P&Z Public Meeting Packet

TANEY COUNTY PLANNING COMMISSION
P. 0. Box 383 • Forsyth, Missouri 65653
Phone: 417 546-7225 I 7226 • Fax: 417 546-6861
website: www.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, JANUARY 9, 2012, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to Order:
Election of 2012 Officers
Establishment of Quorum
Explanation of Meeting Procedures
Presentation of Exhibits

Public Hearings:
Country Park
American Sportsmans Holdings

Old and New Business:
Update on Code Amendments
Update on Spirit Hill

Adjournment.
 TANEY COUNTY PLANNI NG COMMISSION
DIVISION Ill STAFF REPORT
P.O. Box 383, Forsyth, MO 65653 (417) 546-7226

Public Hearing for a request to utilize the existing residence, located at 121 Yale
Street, as a commercial use, in the Branson Township; Section 17, Township 23, Range
21.

Request: The applicant Lianne Milton is requesting approval of a Division Ill Permit
allowing for the existing residence, located at 121 Yale Street to be used as a
commercial use.

Hearing Date: January 9, 2012

History: The subject property consists of Lot 8 of the Country Park Subdivision. The
approximately .38 acre site (per the Assessor's information) contains an existing
residence and an existing off-premise (billboard) sign .
On December 21, 2011 the Taney County Board of Adjustment heard a variance
application from Lianne Milton requesting a variance from Section 6.1.3 and Table J-2
of the Taney County Development Guidance Code from the natural vegetative buffer
requirements of the Development Guidance Code in order to allow for the provision of a
6 foot tall opaque (privacy) fence in lieu of the natural vegetative buffer between the
property in question and the adjoining residence to the north. With all five Board
members present, the Board of Adjustment voted unanimously to approve the variance
request.
The current application was approved for Concept on December 19, 2011.

General Description: The applicant is proposing to utilize the existing residential
structure as a commercial use. If approved, the applicant has requested approval of the
specific listing of commercial and office uses that follows:
Real Estate Brokerage Office · Theater-Show-Attraction Ticket Sales
Residential I Commercial Sales Lodging Sales
Residential I Commercial Leasing Vacation Package Sales
Timeshare I Vacation Club Sales Marketing I Advertising
Property Management Office I Administrative I Accounting
Escrow I Title Company Visitor Welcome Center
Mortgage Lender I Broker
Professional Uses Model I Display Showroom
Engineering
Accounting Antique I craft I quilt I gift sales
Barber I Beauty Shop
Counseling I Massage I Therapy
Dentist I Medical
Builder I Contractor/ Sub-Contractor
Attorney
Architect

Division III Staff Report- Lot 8, Country Park Subdivision #11-26 Page 1
Review: The representatives are proposing to utilize the existing circle driveway which
accesses both Yale Street and Sunrise Drive.

Parking will be provided along the existing circle drive with a small parking area also
being established via a small lot which was a former community well lot that is being
deeded back to the property in question. Per the provisions of the Taney County
Development Guidance Code 1 space is required for every 200 square feet of
commercial space and 1 space is required for every 100 square feet for clinics and
medical offices. The approximate square footage of the building is not indicated via the
Assessor's information. Depending on the commercial or office use that occupies the
building, additional parking may be required in order to meet the provisions of the
Development Guidance Code.

Per the approved variance, the applicant is proposing to erect a 6 foot tall opaque
(privacy) fence in lieu of the natural vegetative buffer between the property in question
and the adjoining residence to the north.
The existing residence is currently served by Public Water Supply District #3 and a
community wastewater treatment system .
The adjoining property immediately to the north, south and west is primarily single-
family residential. U.S. Highway 65 is adjoining to the east.
The project received a total score of 7 on the Policy Checklist, out of a maximum
possible score of 43. The relative policies receiving a negative score consist of
emergency water supply, waste disposal service, use compatibility 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.

2. Compliance letters from the Fire District and the MoDNR regarding the
wastewater treatment plant.
3. Parking shall be provided for the use that occupies the structure ensuring
compliance with the parking provisions of the Taney County Development
Guidance Code.
4. A 6 foot tall opaque (privacy) fence shall be erected, in lieu of the natural
vegetative buffer between the property in question and the adjoining residence to
the north.
5. No outside storage of equipment or solid waste materials.
6. This decision is subject to all existing easements.
7. 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).

Division III Staff Report- Lot 8, Country Park Subdivision #11-26 Page 2
Lot 8, Country Park Subdivision I Permit#: C1)
11-26
...0
C1)

(.) C1)
c (.)
(.)
Division Ill Relative Policy Scoring Sheet: C'CS
E
c
C'CS
en
c
... C1) t:: ... 0
Western Taney County .g.2 a.u 0 0 ~
0
;;
(.)

~~ E u.
(.) C1)
C'CS
en en
Water Quality
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 1 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 ...... 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 nla= 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 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 Comoatibilitv
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
Compatibility Factors
USE COMPATIBILITY n/a=
no conflicts I isolated property 0
transparent change I change not readily noticeable -1 4 -1 -4
impact readily apparent I out of place -2

Page 1 of 5
Lot 8, Country Park Subd ivision I Permit#: Cl)
11 -26
~
(,) Q) 0
c (,)
Division IU Relative Policy Scoring Sheet: (,)

..
cu c Cl)
cu c
E t:: ...
~
0
Western Taney County ~~ c.o
0 0
0 (,)

~~ E LL.
(.) Cl)
cu Cl) U)

LOT COVERAGE nla= X

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 nla= 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 nla= 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 n/a= X

no on-site waste containers 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
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. nla= 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 nla=
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 2 4
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 of 5
Lot 8, Country Park Subdivision I Permit#: (I)
11-26
...0
(I)

(.) (I)
c (.)
Division Iii Relative Policy Scoring Sheet: I'll
(.)
c (I)
E I'll
t: ... c
Western Taney County ... (I)
...
(I) 0
:w
~-= Ec.oI'll
0 0
0 (.)

l.~
(.) (I)
u. (/) (/)

LANDSCAPED BUFFERS - INDUSTRIAL nla= 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 Development
RIGHT TO FARM nla= 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 nla= X

no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION nla=
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 P.lanning, Design, Occupancy
RESIDENTIAL PRIVACY nla= X

privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS nla= 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 Development
DEVELOPMENT PATTERNS nla= 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

Page 3 of 5
 Lot 8, Country Park Subdivision I Permit#: G)
11-26
~
CJ G) 0
Division mRelative Policy Scoring Sheet: r::: CJ CJ
C'CI r::: (J)
E ... ... C'CI
~
r:::
0
Western Taney County ...

~.a c.t; 0
G)
0 0
Q)
:;:::
CJ
~~ E LL~~:~
CJ G)
(J) (J)

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
TRAFFIC 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 n/a=
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 n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
5 0 0
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 well/ water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 2 6
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 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

Page 4 of 5
 Lot 8, Country Park Subdivision I Permit#: (I)
11-26
e0
(.) (I)
1: (.)
Division Ill Relative Policy Scoring Sheet: CIS
(.)
1:
E (I) t:: ...
CIS
en
1:

Western Taney County ...
...0 (I) 0
~= c..o
0 0 :;:::.
(.)

~ ~.
(.) (I)
E.f C/) (/)

PEDESTRIAN SAFETY nla= 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 nla= X

dedicated I separate bike-ways with signage, bike racks, trails 2
bicycle Janes shared with pedestrian walkways but separated by markings I signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES nla=
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 I over designated easements 0 4 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2
Open-Space Density
USABLE OPEN SPACE nla= 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 limited 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 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= 7
Maximum Possible Score= 43
Actual Score as Percent of Maximum= 16.3%
Number of Negative Scores= 4
Negative Scores as % of All Applicable Scores= 30.8%

Scoring Performed by: Date:
Bob Atchley I Bonita Kissee January 3, 2012

Page 5 of 5
Project: Lot 8, Country Park Subdivision
Permit#: 11-26
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley I Bomta K1ssee
Date: January 3, 2012
 Project: Lot 8, Country Park Subdivision Perm it: 11-26

1

6 6

Scoring by: Bob Atchley I Bonita Kissee
Date: January 3, 2012
 TANEY COUNTY PLANNING COMMISSION
DIVISION Ill STAFF REPORT
P.O. Box 383, Forsyth, MO 65653 (417) 546-7226

Public Hearing for a wireless telecommunications facility consisting of an 80' monopine
communications tower to be located off of Dale Drive, on Lot 45 of Ozarks Paradise
Village, Hollister, MO, in the Oliver Township; Section 11, Township 21, Range 22.

Request: The applicant, American Sportsman Holdings Company is requesting
approval of a Division Ill Permit, in order to allow for the construction of a new 80' self
support telecommunications tower, which will be constructed to appear like a pine tree.

Hearing Date: January 9, 2012

History: The proposed tower would be located on Lot 45 of Ozarks Paradise Village an
approximately 8, 798 square foot lot, accessed via Dale Drive. Ozarks Paradise Village
is a grandfathered subdivision, with the first phase being platted in 1965. Per the
Assessor's information all of the adjoining lots are owned by the applicant with the
exception of Lot 46 immediately to the east. The majority of the lots within Ozarks
Paradise Village have not been developed with the exception of the existing residence
located on the lots immediately to the west (Lots 42, 43, & 44).
The current application was approved for Concept on December 19, 2011.

General Description: The subject property is Lot 45 of Ozarks Paradise Village an -
approximately 8, 798 square foot (76.5' x 115') lot, accessed via Dale Drive.

Review: The proposed tower will be located on Lot 45 of Ozarks Paradise Village, an
approximately 8,798 square foot (76.5' x 115') lot, with only a small accessory structure
(on Lot 44 of Ozarks Paradise Village) currently lying within the 80' fall distance. The
small, accessory building which is within the fall distance is also currently owned by
American Sportsman Holdings Company. The proposed self support tower will be
constructed in order to appear like a Pine Tree and will also include an approximately
226 square foot (19'-10" x 11'-5") equipment shelter.
The project received a total score of -1 on the Policy Checklist, out of a maximum
possible score of 19. The relative policies receiving a negative score consist of use
compatibility.

Division III Staff Report -American Sportsman Holdings Company Monopine Tower
 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.
2. Compliance letter from the FAA.
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. Should the telecommunications tower no longer be in use for the original purpose
granted by the Division Ill Permit and serving as an approved co-location site, the
tower must be dismantled and removed within six months of the cessation of
operations.
7. 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).

Division III Staff Report- American Sportsman Holdings Company Monopine Tower
American Sportsman Holdings Co. Monopine I Permit#: Cl) ...0
Cl)

(,) Cl)
c (,)
(,)
en
Division Ill Relative Policy Scoring Sheet: IV c
c
...
E IV
t:: ...
...0
Cl) 0
Western Taney County ~~ Ec.t)IV
0 0 ;:::
(,)

~~
(,) Cl)
u.. en en
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 ..... . 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 . 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 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 Comoatibility
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
Compatibility Factors
USE COMPATIBILITY n/a=
no conflicts I isolated property 0
transparent change I change not readily noticeable -1 4 -1 -4
impact readily apparent I out of place -2

Page 1 of 5
American Sportsman Holdings Co. Monopine l Permit#: Q) ~
u Q) 0
u
s::: u
Division Ul Relative Policy Scoring Sheet: ca c (/)

...E t::0ca ...0 c
0
Western Taney County -@~ c..o ~
0
;
u
u
~~ E:
Q)
(/) (/)

LOT COVERAGE nla= X

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 nla= 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 nla= 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= X

no on-site waste containers 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
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 1 3
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

Page 2 of 5
American Sportsman Holdings Co. Monopine I Permit#: Q) ...0
Q)

(.) Q)

Division mRelative Policy Scoring Sheet c: (.)
t'CI
(.)
c en
...E t'CI
t: ...
...
c
0
Western Taney County ~~ c.t)
0 0 Q)

0
:0:::
(.)

rf~E n:~ LL
(.)
en en
Q)

LANDSCAPED BUFFERS- INDUSTRIAL nla= 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 Development
RIGHT TO FARM nla= 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 nla= X

no viable impact on existing industrial uses by residential development 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION nla= 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 Planning Design, Occupancy -
RESIDENTIAL PRIVACY nla= X

privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 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 Development
DEVELOPMENT PATIERNS nla= 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

Page 3 of 5
American Sportsman Holdings Co. Monopine I Permit#: Q) ~
(.) Q) 0
t:: (.)
Division Ill Relative Policy Scoring Sheet: (.)
en
Western Taney County
"'
E
... Q) t:: ...

~-= E "'
~~
t::

"' 0 ...
0
c.t) 0
LL
Q)

(.)
en
.t::
0
(.)
Q)
en
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
TRAFFIC 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 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a= X

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
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 0 0
40 ft. right-of-way -1
less than 40ft. right-of-way -2
Internal Improvements
WATER SYSTEM SERVICE n/a= X

central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well I 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= X
fire hydrant system throughout development with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5
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

Page 4 of 5
 American Sportsman Holdings Co. Monopine I Permit#: (I) f
(,) (I) 0
c: (,)
Division IU Relative Policy Scoring Sheet: ns
(,)
s:::
ns
U)
E ~ ... s:::
0
\IVestern Taney County ... (I)
f
~-= c..ons
0 0 :;:::;
0 (,)

rf~ E u.
(,) (I)
U) U)

PEDESTRIAN SAFETY nla= 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 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 nla=
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 I over designated easements 0 4 0 0
utilities above ground and not within specific easements -1
no specific management of utilities -2
Open-Space Density
USABLE OPEN SPACE nla= X

residential developments (>25 units) include more than 25% open recreational space 2
residential developments (>25 units) offer >1 0% but <25% open recreational space 1
recreational area provided, but highly limited 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 nla= X

weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -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= -1
Maximum Possible Score= 19
Actual Score as Percent of Maximum= -5.3%
Number of Negative Scores= 1
Negative Scores as% of All Applicable Scores= 12.5%

Scoring Performed by: Date:
Bob Atchley I Bonita Kissee January 3, 2012

Page 5 of 5
Project: American Sportsman Holdings Co. Monopine
Permit#:
Policies Receiving a Negative Score
Importance none
Factor 5:
Importance use compatibility
Factor4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley I Bonita K1ssee
Date: January 3, 2012
 Project: American Sportsman Holdings Co. Monopi!Mermit:

6 3

Scoring by: Bob Atchley I Bonita Kissee
Date: January 3, 2012
Charles A. Conover
1366 Coker Rd.
Protem, MO 65733

Taney County Planning Commission
207 David St.
P.O. Box 383
Forsyth, MO 65653

Commissioners:

Since 1generally feel people should develop their land as they wish I originally did not plan to
respond to your notice. However, on December 21st while in Forsyth paying my taxes I visited the
planning office to see just what was planned. I was shocked to see the plans for Spirit Hill Airpark and
feel it needs serious revision.

The Planned runway demonstrates a total disregard for the rights of the adjoining landowner.
As I am that landowner I object to a runway that starts at my fence with entire takeoff and final
approach to and from the East over my land. As the requesting landowner has about 1200 acres to use,
1see no need for them to use any of my 1400 acres for a final approach or takeoff.

As I am a licensed commercial pilot with over 1000 hours of flight tim~ _I ~l?o fi~d the, more or
less east-west orientation of the runway disturbing in view of the fact that the prevailing winds in the
area are north-south. That will require pilots to mostly land in cross-winds which will be a safety factor.

When I viewed my tapa map of the land in question I found essentially all of the drainage near
the runway and much of the development is to the southwest. This places the drainage into Poor Joe
Hollow across my land and into Bull Shoals Lake. Under existing state and federal rules any new
drainage is to be retained on large developments (except for 100 year flood) on the newly developed
land. I would hope that you intend to require this of the developer.

As I have developed land myself I question the plans for the roads. The plan shows no aircraft
taxiways and thus they will use the roads, I doubt that Taney County wants fiscal responsibility in this
area. Thus what is the plan for road maintenance after the developer is finished with the deveJppment?
If this isn't planned for the landowners will eventually want Taney County to take the roads after they
deteriorate.

In summary, I have no objection to the development of the lots as long as all county state and
federal laws are observed. I do however have serious objections to the location of the runway. As this
development is going to be advertised as an airpark the runway should .P.,e int.en:taLto t.he.,qev.~lgpment
as they are the people who will want to live there with their aircraft. I certainly do not want the takeoffs
and final approaches from the East entirely over my land. I hope as members of the Taney County
Planning Commission you will each place yourself in my position as the adjoining landowner and make
your decision as if you owned the land.

Sincerely,

~WUlG~v-Charles A. Conover
 Jeremiah W . (Jay) Nixon, Governor Sara Parker Pauley, Director

OF NATURAL RESOURCES
dnr.mo.gov

December 29, 2011
LETTER OF WARNING
Ms. Tammy Warner
1272 Brass Lantern Road
Cedar Creek, MO 65627
Dear Ms. Warner:
· Please note, this Letter of Warning is official notification of your failure to obtain a Missouri
State Operating Permit (MSOP) for land disturbance prior to the clearing of property located in
or near Cedar Creek, Taney County, Missouri. The clearing ofland without a permit and the
failure to install or construct erosion control measures was observed by a Department .
representative on December-16, 2011.
The Department requires that property owners obtain a MSOP when land in excess of one acre
in size IS going to be cleared or any amount of land disturbance within a common promotional
plan such as a subdivision. The permit is req_uired J?rior to the beginning of the clearing phase
of the project and will limit the amount of sml that IS allowed to exit the property to waters of
the state during rain events. A MSOP may be obtained by completing the enclosed aJ?plication
form 0 (for less than five acres) or Forms E & G (for more than five acres) and subrmtting a
Storm Water Pollution PreventiOn Plan (SWPPP). Guidance for developing a SWPPP can be
found on the following EPA website: http://cfpubl.epa.gov/npdes/stormwater/swppp.cfin. A
check for $300, made payable to the Missouri Department ofNatutal·Resources, must be
submitted along with the completed applications. Local approval from the Taney Co. Planning
and Zoning Dept. must accompany the application.
To eliminate the violations of the Missouri Clean Water Law and department regulations
the Department requests that the land disturbance activities cease until the MSOP is issued
for this site. Please submit the required documents within 10 days from the date of letter.
· If you have any guestions regarding this letter or the permit applications please contact Mr. Craig
Reichert, by callmg 417-891-4300 or via mail at the Southwest Regional Office 2040 West
Woodland, Springfield, Missouri 65807-5912.
Sincerely,
SOUTHWEST REGIONAL OFFICE

Kevin Hess, Chief~~
Water Pollution Unit
Enclosures
KDH/crs
c: Mr. Bob Atchley, Administrator, Taney Co. Planning and Zoning
...
213.wpcp.SpiritAirPark.mor.x.2011.12.29.fy\2Jtfw~w15853.clr.doc