P&Z Staff Report for Tri-Sons Storage 2

TANEY COUNTY PLANNING COMMISSION
P. O. Box 383 • Forsyth, Missouri 65653
Pho,,,: 417546-7225/7226 • Fax: 417546-6861
website: lvww.taneycOte1Ity.org

TANEY COUNTY PLANNING COMMISSION
DIVISION III STAFF REPORT
TRI-SONS STORAGE/GUILUAN ROAD
DECEMBER 8, 2008
#08-67

Public Hearing for Tri-Sons Storage Guillian Road in the Scott Township, Sec. 35 Twp. 23 Rng.
21.

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

Historv: Approved for Concept November 17, 2008.

General Description: The subject property contains 1.95 acres and is located at T-Hwy. to Guillian
Road. The adjoining properties to the request consist of residential, agricultural, and commercial.

Review: The proposed site will consist of 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 -16 score on the policy checklist. Negatives include roads, emergency water,
waste disposal/screening/outdoor equipment storage.

Summarv: 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
SOIL LIMITATIONS nJa- x
no known limitations 0
potential limitations but mitigation acceptable -1 3
mitigation inadequate -2
SLOPES n/a- x
NOTE: if residential, mark "x" in box ..... I
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a= x
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY nJa- x
cannot cause impact 0
could impact but appropriate abatement installed -1 2
could impact, no abatement or unknown impact -2
Land Use Compatibilitv
OFF-SITE NUISANCES nJa-
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 0 0
cannot be mitigated -2
Comoatibilitv Factors
USE COMPATIBILITY nJa=
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 nla= -1
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1
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 nla- 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 nla-
no on-site waste containers 2
blocked from view by structure design 1
blocked from view using screening 0 3 -1 -3
partially blocked from view -1
exposed I not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. nla=
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 nla- x
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
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

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DEVELOPMENT BUFFERING nla-
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 0 0
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
RAFFIC nla-
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 andlor access can be serviced by emergency equipment 0
structure size and/or access may impede but not hinder serviceability -1 5
structure size andlor access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS n/a-
greater than 50 fl. right-of-way 1
50 fl. right-of-way 0
5 -1 -5
40 fl. right-of-way -1
less than 40 fl. right-of-way -2
InternallmDrovements
r,vATER SYSTEM SERVICE nla- x
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
private wells not meeting any established standards -1
individual I private wells -2
EMERGENCY WATER SUPPLY nla-
fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limlled coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE 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 for pedestrian use -1
no designated pedestrian walkway areas -2

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PEDESTRIAN SAFETY nfa- 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 nfa- 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 nla;
all util~ies 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 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2
Ooen-Soace Densitv
USABLE OPEN SPACE n/a- 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 lim~ed 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 Disoosal
SOLID WASTE DISPOSAL SERVICE AVAILABILITY nla;
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 nla- 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; -16
Maximum Possible Score= 51
Actual Score as Percent of Maximum= -31.4%
Number of Negative Scores= 6
Negative Scores as % of All Applicable Scores= 35.3%

Scoring Performed by: Date:

Jonathan Coxie / Bonita Kissee November 18, 2008

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 Project: Tti-Sons Guillian Permit: 08-67
Max. Possible
As
% • Total Negative Scores
Scored
IScoring 51 -16 -31.4% 6 I 40.0%

Max. f,'>~N~SCOres. _
AS ";
Possible Scoreg Number of Percent
Importance Factor 5 15 -15 3 60.0%
sewage disposal
off-site nuisances 0 0
diversification 10 5
emergency services
right-of-way/roads 5 -5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Importance Factor 4 8 8
slopes
use compatibility 0 0
pedestrian circulation
underground utilities 8 8
Importance Factor 3 24 -9 3 50.0%
soil limitations
building bulk/scale
waste containers screening 6 -3
outdoor equip storage 6 -Q

industrial buffer I screening 0 -Q

right to farm
right to operate 0 0
mixed-use developments
development patterns 6 6
development buffering 6 0
water system service
Importance Factor 2
wildlife habitat and fisheries
air quality
building materials
residential buffer I screening
residential privacy 4 0
traffic 0 0
pedestrian safety
usable open space
Importance Factor 1
lot coverage
rooftop vents I equipment
bicycle circulation

Scoring by: Jonathan Coxie / Bonita Kissee
Date: November 18. 2008

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Project: Tti-Sons Guillian
Permit#: 08-67
Policies Receiving a Negative Score
Importance right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance none
Factor 4:
Importance waste containers screening outdoor equip storage industrial buffer I screening
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Sconng by: Jonathan Coxle / Bonita KIssee
Date: November 18, 2008