P&Z Public Meeting Packet

TA N E Y T a n e y C o u n t y P l a n n in g C o m m is s io n
P. O. Box 38 3 • Forsyth, Missouri 6 5 6 5 3
COUNTY Phone: 417 546-7225 / 7226 • Fax:417546-6861
website: www.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, MARCH 11, 2013, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to Order:
Establishment o f Quorum
Explanation o f Meeting Procedures
Presentation o f Exhibits

Public Hearing:
Padgett Landscape Products Supply

Old and New Business:
Tentative

Adjournm ent.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III STAFF REPORT

HEARING DATE: March 11, 2013

CASE NUMBER: 2013-0001

APPLICANT: John & Mary Padgett

REPRESENTATIVE: Brian Letterman

PROJECT: Padgett Landscape Products Supply

LOCATION: The subject property is located at 772 Bee Creek
Road, Branson, MO; Branson Township; Section 21,
Township 23, Range 21.

REQUEST: The applicants, John & Mary Padgett are requesting
approval of a Division III Permit in order to allow Brian
Letterman the ability to establish a landscape
products supply business located at 772 Bee Creek
Road, Branson, MO.

BACKGROUND and SITE HISTORY:
The approxim ately 1.69 acre site contains an existing 1,420 square foot, single-fam ily
residence which was constructed in 1955 and two (2) existing accessory buildings (per
the Assessor’s information). The Assessor’s information indicates that the existing barn
is approxim ately 468 square feet in size and the garage is approxim ately 336 square
feet in size. The applicants have been utilizing the residence as a rental home.

The current application was approved for Concept on January 22, 2013.

GENERAL DESCRIPTION:
The applicants are seeking the approval of a Division III Permit in order to allow the
representative to utilize the property located at 772 Bee Creek Road as a “load and go”
landscape products supply. The representative has indicated that this proposed
application will not involve an on-site office. Potential customers will contact Mr.
Letterman and will then arrange on-site pick up of landscape products. The
representative has indicated that the two existing accessory structures (barn and
garage) will be utilized for the storage of landscape materials. The representative is
proposing to sell landscape materials including: hardwood mulch, river rock and various

Division III Staff R eport - P adgett Landscape P roducts Supply - John & Mary P adgett - 2013-0001 Page 1
hardscape materials. Examples of hardscape materials would be such items as brick,
tile, wood etc. The proposed hours of operation would be Monday through Sunday 9:00
AM to 4:00 PM. The representative has indicated that there will be no change to the
entrance onto the property, existing w ater lines, structures or the existing grade of the
land.

The adjoining property im mediately to the north, south and east is residential. The
property imm ediately to the west consists of Bee Creek Road and residential.

The existing residence is currently served by Public W ater Supply District # 3 and
Branson Municipal Sewer.

REVIEW:
The applicants are proposing to utilize the existing access off of Bee Creek Road.

The representative has indicated that any parking will be provided via the existing
driveway and circle driveway area. He has further indicated that potential customers
will contact him in order to meet on site with trucks / trailers, allowing for the immediate
loading of landscape materials and departure of vehicles. Per the parking provisions of
the Developm ent Guidance Code an Outdoor Sales Use requires, “ 1 space for every
1000 square feet up to 10 spaces, with 1 additional space for each additional 500
square feet. Adequate loading area, as applicable." The staff is recommending the
establishm ent of a parking area per the aforem ented requirements.

Per the provisions of Appendix H, Section 6.1 the applicant will be required to either
provide a twenty-five (25) foot wide vegetative buffer or “a privacy fence, wall
landscaped earthern berm or other screening device found to be appropriate by the
Planning Commission may be utilized in lieu of the required twenty-five (25) foot wide
landscaped buffer.” The staff is recommending the establishm ent of either a twenty-five
foot wide buffer or privacy fence between the landscape products supply business and
the adjacent residences.

The applicant has indicated that the existing residence will continue to be utilized as a
rental home, while the property in question and the two (2) accessory buildings will be
leased to the representative to be utilized for the landscape products supply business.

The project received a score of -5 on the Policy Checklist, out of a maximum possible
score of 39. The relative policies receiving a negative score consist of off-site
nuisances, em ergency water supply, solid waste disposal service, use com patibility and
traffic.

Division III Staff R eport - Padgett Landscape P roducts Supply - John & Mary Padgett - 2013-0001 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 Developm ent Guidance
Code.

2. Compliance letters from the Central Taney County Fire Protection District, Public
W ater Supply District #2 and the Taney County Road and Bridge Department.

3. A twenty-five (25) foot wide vegetative buffer shall be maintained between the
landscape products supply business and the adjoining residences to the north,
south and east.

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

5. A parking area shall be provided ensuring at least 1 space for every 1000 square
feet of outdoor sales area up to 10 spaces, with 1 additional space for each
additional 500 square feet of outdoor sales area.

6. The hours of operation shall be Monday through Sunday 9:00 AM to 4:00 PM.

7. This decision is subject to all existing easements.

8. This Decision of Record shall be filed with the Taney County Recorder of Deeds
Office within 120 days or the approval shall expire (Chapter II Item 6).

Division III Staff R eport - P adgett Landscape P roducts Supply - John & M ary Padgett - 2013-0001 Page 3
Padgett Landscape Products Supply Permit#: 13-01

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
W ater Quality
SEWAGE DISPOSAL n/a=
centralized system 2

on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 2 10
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2

Environm ental Policies
SOIL LIMITATIONS n/a= X

no known limitations 0
potential limitations but mitigation acceptable -1 3
mitigation inadequate -2

SLOPES n/a= X

NOTE: if residential, mark "x" in box......
developm ent on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4
slope exceeds 30% and not engineered -2

W ILDLIFE HABITAT AND FISHERIES n/a= X

no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2

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 abatem ent or unknown impact -2

Land Use C om patibility
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

Com patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4
impact readily apparent / out o f place -2

Page 1 of 5
Padgett Landscape Products Supply Permit#: 13-01

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LOT COVERAGE n/a=
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 0 0
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE n/a= x
bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3
bulk / scale significantly different from surrounding areas / obtrusive -2
BUILDING MATERIALS n/a= 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 n/a= X

no rooftop equipm ent or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE CONTAINERS n/a= 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 / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= X

no outdoor storage o f 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 / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a= X

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

Page 2 of 5
Padgett Landscape Products Supply Permit#: 13-01

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= 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 Econom ic Developm ent
RIGHT TO FARM n/a= X

does not limit existing agricultural uses / 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 n/a= X

no viable impact on existing industrial uses by residential developm ent 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2

DIVERSIFICATION n/a=
creates >=5 full-time, year-round jobs outside of recreation / 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 n/a= 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 n/a= X

uses / functions are compatible or not applicable 2

uses / functions are integrated and separated based on compatibility 1
uses / functions differ m inim ally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed w ithout regard to compatiblity factors -2

Com m ercial Developm ent
DEVELOPMENT PATTERNS n/a= X

clustered developm ent / sharing o f parking, signs, ingress, egress, or not applicable 2

some clustering and sharing patterns with good separation o f facilities 1
some clustering and sharing patterns with minimal separation of facilities 0 3
clustered developm ent with no appreciable sharing of facilities -1
unclustered developm ent with no sharing or ability to share facilities -2

Page 3 of 5
Padgett Landscape Products Supply Permit#: 13-01

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
DEVELOPMENT BUFFERING n/a= x
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
no landscaped buffering, but utilizes expanse o f 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 -1 -2
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a= x
structure size and/or access can be serviced by emergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 5
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-W AY 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 Im provem ents
W ATER SYSTEM SERVICE n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 2 6
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -10
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 / 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
Padgett Landscape Products Supply Permit#: 13-01

Section Score
Performance

Importance
Division II! Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
PEDESTRIAN SAFETY n/a= 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 / protection 0
BICYCLE CIRCULATION n/a= X

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1

no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse developm ent underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 0 0
utilities above ground and not within specific easements -1
no specific management of utilities -2

O pen-Space Density
USABLE OPEN SPACE n/a= 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 W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation o f availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5
centralized, on-site trash collection receptacles available -2
SOLID W ASTE DISPOSAL SERVICE COMMITMENT n/a= 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 / no pick-up service provided -2
Total Weighted Score= -5
Maximum Possible Score= 39
Actual Score as Percent of Maximum= -12.8%
Number of Negative Scores= 5
Negative Scores as % of All Applicable Scores= 41.7%

Scoring Performed by: Date:

Bob A tchley / Bonita Kissee February 22, 2013

Page 5 of 5
Project: Padgett Landscape Products Supply
Permit#: 13-01
Policies Receiving a Negative Score
Importance off-site nuisances emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: February 22, 2013
Project: Padgett Landscape Products Supply Permit: 13-01
As
Max. Possible % Total Negative Scores
Scored
jScoring 39 -5 -12.8% 5 41.7%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 25 -5 3 50.0%
sewage disposal 10 10
off-site nuisances 0 -5
diversification 10 0
emergency services
right-of-way/roads 5 5
emergency w ater supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Importance Factor 4 8 -4 1 50.0%
slopes
use com patibility 0 -4
pedestrian circulation
underground utilities 8 0
Importance Factor 3 6 6
soil limitations
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developments
development patterns
development buffering
water system service 6 6
Importance Factor 2 0 -2 1 50.0%
wildlife habitat and fisheries
air quality 0 0
building materials
residential buffer / screening
residential privacy
traffic 0 -2
pedestrian safety
usable open space
Importance Factor 1
lot coverage 0 0
rooftop vents / equipment
bicycle circulation

Scoring by: Bob A tchley / Bonita Kissee
Date: February 22, 2013
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Padgett Landscape Products
Division III Permit 2013-0001
Taney County GIS - Beacon
Padgett Landscape Products
Division III Permit 2013-0001
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Division III Permit 2013-0001
Pictometry - North View
Padgett Landscape Products
Division III Permit 2013-0001
Pictometry - South View
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Division III Permit 2013-0001
Pictometry - East View
Padgett Landscape Products
Division III Permit 2013-0001
Pictometry - West View