P&Z Public Meeting Packet

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

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, SEPTEMBER 8, 2014, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

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

Public Hearing:
Creation Experience Museum
Saints Street Apartments

Old and New Business:
Tentative

A d jou rnm ent.
 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: S e p te m b e r 8, 2014

CASE NUMBER: 201 4-0005

PROJECT: C reation E xperience M useum

APPLICANT: Dean Brown - T rustee of Brown Fam ily T rust

REPRESENTATIVE: K erry Brown

LOCATION: The subject property is located 4180 U.S. H ighw ay
65, W a ln u t Shade, MO; Jaspe r Tow nship; Section 29,
T o w nship 24, Range 21.

REQUEST: T he applicant, Dean Brown is requesting approval of
a Division III P erm it authorizing the d e ve lo p m e n t of
the C reation E xperience M useum ; a C hristian G ospel
M inistry, with fre e adm ission.

BACKGROUND and SITE HISTORY:

On June 5, 1987 the T an ey C ounty P lanning C om m ission approved D ivision III P erm it
1987-0051 authorizing the construction o f a 3 0 ’ x 120’ m etal building to be utilized fo r a
gift shop and craft and gift m anufacturing. S ince that tim e the property has been utilized
fo r a num ber of uses but w a s vacan t fo r a num ber of years.

On F ebruary 19, 2008 the Planning C om m ission approved Division III P erm it 2 0 0 7 ­
0061, authorizing the construction o f a 100’ high cross and m useum located near the
so u th e rn -m o st portion of the parcel in question. On M ay 21, 2008 the T an ey C ounty
Board of A d ju stm e n t approved a request by Dean Brown for a varian ce from the height
regulations of the D evelopm ent G uidance Code, allow ing for the construction of a 2 0 0 ’
high cross w ith a horizontal span of 100’.

A fte r m aking renovations to the existing building, in A pril 2014 C reation M inistries of the
O zarks began utilizing the building in question as the C reation E xperience M useum .
The C reation E xperience M useum is located upon an app ro xim ate ly 16.96 acre m eets
and bounds parcel o f property (Parcel # 05-9.0-29-000-00 0-0 02.000).

The curre nt application w as approved fo r C o ncept on A u gust 18, 2014.

Division III Staff Report - Creation Experience Museum - 2014-0005 Page 1
GENERAL DESCRIPTION:

The C reation E xperience M useum is located w ith in the existing building w ithin the +/-
16.96 acre m eets and bound described parcel (per the A s s e s s o r’s Inform ation via
Beacon). The C reation E xperience M useum is a G enesis based C reation E xperience
M useum ; open to the general public, with fre e adm ission.

REVIEW:

The C reation E xperience M useum is currently open W e d n e sd a y thro ugh S aturday
10:00 AM to 5:00 PM.

Table J-1 (O n-site Parking P erform ance S tandards) o f the D evelo pm e nt G uidance
Code does not contain a specific category sp e cifica lly fo r m useum s. S ports arenas,
theatres, aud itorium s and churches require, “ 1 space fo r every 4 seats an d /o r 30 square
feet of a ssem bly area w ith o u t fixed se a tin g .” T he sta ff does not feel th a t the C reation
E xperience M useum w ould realistically fall w ithin the aforem entioned land use category
for parking needs. T he O ther C om m ercial Uses ca tegory w ould require “ 1 space for
every 200 square fe e t.” The existing parking area w ould m eet the m inim um parking
space require m en ts fo r other com m ercial uses.

The C reation E xperience M useum is served by an on-site (septic) w a ste w a te r tre a tm e n t
system . A t the reque st of the prope rty ow ner, S co tt Starrett, E nvironm ental Specialist,
visited the site and found no evidence o f a septic system failure.

T he property in question is served by a private well.

The adjoining property to the north and w e st is vacant. The adjoining prope rty to the
south is U.S. H ighw ay 160 and vacant. T h e adjoining property to the e a st is U.S.
H ighw ay 65, light residential and vacant.

The project received a score of -14 on the P olicy C hecklist, out of a m axim um possible
score of 37. The relative policies receiving a negative score consist o f e m e rgency w a ter
supply, solid w a ste disposal service, use co m p a tib ility and underground utilities.

Division III Staff Report - Creation Experience Museum - 2014-0005 Page 2
STAFF RECOMMENDATIONS:

If the T a n e y C ounty P lanning C om m ission approves this request, the follow ing
require m en ts shall apply, unless revised by the Planning C om m ission:

1. C o m plia nce w ith the provisions o f the T an ey C ounty D e velo pm e nt G uidance
Code.

2. C o m plia nce letters from the T a n e y C ounty E nvironm ental D ivision of the
Planning D e partm ent and the W estern T an ey C ounty Fire P rotection D istrict shall
be subm itted to the Planning D e p a rtm e n t O ffice, including all other entities which
have require m en ts governing a d e ve lo p m e n t o f this nature (C hap te r VI-V II).

3. If the onsite w a ste w a te r system show s any signs o f failure it shall be upgraded,
ensuring capa city fo r the C reation E xperience M useum . This upgraded on-site
w a ste w a te r system shall be perm itted via the E nvironm ental Division of the
T an ey C ounty Planning D e p a rtm e n t in conjunction with the M issouri D epartm ent
of Health and S enior Services.

4. No outsid e storage of e q u ip m e n t or solid w a ste m aterials.

5. T his decision is subject to all existing easem ents.

6. This D ecision o f Record shall be filed w ith the T an ey C ounty R e cord er o f Deeds
O ffice w ithin 120 days or the approval shall expire (C hap te r II Item 6).

Division III Staff Report - Creation Experience Museum - 2014-0005 Page 3
Creation Experience Museum Permit#: 14-05

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Eastern Taney County

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

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

Environm ental Policies
STORM DRAINAGE n/a= X

on-site stormwater retention and absorption with engineered plans 2

on-site stormwater retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable management and control o f stormwater run-off -2
AIR QUALITY n/a= X

cannot cause impact 0

could impact but appropriate abatem ent installed -1 4
could impact, no abatem ent 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 o f the designated critical areas impacted but can be fully mitigated 0 3
one or more o f the designated critical areas impacted and mitigation not fully effective -1
one or more o f the designated critical areas impacted with no ability to mitigate problem -2

Land Use Com patibility
OFF-SITE NUISANCES n/a= X

no issues 2

minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 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 -1 -4
impact readily apparent / out of place -2

Page 1 of 5
Creation Experience Museum Permit#: 14-05

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 equipm ent 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 W ASTE 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 o f 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 o f Class l-IV agricultural land to other use(s) 0
developm ent 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 developm ent 0
potential impact but can be mitigated -1 2

potential impact on existing industrial uses with no mitigation -2

Page 2 o f 5
Creation Experience Museum Permit#: 14-05

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:

Factor
Eastern Taney County

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

creates full-time, year-round and seasonal jobs 1 4 1 4
creates seasonal jobs only 0

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

privacy provided by structural design, or not applicable 2

privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2 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 m inim ally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to com patiblity factors -2

Com m ercial Developm ent
DEVELOPMENT PATTERN / BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2

minimal landscaped buffering, but compensates with expanse of land 1
minimal landscaped buffering 0 4
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2

Services - Capacity and Access
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy of utilities -2
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
structure size and/or access can be serviced by em ergency equipm ent 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
Creation Experience Museum Permit#: 14-05

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
O O
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
W ATER SYSTEMS n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 0 0
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout developm ent 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 o f 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 developm ent 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 o f utilities -2

Page 4 of 5
Creation Experience Museum Permit#: 14-05

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
O pen-Space Density
USABLE OPEN SPACE n/a= X

residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>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 W ASTE 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 W ASTE 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= -14
Maximum Possible Score= 37
Actual Score as Percent of Maximum= -37.8%
Number of Negative Scores= 4
Negative Scores as % of Total Score= 11.4%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee August 28, 2014

Page 5 of 5
Project: Creation Experience Museum
Permit#: 14-05
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: August 28, 2014
Eastern District Relative Policies: Division III Permit

Project: Creation Experience Museum Permit: 14-05
Max. As
% Total Negative Scores
Possible Scored
|Scoring 37 -14 -37.8% 4 40.0%

Max. As Negative Scores
Possible Scored Num ber 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 16 -4 2 50.0%
storm water drainage
air quality
off-site nuisances
use com patibility 0 -4
diversification 8 4
developm ent buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 0
Importance Factor 3
preservation of critical areas
screening of rooftop equip

screening / waste containers
screening o f outdoor equip
industrial landscape buffers
right to farm
m ixed-use developm ents
em ergency services 0 0
w ater systems 6 0

Importance Factor 2
residential landscape buffers
right to operate
residential privacy
traffic 0 0
pedestrian safety

usable open space

Importance Factor 1
agricultural lands
bicycle circulation

Scoring by: Bob Atchtey / Bonita Kissee
Date: A ugust 28, 2014
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Pictometry - View from the South
Creation Experience Museum - 4180 U.S. Highway 65
Division 111 Permit 2014-0005
Pictometry - View from the East
Creation Experience Museum - 4180 U.S. Highway 65
Division ill Permit 2014-0005
Pictometry - View from the West
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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: S e p te m b e r 8, 2014

CASE NUMBER: 201 4-0006

PROJECT: S aints S treet A partm ents

APPLICANT: D ignity Now, Inc. - a N on-P rofit S u bsid iary o f the
T a n e y C ounty Board fo r the D evelo pm e nta lly
D isabled - (D evelopm ental C onnections)

REPRESENTATIVE: M ax Lytle, E xecutive D irector D ignity Now, Inc.

LOCATION: T he subject prope rty is located at 178 Saints Street,
Branson, MO; S cott T ow nship; Section 34, Tow nship
23, R ange 21.

REQUEST: T he applicant, D ignity Now, Inc. is requesting the
approval of a Division III Perm it, authorizing the
d e ve lo p m e n t of the Saints S treet A p artm ents
developm ent, a tw o (2) phase m ulti-fa m ily housing
project w hich is proposed to provide housing to high
functioning d e ve lop m en tally disabled persons.

BACKGROUND and SITE HISTORY:

The Saints S treet A p a rtm e n ts d e ve lo p m e n t w ill be located upon an a p p ro xim a te ly 10.00
acre (per the A sse sso rs Inform ation - Beacon) parcel of land (P arcel # 0 8 -8 .0 -3 4 -0 0 0 ­
000-007.000), fo rm erly utilized as the Mt. Branson C hristian C hurch.

The curre nt application w as approved fo r C oncept on A u g u st 18, 2014.

GENERAL DESCRIPTION:

The proposed Saints S treet A p artm ents d e ve lo p m e n t will be located on a total of +/-
10.00 acres (per the A sse sso r’s Inform ation). The a pp licant is cu rre ntly seeking
Planning C om m ission approval of Phase I of the Saints S treet A p artm ents
developm ent, w hich w ill include a total of tw e n ty-fo u r (24) m ulti-fam ily units (fou r (4) -
six-plexes), providing housing prim arily to high functioning deve lo p m e n ta lly disabled
persons. Phase II o f this m ulti-fam ily d e ve lo p m e n t w ill be requested in the fu tu re via a
second Division III P erm it application. T he approxim ate area represented by Phase II of
the Saints S treet A p a rtm e n ts is indicated on the subm itted Site Plan, as app ro xim ate ly
the w estern half of the property in question. T he fo rm e r Mt. B ranson C hristian C hurch
building is curre ntly serving and w ill contin ue to serve as offices fo r D evelopm ental
C onnections.

Division III Staff Report - Saints Street Apartments - 2014-0006 Page 1
REVIEW:

The Saints S treet A p a rtm e n ts d e ve lo p m e n t is a m ulti-fam ily housing proje ct w hich will
provide 24 housing units w ithin the first phase. P er the Site Plan, P hase I w ill include
six (6) tw o (2) bedroom units and eighteen (18) one (1) bedroom units. Per the
provisions o f T able J-1 (O n-site Parking P e rform ance S tandards) of the D evelopm ent
G uidance Code, “ 1.5 spaces per tw o-bed roo m dw elling unit with V2 spaces added fo r a
lockout bedroom and V2 spaces added fo r each additional b e d ro o m .” T he Site Plan
indicates a total o f fifty-o n e (51) parking spaces, w ith one space being designa ted as
handicapped parking; exceeding the m inim um requirem ents o f the D evelo pm e nt
G uidance Code.

Per the provisions of T able 3 (Lot Size and F rontage R equirem ents) of the D evelopm ent
G uidance Code, the lot area fo r a m u lti-fa m ily dw elling is to be a m axim um o f 3,000
square fe e t per dw elling unit. The S aints S treet A p artm ents will be developed at a
m uch low er d e n sity than the m axim um allow ed per the provisions o f D evelo pm e nt
G uidance Code.

The area in question is currently served by the T an ey C ounty R egional S e w er District.
The T aney C ounty R egional S ew er D istrict w ill require the app licant to obtain a capacity
analysis via the S e w er D istrict’s eng ine ering firm , at the a p p lica n t’s cost.

The area in question is served by a public w a te r supp ly via the T an ey C ounty Public
W a te r S upply D istrict #2.

The Saints S treet A p a rtm e n ts d e ve lo p m e n t will be accessed via Saints Street, w hich is
accessed d irectly o ff of State H ighw ay 76.

The adjoining property to the north and w e st is predo m inantly va ca n t and light
residential. T he adjoining property to the south is Saints S treet and residential. The
adjoining property to the east is D evelopm ental C o nnectio ns and C enturytel.

The project received a score of 22 on the Policy C hecklist, out of a m axim um possible
score o f 79. T he relative policies receiving a negative score consist of rights-of-w ay on
existing roads, e m e rgency w a te r supply, solid w a ste disposal service, use com patibility,
underground utilities and traffic.

Division III Staff Report - Saints Street Apartments - 2014-0006 Page 2
STAFF RECOMMENDATIONS:

If the T an ey C ounty Planning C o m m ission approves this request, the follow ing
require m en ts shall apply, unless revised by the P lanning C om m ission:

1. C om plia nce w ith the provisions o f the T a n e y C ounty D e velo pm e nt G uidance
C ode that include plans fo r the follow ing:
a. S e dim ent and erosion control (S ection 4.1.1)
b. S torm w ater m anag em e nt (A ppendix B Item 3)
c. Land G rading P erm it fo r all distu rb a n ce s of over one acre (A ppendix F)
d. Utility e a se m e nts and building line setbacks (Table 12)
e. Im provem en ts w ith scale o f buildings, streets, onsite parking and
utilities.(T able 6)
f. A com ple te landscape and buffering plan show ing the location, size and
planting m aterials fo r all b u ffe r yards, both adjacen t to public rights-of-w ay
and residential properties.
g. A lighting plan show ing th e location, height and o th e r specifications on
the lightin g to be provided fo r the deve lop m en t

2. C o m plia nce letters from the T an ey C ounty R egional S e w er District, the T an ey
C o unty P ublic W a te r S upply D istrict #2, the T an ey C ounty Road & Bridge
D epartm ent, the W estern T an ey C ounty Fire P rotection D istrict and the M issouri
D e p a rtm e n t o f N atural R esources (M oD N R ) shall be subm itted to the Planning
D e p a rtm e n t O ffice, including all oth e r entities w hich have requirem ents governing
a d e ve lo p m e n t o f this nature (C hap te r VI-V II).

3. D ivision II P erm its will be required fo r all app licable structures w ithin the
d e ve lo p m e n t (C hap te r 3 Sec. I Item B).

4. P rior to the issuance of D ivision II Perm its, the applicants shall ensure th a t the
a p p licable sew er and w a te r conn ections are in place.

5. P rior to issuing D ivision II C ertificates of C om plia nce (C of Cs) a copy of the
W estern T an ey C ounty Fire P rotection D istrict C ertificate of O ccupancy (C o f O)
shall be provided to the Planning D e partm ent O ffice.

6. No outside storage o f eq u ip m e n t or solid w a ste m aterials.

7. This decision is subject to all existing easem ents.

8. This D ecision of Record shall be filed with the T aney C ounty R ecord er o f D eeds
O ffice w ithin 120 days or the appro val shall expire (C hap te r II Item 6).

Division III Staff Report - Saints Street Apartments - 2014-0006 Page 3
Saints Street Apartments Permit#: 14-06

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W ater Q uality
SEWAGE DISPOSAL n/a=
centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 2 10
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environm ental Policies
STORM DRAINAGE n/a=
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 1 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=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 4 0 0
could impact, no abatem ent or unknown impact -2
Critical Areas
PRESERVATION OF CRITICAL AREAS n/a=
no adverse impact to any designated critical area 2
one o f the designated critical areas impacted but can be fully mitigated 1
more than one o f the designated critical areas impacted but can be fully mitigated 0 3 2 6
one or more of the designated critical areas impacted and mitigation not fully effective -1
one or more of the designated critical areas impacted with no ability to mitigate problem -2
Land Use C om patibility
OFF-SITE NUISANCES n/a=
no issues 2
minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 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 -1 -4
impact readily apparent / out of place -2

Page 1 o f 5
Saints Street Apartments Permit#: 14-06

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
Eastern Taney County

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

no rooftop equipm ent / 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 W ASTE 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 o f 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 m ajor 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
Local Econom ic Developm ent
AGRICULTURAL LANDS n/a= X
no conversion of Class l-IV agricultural land to other use(s) 0
I
developm ent 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=
no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 2 0 0
potential impact on existing industrial uses with no mitigation -2

Page 2 o f 5
Saints Street Apartments Permit#: 14-06

Section Score
Performance

Importance
Division 11! Relative Policy Scoring Sheet:

Factor
Eastern Taney County

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

creates fuli-time, year-round and seasonal jobs 1 4 2 8
creates seasonal jobs only 0
Site Planning, Design, Occupancy
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 2 4
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 m inim ally and are not readily apparent 0 3
/
uses functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2

C om m ercial Developm ent
DEVELOPMENT PATTERN / BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2

minimal landscaped buffering, but compensates with expanse o f land 1
minimal landscaped buffering 0 4
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2

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

TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 -1 -2
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
structure size and/or access can be serviced by emergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 3 0 0
structure size and/or access could be problematic or non-serviceable -2

Page 3 o f 5
Saints Street Apartments Permit#: 14-06

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet;

Factor
Eastern Taney County

Score
Value
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
-10
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
W ATER 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 W ATER SUPPLY n/a=
fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -1 -5
no fire hydrant system -2
PEDESTRIAN CIRCULATION n/a=
paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout developm ent / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4 2 8
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2
PEDESTRIAN SAFETY n/a=
separation o f pedestrian walkways from roadways by landscape or structural buffer 2
separation of pedestrian walkways from roadways by open land buffer 1 2 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 developm ent 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
Saints Street Apartments Permit#: 14-06

Section Score
Performance

Importance
Division iii Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
O pen-Space Density
USABLE OPEN SPACE n/a= X

residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>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 W ASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation o f availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5
centralized, on-site trash collection receptacles available -2
SOLID W ASTE 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 Weighted Score= 22
Maximum Possible Score= 79
Actual Score as Percent of Maximum= 27.8%
Number of Negative Scores= 6
Negative Scores as % of Total Score= 17.1%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee August 28, 2014

Page 5 of 5
Project: Saints Street Apartments
Permit#: 14-06
Policies Receiving a Negative Score
Importance right-of-way / roads emergency water supply waste disposal service
Factor 5:
Importance use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: August 28, 2014
Eastern District Relative Policies: Division III Permit

Project: Saints Street Apartments Permit: 14-06
Max. As
% Total Negative Scores
Possible Scored
|Scoring 79 22 27.8% 6 30.0%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 15 -10 3 75.0%
sewage disposal 10 10
right-of-way / roads 5 -10
em ergency w ater supply 0 -5
waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 40 16 2 25.0%
storm water drainage 8 4
air quality 0 0
off-site nuisances 8 4
use com patibility 0 -4
diversification 8 8

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

Importance Factor 3 12 12
preservation of critical areas 6 6
screening o f 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
w ater system s 6 6

Importance Factor 2 12 4 1 20.0%
residential landscape buffers 4 0
right to operate 0 0
residential privacy 4 4

traffic 0 -2

pedestrian safety 4 2
usable open space

Importance Factor 1
agricultural lands

bicycle circulation

S c o rin g by: B ob A tc h le y / B on ita K issee
Date: A ugust 28, 2014
GPS WAYPOINT
N 36° 38’ 44"
W 93° 11’ 48" SITE LOCATION MAP
JULY 2014

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_______:___;_________________________ '__ £____________ :__• ______ _____ • : ■.
 in n I AIM LT V/UUIM I T

P la n n in g C o m m i s s i o n
W ill Hold A Public Hearing Concerning The
Following Requested Zone Change
Under the Division III Process

6.
Proposed Development:

Hearing Location: Taney County Courth. 111

T im e :# :0 0 PM Date: