P&Z Public Meeting Packet

TANEY 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
COUNTY Phone: 417.546-7225 / 7226 • Fax:417546-6861
website: www.taneyeounty.org

AG EN D A
TAN EY COUNTY P LA N N IN G C O M M IS S IO N
PU B LIC H E AR IN G
TUESDAY, NOVEMBER 12, 2 0 1 3 , 6 :0 0 P.M.
COUNTY C O M M IS S IO N H E A R IN G ROOM
TAN EY COUNTY COURTHOUSE

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

Public Hearing:
Star Furniture Liquidator

Old and New Business:
Tentative

Adjournm ent.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION Id S P E C IA L IS E PERMIT
STAFF REPORT

HEARING DATE: Novem ber 12, 2013

CASE NUM BER: 2013-0023

PROJECT: Star Furniture Liquidator

AP P LIC A N T: Michael Lenz

LO CATIO N: The subject property is located at 4900 State Highway
176, Rockaway Beach, MO; Jasper Township;
Section 2, Township 23, Range 21.

REQUEST: The applicant, Michael Lenz is requesting the
approval of a Division III Special-Use Permit in order
to operate a retail furniture sales business from a
building adjoining his residence.

BAC KG R O U N D and SITE HISTORY:

On Septem ber 17, 2013 Division I Permit # 2013-0124 was issued adm inistratively by
the Planning Department office, authorizing the construction of a 1,856 square fo o t (32’
x 58’) accessory building, located at 4900 State Highway 176, Rockaway Beach, MO; to
be utilized for private storage. As of the time of the writing of this Staff Report, the
applicant has begun to construct the building foundation.

The applicant, Michael Lenz is now seeking the Planning Commission approval o f a
Division III Special-Use Permit authorizing the establishm ent of a retail furniture sales
business within the building originally authorized as an accessory building, via the
Division I Permitting process. The structure in question is being constructed on th e
same parcel of land as the applicant’s existing, single-fam ily residence.

The current application was approved for Concept on October 21, 2013.

G EN ER AL DESCRIPTION:

The approxim ately 3.00 acre meets and bounds described, subject property contains an
approxim ately 2,385 square foot single-fam ily residence, two small accessory buildings
and the new 1,856 square foot building (currently under construction) (according to the
Assessor’s information utilizing Beacon). The existing residence is addressed at 4 900
State Highway 176, Rockaway Beach, MO, with the new building being addressed 4950
State Highway 176.

Division ill (Special-Use) Permit Staff Report - Star Furniture Liquidator - 2013-0023 Page 1
REVIEW:

The applicant is seeking the approval of a Division III Special-Use Permit in order to
establish a retail furniture sales business within the building under construction,
originally authorized as an accessory building, via the Division I Permitting process.

The applicant has indicated that the Star Furniture Liquidator business will not be
served by a public restroom. The existing single-fam ily residence is served by an on­
site well and septic system.

The applicant is proposing for the Star Furniture Liquidator business to be accessed via
two existing accesses off of State Highway 176. The primary entrance will be located to
the north, with a shared, secondary access also being provided to the south. The
shared access will be the existing circle driveway to the south, currently serving the
residence. The applicant will be required to obtain a permit via the Missouri Departm ent
of Transportation (MoDOT) allowing for the widening of the existing, northern
commercial entrance.

The applicant has indicated that he will likely not be open seven days a week but is
requesting the following hours of operation: M onday through Sunday 9:00 AM - 8:00
PM.

This application is being heard as a Division III Special-Use Permit. Therefore, per the
provisions of the Developm ent 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 Developm ent Guidance Code the
Special-Use Permit cannot be used to establish commercial com patibility for or with any
future land-use change applications.

Per the parking provisions of the Developm ent Guidance Code a furniture store would
require “ 1 space for every 400 square feet and adequate loading areas.” Therefore, the
Star Furniture Liquidator business will require a m inim um of six (6) parking spaces, with
at minimum of one (1) handicapped parking space.

The adjoining property im mediately to the north is vacant property, with the V illage of
Merriam W oods being located further to the north-west. The adjoining property
immediately to the south and east is vacant property owned by the Conservation
Commission of the State of Missouri. The adjoining property im m ediately to the w est is
State Highway 176 and vacant property owned by the Conservation Com m ission o f the
State of Missouri.

The project received a total score of -12 on the Policy Checklist, out of a m axim um
possible score of 63. The relative policies receiving a negative score consist of
emergency water supply, solid waste disposal service, storm water drainage, use
compatibility and utilities.

Division III (Special-Use) Perm it Staff Report - Star Furniture Liquidator - 2013-0023 Page 2
STAFF RECO M M ENDATION:

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,
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 easements and building line setbacks (Table 12)
e. Im provem ents 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. Com pliance letters from the Village of Merriam Woods, the W estern Taney County
Fire Protection District and the Missouri Departm ent of Transportation (M oDOT)
shall be subm itted to the Planning Departm ent 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 Star Furniture Liquidator
business and the applicant’s adjoining single-fam ily residence to the south.

4. A minimum of six (6) parking spaces shall be provided for the Star Furniture
Liquidator business.

5. Business hours of operation shall be Monday through Sunday 9:00 AM to 8:00 PM.

6. The Star Furniture Liquidator application shall be viewed as a Special-Use Permit.
Therefore the permit is specific to the applicant to whom the perm it is issued and
cannot be transferred without Planning Commission approval. The Special-Use
Permit shall not be used to establish com m ercial com patibility for or with any future
land-use change applications.

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

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 Conformance (C of Cs), the
developer shall first present a Certificate of Occupancy (C of O) from the W estern
Taney C ounty Fire Protection District to the Taney County Planning Departm ent
Office.

11 .T h is D ecision o f Record shall be filed w ith the T an ey C ounty R e cord er of D eeds
Office within 120 days or the approval shall expire (Chapter II Item 6).
Division III (Special-Use) Permit Staff Report - Star Furniture Liquidator - 2013-0023 Page 3
Attachment to Division 3 Permit request
From Michael Lenz 4900 State Hwy 176, Rockaway Beach, MO 65740
3 Acres, Parcel # 08-1.0-02-004-001-001.001
Section 2, Township 23, Range 21.
> Project will not generate wastewater

> Height of building from ground to top of roof ridge
o North West corner: 18' 02"
o North East corner: 18' 00"
o South East corner: 23' 00"
o South West corner: 22' 00”
> Parking in front and both sides of new building
> There will be one IQ'xS' garage door located on the East end of the North
side of the building. One single concrete slab extending 20 feet to the North
will be poured in front of the single garage door.
> Construction materials:
o Concrete footings stair stepped down slope of land 2' wide, 6" thick, 2J
below grade.
o 8” thick crawl space walls. The concrete wall will be 6"above grade on
the North end and 5' above grade on the South end.The North end of the
building will be in filled with 2" rock prior to concrete slab pour,
o 50% concrete slab on North end of building. 50% 2"xl2" Douglass Fir
joist on South end of building,
o Perimeter walls will be 2”x6"xl0' Douglass Fir studs, Exterior sheathing
will be Vz" OSB with y2”x4’xl0' plywood corners,
o Interior of structure will be an open floor plan with %" plywood over joist
on South 50% of building,
o Roof will be Douglass Fir trusses with 5 /8" plywood sheathing and
composition shingles.
> Electric service will be 200 amp panel with underground feed from the
metered yard pole.
> IP gas supply will come from new underground gas line fed from an existing
LP tank.
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Star Furniture Liquidator Permit#: 13-23

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet;

Factor

Score
Eastern Taney C oun ty

Value
W a te r Q u ality
S E W A G E D IS P O S A L n/a= X

centralized system 2

o n -site tre a tm e n t system (s) w ith a d eq ua te safe gua rds to m itigate pollution 1

se p tic system o f ad eq ua te d e sig n and capacity 0 5

proposed system m ay not provide a d eq ua te capacity -1

proposed solution m ay ca u se su rfa ce a n d/or ground w a te r pollution -2

E nvironm ental P olicies
STO R M D R AIN AG E n/a=

on -site storm w a te r retention and ab sorp tion w ith engineered plans 2
on -site storm w a te r retention and ab sorp tion w ith o u t en ginee red plan s 1
storm w a te r retention w ith m a n a g e d and a cce p ta b le ru n -o ff 0 4 -1 -4
no storm w a te r retention, but a d ve rse im pacts from ru n -o ff have been m itigated -1
no acce ptab le m an a g e m e n t and control o f storm w a te r run-off -2
A IR Q U ALITY n/a=
can no t cause im pact 0
could im pact but a p pro pria te a b a te m e n t installed -1 4 0 0
could im pact, no ab atem e nt o r unknow n im p act -2
C ritica l A reas
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=
no adverse im p act to any d e sig n a te d critical area 2
one o f the de signated 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 pacted but can be fu lly m itigated 0 3 2 6
one o r m ore o f the de sig nate d critica l areas im pacted and m itig atio n not fu lly effective -1

one or m ore o f the d e sig nate d critica l are as im pacted w ith no ability to m itigate problem -2
Land Use C o m p a tib ility
O FF -S ITE NU ISAN C ES 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 1 4
buffered and m in im ally m itig ated -1
can no t be m itigated -2
USE C O M P A T IB ILIT Y n/a=
no conflicts / isolated property 0
transp are nt cha ng e / cha ng e not rea dily no ticea ble -1 4 -1 -4
im pact readily a p pa rent / o u t o f place -2

Page 1 of 5
Star Furniture Liquidator Permit#: 13-23

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet;

Factor
Eastern Taney C o un ty

Score
Value
ST R U C T U R A L SC 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 eq uipm en t / ven ts o r blocked from vie w by structure de sig n or screening 0

partially blocked from view -1 3

!
e x p o s e d not blocked from view -2
ST 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 aste con tain ers o r blocked from view by structure de sig n or 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, STO R AG E, ETC. n/a=
no o u td o o r storage o f eq uipm en t, m aterials, etc., o r ou td o o r w o rk areas 2
blocked from view by structure design 1
blocked from view using scree ning 0 3 0 0
partially blocked from view -1
!
e x p o s e d not blocked from view -2
LA N D S C A P E D BU F F E R S - R E S ID E N T IA L n/a= X

appro ved landscaped bu ffe r betw een hom es and all streets / roads / highw ays 2
appro ved landscaped bu ffe r from m a jo r roads / highw ays only 1
m inim al landscaped buffer, but co m p e n sa te s w ith expanse o f land 0 2
no landscaped bu ffe r betw een reside nces and local streets -1
no landscaped buffer from any road -2
LA N D S C A P E D BU F F E R S - IN D U S TR IA L n/a= X

ap pro ved landscaped bu ffe r from p u blic roads 0
m inim al landscaped buffer, but co m p e n sa te s w ith expanse o f land -1 3
no landscaped bu ffe r from pu blic roads -2
Local E c o n o m ic D e v e lo p m e n t
A G R IC U L T U R A L LAN DS n/a=
no conversion o f C lass l-IV a g ricu ltu ra l land to oth er use(s) 0
U I
de velopm e nt requires re cla ssifica tio n o f C lass l-IV agricultural land to oth er use(s) -2
R IG H T T O 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 nuisa nce -1 3 0 0
potential im pact(s) on existing a g ricu ltural land -2
R IG H T T O O PERATE n/a= X

no via b le im pact on existing indu strial uses by residential de ve lo p m e n t 0
potential im pact but can be m itigated -1 2
potential im pact on existing in du strial uses w ith no m itigation -2

Page 2 o f 5
Star Furniture Liquidator Permit#: 13-23

Section Score
Performance

Importance
O lV IS J O n 111 f v S l 3 t!V © r* O l! CV o C O flH C l o f 1© S t ,

Factor

Score
Value
ta s tG i n i a n e v u o u n iy

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

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

creates full-tim e, yea r-rou nd and seasonal jo bs 1 4 0 0
creates se a so n a l jo b s only 0
Site Planning, Design, O ccupancy
R E S ID E N TIA L P R IV A C Y n/a= X

privacy pro vid ed by structura l design, or not ap p lica b le 2

privacy pro vid ed by structura l screening 1
privacy pro vid ed by la nd scape d buffers 0 2

privacy pro vid ed 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 o r not ap plicab le 2
uses / fu n ctio n s are in te gra te d and separated based on co m p a tib ility 1
uses / fu n ctio n s diffe r m in im ally and are not readily a p pa rent 0 3 0 0
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

C om m ercial D evelopm ent
D E V E L O P M E N T PATTER N / B U FFER IN G n/a=
appro ved and effe ctive ly desig ned landscaped buffers betw een structure s and all roads 2
m inim al la nd scape d buffering, but com p en sates w ith expanse o f land 1
m inim al la nd scape d buffering 0 4 0 0
no landscaped buffering, but utilizes expanse o f land -1
no o r in ad equ ate buffering o r separation by land -2
Services - C apacity and A ccess
U TILITIES n/a=
a d eq ua te u tilities ca p a city as evidenced by le tte r from each utility 0
a d eq ua te u tilities 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 adequate in fo rm atio n to de te rm in e ad 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 current tra ffic flow s 0
tra ffic flo w in cre a se s exp ected but m an ag eab le using existing roads and road acce sses -1 2 0 0
tra ffic flo w in cre a se s exceed curre nt road cap acities -2
E M E R G E N C Y S E R V IC E S n/a= X

structure size a n d /o r acce ss can be serviced by em e rg e n cy e q uipm en t 0
structure size a n d /o r acce ss m ay im pede but not h in d e r servicea bility -1 3
structure size a n d/or acce ss could be pro blem atic o r n o n-se rvicea ble -2

Page 3 o f 5
Star Furniture Liquidator | Permst#: 13-23

Section Score
Performance

Importance
Division Hi Relative P o lic y Scoring Sheet:

Factor
f - a g t p r p ! anev OQun*'v

Score
Value
R IG H T -O F -W A Y OF E XISTIN G R O AD S n/a=

g re ater than 50 ft. right-of-w ay 1

50 ft. right-of-w ay 0
5 -I 5
40 ft. right-of-w ay -1

less tha n 40 ft. right-of-w ay -2

Internal Im provem ents
W A T E R SYSTEM S n/a= X

central w a te r system m eeting DN R re q u ire m e n 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 DNR req uire m en ts 0 3

private w e lls not m eeting any e sta 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 hydrant system th ro u g h o u t d e velopm e nt w ith ad eq ua te pre ssu re and flow 0

fire hydrant system w ith lim ited cove rag e -1 5 -2 -10
no fire hydrant 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 alkw a ys (no bicycles) pro vid ed th ro u g h o u t de velopm e nt 2

paved w alkw a ys provided th ro u g h o u t d e ve lo p m e n t / m aybe shared w ith bicycles 1
de 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 pedestrian 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 AFETY 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 structural bu ffe r 2

sep ara tion o f pe de strian w a lkw a ys from roa dw ays by open land buffer 1 2

pe de strian w alkw a ys ab ut roadw ays w ith no buffering / protection 0
B IC Y C LE C IR C U LA TIO N n/a= X

de dicated / sep ara te bike-w a ys w ith signage, bike racks, trails 2

bicycle lanes shared w ith pe de strian w a lkw 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 un de rgrou nd up to each building / structure 2

all utilities traverse de ve lo p m e n t un de rgrou nd but m ay be ab ove ground from e a sem e nt 1
u tilities above ground but / ove r de sig nate d ea sem e nts 0 4 0 0
u tilities above ground and not w ithin spe cific e a 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
■ ' " ----------------- --------------------- - ---------- ----------------------— ............................ ' ----------------------
Star Furniture Liquidator Permit#: 13-23

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet;
TancA' i <n f v/

Factor
r; '

Score
^

Value
L-, Ct '£> i t ; l l i i a ilU y \ ; I V

O p e n -S p a c e D en s ity
U SABLE O PEN SPAC E n/a= X

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

residential de ve lo p m e n ts (> 25 units) o ffer >10% but <25% open re cre atio nal space 1

recreational area provided, but high ly lim ited and not provided as open space 0 2

no designated recre atio nal spa ce provided, but open spa ce a va ila b le -1

no open recreational sp a ce provided -2

S o lid W a s te D isp o sa l
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 docum e ntatio n o f ava ila bility provided 0
w eekly service rep orted ly a va ila ble but not docum e nted -1 5 -1 -5
centralized, on -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 p ro vid e fo r w e e kly disposal fo r each o ccu pied structure 0
services available but not a re q u ire m e n t docum e nted in cove na nts -1 5
not ap plicab le / no pick-up service provided -2

Total W eighted Score= -12
Maximum Possible Score= 63
Actual Score as Percent of Maximum= -19.0%
Number of Negative Scores= 5
Negative Scores as % of Total Score= 14.3%

Scoring P erform ed by: Date:

Bob Atchley / Bonita Kissee October 30, 2013

Page 5 o f 5
Project: Star Furniture Liquidator
Permit#: 13-23
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance stormwater drainage 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: O ctober 30, 2013
Eastern District Relative Policies: Division ill Permit

Project: Star Furniture Liquidator Permit: 13-23
Max. As
% Total Negative Scores
Possible Scored
jscoring 63 -12 -19.0% 5 29.4%

Max. As Negative Scores j
Possible Scored Number of Percent
Importance Factor 5 5 -10 2 66.7%
sewage disposal

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 -8 3 37.5%
storm water drainage 8 -4

air quality 0 0
off-site nuisances 8 4

use compatibility 0 -4

diversification 8 0

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

Importance Factor 3 18 6
preservation of critical areas 6 6
screening o f rooftop equip
screening / waste containers
screening o f outdoor equip 6 0
industrial landscape buffers
right to farm 0 0
mixed-use developm ents 6 0
em ergency services
water systems

Importance Factor 2
________
residential landscape buffers
right to operate
residential privacy
traffic 0 0
pedestrian safety
usable open space

Importance Factor 1
agricultural lands 0 0

bicycle circulation

Scoring by: Bob Atchley / Bonita Kissee
Date: October 30, 2013
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SviITdk os e:
 Star Furniture Liquidator
Division III Permit 2013-0023
Pictometry - View from the North
 Star Furniture Liquidator
Division ill Permit 2013-0023
Pictometry - View from the South
 Star Furniture Liquidator
Division 111 Permit 2013-0023
Pietometry - View from the East
 Star Furniture Liquidator
Division III Permit 2013-0023
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