P&Z Public Meeting Packet

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

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
APRIL 14, 2014, 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:
AHstar International, LLC
Walkington Affordable Housing

Old and New Business:
Scooters multi-use building

Adjournm ent.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III SPECIAL-USE PERMIT
STAFF REPORT

HEARING DATE: April 14, 2014

CASE NUMBER: 2014-0002

PROJECT: Allstar International, LLC Nightly Rental

APPLICANTS: David & Kathy Grodi

LOCATION: The subject property is located at 350 Tina Street,
Hollister, MO; Oliver Township; Section 27, Township
22, Range 22.

REQUEST: The applicants, David & Kathy Grodi are requesting
approval of a Division III Special-Use Permit in order
to utilize an existing, five (5) bedroom, single-fam ily
residence for nightly rental.

BACKGROUND and SITE HISTORY:
Per the Assessor’s information (utilizing Beacon), the single-fam ily residence was
constructed in 1980, prior to the adoption of the Developm ent Guidance Code. The
approxim ately 2,319 square foot, single-fam ily residence is currently listed with the
Multiple Listing Services (MLS) as containing five (5) bedrooms and three (3)
bathrooms.

The property in question is served by sewer via the Taney County Regional Sewer
District and water via a private well.

The current application was approved for Concept on March 17, 2014.

GENERAL DESCRIPTION:
The subject property (approxim ately 13,570 square foot or .3 acre lot) is a meets and
bounds described parcel of land which contains an approxim ately 2,319 square foot,
five (5) bedroom, single-fam ily residence (per the MLS information), a detached garage
and small accessory building, located at 350 Tina Street, Hollister, MO.

Division III (Special-Use Perm it) Staff R eport - A llstar International, LLC - Nightly Rental - 2014-0002
Page 1
REVIEW:
The Taney County Developm ent Guidance Code defines nightly rental as “A residential
building, structure, or part thereof that may be rented for any period of time less than
thirty (30) days, counting portions of days as full days.” Currently, the applicant would
have the ability to rent the residence for a period of thirty (30) days or greater.

The exterior appearance of the single-fam ily home will remain the same. Per the nightly
rental provisions of the Developm ent Guidance Code, “The maximum occupancy for a
Nightly Rental shall be two (2) persons per dwelling unit, plus two (2) persons per
bedroom (e.g., a two (2) bedroom dwelling unit is permitted a maximum occupancy of
six (6) persons).” Therefore, the five (5) bedroom home would have a maximum
occupancy of twelve (12) people.

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

The property is served by two existing drives off of Tina Street.

Per the nightly rental provisions of the Developm ent Guidance Code, “One (1) off-street
parking space shall be provided for each two (2) persons of occupancy in a Nightly
Rental.” Therefore a total of six (6) parking spaces will be required. The residence is
currently served by a two (2) car attached garage, a one (1) car detached garage and
two respective driveways. The property would be able to accom m odate a total of six (6)
vehicles, between the three (3) garage spaces and the 3 parking spaces in the
driveways, meeting the minimum parking requirem ents of the Developm ent Guidance
Code.

A nightly rental application falls under the provisions of a Division III Special-Use Permit.
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 w ithout
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.

The applicants have adopted house rules, which I have included in the Planning
Commission packets for your review. Please note that the occupancy requirem ents will
need to be amended in the house rules in order to meet the occupancy requirem ents of
the Developm ent Guidance Code.

The adjoining property im m ediately to the north is owned by the U.S. Arm y Corps of
Engineers, with Table Rock Lake being located further to the north. The adjoining
property to the south is Tina Street and single-fam ily residential. The adjoining property
to the west is single-fam ily residential. The adjoining property im m ediately to the east is
single-family residential, with the Vickery Resort Condom inium s being located further to
the east.

The project received a total score of -24 on the Policy Checklist, out of a maximum
possible score of 29. The relative policies receiving a negative score consist of offsite
nuisances, right-of-way on existing roads, em ergency water supply, solid waste disposal
s e rv ic e a nd u se c o m p a tib ility .

Division III (Special-Use Perm it) Staff R eport - A llstar International, LLC - Nightly Rental - 2014-0002
Page 2
STAFF RECOMMENDATION:
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 W estern Taney County Fire Protection District, the
Taney County Assessor’s Office, the Missouri Department of Revenue, the
Taney County Regional Sewer District and the Taney County Health Department;
including all other entities which have requirements governing a developm ent of
this nature shall be provided to the Planning Departm ent office.(C hapter VI-VII)

3. A copy of a valid M erchant’s License via the Taney County C ollector’s Office
shall be provided to the Planning Department.

4. A valid Missouri Department of Revenue Sales Tax License shall be provided to
the Planning Department prior to the issuance of a Certificate of Compliance. A
No Tax Due Letter from the Missouri Departm ent of Revenue shall be submitted
to the Planning Department office annually, indicating that the sales taxes have
been paid.

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

6. This decision is subject to all existing easements.

7. This residence shall accom modate (sleep) no more than twelve (12) persons per
night. The total occupancy may be further limited based upon the provisions of
the W estern Taney County Fire Protection District requirem ents and regulations.

8. The Allstar International, LLC Nightly Rental has been approved as a Special­
i s e Permit. Therefore the permit is specific to the applicant to whom the permit
is issued and cannot be transferred without Planning Com m ission approval. The
Special-Use Permit shall not be used to establish commercial com patibility for or
with any future land-use change applications.

9. This Decision of Record shall be filed with the Taney County R ecorder’s Office
within 120 days or the approval shall expire (Chapter II Item 6).

Division III (Special-Use Perm it) Staff R eport - A llstar International, LLC - Nightly Rental - 2014-0002
Page 3
Allstar International, LLC - Nightly Rental Permit#: 12-25

Section Score
Performance

Importance
D ivision ill Relative Policy S coring Sheet:

Factor
W estern Taney C ounty

Score
Value
W a te r Q u a lity
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

E n v iro n m e n ta l P o lic ie s
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 o m p a tib ility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -2 -10
cannot be mitigated -2

C o m p a tib ility F a c to rs
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
Allstar International, LLC - Nightly Rental Permit#: 12-25

Section Score
Performance

Importance
D ivision lil Relative P olicy S coring Sheet:

Factor
W estern Taney C ounty

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

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

proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= X

no rooftop equipment or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n/a= X

no on-site waste containers 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= X

no outdoor storage of equipment, materials, etc., or outdoor work areas 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a= X

approved landscaped buffer between homes and all streets / roads / highways 2
approved landscaped buffer from major roads / highways only 1
minimal landscaped buffer, but compensates with expanse of land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 of 5
Allstar International, LLC - Nightly Rental Permit#: 12-25

Section Score
Performance

Importance
D ivision Ml Relative Policy S coring Sheet-

Factor
W estern Taney C ounty

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
L o c a l E c o n o m ic D e v e lo p m e n t
RIGHT TO FARM n/a= X

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

no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION n/a= X

creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5
creates seasonal jobs only 0
S ite P la n n in g , D e sig n, O c c u p a n c y
RESIDENTIAL PRIVACY n/a= X

privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a= X

/
uses functions are compatible or not applicable 2
/
uses functions are integrated and separated based on compatibility 1
uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2
C o m m e rc ia l D e v e lo p m e n t
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 o f 5
A l l s t a r I n t e r n a t io n a l, LLC - N ig h t ly R e n ta l P e r m it # : 12-25

Section Score
Performance

Importance
D ivision III Relative P olicy S coring Sheet:

Factor
W estern Taney C ounty

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
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Improvements
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 0 0
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY WATER SUPPLY n/a=
fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION 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
Allstar International, LLC - Nightly Rental Permit#: 12-25

Section Score
Performance

Importance
D ivision III Relative P olicy S coring Sheet:

Factor
W estern Taney C ounty

Score
Value
PEDESTRIAN SAFETY n/a= X

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

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse development underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 0 0
utilities above ground and not within specific easements -1
no specific management of utilities -2
O p e n -S pa ce D e n sity
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
S o lid W a ste D is p o s a l
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 eighted Score= -24
Maximum Possible Score= 29
Actual Score as Percent of Maximum= -82.8%
Number of Negative Scores= 5
Negative Scores as % of All Applicable Scores= 50.0%

Scoring Performed by: Date:
B ob A tc h le y / B o n ita K isse e M arch 26, 2014

Page 5 of 5
Project: Allstar International, LLC - Nightly Rental
Permit#: 12-25
Policies Receiving a Negative Score
Importance o ff-s ite n u is a n c e s rig h t-o f-w a y /ro a d s e m e rg e n c y w a te r s u p p ly w a s te d is p o s a l s e rv ic e
Factor 5:
Importance u se c o m p a tib ility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: March 26, 2014
Project: A llstar International, LLC - Nightly Rental Permit: 12-25
As
Max. Possible % Total Negative Scores
Scored
|Scoring 29 -24 -82.8% 5 50.0%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 15 -20 4 66.7%
sewage disposal 10 10

o ff-s ite n u is a n c e s 0 -10
diversification

em ergency services 0 0

rig h t-o f-w a y /ro a d s 5 -5

e m e rg e n cy w a te r s u p p ly 0 -10
w a s te d is p o s a l s e rv ic e 0 -5
waste disposal com m itm ent

Importance Factor 4 8 -4 1 50.0%
slopes
u se c o m p a tib ility 0 -4

pedestrian circulation
underground utilities 8 0

Importance Factor 3
soil lim itations
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
m ixed-use developm ents
developm ent patterns
developm ent buffering
w ater system service 6 0

Importance Factor 2
w ildlife habitat and fisheries
air quality
building materials
residential buffer / screening
residential privacy

traffic 0 0
pedestrian safety
usable open space

Importance Factor 1
lot coverage
rooftop vents / equipm ent
b ic y c le c irc u la tio n

Scoring by: Bob A tchley / Bonita Kissee
Date: March 26, 2014
 HOUSE RULES
1) Check in time is after 4 pm CST and check out is 10 am CST.
2) Occupancy - Maximum occupancy is 15 people and no more than 5
vehicles/boats.
3) Smoking - This is a NON SMOKING house. Smoking is not allowed anywhere
on the premises - inside or outside. No smoking anywhere inside, on either
driveway, front-back-side yards or street in front of the house.
4) Pets - No pets have been authorized. You will be billed if there are unauthorized
pets on property.
5) Age - We will not rent to vacationing students or singles under 21 years of age
unless accompanied by an adult guardian or parent.
6) NOISE - No loud music, vehicles, sporting equipment are in to be in use before 7
am or after 9 pm CST on any evening. All neighbors within 600 feet possess A)
copy of House Rules and B ) the contact information for the property
management company and are authorized to call and report any noise violation.
7) Repairs - All required repairs due to normal wear and tear are reported to within
2 hours of discovery to the property management company - Lightfoot
Enterprises, 417-251-1946.
8) Damage Deposit of $500 is required upon signing the rental agreement. This
must be received within seven (7) days of booking the reservation. The deposit
is NOT applied toward rent; however, it is fully refundable within (10) days of
departure, provided the following provisions are met: a) no damage is done to the
unit or it’s contents, beyond normal wear and tear, b) no charges are incurred
due to contraband, pets or collection of rents or services rendered during the
stay, c)all debris, rubbish and discards are placed in the dumpster and soled
dishes are placed in the dishwasher and cleaned. One load of laundry is started,
d) keys are left in master lockbox outside front door and unit is left locked, e)all
charges accrued during the stay are paid prior to departure, f)no linens are lost or
damaged, g)NO early check-in or late check-out, h)the guest is not evicted by the
owner (or representative of the owner) or the local law enforcement.
9) Parking - Boat trailer and all vehicles must be parked either in the garage or
either of the two driveways on the property - not on the street.
10)Prohibited - No fireworks of any kind, illegal drugs, pets, more than 15 people at
any one given time, harmful or toxic substances, commercial business or storing
of boat, or water craft/equipment of any kind, in the water adjoining this property
overnight. Only official boat launches at State Park Marina or neighborhood
launch located on Dale street are to be used. No launching of boats is to be
performed on this property.
 OTIS & SHIRLEY DENNEY
IRREVOCABLE TRUST
1505 ELMWOOD DR
ONAWA, IA 51040-1041

PUBLIC HEARING NOTICE

The Taney County Planning Commission will hold a public hearing April
14, 2014, at 6:00 p.m. in the County Commission Hearing Room, Taney
County Courthouse, regarding a request operate a nightly rental business on
property located at 350 Tina St. Questions may be directed to the Taney
County Planning Commission Office a^417-546-7226 five days before^the
hearing. Q jU s * o----- --------- Co JU u U > ^ ^

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Bob Atchley

From: tjschaefer@ mchsi.com
Sent: Monday, April 07, 2014 4:04 PM
To: Bob Atchley
Subject: Request for Nightly Rentals @ 350 Tina Street

To T an ey Co. P la n n in g C o m m issio n M em bers:

We a re w r i t i n g t o e x p r e s s o u r s t r o n g o p p o s i t i o n to th e re q u e s t f o r a p p ro v a l to a ll o w n ig h t ly
r e n t a l s a t p r o p e r t y lo c a t e d a t 350 T in a S t r e e t .

We a re o w n e rs o f a v a c a n t l o t lo c a t e d d i r e c t l y a c r o s s t h e s t r e e t fr o m t h i s p r o p e r t y . We a re
c u r r e n t l y t r y i n g t o s e l l o u r l o t f o r r e s i d e n t i a l p u rp o s e s and a l l o w i n g t h i s r e q u e s t t o p a ss
w i l l n o t o n ly a f f e c t i t s v a lu e b u t w i l l a ls o re d u c e i t s d e s i r a b i l i t y and f u t u r e s a le .

We need t o m a in t a in t h e i n t e g r i t y o f t h i s n e ig h b o r h o o d as a n e ig h b o r h o o d w h e re p e o p le w a n t t o
l i v e . , p la y and f e e l s a fe and n o t t r y t o " c o m m e r c ia liz e " m ore p r o p e r t y on T in a S t r e e t . T h e re
a re enough r e s o r t s , t im e s h a r e s , c o n d o s , e t c . , i n t h e a re a w i t h o u t c r e a t i n g m ore and f u r t h e r
c o m p ro m is in g a n e ig h b o r h o o d .

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Division III Special-Use Permit 2014-0002
Pictometry - View from the North
Allstar International, LLC - Nightly Rental
Division III Special-Use Permit 2014-0002
Pictometry - View from the South
Allstar International, LLC - Nightly Rental
Division III Special-Use Permit 2014-0002
Pictometry - View from the East
Allstar International, LLC - Nightly Rental
Division III Special-Use Permit 2014-0002
Pictometry - View from the West
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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: April 14, 2014

CASE NUMBER: 2014-0003

PROJECT: W alkington Affordable Housing

APPLICANTS: Nathan & Am y Burton

LOCATION: The subject property is located in the 500 - 600 Block
of W alkington Lane, Branson, MO; Scott Township;
Section 34, Township 23, Range 21.

REQUEST: The applicants, Nathan & Am y Burton are requesting
approval of a Division III Permit authorizing the
developm ent of the W alkington Affordable Housing
project, a mobile home park allowing for up to 149
mobile home spaces, with an associated outdoor
storage and parking area.

BACKGROUND and SITE HISTORY:
The applicants have indicated that the W alkington Affordable Housing developm ent will
be located upon two (2) adjoining parcels of land, with a total acreage of approxim ately
23.36 acres (per the property boundary survey). The first parcel of land (08-8.0-34-000­
000-050.001) is an approxim ately 19.5 acres (per the A ssessor’s information) vacant
parcel of land. The second parcel of property (08-8.0-34-000-000-050.000) is an
approxim ately 6.14 acre vacant parcel of property (per the Assessor’s information).

GENERAL DESCRIPTION:
The proposed W alkington Affordable Housing developm ent will be located on a total of
+/- 23.36 acres (per the property boundary survey). This affordable housing
developm ent will provide for up to 149 spaces for mobile homes, with a density of over
six (6) mobile homes per acre.

Division III Staff R eport - W alkington Affordable Housing - 2014-0003 Page 1
REVIEW:
The W alkington Affordable Housing developm ent is a mobile home park which will
provide up to 149 mobile home spaces, with an associated outdoor storage and parking
area. At 149 mobile home spaces, the developm ent would have a density of over six
(6) mobile homes per acre. Per the provisions of Appendix L (Mobile Homes) of the
Development Guidance Code the maximum density for a mobile home park shall not
exceed eight (8) mobile homes per acre.

Per the provisions of Table J-1 (On-site Parking Perform ance Standards) of the
Development Guidance Code, two (2) parking spaces are required per home unit with
one (1) additional space for every two (2) home units as guest spaces. The staff is
concerned that the current configuration may allow for adequate parking only when
factoring in the Storage and Parking Area (enumerated Tract C on the submitted
Property Boundary Survey).

The area in question is currently served by the Taney County Regional Sewer District.
The Taney County Regional Sewer District will require the applicant to obtain a capacity
analysis via the Sewer District’s engineering firm, at the applicant’s cost.

The area in question is served by a public w ater supply via the Taney County Public
W ater Supply District #2.

W alkington Lane is a County maintained road until approxim ately the location of its
intersection with North Fork Road. The driving surface of W alkington Lane narrows
rapidly on the portion that is privately m aintained. The applicants have indicated that
they will ensure that the private portion of W alkington Lane falls within a 50 foot right-of-
way. The staff is recommending that the applicants make the necessary upgrades to
the portion of W alkington Lane that is currently privately held and maintained, ensuring
com pliance with Taney County Road & Bridge Standards.

A portion of the property in question, as indicated as Tract 2 on the Property Boundary
Survey currently contains a spillway area for Holt’s Lake, which feeds into an unnamed
creek that discharges into Lake Taneycom o. There is also an unnamed creek that
traverses the property im mediately north of the Cedarwood Acres Subdivision.
Although these two areas are not recognized by FEMA as a Special Flood Hazard
Areas (floodplain), the staff recommends that the developm ent of these two areas be
limited to green space, due to potential flooding risks.

The adjoining property to the north and east is predom inantly vacant and light
residential. The adjoining property to the south is the Cedarwood Acres residential
subdivision, with the W oodlands at Cross Creek residential subdivision being located
further to the south. The adjoining property to the west is the Spring Meadows
residential subdivision, property previously approved for a daycare use and property
previously approved for a storage use.

Division III Staff R eport - W alkington A ffordable Housing - 2014-0003 Page 2
Per the provisions of Appendix L (Mobile Homes) of the Developm ent Guidance Code,
“For developm ents that include tw e n ty-fo u r (24) or more lots or spaces, a minimum of
ten (10) percent of the total area must be developed and maintained for recreational
purposes. This area will count as part of the total open space provided.” The Property
Boundary Survey does enum erate areas of green space; however the am ount of green
space area is not indicated.

The project received a score of -12 on the Policy Checklist, out of a maximum possible
score of 63. The relative policies receiving a negative score consist of em ergency water
supply, solid waste disposal service, off-site nuisances, use compatibility, underground
utilities, preservation of critical areas and traffic.

Division III Staff R eport - W alkington A ffordable Housing - 2014-0003 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. Com pliance with the provisions of the Taney County Developm ent Guidance
Code and the Taney County Road Standards 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 traffic impact study shall be submitted to the Taney County Road and
Bridge Department.
h. An engineering public im provem ent plan shall be submitted to and
approved by the Taney County Road and Bridge Departm ent prior to the
com pletion of road improvem ents to Sunset Inn Road.

2. Com pliance letters from the Taney County Regional Sewer District, the Taney
County Public W ater Supply District #2, the Taney County Road & Bridge
Department, the W estern Taney County Fire Protection District and the Missouri
Departm ent of Natural Resources (MoDNR) shall be submitted to the Planning
Departm ent Office, including all other entities which have requirem ents governing
a developm ent of this nature (Chapter VI-VII).

3. The developm ent of the portion of the property in question, enum erated on the
Property Boundary Survey as Tract 2 shall be limited to green / open space, in
perpetuity.

4. A fifty (50) foot wide riparian buffer shall be established along the existing
unnamed creek which traverses the property im mediately north of the Cedarwood
Acres Subdivision. No developm ent shall occur within this riparian buffer zone, in
perpetuity.

5. Prior to the issuance of Division I Permits, the applicants shall ensure that the
necessary upgrades are made to the portion of W alkington Lane that is currently
privately held and maintained, ensuring com pliance with Taney County Road &
Bridge Standards.

6. Division I Permits will be required for all applicable structures (both mobile homes
and applicable accessory structures) in the developm ent (Chapter 3 Sec. I Item
B).

Division III Staff R eport - W alkington Affordable Housing - 2014-0003 Page 4
 7. Prior to the issuance of any Division I Permits for mobile home placement, the
applicable private roadway(s) serving the mobile home in question shall either be
constructed in com pliance with Taney County Road & Bridge Standards or the
applicants shall post an appropriate surety for 110% of the cost of construction, in
com pliance with the provisions of the Developm ent Guidance Code.

8. Prior to the issuance of Division I Permits, the applicants shall ensure that the
applicable sewer and water connections are in place.

9. All outside storage shall be limited to the designated Storage and Parking area.
Travel Trailers, campers, boat and sim ilar vehicle shall not be allowed on any
mobile home space but shall be stored in the designated Storage and Parking
Area. The parking and storage Area shall be screened on all sides via an opaque
(privacy) fence.

10.This decision is subject to all existing easements.

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 II Item 6).

Division III Staff R eport - W alkington A ffordable Housing - 2014-0003 Page 5
Walkington Affordable Housing Permit#: 14-03

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W a te r Q u a lity
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
E n v iro n m e n ta l P o lic ie s
STORM DRAINAGE n/a=
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 0 0
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=
cannot cause impact 0
could impact but appropriate abatement installed -1 4 0 0
could impact, no abatement or unknown impact -2
C ritic a l A re as
PRESERVATION OF CRITICAL AREAS n/a=
no adverse impact to any designated critical area 2
one of the designated critical areas impacted but can be fully mitigated 1
more than one of the designated critical areas impacted but can be fully mitigated 0 3 -1 -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 C o m p a tib ility
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 -1 -4
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 -2 -8
impact readily apparent / out of place -2

Page 1 o f 5
Walkington Affordable Housing Permit#: 14-03

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

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

/
no rooftop equipment vents or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n/a= X

no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= X

no outdoor storage of equipment, materials, etc., or outdoor work areas 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a=
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 0 0
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
L o c a l E c o n o m ic D e v e lo p m e n t
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
Walkington Affordable Housing Permit#: 1 4-03

Section Score
Performance

Importance
Division Ili Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
DIVERSIFICATION n/a= x
creates >=5full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 4

creates seasonal jobs only 0
S ite P la n n in g , D e siq n, O c c u p a n c y
RESIDENTIAL PRIVACY n/a=
privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2 0 0
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a= x
uses / functions are compatible or not applicable 2
uses / functions are integrated and separated based on compatibility 1
uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2
C o m m e rc ia l D e v e lo p m e n t
DEVELOPMENT PATTERN / BUFFERING n/a=
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 0 0
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
S e rv ic e s - C a p a c ity and A c c e s s
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 -2 -4
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
Walkington Affordable Housing Permit#: 14-03

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
0 u
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
In te rn a l Im p ro v e m e n ts
WATER SYSTEMS n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 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 n/a= X

paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout development / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2
PEDESTRIAN SAFETY n/a= X

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

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse development underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2

Page 4 of 5
Walkington Affordable Housing Permit#: 14-03

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet;
Eastern Taney County

Factor

Score
Value
O pe n -S p a ce D e n s ity
USABLE OPEN SPACE n/a=
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 1 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
S o lid W a ste D is p o s a l
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 eighted Score= -12
Maximum Possible Score= 63
Actual Score as Percent of Maximum= -19.0%
Number of Negative Scores= 7
Negative Scores as % of Total Score= 20.0%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee March 26, 2014

Page 5 o f 5
Project: Walkington Affordable Housing
Permit#: 14-03
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance off-site nuisances use com patibility utilities
Factor 4:
Importance preservation o f critical areas
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchtey / Bonita Kissee
Date: March 26, 2014
Eastern District Relative Policies: Division III Permit

Project: Walkington Affordable Housing Permit: 14-03
Max. As
% Total Negative Scores
Possible Scored
|Scoring 63 -12 -19.0% 7 41.2%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 15 -5 2 50.0%
sewage disposal 10 10
right-of-way / roads 5 0
em ergency w ater supply 0 -10
waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 24 -8 3 50.0%
storm water drainage 8 0
air quality 0 0
off-site nuisances 8 -4
use com patibility 0 -8

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

Importance Factor 3 12 3 1 33.3%
preservation o f critical areas 6 -3
screening of rooftop equip
screening / waste containers

screening of outdoor equip
industrial landscape buffers
right to farm
m ixed-use developm ents
em ergency services 0 0
water systems 6 6

Importance Factor 2 12 -2 1 25.0%
residential landscape buffers 4 0
right to operate
residential privacy 4 0
traffic 0 -4

pedestrian safety
usable open space 4 2

Importance Factor 1
agricultural lands

bicycle circulation

S c o r in g by: Bob Atchley / Bonita Kissee
Date: March 26, 2014
 PROPERTY BOUNDARY SURVEY
NW CORNER OF THE
S E 1 A 0F T H E N E1/4 EX 1 /2 " ,R0N r,n

EX. WAGON
EX WAGON TIRE
TIRE WON
IRON LEX
S' 2190 IRON
IS 4.36'
PIN NORTH OF LINE EX. 1 /2 " IRON PIN
L.S. 2190 IS 5.23' NORTH OF LINE EX. IRON BAR
527.39' (MEAS.1 527.3?* ( n r m \ L-s - ’ *5 8 0.29' SOUTH OF LINE S 87-52*13* E 1317.19* EX. 1 /2 " IRON PIN NE CORNER
L.S. 1458 0.34' SOUTH OF LINE SE1/4 OF THE NE1/4
595.71* (M) 595.53 (m SEC. 34, T23N, R21W
TRACT A

N 88*53’0 r W 215.92'
N 89*00’30" W 216.16'

I 47 I rn n ’

I 48 | I 45 I
I 49 I I 44 |
I 50 I I 43 I
\ TRACT
\ 13.35 oc. +
BC3D
I 41 |

\V I 40 j

' QD n I 52 |

ra 3
I 53 I
N 89"00'30" W 189.62'
dD I 54 |

f 66 J c I 55 I

QD I 56 |

DD I 57 I

STORAGE AND PARKING L-5g. I .
TRACT C
□EH I 59 l/
3.18 oc. ± Leg | \

GREEN SPACE

GREEN SPACE

n o e M i'o e * e
N 08-Q8'55' L.

S 87-59'24* E 1315.31*

SE CORNER
SE1/4 OF THE NE1/4
SEC. 34, T23N, R21W
EX. ALUM. MON. LS. 1458

-BOOK 2009, PAGt

8URYEWR1S(XRTFKATKN
/ HEREBY CERTIFY THAT A T THE REQUEST OF: NATHAN BURTON, / HAVE
MADE AN ACTUAL AND ACCURATE SURVEY OF THE LAND DESCRIBED HEREON
AND FOUND THE CONDITIONS TO BE AS INDICATED. IN M Y OPINION THIS SURVEY
WAS PERFORMED IN ACCORDANCE WITH THE CURRENT MISSOURI MINIMUM
STANDARDS FOR PROPERTY BOUNDARY SURVEYS.

LINE TABLE
UNE BEARING DISTANCE
L1 N 72‘ 25'0 5’ W 3.65' AU. PLATS THAT DO NOT SHOW
A SEAL IUP«iNT M RED INK
L2 S 72"25'05" E 5.72' LEGEND HAY HAVE BEEN FRAUDULENTLY
L3
L4
S 50"18‘47" W
S 35"37'00" W
26.85'
66.62' EXISTING IRON PIN
D IAN E K A Y D K B O U ) L 3 . 3 4 1 4 shouldBE^^RES^afuNLESs
KENNETH J . BUCHANAN IS . 2 3 4 0 , P J -8 . 1307
L5 S 22*46'30’ W 97.79'
SET IRON PIN APPEARS ON THIS DOCUMENT.
L6 S 05-33'17" W 60.92'
S 15-16'36" E 22.85' SURVEYED N AT H AN AND A M Y BURTON
L8 N 87"52'27* E 4.3** FOR:
L9 N 15’ 16'3 6' W 20.36'
L10 N 05-33'17’ E 77.68' 8ECTTONAL MAP W.O.# 14914
L11 N 22-46'30’ E 110.99'
GRAPHIC SCALE R 1 W DATE: 07-10-2011
L12 N 35-37'00" E 78.70*
L13 N 50-18'47‘ E 137.32' T DRAWNBY: TRR
L14 N 57-41’OO" E 162.89* CHECKED BY: KJB
ROZELL SURVEY CO.
L15 N 19"57’00" E 15.21'
L16 S 69'0 2'36" W 78.12' I REVISED: 2404 STATE HWY. 246 S it 4
( IN FEET ) BRANSON. MISSOURI 65616
1Inch - 100 ft SCALE: 1" = 100’
SEC. 3 4 RHFFT- 1 OF 2
 I demand that the Planning and Zoning Commission not allow the mobile home park to be built
off of Walkington Lane behind Cedarwood Acres subdivision. Walkington Lane would not be
sufficient for the amount of traffic flow that would be produced by such an establishment. The
additional noise, dust, and lights that would be produced by vehicles and homes would be a
disturbance as well as an inconvenience to the residents of the subdivision. The property value
of the homes in Cedarwood Acres would greatly decline due to the fact that the proposed
building area is on a downward slope in the midst of a valley, obstructing the back porch view of
every home in the vicinity. Other potential issues (to name a few) that may arise from the
building plans would be as follows: Set back regulations, wastewater, parking, incompatible with
surrounding use, and an insufficient buffer zone.

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 I demand that the Planning and Zoning Commission not allow the mobile home park to be built
off of Walkington Lane behind Cedarwood Acres subdivision. Walkington Lane would not be
sufficient for the amount of traffic flow that would be produced by such an establishment. The
additional noise, dust, and lights that would be produced by vehicles and homes would be a
disturbance as well as an inconvenience to the residents of the subdivision. The property value
of the homes in Cedarwood Acres would greatly decline due to the fact that the proposed
building area is on a downward slope in the midst of a valley, obstructing the back porch view of
every home in the vicinity. Other potential issues (to name a few) that may arise from the
building plans would be as follows: Set back regulations, wastewater, parking, incompatible with
surrounding use, and an insufficient buffer zone.

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I demand that the Planning and Zoning Commission not allow the mobile home park to be built
off of Walkington Lane behind Cedarwood Acres subdivision. Walkington Lane would not be
sufficient for the amount of traffic flow that would be produced by such an establishment. The
additional noise, dust, and lights that would be produced by vehicles and homes would be a
disturbance as well as an inconvenience to the residents of the subdivision. The property value
of the homes in Cedarwood Acres would greatly decline due to the fact that the proposed
building area is on a downward slope in the midst of a valley, obstructing the back porch view of
every home in the vicinity. Other potential issues (to name a few) that may arise from the
building plans would be as follows: Set back regulations, wastewater, parking, incompatible with
surrounding use, and an insufficient buffer zone.

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Division III Special-Use Permit 2014-0003
Taney County GIS - Beacon
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Division III Special-Use Permit 2014-0003
Pictometry - View from the North
 Walkington Affordable Housing
Division III Special-Use Permit 2014-0003
Pictometry - View from the South
 Walkington Affordable Housing
Division III Special-Use Permit 2014-0003
Pictometry - View from the East
 Walkington Affordable Housing
Division III Special-Use Permit 2014-0003
Pictometry - View from the West
 T h e T a n e y C o u n ty
P l a n n in g C o m m is s io n
Will Hold A Public Hearing Concerning The
Following Requested Zone Change
Under the Division III Process

Applicant: K I o A V c x a

Proposed Development: V o f\
f^ ? o c c ^ q > d v < L ______

Property Location:
______________________ U C X N X ^ __________

Hearing Location: Taney County Courthouse
Time: 6 :0 0 PM Date:. ~ V4.
Phone: 417-546-7225
 GATE WILL BE LOCKED^
AS OF MARCH 7,2011
ACCESS ALLOWED FOR
P R O P E R T Y OW NERS

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