P&Z Public 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 • Forsyth, Missouri 65653
Phone: 417 546-7225 / 7226 • Fax: 417 546-6861
website: www.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
CONCEPT HEARING
MONDAY, JULY 8, 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:
Gee Jay Ranch Arena/Campground
Verizon Wireless
In His Precious Sight Daycare

Old and New Business:
Tentative

Adjournm ent.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTV' DIVISION III PERMIT
STAFF REPORT

HEARING DATE: July 8, 2013

CASE NUMBER: 2013-0010

PROJECT: Gee Jay Ranch Arena and Campground

APPLICANT: George Cram er

LOCATION: The subject property is located at 160 - 220 Frank
Rea Road, Kissee Mills, MO; Oliver Township;
Section 22, Township 22, Range 18.

REQUEST: The applicant, George Kramer is requesting approval
of a Division III Permit, authorizing the developm ent of
the Gee Jay Ranch, which will include an outdoor
arena, six RV camp sites and a restroom / shower
facility for both campers and spectators.

BACKGROUND and SITE HISTORY:

The proposed Gee Jay Ranch Arena and Campground will be located on a portion of an
existing +/- 80 acre (per the Assessors information) meets and bounds described tract
of land.

According to the Assessor’s information, two existing residences, two existing barns and
a garage are located upon the same parcel of land on the other side of Frank Rea
Road.

The current application was approved for Concept on June 17, 2013.

Division III P erm it Staff R eport - Gee Jay Ranch A rena and Camping - 2013-0010 Page 1
GENERAL DESCRIPTION:

The proposed Gee Jay Ranch Arena and Campground will be located upon an
approxim ately 80 acre meets and bounds tract of land. The Gee Jay Ranch will consist
of an approxim ately 100’ x 220’ outdoor, equestrian arena; six (6) RV camping sites,
designed for self-contained RV units for sewer (water and electrical services will be
provided); Restroom and shower facilities for both campers and spectators and horse
riding trails. The facility will be geared primarily toward equine oriented competitions,
shows and events.

REVIEW:

Since mixed uses are proposed, per the provisions of Table J-1 of the Developm ent
Guidance Code, the on-site parking space requirements will be required to be
determined on a proportional basis, based upon the proposed uses. The parking
area(s) will have to be designed based upon these specific uses. However, the
representatives will have adequate property area (80 acres) to ensure adequate
parking.

The area in question is not served by public or central sewer. Therefore a septic
system will be permitted via the Taney County Onsite W astewater Permitting Division of
the Planning Department, in conjunction with the Missouri Departm ent of Health and
Senior Services. The septic system will be designed to accom modate the proposed
number of patrons and proposed uses.

The adjoining property to the north is agricultural and light residential. The adjoining
property to the south, east and w est is agricultural.

The project received a total score of -10 on the Policy Checklist, out of a maximum
possible score of 43. The relative policies receiving a negative score consist of right-of-
way on existing roads, em ergency w ater supply and utilities.

Division III Perm it Staff R eport - Gee Jay Ranch A rena and Camping - 2013-0010 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 On-site W astew ater Permitting Division of the
Planning Department, the Missouri Departm ent of Natural Resources (MoDNR)
(for the well(s)) including all other entities which have requirements governing a
developm ent of this nature (Chapter VI-VII).

3. The applicant shall submit a MoDNR Construction Permit for a well(s) to provide
service to the Gee Jay Ranch Arena and Campground.

4. The applicant shall provide proof of liability insurance to the Taney County
Planning Departm ent prior to opening day of the operation.

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. No outside storage of equipm ent or solid waste materials.

7. This decision is subject to all existing easements.

8. Division II Permits will be required for all applicable structures in the developm ent
(Chapter 3 Sec. I Item B).

9. 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 P erm it Staff R eport - Gee Jay Ranch A rena and Camping - 2013-0010 Page 3
Gee Jay Ranch Arena and Campground Permit#: 13-10

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

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

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

Environm ental Policies
STORM DRAINAGE n/a= X

on-site stormwater retention and absorption with engineered plans 2

on-site stormwater retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable management and control of stormwater run-off -2

AIR QUALITY n/a= X

cannot cause impact 0
could impact but appropriate abatement installed -1 4
could impact, no abatement or unknown impact -2

Critical Areas
PRESERVATION OF CRITICAL AREAS n/a=
no adverse impact to any designated critical area 2

one of the designated critical areas impacted but can be fully mitigated 1
more than one of the designated critical areas impacted but can be fully mitigated 0 3 2 6
one or more of the designated critical areas impacted and mitigation not fully effective -1
one or more of the designated critical areas impacted with no ability to mitigate problem -2

Land Use C om patibility
OFF-SITE NUISANCES n/a=
no issues 2

minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 2 8
buffered and minimally mitigated -1
cannot be mitigated -2

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

Page 1 of 5
Gee Jay Ranch Arena and Campground Permit#: 13-10

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= X

no rooftop equipment / vents or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2

STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n/a= X

no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2

STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= 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 / 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 of land 0 2

no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

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
AGRICULTURAL LANDS n/a=
no conversion of Class l-IV agricultural land to other use(s) 0 1 0 n
development requires reclassification of Class l-IV agricultural land to other use(s) -2

RIGHT TO FARM n/a=
does not limit existing agricultural uses 1 does not cause nuisance, predation 0
does not limit existing agricultural uses, but may result in minor nuisance -1 3 0 0
potential impact(s) on existing agricultural land -2

RIGHT TO OPERATE n/a= X

no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 2

potential impact on existing industrial uses with no mitigation -2

Page 2 of 5
Gee Jay Ranch Arena and Campground Permit#: 13-10

Section Score
Performance

Importance
Division I I I Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
DIVERSIFICATION n/a= X

creates >=5 full-time, year-round jobs outside of recreation / resort sector 2

creates full-time, year-round and seasonal jobs 1 4
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 minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2

C om m ercial Developm ent
DEVELOPMENT PATTERN / 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 4
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2

Services - Capacity and Access
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy of utilities -2

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 n/a= X

structure size and/or access can be serviced by emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 3
structure size and/or access could be problematic or non-serviceable -2

Page 3 of 5
Gee Jay Ranch Arena and Campground Permit#: 13-10

Section Score
Performance

Importance
D ivision 111 Relative P olicy S coring Sheet;

Factor
Eastern Taney C ounty

Score
Value
RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0 c. -10
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
WATER SYSTEMS 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 0 0
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 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION 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
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 development 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

Page 4 of 5
Gee Jay Ranch Arena and Campground Permit#: 13-10

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 WASTE DISPOSAL SERVICE AVAILABILITY n/a= X

weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5
centralized, on-site trash collection receptacles available -2
SOLID WASTE 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 W eig h ted S co re = -10

M axim um P o ssib le S co re = 43
Actual S co re as P erce n t o f M ax im u m = -23.3%
N u m b er o f N egative S co re s= 3
N egative S co res as % o f T otal S co re = 8.6%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee June 26, 2013

Page 5 of 5
Project: Gee Jay Ranch Arena and Campground
Permit#: 13-10
Policies Receiving a Negative Score
Importance right-of-way / roads emergency water supply
Factor 5:
Importance utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Sco rin g by: Bob Atchley / Bonita Kissee
Date: June 26, 2013
Eastern District Relative Policies: Division III Permit

Project: Gee Jay Ranch Arena and Campground Permit: 13-10
Max. As
% Total N egative Scores
Po ssib le S co red
|Sco rin g 43 -10 -23.3% 3 27.3%

Max. As Negative Scores
P o ssib le S co red Num ber of P ercent
Im p o rtan ce F acto r 5 5 -20 2 100.0%
sewage disposal
right-of-way / roads 5 -10
emergency water supply 0 -10
waste disposal service
waste disposal commitment
Im p o rtan ce F acto r 4 16 4 1 25.0%
stormwater drainage
air quality
off-site nuisances 8 8
use compatibility 0 0
diversification
development buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 0
Im p o rtan ce F acto r 3 12 6
preservation of critical areas 6 6
screening of rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm 0 0
mixed-use developments
emergency services
water systems 6 0
Im p o rtan ce F acto r 2
residential landscape buffers
right to operate
residential privacy
traffic 0 0
pedestrian safety
usable open space
Im p o rtan ce F acto r 1
agricultural lands 0 0
bicycle circulation

Sco rin g by: Bob A to h le y / B on ita K issee
Date: June 26, 2013
 NOTICE OF
PUBLIC HEARING
T h e Ta n e y C ounty
P lanning C o m m is s io n
W ill Hold A Public Hearing Concerning The
Following Requested Zone Change
Under the Division III Process

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 TANEY COUNTY
TA N EY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT

HEARING DATE: July 8, 2013

CASE NUMBER: 2013-0012

PROJECT: Verizon W ireless Telecom m unications Tower

APPLICANTS: Rodney & Judy Sullins - Sullins RV’s

REPRESENTATIVE: Frank Mancina - Black & Veatch Corporation

LOCATION: The subject property is located at 3271 Ridgedale
Road, Ridgedale, MO; Oliver Township; Section 20,
Township 21, Range 21.

REQUEST: The representative, Frank Mancina of Black & Veatch
Corp. is requesting approval of a Division III Permit, in
order to allow for the developm ent of a new wireless
telecom m unications facility consisting of a 300’ self
support tower, along with a new 12’ x 30’ equipm ent
shelter within a 100’ x 100’ leased area.

BACKGROUND and SITE HISTORY:

The proposed telecom m unications facility would be a 100’ x 100’ leased area located
upon a +/- 4.4 acre meets and bounds described tract of land (according to the
Assessors information), a portion of which is currently utilized as Sullins RVs.

According to the A ssessor’s information, the existing 10,000 square foot building utilized
for Sullins Rvs was constructed in 1992.

The current application was approved for Concept on June 17, 2013.

Division III P erm it Staff R eport - Verizon W ireless T elecom m unications T ow er - 3271 Ridgedale Road -
2013-0012 Page 1
GENERAL DESCRIPTION:

The approxim ately 4.4 acre meets and bounds subject property contains an existing
approxim ately 10,000 square foot RV sales business (per the A ssessor’s information)
located at 3271 Ridgedale Road, Ridgedale, MO.

REVIEW:

The proposed wireless telecom m unications facility will be located on a portion of the
approxim ately 4.4 acre meets and bounds described tract currently containing and
existing RV sales business. The telecom m unications facility will consist of a 300’ self
support tower, along with a new 12’ x 30’ equipm ent shelter within a 100’ x 100’ leased
area.

At the request of the Planning Commission, the representative has presented an
updated site survey, indicating that the nearest leg of the self support tow er will be
located 88.4’ from the right-of-way boundary of U.S. Highway 65, 125.4’ from the
southern-m ost property boundary, 158.1’ from the western-m ost property boundary and
419.5’ from the northern-m ost property boundary.

Per the Planning Com m ission’s request, the representative has also presented a Fall
Zone Letter from Am y Herbst, Senior Design Engineer with Sabre Industries, in regard
to safety factors designed to prevent and / or minimize a cell tow er’s structural failure
due to unusual circumstances, as attached. The existing on-site RV sales business
building, an adjoining, off-site mobile home and U.S Highway 65 would fall within the
300’ fall distance.

Further, the representative has provided correspondence and a map indicating the
locations of the locations nearest to the location in question at 3271 Ridgedale Road.
This information has been attached for your review.

The project received a total score of -9 on the Policy Checklist, out of a maximum
possible score of 13. The relative policies receiving a negative score consist of off-site
nuisances and use compatibility.

Division III P erm it Staff R eport - Verizon W ireless Telecom m unications T ow er - 3271 Ridgedale Road -
2013-0012 Page 2
 SUMMARY:

If the Taney County Planning Commission approves this request, the following
requirements shall apply, unless revised by the Planning Commission:

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code.

2. Compliance letter from the Federal Aviation Adm inistration (FAA).

3. No outside storage of equipm ent or solid waste materials.

4. This decision is subject to all existing easements.

5. Division II Permits will be required for all applicable structures in the developm ent
(Chapter 3 Sec. I Item B).

6. Should the telecom m unications tower no longer be in use for the original purpose
granted by the Division III Permit and serving as an approved co-location site, the
tow er shall be dismantled and removed within six months of the cessation of
operations

7. 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 P erm it Staff R eport - Verizon W ireless T elecom m unications T ow er - 3271 Ridgedale Road -
2013-0012 Page 3
Verizon Wireless Telecommunications Tower Permit#: 13-12

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
W ater Q uality
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

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......
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4
slope exceeds 30% and not engineered -2

WILDLIFE 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= X

cannot cause impact 0
could impact but appropriate abatement installed -1 2

could impact, no abatement or unknown impact -2

Land Use Com patibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -2 -10
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 of place -2

Page 1 o f 5
Verizon Wireless Telecommunications Tower Permit#: 13-12

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LOT COVERAGE n/a= x
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1

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 equipment 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 WASTE 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 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 / 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 of land 0 2

no landscaped buffer between residences and local streets -1

no landscaped buffer from any road -2

Page 2 of 5
Verizon Wireless Telecommunications Tower Permit#: 13-12

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western 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 development 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2

DIVERSIFICATION n/a= X

creates >=5 full-time, year-round jobs outside of recreation / resort sector 2

creates full-time, year-round and seasonal jobs 1 5
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 minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2

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

clustered development / 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
Verizon Wireless Telecommunications Tower Permit#: 13-12

Section Score
Performance

Importance
Division III 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 of land -1

no or inadequate buffering or separation by land -2

Services - Capacity and Access
TRAFFIC n/a= X

no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -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 equipment 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-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1

50 ft. right-of-way 0
40 ft. right-of-way -1

less than 40 ft. right-of-way -2

Internal Im provem ents
WATER SYSTEM SERVICE n/a= X

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
private wells not meeting any established standards -1

individual / private wells -2

EMERGENCY WATER SUPPLY n/a= X

fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5
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 o f 5
Verizon Wireless Telecommunications Tower Permit#: 13-12

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Western 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 development 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 WASTE DISPOSAL SERVICE AVAILABILITY n/a= X

weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5
centralized, on-site trash collection receptacles available -2
SOLID WASTE 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 W eig h ted S co re = -9

M axim um P o ss ib le S co re = 13
Actual S co re as P erce n t o f M a x im u m = -69.2%
N u m b er o f N e g a tiv e S co re s= 2
N egative S co res as % o f All A p p lic a b le S c o re s = 50.0%

Scoring Performed by: Date:
Bob A tchley / Bonita Kissee June 26, 2013

Page 5 of 5
Project: Verizon Wireless Telecommunications Tower
Permit#: 13-12
Policies Receiving a Negative Score
Importance off-site nuisances
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Sco rin g by: Bob A tch le y / Bonita Kissee
Date: June 26, 2013
 Project: Verizon Wireless Telecommunications TowBermit: 13-12
As
M ax. P o ss ib le % T otal N egative Scores
Scored
|Sco rin g 13 -9 -69.2% 2 50.0%

M ax. As N egative Scores
P o ssib le Scored N u m b e r of P ercent

Im p o rtan ce F acto r 5 5 -5 1 50.0%
sewage disposal
off-site nuisances 0 -10
diversification
emergency services
right-of-way/roads 5 5
emergency water supply
waste disposal service
waste disposal commitment
Im p o rtan ce F acto r 4 8 -4 1 50.0%
slopes
use com patibility 0 -4
pedestrian circulation
underground utilities 8 0
Im p o rtan ce F acto r 3
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

Im p o rtan ce F acto r 2
wildlife habitat and fisheries
air quality
building materials
residential buffer / screening
residential privacy
traffic
pedestrian safety
usable open space
Im p o rtan ce F acto r 1

lot coverage
rooftop vents / equipment
bicycle circulation

S co rin g by: Bob A tchley / Bonita Kissee
Date: June 26, 2013
 Verizon W ireless K SM O Ridgedale

PROJECT OVERVIEW
PROPOSED WIRELESS TELECOMMUNICATIONS FACILITY
TANEY COUNTY, MISSOURI

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. V erizon W ireless has the largest nationwide voice and data network with over 107
million subscribers, operating the nation’s fastest and m ost advanced 4G network and the largest
and most reliable 3G network. Verizon W ireless is licensed by the Federal Communication
Commission (FCC) and regulated by the Federal Aviation Administration (FAA).

Verizon Wireless is a major provider o f wireless telephone service in the State o f Missouri.
Benefits o f wireless telecommunications include:

• Public Safety: More than 50% o f all 911 calls nationwide are from wireless phones.

• Alternative to Landline System: More than 26% o f 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.

• Lifestyle and Convenience: Wireless telecommunications support the productive
and busy lifestyles o f people in Taney County by increasing productivity and
reducing stress.

Statement of Necessity

As part o f its continued deployment in the State o f 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 o f the community,
available radio frequencies, and wireless equipment capabilities. A map o f 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 m ust 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 o f 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 m ost appropriate zoning districts within the search area to
locate Iheir facility. V erizon W ireless is dedicated to w orking w ith local officials to site its facilities
 Verizon W ireless KSM O Ridgedale

in locations appropriate to the community. Whenever feasible, Verizon Wireless strives to acquire
sites that utilize existing structures, blend with the local character, and are unobtrusive to the
community. When construction o f 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 o f 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 R V ’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 o f 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 o f 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 o f a 300’ self support tower, related antenna
equipment, and an equipment shelter with approximate dimensions o f 12’ x 30’.

Pursuant to Appendix E “Special Use Permits,” Item 2 Procedures o f the Taney County
Development Guidance Code, Verizon W ireless’ proposed use requires a Special Use Permit as
follows:

“2.1. Applicants fo r a Special Use perm it shall submit, at a minimum, the following:
(a) application fo rm - properly completed and signed by the property owner; (b)
p r o o f o f property ownership; (c) sketch plan; (d) fu ll 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 o f Taney County.

2
 V erizon W ireless KSM O Ridgedale

Statement of Operations

Once the construction o f 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 o f security. The wireless telecommunications facility will be unstaffed, with
no regular hours o f operation and no impact to existing traffic patterns.

Compliance with 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 W ireless K SM O Ridgedale

STANDARDS FO R SPEC IAL USE PERM IT
TANEY C O U N T Y , M ISSO U RI

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;

D ue to the fact that VZW has been sensitive in selecting a site that will minim ize
the im pact on the surrounding property, its facility will be com patible with the
existing environm ent and will not disrupt future developm ent o f the area. This
facility will not have an adverse effect on the property values w ithin the
neighborhood but rather, enhanced w ireless telecom m unications will have a
positive influence in the developm ent o f this area. Due to the dim inutive size o f
the lease parcel (100’ x 100’), and its location in a Com m ercial zoned area, the
proposed facility will not im pede the normal and orderly developm ent and
im provem ents o f surrounding property for uses perm itted 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 w ireless telecom m unications facility is unstaffed, and accordingly, there will
be no im pact to the existing traffic patterns. The facility will not generate any
traffic hazards or nuisances. This site will be visited on the average o f once a
m onth by m aintenance personnel, and thus, the safety and efficiency o f public
streets will be maintained. A ccess will be provided via the existing RV business’
drivew ay o ff of R idgedale Road. E xisting parking at the subject property is
m ore than adequate for the expected infrequent m aintenance 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 o f
w hich will be provided by VZW . Access will be via Ridgedale R oad. The
w ireless telecom m unications facility is an unstaffed facility and, accordingly,
there will be no im pact to the existing traffic patterns, nor w ill there be any need
for additional access roads. Site plans subm itted together with this application,
reflect that provisions have been m ade for utilities and access. As this wireless
com m unications facility is unstaffed, no drainage, sanitation, refuse disposal,
w ater and sewer, or school facilities will be necessary. The facility is
electronically monitored and connected to a sophisticated central com puter
system w hich will detect any breach o f security or other danger. E xisting police
and fire protection is more than adequate to provide security for this facility.

1
 Verizon W ireless KSM O Ridgedale

(d) The location, nature, and height o f structures, walls, fences, and other improvements;
their relation to adjacent property and uses; and the need for buffering or screening

The establishm ent, m aintenance and operation o f this facility will be wholly
contained within the 100’ x 100’ lease parcel w hich is adequate space for a
wireless telecom m unications facility. As this facility is unstaffed, a 6 ’ chain link
fence topped with three strands o f 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 m inim ize any adverse effects or visual im pacts on the
nearby properties. The parcel is surrounded by A griculture/R esidential to the
north, H ighway to the east, Com m ercial to the south, and
Agriculture/R esidential to the west. Due to the Com m ercial nature o f this area,
this wireless telecom m unications facility will not have an adverse effect on
perm itted uses or surrounding properties. Therefore, this facility w ill be
adequately screened from public view and access.

(e) The adequacy o f required yard and open space requirem ents and sign provisions; and

As this wireless telecom m unications facility will be w holly contained within the
100’ x 100’ lease parcel, the size o f the lot is more than adequate to support the
proposed use. The facility’s only sign is one that identifies the Provider and
em ergency telephone num bers.

(f) The general com patibility with adjacent properties, other properties in the district,
and the general safety, health, comfort, and general w elfare o f the community; and
with the standards for developm ent in these regulations.

Due to the dim inutive size o f the lease parcel and the nature o f the surrounding
uses, this installation will not interfere with the use and enjoym ent o f any other
property in the im m ediate vicinity nor will it be detrim ental to the public health,
safety, morals or general welfare. W ireless telecom m unications technology does
not interfere with any other form o f communication, w hether public or private.
To the contrary, wireless technology provides vital com m unications in em ergency
situations and will com monly be used by local residents and em ergency 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 w ireless com m unications to the residents of
Taney County.

W ireless telephone technology provides many benefits to the com munities it
serves. These services include, but are not limited to, the following:

• 911 program allowing motorists to summon aid and report dangerous
situations.
• Support for em ergency services by providing wireless com m unications to
paramedics, firefighters, and law enforcem ent agencies.
• The ability to transm it data allowing for im m ediate access to vital
information.
• A backup system to the land-line system in the event o f a natural or man-
made disaster.

2
 Verizon W ireless KSM O Ridgedale

Im m ediate access to national hazardous m aterial data bases from the site
o f a hazardous material spill.
Comm unication capabilities in remote areas, enhancing the safety o f
travelers by allowing imm ediate access to em ergency assistance.
Support for the busy lives o f people in the county, reducing stress and
increasing productivity.
BLACK &VEATCH BLACK & VEATCH CORPORATION
B u ild in g a world o f d iffe re n c e . 30150 TELEGRAPH R OAD , SUITE 355
B IN G H A M FARMS, M l 48025 USA
+1913-458-6777 |M A NC IN A F@ B V .C O M

June 26th, 2013

VIA EMAIL

Taney County Planning Commission
A ttn : Bob Atchley, A d m in istra to r
P.O. Box 383
Forsyth, MO 65653

Re: Verizon Wireless Petition for Special Use Permit. Site Name: KSMO Ridgedale.
Site Address: 3271 Ridgedale Road; Parcel I.D. #20-4.0-20-001-001-015.000

Dear Mr. Atchley:

Per th e Taney C ounty concept hearing w hich to o k place on June 17th, 2013, certa in q uestions w ere posed
by Planning Com m ission m em be rs regarding an existing cell to w e r location and request fo r a Fall Zone le tte r. This
correspondence w ith th e respective a tta ch m e n ts are in response to those que stion s and request and should be
used to su p p le m e n t th e Special Use P erm it a pp lica tion o rig in a lly s u b m itte d on M ay 21st, 2013.

V erizon W ireless radio fre q u e n cy engineers have d e te rm in e d th a t a sig n ifica n t deficien cy o r gap in its
w ireless n e tw o rk, w hich includes b oth in-vehicle and in -bu ilding voice and data services, exists in and around
ce rta in areas o f Taney C ounty, M issouri. A w ireless n e tw o rk gap exists w here th e re is no BTS in a p a rtic u la r area
such th a t custom ers a tte m p tin g to use th e ir w ireless devices in th a t area m ay experience dro pp ed calls, busy
signals, and fa ile d call a tte m p ts due to lack o f reliable signal stre n g th , including p o o r signal q u a lity , a n d /o r a lack
o f system capacity. Providing q u a lity voice and data services w ith s u ffic ie n t system capacity and high-speed data
rates, is critica l to Verizon W ireless' custom ers and is essential to Verizon W ireless' a b ility to co m p ete e ffe ctive ly
w ith its fu n c tio n a lly e q u iva le n t co m p e tito rs.

Please see attached Exhibit "A ", w hich id e n tifie s a m ap o f available existing cell to w e rs th a t are n o t close
to th e proposed co m m u n ica tio n fa c ility location and are w ell o utsid e o f Verizon W ireless' coverage o bjective.
These existing to w e rs w ere analyzed by Verizon W ireless' RF engineers to d e te rm in e w h e th e r such structures
w o u ld be a su itab le candidate fo r a co-location in sta lla tio n . The nearest existing to w e r, located at 1806 Ridgedale
Road, is to th e n o rth w e s t and o ve r 1.5 m ile outside o f the Verizon W ireless' coverage objective . The AT&T
M o n o p in e , located at 297 Dale Drive, also to th e n o rth w e s t and 3.30 m ile outside o f Verizon W ireless' coverage
objective . As a result, Verizon W ireless' RF engineers rejected b o th locations because th e candidates are to o fa r
fro m th e Verizon W ireless proposed location and w ill n o t m ee t th e ir inten de d coverage objective .

Also attached, as Exhibit B, is a Fall Zone le tte r to address Planning Com m ission m e m b e r's questions o r concerns
in reference to safety fa cto rs designed to p re ven t a n d /o r m inim ize a cell to w e r s tru c tu ra l fa ilu re due to unusual
circum stances.

Sincerely,

ep * c u tk "T M a a c w a
F ra n k M a n c in a
Black & Veatch Corp

www.bv.com
 PAGE 2

- ALTERNATE LOCATIONS -
(Listed in order of closeness to proposed site)

1806 Ridgedale Road.
Distance fro m Proposed Ceil Tower: 1.6 mile

Response: This location is w ell outside o f Verizon W ireless' design coverage objective (see attached
Exhibit "A ", and is th e re fo re not a suitable co-location candidate.

297 Dale Drive
Distance fro m Proposed Cell Tower: 3.30 mile

Response: This location is w ell outside o f Verizon W ireless' design coverage objective (see attached
Exhibit "A "), and is th e re fo re not a suitable co-location candidate.

w w w .b v.co m
 Missouri, United States, North America

Table

Rock Lai A T & T M o n o p j n e
36.53202°N 93.27771°W

= lr ^

VZW Proposed Cell Tower
36.50806°N 93.22479°W

Copyright © and (P) 1988-2006 Microsoft Corporation and/or its suppliers. All rights reserved, http://www.microsoft.com/streets/
Portions © 1990-2006 InstallShield Software Corporation. All rights reserved. Certain mapping and direction data © 2005 NAVTEQ. All rights reserved. The Data for areas of Canada includes information taken with permission from Canadian authorities,
including: © Her Majesty the Queen in Right of Canada, © Queen's Printer for Ontario. NAVTEQ and NAVTEQ ON BOARD are trademarks of NAVTEQ. © 2005 Tele Atlas North America, Inc. All rights reserved. Tele Atlas and Tele Atlas North America are
trademarks of Tele Atlas, Inc. .
 Towers and Poles

June 25, 2013

Ms. Lisa Rogers
Verizon Wireless
Specialist Network Real Estate
10740 Nall Ave Suite 400
Overland Park, KS 66211

Re: Proposed 300’ Sabre Self-supporting tower for M 0 1 5 Ridgedale, MO

Dear Ms. Rogers,

Upon receipt of order, we propose to design and supply the above referenced tower for a Basic Wind
Speed of 90 mph with no ice and 30 mph with 1” ice, in accordance with the Telecommunications
Industry Association Standard ANSI/T1A-222-G, “Structural Standard for Antenna Supporting
Structures and Antennas”.

When Sabre towers are designed according to this Standard, the wind pressures and steel strength
capacities include several safety factors, resulting in an overall minimum safety factor of 25%.
Therefore, it is highly unlikely that the tower will fail structurally in a wind event where the design wind
speed is exceeded within the range of the built-in safety factors. Should the wind speed increase
beyond the capacity of the built-in safety factors, to the point of failure of one or more structural
elements, the most likely location of the failure would be within one or more of the tower members in
the upper portion. This would result in a buckling failure mode, where the loaded member would
bend beyond its elastic limit (beyond the point where the member would return to its original shape
upon removal of the wind load).

Therefore, it is likely that the overall effect of such an extreme wind event would be localized buckling
of a tower section. Assuming that the wind pressure profile is similar to that used to design the tower,
the tower is most likely to buckle at the location of the highest combined stress ratio in the upper
portion of the tower. This would result in the portion of the tower above the failure location “folding
over” onto the portion of the tower below the failure location, essentially collapsing upon itself.
Please note that this letter applies only to a tower designed and manufactured by Sabre
Towers & Poles.

Sincerely,

Amy R. Herbst, P.E.
Senior Design Engineer

Sabre Towers and Poles • 2101 Murray Street • P.O. Box 658 • Sioux City, 1A 51102-0658
P: 712-258-6690 F: 712-279-0814 W: www.SabreTowersandPoles.com
Bob Atchley

From: mancinaf@bv.com
Sent: Friday, May 31, 2013 11:15 AM
To: Bob Atchley
Subject: Verizon Wireless KSMO Ridgedale - Propagation Maps
Attachments: M 015_RidgedaleProposed.pdf; M 015_RidgedaleCurrent.pdf

Bob

Per o u r recent conversation, please see a ttached propa ga tion maps fo r y o u r p o w e r p o in t p re se n ta tio n at th e June 17th
concept hearing.

The co lo r codes rep re sen t th e fo llo w in g th e d e fin itio n .

Green: This represents very good signal stren gth w ith good in d o o r and o u td o o r coverage. W ireless phone users typ ic a lly
experience th e highest level o f service; w hich is ve ry im p o rta n t w he n tra v e lin g along local and co u n ty roads and US-65
Highway. As you m ay know , m ore th an 50% o f all 911 calls are made fro m cell phones.

Blue: This represents good in d o o r coverage; as you can see, w ill p ro vid e b e tte r service to th e local hom es and business'
in th e im m e diate area.

Yellow: This represents adequate o u td o o r vehicle coverage.

Red: This represents very m in im a l o u td o o r coverage. The co m b in a tio n o f Y ellow and Red is typ ic a lly w h e re m ost
custom ers w ill experience p o o r signal stren gth, w ith lim ite d rece p tio n and dro pp ed calls.

I w ill also send th e maps to y o u r o ffice fo r yo u r files.

Thank you,

Frank M ancina
Black & Veatch Corp.
30150 Telegraph Rd.., Suite 355
Bingham Farms, Ml 48025
1913-458-6777 Office
248-797-6874 Cell
248-594-9337 Fax
m ancinaf@ bv.com

l
Coverage with Current

Ridgedale Location

Session: John_Springlield_LTE
User: echoljo
Thu May 30 10: 2:09 2013
UTM Zone 15
Datum: NAD83
Center Lat: 36-32-21.33 N
Center Lon: 93-14-20.37 W

■ county boundary

secontianhighway

□ stl_light_duly_road
LTE RSRP
7CL1
Clr: RSRP(dBn)

Scale: 1:61955

1/10Miles

venzpttmreless
GeoPlan v6.42
Proprietary and Confidential
ICoverage with Ridgedale

Ridgedale Location

Session: John_Sprngfield_LTE
User: echoljo
I Thu May 30 10:11:18 2013
UTM Zone 15
I Datum: NAD83
Center Lat: 36-32-21.33 N
I Center Lon: 93-14 20.37 W

■ counlyboundari
majorliighwty
■ stlsecondarylighway

LTE RSRP
7CL1
Clr: RSRP (dBm)

Scale: 1:61955

1/10 Mies

v e r t y o n wireless
GeoPlan v6.4.2
Proprietary and Coifidenlial
 CONTACTS:
SITE ACQUISITION: VERIZONWIRELESS:
BLACK &VEATCH CORP. FEAL ESTATE MANAGER
FRANK MANCINA WARION CRABIE
30150 TELEGRAPH RO. SUITE 355 13740 NALL AVE. SUITE 400
BINGHAM FARMS. Ml 46025 OVERtAND PARK. KS 66211
<248) 7&T-W* 013)344-2800

UTILITIES:

M015 RIDGEDALE POWER:

RAW LAND SITE
INDEX OF SHEETS
3271 RIDGEDALE RD.

wireless RIDGEDALE MO, 65739
TANEY COUNTY
T-1
C-1
C-2
C-3
04
TITLE SHEET
SURVEY
SITE PLAN
ENLARGED SITE PLAN
GRADING PLAN
C-5 TOWER ELEVATION AMD ANTENNA SCHEDULE
C-6 ICE BRIDGE GPS DETAILS
C-7 GATE AND FENCE DE1AILS
A-1 EQUIPMENT ENCLOSURE PLAN AND SECTION
A-2 EQUIPMENT ENCLOSURE ELEVATIONS
S-1 FOUNDATION PLAN AMD DETAILS
G-1 GROUNDING PLAN
E-1 INSTALLATION DETAILS
E-2 UTILITY AND H-FRAME DETAIL
GN-1 GENERAL NOTES, ABBREVIATIONS AND LEGEND
SP1TOSP7 SPECIFICATIONS

OlSCLAIMER OF RESPONSIBILITY
I HEREBYSPECIFYTHATTHEDOCUMENTSI‘TEWS0 TOBEAlflWEWnCATEDBVMTSEAL
AREIMTTEOTOMS SHEET ANDI HEREBYCISCWIW.ANYRESPO!t$I9IL!TYTOR ALL OTHER
DRAWINGS. SPECiFICATWKS, ESTIMATES, REK«TS OROTHERDOCUMENTSOK
WSTRUMEffTSREIAT1NSTOORINTEWEO TOSSUSEDFORANYPARTORPARTSOf TXE
ARCHITECTURALORE«**£ER9« PROJECTORSURVEY.

AREA MAP LOCATION MAP
CIVIL ENGINEERING

DIRECTIONS PROJECT INFORMATION VERIZON WIRELESS APPROVALS LESSOR/LICENSOR APPROVALS
(FROM VERIZON* WIRELESS - 3330 E MONTCLAJR. SPRINGFIELD. MO 65640) PROJECT TYPE. RAWLAND
VZWPROJECTNO: 20043*1735 INITIALS DATE I.ESSOR/LICENSOR
DEPART E MONTCLAIR ST TOWARD S MOULDER AVE. TURN RIGHT WTO S MOULOERAVE (0.2 Ml). TURN LOCATIONCODS: 1939.7 TRANSPORT NAME (PRINTEO)
RiGMT ONTO E BATTLEFIELD ST (0 2 Ml). TAKE RAMP RIGHT AND FOLLOW SIGNS FOR US-65 SOUTH (47.4 RODNEY SULUNS ENGINEER
LESSORfUCENSOR
MI). TURN RISKT ONTO ROCHESTER RO (491 FT). TURN RIGHT ONTO RIOGEOALE R0 (0.3 Ml). ARRIVE AT P.O. BOX 260
3271 RIDGEDALE RO. RIDGEOALE. MO 65739. RiOGEDALE. MO 65739 RF LESSOR/LICENSOR
ENGINEER
IQWEHINFORMATION
OPERATIONS
LATITUDE: 36‘-3Cr-28.39"N
MANAGER
Kiri Pfft’tsjiarxl to^lrtering Corjwole Certiftol* Lie. f 00025S
REV DATE REVISION DESCRIPTION GROUNDELEV: 1349.7TAM3L SR. CONST.
ENGINEER Dato: 02/28/13 UawnSy. SRH
1 A 03/04/13 ISSUED FOR R EVIEW (REVISED SITE LOCATION)
ANTENNACEKTERUNE: KdG
IMPLEMENTATION Clw*»dBy: RTS
OVERALL STRUCTURE HEIGHT. 315-ACL {_ ] PLANS APPROVED WITH NO CHANGES ProfcdNo: 1200034036
MANAGER
LESSEE: VERIZON WIRELESS
10740NALL AVE, SUITE 400

(913)344-2800
REAL ESTATE
□ M015 RIDGEDALE T-1

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 A PARCEL OF LAND SITUATED IN THE SOUTHEAST QUARTER
OF SECTION 20. TOWNSHIP 21 NORTH. RANGE 21 WEST.
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FOLLOWS*
CCWMENCE AT AM EX>ST»*C W*OOS r.R£ FROM IMS
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ia s e t aumc smo rickt of way u*e. <86.12 feet to SOUTH *4 DECREES 2J UWUTES 08 SECONDS WEST. 2«< 99'
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COSTING RS3AR OH THE EASTERLY R,WI OF WAY LINE O' UNE, 1A ft!? FED, THO«:t BL^AKHNC XAIO EASTT.«i.Y RlCHT
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A CURVE 10 Tilt RICKT. HAVING * RADIOS OF S.5J M FEET, THEKCE NORTH 86 DECREES 01 MWUTES !5 SECOKOS WEST.
A OWTANCE OF J5S.35 rser TO AN DtSTlHS OF WAY 44.89 fEET; THENCE NOffTH 29 OtGRIT -TO U1NIITTS Ul
UaRKER; THENCE M XrjV U V. JI.Sl FEET 10 THE F-gif/r OF SECONDS WEST 20 J7 FEET TO THE PCW OF fiEC NNING OF OKCl AIWFROFRESPOSSJHltlTY
8EC'N*anC THE LESSEE LAND SPACE HEREIN DESCRIBED;
THE.NCE SOUTn 60 OECREES 21 MINUTES S3 SECONDS WEST.
50 DO FEET; THENCE NORTH 29 OECRE i t MINUTES 01
SECCM7S WESJ. IOO.OC f? n: THENCE north m 0CCn£E3
__ 8ASDQN:
ffr GRAPHIC PLCTTWC ONLY. THIS PROPIT TY IS WITHI* fOSC
58 SECONDS East. IOOOO FEET; TXEHCf SOUTH
2f Dt-CREES Je WMUICS 01 SECONDS EAST. 100.00 FECT:
m txer s o w 80 oecrees 21 wihotes m seconds wESr.
(AREAS GF U1KMM. FLOOSING (NO SlUD.NC); OF FLOOD 50 00 FECT TO THE ROiVT OF 0EC3NKNO,
INSURANCE RATE IUP NUMBER 292i3C02*Q£. EFFECTT*
DATE: 0J/IS/JOS2. ACC0RCW3 TO FEMA. *20NES 3. C. a>no
K ARE THE FIOOO P4S0ftANC£ KATE 20NES THAT
CORRESPOND io AREAS OITC10C THE 1-FCRCEMI AI.NUAl
CHANCE aCGOPLAN, AREAS Of <-PERCENT MOftM. CHANCE ACRES. MORE O
5KC*» FlOOOiltC WHERE AVERAGE DEPTHS ARE LESS THAN 1
FOOT, AREAS 0-~ I-PERCENT ANWAi CHA'iCE STT.r,JJ
aooowc *rV-R£ THE CONTRIBUTING CZMHMX AREA <S i£SS
IWN i SOLW'E UIU. OR AREAS PSOTECICC mow WE
i - percent annual. chance n.ooo bt u yees nq oas*
FLOOD ELEVATION OR DEPTHS APE SHOWN VWHW THIS ' l£ ^ S m 2 Q .M .R IC -H T OF WAY DESCRIPTION
ZONE. INSURANCE PURCHASE <S HOI REQUIRED IN THCSi
ZONES. A 20 <OQT VCOE RIGHT Of WAT IHROo'CH PARI OF THE
S<*;7H£AST CvARTER OF THE SECTION 20 . TOWNSHIP 21
TH.S KOIE IS FOR THE PURPOSE OF T O W HFCffcWVW NQRIX. RANGE 21 W il. OF THE FIHH PRINCIPAA uEKiT-IAN,
AS !NWOTCO ON THE CURRENT FI.030 IMSU'sANtC RATE UAf> IA.ICr COUNTY, MISSOURI AND lYiHC 10 fXET ON EACH SICE CO*K*A’IONCt
FOR INIS A«£A. ANO SHOULD NOT 8T CC*«TftuCt> K1 OF THE COJTERUNE CtSCTCEEO AS FOLLOWS;
iNOKATiOfi AS TO WHETHER FIOOO iNSOWACE SHOOtO. OR
SNCVJ> NOT 8£ PUPCK*S£0. COt<UEhC.NG AT A RCa*R ‘___ „ _.' ...tTHE ____ _
INTERSECTION OF
THE NOWH LINE OF 1»«E SOUTHFAST QUARTES OF S__
5ECIT0K 20 WITH r-lE VIESTERI.Y RIGHT OF WAY I1HT OF U.S.
ROUTE «S (VARSAflU WOTH): THENCE SOUTH JO OECREES SO
MINUTES JS -NOTES EAST. AUJMC SA*0 WESTERLY RKMT OF
WAY LINE. 186.IJ; r^ENCe COOTNOWC SOOOi 31 CCCf&'ES
OS HIWJTES *B SECONDS EAST. AlONCr SAW R^ht OF WAY
J27.2I FEET. IHENCE CEaving SAIO RivHT OF WAT UNE.
e»5T«C LfnUITES View* HEffECH «ES£ fieuj located o < SOUTH 48 DECREES 23 V'NMCS 05 SECONDS WEST.
rESaUAHT I. 200 (JY £XC-RfT£ UTIUTY LOCATH. OfC-RfTE FEET TO THE EASTERLY faOIT OF WAY UNE O? R10CECAIF
ncser N-mast i m j j i o u exco*r for o nes with suavry (VARLA&f. WIDTH') ROAO; 1HCNCE NO!flH 44 W.CHEFS 2J
COORC<HAIES SHOW. LOCAHONS A?E ASSUMED TO OE UINUTES J9 SECONDS WEST. ALOfIC THE SAJD RCHT OF WAY
APPROmATt AMO SKKAO B£ FIEifi vOWiED StFCPE UN£. 14.83 FEET TO THC PO.htl OF BECINN1MG OF T>lt
EXCAWTO*! S£CI*»S. 5URFACC EXWESiOhS ;c»-OE. POi£S. '-•ENre-UNE Of LESSEE (ZOW) RIGHT or WAY HEREIN
VALV1S. UAWHOLES) HAVE SEEN »,ELD LOCATED. OESCRieCD:
THGiCE PePWTIH-3 SAiD EASTERLY «C>1T OF WAY UNE OF
RIDGEDALE RQKl. KOP.TH 43 DECREES *3 VNUTES 0.5
SECONDS EAST. 165.4J FEET; THEVCE NO*TK 35 DECREES M055 RIDGEDALE
32 U livas 10 SECONDS WEST. 26 Sa FEC>; THENCE NORTH
85 DECREES 01 UtWTTS IS C'ECfmOS WEST M 8j fEET-
THENCE NORtH 29 DECREE 38 MIWTES 01 SECONDS WEST
J0.J7 FEET TO THE PO(*Fr OF TERMINUS OF SAID
CEKTEftuNE.
S«0 LESSEE (ZS-W) RIGHT Of WAY 8EINS S'TUATEO IN YA.NEY
COJ.VIY, MISSOURI AKO CON1AYKHC 5.S4S SOUART FEET Oft
“C-1
0.127 ACRfAS. UORE OR LESS.
 100X100'
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20' WiDE
ACCESS AND UTILITY
EASEMENT

12’ WIDE
AGGREGATE DRIVE
(SEE DETAIL 5.
SHEET C-6)

STOP 1CALL BEFORE YOU DIG 1
Phone DIG - RITE
CONTRACTOR TO CONTACT UTll/HES PRIOR TO ANY
EXCAVATION OR DEMOLTTION FOR THE LOCATION O f ANY
PIPES, CABLES, UNES OR MAINS. THE CONTRACTOR SHALL
ALSO COORDINATE ANY DISCONNECTION REQUIRED WITH THE fMRCH a, 2013
VARIOUS imUTY COMPANIES ANO/OR GOVERNMENTAL
AGENCIES SERVING THE SITE.

Toll Free 800/DIG -RITE
SITE PLAN
o r 81 1 344-7483
w w w .m o 1 c a ll.c o m
C-2
M015RIQ6EDAi.E

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 KEYED NOTES
[Tj PROPOSED ROUTE FOR 4' ELECTRICALSERVICE CONDUIT. APPROX. 23 IF .

( 2j PROPOSED ROUTE FDR T TELEPHONE SERVICECONDUIT FOR (10) 4 PAIR CAT SCABLES. APPROX. X l.r .

[3) PROPOSED ICE BRIDGE TO BE INSTALLED APPROX 8’ ABOVE GRADE. CONTRACTOR SHALL MOUNT TWO
GPS ANTENNA TO PROPOSED WAVE GUIDE.

® UTILITY H-FRAME AS SHOWN ON SKT. E-2.

m *’ CONOUfTTO TELEPHONE SERVICE SOURCE. COORDINATE WITH UTILITY FDR SERVICE STARTUP STUB
CONDUIT 5' OUTSIDE OF COMPOUND.

GO *' CONDUIT TO ELEC1K1C SERVICE SOURCE, COORDINATE WITH UTILITY FOR SERVICE STARTUP. APPROX
U3L.F.

[3 GATE KOLO BACKS TO HOLD GATE W FULLY OPEN POSITION. (SEE DETAJL-6 SHT. C-C)

CH REMOTE DIESEL FUR ALARM PANEL, EXHAUST SYSTEM LOCATIONANO CLEARANCES. EXTERIOR
CONTAINMENT DIESEL FUEL FILL STATION ANOC*EScL FUEL VENTS VESTEDTO THE EXTERIOR (FUEL
TANK NORMAL VENT ■? , FUEL TA«X EMERGENCYVENT - T . INTERSTITIAL FUEL TANK EMERGENCY VENT -
3*'i. SHALL ALL BE INSTALLED PER NFPA3WFPA30.

[9) TOWER FOUNDATIONS LOCATIONS ANO LEG SPREAD SHOWN IS CONCEPTUAL ONLY AND MAYVARY f ROM
WHAT IS SHOWN ACTUAL FOOTING LOCATIONS AND LEG SPREAD TO BE DETERMINED BY THE ACTUAL
TOWER AND TOWER FOUNDATIONDESIGN WHICH !S BY OTHERS.

! a' - It
6 § -;S s “
®§ S f s H
;«o - <2” **

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STOP I CALL BEFORE YOU DIG 1
Phone DIG - RUE
CONTRACTOR TO CONTACT UTIUDES PRIOR TO ANY
EXCAVATION OR OEMOirHON FOR THE LOCATION OF ANY
PIPES. CABLES. UNES OR MAINS. THE CONTRACTOR SHALL
ALSO COORDINATE AMY DISCONNECTION REQUIRED WITH THE
VARIOUS l/nUTY COMPANIES AND/OR GOVERNMENTAL
AGENCIES SERVING THE SITE.

Toll Free 800/D iG -R ITE
o r 811 344—7483 ENLARGED SITE PLAN
w w w .m o1 c a ll.c o m
 GRMENG/SSPIMENT ANO EROSION COWTKOL NOTES
1. SEDIMENT ANO EROSION CONTROL SHAH NOT BE LIMITEDTO THE MEASURES SHOWN ON
THE PLANS, the CONTRACTOR shall utilize best management practices to PREVENT
SEDIMENT FROM DAMAGING OWNERS PROPERTY. ENTERING ADJACENT PROPERTIES.
ROAOWAYS. STORM SEWERS. AND ORAJNAGEWAYS.

2. PROVIDE SEED. FERTILIZERANO STRAW TO PREVENT EROSION ON A lt GRACED AREAS
WHICH DO NOT RECEIVE SURFACING SEED SH*LL BE 80% FINE LEAF TURF FESCUE. 10%
PERENNIAL RYEGRASS. S 10% CREEPING RED FESCUE APPLIED AT 3LB/1000 SO. FT.
FERTILIZER SHALL BE A STANDARD COMMERCIAL MIX OF 12%NITROGEN. 12% POTASSIUM. &
12% PHOSPHORUS APPLIED AT THE RATE OF 10LB/1000 SO FT. STRAW APPLIED AT THE RATE
OF 3013/1000 SO FT.

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IKUAJUCB or SfSPWSSCJTr

STOP CALL BEFORE YOU DIG I
Phone DIG - RITE
CONTRACTOR TO CONTACT UTlliTlES PRIOR TO ANY
EXCAVATION OR DEMOUTTON FOR THE LOCATION OF ANT
PIPES, CABLES, UNES OR MAINS. THE CONTRACTOR SHALL
ALSO COORDINATE ANY DISCONNECTION REQUIRED VrfTH THE
VARIOUS UT1UTY COMPANIES ANO/OR GOVERNMENTAL
AGENCIES SERVING THE SITE.

Toll Free 800/DIG -RITE
or 811 344—7483
w w w .m o 1 c o ll.c o m
ENLARGED SITE PLAN C-4
 COMlRACi OB SHALL FOLLOWA ll FA* REGULATIONSREGAROWGTOW£D MATERIALS LIST
\ liGHTiNO
R.F. CONRGURATION NOTES ANTENNA NOTES
11} Bt RQStSOl FOR « ' RACKWITH (1) LTE TOOMHZ OUL AM) (1) LTE AWS OUL (W SHELTER}
(3J RRUL 700WRZ (BAND« } (ONTOWER} 1. ANTEWiAS SHALL 8£ DESIGNATEDFROMLEFTTORIGHT, FACIW3THEASSEMBLYFROMTHEGROUND.
LOCATIONOF WfTENNAS AS SHOWN HAVE BEENAPPROVEDBYCLIENT
AND/OSCLIENTS RADIOFREQUENCYENGINEERS. MG ASSUMESNOLIABILITY (33 RRUSU (BAND4) (ONTOWER} VERIZONWIRELESS
FOR. NORHAS KdGF’SRFORMEQ ANYINVESTIGATIONSORSTOKES (2) I V4* RFSHYBRJflEX HB!t4-1-fl*U4-$4jW }J«£‘ LONG EACH} (ON TOWER}
ANTENNAMNTS.
CONCfSWNG THE COMPLIANCE OR NONCOMPLIANCEOF SACANTENNA (8) £ T fif S HYBRIFLEXH80M-1-0W1-SU (Iff LONGEACH) { ON TOWER}
LOCATIONSWITHANY FCCFREQUENCY EXPOSUREREGULATIONS. (6) W RFS HYBSIFLEX«8C5«.1-OiU1-S1J (Iff LONG EACH) ( IN SHELTER!
(4) RAYCAPRVZOC-M1W»F-4Sf l ONTOWERAND3 IN SHELTER} 3. EACHTRANSMISSIONI WE SHALL 8E iAEELEOWITHBRASSTOE TAGS*. GRANGER PASTNUMBER 1F035-6.
(t) ANDREV6COUNSCOPEINX45UOWUM (ONTOWER) STAMPEDWITHJr LETTERSiNUMBERSTAM»S, GRANGERPASTNUMBER3W&3S, THELABELSSHALL EE
I STRUCTURALANALYSISCf THISTOWERHASBEENCOVOOS'EOBYTHE («) ANOREWfCOJWSCOPEKBX-651M»S*JM (ON TOWER) ATTACHEDWTTHA SEMI-PERMANENT METHOD(IE. BLACKUV RESISTANT CABLE TIES). THETAGSSHALL BE
OWNER.KdGASSUMESNOLIABILITY'OR. NORHASMG PERFORMEDANY |1Ji AHDREVWCOMMSCOPEAlSGATC8-001-009(12 ONTOWER AND11NSH£LTER)CONNECTORS ANO PLACEDSOASNOTTOCCUE INCONTACTWITHTHECONNECTORON THELINEANOTHEMETAL Of THE VERIZONWIRELESS
■ INVESnGATtONSORSTUDIESCONCERNINGTHESTRUCTURALA&LTTt OFTW5 AflbmONAL ACIUARY CABLINGWT8. TOWER. LINES SHALLBE LABELEDATTHE TOPANOBOTTOMOF THETOWERANOINT>« INTERIOROF THE
TOWERTOSUPPORTTHEANTENNASANDAPPURTENANCESSHOWNINTHIS (i) ATsar-fionow-f m (w skelterki) atsbt-top-mf (on towerjpowsr supply, is* rank aho fiber EQUIPMENTSHELTER. VERI20NWIRELESS
RAH SET TRAYTOBE SPECIFIEDBYEQUIPMENTENGINEERING
(24} 10FT1fl* COAXJUMPERS.
(12} 1SS'ANOREWAVA7-6C(515'LONGON TOWER}

VERiZONWIRELESS

VER120NWIRELESS

VERiZONWIRELESS

VER20WWIRELESS

GENERAL REQUIREMENTS:
CONTRACTOR TOFURNISHMATERIAL PERTHE MATERIALSUSTON
THIS SHEET. AU MATERIALSPROVIDEDBYTHECONTRACTOR SHALL
MEET TOWERMANUFACTURER'SREQUIREMENTSANOVSR'ZCN 5iS
WIRELESSAPPROVAL PRIORTOINSTALLATION.
5 ^ ft!
£ £ cx II

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PROPOSED ANTENNA SCHEDULE
Position

A
Status

PROPOSEO
COMA
Antenna
Centerline
(ft AGL)

300“
Antenna
Maka/Modai
ANDREW
LNX-6515DS-R2M
Antenna Height Width Depth Weight
Count

1
(in)

96.4
(in) (in)

11.9
Mech. Elec.
(lbs) Azimuth Downtat Down®

7.1 50.3 0* 2* 0“
TMA/RRU
Make/Model

N/A
TMA/
RRU Coax Coax
Count Make/Mcdel Count

0
ANDREW
AVA7-50A
2
Coax
Size

1-5/8*
Coax
Length

315'
o
PROPOSED ANDREW ANDREW
8 300* 1 51.4 8.4 3.3 10.4 0° 2* 0* N/A 0 2 1-5/8’ 315’
I PCS HBX-6516DS-R2M AVA7-50A
PROPOSED ANDREW ERICSSON W lW UX
C 300' 1 51.4 6.4 3.3 10.4 0° 2° tr 1 1 1-1/4" 315*
AWS HBX-6515DS-R2M RRUS 12 (8AND 4) H8114-1-C6U4S4J18

PROPOSED ANDREW ERICSSON HTBRflEX
D 300' 1 96.4 11.9 7.1 50.3 0° 2* 0* 1 1 1-1/4* 315'
LTE LNX-6515DS-R2M RRUL 700 (BAND 13) H8!14-1-0eiX£Ul»

PROPOSED ANDREW ANDREW a'QAjurs t* KiS’cnaaurr
E 300’ 1 96.4 11.9 7.1 50.3 120* 2* 0* N/A 0 2 1-5/8" MS
CDMA LNX-6515DS-R2M AVA7-50A
PROPOSED ANDREW ANDREW
F 300* 1 51.4 6.4 3.3 10,4 120* 2° 0‘ N/A 0 2 1-5/8" 315'
<2 PCS HBX-6516DS-R2M AVA7-50A
m
PROPOSED ANDREW ERICSSON
G 300' 1 51.4 6.4 3.3 10.4 120° 2* 0C 1
AWS HDX-6515DS-R2M RRUS 12 (BAND 4)
PROPOSED ANDREW ERICSSON
H 3001 1 96.4 11.9 7.1 50.3 120° 2* 0e 1
LTE LNX-6515DS-R2M RRUL 700 (BAND 13)
PROPOSED ANDREW ANDREW
I 300* 1 96.4 11.9 7.1 50.3 240* T 0* N/A 0 2 1-5/8* 315'
CDMA LNX-6515DS-R2M AVA7-50A
PROPOSED ANDREW ANDREW
J 300- 1 51.4 6.4 3.3 10.4 240° 2‘ oc N/A 0 2 1-5/8" 315‘
e PCS HBX-6516DS-R2M AVA7-50A

o PROPOSED ANDREW ERICSSON
K m j 51.4 6.4 3.3 10.4 240° V 0C 1
AWS HDX-6515DS-R2M RRUS 12 (BAND 4)
PROPOSED ANDREW ERICSSON
L m 1 96.4 11.9 7.1 50.3 240° V 0* 1
A N S m -2 2 J K J PROPOSE) T O W ® DATA LTE LNX-6515DS-R2M RRUL 700 (BAND 13) MARCH 4. 20*.3
CLASSIFICATION OF STRUCTURE: II
Total Antenna Qty. 12 Total RRU Qty. 6 Total Coax Qty. 14
EXPOSURE CATEGORY: C

TOPOGRAPHIC CATEGORY:

CONCEPTUAL TOWER ELEVATION
4 OTHER COAX JUMPERS SHALL BE 1/2" ANDREW L4-PDMDM-10 AND 1/2* ANDREWF4-PDMOF-3 INFORMATION SUPPLIED BY VERIZON WIRELESS. CONTRACTOR SHALL OBTAIN
A COPY OF VERIZON WIRELESS ENGINEERING FINAL SITE DATA FORM FOR C-5
ANTENNA INFORMATION.

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 PROPOSED TELWORX
/ — DUA1 MOlJNT GPS
/ ANTENNA KTT. PARTtt

/

•"V ,
/

l_BUUiHSAD MOUNTSU3GE ARRESTOR
N-FEMALE • SURGE SIDE
N~FEMM£ • PROTECTED SIDE

MOUNT GPS ON FIRST ICE BRIDGE POST CLOSEST
s & i l p 1)

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GPS ANTENNA CONNECTION DETAIL GPS ANTENNA MOUNTING DETAIL m l i t !f

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GALVANIZED 3ARS60 WIRE. W«
POINT BARBS(TYP.)

18*OtA. KIM. |------ j ----- 1 ie*Dtt.MW.

0 - & 17-0* SWING GATE

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Wjjourt ProftJtlonol Enginnrtnj Corporal* C«r1Hlcot« Uc. t 00025S
3 i 8 315*1
iCGO “
SCOPE31 (TYP.) -> - CAST IN PUCE

a
CONCRETE
EXISTINGGRADE \ FOUNDATION
SLOPE 2:1 (TYP.)

EXISTING GRADE FOOTING DEPTH. DIAMETER. PIPE SIZE AND
FORROAD AND COMPOUND USE: HARDWARE SHALL BE AS PER FENCE
6" THICK MOOOT TYPE 2-A AGGREGATE CONTRACTORS RECOMMENDATIONS.
MIRAFI60QX SOIt STABILIZATION
COMPACTEDAND INSTALLED OVER
GEOTEXTK£ FABRIC INSTALL 2 FOR THE PROJECT. AT LOCATIONS
INDICATED ON SITE PLAN OR AS PER FENCE
CONTRACTORS RECOMMENDATIONS.

G> G>
TYP. ACCESS ROAD AGGREGATE CROSS-SECTION GATE HOLD BACKS

G> TYP. COMPOUND AGGREGATE CROSS-SECTION

OBOAiMC* W *£9>CfiS«Urr’

MARCH 4. 2QI2

COMPOUND APRON DSTAI
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 <5£NE&J£J*<'I£S:
1. ALL MATfcKiALS AT BUILDING /'H E REQUIRED TO BE COMPACTED TO A MINIMUM OF « S *
O F MAXIMUM D R V DENSITY AS DETERMINED BY THE TESTING AGENCY !H ACCORDANCE
WITH ASTM STANDARD PROCTOR D-6M &. CV«i£R TO P A T FOR THESE TESTING i
MONITORING SERVICES. AS REOUIREP B Y LOCAL BUILDING CODES

2. ALL H3RK SHALL CONFORM TO LOCAL BUILDING CODES AND ORDINANCES.

<sr S THE CONTRACTOR IS SOLELY RESPONSIBLE FOR THE KEANS AND METHODS OP
CONSTRUCTION INCLUDING. BUT NOT LIMITED TO. THE DESIGN AND PLACEMENT O r FORMS
ANO SHORING.

4. FILL MATERIALS NOT REQUIRING COMPACTION SHALL Be PLACED IN LIFTS N O f TO
EXCEED 12*. FILL MATERIALS REQUIRING COMPACTION SHALL BE PLACED IN LIFTS NOT
TO EXCEED & - USING SELF-PROPELLED COMPACTION EQUIPMENT..

/-V E R T IC A L CONDUIT
i SLEEs'ES, COORD. .
L. . J_ TION WITH RESPECT TO THE

t 2 . REFER TO C IV IL DRAWINGS FOR TOP O'r FOUNDATION ELEVATION. SET INDICATED
ALL TRENCHES FOR CONDUIT ASSUMED ELEVATION OF PLUS OR MINUS 0 - 0 ’ EQUAL T O THE T/FOUNDATION ELEVATION
AND GROUNDING BELOW STOOP INDICATED ON THE C IVIL DRAWINGS.
SHALL BE B A CK FILLED HUM
3 FOOTINGS ARE DESIGNED FOR AN ASSUMED ALLOWABLE BEARING C APACITY OF
COMPACTED GRANULAR MATERIAL
1 5 0 0 PSF. A GEOTECHHiCAL ENGINEER IS REQUIRED TO VERIFY Tl-e SOIL CONDITIONS
AND INFORM Tiig STRUCTURAL ENGINEER AS TO THE FINDINGS. IF THE BEARING C APACITY
IS BELOW THAT ASSUMED FOR QFS!6N. A D JUSTMENTS TO TH e FOOTINS SIZE MAY BE
REQUIRED.

4. FOOTINGS SHALL BEAR ON ■SUITABLE NATIVE SOiLS CAPABLE OF SUPPORTING THE
PLAN IMPOSED LOADS. IP EXPANSIVE OR IMCOMPACTED SO ILS ARE ENCOUNTERED AT THE
Q SCvALE. 3 /6 * * V -O ' SHELTER. THEY MUST BE REMOVED TO A MiNIMJM DEPTH OF 2 FEET BEL O H FOOTINGS
AND SLAB AND REPLACED WITH SUITABLE LEAN CLAY. HELL-GRADED CRUSHED STOWE.
O R LEAN CONCRETE A S DIRECTED B Y THE GEOTECHNICAL ENGINES.

5. A GEOTECHNICAL ENGIhEER REPRESENTATIVE SHALL BE RETAINED BT THE OvsWER TO
VERIFY MONITOR QUALITY OF BEARING SOILS AND PLACEMENT O f ENGINEERED PILL, IF
REQUIRED.

2. MlNtt-WH * SA C K S OF CEMENT PER CUBIC YARD OF CONCRETE.

3. MAXIMUM b 1/4 GALLONS OF HATER PER SACK OF CEMENT.

PEt^^lNC^TEEL^'31'Re<aW
REMENr S ON SHEET S P -4 , PARAGRAPH 13
osruw*i ct sesmmmutv

!. ALL STEEL SHALL BE DETAILED, FABRICATED AND ERECTED IN CONFORMANCE W T H THE
LATEST EDiTION OF *ACI MANUAL OF STANDARD PRACTICE FOR REINFORCED CONCRETE
STr*UCIUR£S.*

■i FORMS SPACED WITH NECESSARY

<. MiNIMJM BAR LA P SHALL SE CLASS B TENDON LA P SPLICES UNLESS NOTED OTHERWISE-

S. PROVIDE CORNER BARS TO MATCH HORIZONTAL REINFORCEMENT IN ALL FA C E S OF
HALL. WHERE HALLS HAVE NO OUTSIDE HORIZONTAL REINFORCEl'lENT PR O V ID E
" 4 CORNER BARS SPACED 12* o.c. WITH VERTICAL SUPPORT BARS.

/C,A. T Y P IC A L C O N C R E T E S T O O P S E C T IO N
■j. see d u a l i t y c o n t r o l r e q u ir e m e n ts o n s h e e t s p -5 . p a r a g r a p h i a
V_y SCALE: 3/4*= r-O ”

1. INCH SIEVE AND LESS
MARCH 5. 2013
2. TOTAL SHELTER WEIGHT PLUS EQUIPMENT * &O.OOO BOTTOM O r FOUNDATION SHALL BE BEL O H FROST LINE a n d BEAR ON UNDISTURBED SOIL.

3. GH5LTER ^LOOR L IVE L O A D - 4 0 PSF

4. SHELTER HOOF L.iVE LOAD/SNOW L O A D * 2 0 PSF

RIDGEDALE, MISSOURI M016 RlOGEOALE

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 GENERAL CONTRACTOR PRIOR TO INSTALLING TELCO RACK SHALL
GENERAL NOTES • ELECTO'CAL WOHK: VERIFY WITH VERIZON SCETD DETERMINE fF FIBER WILL BROUGHT
INTO THE SITE

WORK INCLUDES
THEWORK SHALL INCLUDEALL tASOR. MATERIALSANO EOUIFVENT REQUIRED10 WSTALi THE ELECTRICAL WORK
COMrtOE WCONNECTION WTWTHS VER120NWIRELESSSITE, BUTNOT 8£ LIMITEDTOTHE
FOLLOWING:
1. THEPROVISIONS. INSTALLATIONANDCONNECTIONOf A GROUNDINGELECTRODE SYSTEMCOMPLETEWITH
SUilDlNG AM) SECONDARYGROUNDING. CELLULAR TELEPHONECOMMUNICATIONSTOWERAND
CONNECTIONSTOTHEINCOMINGELECTRICAL DISTRIBUTION EQUIPMENT.

3. THEPSOWStON. INSTALLATIONOPCONDUITANDCONNECTIONS FORLOCAl TELEPHONESERVICE
4. POURINCH(4*) DIAMETERPVCCONDUITSSHALLBE SCHEDULE 40.
5. A il P.V.C. CQNOUrrS SHOULDBELEFT WITHPULLCORDANDCAPPEDFOR FUTURE USE.
6. THE CONTRACTOR SHW1
ANDMETERSOCKET AND>.
COOES. PERMITS AW) FEES

. THEINSTALLATIONSHALL COMPLY WITHAlt APPLICABLECOOES: STATE. LOCALANDKAIiONAL, ANOTH€
DESIGN PERFORMANCECHARACTERISTICSAND METMOGSOFCONSTRUCTIONOF ALL ITEMS ANDEGUPMSNT
SHALL BE INACCORDANCEWITHTHEWEST SSUt OF THEVARIOUSAPPLICABLE STANDARDSPECIFICATIONS
OP THEFOLLOWINGRECOGNIZEDAUTHORITIES'
NEC NATIONALELECTRICAL CODE
A.N.S.I. AMERICAN NATIONAL STANDARDSINSTITUTE
IEEE INSTITUTEOP ElECTRiCAl AND ELECTRONICENGINEERS
A.STJ4. AMERICANSOCIETYFORTESTINGMATERIALS
NE.MA NATIONAL,CtCOTTIiCAL MANUFACTURERSASSOCIATION
UNDSRWRITERS1A80PAT0RIES. INC.
UTILITY H-FRAME TELCO SIDE DETAIL
RACEWAYSANDWIRING
ELECTRICAL BOX
c ~s- „
PROVIDE 4* SOI COVERINOPENAREA
OUfSlOE Of COMPOUNDAREA PROVIDE
~ i ?5 *1
SCHE040PVC y ASPHALT (ORCONCRETEAS REQUREO f — 7 : £r * * 1-

tfmouri Prol«»ioi*cl Engimerirxj Ccrpotcl* Cwlificoia Lk. / 0002iS
CONOUCT SIZEDTO- TO MATCHADJACENTSURFACE)OVER10* /
PROVIDESLIPJOINT

SCHED40PVCPPE

ELECTRICAL ABBREVIATIONS:
CONDUTT MOUNTED
CLOSETO WALL NATIONAL ELECTRICALCODE
KURMSNE08YOTHERS PHASE® TYPICAL TRENCH DETAIL (ELECT/TELE.) JOINT TRENCH DETAIL (ELECT.fl~ELE.)
GROUNDFAULT INTERRUPTER PNL PANEL SLIP JOINT CONi^CTiQN DETAIL
HORSEPOWER SCHD SCHEDULE NOTTOSCALE MOTTOSCALE
JUNCTIONBOX TTC TELEPHONE TERMINAL NOTTOSCALE
O.OWATTS CABINETS FEEDERSCHEDULE
MAXIMUM V VOLTS
MANUFACTURER W WRE
MNIMUM WP WEATHERPROOF

osajwss v Kv&iSdiiiY

VERIZON SHELTER

MARCH <S. 2013

ELECTRICAL SERVICE DIAGRAM
E-2 MOlSROStUALE
 ZONING EXHIBIT
A PARCEL OF LAND SITUATED IN THE SOUTHEAST QUARTER
OF SECTION 20, TOWNSHIP 21 NORTH, RANGE 21 WEST,
TANEY COUNTY, MISSOURI

ABBREVIATIONS
IRON PIPE FOUND BK. ■ BOOK
IRON PIPE SET PC. • PAGE
CONCRETE MONUMENT FOUND N/T - NOWOR FORMERLY
cur cross P.P. • POWERPOLE
DEED BEARINC DOC. - DOCUMENT NO.
STATE PLANE GRID BEARING
MEASURED DISTANCE
POWER POLE
TREE
RICHT OF WAY
PARENT PARCEL LINE
PROPOSED

PROPERTYLINE
OVERHEADELECTRICLINE
POWERPOLE

PARENT PARCEL

LESSEE LAND SPACE DESCRIPTION
ZONING INFORMATION:
A PARCEL OF LAND SITUATED IN THE SE 1/4 OF THE NE SETBACKS:
1/4 OF SECTION 20. TOWNSHIP 21 NORTH. RANGE 21 WEST.
TANEY COUNTY. MISSOURI AND BEINC MORE PARTICULARLY
FOLLOWS:
FEDERAL OR STATE ROW: 50'
SIDES: T
o
COMMENCING AT A REBAR WITH CAP AT THE INTERSECTION OF
COMMENCE AT AN EXISTING WACON TIRE FROM THE THE NORTH UNE OF THE SOUTHEAST OUARTER OF SAIO
NORTHWEST COR ER OF SAID SE 1/4 OF THE NE 1/4 OF SECTION 20 WTTH THE WESTERLY RICHT OF WAY UNE F U.S.
SECTION 20; THENCE N87" 54' 49 "E ALONG THE NORTH ROUTE 65 (VARIABLE WIDTH); THENCE SOUTH 30 DECREES 50
UNE OF SAID SE 1/4 OF THE NE 1/4 303.73 FEET TO THE MINUTES 39 MINUTES EAST. ALONC SAIO WESTERLY RIGHT OF
POINT OF BEGINNING THENCE N87" 54’ 49 "E. 323.18 FEET WAY UNE. 186.12; THENCE CONTINUING SOUTH 31 DECREES
TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF OS MINUTES 48 SECONDS EAST. ALONG SAJD RIGHT OF WAY
MISSOURI STATE HIGHWAY 65 (AS RELOCATED); THENCE S 33' UNE 327.71 FEET; THENCE LEAVING SAID RIGHT OF WAY UNE.
SOUTH 48 DEGREES 23 MINUTES 08 SECONDS WEST. 244.99
18 58"E ALONG SAID RICHT OF WAY UNE. 186.12 FEET TO FEET TO THE EASTERLY RIGHT OF WAY UNE OF RIOGEDALE
AN EXISTING RIGHT Of WAY MARKER; THENCE S33'34'07X ALTHOUGH MONUMENTATION WAS FOUND WITHIN TOLERANCES
(VARIABLE WIDTH) ROAD; THENCE NORTH 44 DEGREES 23 SUPPORTING THE LOT UNES AS PLOTTED HEREON. IT IS
327.71 FEET TO AN EXISTING REBAR; THENCE LEAVE SAID MINUTES 39 SECONDS WEST. ALONG THE SAID RIGHT OF WAY RECOMMENDED THAT A BOUNDARY SURVEY BE PERFORMED TO
RIGHT OF WAV UNE S45'54'49"W. 244.99 FEET TO AN UNE. 14,69 FEET; THENCE DEPARTING SAID EASTERLY RIGHT FULLY RECONCILE ANY DISCREPANCIES BEFORE DEMOLITION
EXISTING REBAR ON THE EASTERLY RIGHT OF WAY UNE OF OF WAY UNE OF RIDGEOALE ROAD. NORTH 48 DECREES 23 TAKES PLACE AND/OR THE CONSTRUCTION OF IMPROVEMENTS.
OLD M.S.II.65; THENCE N46'51'58‘W ALONC SAID RIGHT OF MINUTES 03 SECON S EAST. 185.43 FEET; THENCE NORTH 35 NO PROPERTY UNES OR CORNERS SHOWN HEREON HAVE
WAY UNE. 361.39 FEET TO A SET REBAR; THENCE ALONG A OEGREES 32 MINUTES 10 SECONDS W ST. 26.58 FEET: BEEN DETERMINED OR SET 0EPICT1NG HE BOUNDARY OR
A CURVE TO THE RIGHT. HAVING A RADIUS OF 533.69 FEET. THENCE NORTH 86 DECREES 01 MINUTES 15 SECONDS WEST. TITLE UNES SHOWN HER ON. SU8JECT TO ALL HIGHWAYS. DISCLAIMEROF RESPCNSBUTY
A 01STANCE OF 355.35 FEET TO AN EXISTING RIGHT OF WAY 44.89 FEET; THENCE NORTH 29 DECREE 38 MINUTES 01 LEGAL RIGHTS-OF-WAY AND EASEMENTS OF RECORD.
MARKER; THENCE N08'35'33'W. 31.51 FEET TO THE POINT OF SECONDS WEST 20.37 FEET TO THE POINT OF BEGINNING OF
BEGINNING. THE LESSEE LAND SPACE HEREIN DESCRIBED: 3. THIS PLAT OR MAP REFLECTS INFORMATION FOUND II US
m £ SOLUTIONS INSURANCE COMMITMENT
THENCE SOUTH 60 OEGREES 21 MINUTES 59 SECONDS WEST. 42066—M01301—5030. DATED JANUARY 31. 2013.
50.00 FEET; THENCE NORTH 29 DEGREES 38 MINUTES 01 NO SCHEDULE B ITEMS OF RECORD.
SECONDS WEST. 100.00 FEET; THENCE NORTH 60 DECREES
FIOOnPIAIN AND FFMA INFORMATION: 21 MINUTES 59 SECONDS EAST. 100.00 FEET; THENCE SOUTH
29 OEGREES 38 MINUTES 01 SECO DS EAST. 100.00 FEET;
BY GRAPHIC PLOTTtNC ONLY. THIS PROPERTY IS WITHIN ZONE THENCE SOUTH 60 DECREES 21 MINUTES 59 SECONDS WEST. UTILITIES ANO RIGHTS-OF-WAY ARE LOCATED FROM FIELD
•X' (AREAS OF MINIMAL FLOODING (NO SHADING)) OF FLOOD 50.00 FEET TO THE POINT OF BEGINNING. OBSERVATIO S, MUNICIPAL OR PRIVATE MAPS AND OTHER
INSURANCE RATE MAP NUMBER 29213C0290E. EFFECTIVE AVAILABLE INFORMATION.
DATE; 03/15/2012. ACCORDING TO FEMA. "ZONES B. C. AND
X ARE THE FLOOD INSURANCE RATE ZONES THAT SAID LESSEE LAND SPACE BEINC SITUATED IN TANEY COUNTY.
CORRESPOND TO AREAS OUTSIDE THE 1-PERCENT ANNUAL MISSOURI AND CONTAINING 10.000 SQUARE FEET OR 0.229
CHANCE FLOODPLAIN. AREAS OF 1-PERCENT ANNUAL CHANCE ACRES. MORE OR LESS.
SHOW FLOOOINC WHERE AVERAGE DEPTHS ARE LESS THAN 1 -POINT ID: KDC-1 ®
FOOT, AREAS OF 1-PERCENT ANNUAL CHANCE STREAM -GRID FACTOR: 0.99992413
FLOOOINC WHERE THE CONTRIBUTING DRAINAGE AREA IS LESS -NORTH: 246637.226
THAN 1 SQUARE MILE. OR AREAS PROTECTED FROM THE -EAST: 1426839.658
1-PERCENT ANNUAL CHANCE FLOOD BY LEVEES. O BASE
FLOOO ELEVATIONS OR DEPTHS ARE SHOWN WITHIN THIS LESSEE (20'W ) RIGHT OF WAY DESCRIPTION -POINT ID: KDG-2 ®
ZONE. INSURANCE PURCHASE IS NOT REQUIRED IN THESE -GRIO FACTOR: 0.99992403
ZONES. A 20 FOOT WIDE RICHT OF WAY THROUGH PART OF THE Ai. ING**UONG.
SOUTHEAST OUARTER OF THE SECTION 20 . TOWNSHIP 21 -NORTH: 246455.540
THIS NOTE IS FOR THE PURPOSE OF PROVIDING INFORMATION NORTH. RANGE 21 WEST. OF THE FIFTH PRINCIPAL MERIDIAN. -EAST: 1426917.007
AS INDICATED ON THE CURRENT FLOOO INSURANCE RATE MAP TANEY COUNTY. MISSOURI AND LYING 10 FEET ON EACH SIDE
FOR THIS AREA. ANO SHOULD NOT BE CONSTRUED AS AN OF THE CENTERLINE DESCRIBED AS FOLLOWS: BENCHMARK INFORMATION: (NAVD-88)
INDICATION AS TO WHETHER FLOOD INSURANCE SHOULD. OR KDG-1 (SET REBAR W/ CAP) - ELEVATION: 1377.140
SHOULD NOT BE PURCHASED. KDG-2 (SET REBAR W/ CAP) - ELEVATION: 1378.550
SECTION 20 WITH THE WESTERLY RIGHT OF WAY LINE OF U.S.
ROUTE 65 (VARIABLE WIOTH); THENCE SOUTH 30 DECREES 50
MINUTES 39 MINUTES EAST. ALONG SAIO WESTERLY RICHT OF
WAY UNE. 186.12; THENCE CONTINUING SOUTH 31 DEGREES
05 MINUTES 48 SECONDS EAST. ALONG SAID RICHT OF WAY
J UTILITY NOTE: 327.71 FEET: THENCE LEAVING SAID RIGHT OF WAY UNE.
SOUTH 48 OEGREES 23 MINUTES 08 SECONDS WEST. 244.99
if
« TICKET NUMBER 130321013. EXCEPT FOR UNES WITH SURVEY
FEET TO THE EASTERLY RIGHT OF WAY UNE OF RIDGEDALE
(VARIABLE WIDTH) ROAD; THENCE NORTH 44 DEGREES 23
MINUTES 39 SECONDS WEST. ALONG THE SAID RIGHT OF WAY
| COORDINATES SHOWN. LOCATIONS ARE ASSUMED TO BE LINE. 14.69 FEET TO THE POINT OF BEGINNING OF THE
J APPROXIMATE ANO SHOULD BE FIELD VERIFIED BEFORE CENTERUNE OF LESSEE (20'W) RIGHT OF WAY HEREIN
| EXCAVATION BEGINS. SURFACE EXPRESSIONS (CRADE. POLES.
| VALVES. MANHOLES) HAVE BEEN FIELD LOCATED.
THENCE DEPARTING SAID EASTERLY RIGHT OF WAY LINE OF
5 CALL BEFORE YOU OIC: 800-DIG-R1TE. RIDGEDALE ROAD. NORTH 48 DECREES 23 MINUTES 03 M 015 RIDGEDALE
5 MISSOURI LAW REQUIRES THAT ANY PERSON MAXING OR SECONDS EAST. 185.43 FEET; THENCE NORTH 35 OEGREES
| BEGINNING ANY EXCAVATION NOTIFY ALL UNDERGROUND 32 MINUTES 10 SECONDS WEST. 26.58 FEET; THENCE NORTH
r FACILITY OWNERS/OPERATORS WHICH MAY BE AFFECTED BY 86 DEGREES 01 MINUTES 15 SECONOS WEST, 44.89 FEET:
S SAID EXCAVATION AT LEAST TWO BUT NOT MORE THAN TEN THENCE NORTH 29 OECREE 38 MINUTES 01 SECONDS WEST
§ WORKING DAYS IN ADVANCE. EXCEPT IN THE CASE OF AN 20.37 FEET TO THE POINT OF TERMINUS OF SAIO
i 5 EMERGENCY. CENTERUNE. Z - 1
" t CALL BEFORE YOU OIC: 800-344-7483.
SAIO LESSEE (20'W) RIGHT OF WAY BEING SITUATED IN TANEY
COUNTY. MISSOURI AND CONTAINING 5.545 SQUARE FEET OR
0.127 ACREAS. MORE OR LESS.
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H o llis te r . Scott
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Oliver BigTGreek

Verizon Wireless Telecommunications Tower - 3271 Ridgedale Road
Division III Permit 2013-0012
Taney County GIS - Beacon

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Verizon Wireless Telecommunications Tower - 3271 Ridgedale Road
Division III Permit 2013-0012
Taney County GIS - Beacon
Verizon Wireless Telecommunications Tower - 3271 Ridgedale Road
Division III Permit 2013-0012
Taney County GIS - Beacon
(
Verizon Wireless Tower
 Planning Co m l io n

|Will Hold A Public Hearing Concerning The
Following Requested Zone Change
Under the Division III Process

I Applicant: i C .'C \
^Proposed Development: 1C \ p 0 A \c d V in |

| P ro p e rty Loc at i on: - ^ \ ^ d a e d a \e

---------------- — — ------------- ________________________

Hearing Location: Taney County C o u rth o u s e
Time:4:00 PM Date: ~ 7 j < R -

P h o n e : 4 1 7 - 5 4 6 - 7 2 2 5
 TANEY COUNTY
PLANNING COMMISSION
DIVISION III SPECIAL-USE PERMIT
STAFF REPORT

HEARING DATE: July 8, 2013

CASE NUMBER: 2013-0013

PROJECT: In HIS Precious Sight Daycare

APPLICANTS: Rick & Laurie Anderson

REPRESENTATIVE: Patricia (Dawn) Mondt

LOCATION: The subject property is located at 291 Curtis Drive,
Forsyth, MO; Swan Township; Section 5, Township
23, Range 20.

REQUEST: The representative, Patricia (Dawn) M ondt is
requesting approval of a Special-Use Permit in order
to utilize an existing, single-fam ily residence as a day
care center for up to ten (10) unrelated children, along
with living quarters for the representative.

BACKGROUND and SITE HISTORY:

The representative is seeking the Planning Commission approval of a Division III
Special-Use Permit for a daycare center for up to ten (10) unrelated children. The
representative will be required to obtain a license for the daycare center via the Missouri
Department of Health & Senior Services.

According to the A ssessor’s information, the existing 1,969 square foot double wide
mobile home was placed on the +/- 1.84 acre parcel of property in 1993.

The current application was approved for Concept on June 17, 2013.

GENERAL DESCRIPTION:

The approxim ately 1.84 acre meets and bounds subject property contains an existing
approxim ately 1,969 square foot double wide mobile home (per the A ssessor’s
information) located at 291 Curtis Drive, Forsyth, MO.

Division III (Special-Use Perm it) Staff R eport - In HIS Precious Sight Daycare - 2013-0013 Page 1
REVIEW:

The representative is proposing to utilize the existing double wide mobile home as both
a daycare facility and also as her residence. The applicant has indicated that the
licensed facility will provide daycare for up to ten (10) unrelated children. The
representative will also have an assistant. Per the provisions of state law, any person
who is caring for more than four unrelated children is required to obtain a license via the
Missouri Departm ent of Health & Senior Services.

The Missouri Departm ent of Health & Senior Services has the following staff / child
ratios applying to child care centers:
• Birth to 2 years - 1 caregiver for every 4 children
• 2 year olds - 1 caregiver for every 8 children
• 3 to 5 year olds - 1 caregiver for every 10 children
• Ages 5 year and up - 1 caregiver for every 16 children
• Special requirements apply fo r mixed age groups
The representative wishes for the daycare to cater primarily to children from new born
through the age of five (5).

The representative is proposing to utilize the existing circle driveway which provides two
accesses off of Curtis Drive. Signage will be placed at each access indicating both the
entrance and exit. There is also an existing driveway area (approxim ately 12’ x 50’) in
front of the garage, as well as the garage itself which could be utilized to provide for off-
street parking. This existing parking area will meet the requirements of the Parking
provisions of the Taney County Developm ent Guidance Code, which require, “ 1 space
for every 2 em ployees, plus 1 additional space for every 10 children served.”

The proposed business hours will be Monday through Friday 7:00 AM to 6:00 PM. The
representative is proposing to utilize a portion of the back yard as a fenced playground
area. The Missouri Departm ent of Health & Senior Services requires the provision of 75
square feet of fenced outdoor space per child, for a required total of at least 750 square
feet.

The property is currently served by public sewer via the Taney County Regional Sewer
District and a private well.

The project received a total score of -6 on the Policy Checklist, out of a maximum
possible score of 39. The relative policies receiving a negative score consist of
em ergency w ater supply, solid waste disposal service and use compatibility.

Division III (Special-Use Perm it] Staff R eport - In HIS Precious Sight Daycare - 2013-0013 Page 2
 SUMMARY:

If the Taney County Planning Commission approves this request, the following
requirements shall apply, unless revised by the Planning Commission:

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code.

2. Com pliance letters from the Central Taney County Fire Protection District, the
Missouri Departm ent of Health & Senior Services and any other entities which
have requirem ents governing a proposal o f this nature shall be provided to the
Planning Departm ent office (Chapter V I-V II).

3. The appropriate licenses shall be obtained from the Missouri Departm ent of
Health & Senior Services. A copy of which shall be provided to the Taney
County Planning Department Office. All State Licensing requirem ents shall be
met prior to the issuance of a Certificate of Conformance.

4. No outside storage of equipm ent or solid waste materials.

5. This decision is subject to all existing easements.

6. In HIS Precious Sight Daycare has been approved as a Special-Use Permit.
Therefore the permit is specific to the applicant / representative to whom the
permit is issued and cannot be transferred without Planning Commission
approval. The Special-Use Permit shall not be used to establish commercial
com patibility for or with any future land-use change applications.

7. 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 (Special-Use Perm it] Staff R eport - In HIS Precious Sight Daycare - 2013-0013 Page 3
In HIS Precious Sight Daycare Permit#: 13-13

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

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

on-site treatment 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
STORM DRAINAGE n/a= X

on-site stormwater retention and absorption with engineered plans 2

on-site stormwater retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable management and control of stormwater run-off -2

AIR QUALITY n/a= X

cannot cause impact 0
could impact but appropriate abatement installed -1 4
could impact, no abatement or unknown impact -2

Critical Areas
PRESERVATION OF CRITICAL AREAS n/a= X

no adverse impact to any designated critical area 2

one of the designated critical areas impacted but can be fully mitigated 1
more than one of the designated critical areas impacted but can be fully mitigated 0 3
one or more of the designated critical areas impacted and mitigation not fully effective -1
one or more of the designated critical areas impacted with no ability to mitigate problem -2
Land Use Com patibility
OFF-SITE NUISANCES n/a=
no issues 2

minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 2 8
buffered and minimally mitigated -1
cannot be mitigated -2

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

Page 1 o f 5
In HIS Precious Sight Daycare Permit#: 13-13

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= x
no rooftop equipment / vents or blocked from view by structure design or screening 0

partially blocked from view -1 3
exposed / not blocked from view -2

STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n/a= X

no on-site waste containers or blocked from view by structure design or screening 0

partially blocked from view -1 3
exposed / not blocked from view -2

STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= 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 / 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 of land 0 2

no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

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
AGRICULTURAL LANDS n/a= X

no conversion of Class l-IV agricultural land to other use(s) 0
development requires reclassification of Class l-IV agricultural land to other use(s) -2

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 development 0
potential impact but can be mitigated -1 2

potential impact on existing industrial uses with no mitigation -2

Page 2 of 5
In HIS Precious Sight Daycare Permit#: 13-13

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 4 1 4
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 minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2

Com m ercial Developm ent
DEVELOPMENT PATTERN / 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 4
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2

Services - Capacity and Access
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy of utilities -2

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=
structure size and/or access can be serviced by emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 3 0 0
structure size and/or access could be problematic or non-serviceable -2

Page 3 o f 5
In HIS Precious Sight Daycare Permit#: 13-13

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 Im provem ents
WATER SYSTEMS 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 0 0
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 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION 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
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 development underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2

Page 4 o f 5
In HIS Precious Sight Daycare Permit#: 13-13

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 WASTE DISPOSAL SERVICE AVAILABILITY n/a=
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 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 W eig h ted S co re = 0

M axim um P o ssib le S co re = 45
Actual S co re as P e rc e n t o f M ax im u m = 0.0%
N u m b e r o f N egative S co re s= 6
N egative S co res as % o f T otal S co re = 17.1%

Scoring Performed by: Date:
Bob Atchley / Bonita Kissee June 26, 2013

Page 5 of 5
Project: In HIS Precious Sight Daycare
Permit#: 13-13
Policies Receiving a Negative Score
Importance right-of-way / roads emergency water supply waste disposal service
Factor 5:
Importance use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
S co rin g by: Bob A tchley / Bonita Kissee
Date: June 26, 2013
Eastern District Relative Policies: Division III Permit

Project: In HIS Precious Sight Daycare Permit: 13-13
Max. As
% Total N egative Scores
P o ssib le Sco red
|Sco rin g 45 0 0.0% 6 50.0%

Max. As N egative S co res
P o ssib le Scored N u m b er of P ercent

Im p o rtan ce F acto r 5 15 -10 3 75.0%
sewage disposal 10 10
right-of-way / roads 5 -5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment

Im p o rtan ce F acto r 4 24 12 2 40.0%
stormwater drainage
air quality
off-site nuisances 8 8
use compatibility 0 -4
diversification 8 4
development buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 8
Im p o rtan ce F acto r 3
preservation of critical areas
screening of rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm
mixed-use developments
emergency services 0 0
water systems 6 0
Im p o rtan ce F acto r 2 0 -2 1 100.0%
residential landscape buffers
right to operate
residential privacy
traffic 0 -2
pedestrian safety
usable open space
Im p o rtan ce F acto r 1
agricultural lands
bicycle circulation

Sco rin g by: Bob A tchley / Bonita Kissee
Date: June 26, 2013
 N

In His Precious Sight Daycare

CURTIS, DR
 Village of So ddt eb ro ok e

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Kirbyville

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 In HIS Precious Sight Daycare
Division III Special-Use Permit 2013-0013
Taney County GIS - Beacon
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING

PROJECT: GEE JA Y RANCH ARENA/CAMPGROUND

DATE: 7/ 8/13

PLEASE PR INT

A /a A t y Uc ___________________

j ^ i I (
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING

PROJECT: VERIZON WIRELESS

DATE: 7/ 8/13

PLEASE PR IN T

A t
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING

PROJECT: IN H IS PRECIOUS SIGH T DAYCARE

DATE: 7/ 8/13

PLEASE PRINT