P&Z Public Meeting Packet

TANEY COUNTY PLANNING COMMISSION
P. 0 . Box 383 • Forsyth, Missouri 65653
Phone: 417 546-7225 I 7226 • Fax: 417 546-6861
website: www. taneycounty. org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, JULY 9, 2012, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to Order:
Establishment of Quorum
Explanation of Meeting Procedures
Presentation of Exhibits

Public Hearing:
VonAllmen Mini Storage

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
PLANNING COMMISSION
DIVISION Ill STAFF REPORT

HEARING DATE: July 9, 2012

CASE NUMBER: 2012-0009

APPLICANT: Lee Von Allmen

LOCATION: The subject property is located in the 1600 block of
Sycamore Church Road, Branson, MO; Branson
Township; Section 13, Township 23, Range 22.

REQUEST: The applicant, Lee Von Allmen is requesting approval
of a Division Ill Permit to allow for the development of
a mini-storage facility.

BACKGROUND and SITE HISTORY:
The subject property consists of two (2) 7.5 acre meets & bounds described tracts of
land, with the total land area being a total of fifteen (15) acres.
The current application was approved for Concept on June 18, 2012.

GENERAL DESCRIPTION:
The applicant is proposing to utilize the fifteen (15) acre area as a mini storage facility.
The applicant is seeking the approval of a Division Ill Permit allowing for the
construction of a mini storage facility, with a total of 22 storage buildings with 40 units
each, for a grand total of 880 storage units upon build out. The applicant has indicated,
at this time, that he will initially seek Division II Permits for the construction of two
buildings (80 storage units). The applicant has indicated that the vacant area shown on
the site plan, adjacent to Sycamore Church Road will be utilized for outdoor storage.
The adjoining property to the north is utilized both as a single-family residence and as
an electrical contracting company. The adjoining property to the south falls within the
corporate limits of the City of Branson and has been platted as the residential portion of
the Branson Commerce Park Subdivision. Immediately adjoining the property to the
west is the Sycamore Church road and then the Horizon Hills Subdivision. The
adjoining property to the east is the light residential Vista Park Subdivision.

Division III Staff Report- VonAllmen Mini Storage- 2012-0009 Page 1
REVIEW:
Per the provisions of the Taney County Development Guidance Code, "The required
buffer shall be a minimum of twenty-five feet (25) in width and may consist of existing
indigenous plant material left in the undisturbed state." However the Development
Guidance Code further allows, "A privacy fence, wall, landscaped earthen berm or other
screening device found to be appropriate by the Planning Commission may be utilized
in lieu of the required twenty-five (25) wide landscaped buffer." The applicant has
indicated that a 6 foot tall chain link fence will be provided around the entire mini
storage facility. The staff has recommended that if chain link fencing is utilized that
slats are provided within the fencing along the southern property boundary in order to
ensure that the fencing is opaque, providing a buffer between the property in question
and the residential subdivision to the south. The applicant is also proposing to preserve
a large portion of the existing wooded area between the mini storage facility and Vista
Park Subdivision to the east.

Per the provisions of Appendix K of the Taney County Development Guidance Code
recreational vehicle or outdoor storage parking areas should have security fencing and
lighting.
The mini storage facility will be served by a commercial driveway off of Sycamore
Church Road.
The applicant has indicated that the storage facility will not have an on-site office facility
and will therefore not require water or sewer service. The proposal will however, be
contiguous with the corporate limits of the City of Branson. The Planning Staff has
received a response from Joel Hornickel, Senior Planner with the City of Branson
stating that, "Without the provision of water and sewer service, the City of Branson will
not require annexation of a property contiguous with the current city limits. "

Due to the addition of a large amount of impervious surface a stormwater management
plan will be required.
The project received a score of -1 0 on the Policy Checklist, out of a maximum possible
score of 29. The relative policies receiving a negative score consist of off-site
nuisances, waste disposal service, use compatibility, building bulk I scale and lot
coverage.

Division III Staff Report- VonAllmen Mini Storage- 2012-0009 Page 2
SUMMARY:
If the Taney County Planning Commission approves this request, the following
requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code, that includes plans for the following:
a. Stormwater management (Appendix B Item 3)

2. A compliance letter from the Fire District and the CountyRoad & Bridge
Department.

3. A six (6) foot tall opaque (privacy) fence shall be provided between the property
in question and Branson Commerce Park to the south.

4. The outside storage area shall have security fencing and lighting in place.

5. All light sources within the facility shall be arranged so that no direct illumination
leaves the site toward adjacent residential areas or any roadways.

6. Shall the development require the provision of sewer service in the future; the
property owner shall connect to Branson municipal sewer.

7. This decision is subject to all existing easements.

8. Division II Permits shall be required for all applicable structures in the
development (Chapter 3, Section 1, Item B).

9. This Decision of Record shall be filed with the Taney County Recorder's Office
within 120 days or the approval shall expire (Chapter 2, Item 6).

Division III Staff Report- VonAllmen Mini Storage - 2012 -0009 Page 3
 Part W1/2 SW1/4
Section 13, T23N R22W 5th P.M.
City of Branson, Taney County, Missouri

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LOCATION MAP
Sec. 13, T23N R22W 5th P.M.
City of Branson, Taney County, Missouri

£it\ 'r1 Riggs & Associates, Inc. OWNER / DEV£LOPERc
Lee Von Allmen
=wl!JLand
1-800-317-8125
Surveyors
417-256-8125
Development Plan ~1f; ~y 28, 2012 DRAWN BY: U.C.W. I tP FILE: N/A SH££T
1Ql WaTolll!loiai<S..·II'•I'IaiM.I«l 6ST7S .-1:~­
www.rJggslandsurveyJng.com Fl£1.0 BOOK: Oltti Fll.£: 12409V"'1 I tP DIR: N/A 1 Of 1
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Water Quality
SEWAGE DISPOSAL n/a= X
centralized system 2
on-site treatment system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environmental Policies
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box ..... . I
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatement installed -1 2 0 0
could impact, no abatement or unknown impact -2
Land Use Compatibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -1 -5
cannot be mitigated -2
Compatibility Factors
USE COMPATIBILITY n/a=
no conflicts I isolated property 0
transparent change I change not readily noticeable -1 4 -1 -4
impact readily apparent I out of place -2

Page 1 of 5
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LOT COVERAGE nla=
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 -1 -1
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE nla=
bulk I scale less than or equivalent to surrounding areas 0
bulk I scale differs from surrounding areas but not obtrusive -1 3 -1 -3
bulk I scale significantly different from surrounding areas I obtrusive -2
BUILDING MATERIALS nla= X

proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS nla= X

no rooftop equ ipment or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1
partially blocked from view -1
exposed I not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS nla= X

no on-site waste containers 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed I not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. nla= X

no outdoor storage of equipment, materials, etc., or outdoor work areas 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed I not blocked from view -2
LANDSCAPED BUFFERS-- RESIDENTIAL nla= X

approved landscaped buffer between homes and all streets I roads I highways 2
approved landscaped buffer from major roads I highways only 1
minimal landscaped buffer, but compensates with expanse of land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 of 5
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LANDSCAPED BUFFERS - INDUSTRIAL nla= X

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2
Local Economic Development
RIGHT TO FARM nla= X

does not limit existing agricultural uses I does not cause nuisance, predation 0
does not limit existing agricultural uses, but may result in minor nuisance -1 3
potential impact(s) on existing agricultural land -2
RIGHT TO OPERATE nla= X

no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION nla=
creates >=5 full-time, year-round jobs outside of recreation I resort sector 2
creates full-time , year-round and seasonal jobs 1 5 0 0
creates seasonal jobs only 0
Site Planning, Design Occupancy
RESIDENTIAL PRIVACY nla= X

privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS nla= X
uses I functions are compatible or not applicable 2
uses I functions are integrated and separated based on compatibility 1
uses I functions differ minimally and are not readily apparent 0 3
uses I functions poorly integrated or separated -1
uses I functions mixed without regard to compatiblity factors -2
Commercial Development
DEVELOPMENT PATIERNS nla= X

clustered development I sharing of parking , signs, ingress, egress, or not applicable 2
some clustering and sharing patterns with good separation of facilities 1
some clustering and sharing patterns with minimal separation of facilities 0 3
clustered development with no appreciable sharing of facilities -1
unclustered development with no sharing or ability to share facilities -2

Page 3 of 5
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DEVELOPMENT BUFFERING n/a-
approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse of land 1

minimal landscaped buffering 0 3 1 3
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES nla=
structure size and/or access can be serviced by emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 5 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
5 1 5
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Improvements
WATER SYSTEM SERVICE n/a= X

central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well I water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3
private wells not meeting any established standards -1
individual/ private wells -2
EMERGENCY WATER SUPPLY n/a=
fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 0 0
no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE n/a= X

paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout development I maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

Page 4 of 5
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PEDESTRIAN SAFETY nla= X

separation of pedestrian walkways from roadways by landscape or structural buffer 2
separation of pedestrian walkways from roadways by open land buffer 1 2
pedestrian walkways abut roadways with no buffering I protection 0
BICYCLE CIRCULATION nla= X

dedicated I separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings I signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES nla=
all utilities are provided underground up to each building I structure 2
all utilities traverse development underground but may be above ground from easement 1
utilities above ground but I over designated easements 0 4 0 0
utilities above ground and not within specific easements -1
no specific management of utilities -2
Open-Space Density
USABLE OPEN SPACE nla= X

residential developments (>25 units) include more than 25% open recreational space 2
residential developments (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2
no designated recreational space provided , but open space available -1
no open recreational space provided -2
Solid Waste Disposal
SOLID WASTE DISPOSAL SERVICE AVAILABILITY nla=
weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5
centralized, on-site trash collection receptacles available -2
SOLID WASTE DISPOSAL SERVICE COMMITMENT nla= X

restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirement documented in covenants -1 5
not applicable I no pick-up service provided -2
Total Weighted Score= -10
Maximum Possible Score= 29
Actual Score as Percent of Maximum= -34.5%
Number of Negative Scores= 5
Negative Scores as %of All Applicable Scores= 31.3%

Scoring Performed by: Date:

Bob Atchley I Bonita Kissee June 26, 2012

Page 5 of 5
Project: VonAllmen Mini Storage
Permit#: 12-09
Policies Receiving a Negative Score
Importance off-site nuisances waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance building bulk/scale
Factor 3:
Importance none
Factor 2:
Importance lot coverage
Factor 1:
Scoring by: Bob Atchley I Bomta Ktssee
Date: June 26, 2012
Project: VonAllmen Mini Storage Permit: 12-09

33.3%

Scoring by: Bob Atchley I Bonita Kissee
Date: June 26, 2012