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, SEPTEMBER 12, 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:
Armor, LLC

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
PLANNING COMMISSION
DIVISION III SPECIAL-USE PERMIT
________ STAFF REPORT________
HEARING DATE: September 12, 2016

CASE NUMBER: 2016-0021

PROJECT: Armor, LLC Garage Door & Storm Shelters

APPLICANT: Christian Salley

LOCATION: The subject property is located at 2944 State
Highway T, Branson, MO; Scott Township;
Section 24, Township 23, Range 21.

REQUEST: The applicant, Christian Salley is requesting
the approval of a Division III Special-Use
Permit allowing for the relocation of the existing
Garage Door & Storm Shelter Business from
the previous location at 1283 U.S. Business
65, Hollister, MO to the applicant’s residence
located at 2944 State Highway T.

BACKGROUND and SITE HISTORY:

The subject property is +/- 3.21 acres (per the Assessor’s information as indicated
within Beacon) and is described as the part of Tract 1 of the Meadow Springs Acres
Subdivision, lying east of Huntington Road; located at 2944 State Highway T, Branson,
MO. The property in question currently contains the applicant’s single-family residence
which was constructed in 1993 (per the Assessor’s information as indicated within
Beacon).

The current application was approved for Concept on August 15, 2016.

GENERAL DESCRIPTION:

The applicant, Christian Salley is requesting the Planning Commission approval of a
Division III Special-Use Permit allowing for Armor, LLC (formerly called Christian’s
Armor Storm Shelters), a garage door & storm shelter sales and installation business, to
be relocated from a leased business space, located at 1283 U.S. Business 65, Hollister,
MO to the applicant’s residence, located at 2944 State Highway T. The applicant has
indicated that the vast majority of his sales are conducted online. He has further
indicated that very little inventory will be kept on site. The business would essentially
consist of a small home office and display area near State Highway T. As a part of this
relocation, the app licant is requesting to relocate tw o storm sh e lte r disp la y units to his
personal residence, located at 2944 State Highway T, Branson, MO. The applicant has

Division III Permit Staff Report - Armor LLC Garage Doors & Storm Shelters - 2016-0021 Page 1
indicated that this business display would include the pouring of an approximately 14’ x
8’ square foot concrete pad which would accommodate the storm shelter displays,
along with a double sided 5’ x 8’ sign. The applicant has stated that the vast majority of
the business will be conducted online but that he is also proposing to construct a small
gravel parking area near the storm shelter display for the rare customer that wishes to
view the storm shelter display units in greater detail. The movable display will be
located within the White River Valley Electric Cooperative utility easement. The
applicant has indicated that he has spoken with personnel from the Electric
Cooperative, has stated that they do not have an issue with the location of the display
within the easement, so long as it is not permanent and the Electric Cooperative is not
held liable for any possible damage that may occur during a storm event.

REVIEW:

The applicant is seeking the approval of a Division III Special-Use Permit in order to
operate a garage door and storm shelter sales and installation business within his
existing single-family residence, as a home occupation. The applicant has indicted that
this home occupation involves no outside employees. The exterior appearance of the
single-family home will remain the same. As a part of this relocation, the applicant is
requesting to relocate two storm shelter display units to his personal residence, located
at 2944 State Highway T, Branson, MO. The applicant has indicated that this business
display would include the pouring of an approximately 14’ x 8’ square foot concrete pad
which would accommodate the storm shelter displays, along with a double sided 5’ x 8’
sign.

The applicant has indicated that the garage door and storm shelter sales and
installation business will be in compliance with the home occupation provisions of the
Development Guidance Code that require, “The total area used for the home occupation
shall not exceed one-third (1/3) the floor area of the living area of the dwelling
(excluding garage and storage areas) whether the home occupation is in the principal
dwelling or an accessory building.” The applicant has stated that very little or any
inventory will be kept on site. The garage doors and storm shelters will be ordered
online and installed on location.
This is a home occupation application which falls under the provisions of a Division III
Special-Use Permit. Per the provisions of the Development Guidance Code, a Special-
Use Permit is specific to the applicant to whom the permit is issued and cannot be
transferred without Planning Commission approval. Per the provisions of the
Development Guidance Code the Special-Use Permit cannot be used to establish
commercial compatibility for or with any future land-use change applications

The adjoining property immediately to the north is State Highway T, with light residential
being located further to the north. The adjoining property immediately to the south is
predominantly vacant and light residential. The adjoining property immediately to the
east is lots within the Meadow Springs Acres Subdivision. The adjoining property
immediately to the west is Huntington Drive, with primarily vacant and light residential
properties being located further to the west.

Division III Permit Staff Report - Armor LLC Garage Doors &Storm Shelters - 2016-0021 Page 2
The applicant has indicated that the majority of the sales will be online sales but the
occasional on-site sales will be occurring between the hours of 8:00 AM and 9:00 PM.

The project received a score of 7 on the Policy Checklist, out of a maximum possible
score of 19. The relative policy receiving a negative score consist of use compatibility.

STAFF RECOMMENDATIONS:

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

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

2. This decision is subject to all existing easements.

3. Compliance letters from the Western Taney County Fire Protection District and
the White River Valley Electric Cooperative shall be submitted to the Planning
Department Office, including all other entities which have requirements governing
a development of this nature.

4. The Armor, LLC Storm Shelter Business Display has been approved as a Special­
i s e Permit. Therefore the permit is specific to the applicant to whom the permit is
issued and cannot be transferred without Planning Commission approval. The
Special-Use Permit shall not be used to establish commercial compatibility for or
with any future land-use change applications.

5. All on-site sales shall occur between the hours of 8:00 AM and 9:00 PM.

6. This Decision of Record shall be filed with the Taney County Recorder’s Office
within 120 days or the approval shall expire.

Division III Permit Staff Report - Armor LLC Garage Doors & Storm Shelters - 2016-0021 Page 3
Armor LLC Garage Doors & Storm Shelters Permit#: 16-21

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W a te r Q u a lity
SEWAGE DISPOSAL n/a= X

centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system o f adequate design and capacity 0 5
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
E n v iro n m e n ta l P o lic ie s
STORM DRAINAGE n/a= X

on-site stormwater retention and absorption with engineered plans 2
on-site stormwater retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable management and control o f stormwater run-off -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 4 0 0
could impact, no abatem ent or unknown impact -2
C ritic a l A re a s
PRESERVATION OF CRITICAL AREAS n/a=
no adverse impact to any designated critical area 2
one o f the designated critical areas impacted but can be fully mitigated 1
more than one o f the designated critical areas impacted but can be fully mitigated 0 3 2 6
one or more o f the designated critical areas impacted and mitigation not fully effective -1
one or more of the designated critical areas impacted with no ability to mitigate problem -2
Land U se C o m p a tib ility
OFF-SITE NUISANCES n/a=
no issues 2
minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 0 0
buffered and minimally mitigated -1
cannot be mitigated -2
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4
impact readily apparent / out of place -2

Page 1 o f 5
Armor LLC Garage Doors & Storm Shelters Permit#: 16-21

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= X
/
no rooftop equipm ent vents or blocked from view by structure design or screening 0
partially blocked from view -1 3

exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE CONTAINERS n/a= X
no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= X
no outdoor storage 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
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
Lo cal E c o n o m ic D e v e lo p m e n t
AGRICULTURAL LANDS n/a=
no conversion o f Class l-IV agricultural land to other use(s) 0
0 u
developm ent requires reclassification of Class l-IV agricultural land to other use(s) -2
RIGHT TO FARM n/a=
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 0 0
potential impact(s) on existing agricultural land -2
RIGHT TO OPERATE n/a= X
no viable impact on existing industrial uses by residential developm ent 0
potential impact but can be mitigated -1 2
potential impact on existing industrial uses with no mitigation -2

Page 2 o f 5
Armor LLC Garage Doors & Storm Shelters Permit#: 16-21

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 4
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 PATTERN / BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse o f land 1
minimal landscaped buffering 0 4
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
S e rv ic e s - C a p a c ity an d A c ce ss
UTILITIES n/a= X

adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4
inadequate information to determine adequacy o f utilities -2
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 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 equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 3
structure size and/or access could be problematic or non-serviceable -2

Page 3 o f 5
Armor LLC Garage Doors & Storm Shelters Permit#: 16-21

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
O I 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
W ATER SYSTEMS n/a= X

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
private wells not meeting any established standards -1

individual / private wells -2
EMERGENCY W ATER SUPPLY n/a= X

fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5
no fire hydrant system -2
PEDESTRIAN CIRCULATION 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 2
no pedestrian walkways, but green space provided for pedestrian use -1

no designated pedestrian walkway areas -2
PEDESTRIAN SAFETY n/a= X

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

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1

no designated bike-ways 0
UNDERGROUND UTILITIES n/a= X

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
utilities above ground and not within specific easements -1
no specific management of utilities -2

Page 4 o f 5
Armor LLC Garage Doors & Storm Shelters Permit#: 16-21

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
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 isp o sa l
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a= X

weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -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= 7
Maximum Possible Score= 19
Actual Score as Percent of Maximum= 36.8%
Number of Negative Scores= 1
Negative Scores as % of Total Score= 2.9%

Scoring Performed by: Date:

Bob Atchley September 6, 2016

Page 5 of 5
Project: Armor LLC Garage Doors & Storm Shelters
Permit#: 16-21
Policies Receiving a Negative Score
Importance none
Factor 5:
Importance u s e c o m p a tib ility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley
Date: September 6, 2016
Eastern District Relative Policies: Division III Permit

Project: Armor LLC Garage Doors & Storm Shelters Permit: 16-21
Max. As
% Total Negative Scores
Possible Scored
|Scoring 19 7 36.8% 1 12.5%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 5 5
sewage disposal
right-of-way / roads 5 5
em ergency w ater supply

waste disposal service
waste disposal com m itm ent

Importance Factor 4 8 -4 1 33.3%
storm water drainage
air quality 0 0
off-site nuisances 8 0
use com patibility 0 -4

diversification
developm ent buffering
utilities
pedestrian circulation
underground utilities

Importance Factor 3 6 6
preservation of critical areas 6 6
screening o f rooftop equip
screening / waste containers
screening o f outdoor equip
industrial landscape buffers
right to farm 0 0
mixed-use developm ents
em ergency services
water system s

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

Importance Factor 1
agricultural lands 0 0

bicycle circulation

Scoring by: Bob Atchley
Date: Septem ber 6, 2UW
^ B e a c o n Taney County, MO

Overview

Legend
Parcels
Roads
Lakes
□ Corporate Limits

180 ft

Parcel ID 08-6.0-24-000-000-035.000 Alternate ID n/a Owner Address SALLEY CHRISTIAN DOUGLAS & AMANDA
Sec/Twp/Rng 24-23-21 Class n/a 2944 ST H W Y T
Property Address 2944 STATE H W Y T Acreage 3.21000003814697 BRANSON M O 65616-
District 4CWX
Brief Tax Description MEADOW SPRINGS ACRES MEADOWSPRINGS ACRES TR 1 LYING EOF HUNTINGTON GR
(Note: Not to be used on legal documents)

Date created: 7/27/2016

Developed by
ScTxtetdef The Schneider Corporation
 M EADOW gPRINGS ACRES
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T.-ACl in
- tract of land situated ip the S2X'!; o f the £T.’’ of Section 2 4 , Township 23 ^o rth, Range 21 '..est. Taney County,
‘ ‘. isso uri being more p a r tic u la r ly described as fo llo w s : b eg inn ing at the Conthvest corner o f said ir.-V :: thence
r 0 ° 5 2 *0? W, 3 0 4 .8 4 feet to the S o utheasterly right-of-way lin e of " T " Highway 0 ong Beach oad) ; thence K 42 4 4 ’ 41*‘ E
a l ’>ng said right-of-way l i n e , 2 7 3 .1 6 fe e t ; thence along a 7 .3 9 9 5 degree curve to the rig ht end along said right-of-way
lin e , 1 8 1 .3 9 f e e t ; thence S 0 ° 5 2 'b 2 ” E , (le a v in g said rlght-of-ray lin e ) 6 3 2 .6 4 fe e t; thence 1\ 8 8 ° 2 0 '1 5 " V:, 3 2 8 .0 3 feet
to the point of b e g in n in g , co n tain in g 3 .n l a c r e s , more or less.

T : ^ : r'2
' tract o f land s i ’ uated in the M l; of ‘-he ~ of section 2 4 , Township 23 North, ’!ange 21 -'est, Taney County,
M issouri !«*ing more p a r tic u la r ly described as fo llo w s ; beginning at the- Southwest corner of said SV'%; thence
S 8 8 °2 0* 1 *'*' K, 3 2 8 .0 3 feet for a new point of b eg in n in g ; thence N 0 ° !5 2 '0 2 " V , 6 3 2 . o4 feet to a point on the Southeasterly
right-of- ny Line of " T " highway (T.ong leach :oad) ; thence a »ong a 7 .8 9 9 5 degree curve to the rig ht and along said right-
of-way l in e , 1 1 5 .4 0 fe e t, said curve having a back tangent that bears I- 3 3 ° 5 0 10 1 “ thence 1’ 64 4 2 '1 8 " E along said
right-nf-x.ay lin e , 2 4 8 .8 6 f e e t ; thence S 0 ° 5 2 '0 2 ” E (le a v in g said right-of-way lin e ) 8 0 5 .4 0 fe e t ; rhence N 88 2 0 '1 5 " l.\
3 2 8 .0 3 feet to the new point of b e g inn ing , con tain in g 5 .6 4 a c re s, more or le ss . .

;.’3
A tract of land sit-iated in the ’ o f the ‘v.-. o f " e c t io n 24 , Township 23 North, Range 21 i-est, Taney County,
M issouri he inf* more p a r t ic u la r ly described as fo llo w s : b eginn ing at the Southwest corner o f said N;:% S U i; thence
S 8 8 ° 2 0 '1 5 E, 6 5 ‘>.0:> f e e t ; thence I! 0 ° 5 ? '0 2 " 332 feet for a new point of b e g in n in g ; thence continue N 0 ° 5 2 '0 2 " V,
4 7 3 .4 0 feet to a point on the S outheasterly right-of-way line of " T " Highway (Long Reach R o a d ); thence S 64 4 2 ' 18 " E
along saio right-ut'*i.ay lin e 3G 1 .01 f e e t ; thence S 0 ° 5 ? '0 2 " E (le a v in g said right-of-way l i n e ) , 6 3 7 .1 7 f e e t ; thence
88 2 0 '4 0 ” % 3 2 9 .0 1 feet to the new point o f b e g in n in g , con tain in g 4 . 1 9 ac res, more or le s s .

T ACT ,4 _
, tract >f land situ ated in the t-T. ^ o f the S > o f Section 24, Township 23 North, Range 21 e s t , Taney County,
M is so u ri lining more p a r t ic u la r ly described as fo llo v s : Beginning at the Southeast corner of said N\ \ thence
•>'"*31 * 4 2 " , 332 feet for a new point of b e g in n in g ; thence N 88 2 0 '4 0 " 3 2 9 .0 1 fe e t; rhence H 0 ° 5 2 '0 2 " 6 3 7 .1 7
feet to a point (■ >■
' the fJouthoasterly right-of-way line of " T " llighvay (Long Beach t'oad) ; thence !>; 6 4 ° 4 2 '1 8 " E along
sail' right-of-way l i n e , 3 6 o .2 3 f e e t ; thence S 0 ° 3 1 ,4 2 " (le a v in g sa id right-of-way l i n e ) , 8 0 3 .1 2 feet to the new
point of b e g in n in g , co n tain in g 5 .4 7 ac res, more or less.

TLLACT v'5 _
/ tract of land situated in the N*,'!; of the 81& of Section 24 , Township 23 North, liange 21 V e s t , Taney "ounty,
M isso uri beinp. more p a r t ici-lar*y dc;»»*ribed as fo llo w s : Beginning at the Southeast corner of said IT* :: thence
V, 8 8 ° 2 0 ' 15 " , ' r) C .06 fe e t ; thence T3 0 Ol>2’ 0 2 " ! , 332 f e e l ; ‘ hence ? 8 8 ° 2 0 '4 0 " F., 6 5 8 .0 2 fe e t ; thence !l 0 3 r 4 2 " E,
332 fo t to the ne>- point o f b e g in n in g , containing 5 . 0 0 a c r e s , more or less.

I hereby c e r t ify that r have made an act-.a! and accurate survey >f >-he land described hereo; and fo*»nd
c o n d itio ns to be as in d ic a te d .

This airended plat is filed to correct the legal
description of Tract #1 of plat filed in Plat Renny ? *-1 1
Book 18 at Page 50. 18* b Ji-ly. ’ 978

THIS ACTION DOES NOT CONFLICT WITH
THE RULES AND REGULATIONS OF THE
TANEY COUNTY PLANNING C0fiMISSION

fo jf D e an , Planning adm inistrator
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Armor, LLC Display

2944 State Highway T,
Branson, MO

Division III Permit Case #
2016-0021

Pictometry - View from the
North

03 / 15/2015

Armor, LLC Display

2944 State Highway T,
Branson, MO

Division III Permit
Case #2016-0021

Pictometry - View from
the South

03/ 15/2015

5
 9/6/2016

Armor, LLC Display
2944 State Highway T, Branson, WIO
Division III Permit Case # 2016-0021
Pictometry - View from the East

Armor, LLC Display
2944 State Highway T, Branson, MO
Division III Permit Case # 2016-0021
Pictometry - View from the West

6
(
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING

PROJECT: ARMOR, LLC

DATE: 9/ 12/16

PLEASE PR IN T YO U R NAME