[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(808), 10-15-2002]
Private streets are not allowed in the City of Branson West.
[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.
