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: 417 546-6861
website: www.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, JANUARY 11, 2016, 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 Hearings:
Timothy Davis Law Office and Private Residence
Acacia Club Affordable Mobile Home Park
Dollar General Store #16542

Old and New Business:
Tentative

Adjournm ent.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: January 11, 2016

CASE NUMBER: 2015-0021

PROJECT: Tim othy Davis Law Office & Private Home

APPLICANT: Tim othy Davis

LOCATION: The subject property is located at 301 Friendly
Hills Drive, Branson, MO (Lot 5 Friendly Hills
Subdivision); Branson Township; Section 10,
Township 22, Range 22.

REQUEST: The applicant, Tim othy Davis is requesting
approval of a Division III Perm it allowing for the
approxim ately 1,600 square feet of his private
home that he will be constructing to serve as a
law office, which will consist of office space, a
library and file storage.

BACKGROUND and SITE HISTORY:

The subject property is +/- 3.58 acres (per the A ssessor’s information as indicated
within Beacon) and is described as Lot 5 of the Friendly Hills Subdivision, located at 301
Friendly Hills Drive, Branson, MO. However, the applicant owns all of Lots 4, 5 & 6 of
the Friendly Hills Subdivision. Per the A ssessor’s information the three (3) lots contain
a total of +/- 8.78 acres. The property in question is currently vacant.

The representative is now requesting the Planning Com m ission approval of the Division
III Permit application allowing for the construction of a building which will serve as both
a law office and also private home for Tim othy Davis. Mr. Davis currently utilizes a
space within the Com m erce Bank Building (500 W est Main Street, Branson, MO) for
meeting clients and holding depositions. The applicant plans to continue to utilize this
space within the Com m erce Bank Building but is also seeking Division III Permit
approval of a Law Office at the home as well. The applicant has indicated that the law
office will com prise approxim ately 1,600 square feet of the home. The law office will be
will consist of office space, a library and file storage.

The current application was approved for Concept on Decem ber 21, 2015.

Division III P erm it Staff R ep o rt - Tim othy Davis Law Office & Private Home - 2015-0021 Page 1
H p Ia I
Timothy Davis Law Office & Private Residence Permit#: 15-21

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
W a te r Q u a lity
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 w ater pollution -2
E n v iro n m e n ta l P o lic ies
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 -1 -3
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box.......
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 -1 -2
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 2 0 0
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 0 0
cannot be mitigated -2
C o m p a tib ility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 0 0
impact readily apparent / out of place -2

Page 1 o f 5
Timothy Davis Law Office & Private Residence Permit#: 15-21

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Western Taney County

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

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

proposed m aterials equivalent to existing surrounding structures 0
proposed m aterials 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 equipm ent 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 W ASTE 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 o f land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 o f 5
Timothy Davis Law Office & Private Residence Permit#: 15-21

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:
Western Taney County

Factor

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

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

Local 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 developm ent 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 esig 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 com patiblity 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 developm ent / 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 developm ent with no appreciable sharing of facilities -1
unclustered developm ent with no sharing or ability to share facilities -2

Page 3 of 5
Timothy Davis Law Office & Private Residence Permit#: 15-21

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:
Western Taney County

Factor

Score
Value
DEVELOPMENT 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 3 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 an d A cc es s
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 equipm ent 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-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
-O
40 ft. right-of-way -1
less than 40 ft. right-of-way -2

In tern al Im p ro v e m e n ts
W ATER SYSTEM SERVICE n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2

community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 2 6
private wells not meeting any established standards -1
individual / private wells -2

EMERGENCY 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 -1 0

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 developm ent / 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
Timothy Davis Law Office & Private Residence Permit#: 15-21

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
PEDESTRIAN SAFETY n/a= X

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

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse 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
O p e n -S p a c e D en sity
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
S o lid W a s te D isp o sa l
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= -19
Maximum Possible Score= 35
Actual Score as Percent of Maximum= -54.3%
Number of Negative Scores= 5
Negative Scores as % of All Applicable Scores= 31.3%

Scoring Performed by: Date:

B o h A tc h le y / B o n ita K is s e e J a n u a r y 5, 2 0 1 6

Page 5 of 5
Project: Timothy Davis Law Office & Private Residence
Permit#: 15-21
Policies Receiving a Negative Score
Importance right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance none
Factor 4:
Importance soil limitations
Factor 3:
Importance wildlife habitat and fisheries
Factor 2:
Importance none
Factor 1:
Scoring by: B o b A tc h le y / B o n ita K is s e e
Date: J a n u a ry 5, 2 0 1 6
Project: Timothy Davis Law Office & Private ResideElermit: 15-21
As
Max. Possible % Total Negative Scores
Scored
|Scoring 35 -19 -54.3% 5 31.3%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 15 -20 3 50.0%
sewage disposal 10 0
off-site nuisances 0 0
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 c y 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
slopes 0 0

use com patibility 0 0
pedestrian circulation
underground utilities 8 0

Importance Factor 3 12 3 1 33.3%
s o il lim ita tio n s 0 -3
building bulk/scale
waste containers screening
outdoor equip storage
industrial b u ffe r/s c re e n in g
right to farm
right to operate
mixed-use developm ents
developm ent patterns
developm ent buffering 6 0
water system service 6 6
Importance Factor 2 0 -2 1 33.3%
w ild life h a b ita t and fis h e rie s 0 -2
air quality 0 0
building materials
residential buffer / screening
residential privacy
traffic 0 0
pedestrian safety
usable open space

Importance Factor 1
lot coverage 0 0
rooftop vents / equipm ent
bicycle circulation

Scoring by: Bob A tchley / Bonita Kissee
Date: January 5, 2016
GENERAL DESCRIPTION:

The applicant, Tim othy Davis is requesting approval of a Division III Perm it allowing for
approxim ately 1,600 square feet of his planned, private home to be utilized as a law
office, which will consist of office space, a library and file storage. The applicant has
indicated that the single largest demand for space will arise from file storage because
attorneys are required to keep their clients files for ten (10) years.

REVIEW:

The proposed law office and single-fam ily residence will be accessed via a private drive
off of Friendly Hills Drive.

Per the provisions of Table J (On-Site Parking Performance Standards) a professional
office requires 1 space for every 300 square feet. Therefore the 1,600 square foot law
office will require a total of six (6) parking spaces.

The property in question will be served by an onsite waste w ater treatm ent system,
which will be permitted via Scott Starrett, On-Site W astewater Permitting, in conjunction
with the Missouri Departm ent of Health and Senior Services. The On-Site W astew ater
Treatm ent System will be sized for a six (6) bedroom residence. The property in
question will be served with water via the Missouri Am erican W ater Company.

The adjoining property imm ediately to the north is Friendly Hills Drive, with residential
lots within the Friendly Hills Subdivision being located further to the north. The
adjoining property im m ediately to the south is vacant lots within the Friendly Hills
Subdivision, with vacant property located within the corporate limits of the City of
Branson being located further to the south. The adjoining property im m ediately to the
east is prim arily vacant, State Highway 265 being located further to the east. The
adjoining property im m ediately to the w est is the Friendly Hills Drive, with prim arily
vacant lots within the Friendly Hills Subdivision being located further to the west.

Per the provisions of the Developm ent Guidance Code buffering would not required
between this use and other existing com m ercial or industrial uses.

The project received a score of -19 on the Policy Checklist, out of a maximum possible
score of 35. The relative policies receiving a negative score consist of right-of-way on
existing roads, em ergency water supply, solid waste disposal service, soil limitations,
and wildlife habit and fisheries.

Division III P erm it Staff R eport - Tim othy Davis Law Office & Private Home - 2015-0021 Page 2
 N

Timothy Davis Law Office W -s ^ -E
 1/4/2016

Timothy Davis Law Office & Private Home
301 Friendly Hills Drive, Branson, MO
Division III Permit Application 2015-0021
Taney County GIS - Beacon

Hc4 liste r.

1
1/4/2016

2
1/4/2016

3
 1/4/2016

0 B g @ B E .0 0 E :

100 ft

4
Hearing location: Taney Countv Courthouse
Time: 6:00 PM D a tc .^ - \ \ ~ ~ AsP____
Phone: 417-54&-7225
i ( x, i m
 TANEY COUNTY
TANEY PLANNING COMMISSION
DIVISION III PERMIT
STAFF REPORT
HEARING DATE: January 11, 2016

CASE NUMBER: 2015-0026

PROJECT: Acacia Club Affordable Mobile Home Park

APPLICANT: JMS Property LLC - Steve Creedon

REPRESENTATIVE: Tim othy Davis

LOCATION: The subject property is located along the southestern
side of the 2100 through 2300 blocks of Acacia Club
Road, Hollister, MO; Oliver Township; Section 13,
Township 22, Range 22.

REQUEST: The applicant, JMS Property LLC is requesting
approval of a Division III Permit authorizing the
developm ent of the Acacia Club Affordable Mobile
Home Park. The submitted site plan indicates an
eighty-seven (87) unit mobile home park and
associated green space and additional parking area.

BACKGROUND and SITE HISTORY:

The property in question is currently a vacant meets and bounds described +/- 10.00
acre tract of land. The applicant, JMS Property LLC is requesting approval of the
proposed Acacia Club Affordable Mobile Home Park.

On April 20, 2015 the Planning Commission denied the Preliminary Plat of Acacia Club
Estates, which was a proposed thirty-four lot single-fam ily residential subdivision. The
Commission based its decision to disapprove the Preliminary Plat o f Acacia Club Estates
upon com patibility and safety concerns. The Commission expressed specific
com patibility concerns regarding the proposed density o f Acacia Club Estates, in
relationship to adjoining properties. The proposed density o f Acacia Club Estates was in
excess o f the density o f neighboring subdivisions. The Commission also found th a t the
layout o f the Preliminary Plat o f Acacia Club Estates would not properly protect the
safety o f the future lot owners w ithin the subdivision and also o f the com m unity at
large. The Commission expressed specific reservations regarding the placement o f
fifteen (15) new driveway access points o ff o f Acacia Club Road.

The curre nt application w as approved fo r C oncept on D ecem ber 21. 2015.

Division III P erm it Staff R eport - Acacia Club Affordable Mobile Home Park - 2015-0026 Page 1
GENERAL DESCRIPTION:

The proposed Acacia Club Affordable Mobile Home Park will be located on a total of +/-
10.00 acres (per the A ssessor’s information via Beacon). Per the submitted site plan,
this mobile home park is proposing to provide for up to 87 spaces fo r mobile homes,
with a density of over 8.7 mobile homes per acre.

REVIEW:

The Developm ent Guidance Code defines a Mobile Home Park as, “A tract of land used
to accom modate three (3) or more mobile homes that remains under a single
ownership. The units within the park are referred to as "spaces".”

As stated above, the proposed Acacia Club Affordable Mobile Home Park will be
located on a total of +/- 10.00 acres (per the Assessor’s information via Beacon). Per
the submitted site plan, this mobile home park is proposing to provide for up to 87
spaces for mobile homes, with a density of over 8.7 mobile homes per acre. However,
per the provisions of Appendix L (Mobile Homes) of the Developm ent Guidance Code
the maximum density of a mobile home park shall not exceed eight (8) homes per acre.
Once the additional +/- 0.21 acres (5’) of right-of-way along Acacia Club Road and
W isconsin Road is dedicated to the County the total property area will be reduced to a
total area of +/-9.79 acres. Therefore the maximum density for the (=/- 9.79 acre)
mobile home park shall be no more than a total of seventy-eight (78) mobile home
spaces. The staff recommends that should the application be approved that a condition
be placed upon the Decision of Record allowing no more than a total of seventy-eight
(78) spaces.

The staff has requested that the surveyor indicate upon the Site Plan the area of the
additional parking versus the area of the green space. Per the provisions of Appendix
L, Section 2.4, “A combined storage parking area of at least two hundred (200) square
feet for each mobile home shall be provided for the storage of boats, cam pers etc.
Such storage parking areas are subject to the screening requirements of Appendix J,
Parking Area Buffers.”

The front setback requirem ent off of Acacia Club Road is 25’. Upon dedication of the 5
additional feet of right-of-way the mobile home spaces are currently shown being
setback 20’ from this front property line.

During the Concept Hearing the Planning Commission indicated a num ber of concerns
to the representative regarding the Site Plan’s noncompliance with the provisions of the
Development Guidance Code. The staff has also advised the surveyor directly of these
issues via email. However, as of the date of the writing of this staff report, the applicant
has not submitted a revised site plan.

Per the provisions of Table J-1 (On-site Parking Performance Standards) of the
Developm ent 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.

Division III Perm it Staff R eport - Acacia Club Affordable Mobile Home Park - 2015-0026 Page 2
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 Acacia Club Affordable Mobile Home Park will be much more densily developed
that any of the neighboring single-fam ily residential subdivision.

The area in question is served by a public w ater supply via the Missouri Am erican
W ater Company.

The adjoining property to the north, east and west is Riverside Estates a single-fam ily
residential subdivision. The adjoining property to the south is primarily vacant.

The project received a score of -37 on the Policy Checklist, out of a maximum possible
score of 61. The relative policies receiving a negative score consist of off-site
nuisances, em ergency water supply, solid waste disposal service, waste disposal
commitment, use compatibility, pedestrian circulation, developm ent buffering, residential
buffer / screening, residential privacy, traffic and lot coverage.

Division III P erm it Staff R eport - Acacia Club A ffordable Mobile Home Park - 2015-0026 Page 3
STAFF RECOMMENDATIONS:

If the Taney County Planning Com m ission approves this request, the following
requirem ents shall apply, unless revised by the Planning Commission:

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code 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 provements 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 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
completion of road improvem ents to Sunset Inn Road.

2. The Acacia Club Mobile Home Park shall accom m odate no more than a maximum
of seventy-eight (78) mobile homes.

3. Compliance letters from the Taney County Regional Sewer District, the Missouri
Am erican W ater Company, 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 requirements governing a
developm ent of this nature (Chapter VI-VII).

4. Five feet (5’) of additional right-of-way shall be dedicated to Taney County upon
both Acacia Club Road and W isconsin Road.

5. 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. .

6. A new curb shall be installed by the applicant along the southeastern portion of
Acacia Club Road. This construction of this new curbed area and also the fifteen
(15) driveway entrances shall be inspected by the Road & Bridge Departm ent
during construction, in order to ensure full compliance with the Road Standards.

Division III Perm it Staff R eport - Acacia Club A ffordable Mobile Home Park - 2015-0026 Page 4
 7. 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).

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 P erm it Staff R eport - Acacia Club Affordable Mobile Home Park - 2015-0026 Page 5
Acacia Club Mobile Home Park Permit#:

Section Score
Performance

Importance
Division I I I Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
W a te r Q u a lity
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
E n v iro n m e n ta l P o lic ies
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box.......
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a= X

cannot cause impact 0
could impact but appropriate abatem ent 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 Factors
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
A c a c ia C lu b M o b ile H o m e P a r k Permit#: 1 5 -2 6

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LOT COVERAGE n/a=
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 -2 -2
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 m aterials 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 equipm ent 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 W ASTE 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=
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 -2 -4
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 o f 5
Acacia Club Mobile Home Park Permit#: 15-26

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= x
approved landscaped buffer from public roads 0

minimal landscaped buffer, but compensates with expanse o f land -1 3
no landscaped buffer from public roads -2

L o cal 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 m inor 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 im pact 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 o f 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 esig 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 -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 o m m e rc ia l D e v e lo p m e n t
DEVELOPMENT PATTERNS n/a= X

clustered developm ent / sharing o f parking, signs, ingress, egress, or not applicable 2

some clustering and sharing patterns with good separation o f facilities 1
some clustering and sharing patterns with minimal separation of facilities 0 3
clustered developm ent with no appreciable sharing of facilities -1
unclustered developm ent with no sharing or ability to share facilities -2

Page 3 o f 5
Acacia Club Mobile Home Park Permit#: 15-26

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
DEVELOPMENT 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 3 -2 -6
no landscaped buffering, but utilizes expanse o f land -1
no or inadequate buffering or separation by land -2
S e rv ic e s - C a p a c ity an d A c c e s s
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 em ergency equipm ent 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-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0 K 1 5
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
In tern al Im p ro v e m e n ts
W ATER SYSTEM SERVICE n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
comm unity 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 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE 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

Page 4 of 5
Acacia Club Mobile Home Park Permit#: 15-26

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet;

Factor
Western Taney County

Score
Value
PEDESTRIAN SAFETY n/a=
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 0 0
pedestrian walkways abut roadways with no buffering / protection 0
BICYCLE CIRCULATION n/a=
dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1 0 0
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 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2
O p e n -S p a c e D e n s ity
USABLE OPEN SPACE n/a=
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 0 0
no designated recreational space provided, but open space available -1
no open recreational space provided -2
S o lid W a s te D is p o s al
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=
restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirement documented in covenants -1 5 -1 -5

not applicable / no pick-up service provided -2
Total W eighted Score= -37
Maximum Possible Score= 61
Actual Score as Percent of Maximum= -60.7%
Number of Negative Scores= 11
Negative Scores as % of All Applicable Scores= 50.0%

Scoring Performed by: Date:

B o b A tc h le y / B o n ita K is s e e J a n u a r y 5. 2 0 1 6

Page 5 o f 5
Project: Acacia Club Mobile Home Park
Permit#: 15-26
• ,,-
Policies Receiving a Negative Score
Importance off-site nuisances emergency water supply waste disposal service waste disposal
Factor 5: commitment
Importance use compatibility pedestrian circulation
Factor 4:
Importance development buffering
Factor 3:
Importance residential buffer / screening residential privacy traffic
Factor 2:
Importance lot coverage
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: January 5, 2016
Project: Acacia Club Mobile Home Park Permit: 15-26
As
Max. Possible % Total Negative Scores
Scored
jScoring 61 -37 -60.7% 11 50.0%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 15 -15 4 57.1%
sewage disposal 10 10

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

em ergency services 0 0
right-of-way/roads 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
w a s te d is p o s a l c o m m itm e n t 0 -5

Importance Factor 4 16 -8 2 50.0%
slopes 0 0

use c o m p a tib ility 0 -8

p e d e s tria n c irc u la tio n 8 -8

underground utilities 8 8

Importance Factor 3 1 33.3%
soil limitations 0 0
building bulk/scale
waste containers screening
outdoor equip storage
industrial b u ffe r/ screening
right to farm
right to operate
mixed-use developm ents
developm ent patterns
d e v e lo p m e n t b u ffe rin g 6 -6
water system service 6 6
Importance Factor 2 16 -12 3 50.0%
wildlife habitat and fisheries 0 0
air quality
building materials

re s id e n tia l b u ffe r / s c re e n in g 4 -4
re s id e n tia l p riv a c y 4 -4
tra ffic 0 -4
pedestrian safety 4 0
usable open space 4 0
Importance Factor 1 2 -2 1 50.0%
lo t c o ve ra g e 0 -2
rooftop vents / equipm ent
bicycle circulation 2 0

Scoring by: Bob A tchley / Bonita Kissee
Date: January 5, 2016
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Acacia Club Affordable Mobile Home Park
2100 - 2300 Block of Acacia Club Road, Hollister, MO
Division III Permit Application 2015-0026
______________T a n e v C o u n tv G IS - B e a c o n ______________

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 T he Tan ex C ounty
P la nn in g C o m m is s io n

Proporty Location: flc-Oi£L\Q. C \ u . 'C '3R m .d

Hearing Location: Taney County Courthouse
Time: 6:00 PM Date: \\ " \(p
Phone: 417-545-7225
 TANEY COUNTY
TANEY PLANNING COMMISSION
DIVISION III PERMIT
STAFF REPORT
HEARING DATE: January 11, 2016

CASE NUMBER: 2015-0027

PROJECT: The Dollar General Store # 16542

APPLICANT I CURRENT OWNER: NCY Properties, LLC - Nick Yiannios

REPRESENTATIVE: RSBR Investments, LLC
Rodney Parrott - Overland Engineering LLC

LOCATION: The subject property is located at 920 State
Highway 86, Ridgedale, MO; Oliver Township;
Section 18, Township 21, Range 21.

REQUEST: The representative, RSBR Investments, LLC is
requesting approval of a Division III Permit
allowing for the construction of an
approxim ately 9,100 square foot metal building
which will serve as a new location for the Dollar
General Store.

BACKGROUND and SITE HISTORY:

On Decem ber 23, 2015 the Taney County Planning Staff approved M inor Subdivision #
2015-0022, which created a two (2) lot m inor subdivision named the M inor Subdivision
of NCY Properties. Tract 1 is +/- 3.00 acres in size and Tract 2 is +/- 2.00 acres in size.

The subject property is Tract 1 of the M inor Subdivision of NCY Properties and contains
+/- 3.00 acre (per the M inor Subdivision o f NCY Properties), located in the 900 block of
State Highway 86, Ridgedale, MO. The property contains an existing com m ercial
entrance off of State Highway 86 which currently serves an existing com m ercial building
located upon Tract 2 of the Minor Subdivision of NCY Properties.

The representative is now requesting the Planning Commission approval of the Division
III Permit application allowing for the construction of a 9,100 square foot building which
will serve as a new location for the Dollar General Store, on Tract 1 of the Minor
Subdivision of NCY Properties. The representative has indicated that the building will
be a pre-engineered metal structure with a block front fagade.

The current application was approved for Concept on December 21, 2015.

Division III P erm it Staff R eport - Dollar General Store # 16542 - 2015-0027 Page 1
GENERAL DESCRIPTION:

The representative is now requesting the Planning Com m ission approval of the Division
III Permit application allowing for the construction of a 9,100 square foot building which
will serve as a new location for the Dollar General Store.

REVIEW:

Per the submitted site plan, the Dollar General Store will be served by a shared
com mercial driveway. The existing com m ercial drive currently serves the existing
com mercial building located upon Tract 2, located at 920 State Highway 86. For a
number of years the existing building located upon Tract 2 was utilized as both a a
dental office and also a private residence. The existing driveway will be located within a
cross access easement.

The submitted site plan indicates that the proposed Dollar General Store will be served
by a total of thirty (30) parking spaces, including two (2), van accessible, handicapped
spaces. Per the provisions of Table J-1 (On-Site Parking Performance Standards) of
the Developm ent Guidance Code 1 space is required for every 400 square feet within a
discount store. Therefore the proposed parking area would exceed the minimum
parking requirem ents of the Developm ent Guidance Code.

The property in question will be served by an onsite waste w ater treatm ent system,
which will be permitted via Scott Starrett, On-Site W astewater Permitting, in conjunction
with the Missouri D epartm ent of Health and Senior Services

The project engineer has verbally indicated that the impervious surface limitations of
Table H-1 (Impervious Cover Limitations Table) of the Developm ent Guidance Code will
not be exceeded on the +/- 3.00 acre lot. A storm water m anagem ent plan will not be
required so long as the project engineer is able to dem onstrate in writing that the
impervious surface limitations of Table H-1 will be complied with.

The adjoining property im m ediately to the north is vacant lots within the Ozark Paradise
Village Subdivision. The adjoining property im m ediately to the south is State Highway
86, with the Oakm ont Hills Subdivision (Branson Cedars) being located further to the
south. The adjoining property im m ediately to the east is a form er dental office and
residence, with light residential and vacant properties being located further to the east.
The adjoining property im m ediately to the west is commercial storage, with prim arily
vacant property being located further to the west.

Per the provisions of the Developm ent Guidance Code buffering would not required
between this use and other existing com m ercial or industrial uses.

The project received a score of -4 on the Policy Checklist, out of a maximum possible
score of 39. The relative policies receiving a negative score consist of em ergency water
supply, solid waste disposal service, use compatibility, and traffic.

Division III P erm it Staff R eport - Dollar G eneral Store # 16542 - 2015-0027 Page 2
STAFF RECOMMENDATIONS:

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

1. 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 w ater m anagem ent or dem onstration (Appendix B Item 3).
c. Land Grading Permit for all non-agricultural land 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).

2. Com pliance letters from the W estern Taney County Fire Protection District and
the On-Site W astew ater Permitting Division of the Planning Departm ent 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 V l-V li).

3. This decision is subject to all existing easements.

4. Division II Permits shall be required for all applicable structures in the
developm ent (Chapter 3, Section 1, Item B).

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

6. This Decision of Record shall be filed with the Taney County Recorder’s Office
within 120 days or the approval shall expire (Chapter 2, Item 6).

Division III Perm it Staff R eport - Dollar G eneral Store # 16542 - 2015-0027 Page 3
 DOLLAR G EN ER AL STORE
RIDGEDALE, MISSOURI
PARKING SPACES/REQD: 3 0 /3 0 =
BLDG/SALES SF: 9,002 / 7,385 -20-
DEVELOPER: RSBR INVESTMENTS, LLC
ENGINEER: OVERLAND ENGINEERING,LLC

GEOTECHNICAL ENGINEEF
Prepared by: TERRACON C(
SPRINGFIELD,
DATED: MAY 1'.

PROPOSED- PHASE 1 ENVIRONMENTAL
WOODEN Prepared by: NOVA CONSUl
priv a cy ;. RETAINING PARK RIDGE, h
FENCE (356’$ V**LL <4’ DATED: MARC!
(1^2’±)

PROPOSED
DOLLAR GENERAL *BUILDING DIMENSION NOTE:
CONTRACTOR SHALL VERIFY B1
WITH FOUNDATION AND METAL
STORE TO CONSTRUCTION.

70' x 130'
9100 SF
Prototype E
G EN ERAL NOTES
1. THE CONSTRUCTION COVERED BY THESE PLANS SHALL CON
HVAC On Roof AND SPECIFICATIONS OF TANEY COUNTY, AND/OR THE STATE <
2. ALL WORKMANSHIP AND MATERIALS SHALL BE SUBJECT TO 1
DEPARTMENT OF TANEY COUNTY, MISSOURI.
3. PRIOR TO COMMEI.CEMENT OF WORK, THE CONTRACTOR Sh
FACILITIES IN THE NE«\R VICINITY OF THE CONSTRUCTION TO B
4. THE CONTRACTOR MAY UTILIZE THE FOLLOWING TOLL FREE
CALL SYSTEM, INC.: 1-(800)-344-7483. THIS PHONE NUMBER IS t
PAINTED MISSOURI CALL 'JULIE' 24 HOURS BEFORE DIGGING.
BOLLAf S T R IP C 5. ALL DAMAGE TO EXISTING UTILITIES SHALL BE REPAIRED BY
S-COfciCRETE'^ ".RCA(TYP) 6. THE CONTRACTOR SHALL UNDER NO CIRCUMSTANCES CLE*
- -"-RfeCEIVING CLEARING LIMIT LINESET BY THE CITY WITHOUT THE WRITTEN
AREA 16’x16’ ACCESS PROPERTY OWNER.
MIN. HEAVY DUTY EASEMENT 7. CLEARING AND GRJBBING OPERATIONS AND DISPOSAL OF A
PAVEMENT THE CONTRACTOR If. STRICT ACCORDANCE WITH ALL LOCAL C
a THE CONTRACTOR SHALL KEEP THE STREETS CLEAN OF MU
9. THE CONTRACTOR SHALL PLACE MIN. 4' TOPSOIL AND SEED
UNLESS OTHERWISENOTED.
10. ONLY CONTRACTORS WHO ARE LICENSED AND BONDED Wl
11. SIGN PERMITS MIST BE APPLIED FOR IN ACCORDANCE WIT
CONFORM TO REGU1ATIONS OF TANEY COUNTY.
EECTRItr SHARED
ACCESS

(END 1 FT. BEHIND
CULVERT PIPE)

M I S S O U R I H I G H W X W ' 8 6

EXISTINGUNDEI
OF THE WORK T
ONLY TO THE E>
TOOR DISCOVE
THERE IS NOGL
MISSOURI
r t a c /"'ATT CVOTCljT
SUCH INFORMA
COMPLETENESS
Dollar General Store # 16542 Permit#:

Section Score
Performance

Importance
Division I I I Relative Policy Scoring Sheet;

Factor
Western Taney County

Score
Value
W a te r Q u a lity
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
E n v iro n m e n ta l P o licies
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x” in box.......
developm ent on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
W ILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 2 0 0
could impact, no abatem ent or unknown impact -2
Land U se 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 0 0
cannot be mitigated -2
C o m p a tib ility F a cto 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
Dollar General Store # 16542 Permit#: 15-27

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LOT COVERAGE n/a=
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 0 0
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE n/a=
bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3 0 0
bulk / scale significantly different from surrounding areas / obtrusive -2
BUILDING MATERIALS n/a= x
proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= x
no rooftop equipm ent 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 W ASTE 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 m ajor 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
Dollar General Store # 16542 Permit#: 15-27

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:
Western Taney County

Factor
0)

Value
k_
o
o
w
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

approved landscaped buffer from public roads 0

minimal landscaped buffer, but compensates with expanse o f land -1 3
no landscaped buffer from public roads -2
Local 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 developm ent 0

potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION n/a=
creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5 1 5
creates seasonal jobs only 0

S ite P la n n in g , D esig 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 developm ent / 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 developm ent with no appreciable sharing of facilities -1
unclustered developm ent with no sharing or ability to share facilities -2

Page 3 of 5
Dollar General Store # 16542 Permit#: 15-27

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:
Western Taney County

Factor

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
S e rv ic e s - C a p a c ity and A c c e s s
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 5 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
0
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 SYSTEM SERVICE n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
comm unity well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 1 3

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 INFRASTRUCTURE n/a= X
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
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

Page 4 of 5
Dollar General Store # 16542 Permit#: 15-27

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
PEDESTRIAN SAFETY n/a= X

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
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 1 4
utilities above ground and not within specific easements -1

no specific management o f utilities -2
O p e n -S p a c e D e n s ity
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
S o lid W a s te D is p o s al
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= -4
Maximum Possible Score= 39
Actual Score as Percent of Maximum= -10.3%
Number of Negative Scores= 4
Negative Scores as % of All Applicable Scores= 23.5%

Scoring Performed by: Date:

B o b A tc h le y / B o n ita K is s e e J a n u a r y 5, 2 0 1 6

Page 5 of 5
Project: Dollar General Store # 16542
Permit#: 15-27
Policies Receiving a Negative Score
Importance emergency w ater supply waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance no n e
Factor 3:
Importance traffic
Factor 2:
Importance no n e
Factor 1:
Scoring by: B ob A tc h le y / B o n ita K isse e
Date: J a n u a ry 5, 2 0 1 6
Project: Dollar General Store # 16542 Permit: 15-27
As
Max. Possible % Total Negative Scores
Scored
jScoring 39 -4 -10.3% 4 23.5%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 25 -5 2 28.6%
sewage disposal 10 0
off-site nuisances 0 0
diversification 10 5
em ergency services 0 0
right-of-way/roads 5 5
e m e rg e n cy w a te r s u p p ly 0 -10

w a ste d is p o s a l s e rv ic e 0 -5
waste disposal com m itm ent

Importance Factor 4 1 33.3%
slopes 0 0

use c o m p a tib ility 0 -4
pedestrian circulation
underground utilities 8 4

Importance Factor 3 6 3
soil limitations 0 0
building bulk/scale 0 0
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developm ents
developm ent patterns
developm ent buffering
w ater system service 6 3
Importance Factor 2 0 -2 1 33.3%
wildlife habitat and fisheries 0 0
air quality 0 0
building materials
residential buffer / screening
residential privacy

tra ffic 0 -2
pedestrian safety
usable open space

Importance Factor 1
lot coverage 0 0
rooftop vents / equipm ent
bicycle circulation

Scoring by: Bob A tchley / Bonita Kissee
Date: January 5, 2016
 N

Dollar General Store W ^ ^ -E
 1/5/2016

The Dollar General Store
920 State Highway 86, Ridgedale, MO
Division III Permit Application 2015-0027
Taney County GIS - Beacon

1
1/5/2016

2
 1/5/2016

[Oliver

3
1/5/2016

4
 NOTICE OF
PUBLIC HEARING
T he Ta n ey C o u n ty
P l a n n in g C o m m is s io n
W ill Hold A Public Hearing Concerning The
Following Requested Zone Change
Under the Division III Process

A pplicant: | \1 V ^ __ J_
Proposed D e velopm ent;

Property Location:
■
^'riqedoAe
Hearing Location: Taney Courtly Courthouse
Timer. 6 :0 0 PM Date:. \-W -\L , ______
Phone: 417-546-7229