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, JULY 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 Hearing:
Haney Nightly Rental

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III SPECIAL-USE PERMIT
STAFF REPORT
HEARING DATE: July 11, 2016

CASE NUMBER: 2016-0012

PROJECT: Haney Nightly Rental

APPLICANTS: Del & Gayla Haney

LOCATION: The subject property is located at 1180 Tate Road,
Ridgedale, MO; Oliver Township; Section 23, Township
21, Range 22.

REQUEST: The applicants, Del & Gayla Haney are requesting approval
of a Division III Special-Use Permit in order to utilize an
existing, five (5) bedroom, single-family residence for nightly
rental.

BACKGROUND and SITE HISTORY:

On July 27, 2006 Division I Permit # 2006-0325 was issued, authorizing the construction
of an approximately 2,150 square foot single-family residence with a basement. The
single-family residence has been listed per the Multiple Listing Service (MLS) as being
an approximately 3,702 square foot, five (5) bedroom, four (4) bathroom home.

On August 3, 2006 the Taney County Regional Sewer District issued Onsite
Wastewater Permit # 2006-0241, authorizing the construction of a septic system
consisting of a 1,000 gallon tank, with 300 feet of lateral line.

The applicants, Del & Gayla Haney are now seeking the Planning Commission approval
of a Division III Special-Use Permit authorizing the nightly rental of the property in
question.

The current application was approved for Concept on June 20, 2016.

GENERAL DESCRIPTION:

The subject property (approximately 1.3 acres per the Assessor’s information) is a
meets and bounds described parcel of property contains an approximately 3,702 square
foot, five (5) bedroom, single-family residence, located at, 1180 Tate Road, Ridgedale,
MO.

Division III Special-Use Permit Staff Report - Haney Nightly Rental - 2016-0012 Page 1
REVIEW:

The Taney County Development Guidance Code defines nightly rental as “A residential
building, structure, or part thereof that may be rented for any period of time less than
thirty (30) calendar days, counting portions of days as full days.” Therefore, the
applicant would have the ability to rent the residence for a period of thirty (30) days or
greater.

The exterior appearance of the single-family home will remain the same. Per the nightly
rental provisions of the Development Guidance Code, “The maximum occupancy for a
Nightly Rental shall be two (2) persons per dwelling unit, plus two (2) persons per
bedroom.” Therefore, the five (5) bedroom home would have a maximum occupancy of
up to twelve (12) people.

The property in question is served by an individual, onsite septic system. Onsite
Wastewater Permit # 2006-0241 was issued, authorizing the construction of a septic
system consisting of a 1,000 gallon tank, with 300 feet of lateral line. The staff
recommends that a condition be placed on the permit stating that in the event that the
on-site wastewater treatment system begins to surface, showing signs of failure, the
property owner shall either repair or replace said system ensuring capacity for the
specific usage of the building, ensuring that the system will adequately meet the needs
of up to twelve (12) people.

The property is currently served by an existing drive off of Tate Road.

Per the nightly rental provisions of the Development Guidance Code, “One (1) off-street
parking space shall be provided for each two (2) persons of occupancy in a Nightly
Rental.” Therefore a total of six (6) parking spaces will be required. The residence is
currently served by a three (3) car garage and also a two (2) car attached garage, along
with a large driveway and parking area; exceeding the minimum parking requirements
of the Development Guidance Code.

The adjoining property immediately to the north is the Integrity Hills Subdivision, which
includes light residential, wedding chapel and reception hall uses. The adjoining
property immediately to the south is primarily single-family residential properties. The
adjoining property immediately to the east is single-family residential, with Tate Road
being located further to the east. The adjoining property immediately to the west is U.S.
Army Corps of Engineers property, with Table Rock Lake being located further to the
west.

The project received a total score o f -8 on the Policy Checklist, out of a maximum
possible score of 33. The relative policies receiving a negative score consist of right-of-
way on existing roads, emergency water supply and solid waste disposal service.

Division III Special-Use Permit Staff Report - Haney Nightly Rental - 2016-0012 Page 2
STAFF RECOMMENDATION:

If the Taney County Planning Commission approves Division III Permit # 2016-0012, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code.

2. Compliance letters from the Western Taney County Fire Protection District, the
Missouri Department of Revenue and the Environmental Division of the Planning
Department; including all other entities which have requirements governing a
development of this nature shall be provided to the Planning Department
office.(Chapter VI-VII)

3. A valid Missouri Department of Revenue Sales Tax License shall be provided to
the Planning Department prior to the issuance of a Certificate of Compliance.

4. This residence shall accommodate (sleep) no more than twelve (12) persons per
night. The total occupancy may be further limited based upon the provisions of
the Western Taney County Fire Protection District requirements and regulations.

5. In the event that the on-site wastewater treatment system begins to surface,
showing signs of failure, the property owner shall either repair or replace said
system ensuring capacity for the nightly rental of the building, ensuring that the
system will adequately meet the needs of up to twelve (12) people.

5. No outside storage of equipment or solid waste materials.

6. This decision is subject to all existing easements.

7. The Haney Nightly Rental has been approved as a Special-Use Permit.
Therefore the permit is specific to the applicant to whom the permit is issued and
cannot be transferred without Planning Commission approval. The Special-Use
Permit shall not be used to establish commercial compatibility for or with any
future land-use change applications.

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

Division III Special-Use Permit Staff Report - Haney Nightly Rental - 2016-0012 Page 3
Haney Nightly Rental Permit#: 16-12

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
W ater Quality
SEWAGE DISPOSAL n/a=
centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 0 0
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environm ental Policies
SOIL LIMITATIONS n/a= X

no known limitations 0
potential limitations but mitigation acceptable -1 3
mitigation inadequate -2
SLOPES n/a= x
NOTE: if residential, mark "x" in box......
developm ent on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4
slope exceeds 30% and not engineered -2
W ILDLIFE HABITAT AND FISHERIES n/a= x
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a= x
cannot cause impact 0
could impact but appropriate abatem ent installed -1 2
could impact, no abatem ent or unknown impact -2
Land Use Com patibility
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 om patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 0 0
impact readily apparent / out o f place -2

Page 1 of 5
Haney Nightly Rental Permit#: 16-12

Section Score
Performance

Importance
Division III Relative Policy S coring Sheet:

Factor
W estern Taney County

Score
Value
LOT COVERAGE n/a= X

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

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

proposed 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=
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 2 4
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 of 5
Haney Nightly Rental Permit#: 16-12

Section Score
Performance

Importance
Division III R elative Policy S coring 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 o f land -1 3
no landscaped buffer from public roads -2

Local Econom ic Developm ent
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
Site Planning, Design, Occupancy
RESIDENTIAL PRIVACY n/a= X

privacy provided by structural design, or not applicable 2

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

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

Com m ercial Developm ent
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 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 of 5
Haney Nightly Rental Permit#: 16-12

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor
W estern 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
Services - Capacity and Access
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a= X

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
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 -0
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
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 0 0
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION 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
Haney Nightly Rental Permit#: 16-12

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
PEDESTRIAN SAFETY n/a= X

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

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by m arkings / 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 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2
O pen-Space Density
USABLE OPEN SPACE n/a= X

residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
Solid W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation o f availability provided 0
w eekly 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= -8
Maximum Possible Score= 33
Actual Score as Percent of Maximum= -24.2%
Num ber of Negative Scores= 3
Negative Scores as % of All Applicable Scores= 30.0%

Scoring Performed by: Date:

B o b A tc h le y & B o n ita K is s e e -S o u te s June 29. 2016

Page 5 of 5
Project: Haney Nightly Rental
Permit#: 16-12
Policies Receiving a Negative Score
Importance right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance non e
Factor 4:
Importance non e
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley & Bonita Kissee-Soutee
Date: June 29, 2016
Project: Haney Nightly Rental Permit: 16-12
As
Max. Possible % Total Negative Scores
Scored
jScoring 33 -8 -24.2% 3 30.0%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 15 -20 3 60.0%
sewage disposal 10 0

off-site nuisances 0 0
diversification
em ergency services

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

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

Importance Factor 4 8 8
slopes
use com patibility 0 0

pedestrian circulation
underground utilities 8 8

Importance Factor 3
soil lim itations
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate

m ixed-use developm ents
developm ent patterns
developm ent buffering
w ater system service 6 0

Importance Factor 2 4 4
w ildlife habitat and fisheries
air quality
building materials
residential buffer / screening 4 4
residential privacy
traffic 0 0
pedestrian safety

usable open space

Importance Factor 1
lot coverage

rooftop vents / equipm ent
bicycle circulation

Scoring by: Bob A tchley & Bonita Kissee-Soutee
Date: June 29, 2016
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Haney Nightly Rental
1182 Tate Road, Ridgedale, MO
Division III Permit Case # 2016-0012
Pictometry - View from the North

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Haney Nightly Rental
1182 Tate Road, Ridgedale, MO
Division III Permit Case # 2016-0012
Pictometry - View from the South

Haney Nightly Rental
1182 Tate Road, Ridgedale, MO
Division III Permit Case # 2016-0012
Pictometry - View from the East

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Haney Nightly
Rental

1182 Tate Road,
Ridgedale, MO

Division III Permit
Case #2016-0012

Pictometry - View
from the West

03/21/2015

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7
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Planning Co mm ission
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Following Requested Zone Change

Under the Division III P m co ss

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