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.tnneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, SEPTEMBER 9, 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;
Areawide Motors
Layton Auto Service
Cardwell Automotive, LLC

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
PLANNING COMMISSION
DIVISION III STAFF REPORT

HEARING DATE: Septem ber 9, 2013

CASE NUMBER: 2013-0016

PROJECT: Areawide Motors

APPLICANT: Highway 248 Group, LLC - Dan Ruda

REPRESENTATIVE: Mark Fitzhugh

LOCATION: The subject property is located at 1818 State Highway
248, Branson, MO; Branson Township; Section 30,
Township 23, Range 21.

REQUEST: The applicant, the Highway 248 Group, LLC is
requesting approval of a Division III Permit authorizing
the establishm ent of a pre-owned auto sales facility.

BACKGROUND and SITE HISTORY:
This +/- 6.36 acre meets and bounds described tract of land is currently vacant. For a
number of years the property served as an outdoor sales location for Ben’s Decorative
Lighting.

The applicant is seeking the Planning Commission approval of a Division III Permit in
order to establish a pre-owned auto sales facility.

The current application was approved for Concept on August 19, 2013.

GENERAL DESCRIPTION:
The proposed Areawide Motors will consist of a small portable office building (an
example is included in the packet) and a gravel parking area for the display and sales of
pre-owned automobiles, on the approxim ately 6.36 acre meets and bounds described
tract.

The proposed hours of operation will be Monday through Saturday 8:00 AM to 6:00 PM.
During the Concept Hearing the representative indicated that there will be no more than
30 cars on-site at one time. The representative has further indicated that there will be
no cars serviced on-site. All of the cars will either be kept clean on-site, via a mobile
washing service or will be taken off-site for cleaning. The representative has indicated
that the pre-owned auto sales facility will not be served by either a restroom or water.
The representative stated that the applicant does not wish for the pre-owned auto sales
facility to grow beyond one or two employees.

Division III Staff R eport - A reaw ide M otors - Highway 248 Group, LLC - 2013-0016 Page 1
 REVIEW:

An existing, Branson municipal sewer main traverses through the center of the property
in question. However, the representative has indicated that Areawide Motors will not be
served by a restroom facility. The representative is proposing to serve the Areawide
Motors facility with a port-a-john. The City of Branson has requested in writing that the
applicant connect to municipal sewer, thereby requiring annexation into the municipal
limits of the City of Branson. Beacon (the Taney County GIS) indicates that the
property in question is contiguous with the Branson municipal limits along both the
southern and eastern property boundaries.

The property in question is also traversed along the southern portion of the property by
a Taney County Public W ater Supply District # 3 w ater line. However, the
representative has indicated that Areawide Motors will be supplied with w ater via bottled
water. The staff recomm ends that a condition be placed on the permit requiring
Areawide Motors to connect to Branson municipal sewer, should a connection be
established to w ater or a restroom facility be provided at any time in the future.

Per the provisions of Appendix J (On-Site Parking and Loading) auto sales and service
centers require I parking space for every 300 square feet. In this instance the staff
recommends that the standard be applied to the square footage of the office. The
approxim ately 17,500 square foot (100’ x 175’) display area will function as parking for
both custom ers and em ployees and also as display.

The representative is proposing to utilize the two existing accesses off of State Highway
248. However, the Missouri Department of Transportation (MoDOT) may require some
modification of these access points based upon the new use of the property.

The adjoining property im mediately to the north is single-fam ily residential. The
adjoining property im m ediately to the south is State Highway 248, vacant property and
commercial. The adjoining property im m ediately to both the east and w est is
commercial.

The project received a score of -16 on the Policy Checklist, out of a maximum possible
score of 33. The relative policies receiving a negative score consist of sewage disposal,
em ergency w ater supply and use compatibility.

Division III Staff R eport - A reaw ide M otors - Highway 248 Group, LLC - 2013-0016 Page 2
STAFF RECOMMENDATIONS:

If the Taney County Planning Com m ission 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 letters from the Missouri Department of Transportation (MoDOT), and
the W estern Taney County Fire Protection District shall be submitted to the
Planning Departm ent Office, including all other entities which have requirements
governing a developm ent of this nature (Chapter VI-VII).

3. A current copy of the Missouri State Dealership License shall be provided to the
Planning Departm ent office.

4. If an on-site restroom facility is established or a connection is made to water, the
property owner shall connect to Branson municipal sewer. If Areawide Motors
should em ployee more than two (2) persons an on-site restroom shall be
provided.

5. The port-a-john facility shall be screened from the view of adjoining property
owners and State Highway 248 by a privacy fence.

6. A twenty-five (25) foot wide vegetative buffer shall be maintained between the
Areawide Motors business and the adjoining residences to the north.

7. Parking shall be provided in com pliance with the provisions of the Taney County
Developm ent Guidance Code.

8. Normal business hours of operation shall be Monday through Saturday 8:00 AM
to 6:00 PM.

9. No outside storage of equipm ent or solid waste materials, other than automobiles.

10. This decision is subject to all existing easements.

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

12. Prior to the issuance of Division II Certificates of Conform ance (C of Cs), the
developer shall first present a Certificate of Occupancy (C of O) from the W estern
Taney County Fire Protection District to the Taney County Planning Departm ent
Office.

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

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

Division III Staff R eport - A reaw ide M otors - Highway 248 Group, LLC - 2013-0016 Page 3
Areawide Motors Permit#: 13-16

Section Score
Performance

Importance
Division III Relative Policy S coring Sheet:

Factor
W estern 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
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 C om patibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 0 0
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 of 5
Areawide Motors Permit#: 13-16

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LOT COVERAGE n/a=
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 0 0
lot coverage exceeds surrounding areas by more than 50% -2

BUILDING BULK AND SCALE n/a= x
bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3
bulk / scale significantly different from surrounding areas / obtrusive -2

BUILDING MATERIALS n/a= X

proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2

materials differ from surrounding structures and would be noticeable -2

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

no rooftop 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
Areawide Motors Permit#: 13-16

Section Score
Performance

Importance
Division ill R elative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2

Local Econom ic Developm ent
RIGHT TO FARM n/a= X

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

RIGHT TO OPERATE n/a= X

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

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

creates full-time, year-round and seasonal jobs 1 5 0 0
creates seasonal jobs only 0
Site Planning, Design, Occupancy
RESIDENTIAL PRIVACY n/a= X

privacy provided by structural design, or not applicable 2

privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2

privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a= X

uses / functions are compatible or not applicable 2

uses / functions are integrated and separated based on compatibility 1

uses / functions differ 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
Areawide Motors Permit#: 13-16

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
W estern 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=
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=
structure size and/or access can be serviced by emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 5 0 0
structure size and/or access could be problematic or non-serviceable -2

RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1

50 ft. right-of-way 0 c. 1 c
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=
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 INFRASTRUCTURE n/a= X
paved and dedicated walkways (no bicycles) provided throughout development 2

paved walkways provided throughout development / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1

no designated pedestrian walkway areas -2

Page 4 of 5
Areawide Motors Permit#: 13-16

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
PEDESTRIAN SAFETY n/a= X

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

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse 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
Open-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
T otal W eig h ted S co re = -16

M axim um P o ssib le S co re = 33
A ctual S co re as P erce n t o f M ax im u m = -48.5%
N u m b er o f N egative S co re s= 4
N egative S co res as % o f All A p p lic a b le S co re s= 36.4%

Scoring Performed by: Date:
B ob A tc h le y / B o nita K issee August 29, 2013

Page 5 of 5
Project: Areawide Motors
Permit#: 13-16
Policies Receiving a Negative Score
Importance sewage disposal emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: A u gu st 29, 2013
 Project: Areawide Motors Permit: 13-16
As
M ax. P o ssib le % Total N egative Scores
Scored
|Sco rin g 33 -16 -48.5% 4 36.4%

M ax. As N egative S co res
P ossible S co red Num ber of P ercent

Im p o rtan ce F acto r 5 25 -20 3 42.9%

sewage disposal 10 -10
off-site nuisances 0 0
diversification 10 0
emergency services 0 0
right-of-way/roads 5 5
emergency w ater supply 0 -10
waste disposal service 0 -5
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 8
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 0 0
pedestrian safety
usable open space
Im p ortan ce F acto r 1

lot coverage 0 0
rooftop vents / equipment
bicycle circulation

S co rin g by: Bob A tc h le y / Bonita Kissee
Date: A ugust 29, 2013
Bob Atchley

From: Joel Hornickel [jhornickel@bransonmo.gov]
Sent: Friday, August 16, 2013 2:34 PM
To: Bob Atchley; Kendall Powell
Subject: RE: Requested Input - Division III (Land Use) Permit Application -1818 State Highway 248
Attachments: 1818 Hwy 248.jpg

Bob:

As always, w e a pp re ciate th e co nside ratio n and th e heads up on these requests, especially w he n th e y are co ntig uo us to
o u r city lim its. As you m e n tio n e d , a sew er m ain does traverse th ro u g h the m iddle o f th is p ro p e rty fro m th e w est to the
east (see attached image). H ow ever, as this p ro p e rty is, o r w o u ld be served by Public W a te r D istrict #3, w e do n o t have
any in fo rm a tio n to share regarding w a te r location.

Being th is p ro p e rty is co ntig uo us to Branson's city lim its, any requested connection to o u r sew er system w ou ld resu lt in
th e a nnexation process being in itia te d . A d d itio n a lly , as p a rt o f th e process to develop th is p ro p e rty w ith th e request fo r
se w e r and ann exa tion , w e w o u ld require this p ro p e rty to request a special use p e rm it to o pe ra te an a uto dealership
w hich w o u ld also include v e rific a tio n fro m th e MO D ept, o f Revenue on th e ir a b ility to be a licensed seller w ith the
state. Beyond th is all, th e y w o u ld be req uired to m ee t all o th e r applicable codes and ordinances including, but n ot
lim ite d to : building, sign, landscaping and parking codes.

In sum m ary, any necessary co nn ectio n to City o f Branson's sew er system in c o n ju n c tio n w ith the d e v e lo p m e n t o f this
p ro p e rty should req u ire th is req ue st to be considered by th e City o f Branson and n ot Taney C ounty. The a pplicant
should n ot be a llo w e d to gain approvals fo r d e ve lo p m e n t o f th is p ro p e rty if a sew er c o nn ectio n w ill be necessary in the
fu tu re .

Please le t me kn ow if you have any o th e r questions o r need any a d d itio n a l clarificatio n.

Take care,

Joel H o rn ic k e l

Interim Director

C ity o f Branson
Planning & Development Dept.

From: Bob Atchley [ mailto:boba@co.taney.mo.us]
Sent: Thursday, August 15, 2013 4:34 PM
To: Joel Hornickel; Kendall Powell
Subject: Requested Input - Division III (Land Use) Permit Application - 1818 State Highway 248

Hello Joel and Kendall,

The Taney County Planning Department recently received a Division III (Land Use) Permit application for a
proposed used auto sales facility to be located at 1818 State Highway 248 (Parcel # 08-9.0-30-000-000­
068.005). I am seeking your input on this proposed Division III Permit, per the provisions of the Taney County
Development Guidance Code.

I have attached a PDF copy of the PowerPoint presentation that will be presented to the Planning Commission
fo r th e A u g u s t 19, 2013 P la n n in g C o m m is s io n C o n c e p t H e a rin g
P le a s e n o te that the Concept Hearing is the
initial meeting between the applicant and the Planning Commission, in which the applicant presents a
conceptual plan to the Planning Commission. The formal Public Hearing for this request would tentatively be

i
held on September 9, 2013, with the Planning Commission vote being held on September 16, 2013. The
Planning Staff Report will be presented during the Public Hearing and will be a part of the Planning
Commission packets.

Please note that the property in question is contiguous with the City of Branson municipal limits. It is my
understanding that a municipal sewer main may actually be located on the property in question. Do you know
if there is also public water in the area as well? The applicant has indicated to Scott Starrett that he will have a
somewhat mobile sales office and is not planning initially to connect to water. He has indicated that he wishes
to start out on a very small scale. However, I am concerned about a used auto facility potentially being served
by a porta-potty facility and bottled water. Kendall, if possible I would really appreciate it if you could send a
map / GIS aerial photo showing the location of the sewer main. If you have access to mapping indicating the
location of public water in the area I would sincerely appreciate your help with that as well.

Please provide written input concerning this proposed Division III Permit application. I sincerely appreciate all
of your help.

Please let me know if you have questions or concerns. Thank you again for your continued time, guidance and
assistance.

Thanks Again,

Bob Atchley
Administrator
Taney County Planning Commission
P.O. Box 383
207 David Street
Forsyth, MO 65653

Phone: (417) 546-7225
Fax: (417)546-6861

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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III STAFF REPORT

HEARING DATE: Septem ber 9, 2013

CASE NUMBER: 2013-0018

PROJECT: Layton Auto Service

APPLICANT: Gail Layton

LOCATION: The subject property is located at 142 Bee Creek
Road, Branson, MO; Branson Township; Section 21,
Township 23, Range 21.

REQUEST: The applicant, Gail Layton is requesting approval of a
Division III Permit in order to allow the existing,
permitted Layton Auto Service to be relocated from its
present location at 282 W abash Lane, Branson to the
property located at 142 Bee Creek Road, Branson.

BACKGROUND and SITE HISTORY:
On November 17, 2008 the Planning Commission approved Division III Special-Use
Permit # 2008-0063, which allowed Gail Layton to convert an existing 1,680 square foot
building (30’ x 56’), located at 282 W abash Road, into a commercial auto repair
business. The permit was issued as a Special-Use Permit. Therefore the permit was
issued specifically to Mr. Layton and cannot be transferred w ithout Planning
Commission approval. Per the provisions of the Developm ent Guidance Code the
Special-Use Permit is also not to be used to establish commercial com patibility for or
with any future land-use change applications. This approxim ately 9.8 acre tract (per the
Assessor’s information via Beacon) currently contains both the Layton’s private
residence and also Layton Auto Services. If the current applicant is approved the
property located at 282 W abash Road will revert back to its previous residential use,
upon the relocation of the auto service business.

On January 28, 2011 Lot 1A was created as a +/- 1.57 acre lot via the Replat of Lot 1 of
the Snadon Subdivision. The Replat of Lot 1 of Snadon Subdivision has been included
in the packet for your review.

The applicant, Gail Layton is seeking the approval of a Division III Permit in order to
relocate the existing Layton Auto Service business from 282 W abash Road to 142 Bee
Creek Road, Branson.

The current application was approved for Concept on August 19, 2013.
Division III Staff R eport - Layton Auto Service - Gail Layton - 2013-0018 Page 1
GENERAL DESCRIPTION:

The applicant is seeking the approval of a Division III Permit in order to allow for the
relocation of the existing Layton Auto Service business from 282 W abash Road to a
new location at 142 Bee Creek Road. The applicant is proposing to construct a 5,200
square foot building (40’ x 130’) on the currently vacant site, to serve as the Layton Auto
Service. The proposed normal business hours of operation would be Monday through
Friday 8:00 AM to 5:00 PM and 8:00 AM to 3:00 PM on Saturday.

REVIEW:
The Layton Auto Service business will be served by Branson m unicipal sewer and
Public W ater Supply District # 3. The applicant has been in contact with both the City of
Branson and Public W ater Supply District #3 concerning each of the aforementioned
connections.

The applicant is proposing for the property to be accessed via a separate primary
entrance and exit off of Stinger Road, with a secondary access also being provided via
the existing ingress / egress easem ent which already accesses Bee Creek Road (as
shown on the attached replat).

Per the provisions of Appendix J (On-Site Parking and Loading) auto sales and service
centers require I parking space for every 300 square feet. Therefore Layton Auto
Service would be required to provide a minimum of 18 parking spaces.

The adjoining property im m ediately to the north is single-fam ily residential, with multi­
fam ily residential being located further to the north. The adjoining property immediately
to the south is Stinger Road, commercial storage and a single-fam ily residence. The
adjoining property im m ediately to the east is Bee Creek Road, the Boys and Girls Club
and single-fam ily residential. The property im m ediately to the west consists of Yellow
Jacket Road m ulti-family residential and vacant property.

The applicant is proposing to erect a privacy fence between the Layton Auto Service
business and the adjoining single-fam ily residences to both the north and west.

The project received a score of 2 on the Policy Checklist, out of a maximum possible
score of 39. The relative policies receiving a negative score consist of off-site
nuisances, em ergency w ater supply, solid waste disposal service, and use compatibility.

Division III Staff R eport - Layton Auto Service - Gail Layton - 2013-0018 Page 2
STAFF RECOMMENDATIONS:

if the Taney County Planning Commission approves this request, the following
requirem ents shall apply, unless revised by the Planning Commission:

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code, that include plans for the following:
a. Sedim ent and erosion control (Section 4.1.1)
b. Storm water m anagem ent (Appendix B Item 3)
c. Land Grading Permit for all disturbances of over one acre (Appendix F)
d. Utility easem ents and building line setbacks (Table 12)
e. Im provem ents with scale of buildings, streets, onsite parking and
utilities.(Table 6)
f. A com plete 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 City of Branson, Taney County Public W ater Supply
District # 3, the W estern Taney County Fire Protection District and the Taney
County Road & Bridge Departm ent shall be submitted to the Planning Department
Office, including all other entities which have requirements governing a
developm ent of this nature (Chapter VI-VII).

3. An opaque (privacy) fence shall be erected between the Layton Auto Service
business and the adjoining single-fam ily residences to both the north and west.

4. A minimum of eighteen (18) parking spaces shall be provided for the Layton Auto
Service business.

5. Normal business hours of operation shall be Monday through Friday 8:00 AM to
5:00 PM and 8:00 AM to 3:00 PM on Saturday.

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. Prior to the issuance of Division II Certificates of Conform ance (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
Departm ent Office.

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

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

Division III Staff R eport - Layton Auto Service - Gail Layton - 2013-0018 Page 3
Layton Auto Service Permit#: 13-18

Section Score
Performance

Importance
Division ill R elative Policy Scoring Sheet:

Factor

Score
W estern Taney County

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 2 10

proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environm ental Policies
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box......
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a= x
cannot cause impact 0
could impact but appropriate abatement installed -1 2
could impact, no abatement or unknown impact -2
Land Use C om patibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -1 -5
cannot be mitigated -2
C om 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 of 5
Layton Auto Service Permit#: 13-18

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor

Score
W estern Taney County

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

lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE n/a=
bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3 0 0
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
Layton Auto Service Permit#: 13-18

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2

Local Econom ic Developm ent
RIGHT TO FARM n/a= X

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

no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION n/a=
creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5 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
Layton Auto Service Permit#: 13-18

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor
W estern 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 - C apacity and Access
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES 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 5 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0 A -1
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
WATER SYSTEM SERVICE n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 2 6
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY 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 INFRASTRUCTURE n/a= X
paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout development / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

Page 4 of 5
Layton Auto Service Permit#: 13-18

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
CD
W estern Taney County

Value
k-
O
o
V)
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=
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 c o re = 2

M axim um P o ssib le S co re = 39
Actual S co re as P erce n t o f M a x im u m = 5.1%
N u m b er o f N e g a tiv e S co re s= 4
N egative S co res as % o f All A p p lic a b le S c o re s = 25.0%

Scoring Performed by: Date:
B ob A tc h le y / B on ita K is s c e August 29. 2013

Page 5 of 5
Project: Layton Auto Service
Permit#: 13-18
Policies Receiving a Negative Score
Importance off-site nuisances emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tch le y / Bonita Kissee
Date: A u g u st 29, 2013
 Project: Layton Auto Service Permit: 13-18
As
M ax. P o ssib le % T otal N egative Scores
Scored
jS co ring 39 2 5.1% 4 25.0%

Max. As Negative S co res
Possible Scored N u m b er o f P ercent

Im p o rtan ce F acto r 5 3 42.9%
sewage disposal 10 10
off-site nuisances 0 -5
diversification 10 5
emergency services 0 0
right-of-way/roads 5 5
emergency w ater supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Im p o rtan ce F acto r 4 8 -4 1 33.3%

slopes 0 0
use com patibility 0 -4
pedestrian circulation
underground utilities 8 0
Im p o rtan ce F acto r 3 6 6
soil limitations 0 0
building bulk/scale 0 0
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developments
development patterns
development buffering
water system service 6 6
Im p o rtan ce F acto r 2
wildlife habitat and fisheries 0 0
air quality
building materials
residential buffer / screening
residential privacy
traffic 0 0
pedestrian safety
usable open space
Im p o rtan ce F acto r 1

lot coverage 0 0
rooftop vents / equipment
bicycle circulation

Sco rin g by: Bob A tchley / Bonita Kissee
Date: August 29, 2013
 V
3~ p » G E - ifr /3 -
n n m iM F M T J q i I
THE R EPLAT OF
THE UNDERSIGNED BEE CREEK, LLC, A MISSOURI LIMITED LIABILITY COMPANY. DOES LOT 1 SNADON SUBDIVSION
HEREBY CERTIFY THAT IT IS THE OVNER IN FEE SIMPLE OF THE FOLLOWING
DESCRIBED TRACT OF LAND.
LOCATED IN THE N E1/4 N W l/4
OF SEC. 21, T23N, R21W
OF THE 5TH PRINCIPAL MERIDIAN
TANEY COUNTY. MISSOURI
ALL OF LOT 1. OF SNADON SUBDIVISON, AS PER THE RECORDED PLAT THEREOF.
RECORDED IN PLAT BOOK/SUDE J AT PAGES 4 1 - 4 Z IN THE TANEY COUNTY
RECORDER’S OFFICE, TANEY COUNTY, MISSOURI. SUBJECT TO ALL EASEMENTS AND
RESTRICTIONS OF RECORD.

SAID LAND HAS BEEN SURVEYED AW SUBDIVIDED IN THE MANNER SHOWN HEREON
S B9'30’15" E 272.18’
r/911
i hREPRESENTATIVE\
d M W m {. JX
AND SAID SUBDIVISION IS TO BE HEREAFTER BE KNOWN AS "THE REPU T OF LOT
1, SNADON SUBDIVISION’. ALL STREETS, RIGHT-OF-WAYS AND ROADS SHOWN TANEY COUNTY PLANNING COMMISSION CERTIFICATION;.
HEREON ARE RELINQUISHED AND DEDICATED TO THE USE OF THE PUBLIC AND AU.
UTILITY EASEMENTS SHOWN HEREON ARE RELINQUISHED AND DEDICATED TO THE
USE OF THE APPROPRIATE UTIUTY COMPANY.

) PRl
'jm .:

N 0-45‘i r E-
10.00'

IAIRMAN: I 7

— s iE v r m s n m , managing m m x

Rf il-oi
ADMINISTRATOR: EDQHl COXIE

ON THIS___ _______ DAY OF
ME, A NOTARY PUBUC IN A.AND. ____
FOFfSAID STATE PERSC
REDFORD, MANAGING MEMBER OF ESTACADO HOLDINGS, LLC, A MISSOURI LIMITED
LIABILITY COMPANY, WHICH IS THE UANAGING MEMBER OF BEE CREEK. LLC. KNOWN 1. ALL LOTS ARE SUBJECT TO SETBACK UNES AND UTIUTY EASEMENTS B Y TANEY
TO ME TO BE THE PERSON WHO EXECUTED THE FOREGOING INSTRUMENT AND THAT COUNTY PLANNING COMMISSION. TANEY COUNTY. MISSOURI.
SAID INSTRUMENT W54S SIGNED ON BEHALF OF SAID COMPANY BY AUTHORITY OF
ITS MANAGING MEMBER, STEVE REDfORD ACKNOWLEDGED AND SAID INSTRUMENT TO 2. EASEMENTS:
THE FREE ACT AND DEED OF SAID [STACADO HOLDINGS, LLC, AS THE MANAGING ALL LOTS ARE SUBJECT TO A 10' UTIUTY EASEMENT ALONG ALL FRONT AND BACK
MEMBER OF SAID BEE CREEK, LLC LOT UNES AND 7* ALONG ALL SIDE LOT UNES EXCEPT SHOWN HEREON.
IN TESTIMONY WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY 3. SETBACKS:
OFFICIAL SEAL IN THE COUNTY AND STATE AFORESAID, THE DAY AND YEAR FIRST 25 FEET OFF OF ALL SUBDIVISION ROADS
ABOVE WRITTEN. 1 /2 REQUIRED FRONT SETBACK OFF ALL SIDE CORNER LOTS
7 FEET OFF ALL SIDE LOTS
10 FEET OFF ALL BACK LOTS

5. RESTRICTIVE COVENANTS ARE FILED FOR RECORD AND ARE, RECORDED IN THE
?fC0Rj)£C
OF TANEY COUNTY RECORDER'S OFFICE IN BOOK A T PAGE
rfY)tm ,L f9 -i DATED AJ f r _____ , 20__ _
SEAL OR STAMP NOTARY PUBLIC
6. ALL ROADS SHOWN ON PLAT HAVE A 5 0 RIGHT-OF-WAY.
MOIRAG.MRST
My CommissionExpires 7. AREAS:
20.2011
July THE TOTAL AREA OF THE PROPERTY IS ± 7 .2 3 ACRES.
Taray County THE TOTAL LOT AREA IS ± 6 .5 9 ACRES.
Com
mteskxiW 7514595 THE TOTAL ROAD AREA ± 0 .6 4 ACRES.

THE PROPERTY SHOWN ON THIS PLAT IS LOCATED WITHIN AN AREA HAVING A
MY COMMISSION EXPIRES: . ZONE DEStGNAVON ‘X “ (AREAS DETERMINED TO BE OUTSIDE THE 0.2X ANNUAL
CHANCE FLOODPLAIN) BY THE SECRETARY OF HOUSING AND URBAN DEVELOPMENT.
ON FLOOD INSURANCE RATE MAP. MAP NUMBER 29213C0162D. PANEL 162 OF 500
TANEY COUNTY. MISSOURI. MAP EFFECTIVE DATE: SEPTEMBER 29. 2006.

ALL PLATS THAT DO NOT SHOW A
SEAL IMPRINT IN BLUE IN K MAY
HAVE BEEN FRAUDULENTLY
I HEREBY CERTIFY THAT A T THE REQUEST OF: ALTERED. ALL INFORMATION
BEE CREEK. LLC, THAT 1 HAVE MADE A N ACTUAL AND SHOULD BE DISREGARDED UNLESS
ACCURA TE SURVEY OF THE LAND DESCRIBED HEREON AND VERIFIEQ. PROFESSIONAL
FOUND THE CONDITIONS TO BE A S INDICATED. IN MY LAND^ SURVEYOR- W Q SE SIGNATTURE
OPINION THIS SURVEY WAS PERFORMED IN ACCORDANCE APPEARS BELOW.•
WITH THE CURRENT MISSOURI MINIMUM STANDARDS FOR
PROPERTY BOUNDARY SURVEYS.

JACKEHO USi %S. 2005019222

RECORDING FEE $ _
BEE CREEK, LLC
STATE USER FEE $4.00
TOTAL t f r r
LEGEND WOLFE SURVEYING, INC.
O - SET IRON PIN
EDDIED. WOLFE P.L.S. 2190 (PRESIDENT)
• - £X 1 /2 ' IRON PIN
PATRICK W. BROWN (VICEPRESIDENT)
2 □ - EXISTING STONE JAC KE HOUSEMAN P.L.S. 2005019222 (SECRETARY)
3 A - CORPS MONUMENT 210 South Third S trc o t Branson. MO 65616
Phono: 4 1 7 -3 3 4 -8 8 2 0 Fax: 41 7-334-5151

SHEET: 1 OF 1
TANEY COUNTY, MO DATE: W.O. i/1976 DWG f1 9 7 6 -R P L I
BASIS OF BEARINGS: SUBDIVISION PUT
SCALE: 1* «
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Division III Permit 2013-0018
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Division III Permit 2013-0018
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Division III Permit 2013-0018
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Division III Permit 2013-0018
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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III STAFF REPORT

HEARING DATE: Septem ber 9, 2013

CASE NUMBER: 2013-0019

PROJECT: Cardwell Autom otive

APPLICANT: Charles Harris

REPRESENTATIVE: Adam Cardwell

LOCATION: The subject property is located at 122 Delaware
Road, Kirbyville, MO; Swan Township; Section 21,
Township 23, Range 20.

REQUEST: The representative, Adam Cardwell is requesting
approval of a Division III Permit authorizing the
establishm ent of a pre-owned auto sales facility.

BACKGROUND and SITE HISTORY:
This +/- 5.00 acre meets and bounds described tract of land is currently home to Harris
Mechanical, a heating a air conditioning business.

The applicant is seeking the Planning Commission approval of a Division III Permit in
order to establish a pre-owned auto sales facility.

The current application was approved for Concept on August 19, 2013.

GENERAL DESCRIPTION:
The proposed Cardwell Autom otive will consist of an 80 square foot (8’ x 10’) office
building and a gravel parking area for the display and sales of pre-owned automobiles,
on the approxim ately 5.00 acre meets and bounds described tract.

The proposed hours of operation will be Monday through Saturday 7:00 AM to 1:00 PM.
During the Concept Hearing the representative indicated that the facility will display no
more than four (4) or five (5) at one time. The representative has further indicated that
there will be no cars serviced on-site. All of the cars will either be kept clean on-site, via
a mobile washing service or will be taken off-site for cleaning. The representative has
indicated that the pre-owned auto sales facility will not be served by either a restroom or
w ater. H arris M echanical w ill provide restroom facilities for custom ers. The
representative plans to continue Cardwell Autom otive on a part-time basis.

Division III Staff R eport - Cardwell A utom otive - Charles H arris - 2013-0019 Page 1
REVIEW:

The representative has indicated that due to the part-time nature of the business,
Cardwell Autom otive will not be served by a restroom facility or water. The Property
owner, Harris Mechanical will provide restroom facilities for customers.

Per the provisions of Appendix J (On-Site Parking and Loading) auto sales and service
centers require I parking space for every 300 square feet. There will be ample space
within the 5 acres for parking.

The representative is proposing to access the property via a driveway off of Delaware
Road.

The adjoining property im mediately to the north is State Highway 76 and vacant
property. The adjoining property imm ediately to the south is primarily single-fam ily
residential. The adjoining property im m ediately to the east is Delaware Road, single­
fam ily residential and vacant. The adjoining property im mediately to the w est is
commercial.

The project received a score o f -15 on the Policy Checklist, out of a maximum possible
score of 39. The relative policies receiving a negative score consist of sewage disposal,
em ergency w ater supply, waste disposal service, use com patibility and utilities.

Division III Staff R eport - Cardwell A utom otive - Charles H arris - 2013-0019 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 letters from the Central Taney County Fire Protection District and the
Taney County Road and Bridge Department.

3. A current copy of the Missouri State Dealership License shall be provided to the
Planning Departm ent office.

4. A twenty-five (25) foot wide vegetative buffer shall be maintained between the
Cardwell Autom otive business and the adjoining residences to the south and
east.

5. Parking shall be provided in com pliance with the provisions of the Taney County
Developm ent Guidance Code.

6. Normal business hours of operation shall be Monday through Friday 7:00 AM to
1:00 PM.

7. No outside storage of equipm ent or solid waste materials, other than
automobiles.

8. This decision is subject to all existing easements.

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

10. Prior to the issuance of Division II Certificates of Conform ance (C of Cs), the
developer shall first present a Certificate of Occupancy (C of O) from the
W estern Taney County Fire Protection District to the Taney County Planning
Departm ent Office.

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

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

Division III Staff R eport - Cardw ell A utom otive - Charles H arris - 2013-0019 Page 3
Cardwell Automotive Permit#: 13-19

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 -1 -5
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 of 5
Cardwell Automotive Permit#: 13-19

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor

Score
Eastern Taney County

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
Cardwell Automotive Permit#: 13-19

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor

Score
Eastern Taney County

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 0 0

creates seasonal jobs only 0

Site Planning, Design, Occupancy
RESIDENTIAL PRIVACY n/a= X

privacy provided by structural design, or not applicable 2

privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2

privacy provided by open space -1
no acceptable or effective privacy buffering -2

MIXED-USE DEVELOPMENTS n/a= X

uses / functions are compatible or not applicable 2

uses / functions are integrated and separated based on compatibility 1
uses / functions differ 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 - C apacity 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=
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 of 5
Cardwell Automotive Permit#: 13-19

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor

Score
Eastern Taney County

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= 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=
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
Cardwell Automotive Permit#: 13-19

Section Score
Performance

Importance
Division III R elative 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 e ig h te d S co re = -15

M axim um P o ssib le S co re = 39
A ctual S co re as P erce n t o f M ax im u m = -38.5%
N u m b e r o f N egative S co re s= 5
N egative S co res as % o f Total S co re = 14.3%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee August 29, 2013

Page 5 of 5
Project: Cardwell Automotive
Permit#: 13-19
Policies Receiving a Negative Score
Importance sewage disposal emergency water supply waste disposal service
Factor 5:
Importance use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Sco rin g by: Bob A tchley / Bonita Kissee
Date: A ugust 29, 2013
 Eastern District Relative Policies: Division III Permit

Project: Cardwell Automotive Permit: 13-19
Max. As
% Total N egative Scores
Po ssib le S co red
|Sco rin g 39 -15 -38.5% 5 45.5%

M ax. 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 -15 3 75.0%

sewage disposal 10 -5
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 2 40.0%
stormwater drainage
air quality
off-site nuisances 8 8
use compatibility 0 -4
diversification 8 0
development buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 0
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
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
bicycle circulation

S c o r i n g by: Bob A tchley / Bonita Kissee
Date: A ugust 29, 2013
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Division III Permit 2013-0019
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Division III Permit 2013-0019
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