P&Z Public Meeting Packet

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

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
TUESDAY, OCTOBER 13, 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:
Eiise's Color Me Sassy Hair Salon
Branson View Campground & Ziptines

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
PLANNING COMMISSION
DIVISION III PERMIT
STAFF REPORT

HEARING DATE: October 13, 2015

CASE NUMBER: 2015-0019

PROJECT: Elise’s Color Me Sassy Hair Salon

APPLICANT: Elise Tilley

REPRESENTATIVE: Edna Hunter

LOCATION: The subject property is located at 4228 S. State
Highway 125, Protem, MO; Big Creek Township;
Section 32, Township 22, Range 17.

REQUEST: The applicant, Elise Tilley is requesting the approval
of a Division III Permit authorizing a beauty salon use
within a small building, located at 4228 S. State
Highway 125, Protem, MO .

BACKGROUND and SITE HISTORY:
The subject is +/- 54.00 acres in size (per the Assessor’s information as contained
within Beacon and contains an existing residence and barn. Both the residence and
barn were constructed prior to the adoption of the Development Guidance Code.
The applicant is now requesting the Planning Commission approval of the Division III
Permit authorizing a beauty salon use within a small building. The building in question
has been placed between the existing residence and barn.
The current application was approved for Concept on September 21, 2015.

GENERAL DESCRIPTION:

The applicant has indicated that the proposed beauty salon will offer hair, skin and nail
services. The beauty salon building has been placed between the single-family
residence and the barn. The applicant will be the sole employee of the beauty salon.

Division III P erm it Staff R eport - Elise’s Color Me Sassy Hair Salon - 2015-0019 Page 1
REVIEW:

Per the provisions of Section 4.4.8 Limitations on Home Occupations of the Taney
County Development Guidance Code, “Home occupations shall not include...
barbershop/beauty salons...” Therefore the application is a Division III commercial
proposal.

The applicant is proposing to utilize the existing circle drive, off of State Highway 125 as
the entrance to the salon.

Parking will be provided for the salon use via the existing circle drive. The applicant has
indicated that additional parking may also be provided near the salon building.
The adjoining property immediately to the north is primarily vacant and light residential.
The adjoining property immediately to the south and east is State Highway 125 with
predominately vacant and light residential properties further to the south and east.
The adjoining property to the west is vacant and light residential.
The project received a total score of -1 on the Policy Checklist, out of a maximum
possible score of 37. The relative policies receiving a negative score consist of
emergency water supply and utilities.

SUMMARY:
If the Taney County Planning Commission approves this request, the following
requirements shall apply, unless revised by the Planning Commission:
1. Compliance with the provisions of the Taney County Development Guidance
Code
2. Compliance letter from the Protem Rural Fire District, if applicable.

3. No outside storage of equipment or solid waste materials related to the operation
of Elise’s Color Me Sassy Hair Salon.

4. This decision is subject to all existing easements.

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

6. 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 - Elise’s Color Me Sassy Hair Salon - 2015-0019 Page 2
Elise's Color Me Sassy Hair Salon Permit#: 15-19

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 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 storm water retention and absorption without 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= X

cannot cause impact 0
could impact but appropriate abatem ent installed -1 4
could impact, no abatem ent or unknown impact -2

Critical Areas
PRESERVATION OF CRITICAL AREAS n/a= X

no adverse impact to any designated critical area 2

one o f 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
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 2 8
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 o f place -2

Page 1 o f 5
Elise's Color Me Sassy Hair Salon Permit#: 15-19

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 o f equipment, materials, etc., or outdoor work areas 2

blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed / not blocked from view -2

LANDSCAPED BUFFERS - RESIDENTIAL n/a= 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

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=
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 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
Elise's Color Me Sassy Hair Salon Permit#: 15-19

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
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 4
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 m inim ally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1

uses / functions mixed without regard to com patiblity factors -2

C om 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 -1 -4
inadequate information to determine adequacy o f utilities -2

TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0

traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
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 o f 5
Elise's Color Me Sassy Hair Salon Permit#: 15-19

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
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 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 0 0
utilities above ground and not within specific easements -1
no specific management o f utilities -2

Page 4 of 5
Elise's Color Me Sassy Hair Salon Permit#: 15-19

Section Score
Performance

Importance
Division HI 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= -1
Maximum Possible Score= 37
Actual Score as Percent of Maximum= -2.7%
Number of Negative Scores= 2
Negative Scores as % of Total Score= 5.7%

Scoring Performed by: Date:

Bob Atchley / Bonita Kissee-Soutee October 1, 2015

Page 5 o f 5
Project: Elise's Color Me Sassy Hair Salon
Permit#: 15-19
Policies Receiving a Negative Score
Importance emergency water supply
Factor 5:
Importance utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley / Bonita Kissee-Soutee
Date: October 1, 2015
Eastern District Relative Policies: Division III Permit

Project: Elise's Color Me Sassy Hair Salon Permit: 15-19
Max. As
% Total Negative Scores
Possible Scored
|Scoring 37 -1 -2.7% 2 20.0%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 5 -5 1 50.0%
sewage disposal
right-of-way / roads 5 5
em ergency w ater supply 0 -10
waste disposal service
waste disposal com m itm ent

Importance Factor 4 16 4 1 25.0%
storm water drainage
air quality
off-site nuisances 8 8
use com patibility 0 0
diversification
developm ent buffering
utilities 0 -4

pedestrian circulation
underground utilities 8 0

Importance Factor 3
preservation o f critical areas
screening of rooftop equip

screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm 0 0
m ixed-use developm ents
em ergency services 0 0
water system s 6 .0
Importance Factor 2
residential landscape buffers
right to operate
residential privacy
traffic 0 0
pedestrian safety

usable open space

Importance Factor 1
agricultural lands
bicycle circulation

S c o r in g b y : Bob A tc h le v / Bonita Kissee-Soutee
Date: October 1, 2015
 N

Elise's Color Me Sassy Hair Salon W -s ^ E
 Elise’s Color Me Sassy Hair Salon
4228 South State Highway 125, Protem, MO
Division III Permit 2015-0019
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 Elise’s Color Me Sassy Hair Salon
4228 South State Highway 125, Protem, MO
Division III Permit 2015-0019
Pictometry - View from the North
 Elise’s Color Me Sassy Hair Salon
4228 South State Highway 125, Protem, MO
Division III Permit 2015-0019
Pictometry - View from the South
 Elise’s Color Me Sassy Hair Salon
4228 South State Highway 125, Protem, MO
Division III Permit 2015-0019
Pictometry - View from the East
Elise’s Color Me Sassy Hair Salon
4228 South State Highway 125,
Protem, MO
Division III Permit 2015-0019
Pictometry - View from the West

' -A te ■-«*
 T h e Ta n e y C o u n t y
P l a n n in g C o m m is s io n
H o ld A P u b lic H ea ring C o n ce rn in g The
F o llo w in g R equested Zone C hange

U n d e r th e D ivision 111 Process

A p p lic a n t : -------- L L iiE

proposed Dovolopmen(:Jtkxi-C. 'Cxx.\oA

p r o p e r ty Locatio n :

HeoringL o c atio n : Taney County Courthouse
T im e : 6:00 PM DateJ O — —
P hono: 4 l X J i 4 6 - 7 2 2 5
 TANEY COUNTY
PLANNING COMMISSION
DIVISION III PERMIT
STAFF REPORT

HEARING DATE: October 13, 2015

CASE NUMBER: 2015-0020

PROJECT: Branson View Campground & Zip Lines

APPLICANT: Andrew Darby

REPRESENTATIVE: Dan Boone

LOCATION: The subject property is located at 2362 N. State
Highway 265, Branson, MO; Branson Township;
Section 3, Township 22, Range 22.

REQUEST: The applicant, Andrew Darby is requesting the
approval of a Division III Permit to allow for the
development of a Zip Line Attraction.

BACKGROUND and SITE HISTORY:
On November 15, 1968 a portion of the property in question was platted as the
Compton Ridge Manor Subdivision with the filing of the plat with the Recorder of Deeds
office.
On May 14, 1990 the Planning Commission approved Division III Permit 1990-0100,
authorizing the development of a 90 space RV Park, with other buildings; referenced as
the Branson View Campground. The owner of the property sought to also vacate the
Compton Ridge Manor Subdivision at the time that the Division III Permit was issued.
However, the staff report from that Division III file indicates that there was not an
established process at the time for vacating a subdivision.
The subject property consists of two parcels of property as shown via Beacon,
containing both meets & bounds described property and also the Compton Ridge Manor
Subdivision (which was never developed). The property in question is a total of +/-
33.67 acres in size (per the Assessor’s information as contained within Beacon). Parcel
# 18-2.0-03-000-000-016.000 is indicated within Beacon as containing +/-28.78 acres.
Parcel # 18-2.0-03-000-000-017.000 is indicated within Beacon as +/- 4.89 acres in
size.

The applicant is now requesting the Planning Commission approval of the Division III
Permit authorizing the addition of the zip line attraction to the existing, permitted RV
Park use.

Division III P erm it Staff R ep o rt - B ranson View C am pground and Zip-Lines - 2015-0020 Page 1
The current application was approved for Concept on September 21, 2015.

GENERAL DESCRIPTION:

The representative has indicated that the proposed Zip Line Attraction will consist of a
series of towers to be linked via zip line. The representative has further indicated that
the exact locations of the supports or structures will be determined by a structural
engineer that is evaluating the topography of the property. The towers are to be the
only structures added to the site.

The conceptual site plan indicates that the Zip Line Attraction will originate at the
existing building, which contains an office, retail store and restrooms. The Zip Line
Attraction will terminate near an existing service road. Riders will be driven back to the
top of the hill via the service road. The applicant has indicated that the existing office,
retail store and restrooms can service visitors to the Zip Line Attraction. The applicant
and representative have indicated that they envision minimum removal of trees with
some limbs being trimmed on trees.

REVIEW:

As stated above, the proposed Zip Line Attraction will originate near the existing
building (containing an existing office, retail store and restrooms) and terminate near an
existing service road. The representative has indicated that the existing parking area in
front of the store and also near the pool will be utilized to accommodate the zip line
customer traffic. The parking provisions of the Development Guidance Code do not
specifically address a zip line use. The current parking at the site is fairly limited;
however, there would be adequate space on the approximately 33.67 acre property for
additional parking if need in the future.

The applicant is proposing to utilize the existing entrances to the Branson View
Campground, off of State Highway 265.
There are existing restroom facilities within the building which will serve visitors to the
Zip Line Attraction. The Branson View Campground is currently served by a
Wastewater Treatment Facility (WWTF) regulated by the Missouri Department of
Natural Resources (MoDNR). The staff recommends that a condition be placed on the
permit requiring the applicant to provide documentation from the MoDNR indicating that
the existing WWTF will have adequate capacity to serve both the existing RV
campground and also the proposed Zip Line Attraction.
The representative has indicated that the Branson Landing Zip-Line will create a
number of year-round and part-time jobs. Jobs will also be created via the planning,
design and construction of the project.

The adjoining property immediately to the north is the Vineyards condominium
development which is located within municipal limits of the City of Branson. The
adjoining property immediately to the south is warehouse with vacant property being
located further to the south. The adjoining property to the east is predominantly vacant.
T h e ad jo in in g p ro p erty im m e d ia te ly to th e w e s t is S ta te H ig h w a y 2 6 5 ; w ith c o m m e rc ia l,
office and residential uses being located further to the west.
Division III P erm it Staff R eport - Branson View C am pground and Zip-Lines - 2015-0020 Page 2
The project received a total score of 11 on the Policy Checklist, out of a maximum
possible score of 51. The relative policies receiving a negative score consist of
emergency water supply, solid waste disposal service, and slopes.

SUMMARY:

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

1. Compliance with the provisions of the Taney County Development Guidance
Code

2. The applicant shall submit compliance letters from the Western Taney County
Fire Protection District, the Missouri Department of Natural Resources and the
Missouri State Fire Marshall’s office, including all other entities which have
requirements governing a development of this nature (Chapter VI-VII).
3. Documentation shall be provided to the Planning Department from the Missouri
Department of Natural Resources indicating that the existing wastewater
treatment facility will have adequate capacity to serve the addition of the Zip Line
Attraction. Said documentation shall be submitted prior to issuance of
Certificates of Conformance.
4. A copy of the Missouri State Fire Marshall’s Amusement Ride Operating Permit
shall be provided to the Planning Department prior to the issuance of Division II
Certificates of Conformance.
5. No outside storage of equipment or solid waste materials.
6. This decision is subject to all existing easements.
7. Division II Permits will be required for all applicable structures in the development
(Chapter 3 Sec. I Item B).
8. This Decision of Record shall be filed with the Taney County Recorder’s Office
within 120 days or the approval shall expire (Chapter II Item 6).

Division III P erm it Staff R eport - Branson View C am pground and Zip-Lines - 2015-0020 Page 3
Branson View Campground & Zip Lines Permit#: 15-20

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
W estern 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 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
SOIL LIMITATIONS n/a= x
no known limitations 0
potential limitations but mitigation acceptable -1 3
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
WILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a=
cannot cause impact 0
could impact but appropriate abatem ent installed -1 2 0 0
could impact, no abatement or unknown impact -2
Land Use Com patibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 0 0
cannot be mitigated -2
Com patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 0 0
impact readily apparent / out of place -2

Page 1 of 5
Branson View Campground & Zip Lines Permit#: 15-20

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LOT COVERAGE n/a= x
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1
lot coverage exceeds surrounding areas by more than 50% -2

BUILDING BULK AND SCALE n/a= X

bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3
bulk / scale significantly different from surrounding areas / obtrusive -2

BUILDING MATERIALS n/a= X

proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2

materials differ from surrounding structures and would be noticeable -2

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

no rooftop 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 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 of 5
Branson View Campground & Zip Lines Permit#: 15-20

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n la - 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=
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 developm ent 0

potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2

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

creates full-time, year-round and seasonal jobs 1 5 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

C om 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 o f facilities 1

some clustering and sharing patterns with minimal separation of facilities 0 3 1 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
Branson View Campground & Zip Lines Permit#: 15-20

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:

Factor
Western Taney County

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 2 6
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2

Services - Capacity and Access
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
structure size and/or access can be serviced by emergency 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
R 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
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 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
Branson View Campground & Zip Lines Permit#: 15-20

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
PEDESTRIAN SAFETY n/a= X

separation of pedestrian walkways from roadways by landscape or structural buffer 2
separation of pedestrian walkways from roadways by open land buffer 1 2
pedestrian walkways abut roadways with no buffering / protection 0
BICYCLE CIRCULATION n/a= X

dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1

no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse 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 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=
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= 11
Maximum Possible Score= 51
Actual Score as Percent of Maximum= 21.6%
Number of Negative Scores= 3
Negative Scores as % of All Applicable Scores= 17.6%

Scoring Performed by: Date:

B o b A tc h lo y & B o n ita K is s e o /S o u te e O c to b e r 1, 2 0 1 5

Page 5 o f 5
Project: Branson View Campground & Zip Lines
Permit#: 15-20
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance slopes
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: B o b A tc h le y & B o n ita K is s e e /S o u te e
Date: O c to b e r 1, 2 0 1 5
Project: Branson View Campground & Zip Lines Permit: 15-20
As
Max. Possible % Total Negative Scores
Scored
jScoring 51 11 21.6% 3 17.6%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 25 -5 2 28.6%
sewage disposal 10 5
off-site nuisances 0 0
diversification 10 0
em ergency services 0 0
right-of-way/roads 5 5

e m e rg e n cy w a te r s u p p ly 0 -10

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

Importance Factor 4 8 4 1 33.3%
s lo p e s 0 -4

use com patibility 0 0

pedestrian circulation
underground utilities 8 8

Importance Factor 3 18 12
soil lim itations
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm 0 0
right to operate
mixed-use developm ents
developm ent patterns 6 3

developm ent buffering 6 6
w ater system service 6 3

Importance Factor 2
w ildlife habitat and fisheries 0 0
air quality 0 0
building materials
residential buffer / screening
residential privacy
traffic 0 0
pedestrian safety

usable open space

Importance Factor 1
lot coverage

rooftop vents / equipm ent
b i c y c le c ir c u la t io n

Scoring by: Bob A tchley & Bonita Kissee/Soutee
Date: October 1, 2015
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2365 State Highway 265, Branson, MO
Division III Permit 2015-0020
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 Branson
View
Campground
& Ziplines
2365 State
Highway 265,
Branson, MO
Division III
Permit 2015-
0020
Pictometry -
View from
the North
 Branson View
Campground
& Ziplines
2365 State
Highway 265,
Branson, MO
Division III
Permit 2015-
0020
Pictometry -
View from the
South

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Branson View Campground & Ziplines
2365 State Highway 265, Branson, MO
Division III Permit 2015-0020
Pictometry - View from the East
Branson View Campground & Ziplines
2365 State Highway 265, Branson, MO
Division III Permit 2015-0020
Pictometry - View from the West
 NOTICE OF
PUBLIC HEARING
T he Tan ey C o u n t y
P la n n in g C o m m i s s i o n
Will Hold A Public Hearing Concerning The |
Following Requested Zone Change
Under the Division III Process

Applicant: A f t d t r v Q __________
Proposed Development: Adlflt >A-\ r>/\ r> \
~Z. \ o V m e s

Property Location:,

Hearing Location: Taney County Courthouse
Time: 6:00 PM Date.■1 0 - \ ^ -
Phono: 417-546-7225