P&Z Public Meeting Packet

TANEY T a n e y C o u n t y P l a n n i n g C o m m i s s io n
P. O . B ox 3 8 3 • F o rsy th , M isso u ri 6 5 6 5 3
COUNTY Phone: 417 546-7225 / 7226 <* Fax:417546-6861
website: www. taneycounty, org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, DECEMBER 12, 2016, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to Order:
Establishment of Quorum
Explanation of Meeting Procedures
Presentation of Exhibits

Public Hearings:
Snowden Heating and Air, LLC
My Wildwood Cottage - Withdrawn
MO-15 Powersite Tower

Old and New Business:
Amendment discussion

Adjournment.
 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: December 12, 2016

CASE NUMBER: 2016-0026

PROJECT: Snowden Heating & Air Warehouse and Sheet Metal
Shop

APPLICANTS: Larry & Pamela Snowden

LOCATION: The subject property is located at 8296 State Highway
248, Branson, MO; Branson Township; Section 35,
Township 24, Range 22.

REQUEST: The applicants, Larry & Pamela Snowden are
requesting the approval of a Division III Permit
authorizing the construction of a 32’ x 60’ metal
building that will serve as a warehouse and sheet
metal shop for the applicants’ existing heating and air
conditioning business.

BACKGROUND and SITE HISTORY:

The subject property is currently a +/- 1.17 acre vacant, meets & bounds described tract
of land, located at 8296 State Highway 248, Branson, MO. The property previously
contained a residence and accessory structures which have now all been demolished
and removed from the property. The staff is of the understanding that the property
contained a country store in the 1960’s.

The current application was approved for Concept on November 21, 2016.

GENERAL DESCRIPTION:

The applicants, Larry & Pamela Snowden are proposing to construct a 32’ x 60’ (1,920
Square foot) metal building, which will serve as a warehouse and sheet metal shop for
the applicant’s existing, HVAC business (Snowden Heating & Air). The applicants have
indicated that they do not plan to have a storefront at this location.

Division III Perm it Staff Report - Snow den Heating & Air, LLC W arehouse and Sheet Metal Shop - 2 0 1 6 -0 0 2 6
Page 1
REVIEW:

The proposed Snowden Heating & Air warehouse and sheet metal shop building will be
served by the existing circle driveway off of State Highway 248. Since the applicants
will not have a storefront at this location, the vast majority of the traffic generated at this
location will be primarily pickups and deliveries of HVAC supplies and will not involve a
showroom or storefront that will cater to the general public.

Pursuant to the provisions of Appendix J (On-Site Parking and Loading) of the
Development Guidance Code this warehouse and sheet metal shop building would
most closely fit the provisions for industrial uses. Industrial uses require, “ 1 space for
every employee, spaces for all company-owned vehicles, adequate space for salemen,
visitors, etc. Adequate loading areas and holding areas for vehicles awaiting
loading/unloading.”

The applicants have indicated that the warehouse and sheet metal shop building will
not have a storefront and therefore also won’t be served by a restroom at this time.
The property does contain an existing well and public water would likely be available in
the future via Taney County Public W ater Supply District # 3 . If a restroom is installed
in the future it will be served by an onsite wastewater treatment system.

The proposed building will not exceed the impervious surface limitations of Table H-1
(Impervious Cover Limitations Table) of the Development Guidance Code on the +/-
1.17 acre tract, therefore a stormwater management plan will not be required.

The only area that the applicants plan to grade at this time is essentially the 32’ x 60’
(1,920 Square foot) building footprint, which is far less than the one (1) acre area
requiring a Land Disturbance Permit.

The adjoining property immediately to the north is primarily vacant and light residential
properties. The adjoining property immediately to the south is vacant lots within the
Emory Creek Ranch Commercial Subdivision. The adjoining property immediately to
the east is predominantly vacant. The adjoining property to the west State Highway
248, with light residential and vacant properties located further to the west.

The project received a score of -12 on the Policy Checklist, out of a maximum possible
score of 57. The relative policies receiving negative scores consist of emergency water
supply, stormwater drainage, use compatibility and utilities.

Division III Perm it Staff R eport - Snow den Heating & Air, LLC W arehouse and Sheet Metal Shop - 2 0 1 6 -0 0 2 6
Page 2
SUMMARY:

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 that include plans for the following:
a. Utility easements and building line setbacks (Table 12).
b. Improvements with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. A Compliance letter from the Western Taney County Fire Protection District 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. No outside storage of equipment or solid waste materials.

4. This decision is subject to all existing easements.

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

6. 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.

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

Division III Perm it Staff R eport - Snow den H eating & Air, LLC W arehouse and Sheet Metal Shop - 2 0 1 6 -0 0 2 6
Page 3
Snowden Heating & Air LLC Warehouse and Shop Permit#: 16-26

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
W ater Q uality
SEWAGE DISPOSAL n/a= X
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
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground w ater pollution -2
E nvironm ental P olicies
STORM DRAINAGE n/a=
on-site stormwater retention and absorption with engineered plans 2
on-site stormwater retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4 -1 -4
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable management and control of stormwater run-off -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 4 0 0
could impact, no abatem ent or unknown impact -2
C ritica l Areas
PRESERVATION OF CRITICAL AREAS n/a=
no adverse impact to any designated critical area 2
one o f the designated critical areas impacted but can be fully mitigated 1
more than one of 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 Use 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 o f place -2

Page 1 of 5
Snowden Heating & A ir LLC Warehouse and Shop Permit#: 16-26

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:
Eastern Taney County

Factor

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 of land 0 2
no landscaped buffer between residences and local streets -1

no landscaped buffer from any road -2
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2
Local E conom ic D evelopm ent
AGRICULTURAL LANDS n/a=
no conversion of Class l-IV agricultural land to other use(s) 0 1 0 n
developm ent requires reclassification o f 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 of 5
Snowden Heating & A ir LLC Warehouse and Shop Permit#: 16-26

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
DIVERSIFICATION n/a=
creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 4 1 4
creates seasonal jobs only 0
Site Planning, Design, O ccupancy
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 om m ercial D evelopm ent
DEVELOPMENT PATTERN / BUFFERING n/a=
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 0 0
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - C apacity and A ccess
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy o f utilities -2
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 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 3 0 0
structure size and/or access could be problematic or non-serviceable -2

Page 3 of 5
Snowden Heating & A ir LLC Warehouse and Shop Permit#: 16-26

Section Score
Performance

Importance
Division ill 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
u
40 ft. right-of-way -1

less than 40 ft. right-of-way -2
Internal Improvements
W ATER SYSTEMS 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 0 0
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION n/a= X

paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout 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 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 0 0
utilities above ground and not within specific easements -1
no specific management of utilities -2

Page 4 of 5
Snowden Heating & Air LLC Warehouse and Shop Permit#: 16-26

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
Open-Space D ensity
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 olid W aste D isposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a= X

weekly service is available and documentation o f 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= -12
Maximum Possible Score= 57
Actual Score as Percent o f Maximum= -21.1%
Number o f Negative Scores= 4
Negative Scores as % o f Total Score= 11.4%

Scoring Performed by: Date:

Bob Atchley & Bonita Kissee-Soutee December 1, 2016

Page 5 of 5
Project: Snowden Heating & A ir LLC Warehouse and Shop
Permit#: 16-26
Policies Receiving a Negative Score
Importance emergency water supply
Factor 5:
Importance stormwater drainage use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley & Bonita Kissee-Soutee
Date: December 1, 2016
Eastern District Relative Policies: Division III Permit

Project: Snowden Heating & A ir LLC Warehouse andPShraait: 16-26
Max. As
% Total Negative Scores
Possible Scored
|Scoring 57 -12 -21.1% 4 25.0%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 5 -10 1 50.0%
sewage disposal

right-of-way / roads 5 0
em ergency water supply 0 -10
waste disposal service
waste disposal com m itm ent

Im portance Factor 4 40 -8 3 37.5%
storm water drainage 8 -4
air quality 0 0

off-site nuisances 8 0
use com patibility 0 -4
diversification 8 4

developm ent buffering 8 0
utilities 0 -4

pedestrian circulation
underground utilities 8 0

Im portance Factor 3 12 6
preservation o f critical areas 6 6
screening o f rooftop equip
screening / w aste containers
screening of outdoor equip
industrial landscape buffers
right to farm 0 0
m ixed-use developm ents
em ergency services 0 0
w ater system s 6 0

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

usable open space

Im portance Factor 1
agricultural lands 0 0
bicycle circulation

Scoring by: Bob Atchley & Bonita Kissee-Soutee
Date: December 1, 2016
Snowden Heating & Air LLC
 12/5/2016

Snowden Heating & Air, LLC
8296 State Highway 248, Branson, MO
Division III Permit Case # 2016-0026
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8296 State Highway 248, Branson, MO
Division ill Permit Case # 2016-0026
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8296 State Highway 248, Branson, MO
Division III Permit Case # 2016-0026
Pictometry - View from the West

6
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III SPECIAL-USE PERMIT
STAFF REPORT
HEARING DATE: December 12, 2016

CASE NUMBER: 2016-0027

PROJECT: 191 Deep Forest Nightly Rental

APPLICANT: My Wildwood Cottage, LLC

REPRESENTATIVES: Peter Connolly & Kevin Hutcheson - HutchBo
Holdings, LLC

LOCATION: The subject property is located at 191 Deep Forest
Road, Hollister, MO; Oliver Township; Section 36,
Township 22, Range 22.

REQUEST: The representatives, Peter Connolly & Kevin
Hutcheson (HutchBo Holdings, LLC) are seeking the
Planning Commission approval of a Division III
Special-Use Permit allowing for an existing, six (6)
bedroom, single-family residence to be utilized for
nightly rental. The representatives have now
requested to withdraw the Division III Special-Use
Permit request, as advised by the Planning
Department Staff.

BACKGROUND and SITE HISTORY:

On November 17, 2003 the Taney County Planning Commission approved Division III
Permit # 2003-0049, authorizing a mixed-use development for residential and
commercial use; consisting of 281 single-family cottages and nightly rental cabins, a
clubhouse and sales office, boat, RV and mini-storage, and park and open space.
Condition # 5 on Division III Permit # 2003-0049 Decision of Record limited the
development to a, “Maximum number of nightly rental cabins shall not exceed 84 units
(30%).”

On May 20, 2013 the Taney County Planning Commission denied Division III Permit
Case # 2013-0005 seeking to modify the original Division III Permit Decision of Record
(#2003-0049), allowing for an increase in the total number of permitted nightly rental
units from 84 units (30%) up to 281 permitted nightly rental condominium units (100%),
located in the 800 Block of State Highway P, Hollister, MO. The Planning Commission
voted to deny this request by a unanimous vote of 8-0. The Planning Commission
based its decision u p o n th e b e lie f th a t th e a p p lic a n t had n o t d e m o n s tra te d th e p re s e n t

Division III Special-U se Perm it Staff Report - 191 D eep Forest N ightly Rental - 2 0 1 6 -0 0 2 7 Page 1
need for additional nightly rental units, based upon the fact that the developer has yet to
construct all 84 of the nightly rental structures as previously authorized via Division III
Decision of Record # 2003-0049. The Planning Commission advised the applicant to
seek the future approval of a Division III Permit upon demonstrating a need for the
additional nightly rental units.

On August 21, 2013 the Taney County Board of Adjustment approved a request by Phil
Lopez seeking to appeal the Planning Commission denial of Division III Permit # 2013­
0005, allowing for an increase in the total number of permitted nightly rental units within
the Branson Canyon Condominium development from 84 units (30%) up to 281
permitted nightly rental condominium units (100%).

The current application was approved for Concept on November 21, 2016.

REVIEW:

The Planning Staff has now recommended that the representatives that they withdraw
their Division III Special-Use Permit application pursuant to Condition # 2 of Appeal
Decision of Record for Case # 2013-0003A. Condition # 2 states the following: “A
Special-Use Permit shall not be required for each new nightly rental dwelling unit,
so long as a valid Division II (Commercial Construction) Permit and Certificate of
Compliance are issued for each these units, establishing compliance with both
the provisions o f the Taney County Development Guidance Code and the
Conditions o f the Decision of Record. However, the owners o f all nightly rental
dwelling units shall comply with all other provisions of the Taney County
Development Guidance Code, including all other Nightly Rental Provisions.”

A copy of Appeal Decision of Record for Case # 2013-0003A has been included for your
review.

Division III Special-U se Perm it Staff Report - 191 Deep Forest N ightly Rental - 2 0 1 6 -0 0 2 7 Page 2
 * 2 0 3 L 3 7 3 4 2 5*

BOOK PAGE

2013L37342
08/27/2013 03:50:51PM
REC FEE:36.00
NON-STD FEE:
PAGES: 5
REAL ESTATE DOCUMENT
TANEY COUNTY, MISSOURI
RECORDERS CERTIFICATION

ROBERT A. DIXON

TANEY COUNTY BOARD OF ADJUSTMENT
APPEAL - DECISIO N OF RECORD
APPLICANT: PHIL LOPEZ
BRANSON CANYON CONDOMINIUMS - N IG H TLY RENTAL AMENDMENT
AUGUST21, 2 0 1 3
CASE NUMBER 2013-0003A

On August 21, 2013 the Taney County Board of Adjustment (herein after referred to as
the Board) approved a request by Phil Lopez seeking to appeal the Planning
Commission denial of Division III Permit # 2013-0005, allowing for an increase in the
total number of permitted nightly rental units within the Branson Canyon Condominium
development from 84 units (30%) up to 281 permitted nightly rental condominium units
(100%). With four (4) out of five (5) Board members present, the appeal request of
Phil Lopez was approved by a vote of three (3) in favor and one (1) opposed, for the
property located at the attached legal description.

The following summarizes the Findings o f Fact an d Conclusions o f Law o f the
Taney County Board o f Adjustm ent:

The Board based its decision upon the requirements of Missouri Revised Statutes, the
Taney County Development Guidance Code and the Board of Adjustment Bylaws, which
grant the Board the power to hear and decide appeals where it is alleged there is error
of law in any order, requirement, decision or determination made by an administrative
official in the enforcement of the county zoning regulations. The majority of the Board
found, beyond a reasonable doubt, that there was an error of law that had been
committed by the Taney County Planning Commission in the reasoning for the denial of
Division III Permit # 2013-0005. The Planning Commission based its decision to deny
Division III Permit 2013-0005 upon the belief that the applicant had not demonstrated
the present need for additional nightly rental units, based upon the fact that the
developer has yet to construct all 84 of the nightly rental structures as previously
authorized via Division III Decision of Record # 2003-0049. The Planning Commission
advised the applicant to seek the future approval of a Division III Permit upon
demonstrating a need for the additional nightly rental units. The majority of the Board
, did not feel that this was a valid reason for denial.
Phil Lopez is authorized to develop the Branson Canyon Condominium development
with up to 281 permitted nightly rental condominiums units (100% of the
development), located in the 800 Block of State Highway P, Hollister, MO. The
following conditions shall be complied with:

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

2. A Special-Use Permit shall not be required for each new nightly rental dwelling
unit, so long as a valid Division II (Commercial Construction) Permit and
Certificate of Compliance are issued for each these units, establishing compliance
with both the provisions of the Taney County Development Guidance Code and
the Conditions of the Decision of Record. However, the owners of all nightly
rental dwelling units shall comply with all other provisions of the Taney County
Development Guidance Code, including all other Nightly Rental provisions.

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

4. The maximum occupancy for each Nightly Rental unit shall be two (2) persons
per dwelling unit, plus two (2) persons per bedroom (e.g., a two (2) bedroom
dwelling unit is permitted a maximum occupancy of six (6) persons). The
maximum occupancy may be further limited by the Western Taney County Fire
Protection District.

5. One (1) off-street parking space shall be provided for each two (2) persons of
occupancy in each Nightly Rental unit. All Nightly Rentals shall provide clearly
marked and appropriately situated parking spaces for the handicapped, one (1)
such space in each parking area.

6. The management company or a waste collection provider shall provide weekly
solid waste collection during all months that each of the Nightly Rental units is
available for rent.

7. Outdoor lighting shall be downward lit, subdued and have minimal off-site
impacts to adjoining properties.

8. All Nightly Rentals units shall contain a minimum of one operable fire
extinguisher, operable smoke alarms and operable carbon monoxide alarms in
compliance with the Western Taney County Fire Protection District regulations.

9. A copy of a valid Western Taney County Fire Protection District Construction
Permit and Certificate of Occupancy (C of 0 ) shall be submitted to the Planning
Department Office for all new Nightly Rental units, prior to the issuance of each
Division II Permit Certificate of Conformance (C of C).
10. An on-site manager shall be designated and located within the existing Branson
Canyon Condominium Clubhouse / Sales building.

11. A name plate shall be posted within five (5) feet of the main entrance of each
Nightly Rental dwelling unit, both on the inside and on the outside of the
dwelling unit, containing the following information:
(a) The Division II Permit number.
(b) The name and telephone number of the on-site Branson Canyon
Condominium manager.
(c) The name and address of the owner of the Nightly Rental dwelling u n it.
(d) The contact information for the Planning Department and the Taney County
Sheriff's Department.
(e) The maximum occupancy permitted.
(f) The name and telephone number of all local emergency personnel (police,
Fire and medical personnel).
(g) The number of off-street parking spaces provided on the property, and the
maximum number of vehicles allowed to be parked on the property.
(h) The solid waste disposal collection day if provided by a solid waste company.

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

13.This decision is subject to all existing easements.

14.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).
In signing this Decision o f Record, I understand th a t an y breach in the term s
o f the Board o f Adjustment, Decision o f Record w iii result in the revocation o f
this decision. I fu rth er agree to abide by an d comply with a ll o f the
requirements o f the Taney County Board o f Adjustm ent, the Taney County
Planning Commission and the Taney County Developm ent Guidance Code.

Signature:

As the Designated official for the Taney County Planning Commission, I hereby issue
the foregoing document as the Decision of Record as detailed above.

Bob Atchley, Ac

STATE OF MISSOURI)

COUNTY OF TANEY )

Before me personally appeared Bob Atchley and Phil Lopez to me know to be the
persons described in and who executed the foregoing instrument.

In testimony whereof, I have hereunto set my hand and affixed my official seal, at my
office in Forsyth, Missouri the day and year first above written. My term of office as a
Notary Public will expire on February 6, 2014.

BONITA KISSEE
My Commission Expires
February 6,2014
Taney County
Commission #10440057
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT

HEARING DATE: December 12, 2016

CASE NUMBER: 2016-0028

PROJECT: MO-15 Powersite Telecommunications Tower

APPLICANT (P roperty Owner): Jeff Wood

REPRESENTATIVE: James Cardinal - Fortune Wireless, Inc

LOCATION: The subject property is located in the 300 Block of
Curtis Drive, Forsyth, MO; Swan Township; Section 5,
Township 23, Range 20.

REQUEST: The representative, James Cardinal - Fortune
Wireless, Inc. is requesting the approval of a Division
III Permit, in order to allow for the development of a
new wireless telecommunications facility consisting of
a 190’ self-support tower within a 60’ x 55’ fenced
compound, which is proposed to be located within a
105’ x 110’ leased area.

BACKGROUND and SITE HISTORY:

The applicant / property owner owns a total of +/- 84.55 acres of land (per the
Assessor’s information as contained within Beacon) (Parcel # 09-3.0-05-000-000­
081.000). However Beacon also already indicates the location of the 105’ x 110’ leased
area, which is indicated as Parcel # 09-3.0-05-000-000-081.007. The survey in
question, indicating the 105’ x 110’ area has been filed with the Recorder of Deeds
office.

The representative, James Cardinal - Fortune Wireless, Inc is now requesting the
approval of a Division III Permit, authorizing the construction of a new 190’ self­
supporting tower, within a 60’ x 55’ fenced compound area, providing space for a total of
four (4) equipment shelters or pads for equipment.

The current application was approved for Concept on November 21, 2016.

Division III Perm it Staff R eport - MO-15 P ow ersite T elecom m u nications Tow er - 2 0 1 6 -0 0 2 8
Page 1
GENERAL DESCRIPTION:

Both the +/-84.55 acre tract of land (Parcel # 09-3.0-05-000-000-081.000) and the 105’
x 110’ leased area are currently vacant, wooded, metes and bounds described tracts of
land.

REVIEW:

The proposed telecommunications tower and equipment shelters / pads will be located
within a 60’ x 55’ fenced compound area. The proposed tower will initially have one (1)
antenna installation at the top of the tower, with a corresponding Verizon Wireless
outdoor equipment cabinet but will be designed to serve a total of four (4) carriers. The
site plat indicates the location of the proposed 190’ self-support tower and the proposed
Verizon Wireless outdoor equipment cabinet within the fenced compound area. The
site plan further indicates the approximate locations for the equipment cabinets /
equipment shelters for the three (3) future carriers. The vast majority of the 105’ x 110’
leased area will be cleared of trees and vegetation and will be graded. The existing tree
cover and vegetation throughout the remainder of the parent parcel will be preserved at
this time. Since the 105’ x 110’ leased area has been effectively subdivided from the
parent parcel, the staff recommends that a plat be reviewed and recorded for the
property in question as a separate utility lot.

The site and grading plans indicate that the tower will be accessed via a 12’ wide gravel
access drive.

Utilizing the measurements as provided via the submitted site plans, it does not appear
that any existing structures will be located within 190’ of the tower. It appears that the
closest structure will be located +/- 201 feet from the center of the proposed tower. The
site plans indicate that the proposed tower will be placed so that it will be located +/- 82
feet from the east parent tract property line and +/- 86 feet from the south property line.
The representative has already provided the Planning & Zoning office with a copy of an
Engineering Fall Zone letter which was sealed by a professional engineer, from Valmont
Structures, licensed in the State of Missouri. Valmont Structures is the company that
will be designing and constructing the proposed tower in question.

Since the tower is not over 200’ in height the FAA will not require the tower to be lit.

The adjoining property immediately to the north and east is predominantly vacant,
wooded property that is a part of the +/-84.55 acre parent parcel. The adjoining
property immediately to the south is Curtis Drive, with single-family residential
properties being located further to the south. The adjoining property immediately to the
west is predominantly single-family residential lots.

The project received a total score of -12 on the Policy Checklist, out of a maximum
possible score of 33. The relative policies receiving negative scores consist of right-of-
way on existing roads, use compatibility, and utilities.

Division III Perm it Staff R eport - MO-15 P ow ersite T elecom m u nications T ow er - 2 0 1 6 -0 0 2 8
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. Compliance with the provisions of the Taney County Development Guidance
Code.

2. Compliance letters from the Federal Communications Commission (FCC) and
the Federal Aviation Administration (FAA), if required.

3. No outside storage of equipment or solid waste materials, other than generators
or telecommunications equipment cabinets.

4. This decision is subject to all existing easements.

5. Division II Permits will be required for all applicable structures in the development
(Chapter 3 Sec. I Item B).

6. Prior to the issuance of the Division II Permit the Utility Lot Plat shall first be
approved by the Planning & Zoning Department and filed with the Recorder of
Deeds office.

7. Should the telecommunications tower no longer be in use for the original purpose
granted by the Division III Permit and serving as an approved co-location site, the
tower shall be dismantled and removed within six months of the cessation of
operations.

8. 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 Perm it Staff R eport - MO-15 P ow ersite T elecom m u nications Tow er - 2 0 1 6 -0 0 2 8
Page 3
 verizorp

VZW SITE NAME!
VZW SITE A3DRESS:
S IT E IN FO R M ATIO N

M 0 1 5 POW ERSITE
SOFT N OF CURTIS DR.,
verizorv S H E E T IN DEX

SHEET DESCRIPTION

LAND SURVEY (BY OTHERS)
1074 0 NALL AVENUE, SUITE 400
OVERLAND PARK, KS 66211
(9 1 3 ) 3 4 4 -2 8 0 0

COUNTY:
0.28 MI E OF HWY Y
FORSYTH, MO 63833 M015 POWERSITE LAND SURVEY (BY OTHERS)
OVERALL SITE PLAN
rs PREPARED BY: =

RAWLAND
TANEY
JURISDICTION: TA N EY COUNTY GRADING PLAN
SITE COORMNATEBi HOAD. FENCE AND COMPOUND SECTION
EROSION CONTROL DETAILS
SITE TYPE:
STRUCTURI TYPE:
RAWLAND
SELF-SUPPORT TOWER
1901
TOWER ELEVATION AND DETAILS
ANTENNA SCHEDULE
MISCELLANEOUS DETAILS
Kimley»>Horn
TOWER HEKHT: 655 NORTH FRANKLIN STREET. SUITE 150
CABINET DETAILS TAMPA, a 33602
OVERALL STRUCTURE HEIGHT) 199- M I S S O U R I
EQUIPMENT DETAILS PHONE (813) 820-1480
VZW AMTEM1A C .U HKIOHTl 1»0‘ SKID ELEVATIONS WWW.KIMLEY-HORN.COM
PROPERTY OWNER NAMEt JE F F WOOD ELECTRICAL PLAN
PROPERTY OWNER ADDRESS: TRENCH DETAILS
ONE-UNE DIAGRAM
POWER COMPANY: ELECTRICAL SCHEMATIC
(417)334-3174 GROUNDING PLAN REV: m DATE*
FIBER PROYDER: CENTURY UN K r A N E GROUNDING DETAILS
(877) 744-4418
GENERAL NOTES AND ABBREVIATIONS
KIMLEY-HOFN PROJECT MGR.: TO N Y DAWSON S ITE GENERAL NOTES
VERIZON WKELESS CONTACT: SPECIFICATIONS
SPECIFICATIONS
SPECIFICATIONS

BUILDING COOES AND STANDARDS
=$. VERIZON WRELESS DEPARTMENTAL APPROVALS B 10/21/16
SGKED ISSUE
ISSUED FOR L L REVIEW
ALL WORK SIALL BE PERFORMED AND MATERIALS INSTALLED IN ACCORDANCE A 10/05/16 SUBMITTED FOK REVIEW
WITH THE CURRENT EDITIONS OF T>£ FOLLOWING CODES AS ADOPTEO BY THE
LOCAL COVERING AUTHORITIES. NOTHING IN THESE PLANS IS TO BE
CONSTRUED 10 PERMIT WORK NOT CONFORMING TO THESE CODES.
\ V ill RF ENGINEER
BUILDfNG/DWiLUKC CODE: INTERNATIONAL BUILOING C0DE/2012
~6
_s__
ELECTRIC COIE: NATIONAL ELECTRIC COOE/2011
OPERATIONS MANAGER
F1RE/UFE SAfETY CODE: INTERNATIONAL FIRE CODE/2009 l EMCHEER SEAL:
MECHANICAL iODE: INTERNATIONAL MECHANICAL C0DE/2012
DESIGN WIND SPEED: 115 MPH
RISK CATEGOIY: CONSTRUCTION ENGINEER
EXPOSURE C/IECORY:
CONSTRUCTION MANAGER

REAL ESTATE MANAGER
SPECIAL NOTES:

LESSOR / LICENSOR APPROVAL

PRINTED NAME:______________________________

PLEASE CHECK: □ NO CHANGES □ CHANGES NEEDED (SEE PLANS)
SITE I PRO.eCI INHIRUM10N
CONSTRUCTION REQUIREMENTS:
ALL WORK KUST CONFIRM TO VERIZON WIRELESS CONSTRUCTION M015 POWERSITE
INSTALLATIOt' STANDARDS AND ALL APPUCABLE CODES AND ORDINANCES.
RAWLAND
80FT N OF CU R TIS DR.,
PROJECT SCOPE OF WORK: KNOWWHAT'S BELOW 0 .2 8 M l E O F H W Y Y
ALWAYS CALL 8 1 1
THIS PROJECT CONSISTS OF A 200’ SELF-SUPPORT TOWER WITH
FOUNDATION (REFER TO TOWER DRAWINGS PROVIDED BY TOWER
MANUFACIUKR), SITE WORK. THE INSTALLATION OF NEW LINES AND
I s BEFORE YOU D IO TAN EY COUNTY

ANTENNAS. SEW PREFABRICATED F1BREB0ND EQUIPMENT SKID. NEW It’s fa st It’s free. It's the law.
H-FRAME UUITY CENTER. AND ALL ASSOCIATED WORK.
w ww .cbyd.com TITLE SHEET
AREA MAP

T-1
P A R E N T TRACT (DEED 8 0 0 K 444, PAGE 374) SURVEYOR’
S NOTES
1. This is a Rawlond Tower Survey, mode on the ground under the supervision of o Missouri Registered Land Surveyor. Dote of field survey is
A portion of Government Lott 2, 3. + one 5 of Froctfonoi Section 5, Township 23 North, Rong# 20 Wert of the 5th Principal Meridian, Toney County. Missouri January 27, 2016.
described os follows: 2. The following surveying instruments were used at time of field visit: Nikon N P L -352. Total Stotion, Reflectorless or.d Hiper + Legacy E RTK, GO
Beginning o: o stone mortdng (he Northeost comer o' soid Government Lot 5; thence South 0 degrees 12'44’ Eost olong the East Kne thereof o distance of 1HZ.
655.49 feet !o the USCE Boundary line for 8ut> Spools Loke: thence South 0 degrees OS'48" East along soid boundary a distonce of 961.28 feet: thence North 3. Bearings ore based on Missouri Control State Plane Coordinates NAD 83 byGPS observation.
89 degrets I9'18“ West along said bounsory o distonce of 656.2* feet; thence South 0 degrees 10'04* West along said boundory o distance of 327.58 feet; 4. No underground utilities, underground encroochments or building foundations were measured or located os apart of thissurvey, unlessotherwise
thence Siuth 89 degrees 21’06” Eost oiong soid boundary o distonce of 658.43 feet; thence South 0 degrees 09*02’ Eos; along said boundary o distonce of shown. Trees ond shrubs not located, unless otherwise shown.
S54.6« !«'. to the Southeost comer of soid Government Lot 2; thence North 89 degrees 24*02" West olong the South line thereof o distonce of 1324.46 feet to 5. Benchmark used is o GPS Continuously Operating Reference Station, FID 016012. Onsite benchmark is as shown hereon. Elevations shown ore in
the Soutrwes*. corner thereof; thence North C degrees 02'50“ West a distance ol 450.11 feet; thence South 89 degrees S2'00“ West c (fistonce of B41.15 feet feet ond refer to NAVO 88.
to the Eat boundory line of Twi-Lite Komesites, os per plot recorded in Plot Book 9 ot page 52. OffidoJ Records of Ton*)' County, Missouri; thence Northerly 6. This survey wos conducted for the purpose of o Rawlond Tower Survey only, ond isnot intended to delinects the regulatoryjurisdiction of any
olong soil Eost boundory line the following fifteen (15) courses: 1) North 3 degrees 10'+0“ Eost a distonce of 58.82 feet; thence 2) North 8 degrees 51’00" federal, state, regional or local agency, boord, commission or other similar entity.
East o ditance of 90.95 feet; thence 3) North 8 degrees 25'00" Eost o distonce oi 78 85 feet; thence 4) North 23 degrees 38’0C“ East o distance of 140.56 7. Attention is directed to thefact that this survey may have been reduced or enlarged in size due toreproduction. This should be taken into
feet; there* 5) North 21 degrees 20‘00“ tost o distonce of 100.72 feet: thence 6) North 8 degrees 2 3 W Eost a distonce of 90.50 feet; thence 7) North 3 consideration when obtaining scaled dcta.
degrees >0‘49“ West a distonce of 227.12 feet; thence 8) North 53 degrees 36'30‘ West o cistance of 29.87 feet; thence 9) North 43 degrees 42’00“ Eost a 8. This Survey was conducted with the benefit of an Abstract Title search.
distance if79.76 feet; thence 10) North 43 degrees 40'30“ East a distance of 93.50 feet; thence 11) North 31 degrees 53'00‘ Eost o distance of 96.50feet;
9. Surveyor hereby stotes the Geodetic Coordinates and the elevation shown for the proposed centerline of thetower oreaccurate to within + / — 20
thence 12) North 50 degrees S6'30“ Eost a distonce of 90.50 feet; thence 13) North 79 degrees 08'00' Eost a distance of 92.00 feet: thence 14) North 5!
degrees ‘2'iO’ East a distonce of 134.00 feet; thence 15) North 46 degrees 53'00* West c distance of 200.91 foet to the Eost right of way line of Toney feet horizontally ond to within + / - 3 feet vertically (FAA Accuracy Code 1A).
County Stitc Highwoy *¥*; thence North 57 degrees 39*30“ East along said right of way tine a distance 45.48 feet; thence South 46 degrees 41 ’00" Eost o 10. Survey shown hereon conforms to tho Minimum Requirements os set forth by the State Boord for a Closs “A" Survey.
distance <f 374.83 feet; thence North 56 degrees 23'00" Eost a distonce of 86.55 feet; thence South 41 degrees S0‘30“ East a distance of 319.05 feet; thence 11. Fielddota upon which this map or plot is based hos o closure precision of not less thon one-foot in 15.000 feet (1': 15.000') ond on angular
North 46 degrees 56'00‘ East a distance of 300.00 feet; thence North 42 degrees 30'00“ West a distonce of 269.73 feot; thence North 22 degrees 59'00‘ West error thot does not exceed 10 seconds times the square root of the number of angles turned. Field traverse wos not adjusted.
a distanci of 29.92 feet; thence North 3i degrees 58*30“ West a distonce of 319.15 feet to the Eost right of woy line of Toney County State Highway V ; 12. This survey is not valid without the original signature ond the original seal of o state licensed surveyor and mapper.
thence Ncrth 51 degrees 21'10* Eost olong said right of way line o distonce of 54.30 feet: thence North 48 degrees 29'30' Eost cfong said right of 13.
woy This
lineo survey does not constitute o boundory survey of the Parent Tract. Any porent tract property lines shown hereon are fromsupplied
distonce «f 100.12 feet; thence North 51 degrees 21*10“ Eost olong soid right cf woy line a distonce of 758.00 feet to tr.e beginning of o curve concave tothe information and moy not be field verified.
northwest hoving o radius of 1949.83 feet; thence Northeasterly along soid curve end right of way Kne a distonce of 31.70 feet (through on angle o* 0 degrees 14. Zoning setback requirements ore Front-80'. Side **7'. R e a r-10' with no height restriction per client.
55'54') t< the North line of sold Government Lot 5; thence South 88 degrees 54*00“ Eost oiong said North line o distonce of 574.67 feet to the Point of
Beginning. As per plot recorded ot Plot/SSde H, poge 59, in the records of the Tcney County Recorder's Office. Taney County, Missouri.

1 0 5’ X 110’ LEASE AREA

A lease <roa being a portion of a tract of land os recorded in Deed Book 4<*. Page 374 in the Office of the Recorder of Deeds of Taney County.
Missouri ying in the Government Lot 2 of the Froetionol Section 5. Township 23 North. Range 20 West of said Taney County ond being more
part>cuksry described os follows:

Commence from o 3“ capped pipe found meriting the S£ corner of Government Lot 2 of soid Froctional Section 5; thence N 88*57*52" W o PLOTTABLE EXCEPTIONS
distonce Jf 1305.19 feot from which o 1/2" rebor found morking the S£ corner of Piot 1, Plots 1 -4 of Lot 3 as recorded in Plot Book 14. Poge . Titie S o lutio ns, R eport o f T itle No. 5 4 4 0 7 - M 0 1 6 0 6 --5 0 3 0 , d a te d 6 / 2 6 / 2 0 1 6
10 in soiS Office ond the northerly right-of-wcy line of Curtis Drive bears N 88*57'52" W a distance of 34.35 feet; thence N 02*18‘25” E o
distance >f 7.06 feet to o 5/8“ rebor sot ond the Pointof Beginning; thence N 00*02*51 “ € a distonce of 110.00 feet to o 5/8“ rebor set; S Exception No. Instrument Comment
89*57’09* E o distonce of 105.00 feet to a 5/8" rebor set; thence S 00*02’5 !“ W o distonce of 110.00 feet to c 5/8" rebor set; thence N
8S'57'09‘ W o distonce of 105.00 feet to the Point of Beginning. The bounds of soid described leose area contains 0.27 acres, more or less. © Book 217, Pago 309 Does not affect.

© Book 127, Poge 65 Does not offect.
5 0 ’ fNGIESS/EGRESS & UTILITY EASEMENT
© Book 133. Poge 638 Affects porent trcct; does not
An eascrrent being o portion of a tract of land as recorded in Deed Book 4*4, Poge 374 in the Office of the Recorder of Deeds of Taney County, affect lease 4c easement.
Missouri ifing in the Government Lot 2 of the fractional Section 5, Townsriiip 23 North. Range 20 West of soid Taney County end being more Book 133, Poge 600 Affects porent tract; does not
particular!' described os follows: ©
offect leose ic easement.
Commenct from o 3 ' copped pipe found morking the SE corner of Government Lot 2 of soid Froctional Section 5; tnence N 88*57*52" W o © Book 210, Page 73 Affects occess os shown.
distonce if 1200.24 feet from which c 1/2" rebar found marking the SE corner cf Piot 1, Plots 1—4 of Lot 3 os recorded in Plot Book 14. Page
Inst. No. 2CC7L58278 No description to plot for affects.
10 in soif Office ond the northerly right-of-woy line of Curtis Drive which beors N 88*57*52“ W o distance o! 139.30 feet; thence N 02*18’25‘ E o ©
distonce >f 8.87 feet to o 5/8“ rebor set for the SE corner of the above described 0.23 ocre tract; thence N 89"57’09* W a distance of 42.06 © Book 9. Poge 52 Does not offect.
feet to tto Point of Beginning of on ingress/Egress ond Utility Easement being 50 feet in width ond lying 25 feet on each side of the following
described centerline; thence S 00*04‘03* E o distance ot 8.14 feet, more or less, to the northerly right-of-woy Kne of Curb's Drive ond the Point Book 14. Page 10 Does not affect but shown.
©
of Ending The bounds of soid described easement to odjoin loose area ond right-of-woy of Curtis Drive contiguously, ond contains 0.02 ocres.

FLOOD NOTE
grophic plotting only, the subject
property appears to lie in Zone “X"
of the Flood Insurance Rate Map
Community Panel No. 29213C0187E,
which bears an effective dote of
03/15/2012 and IS NOT ir. a speciol ;
flood hazard area.
Zone X: Areas determined to be
outside the 0.2J5 onnual chance
SURVEYOR’ S CERTIFICATION
floodplain.
I certify that oil ports of this survey and drdwing have been completed In occordonce with the current
requirements of the Standards of Practice for Surveying in the State of Missouri to the best of my knowledge,
information, ond belief.

Kimley>»Hom
655 NORTH FRANKLIN STREET
SUITE ISC
TAMPA. FL 3J«02
PHONE <813) 820-1460
Kenneth Edwin Houk W«W.K1ML£Y-H0RN.C0V
Missouri License No. L
1145 Conteberry Drive
Yukon. Oklohomo 73099
(405) 354-8272 M 015
P O W E R S IT E
FR A C T . S E C . 5. T -2 3 -N , R -2 0 -W
TANEY COUNTY, MISSOURI
 /
verizoir/
10740 NALL AVENUE. SUfTE 4 0 0
OVERLAND PARK, KS 66211
(9 1 3 ) 3 4 4 - 2 8 0 0

<r

Kimley»>Horn
EXISTING LOT UNE (TYP). 655 NORTH FRANKLIN STREET. SUITE 150
REFER TO SURVEY. TAMPA, FL 33602
PHONE (813) 620-1460
WWW.KIMLEY-HORN.COU

EXISTING GOV. LOT LINE -
(TYP). REFER TO SURVEY.

10/21/16 ISSUED FOR L L REVIEW
10/05/16 StBMintO FOR REVIEW

.J

I PKCLKCT WfOSMAUOK:

M015 POWERSITE
RAWLAND
HEDGEPETH LANE 8 0F T N O F CU R TIS DR.,
O VER A LL SITE PLAN 0.28 M l E O F H W Y Y
©- SCALE: 1 " - 3 0 0 '
SCALE BASED ON 11"x17” ONLY
TANEY CO U N TY

THE PROPERTY SHOWN HEREON FALLS GRAPHIC SCALE
CURTIS DRIVE -
WITHIN FLOOD ZONE "X" £ SHOWN ON
150 300 600
OVERALL SITE PLAN
THE FLOOD INSURANCE RATE MAP, PROPOSED VERIZON WIRELESS
COMMUNITY PANEL HUMBER 5 0 ' WIDE ACCESS/UTILTIY
29213C 0167E DAI ED 0 ^ /1 5 /0 2 . NO EASEMENT. REFER TO SURVEY.
FIELD MEASUREMENTS W ttE USED IN
THIS DETERMINATONS. C-1
 PROPOSED CONTOUR LINE
1 x x x -1

EXISTING CONTOUR LINE

PROPOSED SILT FENCE

SPOT ELEVATION
verizon^
10740 NALL AVENUE. SUITE 4 0 0
OVERLAND PARK, KS 66211
(9 1 3 ) 3 4 4 -2 8 0 0

! PLANS PREPARED BY: =

Kimley»>Horn
655 NORTH FRANKLIN STREET, SUITE 150
TAMPA a 33602
PHONE (813) 020— 1460
WWW.KIMLEY-HORN.COM

10/21/16 ISSUED FOR LL. REVIEW
A 10/05/16 SUBMITTED FOR REVIEW

: PROJECT flfORUATlOt a

M 015 POWERSITE
RAW LAND

80FT N O F CU R TIS DR..
0.28 M l E O F HW Y Y
T A N E Y CO UNTY

GRADING PLAN
GRADING PLAN SHUT IJUU8EH: =

C-3
 3 ” # 5 7 STONE (NON-COMPACTED)
(ABOVE FINISH GRADE)
FINISHED ELEVATION PER GRADING
PLAN (SEE NOTE # 3 )
ACCESS EASEMENT (REFER TO SURVEY)
4 ” OF 3 / 4 " CRUSHER RUN
(SEE NOTE #3)

GEOTEXTILE FILTER FABRIC
verizon^
(TYPAR 3401 OR EQUAL)
10740 NALL AVENUE. SUITE 40 0
(SEE NOTE # 5 )
OVERLAND PARK. KS 66211
(9 1 3 ) 3 4 4 - 2 8 0 0

SEE NOTE #1 tc # 2

EXISTING UNDISTURBED SOIL I PLANS PREPARED S'

SLOPE MAX
EXCAVATE TOP 4 " CF SOIL. CLEAR & GRUB 6 " 8EL0W EXCAVATED 4". PROOF ROLL TO DETERMINE
SUITABILITY Sc REPLACE AS REQUIRED W / STRUCTURAL FILL. COMPACT TO 9555 OF MAXIMUM DENSITY, AS
DETERMINED PER ASTM D 1557, TO A MINIMUM DEPTH OF 6 ‘ .

2. DEPTH OF FILL TO BE ADJUSTED AS REQUIRED TO MEET FINAL ELEVATION SHOWN ON GRADING PLAN.
STRUCTURAL FILL SHALL BE GRANULAR FREE-DRAINING MATERIAL FREE OF DE8RIS, ORGANICS, REFUSE AND
OTHERWISE DELETEROUS MATERIALS. MATERIAL SHALL BE PLACED IN LIFTS NO GREATER THAN 12" IN DEPTH
6 “ COMPACTED FILL (SUBGRADE)
Kimley»>Horn
NOTES: 655 NORTH FRANKLIN STREET. SUITE 150
AND COMPACTED TC 95% OF MAXIMUM DENSITY AS DETERMINED PER ASTM D1557. TAMPA. FL 33602
1. COMPACTED FILL (SUBGRADE) SHALL BE COMPACTED 95% OF THE MAXIMUM DRY DENSITY AS DETERMINED BY ASTM D -1 5 5 7 . PHONE (813) 620-1400
INSTALL 4“ OF 3 / 4 1 CRUSHER RUN. COMPACT TO 95% OF MAXIMUM DENSITY AS DETERMINED PER ASTM WWW.KIMLEY-HORN.COM
D 1557. TOP OF CRJSHER RUN CONSIDERED FINISH GRADE AND IS TO BE SLOPED PER GRADING PLAN . PRIOR TO LAYING THE STONE THE ACCESS ROADWAY SHOULD BE CLEARED OF ALL ORGANIC MATTER, STERILIZEDWITH
ENVIRONMENTALLY SAFE WEED KILLER, AND TREATED WITH ENVIRONMENTALLY SAFE HERBICIDE.

3. A MINIMUM TURNING RADIUS OF THE ACCESS ROAD SHALL BE 5 5 DEGREES FOR THE SHELTER DELIVERY.

LAY GEOTEXTILE FABRIC OVER COMPACTED SOIL AND LAP ALL JOINTS A MINIMUM OF 12 INCHES. 4. THE MAXIMUM LONGITUDINAL SLOPE OF THE ACCESS ROAD SHALL NOT EXCEED 10%.

SITE WILL BE GRADE TO ALLOW DRAINAGE AWAY FROM TOWER AND SHELTER. . CONTRACTOR, AT MINIMUM, MUST REMOVE OR TRIM ALL TREES THAT ARE WITHIN 3’ OF THE ACCESS ROAD ON BOTH SIDES.

TYP ICA L ACCESS ROAD SECTION
SCALE: N.T.S.
c 10/28/16 SIGNED ISSUE RCM
B 10/21/16 ISSUED FOR L L REVIEW JPH
A 10/05/16 SUBMITTED FOR REVIEW JPH

NOTES: I OICtHCCR SEAL

1. ALL FENCING MATERIAL MUST BE GALVANIZED.

. ALL POSTS MUST HAVE STEEL CAPS.

. ALL POSTS AND BRACING MUST BE SCH. 40

4. INSTALL FENCING PER ASTM F - 5 6 7

5. INSTALL GATES PER ASTM F - 9 0 0

8. LOCATE FENCE AS SHOWN ON SITE PLAN.
I PROJECT KA-CftMAHCN:i
9. CONTRACTOR TO PROVIDE AND INSTALL "STYMIE
LOCK" ON COMPOUND GATE, WORK WITH CLIENT ON M 015 POWERSITE
LOCK COMBINATION. RAWLAND

8 0F T N OF C U R TIS DR.,
(TYP FOR CORNER AND GATE POST) 0.28 M l E OF HW Y Y
T A N E Y CO U N TY
(TYP FOR FENCE POST) U.N.O.

ROAD, FENCE, AND
COMPOUND SECTION
CHAIN I
C-4
 verizon^
10740 NALL AVENUE. SUITE 400
OVERLAND PARK. KS 66211
(9 1 3 ) 3 4 4 - 2 8 0 0

l PLAJlS PREPARED 8'

Kimley»>Horn
655 NORTH FRANKUN STREET, SUITE 150
TAMPA, FL 33602
PHONE (813) 620-1480
WWW.KIMLEY-HORN.COM

SIGNED ISSUE
B 10/21/16 ISSUED FOR L L REVIEW
A 10/05/16 SUBMITTED FOR REVIEW

=s ENGINEER SEAL; =

i PROXCT WTORUATtOM; a

M 015 POWERSITE
RAWLAND

SOFT N O F C U R TIS DR..
0.28 M l E O F HW Y Y
T A N E Y COUNTY

TOWER ELEVATION
AND DETAILS
sheet inir'ft — —

S-1
 STRUCTURES O ctober 28, 2016

Verizon Wireless

Attn: Derrick Carter

SUBJECT: Valmont File #: Not Available
Model: 190’ Self Supporting Tower
Site Name: M O 15 Powersite

Thank you for your inquiry concerning tower design codes and practices as they relate to your requested tower designs.

Valmont Structures has been designing and building guyed and self-supporting towers and monopoies since the early
1950's. During this time, we have sold thousands o f towers ranging in height from as little as 50' high to in excess o f
1400'. These towers were individually engineered to accommodate the loading requirem ents imparted by the design
wind speed, ice considerations, antenna loading, and other factors dictated by the national code requirements existing at
the time the tower was built.

The ANSI/TIA-222-G Standard represents the latest refinement o f specific minimum requirem ents for tower engineers
and manufacturers to follow to help assure that the tower structure and its foundations are designed to meet the most
realistic conditions for local weather while assuring that the tower is designed to stringent factors o f safety. For this site,
tower wind speed, ice conditions, structure class, topographical category, exposure criteria, and crest height are to be
determined.

We are aware o f few docum ented instances o f a self supporting tower or monopole failure. S elf supporting towers and
monopoles can be designed such that the most common mode o f failure is in the upper middle region o f the tower, with
the upper portion o f the tower remaining connected and "bending and bowing over" against the base o f the tower or
pole, The fact that the wind is normally greater on the upper portion o f the structure contributes to the likelihood o f this
type o f failure. Thus, if a failure condition is reached, it should be reached in the upper middle region o f the tower first.
This tow er will be designed with a theoretical failure point resulting in a buckling o f the tow er legs or angle bracing at
or above the tower midpoint with the top sections o f the tower folding over on to the intact base sections, This would
then affect a “zero fall zone” at ground level.

Including myself, our site has three licensed Professional Engineers covering a total o f 48 states. Valmont Structures is
an A1SC approved shop. All Valmont Structures welders are AWS and CWB qualified. Our total design, engineer and
build process has been quality audited by our customers including public utilities, telephone companies, government
agencies, and o f course AISC.

We trust the above and the attached will be helpful to you. If you should need anything else, please let us know at your
convenience.

Sincerely,

* WILLIAM
RICHARD HHIDEN Ills
William R. Heiden III
Manager o f Engineering
Ext. #5243

Communications Division, Valrrtonf Industries, Inc.
▲ PSIIDD 1545 Pidco Drive Plymouth, Indiana 46563-4005 USA
IW m ic r o f l e c t 574-936-4221 Fax 574-936-6796 V Avw .volm ont.com
MO-15 Powersite Telecommunications Tower Permit#: 16-28

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W ater Q uality
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 nvironm ental P olicies
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 of stormwater run-off -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 4 0 0
could impact, no abatem ent or unknown impact -2

C ritica l Areas
PRESERVATION OF CRITICAL AREAS n/a=
no adverse impact to any designated critical area 2
one of the designated critical areas impacted but can be fully mitigated 1
more than one of the designated critical areas impacted but can be fully mitigated 0 3 2 6

one or more of the designated critical areas impacted and mitigation not fully effective -1
one or more of the designated critical areas impacted with no ability to mitigate problem -2

Land Use C 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 of 5
MO-15 Powersite Telecommunications Tower Permit#: 16-28

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:
Eastern Taney County

Factor

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=
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 0 0
partially blocked from view -1
exposed / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a= X

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

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2
Local E conom ic D evelopm ent
AGRICULTURAL LANDS n/a=
no conversion of 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 development 0
potential impact but can be mitigated -1 2
potential impact on existing industrial uses with no mitigation -2

Page 2 of 5
MO-15 Powersite Telecommunications Tower Permit#: 16-28

Section Score
Performance

Importance
Division 111 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

Site Planning, Design, O ccupancy
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 om m ercial D evelopm ent
DEVELOPMENT PATTERN / BUFFERING n/a= X

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

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

Services - C apacity and A ccess
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy of utilities -2

TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2

EMERGENCY SERVICES n/a= 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 3
structure size and/or access could be problematic or non-serviceable -2

Page 3 of 5
MO-15 Powersite Telecommunications Tower Permit#: 16-28

Section Score
Performance

Importance
Division 111 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
-10
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
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=
all utilities are provided underground up to each building / structure 2
all utilities traverse developm ent underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 0 0
utilities above ground and not within specific easements -1
no specific management of utilities -2

Page 4 of 5
MO-15 Powersite Telecommunications Tower Permit#: 16-28

Section Score
Performance

Importance
Division iil Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
O pen-Space D ensity
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 olid W aste D isposal
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= -12
Maximum Possible Score= 33
Actual Score as Percent o f Maximum= -36.4%
Number o f Negative Scores= 3
Negative Scores as % o f Total Score= 8.6%

Scoring Performed by: Date:

Bob Atchley & Bonita Kissee-Soutee December 1, 2016

Page 5 of 5
Project: MO-15 Powersite Telecommunications Tower
Permit#: 16-28
Policies Receiving a Negative Score
Importance right-of-way / roads
Factor 5:
Importance use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchtey & Bonita Kissee-Soutee
Date: December 1, 2016
Eastern District Relative Policies: Division III Permit

Project: MO-15 Powersite Telecommunications T ow iterm it: 16-28
Max. As 0/
/o Total Negative Scores
Possible Scored
|Scoring 33 -12 -36.4% 3 27.3%

Max. As Negative Scores
Possible Scored Number of Percent
Im portance Factor 5 5 -10 1 100.0%
sewage disposal
right-of-way / roads 5 -10
em ergency w ater supply

waste disposal service
waste disposal com m itm ent

Im portance Factor 4 16 -8 2 40.0%
storm water drainage
air quality 0 0
off-site nuisances 8 0
use com patibility 0 -4
diversification
developm ent buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 0

Im portance Factor 3 12 6
preservation of critical areas 6 6
screening of rooftop equip
screening / waste containers
screening of outdoor equip 6 0
industrial landscape buffers
right to farm 0 0
m ixed-use developm ents
em ergency services
water system s

Im portance Factor 2
residential landscape buffers
right to operate

residential privacy
traffic 0 0
pedestrian safety
usable open space

Im portance Factor 1
agricultural lands 0 0
bicycle circulation

Scoring by: Bob Atchley & Bonita Kissee-Soutee
Date: D ece m b e r 1, 2010
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MO-15 Powersite Telecommunications Tower
300 Block Curtis Drive, Forsyth, MO
Division III Permit Case # 2016-0028
Pictometry - View from the North

MO-15 Powersite
Telecommunications
Tower
300 Block Curtis
Drive, Forsyth, MO
Division III Permit
Case #2016-0028
Pictometry - View
from the South

6
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MO-15 Powersite Telecommunications Tower
300 Block Curtis Drive, Forsyth, MO
Division III Permit Case # 2016-0028
Pictometry - View from the East

MO-15 Powersite Telecommunications Tower
300 Block Curtis Drive, Forsyth, MO
Division III Permit Case # 2016-0028
Pictometry - View from the West

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