P&Z Public Meeting Packet

T a n e y C o u n t y P l a n n in g C o m m is s io n
P. O. Box 383 • Forsyth, Missouri 65653
Phone: 417 546-7225 / 7226 • Fax: 417 546-6861
website: www.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, NOVEMBER 10, 2014, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to O rder:
Establishment of Quorum
Explanation o f Meeting Procedures
Presentation o f Exhibits

Public H earing:
Beeler House Nightly Rental
Thunderhead Point
TC Outdoors, Nightly Rental

Old and New Business:
Potential Division III request for pool hall
Potential Division III request for a marine sales and repair business

A d jo u rn m e n t.
 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III SPECIAL-USE PERMIT
STAFF REPORT

HEARING DATE: N o ve m b e r 10, 2014

CASE NUMBER: 2014-0008

PROJECT: B e ele r H ouse N ightly Rental

APPLICANTS: Brad & Pam M oncado

LOCATION: T he su b je ct prope rty is located at 945 B eeler Road,
Branson, MO; B ranson T ow nship; Section 22,
T o w nship 23, R ange 21.

REQUEST: T he applicants, Brad & Pam M oncado are requesting
approval of a Division III S p ecia l-U se P erm it in order
to utilize an existing, tw o (2) bedroom , sin gle -fam ily
reside nce fo r nightly rental.

BACKGROUND and SITE HISTORY:

T he P lanning D e partm ent issued Division I Perm it # 2007-0026I, authorizing the
construction of the sin gle -fam ily reside nce in question. The a p p ro xim a te ly 4 ,000 square
foot, sin g le -fa m ily reside nce is curre ntly listed w ith the M ultiple Listing S ervices (M LS)
as containin g five (5) bedroom s and th re e and o n e -h a lf (3 V-i) bathroom s.

T he property in question is served by an on-site (septic) w a ste w a te r tre a tm e n t system
and a private well.

T he curre nt application w as approved fo r C o ncept on O ctob er 20, 2014.

GENERAL DESCRIPTION:

T he subject property is an a p p ro xim a te ly 1.15 acre m eets and bounds described parcel
of land (per the A s s e s s o r’s Inform ation via Beacon), w hich contains an app ro xim ate ly
4,369 square foot, located at 945 B eeler Road, Branson, MO.

Division III (Special-Use Permit) Staff Report - Beeler House - Nightly Rental - 2014-0008 Page 1
REVIEW:

The T an ey C ounty D evelo pm e nt G uida nce C ode defin es nightly rental as “A residential
building, structure, or part th e re o f th a t m ay be rented fo r any period o f tim e less than
thirty (30) days, counting portions of days as full d a y s .” C urrently, the app licants w ould
have the ability to rent the residence fo r a period o f th irty (30) days or greater.

T he exte rio r a p p earance of the sin g le -fa m ily hom e w ill rem ain the sam e. Per the nightly
rental provisions o f the D evelo pm e nt G uidance Code, “T he m axim um occup a n cy fo r a
N ightly R ental shall be tw o (2) persons per dw elling unit, plus tw o (2) persons per
b e d ro o m .” T he refore, the five (5) bedroom hom e w ould have a m axim um o ccu p a n cy of
tw elve (12) people.

The property is served by an on-site (septic) w a ste w a te r tre a tm e n t system and a private
well. S e ptic P erm it # 1999-0409 w as issued w a s issued authorizing the construction of
the septic system .

The property is served by an existing drive o ff o f B eeler Road.

Per the nightly rental provisions o f the D e ve lo p m e n t G uidance Code, “O ne (1) off-street
parking space shall be provided fo r each tw o (2) persons of occup a n cy in a N ightly
R e nta l.” T h e refore a total o f six (6) parking space s w ill be required. T he residence is
curre ntly served by a thre e (3) ca r attached garag e and a parking area large enough to
acco m m o d a te the add ition al three (3) cars. The property w ill exceed the m inim um
parking require m en ts of the D evelo pm e nt G uida nce Code.

A nightly rental application falls under the provisions o f a Division III S p ecia l-U se Perm it.
Per the provisions o f the D evelo pm e nt G uida nce Code, a S pecial-U se P erm it is specific
to the a p p lica n t to w hom the perm it is issued and cann ot be transferred w ith o u t
Planning C o m m ission approval. Per the provisions o f the D e velo pm e nt G uida nce Code
the S p ecia l-U se P erm it cann ot be used to establish com m e rcial co m patib ility fo r or with
any futu re land-use change applications.

T he adjoining property im m ediately to the north is light residential. T he adjoining
prope rty im m ediate ly to the south is B eeler Road, light residential and vacant. The
adjoining property im m ediate ly to the east is B eeler Road and light residential. The
adjoining property im m ediate ly to the w e st is light residential and vacant.

The project received a total score of -28 on the P olicy C hecklist, out of a m axim um
possible score of 29. T he relative policies receiving a negative score consist of offsite
nuisances, right-of-w ay on existing roads, em e rg e n cy w a te r supply, solid w a ste disposal
service, use co m p a tib ility and traffic.

Division III (Special-Use Permit) Staff Report - Beeler House - Nightly Rental - 2014-0008 Page 2
STAFF RECOMMENDATION:

If the T a n e y C ounty Planning C om m ission approves this request, the follow ing
require m en ts shall apply, unless revised by the P lanning C om m ission:

1. C o m plia nce w ith the provisions o f the T a n e y C ounty D e ve lo p m e n t G uidance
Code.

2. C o m plia nce letters from the W estern T an ey C ounty Fire P rotection D istrict and
the M issouri D epartm ent o f R evenue; including all other e ntitie s w h ich have
require m en ts governing a d e ve lo p m e n t of this nature shall be provided to the
P lanning D e partm ent office .(C h a p te r V I-V II)

3. A valid M issouri D epartm ent o f R evenue Sales Tax License shall be provided to
the Planning D e partm ent prior to the issuance o f a C ertificate o f C om pliance. A
No T ax Due Letter from the M issouri D epartm ent of R evenue shall be subm itted
to the Planning D epartm ent office annually, indicating th a t the sales taxes have
been paid.

4. No outside storage o f e q u ip m e n t or solid w a ste m aterials.

5. This decision is subject to all existing easem ents.

6. This residence shall a ccom m odate (sleep) no m ore than tw elve (12) persons per
night. T he total occup ancy m ay be fu rth e r lim ited based upon the provisions of
the W estern T a n e y C ounty Fire P rotection D istrict require m en ts and regulations.

7. T h e B eeler H ouse N ightly R ental has been approved as a S p ecia l-U se Perm it.
T h e refore the perm it is specific to the a pp licant to w hom the p erm it is issued and
ca n n o t be tran sferred w ith o u t Planning C o m m ission approval. T h e S pecia l-U se
P erm it shall not be used to establish com m ercial co m patib ility fo r or w ith any
futu re land-use change applications.

8. T his D ecision o f Record shall be filed w ith the T an ey C ounty R e co rd e r’s O ffice
w ithin 120 days or the approval shall expire (C hapter II Item 6).

Division III (Special-Use Permit) Staff Report - Beeler House - Nightly Rental - 2014-0008 Page 3
 12 5ft

32.50ft

[N o nlivin g Area Area C alculation
Lower Level (finished) 1444.44 ft1
i nwjftri weA iszm s2
 25ft

to
<J>
3-car Attached Garage

10.5ft

17ft Dining
11 5ft 6ft

1/2 Ba -d
Foyer c
3
(stairs) TO
Master _1

Bedroom Kitchen

Bedroom

43.50ft
fO
Living Room |
"ro
JC

Master
Office
Bedroom
Bath _c
4-'
CO
Cjh j

64.50ft

i!n Deck
oi

12 54

12 ft

l l ivm si ir p a Area Calculation I
Main Level 28SO.50 ft* Main Level x 1.00 = 2890.50 f t :
2.5ft X 6 .5 flx 0.50 = S. 12 ft2
1Nonliving Area 3 k
2-car Oarage 900.00 ft1 is 10ftx 10.5ft X 0.5Q = 52,5 ftJ
W o o d Deck 156.25 ft= £ 14.5ft X 10ft X 0.36 = 5 2 .5 ^
L 6.95ft x 10.5ft x 0.18 = 13.12 ft1
a 17ItX 211X 0.00 =*■ EC.so
a 17.18fix 19ft X 0.07 = 23.75 ft;
A 44ft X 17.26ft X 0.4S = 374.iK5.ft5
h 44.3Sft.x 11,5ft X 0.46 = 235.75 ft:
L 64.50* y. 43 93ft X 0.41 = 132225 ft1
|Totaf Living Area {rounded}: 2390 f t ' m 36.09ft X 43.50ft X 0.50 = 7S3.00 ft1
 NEW POINT OF BEGINNING
TRACT ”2 ’
239.42
s 86'16,19 196.07'

SA TELL
D IS H

R = 117.31
L - 73 6 . / J

GRAPHIC SCALi
Beeler House Nightly Rental Permit#: 14-08

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
W ater Q uality
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 0 0
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environm ental 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= 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= X

cannot cause impact 0
could impact but appropriate abatement installed -1 2
could impact, no abatement or unknown impact -2
Land Use C om patibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -1 -5
cannot be mitigated -2
Com patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4
impact readily apparent / out of place -2

Page 1 o f 5
Beeler House Nightly Rental Permit#: 14-08

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LOT COVERAGE n/a= 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 n/a= X

bulk / scale less than or equivalent to surrounding areas 0
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 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 n/a= 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 / 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 / not blocked from view -2

STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= 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 / not blocked from view -2

LANDSCAPED BUFFERS - RESIDENTIAL n/a= X

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 0 2

no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 of 5
Beeler House Nightly Rental Permit#: 14-08

Section Score
Performance

Importance
Division Mi Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= 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 Econom ic Developm ent
RIGHT TO FARM n/a= X

does not limit existing agricultural uses / 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= 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 n/a= X

creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5
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 / functions are compatible or not applicable 2
uses / functions are integrated and separated based on compatibility 1

uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2
C om m ercial Developm ent
DEVELOPMENT PATTERNS n/a= X

clustered development / 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 o f 5
Beeler House Nightly Rental Permit#: 14-08

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
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
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
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 0 0
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 / 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
Beeler House Nightly Rental Permit#: 14-08

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
PEDESTRIAN SAFETY n/a= 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 / protection 0
BICYCLE CIRCULATION n/a= X

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse development underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 2 8
utilities above ground and not within specific easements -1
no specific management of utilities -2
O pen-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 W aste 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 / no pick-up service provided -2
Total Weighted Score= -28
Maximum Possible Score= 29
Actual Score as Percent of Maximum= -96.6%
Number of Negative Scores= 6
Negative Scores as % of All Applicable Scores= 60.0%

Scoring Performed by: Date:

Bob A tchley / Bonita Kissee O ctober 29, 2014

Page 5 of 5
Project: Beeler House Nightly Rental Permit: 14-08
As
Max. Possible % Total Negative Scores
Scored
|Scoring 29 -28 -96.6% 6 60.0%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 15 -30 4 66.7%
sewage disposal 10 0
off-site nuisances 0 -5
diversification
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 1 50.0%
slopes
use com p atib ility 0 -4
pedestrian circulation
underground utilities 8 8
Importance Factor 3
soil limitations
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developments
development patterns
development buffering
water system service 6 0
Importance Factor 2 0 -2 1 100.0%
wildlife habitat and fisheries
air quality
building materials
residential buffer / screening
residential privacy
traffic 0 -2
pedestrian safety
usable open space
Importance Factor 1
lot coverage
rooftop vents / equipment
bicycle circulation

Scoring by: Bob Atchley / Bonita Kissee
Date: October 29, 2014
Project: Beeler House Nightly Rental
Permit#: 14-08
Policies Receiving a Negative Score
Importance off-site nuisances right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: October 29, 2014
Beeler House Nightly Rental
Beeler House Nightly Rental - 945 Beeler Road, Branson, MO
Division III Permit 2014-0008
Taney County GIS - Beacon
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Sams Family Nightly Rental - 1264 Goodnight Hollow Road
Division III Permit 2014-0007
Pictometry - View from the North
Sams Family Nightly Rental - 1264 Goodnight Hollow Road
Division III Permit 2014-0007
Pictometry - View from the South
Sams Family Nightly Rental - 1264 Goodnight Hollow Road
Division III Permit 2014-0007
Pictometry - View from the East
Sams Family Nightly Rental - 1264 Goodnight Hollow Road
Division III Permit 2014-0007
Pictometry - View from the West
 Th e Ta n ey -C o u n ty
P l a n n in g C o m m is s io n

Property Location

Taney County Courthouse
JHearing Location
Date: I \ IO " \<~t'
Time: 6^:00 PM
Phone
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III STAFF REPORT

HEARING DATE: N o vem b er 10, 2014

CASE NUMBER: 2014-0009

PROJECT: T hu nderhea d Point

APPLICANTS: W hite O ak V entures, T hree Johns C o m pa ny and Big
C edar

REPRESENTATIVE: Eddie W olfe

LOCATION: T he subject property is located along the w e st side of
the 400 - 600 blocks of Lakeshore Drive, R idgedale,
MO; O liver Tow nship; Section 11, T o w nship 21,
Range 22.

REQUEST: T he applicants, W hite O ak V entures, T hree Johns
C om pany and Big C edar are requesting approval o f a
Division III P erm it authoring the expansion and re­
d eve lo p m e n t of T hu nderhead Point. T hu nderhead
Point is to include a total o f tw enty-five (25) rental
cabins, an associated pool am enity area and a new
parking area fo r the proposed new boat docks.

BACKGROUND and SITE HISTORY:

The subject property consists of three (3) parcels with a total of +/- 27.05 acres (Parcels
# 19-1.0-11-004-010-021.001 - +/-17 acres, Parcel # 19-1.0-11-004-01 0-0 21.000 - +/-
1.66 acres, Parcel # 19-1.0-11-001-01 6-0 04.000 - +/-8.39 acres - per the A sse ssors
Inform ation). The parcels in question are a part of the C ozy C ove S ubdivision and also
O zarks P aradise Village.

This phase o f T hu nderhead P oint will not enco m p ass the entire +/-27.05 acres
contained w ithin the three (3) parcels. The two northern parcels (P arcels # 19-1.0-11­
001 -0 16-004.000 and 19-1.0-11-004-01 0-0 21.000) contain existing rental cabins. The
so u th e rn -m o st Parcel (Parcel # 19-1.0-11-004-01 0-0 21.001) is curre ntly vacant.

On O ctob er 23, 2014 D ivision II Perm it #s 2014-0029 through 0040 w e re issued
specifically fo r Parcel # 19-1.0-11-004-01 0-0 21.000 authorizing the dem olition and
reconstruction of tw elve (12) 800 - 1000 square foot, existing cabin units.

Division III Staff Report - Thunderhead Point - 2014-0009 Page 1
A portion of Lakeshore Drive (as indicated on the C onceptual Site Plan) has already
been vacated via a public hearing before the C ounty C om m ission. T he app licants are
proposing to re-located Lakeshore D rive fu rth e r south, as show n on the Site Plan.

GENERAL DESCRIPTION:

The applicants are proposing to expand the existing T hu nderhead Point rental cabin
area, w ith the construction of a total of tw e n ty-five (25) new rental cabins. The
applicants w ill begin the process by dem olishing and reconstructing tw elve o f the
existing cabin units on Parcel # 19-1.0-11-001-01 0-0 21.000 (As perm itted via the
Division II Perm its). T he applicants are fu rth e r proposing to expand T hu nderhea d Point
onto a curre ntly va ca n t parcel of land (P arcel # 19-1.0-11 -004-010-021.001).

A s stated above, the applicants will then begin the process of relocating a portion of
Lakeshore Drive and also constructing the internal infrastructure to serve the new
portion of the developm ent.

The C onceptual Site Plan indicates a sm all recreational area w hich m ay include such
uses as a recreation center, pool, play yard, laundry and fire pit.

The C onceptual Site plan fu rth e r indicates as sm all area w hich is referenced on the
C onceptual Site Plan as E xp lorer’s Landing. This area m ay include such uses as an
outfitter, beach area, kayaks, pad dle boards and pedal craft.

A s a part of this process the applicants will also be seeking the approval of the U.S.
A rm y C orps o f E ngineers fo r the perm itting of added boat houses. The applicants are
therefo re also requesting the approval o f a boat dock parking area as a part o f this
Division III Perm it application.

REVIEW:

The app licant is proposing to access T hunderhea d Point via the relocated Lakeshore
Drive. A s enu m e rated above, a portion of Lakeshore Drive has been fo rm a lly vacated
via the C ounty C om m ission. A portion o f Lakeshore Drive w ill be relocated fu rth e r
south as indicated on the C onceptual Site Plan. T he sta ff recom m ends that the
property in question be replated in o rder to properly reflect this road vacation and re­
align m en t of Lakeshore Drive and also to vacate the large n um be r o f lots that are plated
w ithin the C ozy C ove and O zarks P aradise V illage subdivisions.

As a part of this Division III Perm itting process, the applicants are also seeking the
approval of a boat dock parking area. T he Parking provisions of the D evelo pm e nt
G uidance C ode do not include sp e cification s fo r boat dock parking. H owever, the
applicants w ill be required to com ply w ith the m inim um parking requirem ents of the U.S.
A rm y C orps o f E ngineers fo r boat dock parking. During the C oncept Hearing, the
Planning C om m ission had requested additional inform ation concerning the ow nership
and access to the existing boat docks. T h e representative has indicated that all o f the
slips with the existing, large boat dock are ow ned by the applicants. O ne of the slips
within th e existing, sm all, p rivate d o c k is also o w n e d by th e ap p lican ts with th e
rem aining slip in the sm all dock being ow ned by a private individual.

Division III Staff Report - Thunderhead Point - 2014-0009 Page 2
T he existing cabins are served by sew er service via an existing w a ste w a te r tre a tm e n t
plant. T h e d e ve lo p m e n t is served by w a te r via a com m u nity well. T h e representative
has indicated that the w a ste w a te r tre a tm e n t plant w ill have adequate capacity to serve
the additional rental cabins. The app licant shall be required to provide docu m e nta tion
from the M issouri D e partm ent o f N atural R esources, indicating th a t the tre a tm e n t plant
w ill have ade quate capa city to serve the developm ent.

All electric utilities serving the d e ve lo p m e n t will be placed underground.

The a pp licant w ill be required to obtain land d isturba nce perm its via both T an ey C ounty
and the M issouri D e partm ent of N atural R esources (M oD N R ) fo r all land disturba nces
exceeding one (1) acre in size.

T hu nderhead Point w ill create a num ber of year-round and part-tim e jobs. A num ber of
jo b s have also been created by the planning, design and construction of the project.

The adjoining property im m ediate ly to the north is undeveloped lots w ithin the O zarks
P aradise V illage (prim arily ow ned by the app licants) and T able R ock Lake. The
adjoining property im m ediate ly to the south and east is undeveloped lots w ithin the
O zarks P aradise V illage (prim arily ow ned by the applicants). The adjoining property
im m ediate ly to the w e st is T able R ock Lake.

The project received a score of 5 on the Policy C hecklist, out of a m axim um possible
score of 53. The relative policies receiving a negative score consist of existing road
rights-of-w ay, em erg e n cy w a te r supply, solid w a ste disposal service and use
com patibility.

Division III Staff Report - Thunderhead Point - 2014-0009 Page 3
STAFF RECOMMENDATIONS:

If the T an ey C ounty Planning C om m ission approves this request, the follow ing
require m en ts shall apply, unless revised by the P lanning C om m ission:

1. C om plia nce w ith the provisions o f the T a n e y C ounty D e velo pm e nt G uidance
C ode and the T an ey C ounty Road S tandards that include plans fo r the follow ing:
a. Sedim ent and erosion control (Section 4 .1 .1 )
b. Land G rading P erm it for all distu rb a n ce s o f over once acre (A ppendix F)
c. S torm w ater m anag em e nt (A ppe ndix B Item 3)
d. U tility e a se m e nts and building line setbacks (Table 12)
e. Im provem en ts with scale o f buildings, streets, onsite parking and
utilities.(T able 6)
f. A lighting plan show ing th e location, he ig h t and o th e r specifications on the
lighting to be provided fo r th e deve lop m en t

2. C om plia nce letters from the W estern T an ey C ounty Fire P rotection District, and
the M issouri D epartm ent of Natural R esources (M oD N R ) and the U.S A rm y Corps
o f E ngineers, including all other entities w hich have requirem ents governing a
d e ve lo p m e n t of this n a ture.(C hapter VI-V II)

3. No outside storage o f e q u ipm ent or solid w a ste m aterials.

4. This decision is subject to all existing easem ents.

5. D ivision II P erm its will be required fo r all applicable structures in the d e ve lop m en t
(C hap te r 3 Sec. I Item B).

6. Prior to issuing C ertificates of C o m plia nce (C of Cs) a copy of the W estern Taney
C ounty Fire Protection District C e rtificate of O ccupancy (C o f O) shall be provided
to the Planning D e partm ent Office.

7. This D ecision o f Record shall be filed w ith the T aney C ounty R e cord er’s O ffice
w ithin 120 days or the approval shall expire (C hapter II Item 6).

Division III Staff Report - Thunderhead Point - 2014-0009 Page 4
The following are some questions about the proposed cabins
to be built at Ozarks Paradise Village and Cozy Cove.

1. What will be the plans for handling water and sewer?
2. Will there be a lot of noise associated with the pool
area?
3. Will the closing of Lakeshore Dr. be a part of this
project?
4. If #3 above is yes, will this be a partial or complete
closure?
5. Will any damage done to Lakeshore Dr. during
construction be repaired?

Darrell & Dee Kelling

450 Lakeshore Dr.
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Thunderhead Point Permit#: 14-09

Section Score
Performance

Importance
Division Hi Relative Poiicy Scoring Sheet:

Factor
Western Taney County

Score
Value
W ater 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
Environm ental 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...... X

development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 2 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a= X

no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 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 Com patibility
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
C om patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4
impact readily apparent / out of place -2

Page 1 o f 5
Thunderhead Point Permit#: 14-09

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LOT COVERAGE n/a=
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 n/a=
bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3 0 0
bulk / scale significantly different from surrounding areas / obtrusive -2
BUILDING MATERIALS n/a=
proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2 0 0
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= 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 / not blocked from view -2
STRUCTURAL SCREENING OF SOLID WASTE CONTAINERS n/a=
no on-site waste containers 2
blocked from view by structure design 1
blocked from view using screening 0 3 1 3
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= 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 / 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 0 2 0 0
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 of 5
Thunderhead Point Permit#: 14-09

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= 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 Econom ic Developm ent
RIGHT TO FARM n/a= x
does not limit existing agricultural uses / 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= 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 n/a=
creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5 1 5
creates seasonal jobs only 0
Site Planning, Design, O ccupancy
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 2 4
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a= X

uses / functions are compatible or not applicable 2
uses / functions are integrated and separated based on compatibility 1
uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2
Com m ercial Developm ent
DEVELOPMENT PATTERNS n/a= X

clustered development / 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
Thunderhead Point Permit#: 14-09

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet;

Factor
Western Taney County

Score
Value
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=
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
-0
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
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 1 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 n/a= 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

Page 4 o f 5
Thunderhead Point Permit#: 14-09

Section Score
Performance

Importance
Division lil Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
PEDESTRIAN SAFETY r\/a- 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 / protection 0
BICYCLE CIRCULATION n/a= X

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse development underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 1 4
utilities above ground and not within specific easements -1
no specific management of utilities -2
O pen-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 W aste 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 / no pick-up service provided -2
Total Weighted Score= 5
Maximum Possible Score= 53
Actual Score as Percent of Maximum= 9.4%
Number of Negative Scores= 4
Negative Scores as % of All Applicable Scores= 20.0%

Scoring Performed by: Date:

B ob A tc h le y / B o n ita K is s e s O c to b e r 2 9 , 2 0 1 4

Page 5 of 5
Project: Thunderhead Point
Permit#: 14-09
Policies Receiving a Negative Score
Importance rig ht-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: O ctober 29, 2014
Project: Thunderhead Point Permit: 14-09
As
Max. Possible % Total Negative Scores
Scored
jScoring 53 5 9.4% 4 21.1%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 25 -5 3 42.9%
sewage disposal 10 10
off-site nuisances 0 0
diversification 10 5
emergency services 0 0
right-of-way/roads 5 -5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Importance Factor 4 1 50.0%
slopes
use com p atib ility 0 -4
pedestrian circulation
underground utilities 8 4
Importance Factor 3 12 6
soil limitations 0 0
building bulk/scale 0 0
waste containers screening 6 3
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developments
development patterns
development buffering
water system service 6 3
Importance Factor 2 8 4
wildlife habitat and fisheries
air quality 0 0
building materials 0 0
residential buffer / screening 4 0
residential privacy 4 4
traffic 0 0
pedestrian safety
usable open space
Importance Factor 1
lot coverage 0 0
rooftop vents / equipment
bicycle circulation

Scoring by: Bob Atchley / Bonita Kissee
Date: October 29, 2014
 T H U N D E R . H E A D P O IN T
Potential 51'.euro Ledge
Site
Ousting Cabin #572
Abandoned portion cf
Lakeside Cabin Road
Lakeshore Drive
reconfigured co con­
nect co ncrv roads Reloc£.red porrson of i-ake-
ihore Drive

Exiting be*: traiiei lor,
The Garrison ar could become sice for 5 3unkjc A (#37) O IK 7

Thunder Head Po»nr. additional bunkics Bunkie E (*203) one + loft 4
recreation ccnicr, pool,
Sunkie C {flf2CS) rwo 1/
play vard. laundry, ftrc Potercia! furuic f.hasin*
3unkie D (#232) rwo + living 2
p 'f
ToiaJ Units 25

Reconfigured boai land­
ing r.rea with ligKr coloicd
gravel p a v in g , new dock ar
existing ramp, and added
North
boat houses Overlay onto Existing Conditions

Option “D 1’ Sice Plan
 Thunderhead Point
Division III Permit 2014-0009
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Division 111 Permit 2014-0009
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 Thunderhead Point
Division III Permit 2014-0009
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Division III Permit 2014-0009
Pictometry - View from the East
 Thunderhead Point
Division III Permit 2014-0009
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Division III Permit 2014-0009
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 TANEY COUNTY
PLANNING COMMISSION
DIVISION III SPECIAL-USE PERMIT
STAFF REPORT

HEARING DATE: Novem ber 10, 2014

CASE NUMBER: 2014-0010

PROJECT: TC Outdoors Nightly Rental

APPLICANTS: Tony & Helen W illiam s

LOCATION: The subject property is located on Juniper Lane,
Ridgedale, MO; Oliver Township; Section 11,
Township 21, Range 22.

REQUEST: The applicants, Tony & Helen W illiam s are requesting
approval of a Division III Special-Use Permit in order
to allow a future single-fam ily residence to be utilized
for nightly rental.

BACKGROUND and SITE HISTORY:

The property in question is currently two vacant lots referenced as Lots 29 and 30,
Block 7 of Lakeside South, Ozarks Paradise Village.

If a home were constructed currently, the residence would be required to be served by
an on-site (septic) wastewater treatm ent system and a private well. However, a sewer
main extension is planned for the area, which would potentially allow for the future
residence to be served via public sewer.

The current application was approved for Concept on October 20, 2014.

GENERAL DESCRIPTION:

The subject property is described as Lots 29 and 30, Block 7 of Lakeside South, Ozarks
Paradise Village and is an approxim ately .4 acre, vacant property (per the A ssessor’s
Information via Beacon).

The applicants have indicated that they are wishing to seek Planning Commission
approval of nightly rental, allowing for the construction of a single-fam ily residence to be
utilized for nightly rental until such a time as it is utilized by the applicants as their
primary residence, upon retirement.

Division III (Special-Use Permit) Staff Report - TC Outdoors Nightly Rental - 2014-0010 Page 1
REVIEW:

The Taney County Developm ent Guidance Code defines nightly rental as “A residential
building, structure, or part thereof that may be rented for any period of time less than
thirty (30) days, counting portions of days as full days.”

The applicants have indicated that the exterior appearance of the nightly rental structure
will not differ from any other single-fam ily residence because the structure will act as
their prim ary residence, upon retirement.

Per the nightly rental provisions of the Developm ent Guidance Code, “The maximum
occupancy for a Nightly Rental shall be two (2) persons per dwelling unit, plus two (2)
persons per bedroom (e.g., a two (2) bedroom dwelling unit is permitted a maximum
occupancy of six (6) persons).” The future structure will be required to com ply with
these minimum standards.

The property in question is located adjacent to Juniper Lane. A t this time, Juniper Lane
has not been improved and is a gravel surfaced roadway. The staff recomm ends that
improvements to the roadway surface be made within the approxim ately 220 feet of
roadway located between the two lots in question and Estate Drive.

Per the nightly rental provisions of the Developm ent Guidance Code, “One (1) off-street
parking space shall be provided for each two (2) persons of occupancy in a Nightly
Rental.” Therefore the parking area(s) would be required to meet this minimum
requirement.

A nightly rental application is looked upon by the Developm ent Guidance Code as a
Division III Special-Use Permit. Per the provisions of the Developm ent Guidance Code,
a Special-Use Permit is specific to the applicant to whom the permit is issued and
cannot be transferred w ithout Planning Com m ission approval. Per the provisions of the
Developm ent Guidance Code the Special-Use Permit cannot be used to establish
commercial com patibility for or with any future land-use change applications.

The adjoining property im mediately to the north, south, east and west is vacant. The
majority of the neighboring lots are either owned by Bluegreen or W hite Oak Ventures.
Big C edar’s developm ent is located further to the east and south of the property in
question.

The project received a total score of -24 on the Policy Checklist, out of a maximum
possible score of 33. The relative policies receiving a negative score consist of
em ergency services, right-of-way on existing roads, em ergency w ater supply, solid
waste disposal service and soil limitations.

Division III (Special-Use Permit) Staff Report - TC Outdoors Nightly Rental - 2014-0010
STAFF RECOMMENDATION:

If the Taney County Planning Commission approves this request, the following
requirements shall apply, unless revised by the Planning Commission:

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code.

2. Compliance letters from the W estern Taney County Fire Protection District and
the Missouri Department of Revenue; including all other entities which have
requirem ents governing a developm ent of this nature shall be provided to the
Planning Departm ent office.(Chapter VI-VII)

3. A valid Missouri Department of Revenue Sales Tax License shall be provided to
the Planning Departm ent prior to the issuance of a Certificate of Com pliance. A
No Tax Due Letter from the Missouri Department of Revenue shall be submitted
to the Planning Department office annually, indicating that the sales taxes have
been paid.

4. No outside storage of equipm ent or solid waste materials.

5. This decision is subject to all existing easements.

6. This residence shall accom modate (sleep) no more than two (2) persons per
dwelling unit, plus two (2) persons per bedroom. The total occupancy may be
further limited based upon the provisions of the W estern Taney County Fire
Protection District requirements and regulations.

7. The TC Outdoors Nightly Rental has been approved as a Special-Use Permit.
Therefore the permit is specific to the applicant to whom the perm it is issued and
cannot be transferred without Planning Commission approval. The Special-Use
Permit shall not be used to establish commercial com patibility for or with any
future land-use change applications.

8. 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 (Special-Use Permit] Staff Report - TC Outdoors Nightly Rental - 2014-0010 Page 3
TC Outdoors Nightly Rental Permit#: 14-10

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
W ater Q uality
SEWAGE DISPOSAL n/a=
centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 0 0
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground w ater pollution -2
Environm ental Policies
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 -1 -3
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box......
developm ent on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
W ILDLIFE HABITAT AND FISHERIES n/a= X

no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a= X

cannot cause impact 0
could impact but appropriate abatement installed -1 2
could impact, no abatem ent or unknown impact -2
Land Use Com patibility
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
C om patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 0 0

impact readily apparent / out of place -2

Page 1 of 5
TC Outdoors Nightly Rental Permit#: 14-10

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:
W estern Taney County

Factor

Score
Value
LOT COVERAGE n/a=
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 n/a= X

bulk / scale less than or equivalent to surrounding areas 0
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 0
proposed materials sim ilar and should blend with existing structures -1 2
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= X

no rooftop equipm ent or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE 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 / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= X

no outdoor storage o f 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 / 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 0 2 2 4
no landscaped buffer between residences and local streets -1

no landscaped buffer from any road -2

Page 2 o f 5
TC Outdoors Nightly Rental Permit#: 14-10

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= 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 Econom ic Developm ent
RIGHT TO FARM n/a= X

does not limit existing agricultural uses / 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= X

no viable impact on existing industrial uses by residential developm ent 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2

DIVERSIFICATION n/a= X

creates >=5 full-time, year-round jobs outside of recreation / resort sector 2

creates full-time, year-round and seasonal jobs 1 5
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 / functions are compatible or not applicable 2

uses / functions are integrated and separated based on compatibility 1
uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2

C om m ercial Developm ent
DEVELOPMENT PATTERNS n/a= X

clustered developm ent / 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 developm ent with no appreciable sharing of facilities -1
unclustered developm ent with no sharing or ability to share facilities -2

Page 3 of 5
TC Outdoors Nightly Rental Permit#: 14-10

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
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=
structure size and/or access can be serviced by em ergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 5 -1 -5
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0 1 -o
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
W ATER 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 0 0

private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -1 0

no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE n/a= X

paved and dedicated walkways (no bicycles) provided throughout developm ent 2
paved walkways provided throughout developm ent / 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
TC Outdoors Nightly Rental Permit#: 14-10

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
PEDESTRIAN SAFETY n/a= 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 / protection 0
BICYCLE CIRCULATION n la - X

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse developm ent underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 0 0
utilities above ground and not within specific easements -1
no specific management of utilities -2
O pen-Space Density
USABLE OPEN SPACE n/a= X

residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>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 W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY r\/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 W ASTE 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 / no pick-up service provided -2
Total W eighted Score= -24
Maximum Possible Score= 33
Actual Score as Percent of Maximum= -72.7%
Number of Negative Scores= 5
Negative Scores as % of All Applicable Scores= 35.7%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee October 29, 2014

Page 5 of 5
Project: TC Outdoors Nightly Rental
Permit#: 14-10
Policies Receiving a Negative Score
Importance emergency services right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance none
Factor 4:
Importance soil limitations
Factor 3:
Importance no n e
Factor 2:
Importance non e
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: October 29, 2014
Project: TC Outdoors Nightly Rental Permit: 14-10
As
Max. Possible % Total Negative Scores
Scored
jScoring 33 -24 -72.7% 5 35.7%
Mpnat'p
Max. As
Possible Scored Num ber of Percent
Importance Factor 5 15 -25 4 66.7%
sewage disposal 10 0
off-site nuisances 0 0
diversification

e m e rg e n c y s e rv ic e s 0 -5
rig h t-o f-w a y /ro a d s 5 -5

e m e rg e n cy w a te r s u p p ly 0 -10
w a s te d is p o s a l s e rv ic e 0 -5
waste disposal com m itm ent

Importance Factor 4
slopes 0 0
use com patibility 0 0

pedestrian circulation
underground utilities 8 0

Importance Factor 3 6 -3 1 50.0%
s o il lim ita tio n s 0 -3
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developm ents
developm ent patterns
developm ent buffering
water system service 6 0

Importance Factor 2 4 4
wildlife habitat and fisheries
air quality
building materials

residential buffer / screening 4 4
residential privacy
traffic 0 0
pedestrian safety
usable open space

Importance Factor 1
lot coverage 0 0
rooftop vents / equipm ent
bicycle circulation

Scoring by: Bob Atchley / Bonita Kissee
Date: October 29, 2014
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Pictometry - View from the North
TC Outdoors Nightly Rental - Juniper Lane, Ridgedale, MO
Division III Permit 2014-0010
Pictometry - View from the South
TC Outdoors Nightly Rental - Juniper Lane, Ridgedale, MO
Division III Permit 2014-0010
Pictometry - View from the East
TC Outdoors Nightly Rental - Juniper Lane, Ridgedale, MO
Division III Permit 2014-0010
Pictometry - View from the West
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