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INTRODUCTION |
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DEMOGRAPHICS |
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Population Growth Trends |
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Age Characteristics |
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Population Projections |
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SOCIO-ECONOMIC PROFILE |
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Business Establishments |
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Income |
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Employment and Education |
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Housing |
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Commuting Patterns |
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PUBLIC SERVICES AND FACILITIES |
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Wastewater |
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Water Service |
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Fire Protection |
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Law Enforcement |
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Emergency Services |
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Public School System |
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Parks and Recreation |
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Public Services and Facilities Goals and Objectives |
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ENVIRONMENTAL FEATURES |
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Physiology and Geology |
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Slope |
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Soils |
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Natural Communities |
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Threatened and Endangered Species |
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Floodplains |
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Water Quality |
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Environmental Features Goals and Objectives |
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TRANSPORTATION PLAN |
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Existing Street System |
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Traffic Volumes |
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Intersection Capacity Analysis |
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Transportation System Improvements |
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Highway Improvements Under Construction |
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MoDOT Planned Highway Improvements |
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City of Branson West Proposed Road Improvements |
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Proposed Airport |
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Access Management |
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Classification of Roadways |
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Arterials |
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Collector Streets |
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Local Streets |
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Transportation System Goals and Objectives |
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LAND USE PLAN |
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Existing Land Use |
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Commercial Land Use |
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Residential Land Use |
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Public/Semi-Public Land Use |
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Agricultural/Undeveloped Land Use |
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Future Growth Area Existing Land Use |
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Future Land Use Plan |
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Future Commercial Development |
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Future Residential Development |
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Future Parks, Greenways and Open Space Development |
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Future Industrial Development |
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Residential Development Goals and Objectives |
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Commercial Development Goals and Objectives |
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Industrial Development Goals and Objectives |
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PLAN IMPLEMENTATION |
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Implementation Strategies |
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Land Development Regulations |
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Capital Improvements Programming |
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Intergovernmental Communication and Coordination |
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Public Involvement |
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Plan Review and Amendment |
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The City of Branson West is located in southeastern Stone County, just north of Table Rock Lake in southwest Missouri. The city is situated at the intersection of two major corridors, State Highways 13 and 76, in a strategic location to benefit from the entertainment and recreational centers of the region (see Figure 1.1). Branson West’s pivotal location gave rise to significant commercial development in the 1970s. More recently, however, the city has experienced an influx of residential development.
Branson West has the public infrastructure components such as wastewater treatment, water supply systems, and major transportation routes along with convenient access to shopping, medical care, and schools that attract residential developers. On the other hand, since the financial resources of the city are primarily generated through the collection of sales tax, the city is motivated to encourage a favorable business climate to attract new businesses and help sustain existing businesses. Therefore, the city is challenged to meet and balance the needs of the business citizens, those generating and collecting the sales tax, and the residential citizens, those voting on issues affecting the direction of community growth and quality of life.
It is important to point out that Branson West is by no means an “island” unto itself. Many of the needs and concerns experienced within the city limits of Branson West are also experienced by the region surrounding Branson West and should be approached with a regional perspective. Branson West is committed to establishing and maintaining a leadership position on regional issues and to remain objective and complementary in all regional issues. Branson West is committed to defining a leadership role and fostering a regional perspective on the following issues:
The Branson West Comprehensive Plan is a compilation of goals, objectives and strategies to guide future growth and development within the city and help define the role that Branson West plays in the region. The Comprehensive Plan is intended to provide a framework for city leaders and officials to follow when making public land use and development decisions in the city. The Plan assesses the physical, social, economic and environmental features of the community and provides recommended strategies for Branson West to achieve orderly and balanced growth and development.
A fundamental element of a community’s comprehensive plan is a review of past growth trends and the present population. An analysis of the population helps to determine the needs of the current residents, as well as helping to determine potential future growth of the community.
Branson West’s population has grown rapidly in the past decade, much like that of the entire southwest Missouri region. Branson West’s population grew from 37 in 1990 to 408 in 2000, an increase of 371 persons. This increase equates to a 1,002.7 percent rate of growth, giving Branson West the distinction as the fastest growing city in the State of Missouri during the 1990s decade. In comparison, Stone County’s population increased by 50.2 percent while the state experienced a 9.3 percent growth rate between 1990 and 2000.
Table 2.1 shows the 1990 and 2000 population of Branson West and its peer communities. As shown, Branson West’s rate of growth as well as its actual numerical increase in population far surpassed the growth experienced by other communities in Stone County. Clearly, the populations of Branson West and Stone County are growing at an extremely rapid pace. The rapid growth of Branson West and the entire area can be largely attributed to the popularity of the Tri-Lakes area, with close proximity to many recreational and cultural opportunities, in the past several years.
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City |
1990 |
2000 |
Percent Change |
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Branson West |
37 |
408 |
1,002.7 |
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Blue Eye |
112 |
129 |
15.2 |
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Galena |
401 |
451 |
15.2 |
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Hurley |
122 |
157 |
28.7 |
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Reeds Spring |
411 |
465 |
13.1 |
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Stone County |
19,078 |
28,658 |
50.2 |
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Missouri |
5,117,073 |
5,595,211 |
9.3 |
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An analysis of the age characteristics of Branson West’s population helps to determine the potential for future growth of the community and can help city leaders plan for necessary improvements to or expansion of public services and facilities.
The 1990 age composition of Branson West’s population is shown in Table 2.2. The largest percentage of Branson West’s population is in the 45-64 year age group, accounting for 27 percent of the total population. The 5-17 and 25-44 year age groups claim 24.3% and 21.6%, respectively, of the total population. There is a strong potential for future growth in Branson West with a large percentage of the population in the 25-44 year age group with young families. There is also a significant percentage of the population under the age of 24 years, increasing the potential for growth if they remain in Branson West and start families of their own.
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Age Group |
Number |
Percent of Total Population |
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0-4 |
3 |
8.1 |
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5-17 |
9 |
24.3 |
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18-24 |
3 |
8.1 |
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25-44 |
8 |
21.6 |
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45-64 |
10 |
27.0 |
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65 and over |
4 |
10.8 |
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Total |
37 |
100.0 |
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Anticipating potential future population growth in Branson West is fundamental when planning for improvements to or expansion of public facilities and services, and when guiding the future development of the community. Past growth trends of Branson West and the surrounding area indicate substantial growth, especially within the past decade. The 2000 Census figures for Branson West equate to an average annual growth rate of slightly more than 100 percent during the 1990s, with an average annual growth rate of slightly over five percent for Stone County.
Population projections use past growth trends to anticipate future population growth and change in the community. Rates of birth, death, and migration in or out of the community determine the growth or decline of the population in a community. It is important to keep in mind that population projections cannot precisely predict the population in the future. However, population projections are useful in serving as a guide for planning for the community infrastructure, facilities and services that will be needed to serve the future anticipated population.
Table 2.3 shows the projected population of Branson West in the year 2010 and 2020. It should be noted that projection techniques are normally based on a longer period of historical growth. Branson West (formerly Lakeview) was incorporated during the 1970s and therefore the first official count was made during the 1980 Census. However, this count was in error as it included persons that lived outside of the city limits. Therefore, historical population counts for Branson West are limited to the past decade only. Due to the lack of historical data, there is greater potential for error in forecasting the community’s future population.
Four projection techniques were used to forecast Branson West’s population--the Linear Direct, Linear Regression, Parabolic Regression, and Modified Exponential methods. The Linear Direct and Linear Regression methods project the population based on the assumption that Branson West will experience relatively constant incremental growth in the future. The Parabolic Regression method projects the population of Branson West if the city were to experience a faster rate of growth during the next 10 to 20 years. Finally, the Modified Exponential method projects Branson West’s population assuming a very fast and increasing rate of growth.
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Projection Technique |
2010 |
2020 |
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Linear Direct |
779 |
1,150 |
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Linear Regression |
714 |
1,110 |
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Parabolic Regression |
1,291 |
2,690 |
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Modified Exponential |
1,338 |
3,659 |
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Projected Low |
700 |
1,100 |
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Projected High |
1,300 |
3,600 |
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The population projections are intended to provide city leaders with a general idea of the growth Branson West will likely experience in the next ten to twenty years. However, other factors that will impact growth and development must also be considered to effectively plan for the future of the community. Development constraints, such as steep topography in and around Branson West, will largely determine the potential for and the location and types of future growth and development. When planning for future public services and facilities, city leaders should consider a faster rate of growth to ensure the availability of necessary infrastructure to its citizens. On the other hand, a slower rate of growth may be more appropriate when determining future financial resources for the city.
When preparing a comprehensive plan for a community it is important to understand local socio-economic characteristics such as income and employment characteristics. A review of socio-economic characteristics and business establishments in the city helps to determine the economic vitality of a community.
Branson West has experienced a rapid growth rate, and with population growth comes business development. Due to Branson West’s population growth and its pivotal location at the intersection of State Highways 13 and 76, just three miles from Silver Dollar City, five miles from the Ports of Kimberling City on Table Rock Lake, and seven miles from Branson, the city has experienced exceptional business growth in the past five to ten years.
In 1992, when the city’s name was changed from Lakeview to Branson West, the city had 50 licensed businesses. In 1994 the Wal-Mart Supercenter opened in Branson West, adding an additional boost to the economy. As of June 1999, there were 118 licensed full time businesses, 38 licensed contractors, and 31 registered seasonal vendors within the city limits.
Road improvements to State Highways 13 and 76, and worldwide exposure of the area in the past couple of years from the Miss USA pageant held in Branson will help to expand new business in the community. A proposed general aviation airport just outside of the current Branson West city limits will also help to spur new development in the area.
Assessing the income characteristics of a population helps to determine the economic life of the community. In 1989, the median household income for Branson West was $ 15,000. Median household income for Stone County and the state were $21,049 and $26,362, respectively, in 1989. Median household income includes families and households that do not have families, predominantly single person households. Table 3.1 shows median household income for Branson West and its peer communities. As the table shows, median household income in Branson West is comparable to that of its peer communities.
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City |
Median Household Income |
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Branson West |
$15,000 |
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Blue Eye |
$15,625 |
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Galena |
$10,515 |
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Hurley |
$15,000 |
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Reeds Spring |
$15,500 |
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Stone County |
$21,049 |
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Missouri |
$26,362 |
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Source: U.S. Census Bureau. STF for Missouri and Selected Counties |
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Another important component in the economic health of a community is the rate of poverty. As noted in Table 3.2, the poverty rates varied widely between Branson West and its peer communities. The poverty rate in Branson West in 1989 was 9.5 percent. Galena had the highest poverty rate with 40.1 percent, while Blue Eye had the lowest with 6.8 percent. Stone County’s poverty rate was 14.7 percent in 1989, while the overall poverty rate for the state was 13.3 percent.
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City |
Percent Poverty Rate |
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Branson West |
9.5 |
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Blue Eye |
6.8 |
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Galena |
40.1 |
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Hurley |
25.9 |
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Reeds Spring |
17.4 |
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Stone County |
14.7 |
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Missouri |
13.3 |
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Employment and education characteristics are important factors to evaluate when planning for the future growth and development of the community Education and employment serve as indicators of the skill level of the labor force. Workforce development has become an increasingly important factor affecting opportunities for attracting new business development to southwest Missouri.
Employment in Branson West is affected by the employment rates in both Stone and Taney Counties. If there are plenty of jobs available in both counties the local merchants in Branson West must compete harder for the limited work force available in the area. The annual average employment in Stone County increased 49 percent from 8,445 in 1990 to 12,583 in 1999. Employment per capita increased in Stone County between 1990 and 1999 as the 49 percent increase in employment out-paced the county’s population growth rate for the same period. Employment statewide increased 12.6 percent between 1990 and 1999, while neighboring Taney and Christian Counties experienced employment increases of 115.5 percent and 61.4 percent, respectively. Stone County employment is growing at an aggressive rate, yet by comparison with its neighbors, the rate of growth is quite manageable.
Unemployment rates in Stone County decreased from 9.3 percent in 1990 to 8.0 percent in 1999. During the same time period, overall unemployment rates for Missouri decreased from 5.8 percent to 3.4 percent. Table 3.3 compares unemployment rates in Stone County and Missouri. The higher annual unemployment rates in Stone and neighboring Taney County reflect the seasonal nature of the tourism industry. Seasonal unemployment is beginning to decline as a growing number of tourism businesses expand to year around operations. However, Stone County continues to have one of the highest unemployment rates in southwest Missouri. The U.S. Department of Labor has designated Stone County as a Labor Surplus Area (LSA). LSAs are eligible for preferential treatment for federal contracts in order to reduce higher unemployment rates.
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Jurisdiction |
1990 |
1991 |
1992 |
1993 |
1994 |
1995 |
1996 |
1997 |
1998 |
1999 |
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Stone County |
9.3 |
10.3 |
8.7 |
11.3 |
9.0 |
10.8 |
11.1 |
12.1 |
11.1 |
8.0 |
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Missouri |
5.8 |
6.7 |
5.7 |
6.5 |
4.9 |
4.8 |
4.6 |
4.2 |
4.2 |
3.4 |
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According to the 1990 Census, the largest percentage of Branson West’s working population is employed as operators, fabricators and laborers with technical service, sales and administrative support occupations coming in a close second. The largest percentage of the working population in Stone County is employed in technical service, sales, and administrative support occupations.
An evaluation of 1990 educational attainment for Branson West indicates that 38.8 percent of the population 25 years and over graduated from high school (includes equivalency), and 33 percent have some college (no degree). Comparatively, 38.7 percent of the population 25 years and over in Stone County and 33.1 percent in Missouri graduated from high school (includes equivalency).
Housing is an essential resource in a community and plays a large role in the health and viability of the area. The future growth and development of Branson West depends, to a large degree, on the availability of affordable housing in good condition.
According to the U.S. Bureau of the Census, there were a total of 19 housing units in Branson West in 1990. Of the 19 housing units, 50 percent were owner-occupied. Table 3.4 compares housing unit characteristics for Branson West and its peer communities. It is important to note that since the 1990 Census was conducted, there has been a significant increase in the number of total housing units in Branson West, which in turn can impact the percentages of owner and renter-occupied housing units.
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Jurisdiction |
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Owner Occupied |
Renter Occupied |
Manufactured |
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Branson West |
50.0 |
50.0 |
47.4 |
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Blue Eye |
70.2 |
29.8 |
43.9 |
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Galena |
73.9 |
26.1 |
12.8 |
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Hurley |
64.9 |
35.1 |
5.0 |
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Reeds Spring |
70.3 |
29.7 |
16.1 |
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Stone County |
81.6 |
18.4 |
22.6 |
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Misouri |
68.8 |
31.2 |
7.4 |
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Table 3.5 compares the housing costs in Branson West and its peer communities in 1990. Several Stone County communities experienced a decrease in average value of owner occupied housing between 1980 and 1990. Stone County experienced a 3.3 percent decrease in average housing value between 1980 and 1990. During the same ten-year period, Galena realized a 20.7 percent decrease in average housing value, the largest decrease in the communities evaluated. On the other hand, average housing value in Reeds Spring and Blue Eye increased by 11.1 percent and 35.8 percent, respectively, between 1980 and 1990.
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City |
Owner Occupied |
Rent |
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Branson West |
$22,500 |
$375 |
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Blue Eye |
$36,500 |
$265 |
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Galena |
$28,844 |
$182 |
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Hurley |
$24,909 |
$175 |
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Reeds Spring |
$36,400 |
$234 |
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Stone County |
$65,485 |
$305 |
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Missouri |
$71,435 |
$368 |
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Just as it is important to evaluate the availability and affordability of housing in Branson West, it is equally important to look at the condition of the existing housing stock. Table 3.6 shows the median year built for the housing in Branson West and its peer communities in 1990. Age of the housing stock serves as a general indicator of condition as it is assumed that newer housing is likely to be in good or standard condition. As indicated in the table, the housing in Branson West is relatively new compared to the housing in its peer communities. With a median year built of 1976, Branson West has the newest housing stock of the communities evaluated, Stone County, and the state.
Commuting patterns include travel time to work and means of transportation to work. Commuting patterns are important in understanding where the residents of Branson West are employed. According to the 1990 Census, 56.3 percent of the working population, aged 16 years or over, in Branson West walked to work. The remaining 43.7 percent of the working population drove alone to work. The majority, 62.5 percent, of Branson West’s working population travels less than five minutes to work, while the remaining 37.5 percent travel between 10 and 14 minutes to work. These numbers indicate that Branson West’s working population is working close to their residence, either in Branson West itself or nearby.
In comparison 70.2 percent of Stone County’s working population, aged 16 and over, drove alone to work, while 16.5 percent carpooled to work. Fifty-two percent of the working population in Stone County travels 30 minutes or more to work.
Law enforcement, fire protection, wastewater treatment, and electric and water services are essential to the health of a community, but also contribute to the quality of life in the community. Such things as the quality of area schools and the availability of recreational opportunities can have a strong influence on the decision to establish residence in a particular community, or invest in the economy. Branson West must provide adequate levels of public infrastructure and services to meet the needs of the present population and anticipate and plan for future growth.
The City of Branson West began developing sewer services in June 1989 and water services in November 1991. The city has a new large capacity wastewater treatment plant that opened for operation in October 1998, and an additional well and storage tower. Currently, there are approximately 225 water and sewer customers and the city has excess capacity. The City of Branson West will always endeavor to maintain a surplus of both wastewater treatment capacity and water service.
The Branson West service area is located at the apex of three natural drainage areas. The area north of State Highway 76 and east of State Highway 13 is located in the West Fork Roark Creek drainage basin. The area south of Highway 76 is located within the Indian Creek drainage basin. Finally, the area west of Highway 13 lies within the Ance Creek drainage basin.
The city currently has one wastewater treatment plant with a rated capacity of 740,000 gallons per day (gpd) average. The treatment plant, which opened for operation in October of 1998, is located in the South Ance Creek drainage basin, which is approximately four square miles. Wastewater from the West Fork Roark Creek and the Indian Creek drainage basins is pumped to the plant.
The existing wastewater collection system consists of 8-inch and 10-inch gravity sewers, 6-inch force mains and seven lift stations. A lift station in the North Ance Creek service area would provide service to another six square miles. At full development, and assuming low-density development of two to three residential structures per acre, the projected average day residential wastewater flow for the combined North and South Ance Creek basins would be about 1,200,000 per day. Commercial flows would greatly increase the total flow and significant expansions to the current facility would be required to serve just the Ance Creek drainage basin.
The service area within the Indian Creek drainage basin is not large enough to justify a separate treatment facility. The Indian Creek drainage basin contains approximately one square mile, with a projected build-out average wastewater flow of approximately 300,000 gallons per day. Flow generated at this time within the Indian Creek basin area is pumped to the West Fork Roark Creek drainage basin. As developments continue to occur within the Indian Creek basin efforts will be made to pump into the Ance Creek basin. This would eliminate the sewage from being pumped at two separate locations.
Residential development is occurring within the West Fork Roark Creek drainage basin at this time. Future residential development is likely to continue. Existing wastewater infrastructure pumps from the West Fork Roark Creek drainage basin to the existing South Ance Creek Wastewater Treatment Facility. As the remaining area of approximately two square miles, which lies within the present corporate limits, continues to develop lift stations will shift to the east and continue to utilize the infrastructure now in place. Branson West will focus on the environmental impact placed upon the West Fork Roark Creek basin, which leads to the Lake Taneycomo region.
Branson West’s current source of water is from two deep wells that are rated at 850 gallons per minute (gpm) total capacity. The water supply is chlorinated before being pumped to the distribution system. No other treatment is provided to the supply.
Well No. 1 is rated at 350 gpm at 680 feet of head and delivers water directly to the distribution system and the adjacent 300,000-gallon elevated tank. The elevated tank has an overflow elevation of 1500.3 feet USGS. The height to overflow is 130 feet. The existing well and elevated tank are both located behind Wal-Mart along State Highway 13. These facilities are connected to the distribution system by a 10-inch PVC line.
The water supply well and elevated tank were constructed in 1993 replacing an existing well and bolted standpipe. The standpipe was demolished and removed.
Well No. 2 is rated at 500 gallons per minute (gpm) with 805 feet of head and a 300,000 gallon elevated tank. Well No. 2 and tank are located in the northern part of the city limits adjacent to Catamount Ridge North subdivision.
The following improvements were recently completed to extend the distribution system:1) 1,600 foot water line extension west on County Road 13-270 for residential and
commercial development
2) 2,000 foot water line extension south on State Highway 13 for commercial
development with residential development possible
The City of Branson West will continue to focus on extending the water distribution system as demand occurs.
The Southern Stone County Fire Protection District provides fire protection and fire safety standards enforcement in Branson West. Mutual aid agreements among fire districts are implemented so that neighboring fire districts can assist one another when extra equipment and fire fighters are needed.
Stone County is completely covered in the provision of fire protection almost exclusively through volunteer efforts. The Southern Stone County Fire District has approximately 150 volunteers and two paid staff members. The District has one pumper truck, four tankers, six brush trucks, and three rescue vehicles.
The Branson West Police Department cooperates with all other law enforcement agencies operating in Stone County. Currently, the Department has a total of five full time and one part-time staff members. The Police Department provides 24-hour coverage for the citizens of Branson West.
Branson West, along with all of Stone County will benefit from a new E-911 system, which is currently being implemented. In addition, St. John’s Ambulance service recently located a facility in Branson West to serve the community and the surrounding area and to ensure effective response time for EMS personnel to emergency situations.
The Reeds Spring R-IV School District serves the City of Branson West. The District’s enrollment has increased rapidly with the growth of Branson West and the surrounding communities. Between 1989 and 1999, total enrollment increased from 1,203 to 1,992 students, an increase of 66 percent. The school district’s facilities include four schools: Reeds Spring Primary (PK-2), Reeds Spring Intermediate (3-5), Reeds Spring Middle School (6-8), and Reeds Spring High School (9-12).
Rapid development in Branson West and Stone County is having a significant impact on area schools. Renovations, additions, and new facilities are planned for the next five to ten years in nearly every school district in Stone County. However, financing limitations due to statutory requirements and limited assessed property value has made financing improvements difficult.
Currently the City of Branson West does not have a public park or recreational facility. The closest park is Waldo Park located south on State Highway 13 approximately one-half mile from the city’s southern boundary.
With continued residential growth the need for a public park and/or recreation facility will become a matter of priority.
GOAL: Provide for high quality public services and facilities to meet the health, safety and recreation needs and desires of Branson West’s current and future residents.
Objective 1: Ensure the availability of adequate public water and wastewater treatment services to support existing development and future growth in Branson West by encouraging growth contiguous to existing development so as to maximize the utilization of existing services and facilities.
Action 1: Expand municipal services only in areas experiencing high growth pressure and areas where regional environmental concerns deem expansion of the system necessary.
Action 2: Require new development to assume a reasonable share of the cost for expansions or improvements to the public infrastructure system.
Consider the establishment of impact fees, charged to new development as it occurs, in order to assist in financing the public infrastructure improvements required as a result of new growth. Revenues derived from impact fees should be placed in a sinking fund designated for expansion/improvement of the facility or service. The use of impact fees will ensure more equitable distribution of the costs of growth by shifting a portion of the burden to new growth rather than continually placing the majority of the burden on the existing community.
Action 3: Permit new development only if water and wastewater treatment services can be readily provided.
If a proposed development will exceed the capacity of the municipal water or wastewater treatment system, the development should not be permitted until the city is able to provide for expansion of the utility system. If the city is unable to provide to the system expansion, the development should be given the option of assuming the costs of the expansion.
Action 4: Increase the capacity of Branson West’s wastewater treatment plant to 1.2 million gallons per day as needed and add phosphorus removal.
Action 5: Increase the capacity of Branson West’s water storage facilities to a minimum of 900,000 gallons by adding an additional well and a 300,000-gallon tank to accommodate growth in the community.
Action 6: Continue efforts to eliminate direct discharge of wastewater through land application methods.
Action 7: Study the need for an additional backup well and water treatment facility in Branson West as the city continues to grow and develop.
Objective 2: Ensure adequate fire protection services for the community.
Action 1: Evaluate alternative options for providing increased fire protection services to the citizens of Branson West, including the establishment of a fire station within the city limits.
Objective 3: Continue to provide for adequate levels of law enforcement.
Action 1: As the community grows and law enforcement requirements increase, the city should develop plans and financing options to expand the Police Department as needed to meet the safety needs of Branson West’s population.
Objective 4: Preserve the beauty and serenity of the community and provide leisure and recreation opportunities for the citizens of Branson West.
Action 1: Provide incentives to developers to incorporate greenways or other usable public open space and recreation areas in new developments.
Incentive programs, such as cluster subdivisions, and flexible development regulations, such as planned unit developments, can be offered to encourage developers to provide greenways or public open space. The city should encourage developers to provide for such public open space through the zoning and subdivision review and approval process.
Action 2: Study and encourage the establishment of a nature trails system in Branson West and coordinate with neighboring communities on a regional nature trails system.
An interlinked system of trails can serve other functions in addition to providing for recreational opportunity. Trail development can help to achieve transportation goals and when located near streams or creeks can protect and preserve sensitive natural environments from more intensive urban use.
There are a number of features in the Branson West and larger Stone County area that help to determine the locations and types of land uses, and define the opportunities and constraints for future growth and development in the area. The following chapter addresses the most obvious environmental features affecting land use and their implications for development.
Branson West is located in the southwestern Ozarks Plateaus region of the Interior Highlands physiographic province. The city is situated on the Salem Plateau portion of the Ozarks Plateaus. Deep, narrow valleys below sharp, scenic ridges characterize the rugged topography. Major drainages in the Salem Plateau are characterized by rolling uplands with local relief of 100 to 200 feet. Narrow valleys from 200 to 500 feet deep characterize smaller streams. The Salem Plateau has an average elevation range of 1,000 to 1,400 feet mean sea level (msl). Figure 5.1 displays the topographic and hydrologic features of Branson West and the surrounding area.
The area of Stone County is underlain by Jefferson City Dolomite and the Roubidoux Formation in the uplands and Gasconade Dolomite of Ordovician age in the valleys. Karst topographic features are common throughout Stone County, including the Branson West area. Karst features develop in areas of bedrock with high carbonate content. The bedrock is easily dissolved by a dilute carbonic acid found in the atmosphere, vegetation, and shales. Water infiltrates the bedrock and is channelized through natural cracks, joints, faults, and bedding planes. The dissolution of the bedrock and channelization of water results in caves, sinkholes, losing streams, springs, and other karst features.
The topography of Stone County and Branson West is very rugged and is characterized by deep, narrow valleys below sharp ridges. Approximately 45 percent of Stone County has slopes of greater than 10 percent. Branson West and the surrounding area are characterized by slopes of 20 percent or greater.
The soils in Stone County and the Branson West area vary from shallow to deep, and drainage is good to excessive except for areas in the bottomlands. Soil cover is thin to none on the steep slopes and susceptible to erosion in low-lying areas. Soil type and underlying geologic features can have a significant impact on development in Branson West. The proliferation of septic systems can impact water quality due to underground conduits characteristic of karst areas. Improperly installed or maintained septic systems can discharge poorly treated or untreated waste into excessively drained soil and into ground water.
Fragipan or shallow depth to bedrock can increase construction costs, and highly permeable soils can contribute to contamination of underground drinking water. Continuous demand for underground water can increase the cost of constructing wells, which have to be drilled deeper below the surface. Finally, erosion becomes a problem as development occurs on thin soils and existing tree cover is removed.
The diverse geology of the region has contributed to the creation of a rich environment for many species of plants and animals. Significant natural communities in Stone County include chert savannas, dolomite and limestone glades, creeks and small rivers, caves, dry limestone/dolomite cliffs and mesic limestone/dolomite forest. Natural communities, such as the ones found in Stone County, are important in that they provide habitats for sensitive and endangered species. The West Fork glade/savanna complex in Stone County, located about one mile east of Branson West, was identified by the Missouri Department of Conservation as the largest and highest-quality glade complex in Stone County. Caves, another predominant natural community found in the area, are located throughout Stone County; including Marvel Cave at Silver Dollar City and Talking Rocks Cavern located just south of Branson West on Highway 13.
Numerous rare, threatened, or endangered species of plants and aquatic and terrestrial animals have suitable habitats in the natural features and natural communities of Stone County. Natural features include significant habitat-managed areas such as the Ashe Juniper Natural Area, located in southeastern Stone County. Natural Areas such as the Ashe Juniper area are home to a variety of protected species including the Gray Bat (federal and state endangered), Ozark Cavefish (federal threatened and state endangered), and the Black-Tailed Jackrabbit (state endangered).
Floodplains in Stone County are located on and near virtually every significant water body in the county including the James River, Table Rock Lake, Indian Creek, and Crane Creek. The 100-year floodplain as defined by the Federal Emergency Management Administration (FEMA) is accepted as the flood elevation that has a one percent chance of being equaled or exceeded each year. Thus, the 100-year flood could occur more than once in a relatively short period of time.
Water quality is a regional concern. The quality of water and groundwater is an integral part of the human and natural environment. Implications of not protecting water quality can be life threatening for humans and plant and animal species. Poor water quality has serious consequences that can threaten the quality of life in the Branson West and surrounding area.
Significant population growth and accelerating rates of change in land use have put significant demands on the land, and consequently on natural resources. The unique topography and geology of the Ozarks region makes this area especially susceptible to water quality threats.
Branson West has excellent water quality and has taken many steps to ensure that the quality of the water is preserved through proper maintenance and education.
GOAL: Protect and preserve the quality of the natural environment in Branson West and the region.
Objective 1: Ensure that development is not located in environmentally sensitive areas such as floodways, sinkholes, drainage ways, and areas of steep slope.
Action 1: Prohibit the filling in or other disturbance of natural drainage channels and sinkholes, or other features if the natural drainage system.
Development in these sensitive areas should be prohibited, or limited to low impact development designed so as to minimize potential negative impact on these natural drainage features.
Objective 2: Encourage a land development pattern that promotes sustainable development and efficient use of land resources.
Action 1: Through the subdivision review and approval process, encourage development design that efficiently uses land resources and protects sensitive environmental features.
Objective 3: Provide for protection from stormwater runoff and flooding.
Action 1: Require new development to submit a stormwater management plan as part of the land subdivision review and approval process.
Action 2: Development should be designed so as to use the natural drainage system for stormwater management.
As the city grows and more land area is covered with impervious surfaces, there will be an increasing need for effective stormwater management. Development should be encouraged to use natural drainage channels for stormwater flow in order to reduce the need for and costs of structural improvements (ditches, retention ponds, etc.).
Action 3: Incorporate requirements in land development regulations that will minimize soil erosion and sedimentation of area surface waters during the development process.
Objective 4: Encourage and support community programs and efforts to reduce and prevent pollution in Branson West and the region.
Action 1: Encourage citywide recycling by locating temporary recycling centers at strategic locations throughout the city and support citywide clean ups.
Action 2: Continue to cooperate with and support the efforts of those working to preserve the quality of water in southwest Missouri.
The Transportation Plan section of the Branson West Comprehensive Plan evaluates the conditions of the existing transportation system, identifies future needs, discusses planned and proposed improvements to the system, and outlines strategies to achieve a balanced transportation system that will meet the needs of the present population and accommodate future growth.
The rapid growth in Branson West and surrounding area, along with the tourist traffic, is straining the current transportation system. It is essential that the transportation system provide accessibility to residential and commercial areas, while providing minimal conflict between vehicular traffic and pedestrian and bicycle traffic.
Figure 6.1 shows the existing street system in Branson West and the surrounding area. Currently, State Highways 76 and 13 serve Branson West. As the only through roads in Branson West, both serve as major arterials in the city. Highway 76 is currently a three-lane roadway east of Highway 13. Highway 13 is a two-lane facility within the city limits, with the exception of a short three-lane section around the intersection with Highway 76.
Currently, there are two traffic signals within the city limits of Branson West. One signal operates at the intersection of Highways 76 and 13. The other signal operates at the entrance to Wal-Mart just north of the intersection at Highways 13 and 76.
Rapid growth in Branson West and the region has increased traffic flow and congestion levels on roads such as Highways 13 and 76. During the tourist season, visitors to Table Rock Lake, Silver Dollar City and other recreation facilities in the area aggravate traffic conditions in Branson West. Congestion, especially at the intersection of Highways 13 and 76, is a severe problem throughout the day, especially during peak morning and afternoon hours.
Average annual daily traffic (AADT) volumes for Highways 13 and 76 in Branson West and the surrounding area are listed in Table 6.1.
For local street systems, intersection capacity analysis is a dominant factor in assessing the impact of any traffic increases. If the intersections have enough capacity to accommodate the increased traffic volume during the peak hours, then the whole system will usually be able to handle the traffic impacts associated with development.
The critical intersection in Branson West is the intersection at Highways 13 and 76. An intersection’s capacity is determined using the procedures and methodology outlined in the 1985 Highway Capacity Manual, Special Report 209, produced by the Transportation Research Board. Capacity analysis indicates how well an intersection is operating, and uses a grading system called level-of-service that defines the quality of traffic operations on a street system. Level-of-service (LOS) indicates the expected delay for an average vehicle on each approach to an intersection and for the intersection’s overall delay. The LOSs are broken down into six categories. LOS A and B indicate little delay and generally free flowing traffic. LOS C and D indicate moderate, but acceptable delays.
The 1995 Intermodal Transportation Study for Stone County, Taney County and the City of Branson, prepared by Burns and McDonnell, utilized a transportation simulation model to project traffic conditions for the year 2020. Utilizing a future resident base of 70,000 people in the two counties, and a visitor rate of 10,000,000 per year, the model projected volumes of up to 28,740 on State Highway 13 near Wal-Mart and 23,864 just south of the current city limits on Highway 13.
Due to the lack of alternate roads for Highways 76 and 13, no capacity limits were placed on these roads when the future volumes were developed. The projected volumes near Wal-Mart of 28,740, for instance, would be sufficient to justify a six-lane configuration. With the relocation of Highway 13 west of the city, however, this traffic volume would be split between through traffic using the new route and city traffic using the old route. Six lanes on existing Highway 13 will probably not be necessary.
The Major Street Plan, Figure 6.2, shows transportation system improvements that are currently underway as well as improvements proposed by the Missouri Department of Transportation (MoDOT) and the City of Branson West.
A major project currently underway by MoDOT is the relocation of Highway 13/248 between Reeds Spring and Branson West (a highway number has not yet been assigned for the new road, so it is referred to in this document as Highway 13/248). When complete, the new roadway will connect U.S. Highway 160 just north of the Reeds Spring junction with State Highway 13 just north of the Sears store in Branson West. This project is scheduled for completion in Spring 2002.
MoDOT also plans several additional highway improvement projects in the near future. Construction on the following projects is planned to start in 2003, with completion expected in 2005:
As shown on Figure 6.2, the Highway 13/248 relocation project currently under construction, combined with the planned relocation of Highway 13 through Branson West, will provide drivers with expressway service from Branson West to Springfield on the north. The new Highway 13 will serve as a model of access management. Expressway status will be ensured by using raised concrete median in the center of the roadway and by limiting driveway entries.
Several additional road improvements are also proposed by the City of Branson West. As shown on Figure 6.2, these improvements include the construction of new arterial, collector and local roads to improve connectivity between developed areas of the city and to provide access to future growth areas. It should be noted that Figure 6.2 shows only general locations of roadways proposed as the community continues to grow and develop. The exact location and design of these roads would be determined at a later date. Proposed future improvements include:
Another proposed facility that will have a significant impact on the transportation system in Branson West and the surrounding area is a new general aviation airport located just west of the current city limits of Branson West. The primary market area for the airport includes portions of Stone and Taney Counties. As shown on Figure 6.2, the site is bordered by Ance Creek Road (County Road 13-270) to the north, Branson West approximately one mile to the east, and Reeds Spring approximately 4 miles to the northeast. The proposed initial airport development would consist of a terminal building of approximately 5,000 square feet, twenty
T-hangers, and related vehicular parking areas for passengers and employees. The initial runway, with a length of 4,000 feet, would be located on the western side of the site.
As urban growth occurs in Branson West the city must protect not only existing development, but also the efficiency of the transportation system. For example, growth along Highways 13 and 76 must be planned and regulated to allow the major thoroughfares to continue carrying traffic. As the city develops, the establishments that rely on access to major transportation facilities will prefer to locate on Highways 13 and 76. Retail commercial activities are most sensitive to accessibility since their survival depends upon the customers’ and employees’ ability to access their location, often during peak hours.
Access within Branson West and to planned improvements to the regional highway network is critical to the continued growth of commercial districts. The viability of the local arterial street system to carry traffic in the future from the highways to local businesses is also critical. Development along the highway corridors and the local arterials must be planned and carried out in a balanced and orderly fashion.
Clustering of commercial uses into commercial or business districts along Highways 13 and 76 is important to ensure appropriate arterial access. The clustering of commercial uses, along with the implementation of key access management strategies, will help to channel traffic efficiently into shared parking lots and onto arterial streets, and lessen the number of curb cuts created on the highways, therefore allowing traffic to flow more smoothly.
The first step to, and the foundation of, any access management program is the classification scheme of the roads and streets in a municipality’s transportation network. Street function, traffic volume, adjacent land use, and the provision of access to abutting properties determine the classification of a roadway. The street classification system serves as an integral determinant of land use development patterns within the city and is fundamental in maintaining continuity and efficiency in the transportation system.
Arterial, Collector, and Local are the three standard classifications for roadways typically used by local governments. It is important to note that a particular road may serve dual purposes and may therefore be given a different classification by different entities. For example, the Missouri Department of Transportation classifies Highways 13 and 76 as minor arterials; however, Highways 13 and 76 function as the primary roadways serving Branson West and would be therefore be classified as major arterials in a local classification system. Following are descriptions of the three functional categories.
Arterials are the main traffic corridors through a city or town. The primary function of arterial streets is to provide for traffic movement through a community. They are designed to carry higher volume, higher speed traffic. Access to abutting property is a secondary function of the arterial system and access points to arterials are normally limited. Higher intensity land uses that generate greater traffic volume are typically located along the arterial system. Roads and streets in Branson West functioning as arterials include Highways 13 and 76.
Collector streets function as a balance between accessibility and safe traffic flow. Collectors direct traffic from the local streets to the arterial system. They are designed to carry moderate volume, moderate speed traffic. Collectors also provide access to abutting property, although access may be partially controlled.
Local streets are designed for low volume, low speed traffic. The function of local streets is to provide access to abutting property. An example of a local street may be a residential road that ends in a cul-de-sac. Branson West’s neighborhood subdivision roads comprise the local street network.
GOAL:
Develop and maintain a balanced and efficient transportation system that moves people and goods safely through Branson West and that provides connectivity between Branson West and surrounding communities.
Objective 1:
Establish and adhere to a functional street classification system in the land development review and approval process.
Action 1:
During the development review and approval process, require all new land development projects to dedicate appropriate right-of-way to meet street classification standards. All new streets should be constructed to the city’s minimum standards and should be in conformance with the Major Street Plan.
Action 2:
Require new development occurring along substandard, existing major streets to dedicate adequate right-of-way for the street’s functional classification in order to allow for upgrade or street improvements.
Action 3:
The intensity of proposed development should be consistent with the street functional classification and traffic capacity level.The functional capacity of the street system and the capacity levels of the streets should be a primary consideration in zoning and subdivision decisions for proposed development. If the proposed development will generate higher volume traffic that will exceed the capacity of the street system, the development should either be prohibited or delayed until the appropriate system improvements can be made.
Action 4:
Development should bear a reasonable share of the cost of transportation system improvements.If proposed development exceeds the existing and planned street capacity, the development should not be approved unless the developer provides the necessary on-site or off-site improvements necessary to handle the increase in traffic.
Objective 2:
Preserve the integrity of the existing major street system and planned major street system improvements.
Action 1:
Incorporate key access management standards into the land development review and approval process to manage traffic flow by manipulating access onto roadways for the benefit of public safety, control of congestion and delays, and preservation of the transportation system’s carrying capacity.Standards for driveway design and spacing, signal spacing and cycle length, stopping distance, median control, turning traffic and pedestrian and bicycle considerations should be addressed. These tools, along with the promotion of shared access points and internal circulation, can combine to create a working program of access management.
Action 2:
Control the location and frequency of access to arterial and collector streets in order to maximize the carrying capacity of the major street system and minimize traffic conflicts.Through the land development site design and review process, encourage commercial developments to utilize common or shared entry and egress access points in order to minimize the number of driveway cuts on arterials and collectors. Encourage subdivision development designs that minimize the number of driveway cuts along collector and arterial streets.
Action 3:
Where possible, encourage a linear grid system of streets to provide for connectivity of local streets to the major street system and to allow for connectivity between neighborhood areas.It is recognized that Branson West’s steep slopes and primary development pattern along ridge tops limits the applicability of a linear grid street system as well as the ability to provide multiple access points to the major street system. However, collector street layout should allow for interconnectivity between adjacent residential neighborhoods where possible, which would help to provide additional access points to the arterial street system.
Action 4:
Discourage the development and construction of dead end streets or irregularly shaped neighborhood linkages, which create maneuvering problems for emergency vehicles.
Action 5:
Protect necessary rights-of-way for upgrade of existing major streets and planned future development of major streets.Utilize the land subdivision platting approval process and official mapping to protect such major street corridors. Development should be prohibited in such designated corridors as defined in the Major Street Plan.
Objective 3:
Provide for the maintenance of the street system and upgrading of substandard major streets.
Action 1:
Adopt a Capital Improvements Program for the City of Branson West and incorporate street maintenance and improvements in the plan.
Action 2:
Establish a priority system for upgrading or improving major streets based on the need to relieve traffic congestion, improve safety, and serve new growth.Other factors that need to be considered when establishing a priority system include existing and projected traffic volumes, current traffic capacity levels, pavement width and condition, and safety concerns and incidence of accidents.
Objective 4:
Provide a safe and efficient means for pedestrian and bicycle movement through the city.
Action 1:
Require sidewalks along arterial and collector streets. Sidewalks should also be provided along local streets leading to public use areas.
Action 2:
Through the land development review and approval process, encourage street system design that allows for pedestrian and bicycle circulation throughout the neighborhood.
Action 3:
As new development occurs, encourage the development of greenways trails that provide for pedestrian movement through neighborhoods and connectivity with adjoining residential areas.
This chapter of the Comprehensive Plan discusses the land use plan for the future development of Branson West. The characteristics of the city, current land development patterns, planned improvements to the transportation system, and the community goals and objectives presented throughout the Comprehensive Plan serve as the basis for the land use plan.
The City of Branson West impacts an area of six square miles. Three types of land use dominate Branson West’s landscape--commercial, residential, and agricultural or undeveloped land. Figure 7.1 shows the pattern of existing land use in Branson West.
The predominant land use in the community is commercial, accounting for approximately 50 percent of all developed land in the city. The significant commercial development can be largely attributed to the city’s proximity to the intersection of State Highways 13 and 76. The commercial category includes general commercial and highway commercial activity as well as office uses. As Figure 7.1 shows, commercial uses are primarily concentrated along Highways 13 and 76.
Residential uses primarily account for the balance of developed land within the city. Single-family residential is the predominant form of residential development, with smaller percentages of two-family residential and multi-family residential uses. Mobile home use accounts for approximately two percent of total land developed in the city. There are four platted subdivisions in Branson West, three of which are under development.
Public/Semi-Public land uses account for a small percentage of all developed land in Branson West. This category includes activities such as schools, churches, government uses and institutional uses. Most such land uses are located along Highway 13 near the city’s northern limits and north of the Highway 13/Highway 76 intersection. Agricultural/Undeveloped Land Use
Agricultural and undeveloped land account for the majority of all land in Branson West. The largest, continuous tracts of undeveloped land are located in the city’s northeastern and southwestern sectors. As illustrated on Figure 7.1, there are few remaining undeveloped tracts of land fronting along either Highway 13 or Highway 76 within the current city limits.
The City of Branson West is primarily surrounded by agricultural and undeveloped land uses, with commercial land use activity located along Highways 13 and 76. It is expected that future growth in the unincorporated areas around Branson West will occur to the west along the planned relocation of Highway 13. Other future growth areas include areas to the northeast and south of the city.
Figure 7.2 presents a generalized recommendation of future land use for the City of Branson West. The recommended land use development pattern is based on existing land use patterns, existing and proposed infrastructure and roads, and the land use goals and objectives identified in the Comprehensive Plan. The future land use plan is intended to provide a guide for future development in and around the city that is compatible with existing land use patterns and that can be adequately served by the current and proposed public services and facilities and transportation network.
The city must encourage appropriate development within commercial districts, since the sales tax base is critical to the city’s continuation as a tourist and regional shopping center. Implementing zoning procedures for commercial-retail or residential buffer zones can provide adequate buffers between residences and businesses, both in existing and future developments. Businesses and other land uses should be required to meet development standards implemented through careful review of development plans when considering the re-zoning of land.
Future commercial development along Branson West’s arterial roadways should locate in planned unit developments or cluster developments in order to limit the frequency of access points and to reduce traffic congestion. Commercial development is proposed to locate as infill development along the city’s primary arterial system--Highway 13 and Highway 76. Also, commercial development is proposed to locate in clustered areas along the section of Highway 13 that will be relocated in the southern section of the city. Future extension of Highway 76 to the west also provides opportunity for commercial/office development in some locations, particularly development that would serve the proposed general aviation airport.
Providing suitable environments for new residential development is essential to the continued economic vitality of Branson West. The explosive growth of the regional tourism economy during the 1990s has resulted in increased land costs. These rising land costs, along with higher building costs associated with site preparation in the area’s rugged terrain, have made it difficult to provide for affordable housing. A balanced variety of housing types and densities is needed to ensure quality residential development and affordable housing opportunities in Branson West. Based on current residential trends, it is anticipated that approximately 90 percent of future residential development will be single-family with the remaining 10 percent developed in two-family residential and multi-family uses.
As shown on Figure 7.2, future lower density, single-family residential uses are recommended to locate in the northeastern section of the city, which is a continuation of current development patterns. However, there are sizeable tracts of undeveloped land within this area that would allow for mixed use or higher density residential development.
The Future Land Use map also displays future low-density residential development to the northwest and also in the area between the proposed general aviation airport site and Highway 13 on the southwestern side of the city. While future residential growth in all directions from the current city limits is possible, the improvements to Highway 13 and the proposed airport will most likely serve as catalysts for additional residential development on the city’s western side.
As these future proposed residential areas are not within the current city limits, Branson West has no authority for planning or regulatory control to direct patterns of use or intensity of development in these areas. However, the city should work with Stone County to encourage that new development outside of the city limits is compatible with city development patterns.
Several areas for future moderate-higher density residential uses are also proposed. Such uses are proposed to locate in proximity to the collector and arterial street system. Duplex and multi-family development should also be used as a buffer between higher intensity commercial or industrial development and lower density single-family developments. Suitable sites for multi-family development should be located on the city’s western side as well as the southeast. Again, multi-family can serve as a land use buffer between commercial/light industrial uses that may locate in close proximity to the proposed airport and lower density residential housing areas.
The City of Branson West does not currently own or operate any parks or recreation facilities. As residential growth occurs, it is proposed that the city secure parkland to provide local recreation opportunity for its citizens. It is also proposed that the city provide for use of flexible zoning techniques, such as cluster residential development, that would encourage developers to provide for parks or other recreation opportunities within their developments.
Numerous creeks and streams traverse the Branson West area. Low-lying areas along the creeks could serve for the development of low impact greenways and trails, which as previously noted, would provide for passive recreation opportunity for the population while protecting these sensitive environmental areas from incompatible urban development.
Currently, there is no industrial activity in Branson West. The proposed general aviation airport, which would be located just west of the current city limits, will create opportunities for warehousing and light industrial development, as well as other land use activities that are compatible with an aviation facility. However, prime sites for future industrial activity are limited due to the rugged terrain and other factors critical for industrial location such as major road access. The future land use map depicts possible locations for light industrial activity associated with airport operations. Light industry is proposed to locate in cluster developments along proposed new roadways to the airport site. Again, these future industrial areas are currently not within the city limits and therefore preservation of prime sites for light industrial activity should be encouraged through Stone County’s land development review process.
GOAL:
Provide for an adequate and reasonable supply of safe, sanitary and affordable housing in a variety of housing types for the citizens of Branson West.
Objective 1:
Preserve and maintain the quality of the existing housing stock in Branson West.
Action 1:
Ensure proper maintenance of residential properties through the establishment and enforcement of building codes and other city ordinances such as nuisance abatement, weeds and trash control.
Objective 2:
Preserve the viability of existing neighborhoods.
Action 1:
Ensure that high quality, basic services are available to all neighborhoods by maintaining and upgrading the public infrastructure system including streets, water, and wastewater treatment.
Action 2:
Ensure that incompatible non-residential uses are not located adjacent to residential areas. Where such land use conflicts are unavoidable, reduce potential conflicts through buffering and screening design techniques.
Buffering between incompatible land uses can be accomplished through structural screening, natural landscaping or through gradual change in land use density. For example, duplex or multi-family development can serve as a buffer between commercial development and lower density single-family residential uses.
Action 3:
Provide adequate street lighting for safety and crime prevention.
Action 4:
Encourage housing infill development on vacant lots in existing neighborhoods.
Action 5:
Consider the adoption and enforcement of minimum housing maintenance codes in order to encourage housing rehabilitation and to reduce further deterioration of the existing housing stock.
Objective 3:
Encourage high quality residential development.
Action 1:
Through zoning, allow for mixed use residential developments that offer a variety of housing types.
Action 2:
Encourage residential site design that incorporates efficient design of streets and lot layout to maximize land utilization and the provision of usable open space in new developments.
Action 3:
Encourage residential development in areas where necessary public infrastructure, including water and wastewater treatment, already exists or can be readily extended.
Action 4:
Through zoning, allow for flexible development techniques that encourage quality design, conservation of resources, and connectivity with public use areas and facilities.
Objective 4:
Provide for affordable housing alternatives for residents of Branson West.
Action 1:
Encourage residential site design that incorporates cost efficiency in development and promotes long-term stability of residential areas.
Action 2:
Work with surrounding communities in Stone County to develop strategies for providing affordable housing in growth areas of the county.
Objective 5:
Encourage site design techniques that conserve the integrity of residential areas.
Action 1:
Minimize traffic congestion in residential areas and discourage through traffic in single-family residential areas.
Medium and high-density housing should locate along major streets. Multi-family developments should be allowed on local streets only if traffic is not routed through adjacent single-family neighborhoods.
GOAL:
Provide for convenient locations for commercial uses that are compatible with surrounding development, well designed, and accessible to all segments of the population.
Objective 1:
Where possible, encourage commercial development to locate in cluster developments.
Action 1:
Encourage commercial developments to share common access points and internal traffic circulation.
Objective 2:
Ensure that commercial development is compatible with surrounding uses.
Action 1:
Require adequate buffering/screening of commercial uses from surrounding residential developments.
The utilization of fencing and natural vegetation is encouraged to reduce conflicts between commercial uses and residential uses.
Action 2:
Commercial uses should be designed and located to minimize the flow of commercial traffic through residential areas. Commercial activities should take access from arterial or collector streets.
Objective 3:
Encourage the efficient use of land area and infrastructure through the use of planned commercial centers.
Action 1:
Require all commercial development to be adequately served by municipal water and sanitary sewer services. Commercial development should not be permitted unless such utilities can be provided to the site.
Action 2:
Discourage strip development along major streets.
In contrast to planned commercial centers, strip commercial development generally has no planned relationship between uses or sharing of utilities, access points or internal circulation.
GOAL:
Seek the location of industrial uses in Branson West that are well designed, that maintain the quality of the natural environment, that provide job opportunities, and that diversify the economic base.
Objective
1: Provide suitable locations for industrial activities.
Action 1:
Through zoning, encourage the location of industrial uses on sites that are accessed by arterial streets or highways.
Action 2:
Industrial activities should be encouraged to locate in industrial parks that provide adequate water and sewer infrastructure, utilities and access to major streets.
Action 3:
Industrial uses should be compatible with surrounding land uses and should not degrade the quality of the natural environment.
Industrial activity that would have negative impacts on the natural environment should be discouraged from locating in Branson West. Any industrial activity that involves flammable liquids and toxins, corrosives, gases, or creates smoke, dust, or noise should not locate adjacent to residential areas.
Action 4:
Industrial uses should utilize screening and buffering to minimize potential negative impacts on surrounding residential areas.
Objective 2:
Support industrial development that will create local employment opportunities for the residents of Branson West.
Action 1:
Work with state and area economic development organizations and offices to identify and attract industrial development and job opportunities that will retain Branson West’s young adults in the community.
Action 2:
Seek the location of industrial activities that complement or serve existing businesses in Branson West and surrounding communities.
The Branson West Comprehensive Plan is a policy guide for decision-making by city officials on issues related to how the community will grow, where growth will occur, the rate of growth and the resources and public infrastructure necessary to accommodate future development within Branson West. However, the Plan itself is not an implementation tool. Successful implementation of the Comprehensive Plan to achieve community goals is dependent on the extent to which the Plan is used as a basis for decision-making and on the enactment and implementation of other programs, policies and regulations that are consistent with the policies of the Comprehensive Plan.
There are a variety of strategies or tools available to the City of Branson West to implement the Comprehensive Plan. Many of these tools require action by the city through the development and administration of land development regulatory controls, while other strategies require private sector participation or cooperative efforts between the public and private sectors. The primary tools available to implement the Comprehensive Plan include land development regulations, such as zoning regulations, subdivision regulations, building codes, and public infrastructure design standards. Other government actions, such as public services and facilities programming (capital improvements planning) and intergovernmental communication and coordination also go hand in hand with regulatory controls to achieve Plan implementation. Finally, on-going community involvement through voluntary actions or plan review is essential to ensure that the recommendations and policies of the Plan are achieving the desired community future.
The Comprehensive Plan provides recommendations for the future development of Branson West, including future land use development patterns and locational criteria for intensity of development. At present, Branson West does not have zoning regulations governing the use of land, the density and bulk of development, and the provision of open space. Adoption of zoning regulations will be key to providing direction to the types of development and the location of development.
Branson West’s natural environment, location relative to tourism areas in the region, and tax base for municipal services present several issues that must be addressed in the development of zoning regulations for the community:
1.
The city’s topography and location of primary roads has produced a ribbon-like pattern of land use located along ridge tops and more gently sloping uplands. Future options for development of road infrastructure and location of various types of land uses are constrained by these factors. Zoning regulations adopted for Branson West should include flexible development provisions, such as planned unit developments and cluster subdivisions, that will provide greater opportunity for the city to encourage well-designed land development that is compatible with the environment and the infrastructure network.
Planned unit developments allow for mixed land use developments and cluster subdivisions provide for the permanent provision of open space on a portion of a development tract in exchange for higher density development on the remaining portion of the tract of land. Both techniques provide benefits to the city and the development community. From a regulatory standpoint, the city has greater control over approval of total site design, including location and mixture of appropriate land uses and preservation of environmentally sensitive features. The developer benefits through the ability to vary traditional zoning district requirements, such as lot size and setbacks, which will results in lower costs for infrastructure development. Encouraging the use of such flexible development techniques will help to achieve the community goals of:
· Preserving and protecting environmentally sensitive areas from incompatible and intensive development.
· Providing for a well-planned scheme of land uses of varying density that integrate internal traffic circulation and access management standards as well as buffering techniques to promote use compatibility within the development.
2.
Branson West’s tax base is derived from the sales tax generated from commercial businesses in the city. As the city does not have a property tax, the continued vitality and growth of the business sector is crucial to the city’s ability to generate revenues necessary to provide the public infrastructure and services necessary to support business as well as the growing residential community. As zoning districts are mapped in Branson West, it will be critical to ensure appropriate and adequate locations for future business development, including both commercial developments catering to the tourist traffic as well as commercial activity serving primarily the resident population.3.
The zoning ordinance should incorporate provisions for site plan review for all development to ensure that the design of all development is compatible with surrounding uses and that the development is consistent with existing and programmed public infrastructure.The second major land development regulatory tool is subdivision regulations. Subdivision regulations govern the orderly division of land into development sites and minimum standards for construction of infrastructure. Branson West has established minimum standards for public infrastructure development, but it has not yet adopted provisions governing the process of subdivision and requirements ensuring that infrastructure standards are achieved. Adoption of subdivision regulations is essential to ensure that development is consistent with the city’s planned infrastructure and that necessary public services can be provided.
Capital Improvements Programming
Investment in public infrastructure is also a key tool for implementing the Comprehensive Plan. The availability and capacity of public infrastructure, such as water, sanitary sewer and roads, shapes a community’s development pattern and character. Capital improvements programming provides a process for balancing Branson West’s available resources with needs for constructing new infrastructure or improving existing infrastructure. A capital improvements program typically establishes a five-year time schedule that outlines public investment to be made in infrastructure development and the sources of revenues to accomplish the improvements.
In addition to the issuance of bonds that may require voter approval, the other primary source of revenue available to Branson West for infrastructure development is the sales tax. The city should also consider the use of impact fees to ensure that new development contributes a reasonable share of the cost of infrastructure needs resulting from development.
Another financing option for infrastructure development that should be investigated is special assessment districts. State enabling legislation allows an area to establish a district and assess a tax to properties within the district for improvements within the district.
Intergovernmental Communication and Coordination
The City of Branson West does not exist in a vacuum. Decision-making by other governmental units and agencies also impacts the location and intensity of development in the Branson West area. Communication and coordination of plans and policies with other governmental entities that have an effect on the future of Branson West is important to achieving the goals of the Comprehensive Plan. Planning for transportation infrastructure and land development in unincorporated areas outside of the Branson West city limits are perhaps the two most critical issues necessitating intergovernmental coordination.
As noted in the Transportation Plan element of the Comprehensive Plan, several major road improvements are programmed or planned by the Missouri Department of Transportation (MoDOT). Also, the Major Street Plan displays several future road improvements in areas currently outside of the city limits. MoDOT is currently developing access management standards for state-maintained highways. Branson West must maintain open communications with MoDOT to address development issues related to these road improvements and to coordinate the inclusion of compatible access management standards in the city’s land development regulations as they are developed.
Effective communications with Stone County is also critical to promoting compatible land development in areas currently outside of the Branson West city limits. The future land use plan shows proposed general land use in anticipated growth areas outside of the city. However, Branson West does not have the ability to regulate land development or the provision of infrastructure in these areas. The city should consistently seek consideration of the city’s plans for future land development and infrastructure standards during the county’s review and decision-making on proposed development in these areas. Coordination of plans and infrastructure development policies will be particularly crucial if the proposed general aviation airport is developed.
Branson West should continue to participate in other collaborative sub-regional and regional efforts for improvements to the transportation system, including Highway 13 south of the city, that are critical to the regional flow of regional tourism traffic as well as local resident traffic. The city should also continue to promote working relationships and communication with other governmental agencies and organizations that can provide resources to assist Branson West in achieving its community development goals.
Public Involvement
Voluntary participation of the residents of Branson West on advisory boards, such as the Planning and Zoning Commission, and through work on other advisory groups that may be established to assist in promoting community improvement projects is also a method for implementing the Comprehensive Plan. The Branson West Comprehensive Plan is intended to reflect the desires of the community. Public participation in future reviews and any amendments to the Plan is essential to community understanding of and support for achieving the goals and long term community development strategies of the Plan.
Plan Review and Amendment
To be an effective decision-making tool, the Branson West Comprehensive Plan must be responsive to changing community conditions, needs and desires. The Comprehensive Plan should be reviewed on a regular basis to determine if the Plan’s goals and policies still meet the desires of the community. Amendments to the Plan should be made at such time that the Plan no longer expresses community desires or if the Plan’s policies and strategies for directing the growth and development of the city are not providing the guidance necessary for decision-making. Any major amendments to the Comprehensive Plan should also be coordinated with review and possible amendment to land development regulations or other programs that are used to implement the Plan.
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Glossary of Terms
Access Management
The process of providing and managing access to land development while preserving the flow of traffic in terms of safety, capacity, and speed.
Affordable Housing
Housing capable of being purchased or rented by a household with low or moderate income, based on a household’s ability to make monthly payments necessary to obtain housing. Housing is considered affordable when a household pays less than 30 percent of its gross monthly income for housing including utilities.
Annex
To incorporate a land area into an existing district or municipality, with a resulting change in the boundaries of the annexing jurisdiction.
Base Flood Elevation
That elevation, expressed in feet above mean sea level, to which flooding can be expected to occur on a frequency of once in every 100 years, or which is subject to a 1 percent or greater chance of flooding in any given year.
Buffer
An area of land, including landscaping, berms, walls, fences, and building setbacks, that is located between land uses of different character and is intended to mitigate negative impacts of the more intense use on the surrounding uses.
Capital Improvements Program (CIP)
A proposed schedule of all future projects listed in order of construction priority together with cost estimates and the anticipated means of financing each project. Included are all major projects requiring the expenditure of public funds, over and above the annual local government’s operating expenses, for the purchase, construction, or replacement of the physical assets for the community.
Cluster Development
A development design technique that concentrates buildings in specific areas on a site to allow the remaining land to be used for recreation, common open space, and preservation of environmentally sensitive areas.
Compatible
Capable of existing together without conflict or ill effects.
Comprehensive Plan
A written document that outlines strategies and policies for future growth and development of the community. A comprehensive plan typically addresses the major functional elements in the community, including land use, transportation systems, housing, and public services and facilities. While the plan focuses primarily on the physical development of the city, social and economic considerations are integrated into the plan’s development guidelines.
Demographics
The statistical study of human populations with reference to characteristics and distribution of the population.
Density
The number of dwelling units permitted per net acre of land.
Fragipan
An often hard and impervious layer beneath the surface soil. A fragipan appears cemented and restricts root penetration and the downward percolation of surface waters. When moist, it tends to rupture suddenly under pressure.
Impact Fees
A fee levied on the developer or builder of a project by a city or county as a total or partial reimbursement for the cost of providing additional facilities or services needed as a result of new development.
Karst
The relief of an area underlain by calcium-rich limestones and dolomite bedrock. Surface waters, entering the bedrock through fractures and joints, dissolve the calcium in the bedrock, resulting in the formation of sinkholes, caves and other underground features that connect the surface water with the groundwater.
Land Use Plan
A basic element of the comprehensive plan. It designates the future use or reuse of the land within a given jurisdiction’s planning area, and the policies and reasoning used at arriving at the decisions in the plan. The land use plan serves as a guide to official decisions regarding the distribution and intensity of private development, as well as public decisions on the location of future public facilities and open spaces. It is a basic guide for zoning and subdivision controls and capital improvements programs.
Level of Service (LOS)
A standard used to measure the quality or effectiveness of a public service, such as police, fire, or the performance of a facility such as a street or highway.
Policy
A specific statement of principal or guiding actions that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow in order to meet its goals and objectives.
Slope
The degree of deviation of a surface from the horizontal, usually expressed in percent or degrees.
Soil Erosion
The removal of soil through the actions of wind or water.
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