[Ord. No. 1251 §1(801), 10-15-2002]
Improvements shall be installed only in accordance with a final plat that has been approved under the provisions of this Chapter and in accordance with construction plans that have been approved by the City.
[Ord. No. 1251 §1(802), 10-15-2002]
A. 
Before the final plat of any subdivision shall be recorded, the subdivider shall provide for the installation of all improvements described in this Article and as required as a condition of final plat approval.
B. 
Before the Board of Aldermen will approve the final plat, the applicant shall certify to the City through the submission of detailed "as-built" plans, that the improvements have been constructed substantially in conformance with the approved plans and specifications and that the improvements are free and clear of any and all liens and encumbrances and are ready for dedication to the City.
1. 
The "as-built" plans shall show actual elevations of all elevation points shown on the approved improvement plans, computation of all actual grades, computation of actual detention volume, actual dimensions and locations of all structures and locations of all improvements relative to all easements or rights-of-way. "As-built" plans for all sewer laterals shall be located by giving a distance from the upstream manhole down to the lateral connector.
2. 
The information to be included in the "as-built" plans may be provided, if appropriate, on the approved construction plans; but, if for any reason placing said notations on the construction plans is inappropriate or difficult, then this information shall be presented on a separate drawing or drawings.
3. 
The "as-built" survey shall be sealed by a land surveyor registered in the State of Missouri, with the design engineer's seal and supplied and paid for by the subdivider, along with any additional engineering fees incurred by the City in connection with review or analysis of the "as-built" survey.
[Ord. No. 1251 §1(803), 10-15-2002]
A. 
The developer shall post a performance bond or other sufficient surety, acceptable to the Board of Aldermen, to guarantee that the developer will correct all defects in such improvements or facilities that occur within one (1) year after the offer of dedication of such facilities or improvements is accepted by the City.
B. 
The term "defects" refers to any condition in facilities or improvements dedicated to the public that requires the City to make repairs in such facilities or improvements over and above the amount of maintenance that normally would be required. If such defects appear, the guaranty may be enforced regardless of whether the facilities or improvements were constructed in accordance with the requirements of this Chapter.
[Ord. No. 1251 §1(804), 10-15-2002]
A. 
Monument Location. Monuments shall be placed at the nearest block corner or at a distance of approximately six hundred sixty (660) feet, at the point where the curve in a street right-of-way meets with the tangent to the curve, and at all controlling corners of the subdivision. Monuments shall have the registration number of the land surveyor in charge or the corporate registration number or name legibly stamped or imprinted thereon, and shall comply with the Missouri Minimum Standards for Property Boundary Surveys.
B. 
The surveyor shall select a type of monument providing a degree of permanency consistent with that of the adjacent terrain and physical features as required by these standards. All monuments shall be solid and free from movement. They shall be set in the ground at least to the depth of the minimum length given unless they are encased in concrete. With the exception of drill holes and cut crosses, the precise position of the corner shall be marked by a point on a cap and the cap shall be inscribed with the registration number of the land surveyor in responsible charge, or the corporate number or name of the company.
C. 
Permanent Monuments. Permanent monuments shall be selected from the following:
1. 
Concrete monuments consisting of reinforced concrete at least four (4) inches square or in diameter and no less than twenty-four (24) inches in length with its precise position marked by a point on a brass or aluminum cap not less than one and one-half (1½) inches in diameter.
2. 
Commercial cast iron survey markers no less than twenty-four (24) inches in length.
3. 
Steel or coated steel rod markers not less than five-eighths (5/8) inch in diameter, iron pipe markers not less than three-quarter (¾) inch inside diameter, and not less than twenty-four (24) inches in length. These monuments shall have a permanently attached cap of the same metal or of a dissimilar metal if the metals are insulated with a plastic insert to reduce corrosion.
4. 
Brass disk not less than two (2) inches in diameter, countersunk and well cemented in a drill hole in either solid rock or concrete.
D. 
Semi-Permanent Monuments. Semi-permanent monuments shall be selected from the following:
1. 
Iron pipe markers not less than three-fourths (¾) inch outside diameter at least eighteen (18) inches in length and having a plastic metal cap.
2. 
Steel rod markers not less than one-half (½) inch in diameter and not less than eighteen (18) inches in length and having a plastic or aluminum cap.
3. 
In urban built-up areas, a cross cut in concrete, brick, or stone paving at the precise position of the corner or on a prolongation of a boundary line.
4. 
In asphalt paving, railroad spikes, cotton picker spindles, and other metal devices that are solid and not easily removed or destroyed. P.K. nails and concrete nails are not to be used as semi-permanent monuments.
E. 
Existing Monuments. Existing monuments shall be evaluated for permanency by the surveyor. In no instance shall the surveyor be required by these standards to remove existing monuments unless the installation of a new monument is necessary to preserve the position of the corner.
F. 
Witness Monuments. When it is impractical to set a required monument, a witness monument shall be set. It should be placed five (5) feet or more away from the point at an even foot measurement. Witness monuments less than five (5) feet from the point must be clearly identified and shown on the plat. The location of the witness monument should be along a line of the survey or a prolongation of such line.
G. 
Monumentation On Subdivision Surveys.
1. 
Prior to recording a new subdivision plat, the surveyor shall establish semi-permanent or confirm existing monuments at each and every exterior corner on the boundaries of the tract of land being subdivided.
2. 
The surveyor shall establish at least three (3) permanent monuments for each block created. This requirement is waived when the survey does not create more than four (4) lots or parcels and new public or private streets, roads, or access easements.
3. 
The permanent monuments required above in Subsection (G)(2) shall be set prior to the recording of the plat if they will not normally be moved or destroyed by construction within six (6) months of their installation. If the required permanent monuments will be moved or destroyed by construction, they must be installed upon completion of the construction but in any event within twelve (12) months after the plat has been recorded. The plat shall show all monuments to be set and note when they will be set.
4. 
The surveyor shall within twelve (12) months after recording the plat mark all lot corners in the subdivision with semi-permanent monuments. The front lot corners may be monumented by notches or cross cut in concrete paving on the prolongation of the lot line.
H. 
Parent Parcel Reference. The plat shall show or reference the record source of the parent parcel from which the subdivision survey was made.
[Ord. No. 1251 §1(805), 10-15-2002]
A. 
The classification, extent, and location of all streets shall conform to the Branson West Comprehensive Plan and the Major Street Plan. Where not shown, the arrangement and design standards of streets shall conform to the provisions herein and the provisions of the Branson West Design Standards for Public Improvements.
B. 
All streets, curbs and gutters shall be designed and constructed in accordance with the Branson West Design Standards for Public Improvements. The Commission shall not approve streets that will be subject to frequent or repeated inundation or flooding. Curb and gutter shall be required for all street construction except for local residential streets serving single-family subdivisions or single-family residential lots of one (1) acre or greater. Where ditch drainage is proposed, the subdivider may be required to install curb and gutter or other structural drainage facilities at locations specified by the City to insure flow of storm water from one drainage conveyance system to a different system.
C. 
All street rights-of-way and pavement width requirements shall be in accordance with the provisions in the following table and the requirements of the Branson West Design Standards for Public Improvements.
Street Type
Minimum Right-of-Way Width
(in feet)
Minimum Pavement Width
(in feet)
Local — residential
50
31 — curb and gutter
28 — ditch drainage
Local — all others
50
33
Collector — residential
60
38
Collector — all others
60
44
Arterial
80
52
[Ord. No. 1251 §1(806), 10-15-2002]
Street names shall be assigned by the developer with the approval of the Commission. Names of new streets shall not duplicate existing or platted street names unless the new street is a continuation of an existing or platted street. Building numbers shall be assigned by the City in coordination with Stone County Emergency Services and the Postal Service.
[Ord. No. 1251 §1(807), 10-15-2002]
Street name signs shall be placed at all intersections. Signs shall be constructed to meet the standards established by the Board of Aldermen.
[Ord. No. 1251 §1(809), 10-15-2002]
A. 
Sidewalks shall be required along both sides of streets classified as arterials and collectors. If the Commission finds that unusual or peculiar conditions prevail with respect to traffic and/or safety of pedestrians, the Commission may require different standards of walkway improvements to ensure safe pedestrian access to schools, parks, other public use areas or adjoining streets.
B. 
Sidewalks shall be constructed in conformance with the provisions of the Branson West Design Standards for Public Improvements. Sidewalks may be constructed of other suitable materials if the Commission determines that:
1. 
Such sidewalks will serve residents of the development as adequately as concrete walks; and
2. 
Such sidewalks would be more environmentally desirable or more in keeping with the overall design of the development; and
3. 
The City will not incur greater than normal expense in maintaining such sidewalks dedicated for public use.
[Ord. No. 1251 §1(810), 10-15-2002]
A. 
Block length and width or acreage within bounding streets shall be such as to accommodate the size of lot required by the zoning district and to provide for convenient access, circulation and safety of street traffic.
B. 
Block lengths shall not exceed one thousand two hundred (1,200) feet or be less than three hundred (300) feet, except under unusual conditions.
C. 
A block should be arranged so as to provide two (2) tiers of lots and to allow for adequate pedestrian access through the subdivision and to adjoining properties. The Commission may approve double frontage lots that would otherwise front on a major street or where topographic or other tract conditions prevent single frontage design. Where double frontage lots are permitted, access from the rear street is prohibited.
[Ord. No. 1251 §1(811), 10-15-2002]
A. 
All lots shall abut by their full frontage on a publicly dedicated street.
B. 
Side lot lines shall be at approximate right angles to straight street lines or radial to curved street lines.
C. 
In conformance with the requirements of the zoning district, corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.
D. 
Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from arterial streets or to overcome site specific difficulties of topography or orientation.
E. 
Lots designed for multi-family, commercial or industrial use shall have limited entrances onto collector and arterial streets.
F. 
Single-family and two-family lots should not be designed to take access on arterial streets.
G. 
Lots subject to flooding and deemed uninhabitable by the Commission shall not be platted for residential occupancy, nor for such other uses as may increase danger to health, life or property or aggravate flood hazards. Such land within the plat shall be set aside for such uses that shall not be endangered by periodic or occasional inundation or shall not result in unsatisfactory living conditions.
H. 
All land area within the plat shall be designated as a lot, dedicated to and accepted by the City, or designated for particular use with adequate provisions for continued maintenance. Remnants of land not designated for private use, utilities, or other public purpose are not permitted.
I. 
Building lines shall be shown on all lots intended for residential use and in some cases may be required on lots intended for business use.
[Ord. No. 1251 §1(812), 10-15-2002]
Minimum lot size, width, depth and minimum building setback lines shall conform to requirements of the zoning district.
[Ord. No. 1251 §1(813), 10-15-2002]
A. 
Easements may be required for the installation of utilities and storm water improvements. Minimum easement width shall be twenty (20) feet, except that a wider easement may be required by the Commission as determined appropriate by the City. The size and location of drainage easements shall be approved by the City. All easements shall be of sufficient width to enable the access and movement of equipment necessary for maintenance and/or repair.
B. 
All easements shall connect with easements established on adjoining properties.
[Ord. No. 1251 §1(814), 10-15-2002]
All utilities, including electric, telephone, and cable television, shall be installed according to the specifications and minimum standards of the controlling utility provider.
[Ord. No. 1251 §1(815), 10-15-2002]
All public streets, sidewalks, and other common areas or facilities in subdivisions created after the effective date of this Chapter shall be sufficiently illuminated to ensure the safety of persons using such streets, sidewalks and other common areas. Street lights should be no greater than three hundred (300) feet in spacing, and should be located at intersections.
[Ord. No. 1251 §1(816), 10-15-2002]
All development shall be provided with an approved system for wastewater disposal. The subdivider shall be responsible for installation of all sewer utilities in conformance with the provisions of the Branson West Design Standards for Public Improvements.
[Ord. No. 1251 §1(817), 10-15-2002]
All development shall be provided with a potable water supply designed and installed in conformance with the requirements of the Branson West Design Standards for Public Improvements.
[Ord. No. 1251 §1(818), 10-15-2002]
All development shall be provided for proper disposal of storm water affecting the development. Storm water drainage facilities shall be designed and installed in accordance with the requirements of the Branson West Design Standards for Public Improvements.