P&Z Public Meeting Packet

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, February 8, 2016, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to Order:
Establishment o f Quorum
Election o f 2016 Officers
Explanation o f M eeting Procedures
Presentation o f Exhibits

Old Business:
Acacia Club Affordable MHP Applicant's Continuation Request to March 14, 2016 Public
Hearing M eeting

Public Hearing:
Acacia Club Affordable MHP
Dollar General Store #16542

Annual Review o f Permits Issued:
Adm inistrator's Report; Year End Permit Summaries

New Business:

Adjournm ent

Copies o f this notice may be obtained by contacting the Planning Office at the above address and phone number.

Posted: 02/03/2012 By: MP Time: 10:00 am
Posted At: David St. entrance to the Taney County Courthouse bulletin board, outside the County Commission meeting room
A t t h e T a n e y C o u n t y C o u r t h o u s e a n d t h e o f f i c e o f P la n n i n g a n d Z o n in g .
Bob Atchley
From: Tim Davis [tim@davisbrotherslaw.com]
Sent: Monday, January 25, 2016 7:13 PM
To: Bob Atchley
Subject: Re: Acacia Club: re-hearing

Bob,

Yes. Please continue the hearing to the next available date.

Many thanks.

Tim Davis

Disclaimer: The Missouri Bar Disciplinary Counsel requires all Missouri lawyers to notify all recipients of e-mail that (1) e-mail communication is not a
secure method of communication, (2) any e-mail that is sent to you or by you may be copied and held by various computers it passes through as it goes
from sender to recipient, (3) persons not participating in our communication may intercept our communications by improperly accessing your computer
or my computer or even some computer unconnected to either of us which the e-mail passes through. I am communicating to you via e-mail because
you have consented to receive communications via this medium. If you change your mind and want future communication to be sent in a different
fashion, please advise me. The information contained in this email may be confidential or covered by attorney-client privilege and may be exempt from
disclosure under applicable law. The contents of this email are intended only for the person(s) to whom it is addressed.

On Monday, January 25, 2016 10:03 AM, Bob Atchley <boba@co.tanev.mo.us> wrote:

Hello Tim,

You are correct. A new Public Hearing is currently scheduled for 6:00 PM on Monday, February 8, 2016. The
Public Hearing may be continued until the next available Public Hearing date of Monday, March 14, 2016. Do
you wish for me to request that the Planning Commission continue the Public Hearing until Monday, March 14,
2016? Please advise.

Please feel free to contact me with additional questions or concerns. Thank you for your continued time and
assistance.

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

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

From: Tim Davis [mailto:tim@davisbrotherslaw.com]
Sent: Saturday, January 23, 2016 11:43 PM
To: Bob Atchley
Subject: Acacia Club: re-hearing

Bob,
I believe there will be another nearing on tne Acacia ciuu application on February e.

I cannot attend because I will be out of town. Could it be re-scheduled?

1
Many thanks.

Tim Davis

Disclaimer: The Missouri Bar Disciplinary Counsel requires all Missouri lawyers to notify all recipients of e-mail that (1) e-mail communication is not a
secure method of communication, (2) any e-mail that is sent to you or by you may be copied and held by various computers it passes through as it goes
from sender to recipient, (3) persons not participating in our communication may intercept our communications by improperly accessing your computer
or my computer or even some computer unconnected to either of us which the e-mail passes through. I am communicating to you via e-mail because
you have consented to receive communications via this medium. If you change your mind and want future communication to be sent in a different
fashion, please advise me. The information contained in this email may be confidential or covered by attorney-client privilege and may be exempt from
disclosure under applicable law. The contents of this email are intended only for the person(s) to whom it is addressed.

2
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: February 8, 2016

CASE NUMBER: 2015-0026

PROJECT: Acacia Club Affordable Mobile Home Park

APPLICANT: JMS Property LLC - Steve Creedon

REPRESENTATIVE: Timothy 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
development 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-family residential subdivision. The
Commission based its decision to disapprove the Preliminary Plat of Acacia Club Estates
upon compatibility and safety concerns. The Commission expressed specific
compatibility concerns regarding the proposed density of Acacia Club Estates, in
relationship to adjoining properties. The proposed density of Acacia Club Estates was in
excess of the density of neighboring subdivisions. The Commission also found tha t the
layout of the Preliminary Plat of Acacia Club Estates would not properly protect the
safety of the future lot owners within the subdivision and also of the community at
large. The Commission expressed specific reservations regarding the placement of
fifteen (15) new driveway access points off of Acacia Club Road.

Division III Permit Staff Report - Acacia Club Affordable Mobile Home Park - 2015-0026 Page 1
On May 28, 2015, upon review of the Acacia Club Estates Minor Subdivision (proposed
six (6) lot minor subdivision) the Planning Department Staff determined that the
proposed plat was not in compliance with the provisions of the Development Guidance
Code and the Subdivision Regulations. The Planning Administrator sent email
correspondence to the Wolfe Surveying requesting that five (5) items be amended in
order to ensure compliance with the regulations.

On June 30, 2015, upon review of an amended Acacia Club Estates Minor Subdivision
plat (proposed six (6) lot minor subdivision) the Planning Department Staff determined
that the proposed plat was in compliance with the provisions of the Development
Guidance Code and the Subdivision Regulations. However, the Planning Administrator
enumerated the required improvements that would be required prior to the approval of
the plat in question. None of the enumerated improvements were completed and
therefore the plat was not signed.

On November 4, 2015 Division I Permit # 2015-0180 was issued, authorizing the
placement of a 16’ x 80’ mobile home to be served by on on-site wastewater treatment
system (only tracts of land three acres or less in size require a septic permit per State
regulations). The septic system has never been installed and a Certificate of
Conformance (C of C) has not been issued by the Planning Department allowing for the
occupancy of the mobile home.

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

GENERAL DESCRIPTION:

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.

REVIEW:

The Development Guidance Code defines a Mobile Home Park as, “A tract of land used
to accommodate 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 Development 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
Wisconsin 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
b e p la c e d u p o n th e D e c is io n o f R e c o rd a llo w in g n o m o re th a n a to ta l o f s e v e n ty - e ig h t
(78) spaces.
Division III Permit Staff Report-Acacia Club Affordable Mobile Home Park - 2015-0026 Page 2
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, campers etc.
Such storage parking areas are subject to the screening requirements of Appendix J,
Parking Area Buffers.”

The front setback requirement 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 number of concerns
to the representative regarding the Site Plan’s noncompliance with the provisions o f 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
Development Guidance Code, two (2) parking spaces are required per home unit with
one (1) additional space for every two (2) home units as guest spaces. The Site Plan
does comply with these minimum parking requirements.

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 densely developed
than the neighboring single-family residential subdivision.

The area in question is served by a public water supply via the Missouri American
Water Company.

The adjoining property to the north, east and west is Riverside Estates a single-family
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, emergency water supply, solid waste disposal service, waste disposal
commitment, use compatibility, pedestrian circulation, development buffering, residential
buffer / screening, residential privacy, traffic and lot coverage.

Division III Permit Staff Report - Acacia Club Affordable Mobile Home Park - 2015-0026 Page 3
STAFF RECOMMENDATIONS:

If the Taney County Planning Commission approves Division III Permit # 2015-0026, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code and the Taney County Road Standards that include plans for the following:
a. Sediment and erosion control (Section 4.1.1)
b. Stormwater management (Appendix B Item 3)
c. Land Grading Permit for all disturbances of over one acre (Appendix F)
d. Utility easements and building line setbacks (Table 12)
e. Improvements 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 improvement plan shall be submitted to and
approved by the Taney County Road and Bridge Department prior to the
completion of road improvements to Sunset Inn Road.

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

3. Compliance letters from the Taney County Regional Sewer District, the Missouri
American W ater Company, the Taney County Road & Bridge Department, the
Western Taney County Fire Protection District and the Missouri Department of
Natural Resources (MoDNR) shall be submitted to the Planning Department
Office, including all other entities which have requirements governing a
development 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 Wisconsin 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 compliance with Taney County Road & Bridge Standards or the
applicants shall post an appropriate surety for 110% of the cost of construction, in
compliance with the provisions of the Development 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 Department
during construction, in order to ensure full compliance with the Road Standards.

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

Division III Permit Staff Report - Acacia Club Affordable Mobile Home Park - 2015-0026 Page 4
 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 similar 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 Permit Staff Report - Acacia Club Affordable Mobile Home Park - 2015-0026 Page 5
A c a c ia C lu b M o b ile H om e P a rk Permit#: 1 5 -2 6
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Division til Relative Policy Scoring Sheet: m
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W a te r Q u a lity
SEWAGE DISPOSAL n/a=
centralized system 2
on-site treatment system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 2 10
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
E n v iro n m e n ta l P o lic ie s
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box......
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a= x
cannot cause impact 0
could impact but appropriate abatement installed -1 2
could impact, no abatement or unknown impact -2
L an d Use C o m p a tib ility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -2 -10
cannot be mitigated -2
C o m p a tib ility F a c to rs
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -2 -8
impact readily apparent / out of place -2

Page 1 of 5
A c a c ia C lu b M o b ile H o m e P a rk P e rm it# : 1 5 -2 6

Section Score
Performance

Importance
Division (II Relative Policy Scoring Sheet:
Western Taney County

Factor

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

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

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

no outdoor storage of equipment, materials, etc., or outdoor work areas 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a=
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 of 5
Acacia Club Mobile Home Park P e r m it# : 15-26

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= x
approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2
L o c a l E c o n o m ic D e v e lo p m e n t
RIGHT TO FARM n/a= X

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

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

creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5
creates seasonal jobs only 0
S ite P la n n in g , D esign, 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 minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2
C o m m e rc ia l D e v e lo p m e n t
DEVELOPMENT PATTERNS n/a= X

clustered development / sharing of parking, signs, ingress, egress, or not applicable 2
some clustering and sharing patterns with good separation of facilities 1
some clustering and sharing patterns with minimal separation of facilities 0 3
clustered development with no appreciable sharing of facilities -1
unclustered development with no sharing or ability to share facilities -2

Page 3 of 5
A cacia C lub M obile 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 of land -1
no or inadequate buffering or separation by land -2
S e rv ic e s - C a p a c ity a nd 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 emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 5 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0 1 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
community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 2 6
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY WATER SUPPLY n/a=
fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -1 0

no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE n/a=
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 -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 M obile Home Park Permit#: 15-26

Section Score
Performance

Importance
Division lit Relative Poiicy 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 of 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 development underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2
O p e n -S p a ce D e n s ity
USABLE OPEN SPACE n/a=
residential developments (>25 units) include more than 25% open recreational space 2
residential developments (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2 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 a l
SOLID WASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5
centralized, on-site trash collection receptacles available -2
SOLID WASTE DISPOSAL SERVICE COMMITMENT n/a=
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 o f Maximum= -60.7%
Number o f Negative Scores= 11
Negative Scores as % o f All Applicable Scores= 50.0%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee January 5, 2016

Page 5 of 5
P roject: Acacia Club Mobile Home Park
P erm it#: 15-26
Policies Receiving a Negative Score
Importance off-site nuisances emergency water supply waste disposal service waste disposal
Factor 5: com m itm ent
Importance use com patibility 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
(Scoring 61 -37 -60.7% 11 50.0%

Max. As Negative Scores
Possible Scored Number o f Percent
Im portance Factor 5 15 -15 4 57.1%
sewage disposal 10 10
off-site nuisances 0 -10
diversification
emergency services 0 0
right-of-way/roads 5 5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment 0 -5
Im portance Factor 4 16 -8 2 50.0%
slopes 0 0
use compatibility 0 -8
pedestrian circulation 8 -8
underground utilities 8 8
Im portance Factor 3 1 33.3%
soil limitations 0 0
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer /screening
right to farm
right to operate
mixed-use developments
development patterns
development buffering 6 -6
water system service 6 6
Im portance Factor 2 16 -12 3 50.0%
wildlife habitat and fisheries 0 0
air quality
building materials
residential buffer / screening 4 -4
residential privacy 4 -4
traffic 0 -4
pedestrian safety 4 0
usable open space 4 0
Im portance Factor 1 2 -2 1 50.0%
lot coverage 0 -2
rooftop vents / equipment
bicycle circulation 2 0
Scoring by: Bob Atchley / Bonita Kissee
Date: January 5, 2016
4 - t , u M r s . : , .............
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 Th e Ta n k County
Planning Commission
W ill Hold A Public Hearing Concerning The
Following Requested Zone Change
tinder the Division III Process

Ap p lica n t ,T>IAS VcQgefVy_
Proposed Development: V=V V ? - ______

Property Location: £lc.ogAa C.W'tsRrn.d

Hearing Location: Taney County Courthouse
Time: 6 :0 0 PM Date:,
Phone: 417-546-7225
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: February 8, 2016

CASE NUMBER: 2015-0027

PROJECT: The Dollar General Store # 16542

APPLICANT / 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
approximately 9,100 square foot metal building
which will serve as a new location for the Dollar
General Store.

BACKGROUND and SITE HISTORY:

On December 23, 2015 the Taney County Planning Staff approved Minor Subdivision #
2015-0022, which created a two (2) lot minor subdivision named the Minor 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 Minor Subdivision of NCY Properties and contains
+/- 3.00 acre (per the Minor Subdivision of NCY Properties), located in the 900 block of
State Highway 86, Ridgedale, MO. The property contains an existing commercial
entrance off of State Highway 86 which currently serves an existing commercial 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 Permit Staff Report - Dollar General Store # 16542 - 2015-0027 Page 1
STAFF RECOMMENDATIONS:

If the Taney County Planning Commission approves Division III Permit # 2015-0027, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code and the Taney County Road Standards that include plans for the following:
a. Sediment and erosion control (Section 4.1.1).
b. Stormwater management or demonstration (Appendix B Item 3).
c. Land Grading Permit for all non-agricultural land disturbances of over one
acre (Appendix F).
d. Utility easements and building line setbacks (Table 12).
e. Improvements with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. Compliance letters from the Western Taney County Fire Protection District and
the On-Site Wastewater Permitting Division of the Planning Department shall be
submitted to the Planning Department Office, including all other entities which
have requirements governing a development of this nature (Chapter VI-VII).

3. This decision is subject to all existing easements.

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

5. Prior to the issuance of Division II Certificates of Conformance (C of Cs), the
developer shall first present a Final Inspection from the Western Taney County
Fire Protection District to the Taney County Planning Department 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 Permit Staff Report - Dollar General Store # 16542 - 2015-0027 Page 3
 DOLLAR GENERAL STORE
RIDGEDALE, MISSOURI
PARKING SPACES/REQD: 30 / 30
BLDG/SALES SF: 9,002 / 7,385
DEVELOPER: RSBR INVESTMENTS. LLC
ENGINEER: OVERLAND ENGINEERING. LLC a

GEOTECHNICAL ENGINEERING REPORT
Prepared by: TERRACON CONSULTANTS. INC.
SPRINGFIELO, MO
OATED: MAY 22. 2015

PHASE 1 ENVIRONMENTAL SITE ASSESSMENT
Prepared by: NOVA CONSULTING GROUP. INC.
PARK RIDGE. NJ
DATED: MARCH 26. 2015

•BUILDING DIMENSION NOTE;
CONTRACTOR SHALL VERIFY BUILDING DIMENSIONS
WITH FOUNDATION AND METAL BLOG. PLANS PRIOR
TO CONSTRUCTION.

GENERAL NOTES
1. THE CONSTRUCTION COVEREO BY THESE PLANS SHALL CONFORM TO ALL CURRENT APPLICABLE STANDARDS
ANDSPECIFICATIONSOF TANEY COUNTY. ANO/OR THE STATE OF MISSOURI. UNLESS OTHERWISE NOTED.
2. ALL WORKMANSHIPANO MATERIALS SHALLBE SUBJECT TO THE INSPECTION AND APPROVALOF THE BULDING
DEPARTMENT OF TANEY COUNTY. MISSOURI.
3. PRIOR TO COMMENCEMENT OF WORK. THE CONTRACTOR SHALL NOTIFY ALL THOSE COMPANIES WHICHHAVE
FACILITIES INTHE NEAR VICINITY OF THE CONSTRUCTION TO BE PERFORMEO.
AC"
4. THE CONTRACTOR MAY UTILIZE THE FOLLOWING TOLL FREE PHONE NUMBER PROVIOEO BY -MISSOURI JNE
CALL SYSTEM. INC.: 1-<B00KJ44-7483. THIS PHONE NUM8ER IS APPLICABLE ANYWHERE WITHIN THE STATEOF
MISSOURI CALL 'JULIE*24 HOURS 8EFORE DIGGING.
5. ALL DAMAGE TO EXISTING UTILITIES SHALL BE REPAIRED BY AND AT THE EXPENSE OF THE CONTRACTOR
6. THE CONTRACTOR SHALL UNDER NO CIRCUMSTANCES CLEAROR OAMAGE ANY TREES OUTSIDE THE "d
CLEARING LIMITLINE SET 8Y THE CITY WITHOUT THE WRITTEN PERMISSION OF THE CITY ENGINEER OR
PROPERTYOWNER. a
7. CLEARINGAND GRUBBING OPERATIONS ANO DISPOSALOF ALL DEBRIS THEREFROM SHALL BE PERFORMED BY
THE CONTRACTOR INSTRICT ACCORDANCE WITH ALL LOCAL COOES AND ORDINANCES.
8. THE CONTRACTOR SHALL KEEP THE STREETS CLEAN OF MUDANO DEBRIS.
2S V
9. THE CONTRACTOR SHALL PLACE MIN. 4‘ TOPSOIL AND SEED &MULCH (OR SOO) ON ALL OISTURBEO AR£« T h wL
UNLESS OTHERWISE NOTED.
10. ONLY CONTRACTORS WHO ARE LICENSEOANO BONDEO WITH THE CITY CAN WORK WITHIN THE CITY ROW. <D m
11. SIGN PERMITS MUST BE APPLIED FOR INACCORDANCE WITH TANEY COUNTY REGULATIONS. ALL SION! MUST
CONFORM TO REGULATIONS OF TANEY COUNTY. > Z (S
W*

A/ I I S S O L J F Z I H I G t iW /Y Y ' 8 6

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EXISTINGUNDERGROUNDUTILITIESANOBURIEOSTRUCTURESINTillVICINITY
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of me work Toeeperformedherein me indicated oh meouwings
only to me extent that suai information has oebnmadeav/lable
TOORDISCOVEREDBY THEENGINEERINTHEPREPARATIONOFTHE1RAMNGS
THEREISNOGUARANTEEAt TO THEACCURACYOft THECO**l£Tr«S* OF
MISSOURI SUCHINFOWATICNAHOALLReZPONSIOIUTYFORTH
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MINOR SUBDIVISION OF
 Dollar General Store # 16542 P e r m it# : 15 -:

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
Western i aney County

Score
Value
W a te r Q u a lity
SEWAGE DISPOSAL n/a=
centralized system 2
on-site treatment system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 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 lic ie s
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=
cannot cause impact 0
could impact but appropriate abatement installed -1 2 0 0
could impact, no abatement or unknown impact -2
L an d 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 F a c to rs
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4
impact readily apparent / out of place -2

Page 1 of 5
D ollar General Store # 16542 Permit#: 15-27

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Western 1 aney 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 equipment or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n/a= X

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

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

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

Page 2 of 5
Dollar General Store # 16542 Permit#:

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 of land -1 3
no landscaped buffer from public roads -2

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

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

RIGHT TO OPERATE n/a= X

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

DIVERSIFICATION n/a=
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 e sig n, O c c u p a n c y
RESIDENTIAL PRIVACY n/a= X

privacy provided by structural design, or not applicable 2

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

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

MIXED-USE DEVELOPMENTS n/a= X

uses / functions are compatible or not applicable 2

uses / functions are integrated and separated based on compatibility 1
uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2

C o m m e rc ia l D e v e lo p m e n t
DEVELOPMENT PATTERNS n/a= X

clustered development / sharing of parking, signs, ingress, egress, or not applicable 2

some clustering and sharing patterns with good separation of facilities 1

some clustering and sharing patterns with minimal separation of facilities 0 3
clustered development with no appreciable sharing of facilities -1
unclustered development with no sharing or ability to share facilities -2

Page 3 of 5
Dollar General Store # 16542 P e r m It# : 15-27

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
DEVELOPMENT BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse of land 1
minimal landscaped buffering 0 3
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
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 equipment 0
structure size and/or access may impede but not hinder serviceability -1 5 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1

50 ft. right-of-way 0
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
community 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 WATER SUPPLY n/a=
fire hydrant system throughout development 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 development / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

Page 4 of 5
D ollar Genera! Store # 16542 Permit#: 15-27

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 development 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 of utilities -2
Q pe n -S p a ce D e n sity
USABLE OPEN SPACE n/a= X

residential developments (>25 units) include more than 25% open recreational space 2
residential developments (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
S o lid W a ste D is p o s a l
SOLID WASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5
centralized, on-site trash collection receptacles available -2
SOLID WASTE DISPOSAL SERVICE COMMITMENT n/a= X

restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirement documented in covenants -1 5
not applicable / no pick-up service provided -2
Total W eighted Score= -4
Maximum Possible Score= 39
Actual Score as Percent o f Maximum= -10.3%
Number o f Negative Scores= 4
Negative Scores as % o f All Applicable Scores= 23.5%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee January 5, 2016

Page 5 of 5
Project: Dollar General Store # 16542
Permit#: 15-27
Policies Receiving a Negative Score
Importance e m e rg e n c y w a te r s u p p ly w a s te d is p o s a l s e rv ic e
Factor 5:
Importance use c o m p a tib ility
Factor 4:
Importance morse
Factor 3:
Importance tra ffic
Factor 2:
Importance none
|Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: January 5, 2016
 P roject: Permit: 15-27
As
Max. Possible % Total Negative Scores
Scored
[Scoring 39 -4 -10.3% 4 23.5%

Max. As Negative Scores
Possible Scored Number o f Percent
Im portance Factor 5 25 -5 2 28.6%
sewage disposal 10 0
off-site nuisances 0 0
diversification 10 5
emergency services 0 0
right-of-way/roads 5 5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Im portance Factor 4 1 33.3%
slopes 0 0
use compatibility 0 -4
pedestrian circulation
underground utilities 8 4
Im portance 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 developments
development patterns
development buffering
water system service 6 3
Im portance Factor 2 0 -2 1 33.3%
wildlife habitat and fisheries 0 0
air quality 0 0
building materials
residential buffer / screening
residential privacy
traffic 0 -2
pedestrian safety
usable open space
Im portance Factor 1
lot coverage 0 0
rooftop vents / equipment
bicycle circulation
Scoring by: Bob Atchley / Bonita Kissee
Date: January 5, 2016
 2/3/2016

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

. ?

1
2/3/2016

3
 T h e Taney C ounty
Planning Com m issio n
W ill Hold A Public Hearing ConcerningThe
Following Requested Zone Change
Under the Division ili Process

Applicant:.!... \ —/_
Proposcd D evelopment:

Property Location:

Hearing Location: Taney County Courthouse
Tim e : 6 :0 0 PM Dale:.
Phone: 417-5 4 G-7 2 2 JJ