts the suspension.

Guarantee agreements approved and provided under prior versions of the subdivision regulations shall continue to be enforceable in accordance with their terms and the provisions of the regulations in effect at the time of their approval.

Guarantee agreements approved and provided under prior versions of the subdivision regulations under which the original term for completion of improvement has not lapsed may be submitted to the County for extension or replacement in accordance with the terms of the regulations in effect at the time of their original approval, provided that such extended or replacement escrow may be adjusted to reflect the current value of the unfinished work and may only be held by an institution approved by the County Counselor or authorized in accordance with these regulations.

Provide required yards appropriate to the zone district;

Provide proof of service by central sewers or approval by the Code Enforcement Division and/or Missouri Department of Natural Resources for use of individual on-site sewage disposal systems; and

Provide requested deviations in accordance with Section 400.5050.

Minimum Plan Requirements.

Design Standards.

Access must be provided per Article VII, Division 8, which includes:

Parking Lot Improvements.

Landscaping.

Two thousand five hundred (2,500) square feet or twenty percent (20%) of the total square footage of the gross floor area of existing non-residential structures on the lot, whichever is most permissive; and

New structural additions and/or structures, including improvements, and are not disturbing more than twelve thousand (12,000) square feet of land; and

No new driveways/roadways are built, or being built for vehicular access to the lot.

New structural additions and/or structures for non-residential use (except agricultural) on a vacant lot.

New structural additions and/or structures for non-residential use (except agricultural) in the RA5, LR2, R40, R10, R7, PR1 and PR2 zone districts.

Manufactured home parks.

Multi-family dwellings.

Outboundary survey. The applicant shall submit four (4) copies of the surveyed outboundary prepared by a registered land surveyor with the required fee and processing costs to the County for review.

A display house plat and an acknowledgment signed by the owner of the property stipulating the conditions of Section 400.5350 shall be recorded in the office of the Recorder of Deeds prior to the issuance of a building permit by Jefferson County for any display house.

The display house plat shall become null and void upon the recording of a final plat. Each display house shall conform to the setback requirements on its associated lot prior to recording of the final plat.

While a display house may be used during regular, daytime business hours for the purpose of marketing houses in the development, it may not be used for overnight habitation or residential purposes. A final occupancy permit shall not be issued by the County for overnight occupancy in a display house until the lot on which the display house is located is created by a recorded final plat.

A display house shall be on an approved lot of record within one (1) year of the date of recording the display house plat. A longer period may be granted by the Planning Commission.

See Article VII, and

Block lengths should be designed to avoid excessive length and shall relate to topography, natural features and prominent manmade features.

Arrangements of streets shall conform as nearly as possible to the official Master Plan as adopted by the County and a Jefferson County Roadway Master Plan and providing for the extension of such streets. Street layouts should provide stub right-of-way connections to the edge of the development to adjacent sites, so that street patterns can be extended to future development, where topography allows and future anticipated land uses would benefit. Wherever practical, streets shall connect with streets already dedicated on adjacent subdivisions or be a reasonable projection of streets in the nearest subdivided tracts.

Cul-de-sacs and eyebrows will be permitted where topography or other conditions justify their use and provisions shall be made for adequate traffic circulation. Except as provided in Article VII, cul-de-sacs shall not be longer than fifteen hundred (1,500) feet, including a turnaround at the closed end. A cul-de-sac on an access street should have a minimum outside curb radius of thirty-nine (39) feet and a minimum right-of-way radius of fifty (50) feet.

An adequate number of points of ingress to and egress from a development shall be provided to ensure smooth traffic flow into and out of all portions of the development[1], sound traffic engineering and public safety. The determination of an adequate number of points of ingress and egress shall consider all relevant factors including, but not limited to, the following factors:

The County may require additional information as needed to determine accordance with the UDOs purposes and the County's public health, safety and general welfare, including a comprehensive traffic study that determines the effects of the proposed development on the street/highway system and the points in that system where any adverse impacts are no longer significant.

Where the plat to be submitted includes only part of the tract intended for development by the subdivider, a tentative plan of a proposed future street and roadway system, including all points of ingress to and egress from the subdivision, for the unsubdivided portion should be prepared and submitted by the subdivider, as part of the requirement for preliminary plats.

When a tract is subdivided into larger than required minimum size building lots or parcels, such lots or parcels should be so arranged as to permit the continuous location and opening of future streets and appropriate resubdivision.

Streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations.

Stopping sight distance shall be determined by Chapter 515 of the Code of Ordinances of Jefferson County. Street offset requirements are identified in this UDO as well as Chapter 515 of the Code of Ordinances of Jefferson County.

Limited Access.

In portions of a subdivision containing single-family, duplex residential subdivisions or multi-family uses, access to a lot shall not be allowed unless in a planned district from a County or State-maintained street if access from a major local access or local access street is available.

Alleys, where provided, that are not the primary access to the lot shall not be less than fourteen (14) feet wide (two-way) and ten (10) feet (one-way). Intersecting alleys shall have corner cutoffs of at least twenty (20) feet on a side. Dead-end alleys shall be avoided wherever possible.

Curb Radii. See Section 400.2580, Street Standards — Curb Radii. Any curb radii onto County or State maintained streets shall be subject to the approval of the County or State.

Visual Clearance.

Reserved strips of land that control or limit access at the terminus of streets are prohibited. Street layouts may provide right-of-way connections to the edge of the development adjacent to parcels of land that may develop in the future so that the street pattern can be maintained. Where the right-of-way is extended to the edge of the property boundary, a joint maintenance agreement with the adjacent property owner where the right-of-way is extended may be required. The County may require paving within the extended right-of-way to the property boundary.

All streets and related improvements shall be designed in accordance with the standards set forth in Article VII. In the absence of a pavement construction standard in this UDO, the standards shall be in accordance with the St. Louis County Standard Specifications for Highway Construction and the Design Criteria for the preparation of improvement plans in effect as of the date of the adoption of this UDO, as stated in Section 400.110. Alternative methods of pavement design may be approved only by the Planning Commission, with a recommendation from the Public Works Department.

The Planning Commission may require streets to be dedicated to public use and constructed to the standards required herein to provide appropriate circulation.

The above street standards may be altered, based upon a comprehensive traffic design study, adhering to Article VII requirements, that demonstrates that safe, efficient and appropriate traffic circulation shall occur. The traffic study may be submitted by the subdivider and shall include any appropriate documentation that demonstrates the adequacy of the proposed traffic circulation system. Final approval of any alterations shall be made by the Planning Commission and shall only occur after review and comment by the Planning Division and the Public Works Department.

The following standards shall apply to street names and signs:

The Director may modify the strict application of Section 400.5410 in cases of exceptional narrowness, shallowness, shape or topography or other extraordinary or exceptional situation and there is no adverse impact upon public safety.

The obstruction is shown on the approved preliminary plat;

The obstruction shall conform to Section D103.5, Appendix D, of the International Fire Code;

At the location of the obstruction, an area must be provided to allow vehicles to turn around in accordance with Figure D103.1 and Table D103.4, Appendix D, of the International Fire Code;

Letters of approval, including any additional requirements or conditions, from the following agencies:

Provide the specifications for the proposed obstruction.

The gate or obstruction may not impact public traffic circulation or impair access to property off-site to the subdivision or development; or impair access to or from public facilities, including schools, parks and libraries; or otherwise impair the response time of emergency vehicles.

Coordination with curbs and gutters. For property on which curbs and gutters are required prior to occupancy and sidewalks are required by this Article, installation of sidewalks will not be required until curbs and gutters are installed and the provisions of Section 400.5530 above are satisfied.

Central sanitary sewer system. Where an approved and adequate public or privately owned central sanitary sewer system is reasonably accessible, that substantially meets the requirements of the Missouri Department of Natural Resources, the subdivider/developer shall connect with such sanitary sewer and provide adequate sewer lines to each lot. Sewer extensions shall be constructed as approved by the Department of Natural Resources and the appropriate public sewer district or private sewer company. A developer shall be required to meet the requirements of the utility provider.

Package treatment facility. Where an approved public or privately owned central sanitary sewer system is not reasonably accessible, the use of a package treatment facility may be permitted, provided such facilities are approved by the Department of Natural Resources and are constructed in accordance with the regulations and requirements of the Department of Natural Resources.

On-site sewage disposal system. Individual sewage disposal systems may be used in subdivisions where central sanitary sewer systems or other similar means of disposal are not feasible, provided each lot is two (2) acres or more in area in those locations where a soil morphology report, the soil depth and the site slope indicate that the soil characteristics and site conditions are suitable for the type of individual sewage disposal system proposed. Individual sewage disposal systems shall be designed and installed in accordance with the standards, criteria, procedures and approval of the Department of Natural Resources and/or the County. The County shall have jurisdiction over final approval and inspection of all individual sewage disposal systems.

Residential subdivisions with a density of two and one-half (2.5) dwelling units per gross acre or less and with eight (8) or fewer lots.

Residential subdivisions with a density of between two and one-half (2.5) and four (4.0) dwelling units per gross acre and with five (5) or fewer lots.

The smallest residential lot is four (4) or more acres in size.

Existing non-residential developments or residential structures converting to a non-residential use, where the additional impervious coverage to be created does not exceed twelve thousand (12,000) square feet in size, with the following condition:

Approval of the improvement plan or site development plan;

All fees are paid according to the Jefferson County Fees Schedule for Planning and Zoning Activities as set out in Chapter 401 of this Code;

A preconstruction meeting has been conducted on site with a representative from the County and the developer (utility companies are encouraged but not required to attend);

A land disturbance permit has been issued in accordance with the procedures set forth in Chapter 505, Article II, Sections 505.130 et seq., of this Code; and

The Planning Division has been notified a minimum of twenty-four (24) hours prior to anticipated commencement of construction.

A letter of credit covering defects and workmanship is provided to the County for ten percent (10%) of the construction cost for the following items: grading, streets, stormwater collection and detention systems, sanitary sewer and water systems when ownership and maintenance is the responsibility of the homeowners' association. The letter of credit shall be in effect for a period of one (1) year;

Certification by a professional engineer licensed in the State of Missouri stating that installation of all improvements substantially conforms to the approved improvement plans/site development plan. In lieu of the certification, the following shall be required for the County to accept the completion of improvements:

Miscellaneous improvements. Completion of all other improvements, including entrance monuments, street signs, sidewalks, common ground improvements, fencing, landscaping, etc., shall be determined by visual inspection by Jefferson County personnel.

Recordation. The association shall be established in recorded subdivision restrictions before any lot within the subdivision is sold.

Membership. Membership in the property owners' association shall be mandatory for each owner of real property within the subdivision.

Responsibilities. Common open space, subdivision entrance structures, stormwater system or recreational ground that is reflected on a final plat, must be owned and maintained by the property owners' association. If the property owners' association proposes to change the area of common ground, approval must be granted by the County. The property owners' association shall be responsible for payment of property taxes, if any, on and maintenance of all common open space areas and facilities, maintenance of liability insurance and other related duties of ownership.

Establishment of property owners' association. The subdivider shall file a declaration of restrictions and a declaration of property owners' association with the final plat when approval is sought, setting forth the above condition and other features of the property owners' association. The subdivider shall supply to the Planning Division a copy of the articles of incorporation or articles of organization and a complete set of the bylaws of the property owners' association. The declaration of restrictions and declaration of property owners' association shall, at a minimum, regulate the following:

Where subdivision improvement plans provide for installation of improvements, including sewer lines, sewage treatment plants, water supply systems, streets or other physical facilities that require maintenance, supervision or operation and the maintenance of those facilities is not transferred to a private agency or a utility, the declarations and restrictions shall make provision for a property owners' association with authority to:

The declaration of restrictions and declaration of property owners' association shall be recorded along with the final plat.

A copy of the recorded set of covenants and restrictions for the development must be submitted to the Planning Division prior to the issuance of a building permit.

If a subdivision plat includes construction of a landscaped decorative entryway, islands, statuary or other aesthetically oriented theme or identity amenities that are to be located within a dedicated right-of-way, the property owners' association shall be specifically charged with the responsibility for perpetual maintenance of such areas. This shall not apply to landscaping within the median strip of County or State-maintained streets.

In the event a property owners' association established to own or maintain common open space or any successor association shall, at any time after development of a residential subdivision, fail to maintain the common open space in reasonable order and condition, the Director may serve written notice upon such association setting forth the manner in which the association has failed to maintain the common open space and said notice shall include a demand that such deficiencies of maintenance be corrected within thirty (30) days thereof and shall state the date and place of a public hearing before the County Council which shall be held within fourteen (14) days of said notice. At such public hearing, the County Council may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be corrected. If the deficiencies set forth in the original notice or in the deviation thereof are not corrected within said thirty (30) days or any extension thereof, the County Council, in order to preserve the taxable values of properties within the residential subdivision and to prevent the common open space from becoming a public nuisance, may authorize appropriate County employees to enter upon said common open space and maintain the same for a period of one (1) year. Said entry and maintenance shall not vest in the public any rights to use the common open space.

Before expiration of said year, the County Council shall, upon its own initiative or upon request of the property owners' association therefore responsible for maintenance of the common open space, call a public hearing upon notice to such association or to residents of the residential subdivision, at which public hearing the County Council shall decide whether or not such maintenance by the County should continue for a succeeding year. If the County Council shall determine that such association is not ready and able to maintain the common open space in reasonable condition and order, the County Council may, in its discretion, continue to maintain the common open space during the succeeding year and, subject to a similar public hearing and determination, in each year thereafter.