P&Z Staff Report for AllTel Communications, Point Lookout Tower Site

TANEY COUNTY PLANNING COMMISSION
P. O. Box 383 • Forsyth, Missouri 65653
Phone: 417546-7225/7226 • Fax: 417 546-6861
website: lVlVw.taneyc01mt)'.org

TANEY COUNTY PLANNING COMMISSION
DIVISION III STAFF REPORT
ALL TEL COMMUNICA TrONS, POINT LOOKOUT TOWER SITE
OCTOBER 14, 2008
#08-56

Public Hearing for Alltel Communications Point Lookout Tower Site located at Fall Creek Road in
the Branson Township, Sec. 12 Twp. 22 Rng. 22_

The applicant, Luther Harkins requests approval to allow Alltel Communications to place a
telecommunications tower on his property.

Historv: Approved for Concept September 18, 2008.

General Description: The subject property contains S acres and is located off Fall Creek Road.
The adjoining properties to the request consist of residential, commercial and undeveloped.

Review: The proposed site will consist of a 135 ft. self support tower and equipment shelter. No
sewer or water will be needed.

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. Sediment and erosion control (Appendix B sec.VI Item 2)
b. Stormwater management (Appendix B Item 3)
c. Land grading permit (Appendix B)
d. Delineation of the 100 year floodplain (Taney County Floodplain Management
Ordinance 60.3b Sec. A)
e. Utility easements and bUilding line setbacks (Table 12)
f. Foliage screening or fencing for commercial area that adjoins residential tracts
(Appendix C)
g. Improvements with scale of bUildings, streets, onsite parking an utilities (Table
6)

2. Compliance letters from the Fire District and FAA. (Chapter VI-VII).

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

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

5. The 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).
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Water Qualitv
SEWAGE DISPOSAL
centralized system 2
on-site treatment system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 2 10
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environmental Policies
SOIL LIMITATIONS
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES
NOTE: ifresidential, mark "x" in box .....
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
fd,IR QUALITY
cannot cause impact 0
could impact but appropriate abatement installed -1 2 0 0
could impact, no abatement or unknown impact -2
Land Use Compatibilitv
OFF-SITE NUISANCES
no issues or nuisance(s) can be fUlly mitigated 0
buffered and minimally mitigated -1 5 -1 -5
cannot be mitigated -2
ComDatibilitv Factors
USE COMPATIBILITY
no conflicts I isolated property 0
transparent change I change not readily noticeable -1 4 -1 -4
impact readily apparent lout of place -2

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LOT COVERAGE
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 0 0
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE
bulk I scale less than or equivalent to surrounding areas 0
bulk I scale differs from surrounding areas but not obtrusive -1 3 -2 -6
bulk I scale significantly different from surrounding areas I obtrusive -2
BUILDING MATERIALS
proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2 -2 -4
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS
no rooftop equipment or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1 2 2
partially blocked from view -1
exposed I not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS
no on-site waste containers 2
blocked from view by structure design 1
blocked from view using screening 0 3 2 6
partially blocked from view -1
exposed I not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC.
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 2 6
partially blocked from view -1
exposed I not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL
approved landscaped buffer between homes and all streets I roads I highways 2
approved landscaped buffer from major roads I highways only 1
minimal landscaped buffer, but compensates with expanse of land 0 2 0 0
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

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LANDSCAPED BUFFERS - INDUSTRIAL
approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3 0 0
no landscaped buffer from public roads -2
Local Economic Development
RIGHT TO FARM
does not limit existing agricultural uses I does not cause nuisance, predation 0
does not limit existing agricuftural uses, but may result in minor nuisance -1 3 0 0
potential impact(s) on existing agricuijuralland -2
RIGHT TO OPERATE
no viable impact on existing industrial uses by residential development a
potential impact but can be mitigated -1 3 0 0
potential impact on existing industrial uses with no mrtigation -2
DIVERSIFICATION
creates >;5 fUll-time, year-round jobs outside of recreation I resort sector 2
creates full-time, year-round and seasonal jobs 1 5 0 0
creates seasonal jobs only 0
Site Planning, Design. Occupancv
RESIDENTIAL PRIVACY
privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2 0 0
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS
uses I functions are compatible or not applicable 2
uses I functions are integrated and separated based on compatibility 1
uses I functions differ minimally and are not readily apparent 0 3 2 6
uses I functions poorly integrated or separated -1
uses I functions mixed without regard to compatiblity factors -2
Commercial DeveloDment
DEVELOPMENT PATTERNS
clustered development I sharing of parking, signs, ingress. egress, or not applicable 2
some clustering and sharing patterns wrth good separation of facilities 1
some clustering and sharing patterns with minimal separation of facilities 0 3 0 0
clustered development with no appreciable sharing of facilities -1
unclustered development with no sharing or ability to share facilities -2

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DEVELOPMENT BUFFERING
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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 a 3 a 0
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
RAFFIC
no impact or insignificant impact on current traffic flows a
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
structure size andlor access can be serviced by emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 5 0 0
structure size andlor access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
5 -1 -5
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Improvements
!WATER SYSTEM SERVICE
central water system meeting DNR requirements for capacity, storage, design, etc. 2
community weill water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 1 3
private wells not meeting any established standards -1
individual I private wells -2
EMERGENCY WATER SUPPLY
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 INFRASTRUCTURE
paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughou1 development I maybe shared with bicycles 1
designated walkways provided but unpaved 0 4 0 0
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

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PEDESTRIAN SAFETY
separation of pedestrian walkways from roadways by landscape or structural buffer 2
separation of pedestrian walkways from roadways by open land buffer 1 2 0 0
pedestrian walkways abut roadways with no buffering I protection 0
BICYCLE CIRCULATION
dedicated I separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways bu1 separated by markings I signs 1 1 0 0
no designated bike-ways 0
UNDERGROUND UTILITIES
all u1i1ities are provided underground up to each building I structure 2
all u1ilities traverse development underground but may be above ground from easement 1
utilities above ground but lover designated easements 0 4 1 4
utilities above ground and not within specific easements -1
no specific management of utilities -2
Ooen-Soace Densitv
USABLE OPEN SPACE
residential developments (>25 units) include more than 25% open recreational space 2
residential developments (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, bu1 highly limited and not provided as open space 0 2 0 0
no designated recreational space provided, but open space available -1
no open recreational space provided -2
Solid Waste Disoosal
SOLID WASTE DISPOSAL SERVICE AVAILABILITY
weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5 0 0
centralized, on-site trash collection receptacles available -2
SOLID WASTE DISPOSAL SERVICE COMMITMENT
restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirement documented in covenants -1 5 0 0
not applicable I no piCk-up service provided -2
Tolal WeIghted Score= 3
Maximum Possible Score= 93
Actual Score as Percent of Maximum= 3.2%
Number of Negative Scores= 6
Negative Scores as % of Tolal Score= 17.1%

Scoring Performed by: Date:

JONA THAN COXIE October 8, 2008

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Western District Relative Policies: Division III Permit
Project: ALLTEL POINT LOOKOUT TOWER Permit: 08-56
Max. As
Possible Scored
IScoring 93 3 ITotal Negative Scores ~ 6.5%

Max. AsiJ~
Possible Scored Number of Percent
Importance Factor 5 21 -10 3 37.5%
sewage disposal 10 10
off-site nuisances 0 -5
diversification 10 0
emergency services 0 0
right--of-way I roads 1 -5
emergency water supply 0 -10
waste disposal service 0 0
waste disposal commitment 0 0
Importance Factor 4 16 1 25.0%
slopes 0 0
use compatibility 0 -4
pedestrian circulation 8 0
underground utilities 8 4
Importance Factor 3 36 15 1 9.1%
soil limitations 0 0
building bulk I scale 0 -6
waste containers screening 6 6
outdoor equip storage 6 6
industrial buffer I screening 0 0
rightto farm 0 0
right to operate 0 0
mixed·use developments 6 6
development patterns 6 0
development buffering 6 0
water system service 6 3
Importance Factor 2 16 -4 1 12.5%
wildlife habitat and fisheries 0 0
air quality 0 0
building materials 0 -4
residential buffer I screening 4 0
residential privacy 4 0
traffic 0 0
pedestrian safety 4 0
usable open space 4 0
Importance Factor 1 4 2 I
Jot coverage 0 0
rooftop vents I equipment 2 2
bicycle circulation 2 0
Scoring by: JONA THAN COXIE
Date: October 8, 2008