P&Z Public Meeting Packet

T aney C o u n t y P l a n n in g C o m m issio n
P. O. Box 383 • Forsyth, M issouri 65653
Phone: 417 546-7225 / 7226 • Fax: 417 546-6861
website: www.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, AUGUST 12, 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:
Taney County Fire Protection District # 9 Addition
Jack and Sally's Gunworks
Country Ridge Business Park

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: August 12, 2013

CASE NUMBER: 2013-0013A

PROJECT: Western Taney County Fire Protection District Station
9 - Duplex

APPLICANT: Western Taney County Fire Protection District

REPRESENTATIVE: James Single

LOCATION: The subject property is located at 142 Briggs Road,
Branson, MO; Jasper Township; Section 9, Township
24, Range 21.

REQUEST: The applicant, the Western Taney County Fire
Protection District is seeking the approval of a
Division III Permit, authorizing a duplex land use,
which would be attached and utilized in conjunction
with existing Fire Station 9.

BACKGROUND and SITE HISTORY:

The subject property is a meets and bounds described parcel of property, containing
approximately 2.70 acres according to the Assessor’s information. The property
currently contains the Western Taney County Fire Protection District Station 9 which is
served by an individual well and septic system, due to the unavailability of a
public/central sewer system.

The applicant is seeking to construct a two-family residence (duplex) which would be
attached to the existing fire station on the +/- 2.70 acre lot.

On June 19, 2013 the Taney County Board of Adjustment approved a request by the
Western Taney County Fire Protection District seeking a variance from the provisions of
Section 3.13.3 and Section 7, Table 3 (Lot Size and Frontage Requirements) of the
Taney County Development Guidance Code, requiring a two-family dwelling (duplex),
served by an on-site (septic) system to be located on a minimum lot area of four (4)
acres (two (2) acres per dwelling unit).

The current application was approved for Concept on July 15, 2013

Division III S taff R ep ort - W estern T aney County Fire Protection D istrict - Station 9 D uplex - 2 0 1 3 -0 0 1 3 A
Page 1
GENERAL DESCRIPTION:

The proposed duplex (three bedrooms per unit) will be attached to the existing fire
station and provide housing for two firefighters and their families on the +/- 2.70 acre lot.

REVIEW:

The Western Taney County Fire Protection District is seeking to attract two (2)
firefighting families to Fire Station 9, which currently operates via a single volunteer
firefighter. The applicant has indicated that the on-site, attached living quarters, with
full-time, on-site firefighters would be a factor enabling the insurance rating to be
lowered for the Fire District, potentially lowering the cost of home owner’s insurance for
individual property owners residing within the jurisdiction of the Western Taney County
Fire Protection District. The Insurance Services Office (ISO) provides a Public
Protection Classification (PPC) Fire District rating for more than 45,000 fire districts
nationwide. According to the ISO website, “Through the Public Protection Classification
(PPC) program, ISO evaluates municipal fire-protection efforts in communities
throughout the United States. A community’s investment in fire mitigation is a proven
and reliable predictor of future fire losses. So insurance companies use PPC
information to help establish fair premiums for insurance - generally offering lower
premiums in communities with better protection.”

The property currently contains Western Taney County Fire Protection District Station 9
which is served by an individual well and septic system, due to the unavailability of a
public/central sewer system. The current septic system will be required to be upgraded
to serve the proposed duplex. An On-Site Wastewater (Septic) Permit will be required
for the wastewater treatment system upgrade via the On-Site Wastewater Permitting
Division of the Planning Department.

Per the provisions of Table J-1 (On-Site Parking Performance Standards) of the
Development Guidance Code, three (3) parking spaces are required for a duplex.
There is an existing parking and driveway area, utilized primarily for firefighting
equipment, located in front of the Fire Station 9. The representative has indicated that a
separate six (6) space parking lot will be constructed, exceeding the minimum
requirements of the Development Guidance Code, either to the side or rear of the
proposed duplex, in order to serve the parking needs specifically of the duplex.

The adjoining property to the north is State Highway 176, light residential and vacant
land. The adjoining property to the south is primarily light residential. The adjoining
property to the east is vacant property and the adjoining property to the west is light
residential and vacant.

The project received a score of 4 on the Policy Checklist, out of a maximum possible
score of 49. The relative policies receiving a negative score consist of solid waste
disposal service and utilities.

Division III S taff R ep ort - W estern T aney County Fire Protection D istrict - Station 9 Duplex - 2 0 1 3 -0 0 1 3 A
Page 2
STAFF RECOMMENDATIONS:

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

1. Compliance with the provisions of the Taney County Development Guidance
Code.

2. An On-Site Wastewater (Septic) Permit shall be required for the wastewater
treatment system upgrade via the On-Site Wastewater Permitting Division of the
Planning Department.

3. No outside storage of equipment 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 development
(Chapter 3 Sec. I Item B).

6. 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).

D ivision III S taff R ep ort - W estern T aney County Fire Protection D istrict - Station 9 D uplex - 2 0 1 3 -0 0 1 3 A
Page 3
Western Taney County Fire Protection Dist. Duplex Permit#: 13-13A

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W ater Q uality
S E W A G E D IS P O S A L n/a=
centralized system 2
on -site tre a tm e n t system (s) w ith ad e q u a te sa fe g u a rd s to m itig ate pollution 1

sep tic system o f a d e q u a te design and capacity 0 5 0 0
proposed system m ay not provide ad e q u a te cap acity -1
proposed solutio n m ay ca u se surface a n d/or ground w a te r pollution -2

Environm ental Policies
STO R M D R A IN A G E n/a= X

on -site sto rm w a te r reten tion and a b sorp tion w ith e n g inee red plans 2
on -site sto rm w a te r retention and a b sorp tion w ith o u t e n g inee red plans 1
storm w a te r retention w ith m anaged and a cce p ta b le ru n -o ff 0 4

no sto rm w a te r retention, but ad verse im p acts from ru n -o ff have been m itigated -1
no a cce p ta b le m an a g e m e n t and control o f sto rm w a te r ru n -o ff . -2
A IR Q U A LIT Y n/a= X

cannot cau se im pact 0
could im p act but a p p ro p ria te ab a te m e n t installed -1 4

could im pact, no ab a te m e n t o r unknow n im p act -2

Critical Areas
P R E S E R V A T IO N O F C R IT IC A L A R E A S n/a= X

no ad verse im p a ct to any d e sig nate d critica l area 2
one o f th e d e sig nate d critica l areas im pacted but can be fu lly m itigated 1
m ore than one o f the d e sig n a te d critica l are as im p acted but can be fu lly m itigated 0 3
one o r m ore o f the d e sig nate d critica l areas im p acted and m itig atio n not fu lly e ffective -1
one o r m ore o f the d e sig nate d critica l are as im p acted w ith no ab ility to m itigate problem -2

Land Use C om patibility
O FF -S ITE N U IS A N C E S n/a=
no issues 2
m inim al issues, but can be fu lly m itigated 1
issu es th a t can be buffered and m itigated to a re a son able level 0 4 1 4
buffered and m in im ally m itigated -1
cannot be m itigated -2
USE C O M P A T IB ILIT Y n/a=
no con flicts / isolated property 0
tra n sp a re n t cha ng e / ch a n g e not readily no ticea ble -1 4 0 0

im pact rea dily ap p a re n t / out o f place -2

Page 1 of 5
Western Taney County Fire Protection Dist. Duplex Permit#: 13-13A

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
S T R U C T U R A L S C R E E N IN G OF R O O FT O P E Q U IP M E N T & V E N T S n/a= x
no rooftop e q u ip m e n t / ve n ts o r blocked from vie w by stru ctu re design o r screening 0

partially blocked from view -1 3

exposed / not blocked from view -2
S T R U C T U R A L S C R E E N IN G O F S O LID W A S T E C O N T A IN E R S n/a= x
no o n -site w a ste co n ta in e rs o r blocked from vie w by structure design o r screening 0
partially blocked from vie w -1 3

exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= x
no ou td o o r storag e o f e q uipm en t, m aterials, etc., o r o u td o o r w o rk areas 2
blocked from vie w by stru ctu re design 1
blocked from vie w using scree ning 0 3

partially blocked from vie w -1
exposed / not blocked from vie w -2
LA N D S C A P E D B U F F E R S - R E S ID E N T IA L n/a= X

approved la nd scape d bu ffe r betw een hom es and all streets / roads / highw ays 2
approved la nd scape d bu ffe r from m ajor roads / high w ays only 1
m inim al land scape d buffer, but com p e n sa te s w ith exp an se o f land 0 2

no la nd scape d bu ffe r betw een reside nces and local streets -1
no la nd scape d bu ffe r from any road -2
L A N D S C A P E D B U F F E R S - IN D U S T R IA L n/a= X

approved land scape d bu ffe r from p u blic roads 0
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land -1 3

no land scape d bu ffe r from pu blic roads -2

Local Econom ic Developm ent
A G R IC U L T U R A L LAN DS n/a= X

no con version o f C lass l-IV a g ricu ltural land to o th e r use(s) 0
1
d e velopm e nt req uire s re cla ssifica tio n o f C lass l-IV a g ricu ltu ra l land to oth er use(s) -2
R IG H T TO FARM n/a=
does not lim it existing ag ricu ltural uses / d o es not ca u se nu isa nce, predation 0
does not lim it existing a g ricu ltural uses, but m ay resu lt in m in o r nuisance -1 3 0 0
potential im p act(s) on existing ag ricu ltural land -2
RIG H T TO O P E R A TE n/a=
no via b le im p act on existing indu strial uses by reside ntial d e ve lo p m e n t 0
potential im p act but can be m itigated -1 2 0 0

potential im p act on existing in du strial uses w ith no m itigation -2

Page 2 of 5
Western Taney County Fire Protection Dist. Duplex Permit#: 13-13A

Section Score
Performance

Importance
Division Hi R elative Policy Scoring Sheet;

Factor
Eastern Taney County

Score
Value
D IV E R S IF IC A T IO N n/a=

crea te s >=5 full-tim e, yea r-rou nd jo b s ou tside o f recre atio n / reso rt secto r 2

crea te s full-tim e, yea r-rou nd and sea son al jo b s 1 4 1 4

creates sea son al jo b s only 0

Site Planning, Design, O ccupancy
R E S ID E N T IA L P R IV A C Y n/a=

privacy provided by structura l design, or not a p plicab le 2
privacy provided by structura l scree ning 1
privacy provided by la nd scape d buffers 0 2 0 0
privacy provided by open space -1

no a cce p ta b le or effective privacy buffering -2

M IX E D -U S E D E V E LO P M E N T S n/a= x

uses / fu n c tio n s are co m p a tib le o r not ap plicab le 2

uses / fu n ctio n s are in te gra te d and separated based on com p atib ility 1

uses / fu n ctio n s d iffe r m in im a lly and are not readily a p pa rent 0 3

uses / fu n ctio n s poorly in te gra te d or separated -1
uses / fu n ctio n s m ixed w ith o u t regard to c o m p a tib lity factors -2

C om m ercial Developm ent
D E V E L O P M E N T P A T TE R N / BU FFE R IN G n/a= X

approved and effe ctive ly desig ned landscaped buffers betw een structure s and all roads 2

m inim al land scape d buffering, but com p e n sa te s w ith exp an se o f land 1

m inim al land scape d buffering 0 4

no la nd scape d buffering, but utilizes expanse o f land -1

no o r in ad equ ate buffering o r sep ara tion by land -2

Services - Capacity and Access
U TILITIES n/a=

ad eq ua te u tilities ca p a city as evide nced by le tte r from each utility 0

ad eq ua te utilities ca p a city w ith o u t form al le tte r from each utility o r not from all utilities -1 4 -1 -4

in ad equ ate in fo rm atio n to de te rm in e a d eq ua cy o f utilities -2

T R A F FIC n/a=

no im p act o r in sig n ifica n t im p act on curre nt tra ffic flow s 0

tra ffic flo w in crea ses exp ected but m anag eab le using existing roads and road acce sses -1 2 0 0

tra ffic flo w in crea ses exce ed cu rre n t road ca p acities -2

E M E R G E N C Y S E R V IC E S n/a=

structure size a n d /o r acce ss can be serviced by em e rg e n cy e q u ip m e n t 0

structure size a n d /o r acce ss m ay im pede but not h ind er servicea bility -1 3 0 0

structure size a n d/or acce ss could be p ro blem atic o r n o n-se rvicea ble -2

Page 3 of 5
Western Taney County Fire Protection Dist. Duplex Permit#: 13-13A

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=
gre a te r tha n 50 ft. rig ht-of-w a y 1
50 ft. rig ht-of-w a y 0
40 ft. rig ht-of-w a y
0 \ 0
-1
less than 40 ft. rig ht-of-w a y -2
Internal Im provem ents
W A T E R SY S TE M S n/a=
central w a te r system m eeting DNR req uire m en ts fo r capacity, storage, design, etc. 2
co m m u n ity w ell / w a te r system m eeting DN R req uire m en ts 1
private w e lls m eeting DN R require m en ts 0 3 0 0
private w e lls not m eeting any esta blished stan dard s -1
in dividu al / private w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t d e ve lo p m e n t w ith ad e q u a te pre ssu re and flow 0
fire hyd ra n t system w ith lim ited coverage -1 5 0 0
no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N n/a= X

paved and de dicated w a lkw a ys (no bicycles) provided th ro u g h o u t d e velopm e nt 2
paved w a lkw a ys provided th ro u g h o u t d e ve lo p m e n t / m aybe sha red w ith bicycles 1
d e sig nate d w alkw a ys provided but unpaved 0 4
no pe de strian w alkw ays, but green spa ce provided fo r pe de strian use -1

no d e sig n a te d pe de strian w a lkw a y areas -2
PE D E S TR IA N S A F E TY n/a= X

sep ara tion o f pe de strian w a lkw a ys from roadw ays by la n d sca p e or structura l bu ffe r 2
sep ara tion o f pe de strian w a lkw a ys from roa dw ays by open land bu ffe r 1 2
pe de strian w a lkw a ys ab ut roadw ays w ith no buffering / pro te ction 0
BIC Y C LE C IR C U LA T IO N n/a= X

de dicated / sep ara te bike-w ays w ith signage, bike racks, trails 2
bicycle la ne s shared w ith pe de strian w alkw a ys but separated by m arkings / signs 1 1

no de sig n a te d bike-w ays 0

U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided un de rgrou nd up to each building / stru ctu re 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m ay be above ground from ea se m e n t 1
utilities ab ove ground but / ove r de sig nate d ea sem e nts 0 4 0 0

utilities ab o ve ground and not w ith in sp e cific e a sem e nts -1

no sp e cific m a n a g e m e n t o f utilities -2

Page 4 of 5
Western Taney County Fire Protection Dist. Duple* Permit#: 13-13A

Section Score
Performance

Importance
Division ill R elative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
O pen-Space Density
U SABLE O PEN S PAC E n/a= X

reside ntial d e ve lo p m e n ts (>25 units) in clud e m ore than 25% open recre atio nal space 2
reside ntial d e ve lo p m e n ts (>25 units) o ffer > 10% but <25% open recre atio nal space 1
recre atio nal area provided, but high ly lim ited and not provided as open space 0 2

no d e sig nate d recre atio nal space provided, but open spa ce ava ila ble -1
no open re cre atio nal spa ce provided -2

Solid W aste Disposal
SO LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e ekly service is a va ila ble and do cum e ntatio n o f a va ila b ility provided 0
w e ekly service rep orted ly ava ila ble but not do cum e nted -1 5 -1 -5
centralized, o n -site trash collectio n rece ptacles ava ila ble -2
SO LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive cove na nts provide fo r w e e kly dispo sal fo r each o ccu pied structure 0
services a va ila b le but not a req uire m en t d o cum e nted in cove na nts -1 5

not a p p lica b le / no pick-up service provided -2

Total W eighted Score= 4
Maximum Possible Score= 49
Actual Score as Percent of Maximum= 8.2%
Num ber of Negative Scores= 2
Negative Scores as % of Total Score= 5.7%

Scoring P erfo rm e d by: Date:

Bob Atchley / Bonita Kissee July 31, 2013

Page 5 of 5
Project: Western Taney County Fire Protection Dist. Duplex
Permit#: 13-13A
Policies Receiving a Negative Score
Importance waste disposal service
Factor 5:
Importance utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: July 31, 2013
Eastern District Relative Policies: Division III Permit

Project: Western Taney County Fire Protection Dist. Betpnhit: 13-13A
Max. As
% Total Negative Scores
Possible Scored
|Scoring 49 4 8.2% 2 14.3%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 1 33.3%
sewage disposal

right-of-way / roads 5 5
emergency water supply 0 0
waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 24 4 1 20.0%
storm water drainage
air quality
off-site nuisances 8 4
use com patibility 0 0
diversification 8 4
developm ent buffering

utilities 0 -4
pedestrian circulation
underground utilities 8 0

Importance Factor 3
preservation o f critical areas
screening o f rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm 0 0
mixed-use developm ents
em ergency services 0 0
w ater system s 6 0

Importance Factor 2
residential landscape buffers
right to operate 0 0
residential privacy 4 0

traffic 0 0

pedestrian safety

usable open space

Importance Factor 1
agricultural lands

bicycle circulation

S c o r in g by: Bob A tchley / Bonita Kissee
Date: July 31, 2013
 BOOK PAGE
2013L28155
07/02/2013 03:18:04PM
REC FEE:30.00
NON-STD FEE:
PAGES: 3
REAL ESTATE DOCUMENT
TANEY COUNTY, MISSOURI
RECORDERS CERTIFICATION

ROBERT A. DIXON
TANEY COUNTY BOARD OF ADJUSTMENT
VARIANCE - DECISION OF RECORD
APPLICANT: WESTERN TANEY COUNTY FIRE PROTECTION DISTRICT
REPRESENTA TIVE: JAMES SINGLE
JUNE 19, 2013
CASE NUMBER 2013-0003V

On June 19, 2013 the Taney County Board of Adjustment (herein after referred to as
the Board) approved a request by the Western Taney County Fire Protection District
(Represented by James Single) seeking a variance from the provisions of Section 3.13.3
and Section 7, Table 3 {L ot Size and Frontage Requirements) of the Taney County
Development Guidance Code, requiring a two-family dwelling (duplex), served by an
on-site (septic) system to be located on a minimum lot area of four (4) acres (two (2)
acres per dwelling unit). With all five (5) Board members present, the Board voted
unanimously to approve the variance request of the Western Taney County Fire
Protection District for the property located at the legal description below:

A TRACT OF LAND SITUATED IN THE SW1/4 OF SECTION 9, TOWNSHIP 24 NORTH,
RANGE 21 WEST, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT
AN EXISTING IRON PIPE AT THE SW CORNER OF SAID SECTION 9, THENCE
S89°12'18"E, ALONG THE SOUTH LINE OF SECTION 9, 612.47 FEET; THENCE
NQ0°42' 45!IW, 164.71 FEET TO THE POINT OF BEGINNING, THENCE CONTINUE
N0°42'45nW, 300.02 FEET TO A POINT ON THE SOUTHERLY R/W LINE OF
MISSOURI STATE HIGHWAY NO. 176; THENCE ALONG SAID R/W LINE ALONG A
SEGMENT OF A CURVE RIGHT, HAVING A RADIUS OF 445.65 FEET, A TANGENT
• BEARING OF N64°28'47MW, A DISTANCE OF 53.86 FEET; THENCE LEAVE SAID
R/W LINE S43°37'27,lW, 139.92 FEET; THENCE S04°42'44"E, 222.46 FEET;
THENCE S89°12'00'IE., 150.00 FEET TO THE POINT OF BEGINNING.
The following summarizes the Findings of Fact and Conclusions of Law o f the
Taney County Board of Adjustment:

The Board based its decision upon the requirements of Missouri Revised Statutes and
the Board of Adjustment Bylaws, which grant the Board the power to:

"Where, by reason of exceptional narrowness, shallowness, shape or topography or
other extraordinary or exceptional situation or condition of a specific piece of property,
the strict application of any regulation adopted under sections 64.845 to 64.880 would
result in peculiar and exceptional difficulties to or exceptional and demonstrable undue
hardship upon the owner of the property as an unreasonable deprivation of use as
distinguished from the mere grant of a privilege, to authorize, upon an appeal relating
to the property, a variance from the strict application so as to relieve the demonstrable
difficulties or hardships, provided the relief can be granted without substantial
detriment to the public good and without substantially impairing the intent, purpose,
and integrity of the zone plan as embodied in the zoning regulations and map."

The Board was unanimous in the belief that the application of Section 3.13.3 and
Section 7, Table 3 {L ot Size and Frontage Requirements) of the Taney County
Development Guidance Code would result in peculiar and exceptional difficulties for the
Western Taney County Fire Protection District. The Board further expressed that the
granting of the variance will allow the Fire District to construct living quarters at Fire
Station 9, being a factor enabling the insurance rating to be lowered for the Fire
District, potentially lowering the cost of home owner's insurance within the fire
protection district. Therefore this variance request was viewed by the Board as also
contributing to the public good.

The following conditions shall be complied with:

1. Approval of a variance from the provisions of Section 3.13.3 a n d Section 7, Table
3 (Lot Size and Frontage Requirements) of the Development Guidance Code,
requiring a two-family dwelling (duplex), served by an on-site (septic) system to
be located on a minimum lot area of four (4) acres (two (2) acres per dwelling
unit), in order to allow for the construction a two-family dwelling which would be
attached to the existing fire station and provide housing for two fire fighters and
their families on the +/- 2.70 acre lot.

2. Compliance with all of the other provisions of the Taney County Development
Guidance Code.

3. The Decision of Record shall be filed with the Taney County Recorder of Deeds
Office within 120 days or the approval shall expire (Chapter 7.3.4 of the Taney
County Development Guidance Code).
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Division III Permit 2013-0013A
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Division III Permit 2013-0013A
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Western Taney County Fire Protection District
Division III Permit 2013-0013A
Taney County GIS - Beacon
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Division III Permit 2013-0013A
Pictometry Oblique - North View
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Division 111 Permit 2013-0013A
Pictometry Oblique - South View
Western Taney County Fire Protection District
Division III Permit 2013-0013A
Pictometry Oblique - East View
Western Taney County Fire Protection District
Division III Permit 2013-0013A
Pictometry Oblique - West View
NOT NOT
USED USED

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COUNTT F IR *
DISTRICT

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A2.1
 T he Ta n e y C o u n t y
P l a n n in g C o m m i s s i o n
IW ill Hold A Public Hearing Concerning The
Following Requested Zone Change
Under the Division III Process

p ro p o s e d De ve lo p m e n t:iK j ^ T^ T r 7 \ ^ I
' ' ---------- 1
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III SPECIAL-USE PERMIT
________ STAFF REPORT________
HEARING DATE: August 12, 2013

CASE NUMBER: 2013-0014

PROJECT: Jack & Sally’s Gunworks

APPLICANT: Jason Smith

LOCATION: The subject property is located at 114 Shawn Road,
Kirbyville, MO; Swan Township; Section 21, Township
23, Range 20.

REQUEST: The applicant, Jason Smith is seeking the approval of
a Division III Special-Use Permit, in order to operate a
firearms assembly, sales and service business within
an existing accessory building (adjacent to his
residence), as a home occupation.

BACKGROUND and SITE HISTORY:

The applicant, Jason Smith is seeking the Planning Commission approval of a Division
III Special-Use Permit for the assembly, sales and service of firearms within a workshop
(accessory building) adjacent to his single-family residence, as a home occupation.

The applicant will be required to obtain a Federal Firearms License (FFL) via the U.S.
Department of Justice, Bureau of Alcohol, Tobacco, Firearms and Explosives (ATF).
The ATF will require local Planning Commission approval of the Division III Special-Use
Permit prior to obtaining the FFL. In the past, as a part of this licensing process the
Springfield Office of the ATF has contacted the Planning Department Office in order to
ensure that the applicant was in full compliance with local zoning regulations, prior to
the issuance of an FFL. The ATF licensing procedure requires an authorizing signature
by a Chief Law Enforcement Officer, which in this instance would by the Sheriff.

The current application was approved for Concept on July 15, 2013.

GENERAL DESCRIPTION:

The property in question is known as Lot 40 of Phase I of Smoke Tree Hills and is
approximately 6,000 square feet in size (per the Assessor’s information). The property
contains an existing single-family residence and an approximately 140 square foot (10’
x 14’) accessory building (work shop).

Division III (Special-U SE) Perm it Staff R ep ort - Jack & Sally’s G unw orks - 2 0 1 3 -0 0 1 4 Page 1
REVIEW:

The applicant is seeking the approval of a Division III Special-Use Permit in order to
operate a firearms assembly, sales and service business within his existing workshop
located within an existing, approximately 140 square foot accessory building (adjacent
to his residence), as a home occupation. The applicant has indicted that this home
occupation involves no outside employees. Per the provisions of the Home Occupation
requirements of the Development Guidance Code, the applicant will be limited to a sign
no larger than a two foot by four foot (2’ X 4 ’) unlighted nameplate. The applicant has
indicated that the vast majority of his business will be conducted via the internet.

The applicant has further indicated that the firearms assembly and sales business will
be in compliance with the home occupation provisions of the Development Guidance
Code that require, “The total area used for the home occupation shall not exceed one-
third (1/3) the floor area of the living area of the dwelling (excluding garage and storage
areas) whether the home occupation is in the principal dwelling or an accessory
building.” The applicant has stated that the assembly process will take place in the
existing accessory building.

The applicant has indicated that no test-firing of any firearms will be conducted on the
property in question.

During the Concept Hearing the applicant indicated that both the firearms and
ammunition will be locked in a gun locker that is bolted down to the accessory building.
The applicant further indicated that traffic will be limited to occasional client / customer
traffic and deliveries of materials. Sales of firearms are to be made by appointment
only. The applicant has indicated that the majority of the business will be conducted via
the internet. Security lighting is currently in place and the applicant has indicated that
he will further secure the windows of the accessory building.

The applicant has further stated that there will be no outside storage of materials related
to the home occupation.

This is a home occupation application which falls under the provisions of a Division III
Special-Use Permit. Per the provisions of the Development Guidance Code, a Special-
Use Permit is specific to the applicant to whom the permit is issued and cannot be
transferred without Planning Commission approval. Per the provisions of the
Development Guidance Code the Special-Use Permit cannot be used to establish
commercial compatibility for or with any future land-use change applications.

The adjoining property immediately to the north is vacant land, with residential property
being located further north. The adjoining property immediately to the south is Shawn
Road and residential. The adjoining property immediately to the east and west is a
vacant lot, with the residential properties being located both east and west.

The project received a score of -7 on the Policy Checklist, out of a maximum possible
score of 37. The relative policies receiving a negative score consist of emergency water
supply, solid waste disposal service, off-site nuisances, use compatibility and utilities.

Division III (Special-U SE) P erm it S taff R eport - Jack & Sally’s G unw orks - 2 0 1 3 -0 0 1 4 Page 2
STAFF RECOMMENDATIONS:

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

1. Compliance with the provisions of the Taney County Development Guidance
Code.

2. The applicant shall provide a copy of the ATF Federal Firearms License (FFL) to
the Planning Department office prior to commencing business operation. The
applicant shall also provide an ATF receipt of payment of the Special
Occupational Tax (SOT) to the Planning Department Office on an annual basis, if
required by the ATF.

3. Signage for the Jack & Sally’s Gunworks business shall be limited to a sign no
larger than a two foot by four foot (2’ X 4 ’) unlighted nameplate.

4. Absolutely no test-firing of firearms shall be conducted by the applicant and/or his
clientele on the property in question, located at 114 Shawn Road, Kirbyville, MO.

5. The Jack & Sally’s Gunworks application shall be viewed as a Special-Use
Permit. Therefore the permit is specific to the applicant 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 compatibility for or
with any future land-use change applications.

6. The windows within the accessory building shall be further secured with either
Metal bars or a metal cage.

7. All on-site sales shall occur between the hours of 10:00 AM through 5:00 PM
Monday through Friday and from Noon through 4:00 PM on Saturday and
Sunday.

8. No outside storage of equipment or solid waste materials.
9. This decision is subject to all existing easements.

10. 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-U SE) Perm it S taff R ep ort - Jack & Sally's Gunw orks - 2 0 1 3 -0 0 1 4 Page 3
Jack & Sally's Gunworks Permit#: 13-14

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W ater Q uality
S E W A G E D IS P O S A L n/a=
centralized system 2
on -site tre a tm e n t system (s) w ith a d eq ua te safe gua rds to m itig ate pollution 1
sep tic system o f ad e q u a te design and capacity 0 5 1 5
proposed system m ay not provide a d eq ua te cap acity -1
proposed solutio n m ay ca u se surface a n d /o r ground w a te r pollution -2
Environm ental Policies
STO R M D R A IN A G E n/a= X

on -site sto rm w a te r retention and ab sorp tion w ith e n g inee red plans 2
on -site sto rm w a te r retention and a b sorp tion w ith o u t e n g inee red plans 1
sto rm w a te r retention w ith m an ag ed and a cce p ta b le ru n -o ff 0 4
no sto rm w a te r retention, but ad verse im pacts from ru n -o ff have been m itigated -1
no a cce p ta b le m an a g e m e n t and con tro l o f sto rm w a te r ru n -o ff -2
A IR Q U A LIT Y n/a= X

can no t cau se im p act 0
could im p act but a p p ro p ria te a b a te m e n t installed -1 4
could im pact, no ab a te m e n t o r unknow n im p act -2
Critical Areas
P R E S E R V A T IO N O F C R IT IC A L A R E A S n/a= X

no a d ve rse im p act to any de sig n a te d critical area 2
one o f the d e sig nate d critica l are as im pacted but can be fu lly m itigated 1
m ore than one o f the d e sig n a te d critica l are as im p acted but can be fu lly m itigated 0 3
one or m ore o f the d e sig nate d critical areas im pacted and m itig atio n not fu lly effective -1
one o r m ore o f the d e sig nate d critical areas im pacted w ith no ab ility to m itigate problem -2
Land Use Com patibility
O FF -S ITE N U IS A N C E S n/a=
no issues 2
m inim al issues, but can be fu lly m itigated 1
issues th a t can be buffered and m itigated to a re a son able level 0 4 -2 -8
buffered and m in im a lly m itigated -1
can no t be m itigated -2
USE C O M P A T IB ILIT Y n/a=
no con flicts / isolated property 0
tra n sp a re n t cha ng e / cha ng e not readily no ticea ble -1 4 -1 -4
im pact readily ap p a re n t / out o f place -2

Page 1 of 5
Jack & Sally's Gunworks Permit#: 13-14

Section Score
Performance

Importance
Division III Relative Policy S coring Sheet:

Factor
Eastern Taney County

Score
Value
S T R U C T U R A L S C R E E N IN G O F RO O FTO P E Q U IP M E N T & V E N T S n/a= X

no rooftop e q u ip m e n t / ven ts o r blocked from vie w by structure design or screening 0

partially blocked from vie w -1 3

exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F SO LID W A S T E C O N T A IN E R S n/a= X

no o n -site w a ste co n ta in e rs o r blocked from vie w by structure de sig n o r screening 0
partially blocked from vie w -1 3

exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X

no o u td o o r sto ra g e o f eq uipm en t, m aterials, etc., or ou td o o r w o rk areas 2
blocked from vie w by structure design 1
blocked from vie w using scree ning 0 3
partially blocked from view -1
exposed / not blocked from view -2
LA N D S C A P E D B U F F E R S - R E S ID E N T IA L n/a= X

approved la nd scape d bu ffe r betw een hom es and all streets / roads / highw ays 2
approved la nd scape d bu ffe r from m ajor roads / h igh w ays only 1
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land 0 2
no la nd scape d bu ffe r betw een residences and local streets -1
no la nd scape d bu ffe r from an y road -2
LA N D S C A P E D B U F F E R S - IN D U S TR IA L n/a= X
approved la nd scape d bu ffe r from p u blic roads 0
m inim al la n d sca p e d buffer, but com p e n sa te s w ith exp an se o f land -1 3
no land scape d bu ffe r from p u blic roads -2
Local Econom ic Developm ent
A G R IC U L T U R A L LAN DS n/a= X
no co n version o f C lass l-IV a g ricu ltural land to o th e r use(s) 0
1
d e ve lo p m e n t req uire s re cla ssifica tio n o f C lass l-IV a g ricu ltural land to o th e r use(s) -2
R IG H T TO FARM n/a= X
does not lim it existing a g ricu ltu ra l uses / do es not cau se nuisance, predation 0
does not lim it existing a g ricu ltu ra l uses, but m ay resu lt in m in or nuisance -1 3
potential im p act(s) on existing ag ricu ltural land -2
R IG H T TO O P E R A T E n/a= X
no via ble im p act on existing industrial uses by reside ntial d e ve lo p m e n t 0
potential im p act but can be m itigated -1 2
potential im p a ct on existing in du strial uses with no m itigation -2

Page 2 o f 5
Jack & Sally's Gunworks Permit#: 13-14

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet;

Factor
Eastern Taney County

Score
Value
D IV E R S IF IC A TIO N n/a= X

creates >=5 full-tim e, yea r-rou nd jo b s o u tside o f recre atio n / reso rt secto r 2

creates full-tim e, yea r-rou nd and sea son al jo bs 1 4

creates sea son al jo b s only 0

Site Planning, Design, O ccupancy
R E S ID E N T IA L P R IV A C Y n/a= X

privacy provided by structura l design, or not ap plicab le 2

privacy provided by structura l scree ning 1

privacy provided by la nd scape d buffers 0 2

privacy provided by open spa ce -1
no a cce p ta b le o r effective privacy buffering -2

M IX E D -U S E D E V E LO P M E N T S n/a= X

uses / fu n ctio n s are co m p a tib le or not ap plicab le 2

uses / fu n ctio n s are in te gra te d and sep ara te d based on co m p a tib ility 1

uses / fu n ctio n s diffe r m in im a lly and are not rea dily a p pa rent 0 3
uses / fu n ctio n s poorly in te gra te d o r separated -1
uses / fu n ctio n s m ixed w ith o u t regard to c o m p a tib lity factors -2

Com m ercial Developm ent
D E V E L O P M E N T PATTER N / BU F F E R IN G n/a= X

approved and effe ctive ly d e sig ned la nd scape d buffers betw een structure s and all roads 2
m inim al la nd scape d buffering, but co m p e n sa te s w ith exp an se o f land 1
m inim al la nd scape d buffering 0 4
no la nd scape d buffering, but utilizes exp an se o f land -1
no o r in ad equ ate buffering o r sep ara tion by land -2
Services - Capacity and Access
U TILITIES n/a=
ad eq ua te utilities cap acity as evide nced by le tte r from each utility 0
ad eq ua te utilities cap acity w ith o u t form al le tte r from each utility o r not from all utilities -1 4 -1 -4
in ad equ ate inform ation to de te rm in e a d eq ua cy o f utilities -2
TR A F FIC n/a=
no im pact o r in sig n ifica n t im p act on curre nt tra ffic flow s 0
tra ffic flow in crea ses exp ected but m an ag eab le using existing roads and road acce sses -1 2 0 0
tra ffic flo w in crea ses exceed curre nt road ca p a citie s -2
E M E R G E N C Y S E R V IC E S n/a=
structure size a n d/or acce ss can be serviced by em e rg e n cy e q uipm en t 0
structure size a n d/or acce ss m ay im pede but not h in d e r servicea bility -1 3 0 0
structure size a n d/or a cce ss could be p ro b le m a tic or n o n-se rvicea ble -2

Page 3 of 5
Jack & Sally's Gunworks Permit#: 13-14

Section Score
Performance

Importance
Division Ml R elative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=
g re a te r than 50 ft. rig ht-of-w a y 1

50 ft. rig ht-of-w a y 0
u
40 ft. rig ht-of-w a y -1
less than 40 ft. rig ht-of-w a y -2

Internal Im provem ents
W A T E R S YSTEM S n/a=
cen tra l w a te r system m eeting DNR req uire m en ts fo r capacity, storage, design, etc. 2
co m m u n ity w ell / w a te r system m eeting DN R req uire m en ts 1
private w e lls m eeting DN R req uire m en ts 0 3 2 6

private w e lls not m eeting any e sta blished standards -1

individual / private w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t d e velopm e nt w ith ad e q u a te pre ssure and flow 0
fire hyd ran t system w ith lim ited coverage -1 5 -1 -5
no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N n/a= X

paved and de dicated w a lkw a ys (no bicycles) provided th ro u g h o u t d e velopm e nt 2
paved w alkw a ys provided th ro u g h o u t d e velopm e nt / m aybe shared w ith bicycles 1
de sig nate d w a lkw a ys provided but unpaved 0 4
no pe de strian w alkw ays, but green space provided fo r pe de strian use -1
no de sig n a te d pe de strian w a lkw a y areas -2
P E D E S TR IA N S A F E TY n/a= X
sep ara tion o f pe de strian w a lkw a ys from roa dw ays by la n d sca p e o r structura l buffer 2
sep ara tion o f pe de strian w a lkw a ys from roadw ays by open land bu ffe r 1 2
pe de strian w a lkw a ys ab ut roadw ays with no buffering / protection 0
B IC YC LE C IR C U LA T IO N n/a= X
de dicated / sep ara te bike-w ays w ith signage, bike racks, trails 2
bicycle lanes shared w ith pe de strian w alkw a ys but separated by m arkings / signs 1 1
no d e sig nate d bike-w ays 0
U N D E R G R O U N D U TILITIES n/a=
all utilities are provided u n de rgrou nd up to each building / structure 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m ay be above ground from ea sem e nt 1
utilities above ground but / ove r de sig nate d e a sem e nts 0 4 2 8

utilities ab ove ground and not w ithin sp e cific ea sem e nts -1
no sp e cific m an a g e m e n t o f utilities -2

Page 4 o f 5
Jack & Sally's Gunworks Permit#: 13-14

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
O pen-Space Density
U S A B LE O PEN S P A C E n/a= X

reside ntial d e ve lo p m e n ts (>25 units) in clud e m ore than 25% open recreational space 2

reside ntial d e ve lo p m e n ts (> 25 units) offer >10% but <25% open recre atio nal spa ce 1

recre atio nal area provided, but high ly lim ited and not provided as open space 0 2

no d e sig nate d recre atio nal spa ce provided, but open spa ce ava ila ble -1

no open recre atio nal sp a ce provided -2

Solid W aste Disposal
S O LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e ekly service is a va ila b le and do cum e ntatio n o f ava ila bility provided 0
w e ekly service rep orted ly a va ila ble but not do cum e nted -1 5 -1 -5
centralized, on -site trash collectio n rece ptacles a va ila ble -2
S O LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive cove na nts provide fo r w e e kly disp o sa l fo r each o ccu pied structure 0
services a va ila b le but not a re q u ire m e n t do cu m e n te d in cove na nts -1 5
not a p plicab le / no pick-up service provided -2

Total W eighted Score= -7
Maximum Possible Score= 37
Actual Score as Percent of Maximum= -18.9%
Number of Negative Scores= 5
Negative Scores as % of Total Score= 14.3%

S coring P erfo rm e d by: Date:

Bob Atchley / Bonita Kissee July 31, 2013

Page 5 of 5
Project: Jack & Sally's Gunworks
Permit#: 13-14
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance off-site nuisances use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: July 31, 2013
Eastern District Relative Policies: Division III Permit

Project: Jack & Sally's Gunworks Permit: 13-14
Max. As
% Total Negative Scores
Possible Scored
jScoring 37 -7 -18.9% 5 45.5%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 15 -5 2 50.0%
sewage disposal 10 5
right-of-way / roads 5 0

em ergency water supply 0 -5
waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 16 -8 3 75.0%
storm w ater drainage
air quality
off-site nuisances 8 -8
use com patibility 0 -4
diversification
developm ent buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 8

Importance Factor 3 6 6
preservation o f critical areas
screening of rooftop equip
screening / waste containers
screening of outdoor equip

industrial landscape buffers
right to farm
mixed-use developm ents
em ergency services 0 0
w ater systems 6 6
Importance Factor 2
residential landscape buffers
right to operate
residential privacy

traffic 0 0
pedestrian safety
usable open space

Importance Factor 1
agricultural lands

bicycle circulation

Scoring by: Bob A tchley / Bonita Kissee
Date: July 31, 2013
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P U B L I C H E A R I N G

T h e Ta n e y C o u n t y
P l a n n in g C o m m is s io n
WiU Hold A Public H e a r i n g C o n c e r n i n g T h e
\ Following Requested Zone C h a n g e I
\ Under the D iv is ^ Process /
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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY" DIVISION III PERMIT
STAFF REPORT
HEARING DATE: August 12, 2013

CASE NUMBER: 2013-0015

PROJECT: Country Ridge Business Park

APPLICANTS: Dennis and Saudra Rodgers

LOCATION: The subject property is located in the 1280 East State
Highway 76, Branson, MO; Scott Township; Section
34, Township 23, Range 21.

REQUEST: The applicants, Dennis and Saudra Rodgers are
seeking the approval of a Division III Permit,
authorizing the development of the Country Ridge
Business Park. The Country Ridge Business Park will
consist of a single, two story commercial building
which will house a number of commercial, office and
storage uses. The applicants have indicated that the
commercial building will contain a total of fourteen
(14) units, seven (7) on each level.

BACKGROUND and SITE HISTORY:

The subject property is Lot 3A of the Mabel Subdivision, containing +/- 3.1 acres. The
property had previously been a service station beginning in 1939 according to the
Assessor’s information. The applicants have now removed the service station building
and a number of other dilapidated structures on the property.

On July 3, 2013 the Planning Department Staff approved the Replat of a Part of Lots 2
& 3 of Mabel Subdivision, in which the approximately 5.1 acre Lot 3 was subdivided into
Lot 3A (+/- 3.1 acres) and Lot 3B (+/- 2.0 acres). (Please refer to the attached copy of
the Replat.) The applicants are now seeking Planning Commission approval of a
Division ill Permit to establish Lot 3A as the Country Ridge Business Park. Lot 3B
contains an existing residence addressed at 304 Songbird Drive.

The current application was approved for Concept on July 15, 2013.

Division III S taff R ep ort - Country Ridge B u sin e ss P ark - 2 0 1 3 -0 0 1 5 Page 1
GENERAL DESCRIPTION:

The Country Ridge Business Park will consist of a single, approximately 26,000 square
foot, two story office / commercial building, on the approximately 3.1 acre lot. The
applicants have indicated that the Business Park will be home to such uses as an
embroidery company, screen printing business and a local property management
company.

The building will contain a street level and a lower level. Each level will be
approximately 13,020 square feet in size (186’ x 70’) and will contain seven (7)
commercial units, for a total of fourteen (14) commercial / office units within the
Business Park. The street level will contain four (4) large office / commercial areas, as
well as three (3) smaller office areas (approximately 400 square feet each) which would
cater predominately to professional office uses. The applicants have stated that the
lower level will be utilized primarily by a property management company for storage
space. The applicants have indicated that businesses will have the ability to either less
a space on a single level or on both levels.

REVIEW:

Lot 3A of the Mabel Subdivision currently contains an existing Taney County Regional
Sewer District gravity sewer main, allowing the proposed Country Ridge Business Park
to be served by public sewer. The applicants will be required to obtain a permit from the
Taney County Regional Sewer District for connection to this existing sewer main.

The applicants are also in the process of working with the Taney County Public Water
District 2, which will supply public water to the proposed Country Ridge Business Park.
The applicants will be required to obtain a permit from the Taney County Public Water
District 2 for connection to public water.

The applicants are proposing a parking area both in the front and the rear of the
proposed structure. The street level parking area in the front will be dedicated to
customer parking. The lower level parking area in the rear will be provided primarily for
employee parking. Per the provisions of Table J-1 (On-Site Parking Performance
Standards) of the Development Guidance Code, where mixed uses occur, parking
space requirements should be determined on a proportional basis. The applicants have
indicated that the lower level will be utilized by a property management company
primarily for storage. Therefore the staff is recommending that the parking
requirements for Industrial Uses be utilized for the lower level. This standard would
require “ 1 space for every employee, spaces for all company-owned vehicles, adequate
space for salesmen, visitors, etc.” Therefore the lower level parking requirements would
be contingent upon the number of employees being served. The street level is
proposed to be dived between professional office space and general merchandise uses.
The professional office space will require one (1) space for every 300 square feet of
space. The applicants are proposing approximately 1,200 square feet of professional
office space, thereby requiring four (4) parking spaces to be devoted to the professional
offices. The remainder of the street level would be devoted primarily to general
merchandise, requiring one (1) space for every 400 square feet. Therefore the
remainder of the street level would require approximately 30 parking spaces. The site

Division III S taff R ep ort - Country Ridge B u sin e ss P ark - 2 0 1 3 -0 0 1 5 Page 2
plan that has been presented indicates a total of 53 parking spaces, including a number
of handicapped parking spaces. It appears that the 53 spaces will be adequate so long
as the lower level continues to be utilized primarily for storage.

The applicants have cleared an area of just under one (1) acre but have intentionally
preserved an area along both the eastern and western property boundaries. The
applicants are proposing to presen/e this existing vegetation between the proposed
Country Ridge Business Park and the existing single-family residences.

The adjoining property immediately to the north is State Highway 76, commercial and
residential. The adjoining property to the south is primarily light residential. The
adjoining property to the east and west is a combination of residential and commercial
uses.

The project received a score of 6 on the Policy Checklist, out of a maximum possible
score of 67. The relative policies receiving a negative score consist of emergency water
supply, solid waste disposal service, use compatibility, utilities and traffic.

Division III S taff R ep ort - Country Ridge B u sin ess Park - 2 0 1 3 -0 0 1 5 Page 3
STAFF RECOMMENDATIONS:

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

1. Compliance with the provisions of the Taney County Development Guidance
Code, that include plans for the following:
a. Sediment and erosion control (Section 4.1.1)
b. Stormwater management (Appendix B Item 3)
c. Land Grading Permit for all disturbances of over one acre (Appendix F)
d. Utility easements and building line setbacks (Table 12)
e. Improvements with scale of buildings, streets, onsite parking and
utilities.(Table 6)
f. A complete landscape and buffering plan showing the location, size and
planting materials for all buffer yards, both adjacent to public rights-of-way
and residential properties.
g. A lighting plan showing the location, height and other specifications on the
lighting to be provided for the development.

2. Compliance letters from the, Taney County Regional Sewer District, Taney
County Public W ater Supply District # 2, the Western Taney County Fire
Protection District and the Missouri Department of Transportation (MoDOT) shall
be submitted to the Planning Department Office, including all other entities which
have requirements governing a development of this nature (Chapter VI-VII).

3. A twenty-five (25) foot wide vegetative buffer shall be maintained between the
Country Ridge Business Park and the adjoining residences to the east and west.

4. No restaurant uses shall be allowed without the provision of a permitted grease
trap(s).

5. No outside storage of equipment or solid waste materials.

6. This decision is subject to all existing easements.

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

8. Prior to the issuance of Division II Certificates of Conformance (C of Cs), the
developer shall first present a Certificate of Occupancy (C of O) from the Western
Taney County Fire Protection District to the Taney County Planning Department
Office.

9. All light sources within the facility shall be arranged so that nodirect illumination
leaves the site toward adjacent residential areas or any roadways.

10.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 S taff R ep ort - Country Ridge B u sin e ss Park - 2 0 1 3 -0 0 1 5 Page 4
Country Plaza Business Park Permit#: 13-15

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W ater Q uality
S E W A G E D IS P O S A L n/a=

cen tra lized system 2

o n -site tre a tm e n t system (s) w ith a d eq ua te sa fe g u a rd s to m itigate pollution 1

sep tic system o f ad e q u a te design and capacity 0 5 2 10
proposed system m ay not provide a d eq ua te ca p a city -1

proposed solutio n m ay ca u se surface a n d/or ground w a te r pollution -2

Environm ental Policies
STO R M D R A IN A G E n/a=

o n -site sto rm w a te r retention and ab sorp tion w ith e n g inee red plans 2

on -site sto rm w a te r retention and ab sorp tion w ith o u t e n g inee red plans 1

storm w a te r reten tion w ith m an ag ed and a cce p ta b le ru n -o ff 0 4 0 0
no sto rm w a te r retention, but ad ve rse im pacts from ru n -o ff have been m itigated -1
no a cce p ta b le m a n a g e m e n t and con tro l o f sto rm w a te r ru n -o ff -2
A IR Q U A LIT Y n/a= X

ca n n o t ca u se im pact 0
could im p act but a p p ro p ria te a b a te m e n t installed -1 4
could im pact, no a b a te m e n t o r unknow n im p act -2
Critical Areas
PR E S E R V A T IO N O F C R IT IC A L A R E A S n/a= X

no ad ve rse im p act to any d e sig nate d critica l area 2
one o f the de sig n a te d critica l are as im p acted but can be fully m itigated 1
m ore than on e o f the de sig n a te d critica l are as im p acted but can be fu lly m itigated 0 3

one o r m ore o f the d e sig nate d critica l areas im p acted and m itigation not fully effective -1
one o r m ore o f the d e sig nate d critica l areas im p acted w ith no a b ility to m itigate problem -2
Land Use Com patibility
O FF -S ITE N U IS A N C E S n/a=
no issues 2
m inim al issues, but can be fu lly m itigated 1
issues th a t can be buffered and m itigated to a rea son able level 0 4 0 0
buffered and m in im ally m itigated -1
can no t be m itig ated -2
USE C O M P A T IB ILIT Y n/a=
no con flicts / isolated property 0
tra n sp a re n t ch a n g e / ch a n g e not rea dily no ticea ble -1 4 -1 -4
im pact readily ap p a re n t / out o f place -2

Page 1 of 5
Country Plaza Business Park Permit#: 13-15

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
S T R U C T U R A L S C R E E N IN G O F R O O FT O P E Q U IP M E N T & V E N T S n/a= X

no rooftop e q u ip m e n t / ve n ts o r blocked from vie w by structure de sig n o r screening 0

partially blocked from view -1 3

exposed / not blocked from view -2
S T R U C T U R A L S C R E E N IN G O F S O LID W A S T E C O N T A IN E R S n/a= X

no o n -site w a ste co n ta in e rs o r blocked from vie w by structure design o r screening 0

partially blocked from view -1 3

exposed / not blocked from view -2
S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S TO R A G E , ETC. n/a= X

no o u td o o r storag e o f eq uipm en t, m aterials, etc., o r o u td o o r w o rk areas 2
blocked from view by structure design 1

blocked from vie w using scree ning 0 3

partially blocked from view -1

exposed / not blocked from vie w -2
LA N D S C A P E D B U F F E R S - R E S ID E N T IA L n/a= X

ap pro ved land scape d b u ffe r betw een hom es and all streets / roads / highw ays 2
approved la nd scape d bu ffe r from m a jo r roads / high w ays only 1
m inim al la nd scape d buffer, but com p e n sa te s w ith exp an se o f land 0 2
no la nd scape d bu ffe r betw een reside nces and local streets -1
no land scape d bu ffe r from any road -2
LA N D S C A P E D B U F F E R S - IN D U S TR IA L n/a= X

ap pro ved la nd scape d bu ffe r from p u b lic roads 0
m inim al land scape d buffer, but co m p e n sa te s w ith exp an se o f land -1 3
no la nd scape d bu ffe r from p u b lic roads -2
Local Econom ic Developm ent
A G R IC U L T U R A L LAN D S n/a=
no con version o f C lass l-IV a g ricu ltu ra l land to o th e r use(s) 0
1 0 0
de ve lo p m e n t req uire s re cla ssifica tio n o f C lass l-IV a g ricu ltu ra l land to o th e r use(s) -2
R IG H T TO FARM n/a=
does not lim it existing a g ricu ltural uses / do es not cau se nuisance, predation 0
does not lim it existing a g ricu ltural uses, but m ay resu lt in m in or nu isa nce -1 3 0 0
potential im p act(s) on existing ag ricu ltural land -2
R IG H T TO O P E R A TE n/a=
no via ble im p act on existing industrial uses by reside ntial d e ve lo p m e n t 0
potential im p act but can be m itigated -1 2 0 0
potential im pact on existing industrial uses w ith no m itigation -2

Page 2 o f 5
Country Plaza Business Park Permit#: 13-15

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
D IV E R S IF IC A T IO N n/a=

crea te s > = 5 full-tim e, yea r-rou nd jo b s ou tside o f recre atio n / re so rt secto r 2

creates full-tim e, yea r-rou nd and sea son al jo b s 1 4 1 4

creates sea son al jo b s only 0

Site Planning, Design, O ccupancy
R E S ID E N T IA L P R IV A C Y n/a= X

privacy provided by structura l design, or not a p plicab le 2

privacy provided by structura l scree ning 1

privacy provided by la nd scape d buffers 0 2

privacy provided by open space -1

no a cce p ta b le o r effective privacy buffering -2

M IX E D -U S E D E V E LO P M E N T S n/a=

uses / fu n ctio n s are co m p a tib le or not ap plicab le 2

uses / fu n ctio n s are in te gra te d and sep ara te d based on co m p a tib ility 1
uses / fu n ctio n s diffe r m in im a lly and are not rea dily a p pa rent 0 3 2 6
uses / fu n ctio n s poorly in te gra te d o r separated -1

uses / fu n ctio n s m ixed w ith o u t regard to c o m p a tib lity factors -2

Com m ercial Developm ent
D E V E L O P M E N T PATTER N / BU F F E R IN G n/a=
approved and effe ctive ly d e sig ned la nd scape d buffers betw een structure s and all roads 2
m inim al la nd scape d buffering, but co m p e n sa te s w ith exp an se o f land 1
m inim al la nd scape d buffering 0 4 0 0
no la nd scape d buffering, but utilizes expanse o f land -1
no o r in ad equ ate buffering o r sep ara tion by land -2
Services - Capacity and Access
U TILITIES n/a=
a d eq ua te utilities ca p a city as evide nced by le tte r from each utility 0
a d eq ua te utilities cap acity w ith o u t form al le tte r from each utility o r not from all utilities -1 4 -1 -4
in ad equ ate inform ation to de te rm in e a d eq ua cy o f utilities -2
T R A F FIC n/a=
no im p act o r in sig n ifica n t im p act on cu rre n t tra ffic flow s 0
tra ffic flo w in crea ses expected but m a n ag eab le using existing roads and road acce sses -1 2 -1 -2
tra ffic flo w in crea ses exce ed curre nt road cap acities -2
E M E R G E N C Y S E R V IC E S n/a=
structure size a n d/or a cce ss can be serviced by em e rg e n cy e q u ip m e n t 0
structure size a n d /o r a cce ss m ay im pede but not hin d e r se rvice a b ility -1 3 0 0
structure size a n d/or a cce ss could be pro b le m a tic o r no n -se rvice a b le -2

Page 3 o f 5
Country Plaza Business Park Permit#: 13-15

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=
gre a te r than 50 ft. rig ht-of-w a y 1

50 ft. rig ht-of-w a y 0
1 C
40 ft. rig ht-of-w a y -1

less than 40 ft. rig ht-of-w a y -2

Internal Im provem ents
W A T E R SY S TE M S n/a=
central w a te r system m eeting DNR req uire m en ts fo r cap acity, storag e, design, etc. 2

co m m u n ity w ell / w a te r system m eeting DN R req uire m en ts 1
private w e lls m eeting DN R req uire m en ts 0 3 2 6
private w e lls not m eeting any esta blished stan dard s -1

individual / private w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t d e ve lo p m e n t w ith a d e q u a te pre ssu re and flow 0
fire hyd ran t system w ith lim ited coverage -1 5 -2 -10

no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N n/a= X

paved and de dicated w a lkw a ys (no bicycles) provided th ro u g h o u t d e velopm e nt 2
paved w a lkw a ys provided th ro u g h o u t de ve lo p m e n t / m aybe shared w ith bicycles 1

d e sig nate d w a lkw a ys pro vid ed but unpaved 0 4

no pe de strian w a lkw a ys, but green spa ce provided fo r pe de strian use -1
no d e sig nate d pe de strian w a lkw a y areas -2
P E D E S TR IA N S A F E TY n/a= X

sep ara tion o f pe de strian w a lkw a ys from roa dw ays by la nd scape o r structura l bu ffe r 2
sep ara tion o f pe de strian w a lkw a ys from roa dw ays by open land bu ffe r 1 2
pe de strian w a lkw a ys ab ut roa dw ays w ith no buffering / pro te ction 0
B IC Y C LE C IR C U LA T IO N n/a= X

de dicated / sep ara te b ike-w a ys w ith signage, bike racks, trails 2
bicycle lanes shared w ith pe de strian w alkw a ys but sep a ra te d by m arkings / signs 1 1
no d e sig nate d bike-w ays 0
U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided un de rgrou nd up to each building / stru ctu re 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m ay be ab ove ground from ea se m e n t 1
utilities ab ove ground but / o ve r de sig nate d ea se m e n ts . 0 4 0 0
utilities ab ove ground and not w ithin sp e cific ea sem e nts -1

no sp e cific m a n a g e m e n t o f utilities -2

Page 4 of 5
Country Plaza Business Park Permit#: 13-15

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
O pen-Space Density
U S A B LE O PEN S PAC E n/a= X

reside ntial d e ve lo p m e n ts (>25 units) in clud e m ore than 25% open recre atio nal spa ce 2

reside ntial d e ve lo p m e n ts (>25 units) offer >10% but <25% open recre atio nal spa ce 1

recre atio nal area provided, but high ly lim ited and not provided as open space 0 2

no de sig n a te d recre atio nal spa ce provided, but open spa ce a va ila ble -1

no open recre atio nal sp a ce provided -2

Solid W aste Disposal
S O LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e ekly service is a va ila ble and d o cum e ntatio n o f a va ila b ility provided 0
w e e kly service rep orted ly a va ila ble but not do cum e nted -1 5 -1 -5
centralized, o n -site trash collectio n rece ptacles a va ila ble -2
SO LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive cove na nts pro vid e fo r w e e kly d ispo sal fo r each occu pied structure 0
services a va ila b le but not a req uire m en t d o cum e nted in cove na nts -1 5
not a p p lica b le / no pick-up service provided -2

Total W eighted Score= 6
Maximum Possible Score= 67
Actual Score as Percent of Maximum= 9.0%
Number of Negative Scores= 5
Negative Scores as % of Total Score= 14.3%

Scoring P erfo rm e d by: Date:

Bob Atchley / Bonita Kissee July 31,2013

Page 5 o f 5
Project: Country Plaza Business Park
Permit#: 13-15
Policies Receiving a Negative Score
Importance 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:
Scoring by:Bob A tchley / Bonita Kissee
Date: July 31, 2013
Eastern District Relative Policies: Division III Permit

Project: Country Plaza Business Park Permit: 13-15
Max. As
% Total Negative Scores
Possible Scored
|Scoring 67 6 9.0% 5 27.8%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 2 50.0%
sewage disposal 10 10

right-of-way / roads 5 5
em ergency water supply 0 -10

waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 40 -4 2 28.6%
storm water drainage 8 0
air quality
off-site nuisances 8 0

use com patibility 0 -4

diversification 8 4

developm ent buffering 8 0
utilities 0 -4
pedestrian circulation
underground utilities 8 0

Importance Factor 3 12 12
preservation o f critical areas
screening of rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm 0 0
mixed-use developm ents 6 6
em ergency services 0 0
water systems 6 6
Importance Factor 2 0 -2 1 50.0%
residential landscape buffers
right to operate 0 0
residential privacy
traffic 0 -2
pedestrian safety
usable open space

Importance Factor 1
agricultural lands 0 0
bicycle circulation

Scoring by: Bob Atchtey / Bonita Kissee
Date: July 31, 2013
Country Plaza Business Park
 SUPf c— HAGE / *7 V

M A B E L S U B D IV IS IO N
DOC'JViENT. REPLAT O F A PART OF LOTS 2 Sc 3 CERTIFICATE OF OWNERSHIP
FILED
TIME LOTS 3A & 3B
DENNIS J. RODGERS AND SAUNDRA RODGERS, HUSBAND AND WIFE,
BASIS OF BEARING: HEREBY CERTIFY THAT WE ARE THE CO-OWNERS OF THE PROPERTY
SOUTH LINE ASSUMED JUL 05 2013 SECTION 3 4 - T 2 3 N —R21W DESCRIBED HEREON, WHICH IS WITHIN THE SUBDIVISION
TO BEAR N88"20’42 W ROBERT A. DIXON REGULATION JURISDICTION OF THE COUNTY OF TANEY, AND THAT
RECORDER OF DEEDS
5TH PRINCIPAL MERIDAN WE FREELY ADOPT THIS PLAN OF SUBDIVISION AND DEDICATE TO
TANEY COUNTY TANEY COUNTY, MISSOURI PUBLIC USE ALL AREAS SHOWN ON THIS PLAT AS EASEMENTS OR
DEFICIENT RIGHT OF WAY, EXCEPT THOSE SPECIFICALLY
PLAT REFERENCE: SURVEY DESCRIPTION: INDICATED AS PRIVATE, AND THAT WE WILL MAINTAIN ALL SUCH
BOOK 3 PAGE 32 AREAS UNTIL THE OFFER OF DEDICATION IS ACCEPTED BY THE
RECORDING FEE fc pQ A PART OF LOTS 2-3 MABEL SUBDIVISION, A SUBDIVISION LOCATED IN APPROPRIATE PUBLIC AUTHORITY.
STATE USER FEE $4.Q0~ TANEY COUNTY, MISSOURI PER THE RECORDED PLAT THEREOF PLAT BOOK 3
DEED REFERENCE: TOTAL t.yjjy PAGE 32
AS SHOWN BEING MORE PARTICULARLY DESCRIBED AS: BEGINNING AT THE SOUTHEAST
CORNER OF SAID LOT 3; THENCE NORTH 88 DEGREES 20 MINUTES 42
ALL DATA MEASURED SECONDS WEST ALONG THE SOUTH LINE THEREOF 1117.28 FEET; THENCE
UNLESS OTHERWISE NOTED NORTH 31 DEGREES 46 MINUTES 31 SECONDS WEST 154.63 FEET TO THE
SOUTHERLY RIGHT-OF-WAY OF MISSOURI STATE HIGHWAY "76"; THENCE
NORTH 53 DEGREES 17 MINUTES 23 SECONDS EAST ALONG SAID
SURVEY TYPE RIGHT-OF-WAY 68.25 FEET; THENCE ALONG A 542.96 FOOT RADIUS CURVE
SUBURBAN TO THE RIGHT ALONG SAID RIGHT-OF-WAY 114.66 FEET SAID CURVE ACKNOWLEDGMENT
HAVING A CHORD BEARING OF NORTH 59 DEGREES 20 MINUTES 23 SECONDS
EAST AND A CHORD DIMENSION OF 114.45 FEET; THENCE NORTH 65 STATE OF MISSOURI)
LEGEND DEGREES 23 MINUTES 23 SECONDS EAST ALONG SAID RIGHT-OF-WAY 104.66
FEET; THENCE SOUTH 38 DEGREES 35 MINUTES 39 SECONDS EAST
SS
COUNTY OF TANEY)
DEPARTING SAID RIGHT-OF-WAY 109.71 FEET; THENCE SOUTH 88 DEGREES
37 MINUTES 22 SECONDS EAST 370.62 FEET; THENCE SOUTH 88 DEGREES ON THIS DAY OF , 20 ’3 , BEFORE
• EXISTING IRON PIN 05 MINUTES 28 SECONDS EAST 363.42 FEET; THENCE SOUTH 00 DEGREES ME, THE UNDERSIGNED NOTARY PUBLIC, PERSONAlXY APPEARED
O SET 1/2" X 18" PIN WITH CAP DENNIS J. RODGERS AND SAUNDRA RODGERS, TO ME PERSONALLY
51 MINUTES 52 SECONDS WEST 74.48 FEET; THENCE SOUTH 84 DEGREES 00 KNOWN TO BE THE PERSONS DESCRIBED IN AND WHO EXECUTED
9 EXISTING PIPE MINUTES 41 SECONDS EAST 150.89 TO THE WESTERLY RIGHT-OF-WAY OF THE FOREGOING INSTRUMENT AND ACKNOWLEDGED THAT THEY
® COMPUTED POSITION (NOT SET OR LOCATED) "SONGBIRD DRIVE"; THENCE SOUTH 00 DEGREES 41 MINUTES 52 SECONDS EXECUTED THE SAME AS THEIR FREE ACT AND DEED.
WEST ALONG SAID RIGHT-OF-WAY 109.30 FEET TO THE POINT OF IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND
A= DELTA ANGLE BEGINNING CONTAINING 5.1 ACRES, MORE OR LESS. SUBJECT TO ANY AFFIXED MY OFFICIAL SEAL AT MY OFFICE IN SAID COUNTY AND
L=» ARC LENGTH AND ALL ENCUMBRANCES AND RIGHTS RECORDED OR UNRECORDED. STATE AND DAY AND YEAR LAST WRITTEN ABOVE.
R- RADIUS
C LEN= CHORD LENGTH
BRG= CHORD BEARING I m w l- '^L v .
NOTES: (NOTARY PUBLIC) - PRINT NAME UNDERNEATH LIt^,lllnw
(1) OWNERSHIP
INFORMATION OF
ADJOINING PARCELS, AS a
SHOWN HEREON, HAS BEEN
PROVIDED BY OTHERS. NO
GUARANTEE IS GIVEN AS
TO THE ACCURACY OF THIS
INFORMATION.
(2) THIS PROPERTY IS
SUBJECT TO BUILDING
SETBACKS AS PER TANEY
COUNTY DEVELOPMENT
CODE. ALL BUILDING
SETBACKS IN TANEY
COUNTY ARE MEASURED TO
THE EDGE OF THE ROOF
OVERHANG.
(3) THIS SURVEY DOES
NOT REFLECT EASEMENTS,
RIGHT-OF-WAY OR
INSTRUMENTS OF RECORD
THAT WOULD BE DISCLOSED
BY A TITLE SEARCH.
(4) THE ABOVE
DESCRIBED PROPERTY IS N 88'03’51" W 1537.60’
TOGETHER WITH AND
SUBJECT TO ALL EXISTING
EASEMENTS AND
RESTRICTIONS OF RECORD.

CERTIFICATE OF APPROVAL
I HEREBY CERTIFY THAT THE MINOR SUBDIVISION SHOWN ON THIS PLAT HAS BEEN SURVEYOR'S DECLARATION
APPROVED BY THE TANEY COUNTY PLANNING COMMISSION. THIS PLAT DOES NOT
VIOLATE THE PROVISIONS OF THE TANEY COUNTY DEVELOPMENT GUIDANCE CODE OR KNOWN ALL MEN BY THESE PRESENTS:
THEJFAtfEY COUNTY SUBDIVISION REGULATIONS. THAT I, RICKEY D. KEMP, DO HEREBY DECLARE THAT THIS PLAT WAS PREPARED
/?*./*■ frectc UNDER MY PERSONAL SUPERVISION FROM AN ACTUAL SURVEY OF THE LAND HEREIN DESCRIBED,
UNDERNEATH LINE
PREPARED BY RICKEY D. KEMP, DATED 6-21-13 AND
SIGNED BY RICKEY D. KEMP, P.L.S. NO. 2006016631, AND THAT THE CORNER MONUMENTS AND LOT
CORNER PINS SHOWN HEREIN WERE PLACED UNDER THE PERSONAL SUPERVISION OF RICKEY D. KEMP,
VSm0 4 /1 P.L.S. NO. 2006016631, IN ACCORDANCE WITH THE CURRENT "MISSOURI MINIMUM STANDARDS FOR
PROPERTY BOUNDARY SURVEYS AND THE SUBDIVISION BfifiyjLATIONS OF TANEY COUNTY, MISSOURI.
PREPARED FOR:
CERTIFICATE OF TANEY COUNTY 911 ADMINISTRATOR 6-21-13 DENNIS Sc SAUNDRA RODGERS
I HEREBY CERTIFY THAT. THE MINOR SUBDIVISION SHOWN ON THIS PLAT HAS BEEN
RICKEY D. KEMP, P. L .S. NO. 200601^63;
SCALE: r=100' LOCATtON: 300 DRAWN BY: c / N|CK
^D BY TA^pJ|| COUNTY 911 ADMINISTRATOR SECTION 34
DATE: 06/21/2013 TOWNSHIP 23—N RANGE 21-W C0UNTY: TANEY
PRINT NAME UNDl
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DERNEATH TLIi n e d a te
PREPARED BY:
J-MARK SURVEYING P.O. BOX 623
HOLLISTER. MISSOURI 65673 (417-739- 4517)
RESULTS OF BOUNDARY SURVEY: DRAWING NUMBER
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Country Plaza Business Park
Division III Permit 2013-0015
Pictometry - North View
Country Plaza Business Park
Division III Permit 2013-0015
Pictometry - South View
Country Plaza Business Park
Division III Permit 2013-0015
Pictometry - East View
Country Plaza Business Park
Division III Permit 2013-0015
Pictometry - West View
 NOTICE OF
PUBLIC HEARING
T h e T a n e y C ounty
P l a n n i n g C o m m is s io n
W ill H o ld A P u b lic Hearing Concerning The

F o llo w in g R equested Zone Change

U n d e r th e Division III Process

Applicant:

proposed

p r o p e r t y L o c a t io n :

?i,t> Courthouse