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, SEPTEMBER 10, 2012, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to Order:
Establishment of Quorum
Explanation of Meeting Procedures
Presentation of Exhtbits

Public Hearing:
Branson Landing Zip Line
Jakes Lake Shipping Container Storage/Rental
Happy Hollow

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
PLANNING COMMISSION
DIVISION Ill PERMIT
STAFF REPORT

HEARING DATE: September 10, 2012

CASE NUMBER: 2012-0014

PROJECT: Branson Landing Zip-Line

APPLICANT: Darrell Henley - Branson Eco View, LLC

REPRESENTATIVE: Chris Lucchi

LOCATION: The subject property is located at 117 Eastlake
Street, Branson, MO; Scott Township; Section 33,
Township 23, Range 21.

REQUEST: The applicant, Darrell Henley (Branson Eco View,
LLC) is requesting approval of a Division Ill Permit to
allow for the development of a Zip-Line Attraction.

BACKGROUND and SITE HISTORY:

The County portion of the Zip-Line Attraction has been proposed within an area of two
contiguous parcels of land within the Mount Branson Subdivision. The eastern-most
parcel is owned by the Branson Chamber of Commerce and the western-most parcel is
currently owned by George & Marsha Scism. The representative has indicated that a
lease agreement has been signed with the Branson Chamber of Commerce, allowing
for the utilization of this tract of land for the zip-line attraction, contingent upon approval
of this proposal by the Taney County Planning Commission. This first parcel of land
has been owned by the Branson Chamber of Commerce since 1948 and has been the
site for the annual Adoration Nativity Scene since that time. This tract is approximately
1.18 acres in size, (per the Assessor's information) described as Lots 82 through 87 of
the Mount Branson Subdivision. The representative has further indicated that the
second tract of land will be purchased from the current property owners (George &
Marsha Scism), also contingent upon approval of this proposal by the Taney County
Planning Commission . This second tract of land is an approximately 1.23 acre meets
and bounds described tract of land (per the Assessor's information).

The current application was approved for Concept on August 20, 2012.

Division III Permit Staff Report- Branson Landing Zip-Line- 2012-0014 Page 1
GENERAL DESCRIPTION:

The representative has indicated that the proposed Zip-Line Attraction will consist of
three components: a chair lift ride across Lake Taneycomo originating from the Branson
Landing; a landing and observation deck along the eastern shore bluff and a zip-line
ride back to the Branson Landing. A customer would have the ability to depart back to
the Branson Landing either via the chair lift ride or the zip-line. The representative has
stated that a proposed deck structure will be constructed within the Branson Landing,
next to what was formerly The Macaroni Grill restaurant; with a second, proposed
landing and observation deck structure being built atop the bluff north of the Candlestick
Inn. The representative has indicated that no supports or structures will be placed
within the flow line of Lake Taneycomo.
The representative has further indicated that the Zip-Line Attraction will both originate
and terminate at the Branson Landing. Tickets will be sold at a kiosk in the Town
Square and all customer parking is to be provided at the Branson Landing. Customers
will have the opportunity to view the Lake Taneycomo and Branson Landing area and
then will only be allowed to leave the observation deck by riding back to the Landing,
unless there is an emergency situation . The representative has indicated that in the
event of an emergency situation customers could be off-loaded directly from the
observation deck and shuttled back to the Branson Landing.
The site will continue to serve as home of the annual Adoration Nativity Scene as
specified in the lease agreement. The representative has indicated that the Nativity
Scene will be relocated on the same parcel of land a short distance to the north-east.

REVIEW:

As stated above, the proposed Zip-Line Attraction will both originate and terminate at
the Branson Landing, with all customer parking being provided at the Landing.
However, the representative has indicated that a small employee parking area will be
provided for the two (2) employees who will be working on the observation deck.
Therefore, the staff is recommending that the industrial parking standard from the
Development Guidance Code be utilized, in which one (1) space is required for each
employee, along with the provision of an additional handicap accessible space. The
parking area will also be made available to maintenance personnel primarily outside of
regular business hours.
The applicant is proposing to utilize the existing entrance off of Eastlake Street as the
employee and emergency entrance to the observation deck. The staff is recommending
that the entrance be improved and hard surfaced with asphalt, chip and seal or
concrete.
The representative has indicated that the company is in the process of obtaining the
necessary approvals and easements regarding both the crossing of Lake Taneycomo
and Lakeshore Drive.

The representative has stated that the observation deck will include a restroom facility.
This restroom will be served by the Taney County Regional Sewer District and the
Taney County Water District# 2.

Division III Permit Staff Report- Branson Landing Zip-Line- 2012-0014 Page 2
The representative has indicated that the Branson Landing Zip-Line will create a
number of year-round and part-time jobs. Jobs will also be created via the planning,
design and construction of the project.

The adjoining property immediately to the north and east is residential. The adjoining
property to the south is commercial (Candlestick Inn) and the adjoining property to the
west is Lakeshore Drive and Lake Taneycomo.

The closest residence will be approximately 300 feet from the landing and observation
deck. The staff recommends that a six (6) foot tall opaque (privacy) fence be provided
between the properties in question and the residences to the north.

The Planning Director of the City of Branson has indicated that there will not be a
requirement for a Public Hearing concerning zoning within the Branson Landing,
because the zip-line attraction would be an allowed use. The City of Branson will
require building permits for the construction of the structures within the Branson
Landing.
The project received a total score of -3 on the Policy Checklist, out of a maximum
possible score of 61. The relative policies receiving a negative score consist of
emergency water supply, solid waste disposal service, stormwater drainage, use
compatibility and utilites.

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, Sewer and Water Districts and also the U.S.
Army Corps of Engineers and the Empire Electric Cooperative, including all other
entities which have requirements governing a development of this
nature.(Chapter VI-VII).
3. Compliance letters from both the City of Branson and the City of Hollister.
4. A copy of the signed lease agreement shall be provided to the Planning
Department.
5. Recorded copies of the easements regarding both the crossing of Lake
Taneycomo and Lakeshore Drive shall be provided to the Planning Department.

6. A six (6) foot tall opaque (privacy) fence shall be provided between the
properties in question and the residences to the north.

7. No outside storage of equipment or solid waste materials.
8. All light sources within the facility shall be arranged so that no direct illumination
leaves the site toward adjacent residential areas or any roadways.
Division III Permit Staff Report- Branson Landing Zip-Line- 2012-0014 Page 3
Branson Landing Zip-Line I Permit#: Cl)
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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 2 10
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=
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 -1 -4
no stormwater retention , but adverse impacts from run-off have been mitigated -1
no acceptable management and control of stormwater run-off -2
AIR QUALITY n/a=
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= X

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
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 Compatibility
OFF-SITE NUISANCES n/a=
no issues 2
minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 1 4
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 -1 -4
impact readily apparent I out of place -2

Page 1 of 5
Branson Landing Zip-Line I Permit#: 12-14
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STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS nla- 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 SOLID WASTE CONTAINERS nla= X

no on-site waste containers 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 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= 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
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
AGRICULTURAL LANDS nla=
no conversion of Class I-IV agricultural 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 nla=
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 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 2
potential impact on existing industrial uses with no mitigation -2

Page 2 of 5
Branson Landing Zip-Line I Permit#: 12-14
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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 4 1 4
creates seasonal jobs only 0
Site Planning, Design, Occupancy
RESIDENTIAL PRIVACY n/a= 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 PATTERN I 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 4 0 0
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy of utilities -2
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 3 0
structure size and/or access could be problematic or non-serviceable -2

Page 3 of 5
Branson Landing Zip-Line I Permit#: 12-14
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RIGHT-OF-WAY OF EXISTING ROADS nla-
greater than 50 ft. right-of-way
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 SYSTEMS nla=
central water system meeting DNR requirements for capacity, storage , design , etc. 2
community well I water system meeting DNR requirements
private wells meeting DNR requirements 0 3 2 6
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 limited coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION nla= x
paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout development I maybe shared with bicycles
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2
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 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
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
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

Page 4 of 5
Branson Landing Zip-Line I Permit#: Q)
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Open-Space Density
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 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 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= -3
Maximum Possible Score= 61
Actual Score as Percent of Maximum= -4.9%
Number of Negative Scores= 5
Negative Scores as% of Total Score= 14.3%

Scoring Performed by: Date:
Bob Atchley August 29, 2012

Page 5 of 5
Project: Branson Landing Zip-Line
Permit#: 12-14
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance stormwater drainage use compatibility utilities
Factor4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scormg by: Bob Atchley
Date: August 29, 2012
Eastern District Relative Policies: Division Ill Permit

Project: Branson Landing Zip-Line Permit: 12-14
Max. As

3

Scoring by: Bob Atchley
Date: August 29, 2012
Bob Atchley

From: Jim Lawson Ulawson@bransonmo.gov]
Sent: Friday, August 31 , 2012 10:38 AM
To: Bob Atchley
Cc: Dean Kruithof; Garrett Anderson; Joel Hornickel
Subject: RE: Branson Landing Zip-Line

There is no public hearing required for zoning. It is an allowed use. They are required to get a building permit and we
will be checking for safety and other concerns.

Jim

From: Bob Atchley [mailto:boba@co.taney.mo.us]
Sent: Friday, August 31, 2012 9:50 AM
To: Jim Lawson
Subject: Branson Landing Zip-Line
Importance: High

Hello Jim ,

As you know, on July 301h our office received a Division Ill (Land Use) Permit Application for the proposed
Branson Landing Zip-Line Attraction from Chris Lucchi. During the Planning Commission Concept Hearing for
this application the Planning Commission requested that I obtain a written response from the City of Branson
regarding this proposal and the required approval process that will be undertaken by the City of Branson for
this project. Please note that the Planning Commission Public Hearing will be held at 6:00PM on Monday
September 101h, with the Final Review and Vote being held at 6:00PM on Monday, September 17'h. If possible
I would greatly appreciate a written response before Wednesday, September 51h, in order to allow for this
documentation to be a part of the Planning Comm ission Packet. I sincerely apologize for the lack of notice.

The representative has indicated that the proposed Zip-Line Attraction will consist of three components: a
leisurely chair lift ride across Lake Taneycomo originating from the Branson Landing; an observation deck
along the eastern shore bluff and an exciting zip-line ride back to the Branson Landing. The representative
has further indicated that a proposed deck structure (extending approximately 30 feet) will be built within the
Branson Landing , next to what was formerly The Macaroni Grill restaurant; with a second, proposed
observation deck structure being constructed atop the bluff north of the Candlestick Inn. The representative
has stated that no supports or structures will be placed within the flow line of Lake Taneycomo.

The representative has indicated that the Zip-Line Attraction will both originate and terminate at the Branson
Landing . Tickets will be sold at a kiosk in the Town Square and all customer parking is to be provided at the
Branson Landing . Customers will have the opportunity to view the Lake Taneycomo and Branson Landing
area from the proposed deck on the County side but will only be allowed to leave the observation deck in the
event of an emergency. The representative has stated that the only people that will access this attraction from
the county observation deck would be the two employees that would assist customers with the loading and
unloading from the chair lift and zip-line and assistance with safety harnesses.

The representative has indicated that he is in the process of obtaining the necessary approvals and easements
regarding both the crossing of Lake Taneycomo and the roadways.

Would you like to hold an informal joint meeting with the applicant I representative? Let me know how you
wish to approach this proposal.

In our previous telephone conversation it was my understanding that the Branson Landing was approved as a
Planned Unit Development (PUD) that allows for a large number of differing land uses. Will this PUD allow for
1
a zip-line land use or will a municipal public hearing process be required amending the original PUD? If the
PUD does currently allow for a zip-line use, will the applicant simply seek the approval of a municipal building
permit for the structures associated with the construction of this zip-line attraction?

I sincerely appreciate all of your help.

Thank you again for your continued time, guidance and assistance.

Thanks Again,

Bob Atchley
Administrator
Taney County Planning Commission
P.O. Box 383
207 David Street
Forsyth, MO 65653

Phone: (417) 546-7225
Fax: (417) 546-6861

2
Bob Atchley

From: cityadministrator [cityadministrator@cityofhollister.com]
Sent: Friday, August 31 , 2012 4:40PM
To: Bob Atchley
Cc: bldgofficial@cityofhollister.com
Subject: Taneycomo Zip Line

Bob,
Thanks for having your "head in the ball game" and thinking of us. On Monday at the Southwest Airlines event Chris
Lucchi asked me if I had seen the application and told him I was aware of the project but had not seen the app. So, this
helps with that. Trent and I will look it over and if we have any questions or comments we'll get back to you. At first
glance we don't have a problem with the concept.
Thanks again,
z
Rick Ziegenfuss
City Administrator

P: (417) 335-5327
F: (417) 339-3095
City of Hollister
P.O. Box 638
Hollister, MO 65673

1
Bob Atchley

From: Bob Atchley
Sent: Friday, August 31, 2012 1:01 PM
To: 'cityadministrator@cityofhollister.com'
Subject: FW: Proposed Branson Landing Zip-Line
Attachments: Division Ill Permit Application- Branson Landing Zip-Line.pdf; Branson Landing Zip Line-
2012-0014.pptx

Importance: High

From: Bob Atchley
Sent: Friday, August 31, 2012 10:30 AM
To: 'cityadministrator@cityofhollister.com'
Subject: Proposed Branson Landing Zip-Line
Importance: High

Hello Mr. Ziegenfuss,

1 wanted to ensure that you were informed of a pending zip-line attraction proposal that would cross Lake
Taneycomo and thereby would also cross property (a portion of Lake Taneycomo) that has been annexed into
the corporate limits of the City of Hollister. I would have informed you of this proposal at an earlier date but I
was initially unaware that a portion of Lake Taneycomo had been annexed by the City of Hollister.

On July 30th our office received a Division Ill Permit Application for a proposed Branson Landing Zip-Line
Attraction from Chris Lucchi. I have attached a PDF copy of the Division Ill Permit Application and written
description of the proposed Branson Landing Zip-Line project as submitted by Mr. Lucchi and also a
PowerPoint Presentation showing the aerial photography of the property in question. The Planning
Commission Concept Hearing for this application was held at 6:00PM on Monday, August 20th. The Public
Hearing for this proposal will be held at 6:00 PM on Monday September 1oth and the Final Review and Vote
being held at 6:00PM on Monday, September 17th.

The representative has indicated that the proposed Zip-Line Attraction will consist of three components: a
leisurely chair lift ride across Lake Taneycomo originating from the Branson Landing; an observation deck
along the eastern shore bluff and an exciting zip-line ride back to the Branson Landing . The representative
has further indicated that a proposed deck structure (extending approximately 30 feet) will be built within the
Branson Landing, next to what was formerly The Macaroni Grill restaurant; with a second, proposed
observation deck structure being constructed atop the bluff north of the Candlestick Inn. The representative
has stated that no supports or structures will be placed within the flow line of Lake Taneycomo.

The representative has indicated that the Zip-Line Attraction will both originate and terminate at the Branson
Landing. Tickets will be sold at a kiosk in the Town Square and all customer parking is to be provided at the
Branson Landing . Customers will have the opportunity to view the Lake Taneycomo and Branson Landing
area from the proposed deck on the County side but will only be allowed to leave the observation deck in the
event of an emergency. The representative has stated that the only people that will access this attraction from
the county observation deck would be the two employees that would assist customers with the loading and
unloading from the chair lift and zip-line and assistance with safety harnesses.

I have been working with Jim Lawson concerning this proposal but at this time I am uncertain of the process
that will be undertaken by the City of Branson concerning this project.

Please feel free to contact me with questions or concerns. Thank you for your time and assistance.

1
Thanks Again,

Bob Atchley
Administrator
Taney County Planning Commission
P.O. Box 383
207 David Street
Forsyth , MO 65653

Phone: (417) 546-7225
Fax: (417) 546-6861

2
 TANEY COUNTY
PLANNING COMMISSION
DIVISION Ill PERMIT
STAFF REPORT

HEARING DATE: September 10, 2012

CASE NUMBER: 2012-0015

PROJECT: Jake's Lake Shipping Container Storage I Rental

APPLICANT: Resort Installation Systems, Inc I Jeff Shaver

LOCATION: The subject property is located in the 500 block of
Quebec Drive, Branson , MO; Branson Township;
Section 14, Township 22, Range 22.

REQUEST: The applicant, Jeff Shaver of Resort Installation
Systems, Inc. is requesting approval of a Division Ill
Permit to allow for the development of an outdoor
storage area which will utilize shipping containers for
storage and rental.

BACKGROUND and SITE HISTORY:
The approximately 4.07 acre site is a portion of Block 22 of Table Rock Acres, known as
Jake's Lake. Table Rock Acres was originally platted in 1969, with portions of the
subdivision being replatted on a number of occasions. The applicant has described the
area as an old pond that had grown up and been filled with trash. Over a period of time
the area has been cleaned up and the pond has been filled.

On October 11, 2011 the Planning Commission approved Division Ill Permit 2011-0019
which authorized the development of a storage facility at Jake's Lake, to include 310
storage units within 8 buildings, a greenhouse, a proposed office and living quarters for
the manager of the storage facility, an outdoor storage area and also a separate
outdoor storage area for landscape materials.
The Public Hearing for this previous application was held on August 8, 2011. At the
Public Hearing it was determined that the per the submitted site plan, an existing 20'
sewer easement along a northern portion of the property would not allow for sufficient
space to provide for either a 25 foot or 40 foot natural vegetative buffer between the
proposed commercial use and the adjoining residences, as required by the
Development Guidance Code, at that time. On August 15, 2011 the Planning
Commission voted unanimously to table the vote on the Division Ill application until
October 11, 2011 in order to allow the applicant ample time to seek Board of
Adjustment approval of a variance from the natural vegetative buffering requirements.
Division III Permit Staff Report- Jake's Lake Shipping Container Storage- 2012-0015 Page 1
On September 21 , 2011 the Board of Adjustment approved a variance from Section
6.1.3 and Table J-2 of the Taney County Development Guidance Code, allowing for the
provision of a 6 foot tall opaque (privacy) fence in lieu of the natural vegetative buffer
between the proposed commercial development and the existing adjacent residences.
The Board specified that the privacy fence shall surround the entire perimeter of the
property.
During the Public Hearing for Division Ill Permit 2011-0019 a neighboring property
owner specifically questioned if this proposal would involve the storage of shipping
containers. The applicant's representative indicated that no shipping containers would
be moved on site, as reflected in both the Planning Commission Public Hearing Minutes
and Recording.
Upon receiving a series of complaints, on May 22, 2012 the Planning Commission Staff
sent a Notice of Correction to Mr. Shaver concerning the outside storage of a number of
shipping containers within the Jake's Lake property. After receiving the initial Notice of
Correction, additional shipping containers continued to be placed onto the property. On
June 18, 2012 a Stop Work Order was sent to the property owner, requesting that Mr.
Shaver immediately cease the outdoor storage of shipping containers at Jake's Lake
until such time that a Division Ill Permit is obtained allowing for the use. The applicant
is now seeking a Division Ill Permit in order to allow for the storage and rental of
shipping containers at the Jake's Lake Storage facility.
The current application was approved for Concept on August 20, 2012.

GENERAL DESCRIPTION:
As stated above, Division Ill Permit 2011-0019 authorized the development of a storage
facility at Jake's Lake. This Division Ill Permit allows for the development of 31 0
storage units within 8 buildings, a greenhouse, a proposed office and living quarters for
the manager of the storage facility, an outdoor storage area and also a separate
outdoor storage area for landscape materials.
The applicant, Jeff Shaver of Resort Installation Systems, Inc. is now requesting
approval of a Division Ill Permit which would allow for the development of the previously
approved outdoor storage area as an area which would contain shipping containers for
storage and rental.
The adjoining property to the north, east and west is residential with vacant wooded
Table Rock Acres lots adjoining to the south. The applicant has indicated that a 6 foot
tall fence will be provided around the entire property which will serve to buffer the
development from surrounding residential property and provide security to the business.
Due to the addition of impervious surface a detention basin has been proposed along
the eastern section of the property. However, a stormwater management plan will be
required in order to determine if the sizing of the detention basin will be sufficient to
meet the requirements of Appendix I of the Taney County Development Guidance
Code, prior to the issuance of Division II Permits for the buildings within the facility.

Division III Permit Staff Report- Jake's Lake Shipping Container Storage- 2012-0015 Page 2
REVIEW:

The applicant has indicated that a 6 foot tall fence will be provided around the property.
The staff is recommending that the fence be opaque (privacy fencing).
The applicant's representative has indicated that the shipping containers will be stored
within the outdoor storage area as approved on the original site plan. The staff is
recommending that should the proposal be approved, the storage of shipping containers
be limited specifically to the outdoor storage area as indicated on the Jake's Lake
Storage "Preliminary Plat" submitted as a part of the application for this Division Ill
Permit.
The applicant is proposing to construct a 20 foot wide access road with two access
points off of Quebec Drive.
The project received a total score of -16 on the Policy Checklist, out of a maximum
possible score of 53. The relative policies receiving a negative score consist of off-site
nuisances, emergency water supply, solid waste disposal service, use compatibility and
outdoor equipment storage.

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 includes plans for the following:
a. Stormwater management (Appendix B Item 3)
2. Compliance letter from the Fire District.

3. A six (6) foot tall opaque (privacy) fence shall be provided around the entire
property.
4. The outside storage area shall have security fencing and lighting.
5. All light sources within the facility shall be arranged so that no direct illumination
leaves the site toward adjacent residential areas or any roadways.
6. This decision is subject to all existing easements.
7. The storage of shipping containers shall be limited specifically to the outdoor
storage area, as indicated on the Jake's Lake Storage "Preliminary Plat"
submitted as a part of the application for this Division Ill Permit.
8. Division II Permits will be required for all applicable structures in the development
(Chapter 3 Sec. I Item B).

9. 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 Permit Staff Report- Jake's Lake Shipping Container Storage- 2012-0015 Page 3
Jake's Lake Shipping Container Storage I Permit#: 12-15
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LOT COVERAGE nla=
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 nla=
bulk I scale less than or equivalent to surrounding areas 0
bulk I scale differs from surrounding areas but not obtrusive -1 3 0 0
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
Jake's Lake Shipping Container Storage I Permit#: 12-15
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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 Plannina. Desian Occuoancv
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=
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 nla=
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 1 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
Jake's Lake Shipping Container Storage I Permit#: 12-15
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DEVELOPMENT 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 3 1 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=
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
40ft. right-of-way -1
less than 40 ft. right-of-way -2
lnternallmQrovements
WATER SYSTEM SERVICE n/a=
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 2 6
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= 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
Jake's Lake Shipping Container Storage I Permit#: 12-15
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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 >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= -16
Maximum Possible Score= 53
Actual Score as Percent of Maximum= -30.2%
Number of Negative Scores= 5
Negative Scores as % of All Applicable Scores= 25.0%

Scoring Performed by: Date:
Bob Atchley August 29, 2012

Page 5 of 5
Jake's Lake Shipping Container Storage Permit#: 12-15
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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=
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box ... .. .
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
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 Compatibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -2 -10
cannot be mitigated -2
Compatibility Factors
USE COMPATIBILITY nla=
no conflicts I isolated property 0
transparent change I change not readily noticeable -1 4 -2 -8
impact readily apparent I out of place -2

Page 1 of 5
Project: Jake's Lake Shipping Container Storage
Permit#: 12-15
Policies Receiving a Negative Score
Importance off-site nuisances emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor4:
Importance outdoor equip storage
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley
Date: August 29, 2012
 Project: Jake's Lake Shipping Container Storage Permit: 12-15
Max. Possible S As d
core
~ Total Negative Sco.es
l3"v'"'~ 53 ·1 6 -30.2% 5 25.0%

Max. As ···r:'..~ , ,_·_;_,

Possible Scored Number of Percent
Importance Factor 5 15 -20 3 50.0%
sewage disposal
off-site nuisances 0 -10
diversification 10 5
emergency services 0 0
right-of-way/roads 5 0
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Importance Factor 4 8 -8 1 33.3%
slopes 0 0
use compatibility 0 -8
pedestrian circulation
underground utilities 8 0
Importance Factor 3 30 12 1 14.3%
soil limitations 0 0
building bulk/scale 0 0
waste containers screening
outdoor equip storage 6 -3
industrial buffer I screening
right to farm
right to operate
mixed-use developments 6 3
development patterns 6 3
development buffering 6 3
water system service 6 6
Importance Factor 2 I
wildlife habitat and fisheries 0 0
air quality 0 0
building materials
residential buffer I screening
residential privacy
traffic 0 0
pedestrian safety
usable open space
Importance Factor 1 I
lot coverage 0 0
rooftop vents I equipment
bicycle circulation

Scoring by: Bob Atchley
Date: August 29, 2012
 TANEY C01JN'IY PLANNING COMMISSION
-P._OoBox 383 • Forsyth, Missouri 65653 -
Phone: 417 546-72ZS!7226 • Fax>417 546-6861
website: www-.taneycounty.org

>lease refer to page 2 of the Minutes. MINUTES
TANEY COUNTY PLANNING _COMMISSION
-puBLIC HEARING
MONOAYi AUG:u stBi20l1, 6:00P.M.
COUNTY COMMISSION HEARING ROOM
tANEY COUNTY COURTHOUSE

can to b.rder: . . . .
Chairman ShaWn Pingletoncalled'the nieeting_to order at 6:00 p.m. _A quotum .
Was established with six members prese'n t They were: ShaWn Pingleton, Susan: Martin,
Dave
. -
Stewart,
-
Ray Edwards1 Rfck Treese, and Rick.caudiH. Staff presertt: Bob Atchley
and Bonita Kissee;
· Mr; Atchley read-a statement outfinihg the procedures for the Public Heating-and
-presented the exhibits.

Public Hearings:

_ Jake's Lake Storage: a r~quest by Jeff Shaver of Re~ort Installation Systemsi If)c~
to :construct 310 storage units within 8 buildings; a greenhouse, a proposed office and
living quarters for the manager of -the storage faCility, an .outdoor storage area and a
separate outdoor.storage area for landscap·e materials. The prop-erty is locatedatTable
Rock Acres Block 22, 4.07 acres, offQuebec:Dr. Eddie Wolfe representing the applicant,
explained the applicant owns the lots or'l the west side. Mr. Wolfe explained that the
vegetative buffer could not be Tocated Withinthe 20' sewer easement, and if sewer Jines
hadto_beworked·on .it.would-be _removed.- Mt.Pingletonstatedthatpertheprovisiohs
ofthe.Taney-Coun·ty_DevelopmentGuidante:Code.a fence could not be placed there in
lieu oftheveg_etation. He statedthatifthe applicant-desired to, they could appealto
the ·Board of Adjt.Jstmerit Mrs. Martin asked ifthe atea could -flood. Mr. Wolfe stated ·
that there are pipes underneath that WiiLcollect the water and d~tour it off the
property. The entire property is filled with sholrotk according to Mr~ Wolfe ·whiCh in his
. opinion~ will help with detention. The applicant can also raise -the -structures he plans to
build to keep them from flooding . . EverYthing Will be stored on the flat surface. Rod
Sparks who lives be~ide the property informed;the Commission aboutthe area and is
concerned about flooding. He wants to know Mow high the developer will bring the
property. Shirley Sparks who also lives in the qrea also informed the Commission that
this property was wetlands and was concerned.about a business being compatible With
the area. She_stated that a requirement of the $ewer District is that you stay at least
· _seven feet from a sewer line with a permanentstructure. Mr. Caudill asked about the
elevation. Mr. Wolfe stated ~hat the property will not be filled in any more. Mr.
·"'

Pingleton stated that the rules are th
any more-runoff · ·. · nitdid .· .···
· The greenhouse· not . retaiL Because there ts a decrepency-
. . buffering between residential and commercial; and the .
question ofthe setback, thisprojectshouldproceed to the Board of Adjustment before
receiving a final vote from the Planning Commission. ·

Besser Corner: a request by Randy Besser to construct an 8070 sq. ft.
commercial building on Lots 4-5 of COontry Club Heights Subdivision; Eddie Wolfe
representing .the applicant clarified the request and reported ·that the applicant has
already installed a 7' high wooden fence along _the back. There is also-a ·question about
the buffeting. betweentheresidenti~ll : andcommertial in the batk of the.property; Mr.
Besser is requestingaland<usechange-only onthe .three lots between~ the existing
·building he owns and the ·residential structure on the other side. Mr. Atchley-discussed
making the -buildingssmallertoavoidthe back buffering problem. Mr. W:Olfestated.that
because the electric wHfgo behind the ·buildings this could not .be done. Discussion
folloWed regarding the electric lines. Mr. Stewart discussed the 25' bufferand if the
-Commission could aska developer to place a fence if a vegetativebufferwasremoved;
and who would maintain it, when itisvegetative. Mr. Pingleton stated thatthis,needs.
to be clarified ih the Code. Melissa.Port who lives in Heritage Estates Which is·across-the
street from this request was concerned about additional traffic, delivery truckS; noise,
types of businesses and nightly business, security and crime, and buffering. She stated
that she doe~n't see the need of this:type of business because the_ Sun fest rnall-isjlist
down the road which -has some vacancies. Patty Gromous who also livesinthe area
expressed a concern about traffic.. She asked that a turning lane be placed-there if the
project is approved. The· Board suggested.the applicant proceed to the Board Of
Adjustment before receiving a final vote-Jrom the Planning Commission. Mr. Wolfe-
answered a question from Mr. Edwards regarding what kind of businesses would go in
_the buildings, and stated some of the ki.rids of businesses were being-considered.
Discussion -followed.

Mr. Pingleton explained that these two requests will be postponed until they both:
ap-pear.before the Board of Adjustment; and possibly wm appear in October for the.final
vote.

Old .and New Business:
Discussion followed regarding changes to the Code, and clarification of some
questions the Planning Commission has for the County Commission. Mr. Pingleton asked
the Planning Commission to have ready some questions to present to the County
CommiSsion, to discuss next week.

Adjournment:
· With no other business on the agenda for August 8, 2011 the meeting adjourned
_at 7:15 p.m.
 "Original" Site Plan - Jake's Lake Storage

JAKE'S LAKE S TORAGE
"PRELIMINARY PLAT"
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LOCATED IN THE NEl/ 4 OF THE NWl/ 4 OF /
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TABLE RO(/K ACRES,
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EDDIE 0. WOlFE P.U. 2 / PO I
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JACK E. HOUSEMAN P.L.S. 2005019222
------ 8
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S<xw>red "'' RESORT INSTA LLATION SYSTEMS

"':";;'~~ LEGEND
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WOLFE SURVEYING. INC.

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EDDIED. WOLFEP.L.S. 2190(PRE$1DENT)
r • - a. 1/'J - PW PATRICK W. BROWN (VICE PilES/DEN!} I I

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SOILP 1.,. J()' 06-22-11 ORA~ BY: J..,.f...
 "Revised" Site Plan - Jake's Lake Storage
JAKE'S LAKE STORAGE
"PRELIMINARY PLAT"
LOCATED IN THE NEJ/ 4 OF THE NWJ/ 4 OF / ~ ""'~o·
Q' ~~
----- - -- - - ----- - -
SECTION 14, TOWNSHIP 22 NORTH, RANGE 22 WEST
OF THE 5th PRINCIPAL MERIDIAN
/ ~ \ ---,-- --------r---- --~ ------l
TANEY COUNTY, MISSOURJ
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 TANEY COUNTY
PLANNING COMMISSION
DIVISION Ill PERMIT
STAFF REPORT

HEARING DATE: August 13, 2012

CASE NUMBER: 2012-0013

PROJECT: Happy Hollow Community Dock Association - Boat
Dock Parking Lot

APPLICANT: Happy Hollow Community Dock Association, LLC

LOCATION: The subject property is located in the 300 Block of
Happy Hollow Road, Hollister, MO; Oliver Township;
Section 3, Township 21, Range 22.

REQUEST: The applicant, the Happy Hollow Community Dock
Association is requesting the approval of a Division Ill
Permit in order to allow for the development of a 50' x
100' lot as a four (4) space public parking lot to serve
an existing boat dock that is being expanded.

BACKGROUND and SITE HISTORY:

An addition has been proposed to the present boat dock at this site, taking it from a two
(2) stall dock to a six (6) stall dock. The U.S. Army Corps of Engineers is requiring
additional public parking for at least 2 vehicles. The applicant is proposing to create a
clearing on Lot 31 of Williams Point Subdivision in order to allow for the parking of up to
four (4) vehicles while using the dock.
The current application was approved for Concept on July 16, 2012.

GENERAL DESCRIPTION:

The subject property is a 50' x 100 lot and is described as Lot 31 of the Williams Point
Subdivision and is located in the 300 Block of Happy Hollow Road, Hollister, MO.

REVIEW:

The proposed site will consist of a four (4) lot public, boat dock parking lot. Access to
the site will be provided via the Happy Hollow Road.

The project received a total score of 0 on the Policy Checklist, out of a maximum
possible score of 5. No relative policies received a negative score.
Division III Staff Report- Happy Hollow Community Dock Association- Boat Dock Parking Lot- 2012-0013
Page 1
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. A compliance letter from the U.S. Army Corps of Engineers shall be
submitted to the Planning Department.(Chapter VI-VII)
3. 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- Happy Hollow Community Dock Association - Boat Dock Parking Lot- 2012-0013
Page 2
Division Ill Relative Policy Scoring Sheet:
Western Taney County

0

0

0

0

0

0

Page 1 of 5
Division Ill Relative Policy Scoring Sheet:
estern Taney County

1 . 0 0

Page 2 of 5
Division Ill Relative Policy Scoring Sheet:
estern Taney County

Page 3 of5
Division Ill Relative Policy Scoring Sheet:
estern Taney County

2 0 0

0

Page 4 of 5
 Division Ill Relative Policy Scoring Sheet:
Western Taney County

Total Weighted Score= 0
Maximum Possible Score= 5
Actual Score as Percent of Maximum= 0.0%
Number of Negative Scores= 0
Negative Scores as % of All Applicable Scores= 0.0%
Scoring Performed by: Date:

Page 5 of 5
Project: Happy Hol.low Community Dock Association
Permit#: 12-13

Atchley I Bonita Kissee
August 1, 2012
 Project: Happy Hollow Community Dock AssociatiofPermit: 12-13

Scoring by: Bob Atchley I Bonita Kissee
Date: August 1, 2012