P&Z Staff Report for Tri-Sons Storage

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

TANEY COUNTY PLANNING COMMISSION
DIVISION III STAFF REPORT
TRI-SONS STORAGE/HWY. 76 SITE
DECEMBER 8, 2008
#08-65

Public Hearing for Tri-Sons Storage Hwy. 76 Site located at 10772 East St. Hwy. 76 in the Swan
Township, Sec. 3 Twp. 23 Rng. 20.

The applicant, Steve Creedon requests approval to open a truck and trailer rental service at an
existing self storage business.

History: Approved for Concept November 17, 2008.

General Description: The subject property contains 3.72 acres and is located at the corner of East
St. Hwy. 76 and Cornerstone Lane. The adjoining properties to the request consist of
commercial, mUlti-family, multi use, and residential.

Review: The proposed site will consist of the existing storage units, with the addition of trucks
and trailers onsite for rental purposes. No additional structures, water or sewer will be needed.
The project received a +14 score on the policy checklist. The negative issues are waste disposal,
screening and traffic.

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. Delineation of the 100 year floodplain (Taney County Floodplain Management
Ordinance 60.3b sec. A).
b. Foliage screening or fencing for commercial area that adjoins residential tracts
(Appendix C)
c. Improvements with scale of onsite parking and utilities (Table 6).

2. Compliance letters from MoDot, if applicable.

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

4. This decision is subject to all existing easements.

5. Certificate of Conformance will be issued before opening for business (Chapter 3 sec. I
Item B).

6. 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 n/a- x
centralized system 2
on-site treatment 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 water pollution -2
Environmental Policies
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
lAIR QUALITY n1a=
cannot cause impact 0
could impact but appropriate abatement installed -1 4 0 0
could impact, no abatement or unknown impact -2
Critical 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 Compatibilitv
OFF-SITE NUISANCES n1a=
no issues 2
minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 2 8
buffered and minimally mitigated -1
cannot be mitigated -2
USE COMPATIBILITY n/a=
no conflicts I isolated property 0
transparent change I change not readily noticeable -1 4 0 0
impact readily apparent lout of place -2

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STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS nJa- x
no rooftop equipment I vents or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed I not blocked from view -2
STRUCTURAL SCREENING OF SOUD WASTE CONTAINERS n/a=
no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3 -1 -3
exposed I not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STDRAGE, ETC. nJa-
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 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
LANDSCAPED BUFFERS - INDUSTRIAL n/a-
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
IAGRICULTURAL LANDS nJa-
no conversion of Class I-IV agricuftural land to other use(s) 0
1 0 0
development requires reclassification of Class I-IV agricultural land to other use(s) -2
RIGHT TO FARM nJa-
does not limit existing agricuftural 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 agricultural land -2
RIGHT TO OPERATE n/a=
no viable impact on existing industrial uses by residential development 0
potential impact but can be m~igated -1 2 0 0
potential impact on eXisting industrial uses with no mitigation -2

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DIVERSIFICATION nJa-
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 PlanninQ. DesiQn Occupancy
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 0 0
privacy provided by open space -1
no aoceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS nJa- 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
Commercial Development
DEVELOPMENT PATIERN / BUFFERING n/a-
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 1 4
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Caoacitv and Access
UTILITIES nJa- x
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utililies -1 4
inadequate information to determine adequacy of utilities -2
RAFFIC nJa-
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road aocesses -1 2 -1 -2
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES nJa-
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 0 0
structure size and/or access could be problematic or non-serviceable -2

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RIGHT-Of-WAY Of EXISTING ROADS n/a=
greater than 50 ft. right-ol-way 1
50 ft. right-ol-way 0
5 1 5
40 ft. right-ol-way -1
less than 40 ft. right-ol-way -2
Internal Improvements
WATER SYSTEMS n/a- x
central water system meeting DNR requirements lor capacity. storage, design, etc. 2
community weill water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3
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 0 0
no fire hydrant system -2
PEDESTRIAN CIRCULATION n/a= x
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
no pedestrian walkways. but green space provided lor pedestrian use -1
no designated pedestrian walkway areas -2
PEDESTRIAN SAFETY n/a- x
separation 01 pedestrian walkways Irom 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 nla- x
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
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 Irom easement 1
utilities above ground but lover designated easements 0 4 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2

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Open-Space Densitv
USABLE OPEN SPACE nJa= x
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 limijed and not provided as open space 0 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
Solid Waste Disposal
SOLID WASTE DISPOSAL SERVICE AVAILABILITY nJa=
weekly service is available and documentation of availabilijy provided 0
weekly service reportedly available but not documented -1 5 -2 -10
centralized, on-sije trash collection receptacles available -2
SOLID WASTE DISPOSAL SERVICE COMMITMENT nJa- 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- 14
Maximum Possible Score: 57
Actual Score as Percent of Maximum= 24.6%
Number of Negative Scores= 4
Negative Scores as % of Total Score= 11.4%

Scoring Performed by: Date:

Jonathan Coxie / Bonita Kissee November 18, 2008

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Eastern District Relative Policies: Division III Permit

Project: Tri-Sons Shoals Bend Permit: 08-65
Max. As
% Total Negative Scores
Possible Scored
IScoring 57 14 24.6% 4 I 20.0%

Max. ", As ~f@itio.eSCOi'eS '",,'J
Possible Scored Number of Percent
Importance Factor 5 5 -5 1 33.3%
sewage disposal
right-of-way I roads 5 5
emergency water supply 0 0
waste disposal service 0 ·10
waste disposal commitment
Importance Factor 4 32 24
stonnwater drainage
air quality 0 0
off-site nuisances 8 8
use compatibility 0 0
diversification 8 4
development buffering 8 4
utilities
pedestrian circulation
underground utilities 8 8
Importance Factor 3 12 -3 2 33.3%
preservation of critical areas 6 6
screening of rooftop equip
screening I waste containers 0 ·3
screening of outdoor equip 6 -6
industrial landscape buffers 0 0
right to tann 0 0
mixed-use developments
emergency services 0 0
water systems
Importance Factor 2 8 -2 1 25.0%
residential landscape buffers 4 0
right to operate 0 0
residential privacy 4 0
traffic 0 ·2
pedestrian safety
usable open space
Importance Factor 1
agricultural lands 0 0
bicycle circulation

Scoring by: Jonathan Coxie / Bonita Kissee
Date: November 18, 2008
 Project: Tri-Sons Shoals Bend
Permit#: 08-65
Policies Receiving a Negative Score
Importance waste disposal service
Factor 5:
Importance none
Factor 4:
Importance screening I waste containers screening of outdoor equip
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
Sconng by: Jonathan Coxle / BoMa Kissee
Date: November 18, 2008

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