P&Z Regular Meeting Packet

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 383 3 Forsyth, Missouri 65653
Phone: 417 546-7225 / 7226 • Fax:417546-6861
website: www.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
REGULAR MEETING
MONDAY, JUNE 17, 2013, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

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

Review and Action:
Minutes, May 2013

Final Vote:
Veterans Victory Village

Concepts:
Gee Jay Ranch Arena/Campground
Verizon Wireless
In His Precious Sight Daycare

Old and New Business:
Tentative

Adjournment.
 T aney C o u n ty P la n n in g C om m ission
P. O. Box 383 • Forsyth, Missouri 65653
Phone: 417 546-7225 / 7226 » Fax: 417 546-6861
website: www.taneycounty.org
AGENDA
T A N E Y C O U N T Y P L A N N I N G C O M M IS S IO N
P U B L IC H E A R IN G S
M O N D A Y , M A Y 13, 2 0 1 3 , 6;Q0 P .M .
C O U N T Y C O M M IS S IO N H E A R IN G R O O M
TA N EY CO U N TY COURTHO USE

Call to Order:
Chairman Rick Treese called the meeting to order at 6:00 p.m. A quorum was
established with seven members present. They were: Rick Treese, Ronnie Melton, Steve
Adams, Dave Stewart, Mike Scofield, Randy Haes, and Ray Edwards. Staff present: Bob
Atchley and Bonita Kissee.

Mr. Atchley read a statement outlining the procedures for the meeting and
presented the exhibits.

Public Hearings:
Branson Canyon; a request by Phil Lopez to modify the original Division III
permit to allow for up to 281 permitted condominium units to be utilized for nightly
rental located in the 800 Block of St. Hwy. P. Mr. Atchley read the staff report and
presented pictures and a video of the site. Mr. Treese asked Mr. Atchley if all the
existing condos complied with the current requirements of the Code. Mr. Lopez stated
that when he took over in 2008 he was working from the regulations at the time.
Another property owner who owns property in Big Bear, voiced concerns regarding
noise, compliance with the Code, number of people in the confined area, availability of
parking, and adequate water and wastewater. She asked that the request be denied.
Mr. Lopez stated that this property was developed specifically for this type of use and
they do not allow RV's to park there. Jeremy Worley who is a real estate agent for
Branson Canyon, and is familiar with the neighborhood, stated that the development
constructs approximately 5 homes per year. They want to address the market of people
who do not want to rent a motel room. He stated that most of his clients are nightly
rental buyers or renters and there is a large market for these at this time. He stated
that in these types of neighborhoods there is not a lot of noise or disruption. He is
actually the onsite manager of the site, and that most of the calls he receives regard
sewage issues. In his opinion, Branson Canyon is the only place in Taney County that is
growing and selling at this time. He stated that because these people are renting their
own homes, this isn't a party atmosphere. Mr. Treese asked if he was available 24
hours a day. Mr. W orley stated that he was not, that he only has an office onsite, and
he hasn't received any calls past 7:00 p.m. about four times in the past year. Mr.
Edwards asked who rents the properties out. Mr. W orley stated that you would go
online to do this, the developer does not rent out units, Mr. Atchley stated that each
unit/property owner is responsible for adhering to the rules of the Code. Mr. Worley
stated that they act as the individual managers of their own properties. Mr. Edwards
pointed out that the Code requires someone to be onsite or able to get to the property
if needed in a short time. Mr. Stewart asked why they want to add so many more units
at this time when they have enough to maintain for several years. Mr. Worley stated
that they wanted to make the use available to property owners who want to build now
and retire here later. Mr. Melton asked if an individual owns more than one home,
would the owner not have to apply for a nightly rental permit themselves. Mr. Atchley
stated that this is for a blanket request. Mr. Worley stated that these are detached
condominiums not single family homes. Mr. Atchley stated that the approval was for
condominiums not single family individual homes. Mr. Edwards was concerned that if
the unit sells it would be sold as a nightly rental and the Department would not have
control. Discussion followed regarding the sale of condominium units, and what
qualifies it as such. Vickie Hales who is the president of the Big Bear Homeowners
Association voiced concerns regarding noise, on-site management, maintenance of
Corps land, and parking. Mr. Treese asked her if they had approached Branson Canyon
about helping to maintain these areas. She stated that they had not because whatever
is on Corps land anyone can use it. David McCorkendale from Big Bear Park, had a
concern about density, traffic, parking, boat storage, and availability of services. With
no other questions the public hearing was closed for this project.

Apex Practical Firearms; a request by Lowell Miller for a special use permit to
operate a firearms assembly and sales business within his existing single-family
residence as a home occupation, located at 2750 Victor Church Road. Mr. Atchley read
the staff report and presented pictures and a video of the site. David Gilkerson w ho
lives across the street, read a prepared statement regarding; lowered property values,
traffic, and noise. Tom Goldsworthy voiced concerns regarding; fire, neighboring houses
catching fire, the school being in close proximity, security, and compatibility to the
surrounding area. Mr. Miller addressed the concerns, and stated there will be some
traffic but he doesn't want it to become a nuisance so he will limit advertising. W hen or
if the traffic should become a nuisance he will move the business. The school is a mile
and a half from his house. There will be no firing of guns on the property. Mr. Miller
stated that he doesn't store loose powder and any other firearms or ammunition will be
stored safely according to the requirements of the sheriffs office and the ATF. Mr.
Stewart discussed signage. With no other questions the public hearing was closed.

Sycamore Creek Family Ranch; this request was withdrawn.

Kenny Bear Event Center; a request by Kenneth Portz to operate an event center
to consist of a saloon, motorcycle rallies, outdoor concerts, on-site tent and RV
camping, a farmers market, community garage sales, special event rental and nature
trail area. This property is located at 3971 St. Hwy. 176. Mr. Atchley read the staff
report and presented pictures and a video of the site. Mark Whitlock who lives in
Merriam W oods was concerned about density, food safety, adequate wastewater
facilities, ADA accessibility, lighting, hours of operation, noise, and the shooting range
still being utilized even though not commercially operated. Lyle Munsterman who lives
in Merriam W oods west of the request, stated that the operation is disruptive to the
neighborhood, including shooting of guns and loud music. Dean Paul who is the
representative of the request presented information regarding the project. He stated
that they plan to stop the music at 10:00 p.m. Camping will be primitive tent situations.
Mr. Portz stated that he shut the shooting range down for public use. He uses the site
for private practice. Mr. Portz stated that he had been in touch with the DNR regarding
the wastewater requirements. Mr. Adams discussed concerts and number of people
expected on the amount of land available. Mr. Paul addressed the concerns. Mr.
Edwards informed the applicant that since he cannot meet the County Requirements,
he should annex into the City of Rockaway, to hook to their sewer system. Mr. Stewart
pointed out that to annex a property should be contingent, and this one isn't. The
applicant was provided with the recommendations to address before the vote next
week. This concluded the public hearing on this project.

Old and New Business:
Mr. Atchley presented the new Code books with the new amendments.

Adjournment:
With no other business on the agenda for May 13, 2013 the meeting adjourned
at 8:11 p.m.
taney Hi T aney C o u n ty P lanning C om m ission
P. O. Box 383 • Forsyth, Missouri 65653
^ » CO U N TY Phone: 417 546-7225 / 7226 * Fax: 417 546-6861
website: www.taneycounty.org

M IN U T E S
T A N E Y C O U N T Y P L A N N I N G C O M M IS S IO N
R E G U L A R M E E T IN G
M O N D A Y , M A Y 20, 2 0 1 3 , 6:00 P.M .
C O U N T Y C O M M IS S IO N H E A R IN G R O O M
TAN EY CO U N TY COURTHOUSE

Call to Order:
Chairman Rick Treese called the meeting to order at 6:00 p.m. A quorum was
established with eight members present. They were: Rick Treese, Randy Haes, Dave
Stewart, Mike Scofield, Steve Adams, Ronnie Melton, Ray Edwards, and Rick Caudill.
Staff present; Bob Atchley and Bonita Kissee.

Mr. Atchley read a statement outlining the procedures for the meeting and
presented the exhibits.

Review and Action:
Minutes; April 2013, with no additions or corrections a motion was made by
Ronnie Melton to approve the minutes as written. Seconded by Steve Adams. The vote
to approve the minutes was unanimous.

Final Votes:
Branson Canyon; request by Phil Lopez to increase nightly rental from 84 to 281
units at the existing Branson Canyon resort located in the 800 block of St. Hwy. P. Mr.
Atchley read the proposed decision of record. Jeremy Worley representing the applicant
addressed questions from the Commission. Mr. Caudill asked if they could meet all the
items of the decision of record. Mr. Worley stated that they could. Mr. Caudill asked if
all of the nightly rentals were owned by individuals how could they make sure that all of
them would comply with the rules. Mr. Worley stated that would be the job of the
onsite manager. However, at this time they don't have someone who lives close
enough, but everyone who owns and lives there have Mr. Lopez's phone number, and
Mr. Lopez will call Mr. Worley. Mr. Edwards stated that it is the owner's responsibility, to
obtain insurance and the other requirements, Mr. Melton felt this is a sales gimmick. Mr.
Worley addressed this comment by stating that they are just trying to satisfy the
property owners. Mr. Caudill asked if the project complied with the requirements when
they were first approved. Mr. Atchley stated that it did. Mr. Stewart and Mr. Edwards
stated that in their opinion the project should stay where it is at, and in the future when
it is sold out, they come before them for the approval for the additional units. Mr.
Worley discussed the need for nightly rentals, and the reason he advised his client to
request this approval. Mr. Edwards stated that he felt in the future when the approval
would come back, it would likely receive approval. Then, Mr. Edwards made a motion to
deny. Mr. Stewart seconded. Mr. Treese asked how the condos on Lakeshore Drive
differed from this request. Mr. Stewart stated that those were not nightly rentals. The
vote to deny was unanimous. Mr. Edwards stated that in his opinion real estate agents
should not hand out certificates regarding planning and zoning, and made a motion that
they individually come before the Planning Commission for approval. Mr. Stewart stated
that they could do a referendum. Mr. Worley clarified that the form used is a way for
the homeowners association to know who was doing nightly rental and who is not.
They are not giving them permission to do anything with that. Mr. Edwards suggested
they add a sentence informing them they must seek Planning Commission approval.
Discussion followed.

Apex Practical Firearms; request by Lowell C. Miller to assemble and sell firearms
and related products from his residence located at 2750 Victor Church Road. Mr.
Atchley read the decision of record. Mr. Caudill clarified that the applicant will not be
firing weapons onsite, and asked why he wanted the hours extended to 8:00 p.m. Mr.
Miller stated that he works a full time job and that he needed to allow customers to pick
up weapons after he comes home from work. Mr. Edwards clarified that there will be no
reloading onsite or ammunition sold. After discussion Mr. Stewart made a motion to
approve based upon the decision of record. Mr. Caudill seconded. The vote to approve
was unanimous.

Sycamore Creek Family Ranch; withdrawn.

Kenny Bear Event Center; request by Kenneth Portz to operate an event center
on property located at 3971 St. Hwy. 176. Mr. Atchley read the decision of record, and
presented a docum ent from the applicant received after the previous meeting re-stating
his plans for the project. Mr. Treese asked if the applicant will have music in the saloon,
and if so allowing him to be open past 10:00 p.m. Mr. Portz addressed questions from
the Commission and stated that he plans to use porta-potties and there will be no
dumping of wastewater on the property. Mr. Caudill asked if the property had been in
compliance in the past. Discussion followed, with Mr. Portz stating that he would no
longer shoot firearms on the property. Mr. Adams asked if his business grew in the
future where he would expand it to. Mr. Portz stated that he would come back before
the Commission for their approval, and that there isn't anywhere else on the property to
expand to. Mr. Adams clarified how many cars there would be per number of people
planned on the site. Mr. Caudill stated that he would be more comfortable with
permitting in phases. Mr. Portz stated that he would be in favor of applying for special
event permits as needed. Discussion followed regarding rules for special events. Mr.
Atchley stated that on the document presented this day, it stated that there are only 5
events planned per year. After discussion a motion was made by Rick Caudill to approve
based upon the decision of record. Dave Stewart seconded. The vote to approve was
unanimous.

Terry Filczer: The Planning Commission gave a time frame for the applicant to
bring additional information to this meeting. Mr. Filczer was not present, and did not
comply with the request. Mr. Edwards made a motion to deny based upon the
requirements not being met. Mr. Caudill seconded. The vote to deny was unanimous.

Concepts:
Gee Jay Ranch Arena and Campground; a request by George Cramer to operate
an equine oriented campground, arena with restrooms located at 160-220 Frank Rea
Road. No one was present to represent the project. Mr. Stewart made a motion to
table. Randy Haes seconded. The vote to table until June 17, concept hearing was
unanimous.

Veteran's Victory Village; a request by Marie Fulkerson to allow Nick Byma to
purchase and subsequently construct apartment structures on 139.4 acres located off
Sunset Inn Road. A power point presentation was presented by the applicant. Mr.
Treese asked about traffic. The representative stated that the traffic issue has been
addressed and information will be presented. Mr. Haes reported that he has visited the
site and asked about employees to the property. The applicant stated that they plan to
employee as many of the veterans as they can that will live there. Plans are to train the
veterans to do various things concerning the property. The construction will begin at
the same time on the domes. Mr. Stewart asked about funding. The applicant stated
that it would be a humanitarian loan. Wastewater will be a private system permitted by
DNR. It is a Schaeffer system. Mr. Treese informed the applicant that the public hearing
will be next month.

Old and New Business:
No discussion.

Adjournment:
With no other business on the agenda for May 20, 2013 the meeting adjourned
at 7:42 p.m.
TANEY T aney C o u n ty P lan n in g C o m m issio n
P. O. Box 383 a Forsyth, Missouri 65653
COUNTY Phone: 417 546-7225 / 7226 ® Fax:417 546-6861
website: www.tanevcoun.ty.org
\0
• iJ ( H
APPLICATIOM FOR CONCEPT * ^
DIVISION 111
TANEY COUNTY PLANNING COMMISSION

The Concept Application is for the use of the Planning Staff and Commission to
enable us to know the nature of the planned project. The official Division III
Application for permit will be filed along with everything needed to complete
your file, as listed on the Division III Procedure Checklist. Division III
Applications: $150.00,. Special Use Applications: $150.00.

N A M E O F P R O JE C T : ( S 'f a r c T Xj K l\ fy C N A R.£r A-'7V / O A i-U A 9j

NAM E O F A P P L IC A N T ; c ic Q^r G ii ty\ ^
(Must be owner o f record)
& f=> Sf
S IG M A T U R E : \ 1^ - / . _______ DATE: ____________
(Must be owner o f record)

N A IL IN G ADDRESS: 2 3 / V (2 fcT A \lA \<i if. |V\

TELEPH O N E NUMBER: V/ )~ 3~?> / - ci 9 V O ________ _______

Representative Information
N A M E O F R E P R E S E N T A T I V E : __________________________ ,__________ _____

M A I L I N G A D D R E S S (rep.):

T E L E P H O N E N U M B E R (rep»):

Revised 12/19/03
 Property Information

ACCESS T O P R O P E R T Y (street # and name): I (&Q - £ ^ °

/2 fcs. K N I*-- c X <
____________________________

dumber o f A cres (or sq. f t of lot size): _ C- R-^~1S

PARCEL #: i M - S „ O -• t - ^ - Q O Q - G G C - Q Q Z , C Q g ___________
(Parcel # MUST ije on permit. Example: 00-0.0-00-000-000-000.000. This number is on top left hand comer of
property tax statement. If you hawe not paid taxes on property, must hawe name of previous owner of property.)

SECTION. 'L 'I- TO W N SH IP. Z v- RAMGE; f£

MANE OF SU B D IV ISIO N (If a p p lic a b le ) :__________________________

Lot # (if applicable) B LO C K #

W ITH IN 600" FRO M T H IS PRO PERTY IS;
(Check all land uses th at apply)

□ Commercial □ Multi-Family a Residential ^Agricultural
□ Multi-Use □ Municipality

SEW AGE D ISP O S A L SYSTEM;
□ Treatment Plant a Individual
□ Central Sewer: District # _________

W A TER SU PPLY SYSTEM;
□ Community Well & Private Well
□ Central: District # _________

DOES TH E PR O P ER TY LIE ISM TH E 100-YEA R FLOOD PLAIN? □ Yes &No

THIS R EQ U ES T FALLS INTO ONE O R MORE OF TH E F O L L O W IN G
C A TEG O R IES;

□ Residential □ Multi-Family ^Commercial □ Industrial
□ Special Use □ Other - Explain: _________________ _

Revised 12/19/03
Any proposed p roject that does n o t ha we a posted 911 address m ust be id en tified
with a survey fiag a t the proposed access to the property . Failure to p o st the
survey flag wiIS re su lt in a delay o f the Public Hearing. Please give a description o f
your proposed project including a ll uses: ('IMPORTANT/ Make this description as
com plete as possible as your p u b lic notice w ill be based on the inform ation
pro vided here.)

h p p jfj(Zo jij E N T £ & C . P* i\is \) \P a

A Ai P Af >,L i T V 1- e fL C C.0 t\\ pi= 11 f t f> , fc-U fcr~AJ T \
$ fc^ ~tCL , f f~) ( j'~{~ ________________________
K esi k'c-oe'.v ■P froiivry Ars IL. C ; S pgerrfrW-&—..-

. I %P-X iVx ^_£. ( T~L~^>___ LJ ? (L_Y: f L CtLrtJ j__________

^ ^ g t p r ^ ^ r A i^ P u J - O f t - k ( ~:Cv; / £ . ,

Revised 12/19/03
 H

i'm ,
H
"
Gee Jay Ranch Arena/Campground

__________________________________________________________________________________________
 SLACK & VEATCH CORPORATION
301 5 0 TELEGRAPH ROAD, SUITE 355
BIN G HAM FARMS, M l 48025. USA
+1 913-458-6777 | M ANCINA.F@ BV.COM

May 8,2013

VIA FEDERAL EXPRESS DELIVERY
Taney County
Planning and Zoning Dept.
207 David Street
Forsyth, MO 65653
Attn: Mr. Bob Atchley
RE: Verizon Wireless Petition for Special Use Permit
for a Proposed Wireless Telecommunications Facility
Site Name: KSMO Ridgedale
Site Address: 3271 Ridgedale Road; Parcel I.D. #20-4.0-20-001-001-015.000
Dear Mr. Atchley:
Enclosed please find a completed Special Use Permit Application with exhibits requesting a
Special Use Permit, a check in the amount of $1.50.00, and one (1) set of preliminary construction
drawings, for the above-referenced address.
Verizon Wireless is proposing to construct a wireless telecommunications facility to replace
and relocate the existing wireless facility on the property, consisting of a 300’ self support tower
placed within a 100’ x 100’ lease area, along with a 12’ x 30’ equipment shelter placed near the base
of the tower.
This application is to solidify all necessary land use approvals required for Verizon Wireless
to proceed to a building permit to install the wireless telecommunications facility. Pursuant to the
FCC Shot Clock Process the jurisdiction acknowledges that it has a 90 day review process for site
modifications and 150 days for new build sites. A copy o f the FCC Shot Clock Declaratory Ruling
will be provided to you upon request.
Verizon Wireless respectfully requests placement on the June 17, 2013 Planning and Zoning
Commission agenda for consideration and approval of this Special Use Permit request. If you should
have any questions or require any additional information, please feel free to contact me.
Sincerely,
Black & Veatch Corporation

Frank Mancina
Site Acquisition and Zoning Manager
Enclosures

'w.bv.com
 APPLICATION FOR. CONCEPT
DIVISION III
TANEY COUNTY PLANNING COMMISSION

The Concept Application is for the use of the Planning Staff and Commission to
enable us to know the nature of the planned project The official Division III
Application for permit will be filed along with everything needed to complete
your file, as listed on the Division III Procedure Checklist Division III
Applications: $150=00, Special Use Applications: $150.00.

N A M E O F PRO JECT: _Mi ssouri - KSMO Ridgedale___________________

N AM E O F A P P L I C A N T 3 Rodney & Judy Sullins, d/b/a Sullins RV's Etc.
(Must be oyzner o f record)

S IG N A TU R E : _______ DATEs
(p<lust be owner o f record)

M A IL IN G ADDRESS: p -°- Box 260, Ridgedale, MO 65739

T E L E P H O N E N U M B ER : _N/A__________________________________________

Representative Information
NAME O F R E P R E S E N T A T IV E : Cellco Partnership,
d/b/a Verizon W i reless,
C/o Black & Veatch Corp, Frank Mancina

M A IL IN G A D D R ES S (rap.): 30150 Telegraph Rd, Ste 355, Bingham Farms
MI, 48025

T E L E P H O N E N U M B E R (rep.): 913-458-6777__________________________

Revised 01/01/2010
 Property Information

ACCESS TO PROPERTY (street # and name): 3271 Ridgedaie Road

Number ©f Acres (or sqaft. of Sot size): 4 .4

PARCEL# ; 20-4.0-20-001-001-015.000 _______ ____ _
(This number is on the top left hand corner of your property tax statement)

SECTIO N 20________ TOWNSHIP; _ 2 i ________ RANGE? 21

m m E OF SUBDIVISION (if applicable): n /a

Lot # (if applicable! n /a BLOCK # N/A

WITHIN 600* FROM THIS PROPERTY IS;
(Check all 3and uses that apply)

0 Commercial □ Multi-Family S Residential 0 Agricultural
□ Multi-Use □ Municipality

. SEWAGE DISPOSAL SYSTEM;
□ Treatment Plant □ Individual
□ Central Sewer: District # _________

W ATER SUPPLY SYSTEM;
□ Community Weil □ Private Well
□ Central: District # ________

DOES THE PROPERTY LIE IN THE 100-YEAR FLOOD PLAIN? □ Yes 3 No

THIS REQUEST FALLS INTO ONE O R MORE OF THE FOLLOW ING
CATEGORIES;

□ Residential □ Multi-Family □ Commercia! □ Industrial
a Special Use □ Other - Explain:_______________

Revised 12/19/03
Any proposed! project that does not have a posted 911 address must be Identified
with a survey flag a t the proposed access to the property. Failure to post the
survey flag w ill result In a delay o f the Public Hearing. Please give a description o f
your proposed project Including a ll uses/ (IMPORTANT? Make this description as
complete as possible as your public notice w ill be based on the inform ation
provided here.)

Verizon Wireless is pleased to announce deployment of its wireless

services to Taney County residents. As the nation's largest operator

of. wireless voice and data networks, Verizon Wireless is proposing

to expand its network of cell sites within Taney County. Many residents

within your community are counting on Verizon Wireless to provide quality

service so they can stay connected with families, friends and emergency

services if needed. In order to satisfy these needs, Verizon Wireless is

improving its antenna facilities network system in Taney County. This is

notice that Verizon Wireless is proposing a wireless telecommunications

facility consisting of a 300' self support tower, along with a n e w

12' x 30* equipment shelter within a 100' x 100' lease area.

The communication facility will be secured with a 6' chain link fence.

The proposed facility will be located at 3271 Ridgedale Rd,

Ridgedale, Missouri 65739._____________________________________

Revised 12/19/03
Verizon Wireless Tower
IN
 PROPERTY TAX iNPQ/PARCEL MAP

Parcel ID 20-4.0-2:0-001-00L-015,000 Alternate ID nfa Owner Address SULUNS ROONEY & JUDY
2.0-21-21 r\U
, , ^SDQEDALEHO65739
Sec/Twp/Rrtg Class ^ ^60
Property Address 3271 RIDGEDAtE RD Acreage tva
RS0GEDA1E
District 5CWX
Brief Ta< Description PT SENE4
i Hot?'V* $ed r- ieg^i aoaiTsenrs

SCI.P Alt # 4 page 12
 Verizon Wireless KSMO Ridgedale

PR O JE C T O VERV IEW
PRO PO SED W IRELESS TELECO M M U N ICA TIO N S FACILITY
TANEY COUNTY, M ISSOURI
Petitioner
Cellco Partnership, d/b/a Verizon Wireless provides wireless telecommunication services to the
public in regional markets across the United States, as well as in more than 200 destinations around
the world. Verizon Wireless has the largest nationwide voice and data network with over 107
million subscribers, operating the nation’s fastest and most advanced 4G network and the largest
and mostreliable 3G network. Verizon Wireless is licensed by the Federal Communication
Commission (FCC) and regulated by the Federal Aviation Administration (FAA).
Verizon Wireless is a major provider of wireless telephone service in the State of Missouri.
Benefits of wireless telecommunications include:
9 Public Safety: More than 50% of all 911 calls nationwide are from wireless phones.
» Alternative to Landline System: More than 26% of all US households are served by
wireless carriers only. Where there is a landline phone in use, wireless serves as a
back-up to the landline system.
a Lifestyle and Convenience: Wireless telecommunications support the productive
and busy lifestyles of people in Taney County by increasing productivity and
reducing stress.
Statem ent of Necessity
As part of its continued deployment in the State of Missouri, Verizon Wireless engineers have
identified the need for a wireless telecommunications facility to serve Taney County. A preliminary
network design is prepared based on many factors, including the characteristics of the community,
available radio frequencies, and wireless equipment capabilities. A map of the selected “search
area” and other requirements for the site are provided to property consultants who visit the area to
identify and rank potential sites. This search area represents the area in which a facility must be
located to allow it to function as an integral unit in the wireless telecommunications system.
Wireless telecommunication facilities are laid out in a grid pattern and the spacing, height and
location of this component site are critical for the successful operation of the system. The property
at 3271 Ridgedale Road meets the engineering criteria for the necessary site in this area.
Property Search
Once the need for a wireless telecommunications facility is identified, Verizon Wireless studies the
local zoning regulations to determine the most appropriate zoning districts within the search area to
locate their facility. Verizon Wireless is dedicated to working with local officials to site its facilities
1
 Verizon Wireless KSMO Ridgedale
in locations appropriate to the community. W henever feasible, Verizon Wireless strives to acquire
sites that utilize existing structures, blend with the local character, and are unobtrusive to the
community. When construction of a new facility is required, sites are chosen by their proximity to
compatible land uses whenever feasible. It is important to remember that wireless
telecommunication facilities must be considered as part of a network, not as individual locations.
Wireless Telecommunication facilities can be likened to links in a chain, one link adds to the next,
making the network design larger. Once these links, or wireless telecommunication facilities, are
constructed, it is difficult to adjust the network design or move individual sites.
Description of Property
The subject parcel is located at 3271 Ridgedale Road in Taney County and is owned by Rodney and
Judy Sullins, d/b/a Sullins RV’s Etc. The parcel is zoned Commercial and currently has a RV
storage/sales facility on the property. The parcel is surrounded by property zoned
Agriculture/Residential to the north and west, and Residential to the south and to the east is
Highway 65. Verizon Wireless will be leasing a 100’ x 100’ portion of the 4.4 acre parcel northeast
of the RV storage facility located on the property. Access will be via an existing driveway off
Ridgedale Road. There are no other existing tall structures which meet Verizon Wireless
requirements for the necessary site in this search area and the parcel runs along major traffic
intersection of N. Ridgedale Road and W. Rochester Rd.
Nature of Request/Zoning Analysis
Verizon Wireless is requesting a Special Use Permit and any other permits necessary to construct a
wireless telecommunications facility consisting of a 300’ self support tower, related antenna
equipment, and an equipment shelter with approximate dimensions of 12’ x 30’.
Pursuant to Appendix E “Special Use Permits,” Item 2 Procedures of the Taney County
Development Guidance Code, Verizon Wireless’ proposed use requires a Special Use Permit as
follows:
“2.1. Applicants for a Special Use permit shall submit, at a minimum, the following:
(a) application form properly completed and signed by the property owner; (b)
-

proof o f property ownership; (c) sketch plan; (d) full legal description o f the
boundaries o f the proposed development or request; (e) description o f the requested
project in the applicant’s words; (f) all other information submittals as required by
the Planning Commission or Planning & Zoning Administrator.”
The proposed facility will conform to all applicable Taney County regulations. Further, all setbacks
will be complied with and no streets, rights-of-way or easements will be encroached upon. After
construction, this site will provide 911 and emergency communication as well as improved wireless
coverage in this section of Taney County.
 Verizon Wireless KSMO Ridgedale
Statem ent of O perations
Once the construction of the wireless telecommunications facility is complete and the telephone
switching equipment is fine-tuned, visitation to the site by service personnel for routine
maintenance will occur approximately once a month. The site is entirely self-monitored and
connects directly to a central office where sophisticated computers alert personnel to any equipment
malfunction or breach of security. The wireless telecommunications facility will be unstaffed, with
no regular hours of operation and no impact to existing traffic patterns.
Compliance w ith Federal Regulations
Verizon Wireless will comply with all applicable FCC rules governing construction requirements,
technical standards, interference protection, power and height limitations, and radio frequency
standards. In addition, the company will comply with all applicable FAA rules on site location and
operation.

3
 Verizon Wireless KSMO Ridgedale

STANDARDS FOR SPECIAL USE PERMIT
TANEY COUNTY, MISSOURI
APPENDIX E - SPECIAL USE PERMITS
(2) Procedures
2.3. Prior to any Special-Use permit being granted, the Planning Commission shall consider
that adequate provisions have been made for the following:
(a) The location and size of the proposed use in relation to the site and to adjacent sites
and uses of property, and the nature and degree of the proposed operation;
Due to the fact that VZW has beem sensitive in selecting a site that will minimize
the impact on the surrounding property, its facility will be compatible with the
existing environment and will mot disrupt future development of the area. This
facility will not have an adverse effect on the property values within the
neighborhood but rather, enhanced wireless telecommunications will have a
positive influence in the development of this area. Due to the diminutive size of
the lease parcel (100’ x 100’), and its location in a Commercial zoned area, the
proposed facility will not impede the normal and orderly development and
improvements of surrounding property for uses permitted in this district.

(b) Accessibility of the property to police, fire, refuse collection, and other public
services; adequacy of ingress and egress to and within the site; traffic flow and
control; and the adequacy of off-street parking and loading areas;
A wireless telecommunications facility is unstaffed, and accordingly, there will
be no impact to the existing traffic patterns. The facility will not generate any
traffic hazards or nuisances. This site will be visited on the average of once a
month by maintenance personnel, and thus, the safety and efficiency of public
streets will be maintained. Access will be provided via the existing RV business’
driveway off of Ridgedale Road. Existing parking at the subject property is
more than adequate for the expected infrequent maintenance visits to this site.
(c) Utilities and services, including water, sewer, drainage, gas and electricity, with
particular reference to location, availability, capacity, and compatibility;
The only utilities necessary for this facility are electricity and telephone, both of
which will be provided by VZW. Access will be via Ridgedale Road. The
wireless telecommunications facility is an unstaffed facility and, accordingly,
there will be no impact to the existing traffic patterns, nor will there be any need
for additional access roads. Site plans submitted together with this application,
reflect that provisions have been made for utilities and access. As this wireless
communications facility is unstaffed, no drainage, sanitation, refuse disposal,
water and sewer, or school facilities will be necessary. The facility is
electronically monitored and connected to a sophisticated central computer
system which will detect any breach of security or other danger. Existing police
and fire protection is more than adequate to provide security for this facility.

1
 Verizon Wireless KSMQ Ridgedale

(d) The location, nature, and height of structures, walls, fences, and other improvements;
their relation to adjacent property and. uses; and the need for buffering or screening
The establishment, maimiteiniainice and operation of this facility will be wholly
contained within the 100’ x 100’ tease parcel which is adequate space for a
wireless telecommunications facility. As this facility is unstaffed, a 6’ chain link
fence topped with three strands of barbed wire will surround the site in order to
protect private property. The facility will be located in the northeast corner of
the parcel in order to minimize any adverse effects or visual impacts on the
nearby properties. The parcel is surrounded by Agriculture/Residential to the
north, Highway to the east, Commercial to the south, and
Agriculture/Residential to the west.. Due to the Commercial nature of this area,
this wireless telecommunications facility will not have an adverse effect on
permitted uses or surrounding properties. Therefore, this facility will be
adequately screened from public view and access.
(e) The adequacy of required yard and open space requirements and sign provisions; and
As this wireless telecommunications facility will be wholly contained within the
100’ x 10©’ lease parcel, the size of the lot is more than adequate to support the
proposed use. The facility’s only sign is one that identifies the Provider and
emergency telephone numbers.
(f) The general compatibility with adjacent properties, other properties in the district,
and the general safety, health, comfort, and general welfare of the community; and
with the standards for development in these regulations.
Due to the diminutive size of the lease parcel and the nature of the surrounding
uses, this installation will not interfere with the use and enjoyment of any other
property in the immediate vicinity nor will it be detrimental to the public health,
safety, morals or general welfare. Wireless telecommunications technology does
not interfere with any other form of communication, whether public or private.
To the contrary, wireless technology provides vital communications in emergency
situations and will commonly be used by local residents and emergency personnel
to protect the general public's health, safety and welfare. This facility will not
have an effect on the property values within the neighborhood, but rather, its
presence will enhance and provide wireless communications to the residents of
Taney County.
Wireless telephone technology provides many benefits to the communities it
serves. These services include, but are not limited to, the following:
3 911 program allowing motorists to summon aid and report dangerous
situations.
« Support for emergency services by providing wireless communications to
paramedics, firefighters, and law enforcement agencies.
3 The ability to transmit data allowing for immediate access to vital
information.
9 A backup system to the land-line system in the event of a natural or man-
made disaster.

2
 Verizon Wireless KSMO Ridgedale

Immediate access to national hazardous material data bases from the site
of a hazardous material spill.
Communication capabilities in remote areas, enhancing the safety of
travelers by allowing immediate access to emergency assistance.
Support for the busy lives of people in the county, reducing stress and
increasing productivity.

3
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) ? Proposed Communication Facility
TANEY T aney C o u n ty P l a n n in g C om m ission
P. O. Box 383 3 Forsyth, Missouri 65653
COUNTY Phone: 417 546-7225 / 7226 > Fax: 417 546-686 L
website: www.taneyeoimty.org \

I^
APPLICATION FOR CONCEPT
rr DIVISION i l l
TANIX COUNTY PLANNING COMMISSION

The Concept Application is for the use of the Planning Staff and Commission to
enable us to know the nature of the planned project. The official Division III
Application for permit will be filed along with everything needed to complete
your file, as listed on the Division III Procedure Checklist, Division III
Applications: $150.00, Special Use Applications: $150.00,

N A M E O F P R O JE C T : \^ o V W c lC O S Q v».C
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V\ rX _______

N A M E O F A P P L IC A N T : L tW S f )
(Must be owner of record)
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S IG N A T U R E : tf/S/ &*''•— - ________________ A T E 2 v
(Must be owner of record)
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M A IL IN G ADDRESS: V .^ \ Q \N v \C P

TE LE PH O N E NUM BER: ■¥/'? ~ e £ 3 9 - i t O & A&/, AI h C 9^/rSiP p f ? C

Representative Information / !/? [ k .. )
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N A M E O P R E P R E S E N T A T IV E : CL C l X k - o P \ \ \ » 1 'JY .M >lV ~ ~

M A I L I N G A D D R E S S (re p,): ‘c S C tV ( %P(klP f ’ IS&&0
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T E L E P H O N E N U M B E R (re p,): L\i T 'r$\wX~lb I___________________ - 0
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Revised 12/19/03
 Property Information

ACCESS TO PROPERTY (street # arid name): A Q \ ( W W s l V v j e

N um ber o f A cres {or sq, ft. o f Sot size): l-^H

•PARCEL #i n cf J7^ 0 ' t b - COO ^ O o O ''■%‘ o ______ __
(ParceJ # NUST be esa pes-smit. Example; iM>-a0-©O-OOO-OOG-0OO.O00„ This isumijeir is an top teft hassd corner
wrcsjjerSy tax statement. If you foawe ta©4 paid taxes o*s jsmp-srt^, mast have «an»e of previews m n e r qf py^pe

SECTION* 15 TOWNSHIP; cS 5 RANGE; -4 f )

NAME OF SUBDIVISION (If applicable);

Lot # (if applicable) BLOCK #

WITHIN 600*FROM THIS PROPERTY IS;
(Cheek all land uses that appiy)

□ Commercial □ Multi-Family ^Residential □ Agricultural
□ Multi-Use □ Municipality

SEWAGE DISPOSAL SYSTEM
□ Treatment Plant jp Individual
a Central Sewer: District # H Cn .

WATER SUPPLY SYSTEM"
□ Community Well O. Private Well
□ Central: District #

DOES THE PROPERTY LIE IN THE 100-YEAR FLOOD PLAIN? □ Yes □ No

THIS REQUEST FALLS INTO ONE O R MORE OF THE F0 L,L0 ¥il^G
CATEGORIES;

^ Residential □ Multi-Family □ Commercial □ Industrial
^ Special Use □ Other - Explain:_____ ____________

Revised 12/19/03
Any proposed p ro ject that does n o t have a posted 911 address m ust be Identified
w ith a survey flag a t the proposed access to the property. Failure to p o st the
survey flag w ill resu lt in a delay o f the Pub lic Hearing, Please give a description o f
your proposed p ro ject including a ll uses," {IMPORTANT? Make th is description as
com plete as possible as your p u b lic notice w ill be based on the inform ation
provided here.)

Revised 12/19/03
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