P&Z Staff Report for Hill Haven Estates and Parking Lot

TANEY COUNTY PLANNING COMMISSION
P.O. Box 383 • Forsyth, Missouri 65653
Phone: 417546-7225/7226 • Fax: 417 546-6861
website: IVJVlv.taneycotmty.org
TANEY COUNTY PLANNING COMMISSION
DIVISION III STAFF REPORT
HILL HA VEN ESTATES AND PARKING LOT
DECEMBER 8, 2008
#08-51

Public Hearing for Hill Haven Estates Dock Owners Association Easement in the Oliver Township, sec. 35
Twp. 22 Rng. 22.

The appiicant, Eric Token to replat three lots for residential use and one substandard lot for boat dock
parking.

Historv; Approved for 3 variances by the Board of Adjustment November 19, 2008.
1. Substandard lot for parking area
2. 30' road easement
3. Road grade in excess of 15%
The Board of Adjustment also requested a fence protecting the area around the top of the parking
area.

General Description: The subject property contains approximately 6+ acres. The adjoining properties to the
request consist of residential, and multi-use.

Review; The proposed site will consist of three lots approximately 2.4 to 2.7 acres in size for the purpose of
parking to the boat dock which services three existing residences. The property is serviced by individual
septic and well. The project received a -49 score on the policy checklist, due to roads, emergency services,
pedestrian, circulation, slopes and emergency water.

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 indude
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 and utilities (Table 6)

2. Compliance letters from the Fire, sewer, and Water Districts, Health Department, and MoDot,
if applicable.

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

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. This Decision of Record shall be filed with the Taney County Recorder's Office within 120 days
or the approval shall expire (Chapter II Item 6).
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Water Qualitv
SEWAGE DISPOSAL n/a-
centralized system 2
on-site treatment system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 0 0
proposed system may not provide adequale capacity -1
proposed solution may cause surface andlor ground water pollution -2
Environmental Policies
SOIL LIMITATIONS nla-
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES nla-
NOTE: if residential, mark "x" in box ..... I
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 -2 -8
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES nla=
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 haMat or fisheries -2
AIR QUALITY nla-
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 n/a-
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 0 0
cannot be mitigated -2
Comnatibilitv Factors
USE COMPATIBILITY nla=
no conflicts I isolated property 0
transparent change I change not readily noticeable -1 4 0 0
impact readily apparent I out of place -2

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LOT COVERAGE n/a= -1
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 0 0
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE n/a= x
bulk I scale less than or equivalent to surrounding areas 0
bulk I scale differs from surrounding areas but not obtrusive -1 3
bulk I scale significantly different from surrounding areas I obtrusive -2
BUILDING MATERIALS n/a= x
proposed materials equivalent to eXisting surrounding structures 0
proposed materials similar and should blend with existing structures -1 2
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a- x
no rooftop equipment or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1
partially blocked from view -1
exposed I not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n/a=
no on-site waste containers 2
blocked from view by structure design 1
blocked from view using screening 0 3 0 0
partially blocked from view -1
exposed I 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 I not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a=
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 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 Economic Develooment
RIGHT TO FARM n/a=
does not limit existing agricultural uses I 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 agricu~ural land -2
RIGHT TO OPERATE n/a=
no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 3 0 0
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION n/a= x
creates >=5 fUll-time, year-round jobs outside of recreation I resort sector 2
creates full-time, year-round and seasonal jobs 1 5
creates seasonal jobs only 0
Site Plannino. Desion Occuoancv
RESIDENTIAL PRIVACY n/a-
privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2 -1 -2
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a=
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 1 3
uses I functions poorly integrated or separated -1
uses I functions mixed without regard to compatiblity factors -2
Commercial Develooment
DEVELOPMENT PATTERNS n/a- x
clustered development I sharing of parking, signs, ingress, egress, or not applicable 2
some clustering and sharing patterns with good separation of facilities 1
some clustering and sharing patterns with minimal separation of facilities 0 3
clustered development with no appreciable sharing of facilities -1
unclustered development with no sharing or ability to share facilities -2

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DEVELOPMENT BUFFERING n/a- x
approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse of land 1
minimal landscaped buffering 0 3
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
RAFFIC n/a-
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 -1 -2
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n1a=
structure size and/or access can be serviced by emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 5 -2 -10
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
5 -2 -10
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Improvements
WATER SYSTEM SERVICE n/a-
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 0 0
private wells not meeting any established standards -1
individual I private wells -2
EMERGENCY WATER SUPPLY n/a=
fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE n/a=
paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout development I maybe shared with bicycles 1
designated walkways provided but unpaved 0 4 -2 -8
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

Page 4 of 5

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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 I protection 0
BICYCLE CIRCULATION n/a-
dedicated I separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings I signs 1 1 0 0
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building I structure 2
all utilities 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
ODen-SDaCe Densitv
USABLE OPEN SPACE n/a=
residential developments (>25 units) include more than 25% open recreational space 2
residential developments (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2 -2 -4
no designated recreational space provided, but open space available -1
no open recreational space proVided -2
Solid Waste DisDosal
SOLID WASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5
centralized, on-site trash collection receptacles available -2
SOLID WASTE DISPOSAL SERVICE COMMITMENT n/a- x
restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirement documented in covenants -1 5
not applicable I no pick-Up service provided -2
Total Weighted Score= -52
Maximum Possible Score= 63
Actual Score as Percent of Maximum= -82.5%
Number of Negative Scores= 9
Negative Scores as % of All Applicable Scores= 37.5%

Scoring Performed by: Date:
Jonathan Coxie November 24, 2008

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 Project: Hill Haven Subdivision and Parking Lot Permit:

I~~~ Total Negative Scores
Max. Possible
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Scored
IScoring 63 -52 -82.5% 9 37.5%

Max. li,~~~tive$COies~l
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Possible Sco~ed Number of Percent
Importance Factor 5 15 -35 4 66.7%
sewage disposal 10 0
off-site nuisances 0 0
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diversification
emergency services 0 -10
right-of-way/roads 5 -10
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Importance Factor 4 16 -12 2 50.0%
slopes 0 -8
use compatibility 0 0
pedestrian circulation 8 -8
underground utilities 8 4
Importance Factor 3 18 3
soil limitations 0 0
building bulk/scale
waste containers screening 6 0
outdoor equip storage
industrial buffer I screening
right to farm 0 0
right to operate 0 0
mixed-use developments 6 3
development patterns
development buffering
water system selVice 6 0
Importance Factor 2 12 -8 3 I 50.0%
wildlife habitat and fisheries 0 0
air quality 0 0
building materials
residential buffer I screening 4 0
residential privacy 4 -2
traffic 0 -2
pedestrian safety
usable open space 4 -4
Importance Factor 1 r
lot coverage 0 0
rooftop vents I equipment
bicycle circulation 2 0

Scoring by: Jonathan Coxie
Date: November 24, 2008
Project: Hill Haven Subdivision and Parking Lot
Permit#:
Policies Receiving a Negative Score
Importance emergency services right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance slopes pedestrian circulation
Factor 4:
Importance none
Factor 3:
Importance residential privacy traffic usable open space
Factor 2:
Importance none
Factor 1:
Scoring by: Jonathan Coxie
Date: November 24, 2008