P&Z Staff Report for Tri-Sons Storage 3

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

TANEY COUNTY PLANNING COMMISSION
DIVISION III STAFF REPORT
TRI-SONS STORAGE/WALKINGTON LANE SITE
DECEMBER 8, 2008
#08-66

Public Hearing for Tri-Sons Storage Walkington Lane Site in the Scott Township, Sec. 34 Twp. 23
Rng.21.

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 3.09 acres and is located at 658 Walkington
Lane. 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 0 score on the policy checklist. This is due largely to roads, traffic, waste
disposal 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
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 Confomnance will be issued before opening for business (Chapter 3 see. 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).
Tri-Sons Walkington Permit#: 08-66
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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 n/a- 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..
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-
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
AIR QUALITY n/a-
cannot cause impact 0
could impact but appropriate abatement installed -1 2 0 0
could impact, no abatement or unknown impact -2
Land Use ComDatibilitv
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
ComDatibilitv Factors
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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LOT COVERAGE n/a- -1
lot coverage compatible with surrounding areas o
lot coverage exceeds surrounding areas by less than 50% -1 1 o o
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE n1a- x
bulk / scale less than or equivalent to surrounding areas o
bulk / scale differs from surrounding areas but not obtrusive -1 3
bulk / scale significantly different from surrounding areas / obtrusive -2
BUILDING MATERIALS n/a- x
proposed materials equivalent to existing surrounding structures o
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 n1a= x
no rooftop equipment or vents 2
blocked from view by structure design 1
blocked from view using screening o
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n1a-
no on-site waste containers 2
blocked from view by structure design 1
blocked from view using screening o 3 o o
partially blocked from view -1
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 o 3 o o
partially blocked from view -1
exposed / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a-
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 o 2 2 4
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-
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 Develooment
RIGHT TO FARM n/a- x
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
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 mitigated -1 3 0 0
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION n/a-
creates >=5 full-time, year-round jobs outside of recreation I resort sector 2
creates full-time, year-round and seasonal jobs 1 5 1 5
creates seasonal jobs only 0
Site Plannina. Desian 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= x
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
uses I functions poorly integrated or separated -1
uses I functions mixed without regard to compatiblity factors -2
Commercial Develooment
DEVELOPMENT PATTERNS n/a-
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 2 6
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 n1a-
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approved and effectively designed landscaped buffers between structures and all roads 2
minimal iandscaped buffering, but compensates with expanse of land 1
minimal landscaped buffering 0 3 2 6
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 -1 -2
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES nla-
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 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-WAY OF EXISTING ROADS nla-
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
InternallmDrovements
WATER SYSTEM SERVICE n1a- x
central water system meeting DNR requirements for capacity, storage, design, etc. 2
community 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 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 nla- x
paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout development / 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 nJa; 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 abu1 roadways with no buffering I protection 0
BICYCLE CIRCULATION nJa- 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 nJa;
all u1ilrties are provided underground up to each building I structure 2
all utilrties traverse development underground but may be above ground from easement 1
u1ilities above ground but lover designated easements 0 4 1 4
utilrties 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 recrealional space 2
residential developments (>25 unrts) offer >10% but <25% open recreational space 1
recreational area provided, bu1 highly limrted and not provided as open space 0 2
no designated recreational space provided, bu1 open space available -1
no open recrealional space provided -2
Solid Waste Disoosal
SOLID WASTE DISPOSAL SERVICE AVAILABILITY nJa;
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 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
Tolal Weighted Score; 0
Maximum Possible Score; 55
Actual Score as Percent of Maximum= 0.0%
Number of Negative Scores= 4
Negative Scores as % of All Applicable Scores= 20.0%

Scoring Performed by: Date:

Jonathan Coxie / Bonita Kissee November 18, 2008

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 Project: Tri-Sons Walkington Permit: 08-66
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Max. Possible % Tolal Negative Scores
Scored
IScoring 55 0 0.0% 4 I 20.0%

Max. As '""'d~ScOre$'\I"""
Possible Scored Number of Percent
Importance factor 5 15 -20 3 50.0%
sewage disposal
off·site nuisances 0 0
diversification 10 5
emergency services 0 0
right-of-way/roads 5 -10
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Importance Factor 4 8 4
slopes
use compatibility 0 0
pedestrian circulation
underground utilities 8 4
Importance Factor 3 24 12
soil limitations
building bulk/scale
waste containers screening 6 0
outdoor equip storage 6 0
industrial buffer I screening 0 0
right to farm
right to operate 0 0
mixed-use developments
development patterns 6 6
development buffering 6 6
water system service
Importance Factor 2 8 4 1 20.0%
wildlife habitat and fisheries 0 0
air quality 0 0
bUilding materials
residential buffer I screening 4 4
residential privacy 4 2
traffic 0 -2
pedestrian safety
usable open space
Importance Factor 1 I
lot coverage 0 0
rooftop vents I equipment
bicycle circulation

Scoring by: Jonathan Coxie / Bonita Kissee
Date: November 18, 2008
Project: Tri-Sons Walkington
Permit#: 08-66
Policies Receiving a Negative Score
Importance right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance none
Factor 4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
Sconng by: Jonathan Coxfe / Bonita Kissee
Date: November 18, 2008