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 issio 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, MARCH 9, 2015, 6:00 P.M.
COUNTY COMMISSION HEARING ROOM
TANEY COUNTY COURTHOUSE

Call to Order:
Establishment o f Quorum
Explanation o f Meeting Procedures
Presentation o f Exhibits

Public Hearings:
Muddy Man Storage
Sycamore Creek Family Ranch
Branson's Nantucket
Gumi Camp USA
Missouri Ridge

Old and New Business.
Tentative

Adjournm ent.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 9, 2015

CASE NUMBER: 2014-0012

PROJECT: Muddy Man Storage, Branson

APPLICANT: Your Land Office, LLC

REPRESENTATIVE: Jerry Jeschke

LOCATION: The subject property is located in the 200 block of the
Shepherd of the Hills Expressway, Branson, MO;
Branson Township; Section 30, Township 23, Range
21 .

REQUEST: The applicant, Your Land Office, LLC is requesting
approval of a Division III Permit to allow for the
developm ent of a self storage facility.

BACKGROUND and SITE HISTORY:

The subject property is a vacant 1.6 acre meets & bounds described tract of land,
located in the 200 block of Shepherd of the Hills Expressway, im m ediately w est of the
intersection of Shepherd of the Hills Expressway and State highway 248.

The property in question is bounded by the municipal limits of the City of Branson on all
four (4) sides.

The current application was approved for Concept on February 17, 2015.

GENERAL DESCRIPTION:

The applicant, Your Land Office, LLC is proposing to utilize the +/- 1.6 acre meets &
bounds described tract of land as a self storage facility. The applicant is seeking the
Planning Com m ission approval of a Division III Permit authorizing the developm ent of a
self storage facility, with a total of approxim ately 26,750 square feet of storage space,
contained within a total of six (6) buildings, upon build out; including 3,200 square feet
of climate controlled storage space. The representative has indicated that the climate
controlled storage space will replace the laundry facility as was described and indicated
on the site plan during the Concept Hearing. The proposed buildings will be
prefabricated steel buildings on concrete foundations with fiberglass roll up doors. The
representative has indicated that the facility will be operated remotely from the
com pany’s existing offices in Rockaway Beach and also via an on-site kiosk. The

Division III P erm it Staff R eport - M uddy Man Storage - 2014-0012 Page 1
storage facility will be fenced with a chain link fence topped with three (3) strands of
barbed wire. The parking lots and driveways will be asphalt pavement. The applicant
has indicated that storm water will be directed to a detention basin in the southeast
corner of the property.

REVIEW:

The self storage facility will be served by a com m ercial driveway off of Shepherd of the
Hills Expressway, located in the southwest corner of the property. Matt Filice, Assistant
City Engineer with the City of Branson has informally indicated that the City will not have
any issues with the proposed curb cut in Shepherd of the Hills Expressway at the
southwest corner of the property.

The representative has indicated that the storage facility will not have an on-site office
facility and therefore will not require w ater or sewer service. The proposal is however
contiguous with the corporate limits of the City of Branson. The Planning Staff has
received a response from Joel Hornickel, Planning Director, City of Branson requesting
that the Planning Com m ission require that a sewer connection be made for this
property, thus requiring annexation into the City of Branson. The email from Mr.
Hornickel has been included in the packet.

Due to the addition of a large amount of im pervious surface (the m ajority of the site will
either be buildings or asphalt paved parking lots and driveways) a storm water
m anagem ent plan will be required. David Miller, Branson City Engineer / Public Works
Director has informally indicated via email that there is a wet w eather spring under the
Shepherd of the Hills Expressway in the area in question. Mr. Miller recomm ends that
the applicant place under drains or perforated pipe under the parking area to ensure
that the parking lot does not fail.

The adjoining property im m ediately to the north, east and west is utilized commercially.
The adjoining property im mediately to the south is Shepherd of the Hills Expressway
and com mercial uses. Per the provisions of the Developm ent Guidance Code buffering
is not required for this proposal because all of the existing, adjoining land uses are
com mercial in nature.

The project received a score of 1 on the Policy Checklist, out of a maximum possible
score of 13. The relative policy receiving a negative score consist of use compatibility.

Division III P erm it Staff R eport - M uddy Man Storage - 2014-0012 Page 2
SUMMARY:

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

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code and the Taney County Road Standards that include plans for the following:
a. Sedim ent and erosion control (Section 4.1.1).
b. Storm water m anagem ent (Appendix B Item 3).
c. Land Grading Permit for all non-agricultural land disturbances of over one
acre (Appendix F).
d. Utility easem ents and building line setbacks (Table 12).
e. Im provem ents with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. Com pliance letters from the Branson Public W ork Department, the W estern Taney
County Fire Protection District and the Missouri Departm ent of Natural Resources
(MoDNR) shall be submitted to the Planning Departm ent Office, including all other
entities which have requirem ents governing a developm ent of this nature (Chapter
VI-VII).

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

4. Shall the developm ent require the provision of sewer service in the future; the
property owner shall connect to Branson municipal sewer.

5. This decision is subject to all existing easements.

6. Division II Permits shall be required for all applicable structures in the
developm ent (Chapter 3, Section 1, Item B).

7. Prior to the issuance o f Division II Certificates o f Conformance (C o f Cs), the
developer shall first present a Certificate o f Occupancy (C o f O) from the Western
Taney County Fire Protection District to the Taney County Planning Departm ent
Office.

8. This Decision of Record shall be filed with the Taney County Recorder’s Office
within 120 days or the approval shall expire (Chapter 2, Item 6).

Division III P erm it Staff R eport - M uddy Man Storage - 2014-0012 Page 3
Muddy man Storage Permit#: 14-12

Section Score
Performance

Importance
Division Hi Relative Policy Scorin g Sheet:

Factor
W e s te rn T a n e y C oun ty

Score
Value
W ater Quality
SEWAGE DISPOSAL n/a= X
centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system o f 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
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......
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 abatem ent 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 -1 -4

impact readily apparent / out of place -2

Page 1 of 5
Muddy man Storage Permit#: 14-12

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
W e s te rn T a n e y C ounty

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 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 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 m ajor roads / highways only 1
minimal landscaped buffer, but compensates with expanse o f land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 of 5
Muddy man Storage Permit#: 14-12

Section Score
Performance

Importance
Division ill Relative Policy Scorin g Sheet:

Factor
W e s te rn T aney C ounty

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

Com 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 o f 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
Muddy man Storage Permit#: 14-12

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
W e s te rn T aney 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 - C apacity 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 0 0
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 K
40 ft. right-of-way -1
less than 40 ft. right-of-way -2

Internal Im provem ents
W ATER SYSTEM SERVICE n/a= X

central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY 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 0 0

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 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
Muddy man Storage Permit#: 14-12

Section Score
Performance

Importance
Division ill Relative Policy Scorin g Sheet;

Factor
W e s te rn T an e y C ounty

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 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 n/a= X
weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5
centralized, on-site trash collection receptacles available -2
SOLID 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= 1
Maximum Possible Score= 13
Actual Score as Percent of Maximum= 7.7%
Number of Negative Scores= 1
Negative Scores as % of All Applicable Scores= 8.3%

Scoring Performed by: Date:

Bob A tchley / Bonita Kissee F ebruary 25, 2015

Page 5 of 5
Project: Muddy man Storage
Permit#: 14-12
Policies Receiving a Negative Score
Importance none
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: February 25, 2015
Project: Muddy man Storage Permit: 14-12
As
Max. Possible % Total Negative Scores
Scored
jScoring 13 1 7 .7 % 1 8.3%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 5 5
sewage disposal
off-site nuisances 0 0
diversification
em ergency services 0 0
right-of-way/roads 5 5
em ergency w ater supply 0 0
waste disposal service
waste disposal com m itm ent

Importance Factor 4 8 -4 1 33.3%
slopes 0 0
use c o m p a tib ility 0 -4

pedestrian circulation
underground utilities 8 0
Importance Factor 3
soil lim itations 0 0
building bulk/scale 0 0
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
w ater system service

Importance Factor 2
wildlife habitat and fisheries
air quality
building materials 0 0
residential buffer / screening
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: February 25, 2015
Bob Atchley

From: Joel Hornickel [jhornickel@bransonmo.gov]
Sent: Tuesday, January 20, 2015 4:43 PM
To: Bob Atchley
Subject: Muddy Man Storage Branson

Bob:

W e have re ce ive d w o rd to d a y re g a rd in g an A p p lic a tio n f o r C o n c e p t (M u d d y M a n S to ra g e B ra n so n - S h e p h e rd o f th e
H ills E xpressw ay) w h ic h w ill go b e fo re th e T a n e y C o u n ty P la n n in g C o m m is s io n a t to n ig h t's m e e tin g . W h ile w e have
ta lk e d b rie fly to th e a p p lic a n t a b o u t th e ir re q u e s t se v e ra l w e e k s ago, w e n o w re q u e s t th e C o m m is s io n to re q u ire a
s e w e r c o n n e c tio n to be m a d e f o r th is p ro p e rty , th u s re q u irin g a n n e x a tio n to th e C ity o f B ra n so n so th e n all a p p lic a b le
b u ild in g codes and o th e r p e r tin e n t re g u la tio n s can be a p p lie d . Because th e a p p lic a n t p o in ts o u t th e y m a y add s e w e r
and w a te r im p ro v e m e n ts in th e fu tu re , w e fe e l th e y s h o u ld be re q u ire d to m a ke th o s e c o n n e c tio n s p rio r to
d e v e lo p m e n t o f th e p ro p e r ty as o p p o s e d to a v o id in g th e m n o w , o r c irc u m v e n tin g re g u la tio n s so th e h e a lth , s a fe ty and
w e lfa re o f o u r c o m m u n ity can be p ro te c te d . W e , n o r th e In te rn a tio n a l C ode C o u n cil d o n o t fe e l a 'p o r t- a - p o tty ' m e e ts
th e re q u ire m e n t o f p ro v id in g e m p lo y e e s o r p a tro n s a d e q u a te fa c ilitie s .

W e a p p re c ia te th e T a n e y C o u n ty P la n n in g C o m m is s io n 's c o n s id e ra tio n o f o u r re q u e s t and a re w illin g to p ro v id e any
a d d itio n a l d o c u m e n ta tio n as necessary.

Joel Hornickel
Director

C ity o f B ranson
Planning & Development Dept.
110 W. Maddux St. Suite 215
Branson, MO 65616

p: 417.337.8546
f: 417.334.2391
www.bransonmo.gov

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TANEY TANEY COUNTY
PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 9, 2015

CASE NUMBER: 2015-0002

PROJECT: Sycam ore Creek Family Ranch

APPLICANT: Marie Fulkerson

REPRESENTATIVES: Michael & Lisa Button

LOCATION: The subject property is located at 2657 Sunset Inn
Road, Branson, MO, Scott Township; Sections 15 &
22, Township 23, Range 21.

REQUEST: The representatives, Michael & Lisa Button are
requesting approval of a Division III Permit authorizing
the developm ent of the Sycamore Creek Family
Ranch, an agritourism and m inistry based
developm ent proposal, which includes an extensive
list of proposed uses as described in the General
Description.

BACKGROUND and SITE HISTORY:

The representatives have indicated that the Sycamore Creek Family Ranch will be
located upon four (4) adjoining parcels of land, with a total acreage of approxim ately
139.39 acres (per the Assessor’s information). The first parcel of land (08-5.0-22-000­
000-003.000) is an approxim ately 32.4 acres (per the Assessor’s information)
agricultural parcel of land, containing an existing residence. The second parcel of
property (08-5.0-22-000-000-002.000) is an approxim ately 17 acre agricultural parcel of
property (per the Assessor’s information). The third parcel of property (08-5.0-15-000­
000-034.000) is an approxim ately 78.42 acre agricultural parcel of property, containing
an existing residence and two barn structures (per the A ssessor’s information). The
fourth parcel of property (08-5.0-15-000-000-034.001) is an approxim ately 11.57 acre
agricultural parcel of property (per the A ssessor’s information). The Representative are
also proposing to lease two (2) adjoining parcels of property from Empire District
Electric, with an approxim ate total acreage of 105.6 acres.

On June 17, 2013 the Planning Commission approved Division I I I Permit # 2013-0011
authorizing the developm ent o f the Veterans Victory Village, which was to be an
approxim ately 245 unit residential housing complex, held in a condominium style of
ownership, providing housing fo r disabled veterans and their fam ilies, via a total of
seven (7) m onolithic dome structures, fo r the properties in questions. In conjunction

Division III Staff R eport - Sycam ore Creek Family Ranch - 2015-0002 Page 1
w ith this approval, a num ber o f m ulti-purpose domes were to be constructed providing
year-round activities and services prim arily for disabled veterans and their families.

G EN ER AL DESCRIPTION:

The proposed Sycamore Creek Family Ranch will be located on a total of six (6)
adjoining parcels of land (including property leased from the Empire District Electric
Company) with a total of approxim ately 245 acres. This proposed phased developm ent
proposal will com bine com ponents of agritourism and ministry. The representatives
have indicated that the focal point of the proposed Family Ranch will be a large, nicely
finished barn where many of the activities and special events (such as weddings) will be
held. The representatives have indicated that this proposed project will be implemented
in phases and may include the following uses:

Phase I
- Barn/water well/septic system
- Entrance Gate
- Gravel drive & main parking lot
- W ater feature
- Berms
- Equipm ent for hayrides, mowing, etc.
- Planting: Corn, sorghum, or prairie grass maze/Exotic pumpkin patch up
top/pum pkin patch below/sunflower patch/grass by barn/cedar maze up
top/Christm as tree lot/apple orchard/berry batch
- Firepits
- Anim als - chickens, goats, rabbits (coops/shelter/fencing)
- W indmill
- W illow trees (on berms?)
- Fall Festival - hayrides, pumpkin patch, mazes, concessions, gathering area

Phase II
- Ponies
- Exotic farm animals: Clydesdale horses, belted Galloway cow, longhorn cattle,
reindeer, burro
- Cedar maze below
- Pedal cart track
- Frisbee golf
- Hiking/biking trail
- Camping areas
- Hay pasture
- Farmers Market/Fall Festival tent area
- Pumpkin cannons
- Ticket building & gift shop
- Additional parking lot

Division III Staff R eport - Sycam ore Creek Family Ranch - 2015-0002 Page 2
Phase III
- Outbuildings (bathroom below)
- Boat Docks
- Bunkhouse
- Treehouse
- Outdoor chapel
- Pecan orchard
- Tubing hill

Phase IV
- Lodging/Cabins

REVIEW:

The Sycamore Creek Family Ranch will be developed in phases over a num ber of
years. The Representative have submitted a Master Plan indicating the developm ent
upon completion and also a Phase Map indicating the location of the four (4) phases of
the developm ent proposal.

Since mixed uses are proposed, per the provisions of Table J-1 of the Developm ent
Guidance Code, the on-site parking space requirements will be required to be
determined on a proportional basis, based upon the proposed uses. The parking
area(s) will have to be designed based upon these specific uses. However, the
representatives will have adequate property area to ensure adequate parking. The
issuance of the Division II (Commercial Construction) Permit for the barn structure for
example will require the provision of a specific num ber of parking spaces.

The area in question is not served by sewer so as the representatives develop the
Sycamore Creek Family Ranch, based upon the specific uses established, the
wastewater flows which may exceed 3,000 gallons per day w astew ater flow, requiring
the approval of a wastewater treatm ent system via the Missouri Departm ent of Natural
Resources (MoDNR).

A large portion of the property being leased from the Empire Distric Electric Com pany is
located within the Special Flood Hazard Area (SFHA) (floodplain) as defined by FEMA.
However, the m ajority of the structures and parking area are proposed to be developed
outside of this floodplain area. The only structure proposed to be located within the
floodplain area is restrooms.

The adjoining property imm ediately to the north and west is Lake Taneycom o. The
adjoining property to the south is the National Institute of Marriage. The adjoining
property imm ediately to the east is vacant property owned by the Empire District Electric
Company and the College of the Ozarks.

The project received a score of -28 on the Policy Checklist, out of a maximum possible
score of 53. The relative policies receiving a negative score consist of em ergency water
supply, solid waste disposal service, use compatibility, underground utilities and traffic.

Division III Staff R eport - Sycam ore Creek Family Ranch - 2015-0002 Page 3
STAFF RECOM M ENDATIONS:

If the Taney County Planning Com m ission 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 and the Taney County Road Standards that include plans for the following:
a. Sedim ent and erosion control (Section 4.1.1).
b. Storm water m anagem ent (Appendix B Item 3).
c. Land Grading Permit for all non-agricultural land disturbances of over one
acre (Appendix F).
d. Utility easem ents and building line setbacks (Table 12).
e. Im provem ents with scale of buildings, streets, onsite parking and utilities
(Table 6).
f. A traffic impact study shall be submitted to the Taney County Road & Bridge
Departm ent and the Missouri Departm ent of Transportation (MoDOT).
g. An engineering public im provem ent plan shall be submitted to and approved
by the Taney County Road and Bridge Department prior to the com pletion
of road improvem ents to Sunset Inn Road.

2. Compliance letters from the Taney County Road & Bridge Department, the
W estern Taney County Fire Protection District, the Missouri Departm ent of
Natural Resources (MoDNR) and the Missouri Department of Transportation
(MoDOT) shall be submitted to the Planning Department Office, including all other
entities which have requirements governing a developm ent of this nature (Chapter
VI-VII).

3. Division II Permits will be required for all applicable structures in the developm ent
(Chapter 3 Sec. I Item B).

4. The representatives shall either subm it a Compliance Letter from the On-site
W astew ater Permitting Division of the Planning Department or shall provide a
copy of a valid Construction permit for a wastewater treatm ent system via the
MoDNR providing for the applicable w astewater flows, prior to the issuance of
applicable Division II Permits.

5. Prior to the issuance o f Division II Certificates o f Conformance (C o f Cs), the
developer shall first present a Certificate o f Occupancy (C o f 0 ) from the Western
Taney County Fire Protection District to the Taney County Planning Departm ent
Office.

6. The representatives shall subm it a MoDNR Construction Permit for a well(s) to
provide service to the Sycamore Creek Family Ranch.

7. The representatives shall provide proof of liability insurance to the Taney County
Planning Departm ent prior to opening day of the operation.

Division III Staff R eport - Sycam ore Creek Family Ranch - 2015-0002 Page 4
 8. The representatives shall w ork in conjunction w ith the Taney County Road &
Bridge Departm ent to ensure th a t upgrades are made to Sunset Inn Road,
between Ladybug Road and the entrance to the Sycamore Creek Family Ranch
property; as allowed w ithin the existing road right-of-way.

9. The internal roadways within the Sycamore Creek Family Ranch developm ent
shall be constructed in compliance w ith the Taney County Road & Bridge
Standards.

10. A copy o f the lease agreem ent between the Sycamore Creek Family Ranch and
the Empire District Electric Company shall be provided to the Planning
Departm ent office.

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

12. This decision is subject to all existing easements.

13. 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 R eport - Sycam ore Creek Family Ranch - 2015-0002 Page 5
Sycamore Creek Family Ranch Permit#: 15-02

Section Score
Performance

Importance
Division Hi Relative Policy Sco ring Sheet:

Factor
Eastern T aney C oun ty

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
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 0 0
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable m anagement and control o f stormwater run-off -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 4 0 0
could impact, no abatem ent or unknown impact -2
Critical Areas
PRESERVATION OF CRITICAL AREAS n/a=
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 o f the designated critical areas impacted but can be fully mitigated 0 3 1 3
one or more o f the designated critical areas impacted and mitigation not fully effective -1
one or more o f the designated critical areas impacted with no ability to mitigate problem -2
Land Use Com patibility
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 / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4

impact readily apparent / out of place -2

Page 1 of 5
Sycamore Creek Family Ranch Permit#: 15-02

Section Score
Performance

Importance
Division III Relative Policy S coring Sheet:

Factor
Eastern T a n e y C o unty

Score
Value
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= X
no rooftop equipm ent / vents or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE CONTAINERS n/a= X

no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3
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 o f land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2
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
AGRICULTURAL LANDS n/a=
no conversion of Class l-IV agricultural land to other use(s) 0
1 0 o
development requires reclassification of Class l-IV agricultural land to other use(s) -2
RIGHT TO FARM n/a=
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 0 0
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 2
potential impact on existing industrial uses with no mitigation -2

Page 2 of 5
Sycamore Creek Family Ranch Permit#: 15-02

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
Eastern T a n e y C ounty

Score
Value
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 4 0 0
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

Com m ercial Developm ent
DEVELOPMENT PATTERN / BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2

minimal landscaped buffering, but compensates with expanse o f land 1
minimal landscaped buffering 0 4
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2

Services - C apacity 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 -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 3 0 0
structure size and/or access could be problematic or non-serviceable -2

Page 3 o f 5
Sycamore Creek Family Ranch Permit#: 15-02

Section Score
Performance

Importance
Division ill Relative Policy Scorin g Sheet:

Factor
Eastern Tan ey C ounty

Score
Value
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1

50 ft. right-of-way 0
-10
40 ft. right-of-way -1

less than 40 ft. right-of-way -2

Internal Im provem ents
W ATER SYSTEMS n/a= X

central w ater system meeting DNR requirements for capacity, storage, design, etc. 2

community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3
private wells not meeting any established standards -1
individual / private wells -2

EMERGENCY 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 -10
no fire hydrant system -2

PEDESTRIAN CIRCULATION n/a= X

paved and dedicated walkways (no bicycles) provided throughout development 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

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 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 m anagement of utilities -2

Page 4 of 5
Sycamore Creek Family Ranch Permit#: 15-02

Section Score
Performance

Importance
Division Ml Relative Policy Scorin g Sheet:

Factor
Eastern T a n e y C ounty

Score
Value
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 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 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= -28
Maximum Possible Score= 53
Actual Score as Percent of Maximum= -52.8%
Number of Negative Scores= 6
Negative Scores as % of Total Score= 17.1%

Scoring Performed by: Date:

Bob A tchley / Bonita Kissee F ebruary 25, 2015

Page 5 o f 5
Project: Sycamore Creek Family Ranch
Permit#: 15-02
Policies Receiving a Negative Score
Importance right-of-way / roads emergency water supply waste disposal service
Factor 5:
Importance use compatibility utilities
Factor 4:
Importance no n e
Factor 3:
Importance traffic
Factor 2:
Importance non e
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: February 25, 2015
Eastern District Relative Policies: Division III Permit

Project: Sycamore Creek Family Ranch Permit: 15-02
Max. As
% Total Negative Scores
Possible Scored
(scoring 53 -28 -52.8% 6 40.0%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 5 -25 3 100.0%
sewage disposal
right-of-way / roads 5 -10
em ergency water supply 0 -10
waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 32 -4 2 28.6%
storm water drainage 8 0
air quality 0 0
off-site nuisances 8 4
use com patibility 0 -4
diversification 8 0
developm ent buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 0

Importance Factor 3 6 3
preservation of critical areas 6 3
screening o f rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm 0 0
mixed-use developm ents
em ergency services 0 0
water systems

Importance Factor 2 0 -2 1 100.0%
residential landscape buffers
right to operate
residential privacy

traffic 0 -2
pedestrian safety
usable open space

Importance Factor 1
agricultural lands 0 0
bicycle circulation

Scoring by: Bob Atchley / Bonita Kissee
Date: F e b ru a ry 25, 2 0 15
 V illa g e o f S ad d le b ro o k e

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Sycamore Creek Family Ranch
2657 Sunset Inn Road
Division III Permit 2015-0002
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PREPARED FOR: M i k e a n d L i s a b u t t o n JO B# 150101
TANEY TANEY COUNTY
PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 9, 2015

CASE NUMBER: 2015-0003

PROJECT: Branson’s Nantucket

APPLICANT: Branson’s Nantucket, LLC - Kevin Knasei

REPRESENTATIVE: Justin Gage

LOCATION: The subject property is located at the southwest
corner of the intersection of State Highway 376 and
State Highway 265, Branson, MO; Branson Township;
Section 3, Township 22, Range 22.

REQUEST: The applicant, Branson’s Nantucket is requesting the
approval of a Division III Permit, authorizing the
developm ent of the site as a phase of Branson’s
Nantucket, a resort developm ent with up to 400 multi­
fam ily condom inium units.

BACKGROUND and SITE HISTORY:

Branson’s Nantucket condominium resort developm ent will be located upon an
approxim ately 26.18 acre (per the Assessors Information - Beacon) parcel of land
(Parcel # 08-2.0-03-000-000-008.000), form erly utilized as the Mt. Branson Christian
Church.

The current application was approved for Concept on February 17, 2015.

GENERAL DESCRIPTION:

The proposed Branson’s Nantucket developm ent will be located on a +/- 26.18 acre
meet & bounds tract of land (per the Assessor’s Information). Branson’s Nantucket is a
proposed resort developm ent with up to three-hundred & eighty (380) condominium
units consisting of three (3) ten (10) story buildings and thirty-four (34) additional single
units.

The municipal limits of the City of Branson are located on the other side of State
Highway 265 located across from the property in question.

The current application was approved for Concept on February 17, 2015.

Division III Staff R eport - B ranson’s N antucket - 2015-0003 Page 1
Branson's Nantucket Permit#: 15-03

Section Score
Performance

Importance
Division 111 Relative Policy Sco rin g Sheet:

Factor
W e s te rn T an e y C ounty

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 o f 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......
development on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 -1 -4
slope exceeds 30% and not engineered -2
W ILDLIFE 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 abatem ent installed -1 2 0 0
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 -1 -5
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 -2 -8
impact readily apparent / out of place -2

Page 1 of 5
Branson's Nantucket Permit#: 15-03

Section Score
Performance

Importance
Division HI Relative Policy S c o rin g Sheet:

Factor
W e s te rn T an e y C ounty

Score
Value
LOT COVERAGE n/a=
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1 -1 -1
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 -1 -3
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=
no rooftop equipm ent or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1 1 1
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE 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=
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 0 0
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 o f land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2

Page 2 o f 5
Branson's Nantucket Permit#: 15-03

Section Score
Performance

Importance
Division iil Relative Policy S coring Sheet:

Factor
W e s te rn T a n e y C o un ty

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 com patiblity factors -2

Com m ercial Developm ent
DEVELOPMENT PATTERNS n/a=
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 o f facilities 0 3 2 6

clustered developm ent with no appreciable sharing of facilities -1

unclustered developm ent with no sharing or ability to share facilities -2

Page 3 o f 5
Branson's Nantucket Permit#: 15-03

Section Score
Performance

Importance
Division 111 Relative Policy S coring Sheet:

Factor
W e s te rn T a n e y C o unty

Score
Value
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 0 0
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 equipm ent 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-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
1
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 2 6
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 0 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 o f 5
Branson's Nantucket Permit#: 15-03

Section Score
Performance

Importance
Division Hi Relative Policy Scorin g Sheet:

Factor
W e s te rn T an e y C ounty

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 developm ent 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 m anagement of utilities -2
O pen-Space Density
USABLE OPEN SPACE n/a=
residential developments (>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 -1 -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 n/a=
weekly service is available and documentation o f 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 w eekly 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= -1
Maximum Possible Score= 59
Actual Score as Percent of Maximum= -1.7%
Number of Negative Scores= 9
Negative Scores as % of All Applicable Scores= 39.1%

Scoring Performed by: Date:

D ob A tc h lc y / B o n ita K is s e e February 25, 2015

Page 5 of 5
Project: Branson's Nantucket
Permit#: 15-03
Policies Receiving a Negative Score
Importance off-site nuisances waste disposal service
Factor 5:
Importance slopes use compatibility
Factor 4:
Importance building bulk/scale waste containers screening
Factor 3:
Importance traffic usable open space
Factor 2:
Importance lot coverage
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: February 25, 2015
Project: Branson's Nantucket Permit: 15-03
As
Max. Possible % Total Negative Scores
Scored
|Scoring 59 -1 -1.7% 9 39.1%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 15 5 2 33.3%
sewage disposal 10 10

o ff-s ite n u is a n c e s 0 -5
diversification

em ergency services 0 0
right-of-way/roads 5 5
em ergency water supply 0 0

w a s te d is p o s a l s e rv ic e 0 -5
w aste disposal com m itm ent

Importance Factor 4 8 -8 2 66.7%
s lo p e s 0 -4

use c o m p a tib ility 0 -8
pedestrian circulation
underground utilities 8 4

Importance Factor 3 30 6 2 28.6%
soil lim itations 0 0

b u ild in g b u lk /s c a le 0 -3

w a s te c o n ta in e rs s c re e n in g 6 -3

outdoor equip storage 6 0
industrial buffer / screening
right to farm
right to operate
m ixed-use developm ents
developm ent patterns 6 6

developm ent buffering 6 0
w ater system service 6 6

Importance Factor 2 4 -4 2 40.0%
wildlife habitat and fisheries 0 0
air quality 0 0
building materials 0 0
residential buffer / screening
residential privacy

tra ffic 0 -2
pedestrian safety

u s a b le o p e n s p a c e 4 -2

Importance Factor 1 1 50.0%
lo t c o ve ra g e 0 -1
rooftop vents / equipm ent 2 1
b ic y c le c ir c u la tio n

Scoring by: Bob A tchley / Bonita Kissee
Date: February 25, 2015
Bob Atchley

From: Kendall Powell [kdpowell@bransonmo.gov]
Sent Wednesday, March 04, 2015 1:09 PM
To: Bob Atchley
Cc: Mike Ray
Subject: Branson Nantucket Development

Bob,

Thank you for contacting the City in regards to the Branson Nantucket Development proposed to be located at the
intersection of Highway 265 and 376. The City prefers that the development would connect to the City's sewer main
system. As part of that process the owner would be required to petition to annex into the City since the property is
contiguous. The petition would be voted on by the Board of Aldermen. If the Board would choose not to annex the
property the owner would then complete a pre-annexation agreement with the City. Either way the development would
be required to follow all City codes and processes. If you have any questions please feel free to contact us at any time.

Thank you,

Kendall Powell
Plans Examiner
City o f Branson Utilities
Email: kdDQwell@bransonmo.gov
Phone: (417) 243-2733
Fax: (417) 334-9519

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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 9, 2015

CASE NUMBER: 2015-0004

PROJECT: G U M IC a m p USA

APPLICANTS: Tim & Angela Hadaller

LOCATION: The subject property is located at 267 Mo / Ark Road,
Cedarcreek, MO; Cedarcreek Township; Section 2 &
11, Township 21, Range 19.

REQUEST: The applicants, Tim & Angela Hadaller are requesting
the approval of a Division III Permit, authorizing the
developm ent of the GUMI (Glad You Made It) Camp
USA, a not-for-profit corporation, which is to serve as
a healing retreat for United States veterans from any
war or branch of service.

BACKGROUND and SITE HISTORY:

On Novem ber 21, 2005 the Planning Commission approved Division III Permit # 2005­
0050, authorizing the developm ent of Cedar Oak Estates; a seventy-four (74) lot, single­
fam ily residential subdivision on the properties in question.

On December 22, 2014, Scott Starrett wrote a letter to the applicants upon discovering
that two (2) new storage buildings (planning to be utilized as cabins) had been placed at
267 Mo / Ark Road without the appropriate Planning & Zoning Permits. At this time, the
Planning Departm ent Office is awaiting the com pletion of the Division III Permitting
process and com pliance with the conditions of the Decision of Record before issuing the
appropriate Division I / II Permits for the existing structures in question.

The proposed GUMI Camp USA will be located upon a total of +/- 258.49 acres (per
survey) (approxim ately 245.25 acres per the Assessors Information - Beacon) split by
the Assessor’s Office between three (3) parcels of land. The northern-m ost parcel
(Parcel # 22-1.0-02-000-000-005.000) is +/-199 acres in size. There is a small +/- 1.25
acre parcel (Parcel # 22-2.0-03-000-000-030.000) adjoining Mo / Ark Road. The
southern-m ost parcel (Parcel # 22-1.0-11-000-000-003.000) is +/- 45 acres in size.

The current application was approved for Concept on February 17, 2015.

Division III P erm it Staff R eport - GUMI Camp USA - 2015-0004 Page 1
GENERAL DESCRIPTION:

The proposed GUMI Camp USA will be located on a total of +/- 258.49 acres (per
survey). The applicants, Tim & Angela Hadaller are currently seeking Planning
Commission approval of this healing retreat for U.S. military veterans. The applicants
have indicated that the Camp will have a unique program for those who struggle with
Post-Traumatic Stress Disorder (PTSD). The applicants have also indicated that the
veterans will progress through a multi-level program, in which the goal will be to
transition them back to civilian life following deployment. The GUMI Camp USA website
indicates that at full capacity, the facility will house approxim ately thirty (30) veterans on
a working ranch.

The main, public entrance will include a check in point and Adm inistration / W elcom e
Building. The Adm inistration / W elcom e Building will include an adm inistrative office,
meeting room, living museum and restroom.

The applicants are proposing to house the veterans in individual cabins that would be
scattered throughout the property. Each cabin would be approxim ately 120 square feet
(10’ x 12’) in size. The applicants have indicated that each of the cabins will have a
single bathroom, including a shower but no kitchen. During the Concept Hearing
Angela Hadaller indicated that the GUMI Camp will consist of no more than five (5)
cabins in Phase I of the development. The applicants have indicated that they will be
adding small cabins throughout the development, following the recommended
placement. However, the applicants have given no indications as to the maximum
num ber of cabins that are planned for the camp.

The applicants are also proposing to provide housing for veterans and volunteers via six
(6) RV spots, with w ater and sewer hookups. This RV area would have a shared
laundry and shower house facility.

The Main Center will be a building housing the kitchen / dining facility for the camp, as
well as laundry and shower facilities. The Main Center is also proposed to have five (5)
individual rooms providing housing specifically for residents with physical limitations.
Each of these rooms will have individual restrooms and showers.

The website indicates that the Gumi Camp USA will include a working ranch for both
cattle and horses. The camp will also include craft shops, in which local volunteers will
be providing handmade crafts to both the veterans, as well as camp guests. The
website further indicates that the Camp will include mechanical shops, for both a wood
working and blacksmith shops.

As a part of this Division III Permit, the applicants are also seeking Planning
Commission authorization for an annual fund raising concert, to be held consistently on
Memorial Day weekend of each year. The first, on-site fund raising event is scheduled
to be held on May 23 through 25, 2015 (Memorial Day W eekend).

Division III P erm it Staff R eport - GUMI Camp USA - 2015-0004 Page 2
REVIEW:

The GUMI Camp USA is to be a healing retreat for veterans of the U.S. military which is
proposed in phases on a total of +/- 258.49 wooded acres. As state above in the
General Description Phase I will include the following:
• Adm inistration Building - the adm inistration building is to serve as the security
checkpoint. It is proposed to contain a kitchenette and restroom.
• Six (6) RV Spots (with water and sewer hook ups) - This area will include a
shared laundry / shower house.
• Five (5) cabins - single bathroom, including a shower but no kitchen.
• Barn and Pasture Area.
• Main Center - The Main Center is to include a large kitchen, dining facility,
restroom/shower, main laundry facilities, meeting and therapy rooms.

The staff has found no evidence to suggest that there is a functional onsite wastewater
(septic) treatm ent system currently serving the properties in question. Scott Starrett,
Taney County (On-Site W astew ater Permitting) has calculated the approxim ate
wastewater flows associated with the first phase of the project. Utilizing the Missouri
Department of Health and Senior Services Regulations, Mr. Starrett estim ates that the
first phase of the project will generate approxim ately a wastewater flow of approxim ately
5,015 gallons per day. Any developm ent / project generating more than 3,000 gallons
per day shall fall under the jurisdiction of the Missouri Department of Natural Resources
(MoDNR). The GUMI Camp USA will likely be required to be served a MoDNR
approved wastewater Treatm ent facility. The staff highly recommends that a condition
be placed on this application requiring the issuance and submission of a MoDNR Permit
for a wastewater treatm ent facility, prior to the issuance of Division II Permits for the
structures.

The properties are currently served by an individual well. The applicants will be
required to obtain MoDNR approval of a larger, com m unity well capable of serving the
project.

The GUMI Camp USA will be accessed via Mo / Ark Road. The Taney County online
G eographic Information System (GIS - Beacon) indicates that the right-of-way of Mo /
Ark Road is 25 feet in width. The staff recomm ends that a condition be placed on the
Decision of Record requiring the applicants to dedicate 1/2 of the deficient right-of-way to
Taney County.

All roads within the developm ent will be required to be built in com pliance with the
Taney County Road Standards.

Per the parking provisions of the Developm ent Guidance Code, where mixed uses
occur, parking space requirements should be determined on a proportional basis. The
Planning Departm ent will require a site plan indicating the parking for each separate
Division II Permit application.

Division III Perm it Staff R eport - GUMI Camp USA - 2015-0004 Page 3
The applicants have indicated that the Camp will have a unique program for those who
struggle with Post-Traum atic Stress Disorder (PTSD). On March 5, 2015 the staff
spoke with Jon Sabala, the Veterans Services Director with the Missouri Departm ent of
Mental Health, regarding the treatm ent of PTSD. Mr. Sabala indicated that the GUMI
Camp USA will not be regulated by the Missouri Departm ent of Mental Health because
it is a private facility. However, upon speaking with Mr. Sabala, the staff is strongly
recommending that a condition be placed on the Division III Permit Decision of Record
requiring that the GUMI Camp em ploy a qualified mental health care professional on
staff and that this individual be located on-site. Mr. Sabala has indicated that an
evidence based treatm ent is essential for treating individuals with PTSD.

The adjoining property to the north is predom inantly vacant and light residential. The
adjoining property to the south and east is vacant. The adjoining property to the west is
Mo / Ark Road and vacant.

The project received a score of -53 on the Policy Checklist, out of a maximum possible
score of 59. The relative policies receiving a negative score consist of sewage disposal,
rights-of-way on existing roads, em ergency w ater supply, storm water drainage, utilities,
underground utilities, em ergency services, w ater systems and traffic.

Division III P erm it Staff R eport - GUMI Camp USA - 2015-0004 Page 4
STAFF RECOM M ENDATIONS:

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

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code that include plans for the following:
a. Sedim ent and erosion control (Section 4.1.1)
b. Storm water m anagem ent (Appendix B Item 3)
c. Land Grading Permit for all disturbances of over one acre (Appendix F)
d. Utility easem ents and building line setbacks (Table 12)
e. Im provem ents with scale of buildings, streets, onsite parking and
utilities.(Table 6)
f. A com plete landscape and buffering plan showing the location, size and
planting materials for all buffer yards, both adjacent to public rights-of-way
and residential properties.

2. Com pliance letters from the Taney County Road & Bridge Department, the Cedar
Creek Rural Fire Protection District and the Missouri Departm ent of Natural
Resources (MoDNR) shall be submitted to the Planning Departm ent Office,
including all other entities which have requirem ents governing a developm ent of
this nature (Chapter VI-VII).

3. Division II Permits will be required for all applicable structures within the
developm ent (Chapter 3 Sec. I Item B).

4. A valid MoDNR Construction Permit fo r the wastewater treatm ent system,
providing fo r the applicable wastewater flows w ithin the GUMI Camp USA shall be
subm itted to the Planning Departm ent Office prior to the issuance o f applicable
Division II Permits.

5. Prior to the issuance o f Division II Permits, the representatives shall subm it a
MoDNR Construction Permit for a w ell(s), providing adequate w ater service to the
GUMI Camp USA, to the Planning Departm ent Office.

6. Prior to the issuance of Division II Certificates of Compliance (C of Cs),
certification shall be provided to the Planning Departm ent Office indicating that a
qualified mental health care professional(s), as defined by state and federal
regulations, is employed as an onsite staff m em ber of the GUMI Camp USA. A
copy of the mental health care professional’s certification shall provided to the
Planning Departm ent office indicating that a valid, evidence based treatm ent
program has been established for the treatm ent of Post-Traum atic Stress
Disorder (PTSD), if the GUMI Camp USA is to treat PTSD.

7. All internal roadways within the GUMI Camp USA project shall be constructed in
com pliance with the Taney County Road Standards.

8. One-half (1/2) of the deficient right-of-way along Mo / Ark Road, under the
ownership of the applicant, shall be form ally dedicated to Taney County.

Division III P erm it Staff R eport - GUMI Camp USA - 2015-0004 Page 5
 9. No outside storage of equipm ent or solid waste materials.

10. This decision is subject to all existing easements.

11 .This Decision of Record shall be filed with the Taney County Recorder of Deeds
Office within 120 days or the approval shall expire (Chapter II Item 6).

Division III P erm it Staff R eport - GUMI Camp USA - 2015-0004 Page 6
G U M I C A M P USA: P h a s e I

1. A d m in is tra tio n b u ild in g /s e c u rity c h e c k p o in t/p u m p h o u s e - A d m in is tra tio n
b u ild in g w ill have k itc h e n e tte and one re s tro o m
2. 6 RV spots w ith w a te r and s e w e r h o ok u p s /s h a re d la u n d ry /s h o w e r house
3. Barn lo c a tio n w ith p a s tu re all a ro u n d
4. M a in c e n te r - large c e n tra l k itch e n , d in in g fa c ility , re s tro o m /s h o w e r, m a in
la u n d ry fa c ilitie s , m e e tin g /th e ra p y ro o m s
5. M a in te n a n c e /t o o l/p r o je c t shop - no re s tro o m

X = cabins to have sm all b a th ro o m in c lu d in g s h o w e r, no kitch e n

P roposal also to in c lu d e an a n nu a l c o n c e rt e v e n t to be c o n s is te n tly held o n
M e m o ria l Day w e e k e n d b e g in n in g 2015.

*d e s ig n a te d p a rkin g

^ p o rta b le re s tro o m s

* s h u ttle service fro m Branson

^ s e c u rity

P h a se II: A t th is p o in t o f g r o w t h , w e w i ll c o o r d in a te w it h th e M is s o u r i
D e p a r tm e n t o f N a t u r a l R e s o u rc e s a s p e r t h e ir r e q u ir e m e n ts in th e W a te r
P r o te c tio n P ro g ra m .

W e w ill be a d d in g sm all cabins th ro u g h o u t th e p ro p e rty fo llo w in g
re c o m m e n d e d p la c e m e n t.

In th e m ain c e n te r, it is p ro p o se d to have 5 in d iv id u a l ro o m s fo r re sid e n ts w ith
physical lim ita tio n s th a t have re s tro o m s and show ers.
GUMI Camp USA Permit#: 15-04

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Eastern 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 o f adequate design and capacity 0 5 -1 -5
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environm ental Policies
STORM DRAINAGE n/a=
on-site storm water retention and absorption with engineered plans 2
on-site storm water retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4 -1 -4
no storm water retention, but adverse impacts from run-off have been mitigated -1
no acceptable m anagement and control o f stormwater run-off -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 4 0 0
could impact, no abatem ent or unknown impact -2
Critical Areas
PRESERVATION OF CRITICAL AREAS n/a=
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 0 0
one or more of the designated critical areas impacted and mitigation not fully effective -1
one or more o f the designated critical areas impacted with no ability to mitigate problem -2
Land Use C om patibility
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 0 0
buffered and minimally mitigated -1
cannot be mitigated -2
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 o f 5
GUMI Camp USA Permit#: 15-04

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= X

no rooftop equipm ent / vents or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE CONTAINERS n/a=
no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3 0 0
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
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
AGRICULTURAL LANDS n/a= X

no conversion of Class l-IV agricultural land to other use(s) 0
1
developm ent requires reclassification of Class l-IV agricultural land to other use(s) -2
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 m inor 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 2
potential impact on existing industrial uses with no mitigation -2

Page 2 o f 5
GUMI Camp USA Permit#: 15-04

Section Score
Performance

Importance
Division iii Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 4 0 0
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

Com m ercial Developm ent
DEVELOPMENT PATTERN / 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 4
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 -2 -8
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 -1 -2
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 3 -1 -3
structure size and/or access could be problematic or non-serviceable -2

Page 3 o f 5
GUMI Camp USA Permit#: 15-04

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
c;
40 ft. right-of-way -1
less than 40 ft. right-of-way -2

Internal Im provem ents
W ATER SYSTEMS n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
comm unity 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 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 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION n/a= X

paved and dedicated walkways (no bicycles) provided throughout development 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
PEDESTRIAN SAFETY n/a= X

separation of pedestrian walkways from roadways by landscape or structural buffer 2
separation o f 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 developm ent 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 m anagement o f utilities -2

Page 4 of 5
GUMI Camp USA Permit#: 15-04

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 n/a= X

weekly service is available and documentation o f availability provided 0
weekly service reportedly available but not documented -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= -53
Maximum Possible Score= 59
Actual Score as Percent of Maximum= -89.8%
Number of Negative Scores= 9
Negative Scores as % of Total Score= 25.7%

Scoring Performed by: Date:

Bob A tchley / Bonita Kissee February 25, 2015

Page 5 o f 5
Project: GUMI Camp USA
Permit#: 15-04
Policies Receiving a Negative Score
Importance sewage disposal right-of-way / roads emergency water supply
Factor 5:
Importance stormwater drainage utilities underground utilities
Factor 4:
Importance emergency services water systems
Factor 3:
Importance traffic
Factor 2:
Importance no n e
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: February 25, 2015
Eastern District Relative Policies: Division III Permit

Project: GUMI Camp USA Permit: 15-04
Max. As
% Total Negative Scores
Possible Scored
(scoring 59 -53 -89.8% 9 60.0%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 15 -25 3 100.0%
sewage disposal 10 -5
right-of-way / roads 5 -10
em ergency w ater supply 0 -10
waste disposal service
waste disposal com m itm ent

Importance Factor 4 32 -20 3 42.9%
storm water drainage 8 -4
air quality 0 0
off-site nuisances 8 0
use compatibility 0 0
diversification 8 0
developm ent buffering
utilities 0 -8
pedestrian circulation
underground utilities 8 -8

Importance Factor 3 12 -6 2 50.0%
preservation of critical areas 6 0
screening of rooftop equip
screening / waste containers 0 0

screening o f outdoor equip
industrial landscape buffers
right to farm
mixed-use developm ents
em ergency services 0 -3

water systems 6 -3

Importance Factor 2 0 -2 1 100.0%
residential landscape buffers
right to operate
residential privacy
traffic 0 -2

pedestrian safety

usable open space

Importance Factor 1
agricultural lands

bicycle circulation

S c o r in g h y : Bob A tchley / Bonita Kissee
Date: February 25, 2015
 T a n e y C o u n t y P l a n n in g C o m m issio n
P. O. Box 383 • Forsyth, Missouri 65653
Phone: 417 546-7225 / 7226 • Fax:417546-6861
website: www. taneycounty, org

12/22/2014
Table Rock Investments LLC
C/O Timothy M Hadaller
245 S Wildwood DR
Branson, MO 65616

Mr. Hadaller,
While checking the progress of a Div I permit on Mo/Ark road in Cedar Creek, MO I observed 2 new
storage buildings located at 267 Mo/Ark Rd. These building would have and will require the appropriate
permit for the placement of these buildings on parcel 22-1.0-02-000-000-005.000. This is according to
the Taney County Guidance and Development Code section 4.1.1 or 4.1.2 depending on the intended
use of the buildings. I am also aware of the proposed GUMI camp to be placed on the property in Cedar
Creek. Bob Atchley the Planning Administrator and I have discussed the meeting you had earlier this
year about such a camp in Cedar Creek. As you know this will require a Div III permit before any camp
buildings or such events can take place without being in violation of the Guidance Code. Bob and I are
available to answer any questions you might have while obtaining the needed permits that I have
confidence you will be applying for in the near future! I will give you 30 days (01/22/2015) from the date
of this letter to make application for the appropriate permits before I will have to take further action to
resolve the violation of not getting the permits.

SCOTT STARRETT
TANEY COUNTY PLANNING
417-546-7225-OFFICE
417-546-0764-MOBILE
417-546-6861-FAX
scotts(5)co.tanev.mo.us
TANEY T a n s y C o u n t y P ianning Commission
P,0.ftut3ft3 * JPo^> Missouri 65653
COUNTY mmi 4i? m^rns / m s * te a m m m i
m M m

GUMI CAMP USA

Waste water gallon, per day totals

1. Administration Buildfng with kitchenette & restroom 180 gpd

2. 6 RV spots w / water & sewer hook ups
120gpd/space=720 gpd 720 gpd

3. Barp Ogpd

4. M ain ce n te r
Kitchen/dining 90 meals per day x Sgpd/meafx l,5(add for kitchen) = 675 gpd
Showers 40 gpd per person x 30 persons = 1200 gpd
Laundry 580 gpd per washer= 580 gpd
675 + 1200 + 580 = 2455 gpd

5. Maintenance/tool/project; no water Ogpd

6. 5 cabins in phase one 120 gpd each 5 x 1 2 0 = 6:00 gpd

7, Laundry/ shower house for RV spots
Laundry 580 per washer = 580 gpd
Showers 40 gpd per person x 12 = 480 gpd
580 + 480 = 1080 end

Tota! gallons per day 501.5 gpd

SCOTT STARRETT
TANEY COUNTY PLANNING
417-546-7225- OFFICE
417-546-Q764-MOBILE
417-546-6861-FAX
s.cotts(5)co,.tanev..mo.us
2/25/2015 The G.U.M.I. Project (GUMI)-Glad U Made It!

Tim Hadler and his w ife Angela, along w ith local veterans, are working on a
project called GUMI CAMP USA. GUMI CAMP USA is a special place where our
Veterans w ill be able to go to heal. We w ill have a unique program fo r those who
struggle w ith PTSD where they can get therapy, rehabilitation and spiritual
healing. This is done though counseling and physical activities at a working ranch
so tha t they can get back on track w ith the ir lives. GUMI, which stands for Glad
You Made it, w ill focus on providing our Veterans w ith the tools they need to help them heal a fte r
deployment overseas and enable them to re-enter society.

GUMI CAMP USA is located on a 258-acre piece o f property in southeast east Taney County, Missouri.
Veterans may reside w ith o u t cost to them and heal at th e ir own pace! At fu ll capacity, it w ill house
approximately 30 veterans on a working ranch. The grand opening is Memorial Day Weekend 2015, so mark
your calendarslhout cost to them and heal at th e ir own pace! At fu ll capacity, it w ill house approximately
30 veterans on a working ranch.

All of Tim's shows on the 2015 Railroad Music Fest Tour, starting on January 14th, are to benefit GUMI
CAMP USA. Please join us!

Tax Deductible Donations can be made to support the GUMI CAMP USA project through The New Horizons
Foundation which has been in operation for 25 years and sponsors over 225 active operating projects in the
US and around the w orld, hout cost to them and heal at th e ir own pace! At fu ll ca p a city , it will house
approxim ately 30 veterans on a working ranch.

You can track the progress of how things are going at GUMI CAMP USA by going to th e ir Facebook page,
https://new horizonsfoundation.com /operating-projects/455
2/25/2015 gumicam pusa

rsa
GUMI CAMP USA
ABOUT US PROJECTS DONATE GET INVOLVED

© © © €1
ABOUT PBQJECTS DONATE GET INVOLVED

A HEALING HOME FOR OUR VETERANS

H ow w e started
After hearing story after story, Tim Hadler, along with his
wife Angela, began to realize there was a rising increase in
the number of soldiers who suffer from PTSD. While it was
an absolute honor to meet these soldiers, it was heart
wrenching to hear their stories. GUMI CAMP, which stands
for Glad You Made It, was created with the dream of being
able to help those soldiers, who have sacrificied so much,
be able to heal after they are deployed.

How we help
Angela, who brings a background in nursing and is the
camp administrator, is currently studying to earn her
master's degree in Human Behavior with emphasis on
PTSD. Angela and her staff at the camp will help veterans
with PTSD get the therapy, rehabilitation, and spiritual
healing they need to get back on track with their lives. This
will be done through various types of counseling and hands
on experience at the retreat center that operates as a fully
working ranch.

Music Festival
Tim Hadler, who is a Nashville Singer/Songwriter, and his
band are currently on the 2015 "Down by the Railroad
Tracks" Music Fest Tour raising awareness for PTSD. A
portion of the proceeds from his shows will go to benefit
Gumi Camp USA.
http://www .gum icam pusa.com / 1/2
2/25/2015 gumicam pusa

"Don't judge each day by the harvest that you reap but by the seeds that
you plant." ^ ^ G U M I CAMP USA
-Robert Louis Stevenson

417-794-3333 267 V lu A r k Rd Codatvrtx'k, Missouri 65fc27 © 2015 Gumi Camp USA

http://www.gum icam pusa.com / 2/2
2/25/2015 gum icam pusa | ABO UT US

n a

GUMI CAMP USA
HOME PROJECTS DONATE GET INVOLVED

ABOUT US
Tim Hadler and his wife Angela, along with local veterans, are GUMI, which stands for G la d Y o u M a d e it, will focus on providing
working on a project called GUMI CAMP USA. GUMI CAMP USA is our Veterans with the tools they need to help them heal after
a special place where our Veterans will be able to go to heal. We deployment overseas and enable them to re-enter society. GUMI
will have a unique program for those who struggle with PTSD CAMP USA is located on a 258-acre piece of property in southeast
where they can get therapy, rehabilitation and spiritual east Taney County, Missouri. Veterans may reside without cost to
healing. This is done though counseling and physical activities at them and heal at their own pace! At full capacity, it will house
a working ranch so that they can get back on track with their approximately 30 veterans on a working ranch.

The grand opening is scheduled for Memorial Day
Weekend 2015, so mark your calendars! I f you
would like to send prayers, comments, and/or
contributions please mail to:
P.O. Box 125
Cedarcreek, MO 65627
Or call 417-794-3333 for more information

N E W H O R IZ O N S F O U N D A T IO N

^ r
GUMI CAMP USA is a project through the New Horizons Foundation. The New Horizons Foundation,
founded in 1989, is a nonprofit, tax-exempt, public charity, organized and operating under the laws
o f Colorado for the purpose of helping individuals accomplish their charitable objectives in religious,
educational, scientific, benevolent and health related activities.

Follow us on Facebook!

417-794-3333 ' M o A rk Rd O d a © 2015 Gumi Camp USA

http://w ww .gum icam pusa.eom /#labout_us/osgz 1/1
2/25/2015 gum icam pusa | Mission Statem ent

rs a

GUMI CAMP USA
HOME ABOUT US PROJECTS DONATE GET INVOLVED

Ow Mission Statement
A healing home fo r U.S. soldiers of the Afghanistan, Iraq, current and previous wars. May we be able to
function in society once again as civilians, proud o f God, family and country. We will not forget the past
but we will move forward; day to day, hour to hour, minute to minute, second to second, remembering
w hat it was all for. We planted seeds and we continue to plant seeds in our society, giving hope to
mankind; the opportunity to find life, liberty and the pursuit o f happiness.

4 1 7 -7 9 4 -3 3 3 3 >67 M o . \ r k R d ( V J . iiv r n - k , M is s o u r i 656 2 7 © 2015 Gumi Camp USA

http://www .gum icam pusa.eom /#lm ission-statem ent/c1gwm
2/25/2015 gum icam pusa | PROJECTS

GUMI CAMP USA
HOME ABOUT US DONATE GET INVOLVED

Working with Animals Craft Shops

Our working ranch w ill include Local volunteers will be providing
cattle and horses. Riding horses
handmade crafts to o u r Veterans
and taking care o f animals is such
as well as camp guests.
great therapy!

Cabins and Main Center Mechanical Shops

Our vision is to have individual A wood working shop as well as a
cabins sprinkled throughout the blacksmith shop are planned to be
258 acre property as well as a on th e premises. We believe that
Main Center fo r group activities, working w ith hand tools is also
dining, visits, and more. great therapy.

Living Museum Flower Gardens

Our goal is to have an on site, Our mission statement includes "We
year round, Veteran's Musuem planted the seeds and we continue
where our residents and th e ir to plant seeds in our society, giving
families, along w ith our camp hope to mankind; the opportunity to
visitors can go to reflect and learn find life, liberty, and the pursuit of
m ore about the history th a t they happiness." Given these
were a part of. inspirational words, it is only fitting
that our camp have beautiful flower
gardens for our resident Veterans
and their families and visitors to
enjoy.

Please be sure to visit this page again to watch us as we
continue to grow, our projects are completed, and new
ones are added! Thank you for your support!

417-794-3333 M o A rk i © 2015 Gumi Camp USA

http://www.gum ioam pusa.eom /#lprojects/c21kz
2/25/2015 gum icam pusa | GET INVOLVED

O
r e f k)

GUMI CAMP USA
HOME ABOUT US PROJECTS DONATE

GET INVOLVED

V O L U N T E E R IN G V E T E R A N A P P L IC A T IO N F U N D R A IS I N G

G U M I C A M P USA Ve te ra n A p plica tio n s
w ill be a va ila b le soon fo r those
vetera n s w ishin g to jo in o ur program !

An application process must be completed
before being accepted as a resident of our
The outpouring o f support has been healing camp. If you would like to be put We are so appreciative o f all those
a blessing. We have veterans helping on our mailing list for an application to be interested in helping us to raise the funds
veterans, helping us to develop and build sent to you when they are available, please necessary to continue with our vision of
the camp. As we continue to grow, we contact us using the "Request Appliation" helping our American Veterans. I f your
will be looking for additional volunteers to button below. club or organization would like to hold a
work along with us. If this is something fundraiser, let us know! We have ideas
that interests you, and you would like to that may work for you, or perhaps you
learn more, feel free to contact us. We already have an idea you would like to
would love to hear from you! share with us. Together we can make a
difference!

V olunteer A pplication H ave an idea for a fundraiser?
^[ RFOIIFST APf’lLU.A
REQUEST li A IriOW
ION tL HOST
Hub I A FUNDRAiSFR
r UNUKAlbhK IL
► ► ►

Follow us on Faeebook!
a

4 1 7 -7 9 4 -3 3 3 3 267 M o A r k R d C V d a r m v k . M is s o u r i b 5 6 2 7 © 2015GumiCamPUSA

http://w ww .gum icam pusa.eom /#lget_involved/c8k2
 2/25/2015 Tim Hadler hopes to inspire with tribute, story o f Hank W illiam s - Branson, Missouri Travel Guide

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Home (http://www.selectbranson.com) » Travel Guide (http://www.selectbranson.com/cateqorv/travel-guide/) » Tim Hadler hopes to inspire with
tribute, story of Hank Williams

Tim Hadler hopes to inspire with tribute, story of
Hank Williams
By Adm inistrator on W ednesday, 14th May, 2014

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2/25/2015 Tim Hadler hopes to inspire with tribute, story o f Hank W illiam s - Branson, Missouri Travel Guide

Tim Hadler performs at The Little Opry Theater, Branson. (Photo by Michael Frost)

Tim Hadler hopes to inspire with tribute, story of Hank Williams

By M ich ael J. F ro st

m fro st@ se le ctb ra n s o n .c o m

Tim Hadler, one o f B ra n s o n ’s ce le b ra te d trib u te artists, says it’s not a b o u t ju s t sing in g songs m ade
fa m o u s by H ank W illia m s - it’s m ore a b o u t te llin g H a n k ’s story.

H a d le r has ju s t kicked o ff a n o th e r season o f H ank W illia m s R evisited, p re sen te d at the IM AX
E n te rta in m e n t C o m p le x inside the Little O pry T h e a tre . H a d le r is the fo u n d e r o f the show, focusing
sp e cifica lly on the life o f the le g e n d a ry artist and a c a ta lo g u e o f m u sic th a t has left a lasting
im pre ssio n on m u sicia n s o f all genres. H ank W illia m s is co n sid e re d one o f the m o st p o pu la r
A m e rica n co u n try m u sic s in g e r/s o n g w rite rs o f all tim e, w ith so n gs like “C old, C old H e a rt,” “Your
C h e a tin ’ H e a rt,” and “ Hey, G ood L o o k in .” W illia m s, w ho fa m o u s ly battled a lco h o lism , died in 1953
in the b a ckse a t o f his C adillac.

A lth o u g h H ad le r g ive s a striking o n sta g e im p e rso n a tio n o f the leg e n d a ry perform er, his m ain fo cu s
is to tell the sto ry o f H ank, he said.

“ I w a lk th ro u g h his w h o le life story, from 1923 to 1953. He w as 29 w he n he d ie d ,” H a d le r said.

“W ith o u t Hank, I really d o n ’t th in k co u ntry m u sic w ould have be cam e w h a t it becam e. He w as on
the frin g e. H ank w as on the cu ttin g e d g e ,” he said, noting th a t a tte n d ing a H ank W illia m s c o n ce rt in
the late 4 0 ’s and early 5 0 ’s w as likely s im ila r to seeing a sh o w by one o f to d a y ’s b ig g e st pop stars.

H a d le r said it is im p o rta n t to him th a t his a u d ie n ce hears a b ou t the life o f H ank. “C om ing to the
show, y o u ’ll see a part o f history,” he said. He begins by telling a b o u t H a n k ’s dad, w h o w as a
ve te ra n o f W orld W a r I. “W e g e t into th a t in the show, and then how H ank w as intro du ce d to a m an
w ho be cam e his fa th e r fig u re and really got behind h im ,” sp e akin g o f le g e n d a ry N ashville
s o n g w rite r and publisher, Fred Rose.

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2/25/2015 Tim Hadler hopes to inspire with tribute, story of Hank W illiam s - Branson, Missouri Travel Guide

W ith in the show, H a d le r fe a tu re s H a n k ’s big hits such as, “ I’m So L o ne so m e I C ould C ry,” as w ell
as so n g s from H a n k ’s a lte r ego “ Luke the D rifte r.” From H a n k ’s b e g in n in g s to the re ve la tio n o f w h a t
H an k b ro u g h t to the m u sic industry, his leg a cy and his co n trib u tio n s to p o p u la r m u sic are
u n de n iab le .

“To h e a r the life sto ry o f so m e b o d y like H an k really puts e ve ryth in g into p e rs p e c tiv e ,” H ad le r added,
im plying th a t the life o f H ank, h o w e ve r tragic, te lls a sto ry th a t c o n tin u e s to influ e n ce g e n e ra tio n s o f
so n g w rite rs, m u sicia n s and people w ho w e re to u ch e d by his m usical w orks.

“ M y g oal is th a t p eople can leave the sh o w g o ing, w ow , H ank w a s n ’t ju s t a d ru nk - H ank w as a
g e n iu s .”

H adler, w ho had re ce ive d an aw ard fo r B ra n s o n ’s B e st T ribute A rtis t in 2011, said o f the honor, “ I
w a s fla tte re d - but re a lly it’s not me, it’s the story. I’m h a pp y to sing it and I’m h a ppy to do the
d e dica tio n , but re a lly it’s the m an (H ank W illia m s ).”

D uring the w in te r m onths, H ad le r also p e rfo rm s a cla s s ic c o u n try show at T h e Little Opry, m ixed
w ith cla ssic rock co ve rs and also his o rig in al m usic. E ven in th a t show, H ad le r a c k n o w le d g e s the
influ e n ce o f H ank. “ N one o f this cla ssic c o u n try w o u ld e xist had it not been fo r H an k W illia m s. He
w as a p io n e e r o f th e m usic in d u stry.”

P re se ntin g the H an k W illia m s trib u te is o nly a part o f H a d le r’s talents. A so n g w rite r him self, H ad le r
is know n as an a rtist in his ow n right. His late st CD fe a tu re s 10 so n gs th a t he co -w ro te , including
the title cut, “G lad You M ade It” , a song a b o u t his son, A u stin. T he re co rd in g also fe a tu re s yo ung
A u stin singing w ith his dad. T he song has been re so na tin g w ith a u d ie n c e s w ith its e m o tio n a l tug,
e n h a n ce d by H a d le r’s ow n p ersonal te s tim o n y o f faith re g ard ing his son.

The song has also been an insp ira tion fo r H a d le r and his w ife, A n g ela , to take on a cause th a t is
d e a r to th e ir hearts.

“ M y w ife and I are b u ilding a cam p called G U M I C am p USA, a healing hom e fo r o u r ve te ra ns.
G U M I sta n d s fo r G lad You M ade It. It’s here in so u th e a s t Taney C ou n ty,” he said. “ It’s a big p roject
th a t w e started in 2010. It’s been a m a z in g .”

The p ro je ct is cu rre n tly being profiled by C ha n n e l 47 out o f the D allas, T X area in a w e e kly se ries
called God, Fam ily, & C ounty, also vie w a b le on the w eb at w w w .u a n e tw o rk .tv i'httn://www.uanetwork.tv/^.

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2/25/2015 Tim Hadler hopes to inspire with tribute, story o f Hank W illiam s - Branson, Missouri Travel Guide

H a d le r w as born in V ancouver, W A and w as raised in the co u ntry in C h e la tc h ie P rairie, W A. W ithin
his large m usical fam ily, he started singing at an e a rly age w hile w o rkin g on the fa m ily farm . “ I w as
m ilking cow s. M y firs t a u d ie n ce w a s c o w s ,” he laughed.

He a tte n d e d E astern O re g o n U nive rsity in La G rande, O R w h e re he m a jo re d in b u sin e ss
m a n a g e m e n t and played fo o tb a ll. It w as in La G ra n d e w h e re he sta rte d playing publicly, and soon
b e ca m e inspired to p ursue his dream o f p e rform ing.

“ I d e cid e d I w a n te d to m ove to N ash ville in ’9 2 ,” he said. In N ashville, H a d le r w a s a b le to m ake
c o n n e ctio n s to get his m u sic c a re e r o ff the g ro un d . S e ve ral doors began to o pen fo r him , and
e v e n tu a lly he w as able to play the w orld fa m o u s G rand O le Opry. He also a p p e a re d on the C rook
and C ha se te le visio n sh o w on the N ashville N etw ork, and served as o p en in g a ct fo r several
p o p u la r artists, inclu d in g Ja ck G reene and E m m y Lou H arris. T h o se ye a rs o f pla yin g the m usic
sce n e in N ash ville e ve n tu a lly b ro ug h t him and his fa m ily to B ranson. H a d le r said it w a s a ta le n t
scout, w ho w as in N ash ville in search o f acts fo r the IM A X e n te rta in m e n t co m p le x, w h o invited him
to co m e to B ranson.

“W e ’ve been here 10 ye a rs now, and I love it,” H a d le r said. He and his w ife o f 19 ye a rs have fo u r
ch ild re n . All fo u r o f his kids take part in his show.

H ank W illia m s R evisite d is c u rre n tly playing Friday & S a tu rd a y at 2 p.m ., and S u n d a y & M o n da y at
8 p.m .

C ost is $ 2 7.9 0 (tax inclu d ed ), at th e IM AX E n te rta in m e n t C om p le x inside the Little O p ry T heatre,
located at 3562 S h e p h e rd o f the Hills E xp re s s w a y B ranson, M O 65616. For m ore info rm a tio n a b ou t
s h o w call 4 1 7 -5 5 9 -1 9 9 1 . V is it w w w .tim h a d le r.c o m (http://www.tim hadier.com /').

1-800-320-9655
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 TANEY COUNTY
PLANNING COMMISSION
DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 9, 2015

CASE NUMBER: 2015-0005

PROJECT: Missouri Ridge Distillery

CURRENT OWNER: Thom as H. & Mayme Scott Foundation, Inc.

REPRESENTATIVES: Greg & Jolie Pope

LOCATION: The subject property is located at 7000 State Highway
248, Branson, MO; Branson Township; Section 2,
Township 23, Range 22.

REQUEST: The representatives, Greg & Jolie Pope are
requesting the approval of a Division III Permit
authorizing the developm ent of the Missouri Ridge
Distillery, a small batch artesian distillery.

BACKGROUND and SITE HISTORY:

The subject property is an approxim ately 16.14 acre (per the A ssessor’s Information as
provided via Beacon) meets and bounds described parcel of property. The property in
question has been utilized agriculturally for a num ber of years and contains a barn
constructed in 1947 (per the Assessor’s Information). The property is currently an
agricultural property containing horses.

The current application was approved for Concept on February 17, 2015.

GENERAL DESCRIPTION:

The representatives have indicated that they plan to construct an approxim ately 1,800
square foot (30’ x 60’) colonial style barn structure which will house the distillery. This
distillery will be located in approxim ately the same location on the 16.14 acre tract as
the existing barn. The existing barn is the

The representatives have indicated that the Missouri Ridge Distillery will be open to the
general public from from 10:00 AM to 7:00 PM Monday through Sunday. They have also
indicated that they would like to have the ability for the business to be open for private
events from 7:00 PM to 12:00 Midnight. Product tasting will be allowed. During the
Concept Hearing, the representatives indicated that a tasting is defined as one (1)
measured once of product. The representative indicated that they will likely sell flavored
shots by the drink.

The representatives have indicated that the Missouri Ridge Distillery will eventually
employ between 10 and 15 people.

Division III P erm it Staff R eport - M issouri Ridge D istillery - 2015-0005 Page 1
REVIEW:

Upon gaining Division III Permit approval the representatives will be required to obtain a
Distilled Spirits Plant (DSP) Permit via the federal Alcohol and Tobacco Tax and Trade
Bureau (TTB). The staff recommends that a condition be placed on the Division III
Permit Decision of Record requiring subm ission of a copy of the DSP Permit.

Once the representatives have received an approved DSP Permit via the TTB, they will
be required to obtain a Liquor M anufacturer-Solicitor license via the Alcohol & Tobacco
Control Division of the Missouri Division of Public Safety. The staff recomm ends that a
condition be placed on the Division III Perm it Decision of Record requiring the
submission of a copy of the State Perm it as well.

The representatives have indicated that the Missouri Ridge Distillery will sell shots of
the distilled product as a part of the business. The Taney County Developm ent
Guidance Code states that, “Any business, operation, or establishm ent that sells alcohol
beverages by-the-drink and which exceed a 12% alcohol content shall be required to
acquire a Special-Use permit. This requirem ent does not apply to package liquor sales
or by-the-drink sales that do not exceed 12% alcohol content.” Even though the
representatives are seeking the approval for the Missouri Ridge Distillery via a Division
III Permit, per the provisions enumerated above of the Developm ent Guidance Code the
sale of liquor by the drink would be viewed as requiring a Special-Use Permit which
would not be transferable without Planning Commission approval.

The proposed location of the Missouri Ridge Distillery is in com pliance with the
provisions of Section 4.6.1. (Alcoholic Beverage Sales) of the Developm ent Guidance
Code, in which the establishm ent must be at least 1000 feet from any school or church,

The property in question will be served by a private well and an on-site wastewater
treatm ent system. The on-site w astewater treatm ent system will be permitted via the
Environmental Department.

The property falls within the jurisdiction of the W estern Taney County Fire District. The
Fire district will have a maximum seating capacity for the establishment, as well as life
and safety regulations regarding the construction of the structure.

The most similar use listed within the parking provisions of the Developm ent Guidance
Code would likely be for the classification (restaurants, bars, clubs, bowling alleys and
similar uses) which would require 1 space for every 3 fixed seats and/or 30 square feet
of floor area used for assembly. Please note however, that the Fire District may have
more restrictive parking requirements.

The project received a total score of -4 on the Policy Checklist, out of a maximum
possible score of 51. The relative policies receiving a negative score consist of
em ergency water supply, solid waste disposal service, utilities, traffic and conversion of
agricultural land.

Division III P erm it Staff R eport - M issouri Ridge Distillery - 2015-0005 Page 2
SUMMARY:

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

1. Com pliance with the provisions of the Taney County Developm ent Guidance
Code and the Taney County Road Standards that include plans for the following:
a. Sedim ent and erosion control (Section 4.1.1).
b. Storm water m anagem ent (Appendix B Item 3).
c. Land Grading Permit for all non-agricultural land disturbances of over one
acre (Appendix F).
d. Utility easem ents and building line setbacks (Table 12).
e. Im provem ents with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. Compliance letters from the W estern Taney County Fire Protection District and
the Taney County Health Department; 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. The Missouri Ridge Distillery shall be open to the general public from 10:00 AM to
7:00 PM Monday through Sunday. The business shall be open for private events
from 7:00 PM to 12:00 Midnight.

4. Division II Permits shall be required for all applicable structures in the
developm ent (Chapter 3, Section 1, Item B).

5. Prior to the issuance of any Division II Permit, a copy of both the federal Alcohol
and Tobacco Tax and Trade Bureau (TTB) Distilled Spirits Plant (DSP) Permit
and also the Alcohol & Tobacco Control Division of the Missouri Division of
Public Safety Liquor M anufacturer-Solicitor License shall be provided to the
Planning Departm ent office.

6. Prior to the issuance o f the Division I I Certificate o f Conformance (C o f C), the
developer shall first present a Certificate o f Occupancy (C o f O) from the Western
Taney County Fire Protection District to the Taney County Planning Departm ent
Office.

7. The sale of alcohol by-the-drink exceeding 12% alcohol content has been
approved as a Special-Use Permit. Therefore the permit is specific to the
applicant to whom the permit is issued and cannot be transferred without
Planning Com m ission approval.

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

9. This decision is subject to all existing easements.

10. 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 P erm it Staff R eport - M issouri Ridge D istillery - 2015-0005 Page 3
Missouri Ridge Distillery Permit#: 15-02

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W ater Quality
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 water pollution -2
Environm ental Policies
STORM DRAINAGE n/a= X

on-site stormwater retention and absorption with engineered plans 2
on-site stormwater retention and absorption w ithout engineered plans 1
stormwater retention with managed and acceptable run-off 0 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 abatem ent installed -1 4 0 0
could impact, no abatem ent or unknown impact -2
Critical Areas
PRESERVATION OF CRITICAL AREAS n/a=
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 o f the designated critical areas impacted but can be fully mitigated 0 3 2 6
one or more o f the designated critical areas impacted and mitigation not fully effective -1
one or more o f the designated critical areas impacted with no ability to mitigate problem -2
Land Use C om patibility
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 0 0
buffered and minimally mitigated -1
cannot be mitigated -2
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 o f 5
Missouri Ridge Distillery Permit#: 15-02

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= X

no rooftop equipm ent / vents or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2

STRUCTURAL SCREENING OF SOLID W ASTE CONTAINERS n/a= X

no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3
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 o f land 0 2

no landscaped buffer between residences and local streets -1

no landscaped buffer from any road -2

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
AGRICULTURAL LANDS n/a=
no conversion o f Class l-IV agricultural land to other use(s) 0 -z
developm ent requires reclassification o f Class l-IV agricultural land to other use(s) -2

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 2
potential impact on existing industrial uses with no mitigation -2

Page 2 of 5
Missouri Ridge Distillery Permit#: 15-02

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 4 2 8
creates seasonal jobs only 0
Site Planning, Design, O ccupancy
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 w ithout regard to compatiblity factors -2
Com m ercial Developm ent
DEVELOPMENT PATTERN / BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse o f land 1
minimal landscaped buffering 0 4
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 -1 -2
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
structure size and/or access can be serviced by emergency equipm ent 0

structure size and/or access may impede but not hinder serviceability -1 3 0 0
structure size and/or access could be problematic or non-serviceable -2

Page 3 of 5
Missouri Ridge Distillery Permit#: 15-02

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
A

40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
WATER SYSTEMS n/a=
central w ater system meeting DNR requirements for capacity, storage, design, etc. 2
comm unity 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 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION n/a= X

paved and dedicated walkways (no bicycles) provided throughout development 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
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 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

Page 4 o f 5
Missouri Ridge Distillery Permit#: 15-02

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 n/a=
weekly service is available and documentation o f 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= -4
Maximum Possible Score= 51
Actual Score as Percent of Maximum= -7.8%
Number of Negative Scores= 5
Negative Scores as % of Total Score= 14.3%

Scoring Performed by: Date:

Bob A tchley / Bonita Kissee F ebruary 25, 2015

Page 5 of 5
Project: Missouri Ridge Distillery
Permit#: 15-02
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance utilities
Factor 4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance agricultural lands
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee
Date: February 25, 2015
Eastern District Relative Policies: Division III Permit
Project: Missouri Ridge Distillery Permit: 15-02
Max. As
% Total Negative Scores
Possible Scored
(Scoring 51 -4 -7.8% 5 35.7%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 5 -10 2 66.7%
sewage disposal
right-of-way / roads 5 5
em ergency water supply 0 -10

waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 24 4 1 16.7%
storm water drainage
air quality 0 0

off-site nuisances 8 0
use com patibility 0 0

diversification 8 8

developm ent buffering
utilities 0 -4

pedestrian circulation
underground utilities 8 0

Importance Factor 3 12 6
preservation of critical areas 6 6
screening of rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm
mixed-use developm ents
em ergency services 0 0
water systems 6 0

Importance Factor 2 0 -2 1 100.0%
residential landscape buffers
right to operate
residential privacy
traffic 0 -2
pedestrian safety
usable open space

Importance Factor 1 0 -2 1 100.0%
agricultural lands 0 -2

bicycle circulation

Scoring by: Bob Atchley / Bonita Kissee
D a te : F e b ru ary 25, 2015
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