P&Z Public Meeting Packet

TANEY T a n e y C o u n t y P l a n n i n 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.taneycounty.org

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, MARCH 14, 2016, 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 Hearing:
Acacia Club Mobile Home Park
Woodland Hills
Premier Landscapes
2581 Jones Road Vacation Rental
Stonegate Glass Chapel
Tire Crew
Tree Town

Old and New Business:

Adjournment.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 14, 2016

CASE NUMBER: 2015-0026

PROJECT: Acacia Club Affordable Mobile Home Park

APPLICANT: JMS Property LLC - Steve Creedon

REPRESENTATIVE: Timothy Davis

LOCATION: The subject property is located along the
southeastern side of the 2100 through 2300 blocks of
Acacia Club Road, Hollister, MO; Oliver Township;
Section 13, Township 22, Range 22.

REQUEST: The applicant, JMS Property LLC is requesting
approval of a Division III Permit authorizing the
development of the Acacia Club Affordable Mobile
Home Park. The submitted site plan indicates an
eighty-seven (87) unit mobile home park and
associated green space and additional parking area.

BACKGROUND and SITE HISTORY:
The property in question is currently a vacant meets and bounds described +/- 10.00
acre tract of land. The applicant, JMS Property LLC is requesting approval of the
proposed Acacia Club Affordable Mobile Home Park.

On April 20, 2015 the Planning Commission denied the Preliminary Plat of Acacia Club
Estates, which was a proposed thirty-four lot single-family residential subdivision. The
Commission based its decision to disapprove the Preliminary Plat of Acacia Club Estates
upon compatibility and safety concerns. The Commission expressed specific
compatibility concerns regarding the proposed density of Acacia Club Estates, in
relationship to adjoining properties. The proposed density of Acacia Club Estates was in
excess of the density of neighboring subdivisions. The Commission also found that the
layout of the Preliminary Plat of Acacia Club Estates would not properly protect the
safety of the future lot owners within the subdivision and also of the community at
large. The Commission expressed specific reservations regarding the placement of
fifteen (15) new driveway access points off of Acacia Club Road.

D ivision III P erm it Staff R ep o rt - Acacia Club A ffo rd a b le M ob ile H om e Park - 2015-0026 Page 1
On May 28, 2015, upon review of the Acacia Club Estates Minor Subdivision (proposed
six (6) lot minor subdivision) the Planning Department Staff determined that the
proposed plat was not in compliance with the provisions of the Development Guidance
Code and the Subdivision Regulations. The Planning Administrator sent email
correspondence to the Wolfe Surveying requesting that five (5) items be amended in
order to ensure compliance with the regulations.

On June 30, 2015, upon review of an amended Acacia Club Estates Minor Subdivision
plat (proposed six (6) lot minor subdivision) the Planning Department Staff determined
that the proposed plat was in compliance with the provisions of the Development
Guidance Code and the Subdivision Regulations. However, the Planning Administrator
enumerated the required improvements that would be required prior to the approval of
the plat in question. None of the enumerated improvements were completed and
therefore the plat was not signed.
On November 4, 2015 Division I Permit # 2015-0180 was issued, authorizing the
placement of a 16’ x 80’ mobile home to be served by on on-site wastewater treatment
system (only tracts of land three acres or less in size require a septic permit per State
regulations). The septic system has never been installed and a Certificate of
Conformance (C of C) has not been issued by the Planning Department allowing for the
occupancy of the mobile home.
The current application was approved for Concept on December 21, 2015.

GENERAL DESCRIPTION:

The proposed Acacia Club Affordable Mobile Home Park will be located on a total of +/-
10.00 acres (per the Assessor’s information via Beacon). Per the submitted site plan,
this mobile home park is proposing to provide for up to 87 spaces for mobile homes,
with a density of over 8.7 mobile homes per acre.

REVIEW:

The Development Guidance Code defines a Mobile Home Park as, “A tract of land used
to accommodate three (3) or more mobile homes that remains under a single
ownership. The units within the park are referred to as "spaces".”
As stated above, the proposed Acacia Club Affordable Mobile Home Park will be
located on a total of +/- 10.00 acres (per the Assessor’s information via Beacon). Per
the submitted site plan, this mobile home park is proposing to provide for up to 87
spaces for mobile homes, with a density of over 8.7 mobile homes per acre. However,
per the provisions of Appendix L (Mobile Homes) of the Development Guidance Code
the maximum density of a mobile home park shall not exceed eight (8) homes per acre.
Once the additional +/- 0.21 acres (5’) of right-of-way along Acacia Club Road and
Wisconsin Road is dedicated to the County the total property area will be reduced to a
total area of +/-9.79 acres. Therefore the maximum density for the (=/- 9.79 acre)
mobile home park shall be no more than a total of seventy-eight (78) mobile home
spaces. The staff recommends that should the application be approved that a condition
be p la c e d u p o n th e D e c is io n o f R e c o rd a llo w in g no m o re th a n a to ta l o f s e v e n ty e ig h t
(78) spaces.
D ivision III P erm it Staff R ep o rt - Acacia Club A ffo rd a b le M ob ile H om e Park - 2015-0026 Page 2
The staff has requested that the surveyor indicate upon the Site Plan the area of the
additional parking versus the area of the green space. Per the provisions of Appendix
L, Section 2.4, “A combined storage parking area of at least two hundred (200) square
feet for each mobile home shall be provided for the storage of boats, campers etc.
Such storage parking areas are subject to the screening requirements of Appendix J,
Parking Area Buffers.”
The front setback requirement off of Acacia Club Road is 25’. Upon dedication of the 5
additional feet of right-of-way the mobile home spaces are currently shown being
setback 20’ from this front property line.
During the Concept Hearing the Planning Commission indicated a number of concerns
to the representative regarding the Site Plan’s noncompliance with the provisions of the
Development Guidance Code. The staff has also advised the surveyor directly of these
issues via email. However, as of the date of the writing of this staff report, the applicant
has not submitted a revised site plan.
Per the provisions of Table J-1 (On-site Parking Performance Standards) of the
Development Guidance Code, two (2) parking spaces are required per home unit with
one (1) additional space for every two (2) home units as guest spaces. The Site Plan
does comply with these minimum parking requirements.
The area in question is currently served by the Taney County Regional Sewer District.
The Taney County Regional Sewer District will require the applicant to obtain a capacity
analysis via the Sewer District's engineering firm, at the applicant’s cost.
The Acacia Club Affordable Mobile Home Park will be much more densely developed
than the neighboring single-family residential subdivision.
The area in question is served by a public water supply via the Missouri American
Water Company.

The adjoining property to the north, east and west is Riverside Estates a single-family
residential subdivision. The adjoining property to the south is primarily vacant.
The project received a score of -37 on the Policy Checklist, out of a maximum possible
score of 61. The relative policies receiving a negative score consist of off-site
nuisances, emergency water supply, solid waste disposal service, waste disposal
commitment, use compatibility, pedestrian circulation, development buffering, residential
buffer / screening, residential privacy, traffic and lot coverage.

D ivision III P e rm it Staff R ep o rt - Acacia Club A ffo rd a b le M ob ile H om e Park - 2015-0026 Page 3
STAFF RECOMMENDATIONS:

If the Taney County Planning Commission approves Division III Permit # 2015-0026, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code and the Taney County Road Standards that include plans for the following:
a. Sediment and erosion control (Section 4.1.1)
b. Stormwater management (Appendix B Item 3)
c. Land Grading Permit for all disturbances of over one acre (Appendix F)
d. Utility easements and building line setbacks (Table 12)
e. Improvements with scale of buildings, streets, onsite parking and
utilities.(Table 6)
f. A complete 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.
g. A traffic impact study shall be submitted to the Taney County Road and
Bridge Department.
h. An engineering public improvement plan shall be submitted to and
approved by the Taney County Road and Bridge Department prior to the
completion of road improvements to Sunset Inn Road.
2. The Acacia Club Mobile Home Park shall accommodate no more than a maximum
of seventy-eight (78) mobile homes.
3. Compliance letters from the Taney County Regional Sewer District, the Missouri
American Water Company, the Taney County Road & Bridge Department, the
Western Taney County Fire Protection District and the Missouri Department of
Natural Resources (MoDNR) shall be submitted to the Planning Department
Office, including all other entities which have requirements governing a
development of this nature (Chapter VI-VII).
4. Five feet (5’) of additional right-of-way shall be dedicated to Taney County upon
both Acacia Club Road and Wisconsin Road.
5. Prior to the issuance of any Division I Permits for mobile home placement, the
applicable private roadway(s) serving the mobile home in question shall either be
constructed in compliance with Taney County Road & Bridge Standards or the
applicants shall post an appropriate surety for 110% of the cost of construction, in
compliance with the provisions of the Development Guidance Code. .

6. A new curb shall be installed by the applicant along the southeastern portion of
Acacia Club Road. This construction of this new curbed area and also the fifteen
(15) driveway entrances shall be inspected by the Road & Bridge Department
during construction, in order to ensure full compliance with the Road Standards.

7. Division I Permits will be required for all applicable structures (both mobile homes
and applicable accessory structures) in the development (Chapter 3 Sec. I Item
B).

D ivision III P erm it Staff R ep o rt - Acacia Club A ffo rd a b le M ob ile H om e Park - 2015-0026 Page 4
 8. Prior to the issuance of Division I Permits, the applicants shall ensure that the
applicable sewer and water connections are in place.

9. All outside storage shall be limited to the designated Storage and Parking area.
Travel Trailers, campers, boat and similar vehicle shall not be allowed on any
mobile home space but shall be stored in the designated Storage and Parking
Area. The parking and storage Area shall be screened on all sides via an opaque
(privacy) fence.

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).

D ivision III P erm it Staff R e p o r t - A c a c ia Club A ffo rd a b le M ob ile H om e P a r k - 2015-0026 Page 5
 "THE PRELIMINARY PLAT" a sno i immnot
m i aev. . s u * f

LOCATED IN PART OP THE E l /2 OF THE NW1/4 OF
SECTION 13, TO WN0HIP 22 NORTH, RANGE 22 WE0T
OF THE 5th PRINCIPAL MERIDIAN
TANEY dOUNTY, M l^ O U R I

PEEP DESCRIPTION (TRACT 7WET IN BOOK 2014. AT PAGE 24743* __________WVER/jwE EBTATE0
A TRACT OF LAW BEING A PART OF THE EAST 1/2 OF THE NW 1/4 OF SECTION IS bloS
ksaAN
D7
TOWNSHIP 22 HORTH. RANGE 22 ----- --- ---------- -- 1 P U T BOOK 16. AT PAdE 8
PARTICULARLY DESCRBED AS FO________ ____ _____ _______ _______ ______
SOUTHEAST CORNER OF THE SE 1/4 OF THE HE 1/4 OF SAID SECTION 13; THENCE SOUTH
00-3r46“ rfESr ALONG THE EAST UNE OF SAID SE 1/4 OF THE NE 1/4 266.04 FEETj
THENCE NORTH 89-2214’ +EST. 377132 FEET TO A PONT ON THE SOUTHERLY R //f UNE
OF ACAOA CLUB ROAD FOR A NEW POINT OF BEQHHlNCc ALONG THE SOUTHEASTERLY
1/W UNE AS FdLOifSr THENCE NORTHEASTERLY ALONG A NON-TANGENT 100676' CURVE
TO THE RIGHT 82.36 FEET (SAC S^GUENT HAVING A CHORD BEARING AND DISTANCE OF
VCW7H 3626'3 3" EAST. 8228 FEET. AND HAVING A RADIUS OF 669.11 FEET); THENCE
tyORTH 39’3 6 l7 “ EAST, 46,43 FEET! THENCE NORTHEASTERLY ALONG A 1.1462’ CURVE TO
THE LEFT 200.96 FEET (SAC CURVE HAyHG A RADIUS OF 4017.32 FEET); THENCE NORTH
» W EAST. 157.04 FEET; THENCE NORTHEASTERLY ALONG A 4,6638" CURVE TO THE
RIGHT 196,38 FEET (SAID CURVE HAVHG A RADIUS OF 1260,44 FEET); THENCE NORTH
*64117" EAST, 630.04 FEET TO A POINT ON THE SOUTHWESTERLY R/W UNE OF frSCONSN
WAD; THENCE EASTERLY. LEAVING SOUTHEASTERLYR /ft UNE OF WISCONSIN ROAD. ALONG
A 127,8068- CURVE TO THE RIGHT 8234 FEET (SAC CURVE HAVING A RADIUS OF 44,83
TET); THENCE SOUTH 29'0 5’3CT EAST. 306,89 FEET TO A POINT ON THE EAST UNE OF
^E ,H E J/4 0F DIE N il 1/4; THOiCESOJTH 003142 ifcST; LEAVING SOUTHWESTERLY

ACRESOF LAtV.'U OREOR'L ^S

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TOTAL AREA - ±10.00 ACRES
llOBILE HoUe PAD NOTE:
THIS PLAT SHOfc A TOTAL OF 87 I/OOILE HOUe PADS

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A cacia Club M obile Home Park Permit#: 15-26

Section Score
Performance

Importance
Division I II Relative Policy Scoring Sheet:
a>

Factor
Western Taney County

Value
L.
o
o
CO
W ater Quality
S E W A G E D IS P O S A L n/a=
cen tra lized system 2
on -site tre a tm e n t system (s) w ith a d eq ua te sa fe g u a rd s to m itig ate pollution 1
se p tic system o f a d eq ua te design and cap acity 0 5 2 10
pro po sed system m ay not provide a d eq ua te ca p a city -1
proposed solutio n m ay cau se surface a n d/or ground w a te r pollution -2
Environmental Policies
S O IL LIM ITA T IO N S n/a=
no know n lim itation s 0
potential lim ita tio n s but m itig atio n acce ptab le -1 3 0 0
m itig atio n in ad equ ate -2
S LO PES n/a=
NOTE: if residential, mark "x " in box......
d e ve lo p m e n t on slo pe un d e r 30% 0
slope exce ed s 30% but is e n g inee red and certified -1 4 0 0
slope exce ed s 30% and not enginee red -2
W IL D L IF E H A B IT A T A N D FIS H E R IE S n/a=
no im p act on critica l w ild life h a bita t or fishe rie s issues 0
critical w ild life pre sen t but not threa tene d -1 2 0 0
potential im p a ct on critical w ildlife habitat o r fishe rie s -2
A IR Q U A LIT Y n la= x
ca n n o t ca u se im pact 0
could im p act but a p p ro p ria te ab atem e nt installed -1 2
could im pact, no a b a te m e n t o r unknow n im pact -2
Land Use Compatibility
O FF -S ITE N U IS A N C E S n/a=
no issues o r n u isa nce(s) can be fu lly m itigated 0
buffered and m in im ally m itigated -1 5 -2 -10
can no t be m itigated -2
Compatibility Factors
USE C O M P A T IB ILIT Y n/a=
no con flicts / isolated property 0
tra n sp a re n t ch a n g e / ch a n g e not readily no ticea ble -1 4 -2 -8
im p act readily a p p a re n t / o u t o f place -2

Page 1 of 5
Acacia Club M obile Home Park Permit#: 15-26

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LO T C O V E R A G E n/a=
lot cove rag e co m p a tib le w ith surro un din g areas 0
lot cove rag e exce ed s surro u n d in g are as by less tha n 50% -1 1 -2 -2

lot cove rag e exce ed s surro u n d in g are as by m ore than 50% -2

B U ILD IN G B U LK A N D S C A LE n/a= X

bulk / scale less than o r e q u iva le n t to surro un din g areas 0
bulk / scale diffe rs from su rro u n d in g areas but not ob tru sive -1 3
bulk / scale s ig n ifica n tly d iffe re n t from surro un din g are as / ob tru sive -2
B U ILD IN G M A T E R IA LS n/a= X

proposed m a te ria ls e q u iva le n t to existing surro un din g structure s 0
proposed m a te ria ls sim ila r and should blend w ith existing structure s -1 2

m aterials d iffe r from s u rro u n d in g stru ctu re s and w o uld be no ticea ble -2

S T R U C T U R A L S C R E E N IN G O F R O O FT O P E Q U IP M E N T & V E N T S n/a= X
no rooftop e q u ip m e n t o r ven ts 2

blocked from vie w by structure design 1
blocked from vie w using scree ning 0 1
partially blocked from view -1
exposed / not blocked from vie w -2

S T R U C T U R A L S C R E E N IN G O F S O LID W A S T E C O N T A IN E R S n/a= X
no on -site w a ste con tain ers 2
blocked from vie w by structure design 1
blocked from vie w using scree ning 0 3
partially b locke d from view -1
exposed / not blocked from view 2
S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X
no o u tdoo r storag e o f e q uipm en t, m aterials, etc., o r ou td o o r w o rk areas 2
blocked from vie w by structure design 1
blocked from vie w using scree ning 0 3
partially blocked from vie w -1
exposed / not blocked from vie w -2
LA N D S C A P E D B U F F E R S - R E S ID E N T IA L n/a=
approved la nd scape d bu ffe r betw een hom es and all streets / roads / highw ays 2
approved la nd scape d bu ffe r from m a jo r roads / high w ays only 1
m inim al la nd scape d buffer, but co m p e n sa te s with exp an se o f land 0 2 -2 -4
no la nd scape d bu ffe r betw een reside nces and local streets -1
no land scape d bu ffe r from any road -2

Page 2 of 5
Acacia Club M obile Home Park Perm it#: 15-26

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
L A N D S C A P E D B U F F E R S - IN D U S TR IA L n/a= X

approved la nd scape d bu ffe r from p u blic roads 0
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land -1 3

no land scape d bu ffe r from pu blic roads -2
Local Economic Development
R IG H T TO FARM n/a= X

does not lim it existing a g ricu ltural uses / do es not ca u se nu isa nce, predation 0
does not lim it existing a g ricu ltu ra l uses, but m ay resu lt in m in o r nuisa nce -1 3

potential im p act(s) on existing a g ricu ltural land -2
R IG H T TO O P E R A T E n/a= X

no via ble im p act on existing in du strial uses by reside ntial de ve lo p m e n t 0
potential im p a ct but can be m itigated -1 3

potential im p a ct on existing in du strial uses w ith no m itigation -2
D IV E R S IF IC A T IO N n/a= X

creates >=5 full-tim e, yea r-rou nd jo b s o u tside o f recre atio n / reso rt secto r 2
creates full-tim e, yea r-rou nd and sea son al jo b s 1 5
creates sea son al jo b s only 0
Site Planning, Design, Occupancy
R E S ID E N T IA L P R IV A C Y n/a=
privacy provided by structura l design, or not ap p lica b le 2
privacy provided by structura l scree ning 1
privacy provided by la n d sca p e d buffers 0 2 -2 -4
privacy provided by open space -1
no a cce p ta b le o r e ffective privacy buffering -2
M IX E D -U S E D E V E L O P M E N T S n/a= X

uses / fu n ctio n s are co m p a tib le o r not ap plicab le 2
uses / fu n ctio n s are in te gra te d and separated based on co m p a tib ility 1
uses / fu n ctio n s diffe r m in im ally and are not rea dily a p pa rent 0 3
uses / fu n ctio n s po orly in te gra te d o r separated -1
uses / fu n ctio n s m ixed w ith o u t regard to c o m p a tib lity factors -2
Commercial Development
D E V E L O P M E N T P A T TE R N S n/a= X

clustered d e ve lo p m e n t / sha rin g o f parking, signs, ingress, egress, o r not ap plicab le 2
som e clu ste rin g and sharing pa tte rns w ith good sep ara tion o f fa cilitie s 1
som e clu ste rin g and sharing pa tte rns w ith m inim al sep ara tion o f fa cilitie s 0 3

clustered d e ve lo p m e n t w ith no a p pre ciab le sharing o f fa cilitie s -1
unclustered d e ve lo p m e n t w ith no sharing o r a b ility to share fa cilitie s -2

Page 3 o f 5
A cacia Club M obile Home Park Perm it#: 15-26

Section Score
Performance

Importance
Division II! Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
D E V E L O P M E N T B U F F E R IN G n/a=
ap pro ved and e ffe ctive ly d e sig ned la nd scape d bu ffe rs betw een structure s and all roads 2

m inim al la n d sca p e d buffering, but co m p e n sa te s w ith exp an se o f land 1
m inim al la n d sca p e d buffering 0 3 -2 -6

no la nd scape d buffering, but utilizes exp an se o f land -1
no o r in a d e q u a te buffering o r sep ara tion by land -2

Services - Capacity and Access
T R A F FIC n/a=
no im pact o r in sig n ifica n t im p a ct on curre nt tra ffic flow s 0
tra ffic flo w in crea ses exp ected but m an ag eab le using existing roads and road acce sses -1 2 -2 -4
tra ffic flo w in cre a se s exce ed curre nt road ca p a citie s -2
E M E R G E N C Y S E R V IC E S n/a=
structure size a n d/or acce ss can be serviced by em e rg e n cy e q u ip m e n t 0
structure size a n d /o r acce ss m ay im pede but not h in d e r se rvice a b ility -1 5 0 0

structure size a n d /o r acce ss could be p ro b le m a tic o r no n -se rvice a b le -2

R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=

g re a te r than 50 ft. right-of-w ay 1
50 ft. rig ht-of-w a y 0
R 1 K
40 ft. rig ht-of-w a y -1
less than 40 ft. rig ht-of-w a y -2

Internal Improvements
W A T E R SY S T E M S E R V IC E n/a=
central w a te r system m eeting DN R re q uire m en ts fo r capacity, storage, design, etc. 2
com m u nity w ell / w a te r system m eeting DN R req uire m en ts 1
private w e lls m eeting DN R req uire m en ts 0 3 2 6
private w e lls not m eeting any e sta blished stan dard s -1

individual / private w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t de ve lo p m e n t w ith a d e q u a te p re ssure and flow 0

fire hyd ran t system w ith lim ited coverage -1 5 -2 -10

no fire hyd ra n t system -2
P E D E S TR IA N C IR C U LA T IO N IN F R A S T R U C TU R E n/a=
paved and de dicated w alkw a ys (no bicycles) provided th ro u g h o u t d e velopm e nt 2
paved w a lkw a ys provided th ro u g h o u t de ve lo p m e n t / m aybe sha red w ith bicycles 1

d e sig nate d w a lkw a ys provided but unpaved 0 4 -2 -8

no pe de strian w alkw ays, but green space provided fo r p e de strian use -1

no d e sig n a te d pe de strian w a lkw a y areas -2

Page 4 of 5
Acacia Club M obile Hom e Park Permit#: 15-26

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
P E D E S TR IA N S A F E TY n/a=
sep ara tion o f pe de strian w a lkw a ys from roa dw ays by la n d sca p e o r structura l buffer 2
sep ara tion o f pe de strian w a lkw a ys from roa dw ays by open land bu ffe r 1 2 0 0
pe de strian w a lkw a ys ab ut roa dw ays w ith no buffering / protection 0
B IC Y C LE C IR C U LA T IO N n/a=
de dicated / sep ara te bike-w a ys w ith signage, bike racks, trails 2

bicycle la ne s shared w ith pe de strian w a lkw a ys but sep ara te d by m arkings / signs 1 -1 0 0
no de sig n a te d bike-w a ys 0
U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided u n de rgrou nd up to each building / structure 2
all utilities tra ve rse d e ve lo p m e n t u n de rgrou nd but m ay be ab ove g ro un d from e a sem e nt 1

utilities ab ove ground but / ove r de sig nate d e a se m e n ts 0 4 2 8
utilities ab ove ground and not w ith in sp e cific e a sem e nts -1
no sp e cific m a n a g e m e n t o f utilities -2

Open-Space Density
U S A B LE O PEN S PAC E n/a=
reside ntial d e ve lo p m e n ts (>25 units) in clud e m ore than 25% open re cre atio nal spa ce 2
reside ntial d e ve lo p m e n ts (>25 units) o ffer >10% but < 25% open recre atio nal space 1
recre atio nal area provided, but high ly lim ited and not provided as open space 0 2 0 0
no d e sig n a te d recre atio nal spa ce provided, but open spa ce available -1

no open recre atio nal spa ce provided -2

Solid Waste Disposal
SO LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e ekly service is ava ila ble and do cum e ntatio n o f a va ila b ility provided 0
w e ekly service rep orted ly a va ila ble but not do cum e nted -1 5 -1 -5
cen tra lized, o n -site trash collectio n rece ptacles a va ila ble -2
SO LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a=

restrictive co ve n a n ts provide fo r w e e kly dispo sal fo r each occu pied structure 0
services a va ila b le but not a req uire m en t d o cum e nted in cove na nts -1 5 -1 -5

not a p p lica b le / no pick-up service provided -2

Total W eig h ted S co re = -37
M axim um P o ssib le S co re = 61
A ctu al S co re as P e rc e n t o f M ax im u m = -60.7%
N u m b er o f N egative S co re s= 11
N egative S co res as % o f All A p p lica b le S co re s= 50.0%

S coring P erform ed by: Date:

Rnh Atnhl&y / Ron it a Kissee January 5. 2016

Page 5 of 5
Project: Acacia Club Mobile Home Park
Permit#: 15-26
Policies Receiving a Negative Score
Importance off-site nuisances emergency water supply waste disposal service waste disposal
Factor 5: commitment
Importance use compatibility pedestrian circulation
Factor 4:
Importance development buffering
Factor 3:
Importance residential buffer / screening residential privacy traffic
Factor 2:
Importance lot coverage
Factor 1:
Scoring by: Bob Atchley / Bonita Kissee
Date: January 5, 2016
 Project: Acacia Club Mobile Home Park Permit: 15-26
As
M ax. P o ssib le % Total N egative Scores
S co red
|S co rin g 61 -37 -60.7% 11 50.0%

M ax. As N egative S co res
Po ssib le S co red N u m b e r of P ercent
Im p o rtan ce F acto r 5 15 -15 4 57.1%
sewage disposal 10 10
off-site nuisances 0 -10
diversification
emergency services 0 0
right-of-way/roads 5 5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal com m itm ent 0 -5
Im p o rtan ce F acto r 4 16 -8 2 50.0%
slopes 0 0
use com p atib ility 0 -8
pedestrian circu latio n 8 -8
underground utilities 8 8
Im p o rtan ce F acto r 3 1 33.3%
soil limitations 0 0
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developments
development patterns
developm ent buffering 6 -6
water system service 6 6
Im p o rtan ce F acto r 2 16 -12 3 50.0%
wildlife habitat and fisheries 0 0
air quality
building materials
residential b u ffe r/ screening 4 -4
residential privacy 4 -4
traffic 0 -4
pedestrian safety 4 0
usable open space 4 0
Im p o rtan ce F acto r 1 2 -2 1 50.0%
lo t coverage 0 -2
rooftop vents / equipment
bicycle circulation 2 0

S co rin g by: Bob A tchley / Bonita Kissee
Date: January 5, 2016
 3/7/2016

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Acacia Club Affordable Mobile Home Park
2100 - 2300 Block of Acacia Club Road, Hollister, MO
Division III Permit Application 2015-0026
______________ T a n e v C o u n tv G IS - B e a c o n _______________

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 NOTICE OF
PUBLIC HEARING
T h e Tamey C ounty
P la n n in g C o m m issio n

Prop erty Location: Acac-ia (LAuJQRpl

H e arin g Location: Taney County O u rth o u '
T im e : 6 :0 0 PM Date:. _ ___ U ,
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 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 14, 2016

CASE NUMBER: 2015-0029

PROJECT: Woodland Hills LLC Multi-Family Development

APPLICANT: Woodland Hills LLC - Mark Cook

LOCATION: The subject property is located south of Flynn
Road and west of Bird Road Branson, MO;
Branson Township; Section 19, Township 23,
Range 21.

REQUEST: The applicant, Woodland Hills LLC - Mark
Cook is requesting the Planning Commission
approval of a Division III Permit authorizing the
development of a 68 unit multi-family
development.

BACKGROUND and SITE HISTORY:
The subject property is a total of +/- 8.41 acres (per the Assessor’s information as
shown within Beacon) consisting often (10) separate parcels of land within the
Woodland Park Subdivision and also the Sunset Acres Subdivision. Per the most
recent information contained within the latest site plan, the parcels in question have
been enumerated as follows:
08-4.0-19-003-004-001.000
08-4.0-19-003-004-001.001
08-4.0-19-003-004-004.000
08-4.0-19-003-004-005.000
08-4.0-19-003-004-031.000
08-4.0-19-003-004-032.000
08-4.0-19-003-004-028.000
08-4.0-19-003-004-007.000
08-4.0-19-003-004-007.001
08-4.0-19-003-004-008.000

On December 16, 2015 Division I Permit #s 2015-0193 and 2015-0194 were issued
authorizing the construction of one (1) single-family residence on Lot 8 (Parcel # 08-4.0­
19-003-004-004.000) and one (1) single family residence on lot 9 (Parcel # 08-4.0-19­
0 0 3 -0 0 4 -0 0 5 .0 0 0 ) o f th e W o o d la n d Park Subdivision. At that time the applicant
indicated to the Planning Staff that he had long term plans to convert the two single­

D ivision III P erm it Staff R ep o rt - W ood la n d Hills LLC M u lti-Fam ily D evelop m en t - 20 1 6 -0 0 0 6 Page 1
family residences into a duplex and a tri-plex. At that time, the applicant was informed
that the construction of either a duplex or tri-plex would be viewed per the provisions of
the Development Guidance Code as change of land-use requiring the Planning
Commission approval of a Division III Permit. The properties in question are currently
served by Branson municipal sewer. In December 2015 Mike Ray, City of Branson
Utilities Director indicated that since the mobile homes were already connected to the
Bee Creek Sewer system that Mr. Cook would be allowed a credit for one like
reconnection on each parcel for each of the single-family dwellings.

During the Concept Hearing the applicant indicated that he had begun the Pre­
Annexation process with the City of Branson. In speaking with staff from the City of
Branson it was confirmed that Mr. Cook has begun the annexation process with the City
of Branson but the pre-annexation agreement had been signed for only Lots 8 and 9 of
the Woodland Park Subdivision. On February 18, 2015 Joel Hornickel the City of
Branson Planning Director sent email correspondence indicating that, “If, and when Mr.
Cook intends to develop the portion of his property which is contiguous with the City of
Branson, he will be required to request annexation from the City of Branson.”
The properties within both the Woodland Park Subdivision and also the Sunset Acres
Subdivision contain primarily mobile homes. Many of the mobile homes were placed
onsite in the 1970s and 1980s.
The applicant is now requesting the approval of a Division III Permit authorizing the re­
development of a total of ten (10) parcels within the Woodland Park Subdivision and
also the Sunset Acres Subdivision, in which the applicant is proposing to convert the
mobile home subdivision into a multi-family development. Per the latest site plan
submitted on March 9, 2016, the applicant is requesting to construct a total of seven (7)
duplexes, two (2) tri-plexes and twelve (12) quad-plexes for a total of sixty-eight (68)
multi-family units.
The current application was approved for Concept on February 16, 2016.

GENERAL DESCRIPTION:
The applicant, Woodland Hills LLC - Mark Cook is requesting the Planning Commission
approval of a Division III Permit authorizing the development of a 68 unit multi-family
development, consisting of seven (7) duplexes, two (2) tri-plexes and twelve (12) quad-
plexes.

REVIEW:

The applicant is proposing to re-develop +/- 8.41 acres (per the Assessor’s information
as shown within Beacon) consisting often (10) separate parcels of land within the
Woodland Park Subdivision and also the Sunset Acres Subdivision. The applicant is
proposing to remove the existing mobile homes and constructed a total of 68 unit multi­
family unit which will consist of seven (7) duplexes, two (2) tri-plexes and twelve (12)
quad-plexes.
T h e p ro p e rty is c u rre n tly a c c e s s e d via tw o (2) e x is tin g ro a d w a y s . T h e firs t p riv a te
roadway is a gravel road coming into the property from Flynn Road. The second private

D ivision III P e rm it Staff R ep o rt - W o o d la n d Hills LLC M u lti-Fam ily D evelop m en t - 2 0 16-0006 Page 2
roadway is a gravel road which accesses the properties in question via Bird Road. The
Site Plan indicates a new proposed road which would connect the two (2) existing
roadways. The addition of a new roadway will require the replating of a portion of the
two existing subdivisions. A new 50 foot wide right-of-way width will be required to be
shown on the replat of the portions of the two subdivisions as required by subdivision
regulations. The staff recommends that the replatted lots be given a new name so as to
clearly define the development in question. The replat could be approved by the
Planning Staff administratively. The staff recommends that prior to the issuance of
Division II Permits for each of the structures that the applicant either improve the
existing and proposed roadways, ensuring compliance with the Taney County Road
Standards or that the applicant provide the Planning Department office with an
appropriate security as denoted within the Subdivision Regulations.
Per the provisions of Table J-1 (On-Site Parking Performance Standards) of the
Development Guidance Code 3 spaces are required for each duplex. This table also
enumerates that high-density residential uses are to provide 1.5 spaces per two-
bedroom dwelling unit with M- spaces added for a lockout bedroom and 1/4 space added
for each additional bedroom. The staff recommends that the submitted Site Plan be
amended indicating the approximate parking areas.
The existing mobile homes within both the Woodland Park Subdivision and also the
Sunset Acres Subdivision are currently served by Branson municipal sewer. The City of
Branson has indicated that they will allow re-connection to the existing sewer lines
without annexation for single-family uses but will require annexation of this contiguous
property with the proposed change of use from single-family residential to multi-family
residential. The City of Branson will also require that a separate service line is run for
each unit within the proposed duplex, triplex and quad-plex structures. For example a
quad-plex will require a total of four (4) separate service lines, for each of the four (4)
units. The City of Branson may require a capacity analysis with the large increase in
the number of units served within the property in question.
The existing subdivisions are served with water via Taney County Public Water Supply
District # 2.
It appears that the development will not meet the impervious surface limitations of Table
H-1 (Impervious Cover Limitations Table) of the Development Guidance Code.
Therefore a stormwater management plan will be required, unless the applicant is able
to demonstrate in writing that the impervious surface limitations of Table H-1 will be
complied with.
The adjoining property immediately to the north is Flynn Road, with vacant property
within the City limits of Branson immediately on the other side of the road. The
adjoining property immediately to the south is the Ozark Park Estates Mobile Home
Subdivision, with multi-family development further to the south. The adjoining property
immediately to the east is Bird Road, with the Fair Oaks and Shadybrook Subdivisions
further to the east. The adjoining property immediately to the west is a mix of
commercial and residential properties within the Camp Spriggs and Rustic Log Homes
s u b d iv is io n s

D ivision III P erm it Staff R ep o rt - W o o d la n d Hills LLC M u lti-F am ily D evelop m en t - 2016-0006 Page 3
The project has a number of similar adjoining uses. The staff feels that buffering would
not be beneficial in this instance.

The project received a score of -35 on the Policy Checklist, out of a maximum possible
score of 53. The relative policies receiving a negative score consist of off-site
nuisances, right-of-way on existing roads, emergency water supply, solid waste disposal
service, use compatibility, pedestrian circulation, building bulk/scale, development
buffering, residential buffer / screening, residential privacy, traffic and lot coverage.

STAFF RECOMMENDATIONS:
If the Taney County Planning Commission approves Division III Permit # 2016-0006, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code that include plans for the following:
a. Sediment and erosion control (Section 4.1.1).
b. Stormwater management or demonstration that the project will comply with
the impervious surface limitations of Table H-l.
c. Utility easements and building line setbacks (Table 12).
d. Improvements with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. Compliance letters from the Western Taney County Fire Protection District, the
City of Branson, the Taney County Public Water Supply District # 2 and the Taney
County Road & Bridge Department shall be submitted to the Planning Department
Office, including all other entities which have requirements governing a
development of this nature (Chapter Vl-Vll).

3. This decision is subject to all existing easements.

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

5. Prior to the issuance of Division II Permits all roadways within the multi-family
development shall be improved assuring compliance with the Taney County Road
Standards. The applicant shall allow for all road improvements to be inspected by
the Taney County Road & Bridge Department. The applicant may provide the
Planning Department office with an appropriate security for 110% of the costs of
improvements as denoted within the Subdivision Regulations, in lieu of the
required improvements.

6. Prior to the issuance of all Division II Permits the applicant shall first submit a
Branson Municipal Sewer Permit for the applicable structure (ie duplex, triplex or
quad-plex) to the Planning Department office.

D ivision III P e rm it Staff R ep o rt - W o o d la n d Hills LLC M u lti-F am ily D evelop m en t - 2016-0006 Page 4
 7. Prior to the issuance of Division II Certificates of Conformance (C of Cs), the
developer shall first present a Final Inspection from the Central Taney County Fire
Protection District to the Taney County Planning Department Office, if required.

8. This Decision of Record shall be filed with the Taney County Recorder of Deeds
Office within 120 days or the approval shall expire.

D ivision III P erm it Staff R ep o rt - W o o d la n d Hills LLC M u lti-Fam ily D evelop m en t - 2 0 16-0006 Page 5
 T~

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EXISTING PROPERTY LINE

© 201 5 DESIGN ONE
9
MULTI-RESIDENTIAL SITE PLAN
design one
8S 3 FOR architects
g jj MARK COOK. 113 BULL RUN RD.
i <=> l 2115 BIRD RD, BRANSON MO. 65616 BRANSON, MO. 65616
4 1 7 .2 3 1 .2 2 6 6
Bob Atchley

From: Joel Hornickel Ohornickel@bransonmo.gov]
Sent: Thursday, February 18, 2016 10:03 AM
To: Kendall Powell; Bob Atchley; Mike Ray
Cc: Randy Fogle
Subject: RE: Seeking Input - Division III Permit 2015-0028

If, and when Mr. Cook's intends to develop the portion of his property which is contiguous with the City of Branson, he
will be required to request annexation from the City of Branson. If the plan you provided is his true intent, I would ask
the question why the City of Branson is reviewing each property individually. We should instead be requiring Mr. Cook
to subm it all of his properties at the same time, as an annexation request, so the City can fairly evaluate the full extent
of his request as to what impacts it may have not only on our utilities, but also our other services.

Joel Hornickel
Director

City of Branson
Planning & Development Dept.

From: Kendall Powell
Sent: W ednesday, February 17, 2016 4:12 PM
To: Bob Atchley < boba@ co.taney.m o.us>; Joel Hornickel <jhornickel@ bransonm o.gov>; Mike Ray
< m ray@ bransonm o.gov>
Cc: Randy Fogle < rfogle@ bransonm o.gov>
Subject: RE: Seeking Input - Division III Permit 2015-0028

Bob,
Currently Mark Cook has signed a pre-annexation agreem ent for lots 8 & 9 only. The pre-annexation is in process to be
reviewed by the Board.

K endall Powell
Plans Exam iner
City o f Branson Utilities
Email: kdp ow ell@ bransonm o.gov
Phone: (417) 243-2733
Fax: (417) 334-9519

From: Bob Atchley fmailto:boba(S>co.tanev.mo.us1
Sent: W ednesday, February 17, 2016 2:48 PM
To: Joel Hornickel < ihornickel(a>bransonmo.gov>; Mike Ray < m rav(5)bransonmo.gov>
Cc: Kendall Powell < kdpowell(S)bransonmo.gov>; Randy Fogle < rfogle(a»bransonmo.gov>
Subject: Seeking Input - Division III Permit 2015-0028
Im portance: High

Hello Gentlemen,

I am seeking your input regarding Division III (Land Use) Perm it # 2015-0028. I have attached a PDF copy of
a PowerPoint Presentation that was utilized during the Concept Hearing, which was held yesterday evening.
W oodland Hills, LLC / Mark Cook is seeking the Planning Com m ission approval of a Division III Permit
authorizing the developm ent o f twelve existing lots as a m ulti-fam ily developm ent. During the Concept
Hearing, Mr. Cook indicated to the Planning Com m ission that he is proposing to develop the twelve lots within

l
the W oodland Park and Sunset Acres Subdivisions as duplexes, triplexes and four-plexes. He further
indicated that he is proposing to develop a total o f 42 to 45 units. It is my understanding that the majority, if not
all of the lots in question are served by Branson m unicipal sewer. As you know, Mr. Cook has been removing
the mobile homes that had previously located upon the lots in question.

In Decem ber 2015 the Taney County Planning D epartm ent issued two (2) Division I (Residential Construction)
Permits authorizing the construction of two (2) single-fam ily residences on Lots 8 and 9 of the W oodland Park
Subdivision (Parcel Numbers 08-4.0-19-003-004 and 08-4.0-19-003-004-005.000). Per the provisions o f the
Developm ent G uidance Code (Zoning Regulations) these two Division I Permits strictly authorize the
construction of two single-fam ily residences. At the time of the issuance of the Division I Permits Mr. Cook
indicated to me that he had long term plans to build a duplex on one of the two lots and a triplex on the second
lot. At that time, I indicated to Mr. Cook that if he were to convert the two single fam ily residences into a duplex
and triplex he would be required to obtain the Planning Com m ission approval of a Division III (Land Use)
Permit via a public hearing process. I further informed Mr. Cook that it is my understanding that the City of
Branson would likely view the construction of a duplex and/or a triplex as a change of use, requiring the signing
of a pre-annexation agreement.

During yesterday’s Concept Hearing Mark Cook also indicated to the Planning Com m ission that he has signed
a pre-annexation agreem ent and has begun the pre-annexation process with the City of Branson. I wanted to
confirm that Mr. Cook has in fact signed the pre-annexation agreem ent for all twelve (12) of the lots as shown
within the attached PDF. The A ssessor’s information as contained within the online Taney County GIS
(Beacon) indicates that the property im m ediately north of Flynn Road as being located within the corporate
limits of the City o f Branson. In order to provide sew er service to this proposed m ulti-fam ily developm ent will
the City of Branson require Mr. Cook to annex the property in question into the corporate limits o f the City of
Branson or will this proposal sim ply require the signing of the pre-annexation agreem ent? Please advise.

I sincerely appreciate all of your continued assistance.

Thank you again for your continued time and assistance.

Thanks Again,

Bob Atchley
A dm inistrator
Taney County Planning Com m ission
P.O. Box 383
207 David Street
Forsyth, MO 65653

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

2
Bob Atchley

From: Bob Atchley
Sent: Monday, December 14, 2015 10:57 AM
To: 'markcookl 11 @gmail.com'
Cc: Scott Starrett; 'mray@bransonmo.gov'; 'Kendall Powell'
Subject: Confirmation of Conversations Regarding Division I Permits 2015-0193 and 2015-0194

Importance: High

Hello Mark,

I am sending you this email in order to confirm our recent conversations (both via telephone and in person)
regarding Lots 8 and 9 of the W oodland Park Subdivision (Parcel Numbers 08-4.0-19-003-004 and 08-4.0-19­
003-004-005.000). As you know, on Decem ber 8, 2015 you applied for a Division I Permit for each of the two
aforem entioned lots. A t this tim e Scott Starrett, the Division I and II Permit Inspector has confirm ed that the
two single-fam ily residences will meet the setback requirem ents as enum erated within the Developm ent
G uidance Code. Once the Planning & Zoning office receives copies of the Branson Sewer Connection Permit
for the two lots, our office will issue the two Division I Permits, authorizing the construction of two single-fam ily
residences.

As we have previously discussed, per the provisions o f the Developm ent Guidance Code these two Division I
Permits will authorize strictly the construction of two single-fam ily residences. You have indicated to me on a
num ber of occasions that you have long term plans to build a duplex on one of the two lots and a triplex on the
second lot. As I have previously indicated, if you are to convert the two single fam ily residences into a duplex
and triplex you will be required to obtain the Planning Com m ission approval of a Division III (Land Use) Permit
via a public hearing process (Please let me know if you wish to have additional information regarding the
Division III Permit Application Process). Please also note that it is my understanding that the City of Branson
would likely view the construction of a duplex and/or a triplex as a change of use, requiring you to sign a pre­
annexation agreem ent. As you know, if you were to sign the City of Branson’s pre-annexation agreem ent you
would also be required to build said structure(s) in conform ance with the City of B ranson’s building code
requirements.

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

Thanks Again,

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

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

Tracking:
l
R e c ip ie n t D eliv ery Read

'markcookl 11 @gmail.com'
Scott Starrett Delivered: 12/14/2015 10:57 AMRead: 12/14/2015 12:13 PM
'mray@bransonmo.gov'
'Kendall Powell'

2
W oodland Hills M ulti-Fam ily Residential Perm it#: 15-28

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
W ater Quality
S E W A G E D IS P O S A L n/a=
cen tra lized system 2
o n -site tre a tm e n t system (s) w ith a d eq ua te sa fe g u a rd s to m itig a te pollution 1
se p tic system o f a d e q u a te design and cap acity 0 5 2 10
proposed system m ay not provide ad e q u a te ca p a city -1
pro po sed solutio n m ay ca u se su rfa ce a n d /o r g ro un d w a te r pollution -2
Environmental Policies
S O IL LIM ITA T IO N S n/a=
no known lim ita tio n s 0
potential lim ita tio n s but m itig atio n acce ptab le -1 3 0 0
m itig atio n in ad equ ate -2
S LO P E S n/a=
NO TE: if reside ntial, m ark "x" in b o x .......
d e ve lo p m e n t on slope un d e r 30% 0
slo pe e xce ed s 30% but is e n g inee red and certified -1 4 0 0
slo pe exce ed s 30% and not e n g inee red -2
W IL D L IF E H A B IT A T A N D F IS H E R IE S n/a=
no im p act on critica l w ild life h a bita t o r fish e rie s issu es 0
critica l w ild life pre sen t but not threa tene d -1 2 0 0
po tentia l im p act on critica l w ild life habitat o r fishe rie s -2
A IR Q U A LIT Y n/a=

ca n n o t ca u se im pact 0
could im p a ct but a p p ro p ria te a b a te m e n t installed -1 2 0 0
cou ld im pact, no a b a te m e n t o r un kno w n im pact -2

Land Use Compatibility
O F F -S IT E N U IS A N C E S n/a=
no issu es o r nu isa nce(s) can be fu lly m itigated 0
buffered and m in im ally m itig ated -1 5 -1 -5

c a n n o t be m itig ated -2
Compatibility Factors
USE C O M P A T IB ILIT Y n/a=
no c o n flicts / isolated property 0
tra n sp a re n t ch a n g e / ch a n g e not rea dily no ticea ble -1 4 -1 -4

im p act readily ap p a re n t / out o f place -2

Page 1 of 5
W oodland Hills M ulti-Fam ily Residential Perm it#:

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LO T C O V E R A G E n/a=
lo t cove rag e co m p a tib le w ith su rro u n d in g areas 0
lo t cove rag e e xce ed s surro u n d in g are as by less than 50% -1 1 -1 -1

lot cove rag e e xce ed s surro u n d in g are as by m ore tha n 50% -2

B U ILD IN G B U L K A N D SC ALE n/a=
bulk / scale less tha n o r e q u iva le n t to surro un din g are as 0
bulk / scale d iffe rs from s u rro u n d in g are as but not o b tru sive -1 3 -1 -3

bulk / scale s ig n ifica n tly d iffe re n t from surro un din g are as / ob tru sive -2

B U ILD IN G M A T E R IA LS n/a= X

proposed m aterials e q u iva le n t to existing su rro u n d in g structure s 0
proposed m a te ria ls sim ila r and should blend w ith existing structure s -1 2

m aterials diffe r from su rro u n d in g structure s and w o uld be no ticea ble -2

S T R U C T U R A L S C R E E N IN G O F R O O FT O P E Q U IP M E N T & V E N T S n/a= X

no rooftop e q u ip m e n t o r ven ts 2

blocked from vie w by stru ctu re design 1

blocked from vie w using scree ning 0 1

partially blocked from view -1

exposed / not blocked from vie w -2

S T R U C T U R A L S C R E E N IN G O F S O LID W A S T E C O N T A IN E R S n/a= X

no o n -site w a ste con tain ers 2

blocked from vie w by structure design 1

blocked from vie w using scree ning 0 3

partially blocked from view -1
exposed / not blocked from view -2

S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X

no o u td o o r sto ra g e o f eq uipm en t, m aterials, etc., o r o u td o o r w o rk areas 2

blocked from vie w by structure design 1

blocked from vie w using scree ning 0 3

partially blocked from view -1

exposed / not blocked from view -2

L A N D S C A P E D B U F F E R S - R E S ID E N T IA L n/a=
approved la n d sca p e d bu ffe r betw een hom es and all stre e ts / roads / highw ays 2

approved la n d sca p e d bu ffe r from m a jo r roads / high w ays only 1

m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land 0 2 -1 -2

no la nd scape d bu ffe r betw een reside nces and local streets -1

no la nd scape d bu ffe r from an y road -2

Page 2 o f 5
W oodland Hills M ulti-Fam ily Residential Perm it#: 15-28

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LA N D S C A P E D B U F F E R S - IN D U S T R IA L n/a= X

ap pro ved la nd scape d bu ffe r fro m p u b lic roads 0
m inim al la n d sca p e d buffer, but co m p e n sa te s w ith exp an se o f land -1 3
no la n d sca p e d bu ffe r from p u b lic roads -2

Local Economic Development
R IG H T TO FARM n/a=
does not lim it existing a g ricu ltu ra l uses / does not ca u se nu isa nce, predation 0
do es not lim it existing a g ricu ltu ra l uses, but m ay re su lt in m in o r n u isa nce -1 3 0 0
potential im p act(s) on existing a g ricu ltural land -2

R IG H T T O O P E R A T E n/a= X
no via ble im p act on existing in du strial uses by reside ntial d e ve lo p m e n t 0
potential im p a ct but can be m itig ated -1 3
potential im p a ct on existing in du strial uses w ith no m itigation -2
D IV E R S IF IC A T IO N n/a= X

crea te s >=5 full-tim e, ye a r-ro u n d jo b s ou tside o f recreation / re so rt se cto r 2

crea te s fu ll-tim e , yea r-rou nd and sea son al jo b s 1 5
crea te s sea son al jo b s only 0
Site Planning, Design, Occupancy
R E S ID E N T IA L P R IV A C Y n/a=
privacy pro vid ed by structura l design, o r not ap plicab le 2

privacy pro vid ed by structura l scree ning 1
privacy pro vid ed by la nd scape d buffers 0 2 -2 -4

privacy pro vid ed by open space -1
no a cce p ta b le o r effective privacy buffering -2

M IX E D -U S E D E V E LO P M E N T S n/a= X

uses / fu n c tio n s are co m p a tib le o r not ap plicab le 2

uses / fu n ctio n s are in te gra te d and separated based on co m p a tib ility 1
uses / fu n ctio n s d iffe r m in im a lly and are not readily a p pa rent 0 3

uses / fu n ctio n s po orly in te gra te d o r separated -1
uses / fu n c tio n s m ixed w ith o u t regard to c o m p a tib lity factors -2

Commercial Development
D E V E L O P M E N T P A T TE R N S n/a= X

clu ste red d e ve lo p m e n t / sha rin g o f parking, signs, ingress, egress, o r not ap plicab le 2

som e clu ste rin g and sharing pa tte rns with good sep ara tion o f fa cilitie s 1
som e clu ste rin g and sha rin g pa tte rns w ith m inim al sep ara tion o f fa cilitie s 0 3

clu ste red d e ve lo p m e n t w ith no ap p re cia b le sharing o f fa cilitie s -1
un clu ste red d e ve lo p m e n t w ith no sharing or a b ility to share fa cilitie s -2

Page 3 o f 5
W oodland Hills M ulti-Fam ily Residential Perm it#: 15-28

Section Score
Performance

Importance
Division i l l Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
D E V E L O P M E N T B U F F E R IN G n/a=
approved and e ffe ctive ly d e sig ned la nd scape d buffers betw een structure s and all roads 2
m inim al la n d sca p e d bu ffe ring , but c o m p e n sa te s w ith exp an se o f land 1
m inim al la n d sca p e d buffering 0 3 -2 -6
no la n d sca p e d buffering, but utilizes exp an se o f land -1
no o r in a d e q u a te buffering o r sep a ra tio n by land -2
Services - Capacity and Access
T R A F FIC n/a=
no im p act o r in sig n ifica n t im p a ct on cu rre n t tra ffic flow s 0
tra ffic flo w in cre a se s e xp ected but m an a g e a b le using existing roads and road acce sses -1 2 -1 -2
tra ffic flo w in cre a se s exceed cu rre n t road ca p a citie s -2
E M E R G E N C Y S E R V IC E S n/a=
structure size a n d /o r a cce ss can be serviced by em e rg e n cy e q u ip m e n t 0
structure size a n d /o r acce ss m ay im p ed e but not h ind er servicea bility -1 5 0 0

structure size a n d /o r a cce ss could be p ro b le m a tic o r no n -se rvice a b le -2
R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=
gre a te r than 50 ft. rig h t-o f-w a y 1
50 ft. rig ht-of-w a y 0
40 ft. rig ht-of-w a y -1
c 1 ■0
less than 40 ft. rig ht-of-w a y -2
Internal Improvements
W A T E R SYSTEM S E R V IC E n/a=
central w a te r system m ee ting DNR re q u ire m e n ts fo r capacity, storage, design, etc. 2
co m m u n ity w ell / w a te r system m eeting DN R req uire m en ts 1
private w e lls m eeting DN R req uire m en ts 0 3 2 6
private w e lls not m eeting any e sta blished stan dard s -1
individual / private w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t de ve lo p m e n t w ith ad e q u a te p re ssure and flo w 0
fire hydrant system w ith lim ited coverage -1 5 -2 -10
no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N IN F R A S T R U C TU R E n/a=
paved and de dicated w a lkw a ys (no bicycles) pro vid ed th ro u g h o u t d e velopm e nt 2
paved w a lkw a ys provided th ro u g h o u t d e ve lo p m e n t / m aybe sha red w ith bicycles 1
de sig nate d w alkw a ys provided but unpaved 0 4 -2 -8
no pe de strian w a lkw a ys, but green spa ce pro vid ed fo r pe de strian use -1
no d e sig nate d pe de strian w a lkw a y areas -2

Page 4 of 5
W oodland Hills M ulti-Fam ily Residential Perm it#: 15-28

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Western Taney County k.)
a

Value
o
o
CO
P E D E S TR IA N S A F E TY n/a= X

sep a ra tio n o f pe d e stria n w a lkw a ys from roadw ays by la n d sca p e or structura l buffer 2
sep a ra tio n o f pe d e stria n w a lkw a ys from roadw ays by open land bu ffe r 1 2

pe de strian w a lkw a ys ab ut roadw ays w ith no bu ffe ring / pro te ction 0

BIC Y C LE C IR C U LA T IO N n/a=
de dicated / se p a ra te b ike-w a ys w ith signage, bike racks, trails 2
bicycle lanes shared w ith pe de strian w a lkw a ys but sep ara te d by m arkings / signs 1 1 0 0
no d e sig nate d bike-w ays 0

U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided u n de rgrou nd up to each bu ild in g / structure 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m a y be ab ove g ro un d from ea sem e nt 1
utilities ab o ve gro un d but / ove r de sig nate d ea se m e n ts 0 4 1 4

utilities ab o ve gro un d and not w ith in spe cific e a se m e n ts -1
no sp e cific m a n a g e m e n t o f utilities -2

Open-Space Density
U S A B LE O PEN S PAC E n/a= X

reside ntial d e ve lo p m e n ts (>25 units) include m ore tha n 25% open recre atio nal spa ce 2
reside ntial d e ve lo p m e n ts (>25 units) offer >10% but < 25% open recre atio nal space 1
recre atio nal a re a provided, but high ly lim ited and not pro vid ed as open space 0 2

no d e sig nate d re cre atio nal sp a ce provided, but open sp a ce a va ila ble -1
no open re cre atio nal sp a ce provided -2

Solid Waste Disposal
SO LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e e kly service is a va ila b le and do cum e ntatio n o f a va ila b ility provided 0
w e e kly service re p o rte d ly a va ila ble but not d o cum e nted -1 5 -1 -5

cen tra lized, o n -site trash collectio n rece ptacles a va ila ble -2
S O LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive co ve n a n ts provide fo r w e e kly dispo sal fo r each o ccu pied structure 0
services a va ila ble but not a re q u ire m e n t d o cu m e n te d in cove na nts -1 5

not a p p lica b le / no pick-up service provided -2

T otal W eig h ted S c o re = -35

M axim um P o ss ib le S co re = 53
A ctual S co re as P erce n t o f M ax im u m = -66.0%
N u m b e r o f N egative S co re s= 12
N egative S co res as % o f All A p p lic a b le S co re s= 54.5%

S coring P erfo rm e d by: Date:

Rnh A tchley July 27, 2015

Page 5 of 5
Project: W oodland Hills M ulti-Fam ily Residential

Perm it#: 15-28
Policies Receiving a Negative Score
Importance off-site nuisances right-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance use compatibility pedestrian circulation
Factor 4:
Importance building bulk/scale development buffering
Factor 3:
Importance 1
residential buffer screening residential privacy traffic
Factor 2:
Importance lot coverage
Factor 1:
Scoring by: Bob Atchley
Date: July 27, 2015
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Division III Permit Case # 2015-0028
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Division III Permit Case # 2015-0028
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TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 14, 2016

CASE NUMBER: 2015-0029

PROJECT: Premier Landscapes LLC

APPLICANT Ozark Mountain Ventures LLC - Shane Gunter
& Amy Legg

LOCATION: The subject property is located at 250 Adair
Road, Branson, MO; Branson Township;
Section 5, Township 23, Range 21.

REQUEST: The applicant, Ozark Mountain Ventures LLC
is requesting approval of a Division III Permit
allowing for the relocation of the existing
Premier Landscapes business to the property
located at 250 Adair Road.

BACKGROUND and SITE HISTORY:
The subject property is a vacant +/- 23.90 acre (per the Assessor’s Information) meets
& bounds described tract of land, located at the 250 Adair Road, Branson, MO.
On August 18, 2008 the Planning Commission approved Division III Permit 2008-0046
authorizing the development of the U.S. Highway 65 Multi-Use Complex at Emory
Creek Ranch. This approval authorized Missouri Partners, Inc. to develop +/- 400
acres, with the +/- 23.90 acre tract in question being a part of the development. This
development was to consist of multi-family four story condominiums, cabins, hotel /
lodging, indoor / outdoor water park, retail shops food establishments, large box
specialty retail and other service industries, rodeo events, sporting events including
racing events, concerts and festivals. However, this Division III Permit has now expired.
The current application was approved for Concept on February 16, 2016.

GENERAL DESCRIPTION:
The applicant, Ozark Mountain Ventures LLC is proposing to utilize the +/- 23.90 acre
meets & bounds described tract of land as the new location for Premier Landscapes
and also Premier Landscape Supply. The applicant has indicated that Ozark Mountain
Ventures is proposing to construct a 6,000 square foot metal building.

D ivision III P e rm it Staff R ep o rt - Em pire E nergy Bulk Storage Facility - 2015-0008 Page 1
Approximately 5,000 square feet of the proposed building is proposed to be utilized for
the existing Premier Landscapes business. Premier Landscapes has been in operation
since 2012. The applicant has indicated that the business provides landscape and
landscape maintenance services to the Branson area. They specialize in new
commercial and residential landscape installations which include: irrigations systems,
retaining walls, sod installation, ground grading, shrub / plant installation etc. The
maintenance department then focuses on landscape maintenance, such as: mowing,
trimming, mulch application, fertilization programs, leaf removal etc. The majority of the
5.000 square foot space will be utilized for the storage and maintenance of the
company’s vehicles and equipment.

The remaining 1,000 square foot area would be utilized as a retail sales center for
landscape materials of all kinds that would be sold to the general public. The applicant
has stated that the following items will be sold: assorted gravel, assorted mulch,
retaining wall blocks, pavers, firewood, straw, seed, landscape lighting, boulders,
stacking rock, topsoil, planting pots, lawn ornaments etc.

REVIEW:
Per the submitted site plan, Premier Landscapes and also Premier Landscape Supply
will be served by a commercial driveway directly off of Adair Road. A 60’ wide Joint
Road Easement, recorded at Book 2008 - Page 9505 serves both the property in
question and also the adjoining property immediately to the southwest. Half of the road
easement width lies upon each property. Adair Road is maintained by the Missouri
Department of Transportation (MoDOT). However, there is an area where MoDOt’s
maintenance ends. According to information attained from MoDOT, there is a private
30’ wide private ingress / egress easement from the end of Adair Road to the southern­
most portion of the property in question (over 600 feet in length). The staff recommends
that a condition be placed on the Decision of Record requiring a 50’ wide right-of-way
from the end of Adair Road to the southern-most boundary of the property in question.
The staff recommends that based upon the provisions of Table J-1 (On-Site Parking
Performance Standards) of the Development Guidance Code that the approximately
5.000 square foot Premier Landscapes business be viewed for parking purposes as an
industrial use. Per the provisions Table J-1, an industrial use would require 1 space for
every employee, spaces for company-owned vehicles, adequate space for salesmen,
visitors etc. The staff would further recommend that the Premier Landscape Supply
(retail sales) portion of the business, within the approximately 1,000 square foot area,
be viewed per the parking provisions as an other commercial use requiring 1 space for
every 400 square feet. It appears that the proposed parking area will exceed the
minimum parking requirements of the Development Guidance Code. However, the staff
recommends that the applicant submit a detailed site plan indicating the approximate
number of proposed parking spaces.
The applicant has already graded an area of the site of over an acre in size. The
applicant will be required obtain a Land Disturbance Permit both via the Planning &
Zoning Department and also via the Missouri Department of Natural Resources
(MoDNR). The applicant has indicated that he will obtain the necessary permits.

D ivision III P erm it Staff R ep o rt - E m pire E nergy Bulk Storage Facility - 2015-0008 Page 2
The Premier Landscapes business will be served by an on-site wastewater treatment
system and a private well. The on-site wastewater system will be approved via the On­
Site Wastewater Permitting Division of the Planning & Zoning office. The well will be
permitted via the Missouri Department of Natural Resources (MoDNR).

In viewing the site plan it appears that the proposed development will not exceed the
impervious surface limitations of Table H-1 (Impervious Cover Limitations Table) of the
Development Guidance Code on the +/- 23.90 acre tract. A stormwater management
plan will not be required so long as the applicant is able to demonstrate in writing that
he can comply with the impervious surface limitations of Table H-1.

The adjoining property immediately to the north is predominantly large vacant tracts of
land. The adjoining property immediately to the south is a telecommunications tower
and billboard sign, with commercial uses being located further to the south off of Adair
Road . The adjoining property immediately to the east is U.S. Highway 65, with vacant
and light residential property further to the east. The adjoining property immediately to
the west is vacant with Victor Church Road being located further to the west.

Per the provisions of the Development Guidance Code buffering would not required
between this use and other existing uses. Most of the adjoining properties are either
vacant or commercial uses.
The project received a score of -15 on the Policy Checklist, out of a maximum possible
score of 67. The relative policies receiving a negative score consist of right-of-way on
existing roads, emergency water supply, solid waste disposal service and utilities.

D ivision III P e rm it Staff R ep o rt - Em pire E nergy Bulk Storage F acility - 2015-0008 Page 3
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 and the Taney County Road Standards that include plans for the following:
a. Sediment and erosion control (Section 4.1.1).
b. Stormwater management or demonstration that the project will comply with
the impervious surface limitations of Table H-l.
c. Land Grading Permit for all non-agricultural land disturbances of over one
acre (Appendix F).
d. Utility easements and building line setbacks (Table 12).
e. Improvements with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. Compliance letters from the Western Taney County Fire Protection District, the
Missouri Department of Natural Resources (MoDNR), the On-Site Wastewater
Permitting Division of the Planning Department, the Missouri Department of
Transportation (MoDOT) and the Taney County Road & Bridge Department shall
be submitted to the Planning Department Office, including all other entities which
have requirements governing a development of this nature (Chapter VI-VII).

3. Prior to the opening of the Premier Landscape Supply business (retail sales to the
general public) the applicant shall ensure that an easement of 50 feet in width is
provided from the end of Adair Road to the southern property line of the property
in question. Said easement shall be filed with the Taney County Recorder of
Deeds office.

4. The portion of the roadway at the end of Adair Road shall be improved in
compliance with the Taney County Road Standards. The roadway improvements
shall be completed prior to the issuance of the Division II Certificates of
Conformance (C of Cs). The applicant shall allow for all road improvements to be
inspected by the Taney County Road & Bridge Department

5. This decision is subject to all existing easements.

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

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

8. T h is D e c is io n o f R e c o rd shall be filed with the Taney County Recorder’s Office
within 120 days or the approval shall expire (Chapter 2, Item 6).
D ivision III P erm it Staff R ep o rt - Em pire E n ergy Bulk Storage F acility - 2015-0008 Page 4
 w a t e r s 1 AND 2
NGRTHfiEST CORNER NORTH U N £ N E 't/4 S E l/4
N E I/4 S £ f/4
SEC. 5. T23N, R21W
1061.27'

TRACT 1
±23.90 ACRES4
(Subject Site)
tfE S r L W £ N E 1 /* SE1/4
NEW POINT OF 8EGIWANC
ROAD EASEMENT

NEW POINT OF BEGINNING
TRACT 2

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TRACT 2
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POINT Or BECfNNlNG
TRACTS 1 AMO 2 NORTH UNE NEJ/4 S £ !/4
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SEC. 5. T23N. 2*0.24'
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TRACT 1
±23.90 ACRES
(Subject Site)
VEST UNE NE1/4 SEl/4
NEW POINT OF beginning
RCAO EASEMENT
NEW POINT OF BEGINNING-
TRACT 2

TRACT 2
±15.18 ACRES

SOUTHWEST CORNER SOUTHEAST CORNER
NE1/4 SEJ/4 N E f/4 SEJ/4
SEC. 5, T23N. R21W SEC. 5, T23N. R21W

WEST UNE E1 /2 SEJ/4

EX. J / B ' IRON P:N . ,
SOUTHWEST CORNER 4 /
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SEC. 5. T 2M R21W
v EST. 1 9 6 9 ^

f L o V D S
SALES & CONSTRUCTION
Berryville, AR
w E S T 1 9 6 9 -

F L o V d S
SALES & CONSTRUCTION
Berryville, AR
Premier Landscapes Permit#: 15-29

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
W ater Quality
S E W A G E D IS P O S A L n/a=
cen tra lized system 2
on -site tre a tm e n t system (s) w ith a d eq ua te safe gua rds to m itig ate pollution 1
se p tic system o f ad e q u a te de sig n and cap acity 0 5 0 0
proposed system m ay not provide ad e q u a te cap acity -1
proposed so lu tio n m ay ca u se su rfa ce a n d /o r ground w a te r pollution -2
Environmental Policies
STO R M D R A IN A G E n/a=
on -site sto rm w a te r reten tion and ab sorp tion w ith e n g inee red plans 2
on -site s to rm w a te r retention and ab sorp tion w ith o u t e n g inee red plans 1
sto rm w a te r retention w ith m an ag ed and a cce p ta b le ru n -o ff 0 4 1 4
no s to rm w a te r retention, but ad ve rse im p acts from ru n -o ff have been m itigated -1
no a cce p ta b le m a n a g e m e n t and con tro l o f sto rm w a te r ru n -o ff -2
A IR Q U A LIT Y n/a=
can no t ca u se im p act 0
could im p act but ap p ro p ria te a b a te m e n t installed -1 4 0 0
could im pact, no a b a te m e n t o r unknow n im pact -2

Critical Areas
P R E S E R V A T IO N O F C R IT IC A L A R E A S n/a=
no ad ve rse im p a ct to any d e sig nate d critical area 2
one o f the de sig n a te d critica l are as im p acted but can be fully m itigated 1
m ore tha n one o f the de sig n a te d critica l are as im p acted but can be fu lly m itigated 0 3 2 6

one o r m ore o f the d e sig nate d critica l are as im p acted and m itig atio n not fu lly effective -1
one o r m ore o f th e d e sig n a te d critica l areas im p acted w ith no a b ility to m itigate problem -2
Land Use Compatibility
O FF -S ITE N U IS A N C E S n/a=
no issues 2
m inim al issues, but can be fu lly m itigated 1
issu es th a t can be buffered and m itigated to a re a so n a b le level 0 4 0 0

buffered and m in im ally m itigated -1
can no t be m itigated -2
USE C O M P A T IB ILIT Y n/a=
no con flicts / isolated pro pe rty 0
tra n sp a re n t cha ng e / cha ng e not rea dily no ticea ble -1 4 0 0

im p act rea dily a p p a re n t / o u t o f place -2

Page 1 of 5
Premier Landscapes Permit#: 15-29

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
S T R U C T U R A L S C R E E N IN G O F R O O FT O P E Q U IP M E N T & V E N T S n/a= X

no rooftop e q u ip m e n t / ve n ts o r blocked from vie w by structure de sig n o r scree ning 0
partially b locke d from vie w -1 3
exposed / not blocke d from view -2

S T R U C T U R A L S C R E E N IN G O F S O LID W A S T E C O N T A IN E R S n/a= X

no on -site w a ste co n ta in e rs o r b locke d from vie w by structure d e sig n o r screening 0
partially blocke d from vie w -1 3
exposed / not blocked from vie w -2

S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X

no o u td o o r sto ra g e o f e q uipm en t, m aterials, etc., o r o u td o o r w o rk are as 2

blocked from vie w by stru ctu re design 1
blocked from vie w using scree ning 0 3
partially b locke d from vie w -1
exposed / not blocked from view -2

LA N D S C A P E D B U F F E R S - R E S ID E N T IA L n/a= X

appro ved la nd scape d bu ffe r betw een hom es and all streets / roads / highw ays 2

appro ved la nd scape d b u ffe r from m a jo r roads / high w ays only 1
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land 0 2

no la nd scape d bu ffe r betw een reside nces and local streets -1
no la nd scape d bu ffe r from an y road -2

LA N D S C A P E D B U F F E R S - IN D U S T R IA L n/a= X

approved la nd scape d bu ffe r from p u b lic roads 0
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land -1 3

no la nd scape d bu ffe r from p u b lic roads -2

Local Economic Development
A G R IC U L T U R A L LAN DS n/a=
no co n version o f C lass l-IV a g ricu ltural land to o th e r use(s) 0
1 0 n
d e ve lo p m e n t req uire s re cla ssifica tio n o f C lass l-IV a g ricu ltural land to o th e r use(s) -2

R IG H T TO FARM n/a=
does not lim it existing a g ricu ltu ra l uses / does not ca u se nuisance, predation 0
does not lim it existing a g ricu ltu ra l uses, but m ay resu lt in m in or nuisance -1 3 0 0

potential im p act(s) on existing a g ricu ltural land -2

R IG H T TO O P E R A T E n/a= X

no via b le im p a ct on existing in du strial uses by reside ntial de ve lo p m e n t 0

potential im p a ct but can be m itigated -1 2

potential im p a ct on existing indu strial uses w ith no m itigation -2

Page 2 of 5
Premier Landscapes Permit#: 15-29

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
D IV E R S IF IC A TIO N n/a=
creates >=5 full-tim e, ye a r-ro u n d jo b s ou tside o f recre atio n / reso rt secto r 2

creates full-tim e, yea r-rou nd and seasonal jo b s 1 4 1 4
creates sea son al jo b s only 0
Site Planning, Design, Occupancy
R E S ID E N T IA L P R IV A C Y n/a= X

privacy provided by structura l design, o r not ap p lica b le 2

privacy provided by structura l scree ning 1
privacy provided by la nd scape d buffers 0 2

privacy provided by open spa ce -1

no a cce ptab le o r effe ctive privacy buffering -2

M IX E D -U S E D E V E LO P M E N T S n/a= X

uses / fu n ctio n s are co m p a tib le o r not ap plicab le 2

uses / fu n ctio n s are in te gra te d and sep ara te d based on co m p a tib ility 1

uses / fu n ctio n s diffe r m in im a lly and are not rea dily a p p a re n t 0 3

uses / fu n ctio n s poorly in te gra te d o r separated -1

uses / fu n ctio n s m ixed w ith o u t regard to co m p a tib lity factors -2

Commercial Development
D E V E LO P M E N T PATTER N / B U FFE R IN G n/a=
approved and effe ctive ly d e sig ned la nd scape d buffers betw een structure s and all roads 2

m inim al la nd scape d buffering, but co m p e n sa te s w ith exp an se o f land 1

m inim al la nd scape d buffering 0 4 0 0
no land scape d buffering, but utilizes expanse o f land -1

no o r in ad equ ate buffering o r sep ara tion by land -2

Services - Capacity and Access
U TILITIES n/a=
adeq ua te utilities ca p a city as evide nced by le tte r from each utility 0

adeq ua te utilities ca p a city w ith o u t fo rm a l le tte r from each utility o r not from all utilities -1 4 -1 -4
in ad equ ate inform ation to de te rm in e a d eq ua cy o f utilities -2

T R A F FIC n/a=
no im pact o r in sig n ifica n t im p a ct on current tra ffic flow s 0

tra ffic flo w in crea ses exp ected but m anag eab le using existing roads and road acce sses -1 2 0 0

tra ffic flo w in crea ses exce ed curre nt road ca p a citie s -2

E M E R G E N C Y SER V IC E S n/a=
structure size a n d /o r acce ss can be serviced by em e rg e n cy e q u ip m e n t 0

structure size a n d /o r acce ss m ay im pede but not h in d e r servicea bility -1 3 0 0

structure size a n d /o r a cce ss could be pro b le m a tic o r no n -se rvice a b le -2

Page 3 o f 5
Premier Landscapes Permit#: 15-29

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet;

Factor
Eastern Taney County

Score
Value
R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=
gre a te r than 50 ft. rig ht-of-w a y 1
50 ft. rig ht-of-w a y 0
R _o -10
40 ft. rig ht-of-w a y -1
less than 40 ft. rig ht-of-w a y -2

Internal Improvements
W A T E R SY S TE M S n/a=
cen tra l w a te r system m ee ting DN R req uire m en ts fo r cap acity, storage, design, etc. 2
co m m u n ity w e ll / w a te r system m eeting DNR req uire m en ts 1
private w e lls m eeting DN R re q uire m en ts 0 3 0 0
private w e lls not m eeting an y e sta blished stan dard s -1
in dividu al / private w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t d e ve lo p m e n t w ith ad e q u a te p re ssure and flow 0
fire hydrant system w ith lim ited coverage -1 5 -2 -10
no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N n/a= X

paved and de dicated w a lkw a ys (no bicycles) provided th ro u g h o u t d e velopm e nt 2
paved w alkw a ys provided th ro u g h o u t de ve lo p m e n t / m aybe shared w ith bicycles 1
d e sig nate d w a lkw a ys provided but unpaved 0 4

no pe de strian w alkw ays, but green space provided fo r pe de strian use -1
no de sig nate d pe de strian w a lkw a y areas -2
P E D E S TR IA N S A F E TY n/a= X

sep ara tion o f pe de strian w a lkw a ys from roadw ays by la n d sca p e o r structura l buffer 2
sep ara tion o f pe de strian w a lkw a ys from roadw ays by open land buffer 1 2

pedestrian w alkw a ys ab ut roa dw ays w ith no buffering / protection 0
B IC YC LE C IR C U LA T IO N n/a= X

d e dicated / sep ara te bike-w a ys w ith signage, bike racks, trails 2
bicycle lanes shared w ith pe de strian w a lkw a ys but sep ara te d by m arkings / signs 1 1

no d e sig nate d bike-w ays 0
U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided un de rgrou nd up to each building / structure 2
ail utilities tra ve rse d e ve lo p m e n t undergrou nd but m ay be above ground from ea sem e nt 1
utilities a b ove ground but / o ve r de sig nate d e a sem e nts 0 4 0 0

utilities ab ove ground and not w ith in sp e cific e a sem e nts -1

no sp e cific m an a g e m e n t o f utilities -2

Page 4 o f 5
Premier Landscapes Permit#: 15-29

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
Open-Space Density
U S A B LE O PEN S PAC E n/a= X

reside ntial d e ve lo p m e n ts (>25 units) in clud e m ore than 25% open recre atio nal space 2
reside ntial d e ve lo p m e n ts (>25 units) offer >10% but <25% open re cre atio nal space 1
recre atio nal area provided, but high ly lim ited and not provided as open space 0 2
no d e sig nate d recre atio nal sp a ce provided, but open spa ce a va ila ble -1
no open recre atio nal sp a ce provided -2
Solid Waste Disposal
S O LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e e kly service is a va ila ble and do cu m e n ta tio n o f a va ila b ility provided 0
w e e kly service re p o rte d ly ava ila ble but not do cum e nted -1 5 -1 -5
centralized, o n -site trash collectio n rece ptacles ava ila ble -2
SO LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive cove na nts provide fo r w e e kly disposal fo r each o ccu pied structure 0
services a va ila ble but not a re q u ire m e n t do cu m e n te d in cove na nts -1 5
not a p p lica b le / no pick-up service provided -2

T otal W eig h ted S co re= -15

M axim um P o ss ib le S co re = 67
A ctual S co re as P erce n t o f M ax im u m = -22.4%
N u m b er o f N egative S co re s= 4
N egative S co res as % o f Total S co re= 11.4%

S coring P erform ed by: Date:

Bob Atchley & Bonita Kissee/Soutee February 19, 2016

Page 5 of 5
Project: Premier Landscapes
Permit#: 15-29
Policies Receiving a Negative Score
Importance right-of-way / roads emergency water supply waste disposal service
Factor 5:
Importance utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: February 19, 2016
Eastern District Relative Policies: Division III Permit

Project: Premier Landscapes Permit: 15-29
Max. As
% T otal N egative S co res
P o ssib le S co red
|S co rin g 67 -15 -22.4% 4 23.5%

Max. As N egative S co res
P o ssib le Scored N u m b er of P erce n t
Im p o rtan ce F acto r 5 5 -25 3 100.0%
sewage disposal
right-of-way / roads 5 -10
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Im p o rtan ce F acto r 4 40 4 1 12.5%
stormwater drainage 8 4
air quality 0 0
off-site nuisances 8 0
use compatibility 0 0
diversification 8 4
development buffering 8 0
utilities 0 -4
pedestrian circulation
underground utilities 8 0
Im p o rtan ce F acto r 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 0 0
mixed-use developments
emergency services 0 0
water systems 6 0

Im p o rtan ce F acto r 2
residential landscape buffers
right to operate
residential privacy
traffic 0 0
pedestrian safety
usable open space
Im p o rtan ce F acto r 1
agricultural lands 0 0
bicycle circulation

S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: February 19, 2016
Bob Atchley

From: Chad Zickefoose [Chad.Zickefoose@modot.mo.gov]
Sent: Wednesday, December 16, 2015 10:54 AM
To: Frank Miller
Cc: Beth Schaller; Stephen Shelton; Bob Atchley
Subject: RE: MoDOT GIS/Contact for Adair Road
Attachments: page from 10.152.pdf

A t ta c h e d is a r / w s h e e t I fo u n d f o r t h a t a re a .

M o D O T r / w is s h o w n in re d .
C o u n t y / o t h e r r / w is s h o w n in g re e n .
In g re s s /E g re s s e a s e m e n t is s h o w n in b lu e .

It a p p e a r s t h a t M o D O T o w n s t h e r / w f o r A d a ir u p t o a b o u t t h e e n d o f t h e p a v e m e n t, t h e n t h e r e is s o m e a d d itio n a l
p u b lic r / w (C o u n ty ? ) f o r K e ith D r? ? F ro m t h e r e n o r th a 3 0 f t in g r e s s /e g re s s e a s e m e n t e x te n d s u p t o t h e p r o p e r ty in
q u e s tio n .

D o e s t h is a n s w e r y o u r q u e s tio n B o b ? ?

T hanks,
C h a d E. Z ic k e fo o s e , P.E.
T r a n s p o r t a t io n P r o je c t M a n a g e r - LPA
M o D O T - S o u th w e s t D is tr ic t - S p rin g fie ld
p h o n e : (4 1 7 )8 9 5 -7 6 3 8 fa x : ( 4 1 7 ) 8 9 5 - 7 6 1 0
LPA w e b s ite : h t t p : / / w w w . m o d o t . o r g / b u s in e s s / lp a / in d e x . h t m

From: Frank Miller
Sent: Wednesday, December 16, 2015 9:54 AM
To: Chad Zickefoose
Cc: Beth Schaller; Stephen Shelton; Bob Atchley (boba@co.taney.mo.us)
Subject: FW: MoDOT GIS/Contact for Adair Road

C had,

W o u ld y o u p le a s e lo o k in to th is a n d g e t b a c k w it h B o b ?

Thanks,
F ra n k

From: Bob Atchley rmailto:boba(a)co.taney.mo.us1
Sent: Wednesday, December 16, 2015 9:23 AM
To: Frank Miller
Subject: RE: MoDOT GIS/Contact for Adair Road

Hello Frank,

O zark Mountain Ventures (Amy Leg) has purchased this property that we spoke about in July of this year.
Please note that I have attached an aerial photo indicating the property in question as shown on the Taney
County On-Line GIS (Beacon). The property owner is now indicating that she and her husband will be seeking
Planning Com m ission approval for a landscaping business at this location. I am still concerned about access
to the property in question. Does A dair Road fall within the right-of-way of U.S. Highway 65? If this roadway
l
does fall within the Highway 65 right-of-way and is m aintained by MoDOT is there an approval process for
seeking to extend said roadway? At the point that the property in question appears to contact the future
roadway the property appears to only be about 30 feet wide. Taney County would norm ally require a 50 foot
wide ingress / egress width. I sincerely appreciate all of your help!

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

Thanks Again,

BobAtchley
Taney County Planning A dm inistrator
P.O. Box 383
207 David Street
Forsyth, MO 65653

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

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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III SPECIAL-USE PERMIT
STAFF REPORT

HEARING DATE: March 14, 2016

CASE NUMBER: 2016-0001

PROJECT: 2581 Jones Road Vacation Rental

APPLICANT: Estate of Pamela Hall - Michael McLane (Personal
Representative)
REPRESENTATIVES: William & Linda Nichols - Represented by Barb Durham of
Sunset Realty
LOCATION: The subject property is located at, 2581 Jones Road,
Ridgedale, MO; Oliver Township; Section 36, Township
22, Range 22.
REQUEST: The representatives, William & Linda Nichols are seeking the
Planning Commission approval of a Division III Special-Use
Permit allowing for the nightly rental of the existing single­
family residence. The residence contains five (5) bedrooms,
two (2) living areas and 3 Vz baths.

BACKGROUND and SITE HISTORY:
Per the Assessor’s information the single-family residence was constructed in 1998.
However, the staff has been unable to locate a Division I Permit authorizing the
construction of this single-family residence or a Septic Permit authorizing the
construction of the on-site wastewater treatment system. The single-family residence is
approximately 4,500 square feet in size according to the information contained within
the Multiple Listing Service (MLS).
The representatives, William & Linda Nichols (the buyers) are seeking the Planning
Commission approval of a Division III Special-Use Permit authorizing the nightly rental
of the property in question. The sale of the property is contingent upon the Planning
Commission approval of the Division III Special-Use Permit in question.
The current application was approved for Concept on February 16, 2016.

GENERAL DESCRIPTION:

The subject property is a +/-10.1 acre (per the Assessor’s information) meets and
bounds described tract of land. The property in question contains an approximately
4 ,4 5 0 s q u a re fo o t, fiv e (5) bedroom, single-family residence, located at, 2581 Jones
Road, Ridgedale, MO.

D ivision III Special-Use P e rm it Staff R ep ort - 2581 Jones Road Vacation Rental - 2016-0001 Page 1
REVIEW:

The Taney County Development Guidance Code defines nightly rental as “A residential
building, structure, or part thereof that may be rented for any period of time less than
thirty (30) calendar days, counting portions of days as full days.” Therefore, the
applicant would have the ability to rent the residence for a period of thirty (30) days or
greater.

The exterior appearance of the single-family home will remain the same. Per the nightly
rental provisions of the Development Guidance Code, “The maximum occupancy for a
Nightly Rental shall be two (2) persons per dwelling unit, plus two (2) persons per
bedroom.” Therefore, the five (5) bedroom home would have a maximum occupancy of
twelve (12) people.

The property is currently served by a private well and an individual, onsite wastewater
(septic) system. On January 13, 2016, the Onsite Wastewater Permitting Staff
conducted an onsite evaluation of the septic system. Scott Starrett located the concrete
septic tank 100 feet south of the home. The size of the tank is unknown. Mr. Starrett
has indicated in a letter to Barb Durham that “The tank seemed to be holding at the
correct level and had an appropriate baffle in place next to the outlet pipe.” (The letter
has been provided as a part of the packets.) There were no obvious signs of failure.
However this is expected with the home being vacant for some time. The Onsite
Wastewater Staff has suggested continued monitoring of the system and also having
the tank pumped at regular intervals as needed.
The property is currently served by an existing drive off of Jones Road.
Per the nightly rental provisions of the Development Guidance Code, “One (1) off-street
parking space shall be provided for each two (2) persons of occupancy in a Nightly
Rental.” Therefore a total of six (6) parking spaces will be required. The residence is
currently served by a large shop building and a large driveway, which will easily
accommodate the required six parking spaces.
The adjoining property immediately to the north is Jones Road and vacant wooded
property. The adjoining property immediately to the south is vacant with the Missouri /
Arkansas border further to the south. The adjoining property immediately to the east is
predominantly vacant wooded property. The adjoining property immediately to the west
is light residential and vacant property.
The project received a total score of -16 on the Policy Checklist, out of a maximum
possible score of 29. The relative policies receiving a negative score consist of right-of-
way on existing roads, emergency water supply and solid waste disposal service.

D ivision III Special-Use P erm it Staff R ep ort - 2581 Jones Road Vacation Rental - 2016-0001 Page 2
STAFF RECOMMENDATIONS:

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

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

2. Compliance letters from the Western Taney County Fire Protection District, the
Missouri Department of Revenue and the Environmental Division of the Planning
Department; including all other entities which have requirements governing a
development of this nature shall be provided to the Planning Department
office. (Chapter VI-VII)
3. A valid Missouri Department of Revenue Sales Tax License shall be provided to
the Planning Department prior to the issuance of a Certificate of Compliance.
4. In the event that the on-site wastewater treatment system begins to surface,
showing signs of failure, the property owner shall either repair or replace said
system ensuring capacity for the total number of people that may be
accommodated via nightly rental.
5. No outside storage of equipment or solid waste materials.
6. This decision is subject to all existing easements.
7. This residence shall accommodate (sleep) no more than twelve (12) persons per
night. The total occupancy may be further limited based upon the provisions of
the Western Taney County Fire Protection District requirements and regulations.

8. The 2581 Jones Road Vacation Rental has been approved as a Special-Use
Permit. Therefore the permit is specific to the representative to whom the permit
is issued and cannot be transferred without Planning Commission approval. The
Special-Use Permit shall not be used to establish commercial compatibility for or
with any future land-use change applications.
9. This Decision of Record shall be filed with the Taney County Recorder’s Office
within 120 days or the approval shall expire (Chapter II Item 6).

D ivision III Special-Use P e rm it Staff R ep o rt - 2581 Jones Road Vacation Rental - 2016-0001 Page 3
TANEY T a n e y C o u n t y P l a n n i n 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.taneycounty.org

B a rb D u rh a m
2 5 8 2 Jo n e s Rd
R id g e d a le , M O 6 5 7 3 9
0 1 /1 3 /2 0 1 6

B a rb D u rh a m ,
O n J a n u a ry 1 3 , 2 0 1 6 I d id an o n s ite o b s e r v a tio n a t 2 5 8 1 J o n e s Rd R id g e d a le , M O p a rc e l 1 9 - 6 .0 - 2 3 - 0 0 0 ­
0 0 0 -0 2 0 .0 0 0 . I fo u n d a c o n c r e te s e p tic t a n k 1 0 0 f e e t t o t h e s o u th o f t h e h o m e size u n k n o w n . T h e ta n k
s e e m e d t o be h o ld in g a t t h e c o r r e c t le v e l a n d h a d a n a p p r o p r ia te b a ffle in p la c e n e x t t o t h e o u t le t p ip e .
T h e la te r a l f ie ld w a s n o t c o n f ir m e d b u t I w o u ld s u s p e c t t h e c le a r e d a re a ju s t t o t h e s o u th o f t h e s e p tic
ta n k t o b e a lo c a tio n it c o u ld be. I d id n o t f in d a n y e v id e n c e o f a s y s te m f a ilu r e b u t I re a liz e t h e h o m e has
b e e n v a c a n t f o r s o m e t im e a n d a n y f a ilu r e w o u ld n o t b e e v id e n t. I d id f in d a c le a n o u t f r o m t h e g a ra g e
b u t h a v e n o id e a w h e r e it g o e s ? I w o u ld s u g g e s t c o n t in u in g t o m o n it o r t h e s y s te m a n d h a v e t h e s e p tic
t a n k p u m p e d a t r e g u la r in te r v a ls as n e e d e d .

SCOTT STARRETT
T A N E Y C O U N T Y P L A N N IN G
4 1 7 - 5 4 6 - 7 2 2 5 - OFFICE
4 1 7 -5 4 6 -0 7 6 4 -M O B IL E
4 1 7 -5 4 6 -6 8 6 1 -F A X
s c o tts (5 ) c o .ta n e v .m o .u s
2581 Jones Road Vacation Rental Permit#: 16-01

Section Score
Performance

Importance
Division Ml Relative Policy Scoring Sheet-

Factor
Western Taney County

Score
Value
Water Quality
S E W A G E D IS P O S A L n/a=
centralized system 2
on -site tre a tm e n t system (s) w ith a d eq ua te sa fe g u a rd s to m itig a te pollution 1
sep tic system o f ad e q u a te design and capacity 0 5 0 0
proposed system m ay not provide a d eq ua te cap acity -1
proposed solutio n m ay ca u se surface a n d /o r ground w a te r pollution -2
Environmental Policies
SO IL LIM ITA T IO N S n/a= X

no know n lim ita tio n s 0
potential lim ita tio n s but m itig atio n a cce ptab le -1 3
m itig atio n in ad equ ate -2
SLO PES n/a= X

NOTE: if reside ntial, m ark "x " in box......
d e ve lo p m e n t on slo pe un d e r 30% 0
slope e xce ed s 30% but is e n g inee red and certified -1 4
slope exce ed s 30% and not enginee red -2
W IL D L IF E H A B IT A T A N D F IS H E R IE S n/a= X

no im p act on critica l w ildlife h a bita t o r fishe rie s issues 0
critical w ild life p re se n t but not threatened -1 2
potential im p act on critica l w ild life habitat o r fishe rie s -2
A IR Q U A LIT Y n/a=
can no t ca u se im p act 0
could im p act but a p p ro p ria te a b a te m e n t installed -1 2 0 0

c o u l d im p a c t , n o a b a t e m e n t o r u n k n o w n im p a c t -2

Land Use Compatibility
O FF -S ITE N U IS A N C E S n/a=
no issues o r nu isa nce(s) can be fu lly m itigated 0
buffered and m in im a lly m itigated -1 5 0 0

can no t be m itig ated -2
Compatibility Factors
USE C O M P A T IB ILIT Y n/a=
no con flicts / iso late d pro pe rty 0
tra n sp a re n t ch a n g e / ch a n g e not rea dily no ticea ble -1 4 0 0

im pact rea dily a p p a re n t / out o f place -2

Page 1 of 5
2581 Jones Road Vacation Rental Permit#: 16-01

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Western Taney County

Score
Value
LO T C O V E R A G E n/a= X

lot cove rag e co m p a tib le w ith surro un din g areas 0
lot cove rag e e xce ed s surro un din g are as by less than 50% -1 1
lot cove rag e exce ed s surro un din g are as by m ore tha n 50% -2
B U ILD IN G B U LK A N D S C A LE n/a= X

bulk / scale less than o r e q uivale nt to surro un din g areas 0
bulk / scale d iffe rs from su rro u n d in g areas but not o b tru sive -1 3
bulk / scale s ig n ifica n tly diffe re nt from surro un din g a re a s / ob tru sive -2
B U ILD IN G M A T E R IA LS n/a= X

proposed m a te ria ls e q uivale nt to existing surro un din g structure s 0
proposed m aterials sim ila r and sho uld blend w ith existing structure s -1 2
m aterials d iffe r from surro un din g structure s and w o uld be no ticea ble -2
S T R U C T U R A L S C R E E N IN G O F RO O FTO P E Q U IP M E N T & V E N T S n/a= X

no rooftop e q u ip m e n t o r vents 2
blocked from vie w by structure design 1
blocked from vie w using screening 0 1
partially blocked from view -1
exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F SO LID W A S T E C O N T A IN E R S n/a= X

no on -site w a ste con tain ers 2
blocked from vie w by structure design 1
blocked from vie w using screening 0 3

p a rtially blocke d from view -1
exposed / not blocked from view -2
S T R U C T U R A L S C R E E N IN G OF O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X

no o u td o o r storag e o f e q uipm en t, m aterials, etc., or o u td o o r w o rk areas 2
blocked from vie w by stru ctu re design 1
blocked from vie w using scree ning 0 3
partially b locke d from view -1
exposed / not blocked from view -2
L A N D S C A P E D B U F F E R S - R E S ID E N TIA L n/a= X

approved la nd scape d bu ffe r betw een hom es and all streets / roads / highw ays 2
appro ved la nd scape d bu ffe r from m a jo r roads / high w ays only 1
m inim al la nd scape d buffer, but com p e n sa te s w ith exp an se o f land 0 2

no la nd scape d bu ffe r betw een reside nces and local streets -1

no la nd scape d bu ffe r from any road -2

Page 2 of 5
2581 Jones Road Vacation Rental Permit#: 16-01

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LA N D S C A P E D B U F F E R S - IN D U S T R IA L n/a= X

appro ved la n d sca p e d bu ffe r from p u b lic roads 0
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land -1 3
no land scape d bu ffe r from p u b lic roads -2

Local Economic Development
R IG H T TO FARM n/a= X

does not lim it existing a g ricu ltu ra l uses / do es not ca u se nuisance, pre da tion 0
does not lim it existing a g ricu ltu ra l uses, but m ay resu lt in m in or nuisa nce -1 3
potential im p act(s) on existing a g ricu ltural land -2

R IG H T TO O P E R A T E n/a= X

no via ble im p a ct on existing indu strial uses by reside ntial d e ve lo p m e n t 0
potential im p a ct but can be m itig ated -1 3
potential im p a ct on existing in du strial uses w ith no m itigation -2

D IV E R S IF IC A T IO N n/a= X

creates >=5 full-tim e, ye a r-ro u n d jo b s ou tside o f recreation / re so rt secto r 2

creates full-tim e, yea r-rou nd and seasonal jo b s 1 5
crea te s sea son al jo b s only 0

Site Planning, Design, Occupancy
R E S ID E N T IA L P R IV A C Y n/a= X

privacy provided by structura l design, o r not a p plicab le 2

privacy pro vid ed by structura l scree ning 1
privacy pro vid ed by la n d sca p e d buffers 0 2

privacy pro vid ed by open spa ce -1
no acce ptab le o r effe ctive privacy buffering -2

M IX E D -U S E D E V E L O P M E N T S n/a= X

uses / fu n ctio n s are co m p a tib le o r not ap plicab le 2

uses / fu n ctio n s are in te gra te d and sep ara te d based on com p atib ility 1
uses / fu n ctio n s diffe r m in im a lly and are not readily a p pa rent 0 3
uses / fu n ctio n s po orly in te g ra te d o r separated -1
uses / fu n ctio n s m ixed w ith o u t regard to co m p a tib lity factors -2

Commercial Development
D E V E LO P M E N T P A T TE R N S n/a= X

clustered d e ve lo p m e n t / sha rin g o f parking, signs, ingress, egress, o r not ap plicab le 2

som e clu ste rin g and sha rin g pa tte rns with good sep ara tion o f fa cilitie s 1
som e clu ste rin g and sha rin g patterns with m inim al sep ara tion o f fa cilitie s 0 3

clustered d e ve lo p m e n t w ith no a p p re cia b le sharing o f fa cilitie s -1

un clu ste red d e ve lo p m e n t w ith no sharing o r ab ility to sha re fa cilitie s -2

Page 3 o f 5
2581 Jones Road Vacation Rental Permit#: 16-01

Section Score
Performance

Importance
Division HI Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
D E V E L O P M E N T B U F F E R IN G n/a= x
appro ved and e ffe ctive ly d e sig ned la nd scape d buffers betw een structure s and all roads 2
m inim al la n d sca p e d bu ffe ring , but c o m p e n sa te s w ith exp an se o f land 1
m inim al la nd scape d buffering 0 3
no la nd scape d buffering, but utilizes expanse o f land -1
no or in a d e q u a te buffering o r sep a ra tio n by land -2

Services - Capacity and Access
T R A F FIC n/a=
no im p act o r in sig n ifica n t im p a ct on cu rre n t tra ffic flow s 0
tra ffic flo w in crea ses exp ected but m a n ag eab le using existing roads and road acce sses -1 2 0 0
tra ffic flo w in cre a se s exceed curre nt road ca p a citie s -2
E M E R G E N C Y S E R V IC E S n/a=
structure size a n d /o r a cce ss can be serviced by em e rg e n cy e q u ip m e n t 0
structure size a n d /o r a cce ss m ay im pede but not h ind er servicea bility -1 5 0 0
structure size a n d /o r a cce ss could be p ro b le m a tic o r no n -se rvice a b le -2
R IG H T -O F -W A Y OF EX IS TIN G R O AD S n/a=
gre a te r tha n 50 ft. rig ht-of-w a y 1
50 ft. rig ht-of-w a y 0
-0
40 ft. rig ht-of-w a y -1
less than 40 ft. rig ht-of-w a y -2

Internal Improvements
W A T E R SYSTEM S E R V IC E n/a=
cen tra l w a te r system m ee ting DNR req uire m en ts fo r capacity, storage, design, etc. 2
com m u nity w ell / w a te r system m eeting DNR req uire m en ts 1
private w e lls m eeting DN R req uire m en ts 0 3 0 0
private w e lls not m eeting any e sta blished stan dard s -1

individual / private w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t d e ve lo p m e n t w ith ad e q u a te pre ssu re and flow 0
fire hyd ran t system w ith lim ited coverage -1 5 -2 -10
no fire hydrant system -2
P E D E S TR IA N C IR C U LA T IO N IN F R A S T R U C TU R E n/a= X

paved and de d ica te d w a lkw a ys (no bicycles) provided th ro u g h o u t d e velopm e nt 2
paved w a lkw a ys provided th ro u g h o u t d e ve lo p m e n t / m ayb e shared w ith bicycles 1

de sig nate d w a lkw a ys pro vid ed but unpaved 0 4

no pe de strian w alkw ays, but green space provided fo r pe de strian use -1
no d e sig nate d pe de strian w a lkw a y areas -2

Page 4 of 5
2581 Jones Road Vacation Rental Perm it#: 16-01

Section Score
Performance

Importance
D iv is io n III R e la tiv e P o lic y S c o rin g S h e e t:

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

Score
Value
P E D E S TR IA N S A F E TY n/a= X
sep ara tion o f pe de strian w a lkw a ys from roa dw ays by la n d sca p e o r structura l buffer 2
sep ara tion o f pe de strian w a lkw a ys from roadw ays by open land bu ffe r 1 2
pe de strian w alkw a ys ab ut roa dw ays w ith no bu ffe ring / pro te ction 0
B IC Y C LE C IR C U LA T IO N n/a= X
de dicated / se p a ra te bike-w ays w ith signage, bike racks, trails 2
b icycle lanes shared w ith pe de strian w alkw a ys but sep ara te d by m arkings / signs 1 1
no de sig nate d bike-w ays 0
U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided u n de rgrou nd up to each building / structure 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m ay be ab ove g ro un d from ea sem e nt 1
utilities ab ove ground but / ove r d e sig nate d e a se m e n ts 0 4 1 4

utilities ab ove ground and not w ith in sp e cific ea se m e n ts -1
no sp e cific m an a g e m e n t o f utilities -2

Open-Space Density
U S A B LE O PEN S PAC E n/a= X
reside ntial d e ve lo p m e n ts (> 25 units) in clud e m ore tha n 25% open recre atio nal space 2
reside ntial d e ve lo p m e n ts (> 25 units) offer >10% but <25% open re cre atio nal space 1
recre atio nal area provided, but high ly lim ited and not provided as open space 0 2

no de sig nate d recre atio nal spa ce provided, but open spa ce ava ila ble -1
no open recre atio nal spa ce provided -2

Solid Waste Disposal
SO LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e ekly service is a va ila ble and d o cum e ntatio n o f a va ila b ility provided 0
w e e kly service rep orted ly a va ila ble but not d o cum e nted -1 5 -1 -5
centralized, o n -site trash collectio n rece ptacles a va ila ble -2
S O LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive cove na nts provide fo r w e e kly disposal fo r each o ccu pied structure 0
services a va ila ble but not a re q u ire m e n t d o cu m e n te d in cove na nts -1 5

not ap p lica b le / no pick-up service provided -2

Total W eig h ted S co re = -16
M axim um P o ss ib le S co re = 29
Actual S co re as P ercent o f M ax im u m = -55.2%
N u m b er o f N egative S co re s= 3
N egative S co res as % o f All A p p lic a b le S co re s= 27.3%

S coring P erform ed by: Date:

Bob Atchley July 27. 2015

Page 5 o f 5
Project: 2581 Jones Road Vacation Rental
Permit#: 16-01
Policies Receiving a Negative Score
Importance rig ht-of-way/roads emergency water supply waste disposal service
Factor 5:
Importance none
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley
Date: July 27, 2015
 Project: 2581 Jones Road Vacation Rental Permit: 16-01
As
M ax. P o ssib le % Total N e g a tiv e Scores
Scored
(sc o rin g 29 -16 -55.2% 3 27.3%

M ax. As N e g a tiv e Scores
Po ssib le S co red N u m b e r of P erce n t
Im p o rtan ce F acto r 5 15 -20 3 50.0%
sewage disposal 10 0
off-site nuisances 0 0
diversification
emergency services 0 0
right-of-way/roads 5 -5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Im p o rtan ce F acto r 4 8 4
slopes
use compatibility 0 0
pedestrian circulation
underground utilities 8 4
Im p o rtan ce F acto r 3
soil limitations
building bulk/scale
waste containers screening
outdoor equip storage
industrial buffer / screening
right to farm
right to operate
mixed-use developments
development patterns
development buffering
water system service 6 0
Im p o rtan ce F acto r 2
wildlife habitat and fisheries
air quality 0 0
building materials
residential buffer / screening
residential privacy
traffic 0 0
pedestrian safety
usable open space
Im p o rtan ce F acto r 1
lot coverage
rooftop vents / equipment
bicycle circulation

S co rin g by: Bob A tchley
Date: July 27, 2015
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2581 Jones Road Vacation Rental
2581 Jones Road, Branson, MO
Division III Permit Case # 2016-0001
Taney County GIS - Beacon

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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 14, 2016

CASE NUMBER: 2016-0003

PROJECT: Stonegate Glass Chapel
Reception / Fellowship Hall

APPLICANTS: Doug & Doty Property Company -
Douglas & Doty Thomas

LOCATION: The subject property is located at 11027 State
Highway 176, Walnut Shade, MO; Jasper
Township; Section 5, Township 24, Range 21.

REQUEST: The applicants, Douglas & Doty
Thomas are requesting the Planning
Commission approval of a Division III Permit
allowing for the construction of an
approximately 3,200 square foot building which
will serve as the new reception / fellowship hall
for the existing Stonegate Glass Wedding
Chapel. The applicants are further requesting
the Planning Commission approval of a
Division III Permit bringing the existing wedding
chapel use, ensuring that the business is in
compliance with the provisions of the
Development Guidance Code.

BACKGROUND and SITE HISTORY:
The subject property is a +/- 13.24 acre (per the Assessor’s information as contained
within Beacon) meets and bounds described tract, located at 11027 State Highway 176,
Walnut Shade, MO.
According to the Assessor’s data (as contained within Beacon) the Stonegate Glass
Chapel structure was originally constructed in 2000. However, after an exhaustive
search neither the Planning Department staff nor the current property owners were able
to locate the original Division III Permit which authorized the development of the
Stonegate Glass Chapel land-use, even though the building and the business appear to
have been in operation since 2000. The current property owners purchased the
property in November 2013. The Planning Department Staff has also been unable to
lo c a te a D iv is io n II P e rm it w h ic h a u th o riz e d th e c o n s tru c tio n o f th e S to n e g a te G la s s
Chapel Structure.
D ivision III P erm it Staff R ep o rt - S tonegate Glass Chapel R ecep tion /F ellow sh ip Hall - 2016-0003 Page 1
On June 17, 2004 the Planning Department office issued Division II Permit # 2004-0032
to the former owner of the Stonegate Glass Chapel, authorizing the construction of a
reception and banquet hall, located at 10923 State Highway 176. The building in
question is located upon an adjacent +/- 1.12 acre tract of land. The structure in
question is currently being utilized as a timeshare office.

On January 9, 2014 the Planning Staff issued Division II Permit 2014-0010, authorizing
a 500 square foot addition to the existing Stonegate Glass Chapel, allowing for a new
dressing room and two restrooms to be added to the existing chapel building. A
Division II Permit customarily references the original Division III Permit. However, in
this instance the Division II Permit does not reference a Division III Permit.
The applicants are now requesting the Planning Commission approval of a Division III
Permit allowing for the construction of an approximately 3,200 square foot building
which will serve as the new reception / fellowship hall for the existing Stonegate Glass
Wedding Chapel; while also seeking to bring the existing Stone Glass Chapel use into
compliance with the provisions of the Development Guidance Code.
The current application was approved for Concept on February 16, 2016.

GENERAL DESCRIPTION:
The applicants are requesting the Planning Commission approval of a Division III Permit
allowing for the construction of an approximately 3,200 square foot building which will
serve as the new reception / fellowship hall for the existing Stonegate Glass Wedding
Chapel; while also ensuring that the existing wedding chapel is in compliance with the
provisions of the Development Guidance Code.

REVIEW:

During the Concept Hearing the applicants indicated that the Stonegate Glass Chapel
currently may accommodate up to a total of seven (7) weddings on site per day. The
existing wedding chapel closes at 10:00 PM and the applicants have indicated that this
will not change with the addition of the Reception / Fellowship Hall. During the Concept
Hearing the applicants further indicated that the speakers within the Reception /
Fellowship Hall will be point directly toward U.S. Highway 65 so as to protect
neighboring property owners from any noise concerns. The applicants have indicated
that the existing Glass Chapel will accommodate up to 200 people. The proposed
Reception / Fellowship Hall will have a capacity of approximately 150 people.
The proposed Reception / Fellowship Hall will be served by the existing commercial
driveway off of State Highway 176 and also the existing paved, commercial parking lot.
Per the provisions of Table J-1 (On-Site Parking Performance Standards) of the
Development Guidance Code 1 space is required for every four (4) seats and/or 30
square feet of floor area used for assembly. The existing parking area exceeds the
minimum parking requirements of the Development Guidance Code.

The property in question will be served by an existing onsite wastewater treatment
system. The applicants have indicated that currently both weddings and receptions are
held within the Glass Chapel. Upon completion of the Reception Hall building,

D ivision III P e rm it Staff R ep o rt - S tonegate Glass Chapel R ecep tion /F ellow sh ip Hall - 2016-0003 Page 2
receptions would then be held with this separate structure. However, the applicants
have indicated that they will not utilize the Reception Hall at the same time that
weddings are taking place in the Glass Chapel. They have further indicated that the
same number of wedding events that are occurring on site now will be held on site in
the future, even after the completion of the Reception Hall. The receptions will now be
held in the Reception Hall versus the Glass Chapel. The Onsite Wastewater Permitting
Staff conducted an onsite evaluation of the septic system. Scott Starrett located the
septic tank. The size of the tank is unknown. Mr. Starrett has indicated that there were
no obvious signs of failure. However Mr. Starrett has recommended that the system be
monitored at regular intervals. Per Mr. Starrett’s recommendations the applicant’s are
planning to pump the septic system once a year.

In viewing both the existing development and also the addition of the Reception /
Fellowship Hall it appears that the impervious surface limitations of Table H-1
(Impervious Cover Limitations Table) of the Development Guidance Code will not be
exceeded on the +/- 13.24 acre tract. A stormwater management plan will not be
required so long as the applicants are able to demonstrate in writing that the impervious
surface limitations of Table H-1 will be complied with.
The adjoining property immediately to the north is State Highway 176, light residential
and an RV Park. The adjoining property immediately to the south is commercial and
light residential, with large vacant tracts of land located further to the south. The
adjoining property immediately to the east is both State Highway 176 and U.S Highway
65, with Ozark Shooters further to the east. The adjoining property immediately to the
west is light residential, with large vacant tracts of land further to the west.
The proposed Reception / Fellowship Hall will be buffered by existing trees. The
applicants further indicated that they plan to plant evergreen giants between the
proposed structure and the neighboring single-family residence to the west.
The project received a score of 5 on the Policy Checklist, out of a maximum possible
score of 59. The relative policies receiving a negative score consist of emergency water
supply, solid waste disposal service, use compatibility, and utilities.

D ivision III P e rm it Staff R e p o rt - S tonegate Glass Chapel R ecep tion /F ellow sh ip Hall - 2016-0003 Page 3
STAFF RECOMMENDATIONS:

If the Taney County Planning Commission approves Division III Permit # 2015-0027, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code and the Taney County Road Standards that include plans for the following:
a. Sediment and erosion control (Section 4.1.1).
b. Stormwater management or demonstration that the project will comply with
the impervious surface limitations of Table H-l.
c. Utility easements and building line setbacks (Table 12).
d. Improvements with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. Compliance letters from the Western Taney County Fire Protection District and
the On-Site Wastewater Permitting Division of the Planning Department shall be
submitted to the Planning Department Office, including all other entities which
have requirements governing a development of this nature (Chapter VI-VII).

3. The Stonegate Glass Chapel shall be open to the public no later than 10:00 PM.

4. In the event that the on-site wastewater treatment system begins to surface,
showing signs of failure, the property owner shall either repair or replace said
system.

5. Speakers within the Stonegate Glass Chapel Reception / Fellowship Hall shall be
directed toward U.S. Highway 65.

6. This decision is subject to all existing easements.

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

8. Prior to the issuance of Division II Certificates of Conformance (C of Cs), the
developer shall first present a Final Inspection from the Western Taney County
Fire Protection District to the Taney County Planning Department Office.

9. 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).

D ivision III P erm it Staff R ep o rt - Stonegate Glass Chapel R ecep tion / F ellow sh ip Hall - 2016-0003 Page 4
 m y * .

2 0 0 f t j* .
 R E C E P T IO N H A L L FO R
STO NEGATE G LASS CH APEL

E A S T E LEV A T IO N

JA C K B A L L A R C H IT E C T S , P C
ARCHITECTURE AND PLANNING
444 SOUTH CAMPBELL AVENUE
SPRINGFIELO, MISSOURI 65806
Stonegate Glass Chapel Reception Hall Permit#: 16-03

Section Score
Performance

Importance
D iv is io n ill R e la tiv e P o lic y S c o rin g S h e e t:

Factor
E a s te rn T a n e y C o u n ty

Score
Value
Water Quality
S E W A G E D IS P O S A L n/a=
cen tra lized system 2
o n -site tre a tm e n t system (s) w ith a d eq ua te sa fe g u a rd s to m itig ate pollution 1
se p tic system o f a d e q u a te de sig n and cap acity 0 5 0 0
proposed system m ay not provide ad e q u a te ca p a city -1
pro po sed solutio n m ay ca u se surface a n d/or g ro un d w a te r pollution -2
Environmental Policies
S TO R M D R A IN A G E n/a=
on -site sto rm w a te r retention and ab so rp tio n w ith e n g inee red plans 2
o n -site sto rm w a te r retention and ab so rp tio n w ith o u t e n g inee red plans 1
sto rm w a te r retention w ith m an ag ed and a cce p ta b le ru n -o ff 0 4 1 4
no sto rm w a te r retention, but ad verse im pacts from ru n -o ff have been m itigated -1
no a cce p ta b le m an a g e m e n t and con tro l o f sto rm w a te r run -off -2
A IR Q U A LIT Y n/a= X

can no t ca u se im pact 0
could im p act but a p p ro p ria te a b a te m e n t installed -1 4
could im pact, no a b a te m e n t o r unknow n im p act -2
Critical Areas
P R E S E R V A T IO N O F C R IT IC A L A R E A S n/a=
no ad verse im p a ct to any d e sig nate d critical area 2
one o f the de sig n a te d critica l are as im p acted but can be fu lly m itigated 1
m ore than one o f the de sig n a te d critica l are as im p acted but can be fu lly m itigated 0 3 1 3
one o r m ore o f the d e sig nate d critica l areas im p acted and m itig atio n not fu lly effective -1
one o r m ore o f the d e sig nate d critica l areas im p acted w ith no a b ility to m itigate problem -2
Land Use Compatibility
O F F -S IT E N U IS A N C E S n/a=
no issues 2
m inim al issues, but can be fu lly m itigated 1
issu es tha t can be buffered and m itigated to a rea son able level 0 4 2 8
buffered and m in im a lly m itigated -1
can no t be m itigated -2
USE C O M P A T IB ILIT Y n/a=
no c o n flicts / isolated property 0
tra n sp a re n t ch a n g e / ch a n g e not rea dily no ticea ble -1 4 -1 -4
im pact rea dily a p p a re n t / o u t o f place -2

Page 1 o f 5
Stonegate Glass Chapel Reception Hall Permit#: 16-03

Section Score
Performance

Importance
D iv is io n III R e la tiv e P o lic y S c o rin g S h e e t:

Factor
E a s te rn T a n e y C o u n ty

Score
Value
S T R U C T U R A L S C R E E N IN G O F R O O FT O P E Q U IP M E N T & V E N T S n/a= x
no rooftop e q u ip m e n t / ve n ts o r blocked from vie w by stru ctu re design or screening 0

pa rtially blocked from vie w -1 3
exposed / not blocked from view -2
S T R U C T U R A L S C R E E N IN G O F S O LID W A S T E C O N T A IN E R S n/a= X

no o n -site w a ste co n ta in e rs o r blocked from vie w by structure design o r scree ning 0

pa rtially blocke d from vie w -1 3
exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X

no o u td o o r sto ra g e o f e q uipm en t, m aterials, etc., o r o u td o o r w o rk are as 2
blocked from vie w by stru ctu re design 1
blocked from vie w using scree ning 0 3
partially blocke d from vie w -1

exposed / not blocked from vie w -2
LA N D S C A P E D B U F F E R S - R E S ID E N T IA L n/a= X

approved la nd scape d bu ffe r betw een ho m es and all streets / roads / highw ays 2
approved la nd scape d bu ffe r from m a jo r roads / high w ays only 1
m inim al la nd scape d buffer, but co m p e n sa te s w ith expanse o f land 0 2
no la nd scape d bu ffe r betw een reside nces and local streets -1
no la nd scape d bu ffe r from any road -2
LA N D S C A P E D B U F F E R S - IN D U S T R IA L n/a= X

approved la nd scape d bu ffe r from p u b lic roads 0
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land -1 3
no la nd scape d bu ffe r from p u b lic roads -2
Local Economic Development
A G R IC U L T U R A L LAN DS n/a=
no con version o f C lass l-IV a g ricu ltu ra l land to o th e r use(s) 0
A 0
de ve lo p m e n t req uire s re cla ssifica tio n o f C lass l-IV a g ricu ltural land to o th e r use(s) -2
R IG H T TO FARM n/a= X

does not lim it existing a g ricu ltu ra l uses / do es not ca u se nuisance, predation 0
does not lim it existing a g ricu ltu ra l uses, but m ay resu lt in m in o r nu isa nce -1 3
potential im p act(s) on existing a g ricu ltural land -2
R IG H T T O O P E R A T E n/a= X

no via ble im p act on existing in du strial uses by reside ntial d e velopm e nt 0

potential im p act but can be m itigated -1 2

potential im p act on existing in du strial uses w ith no m itigation -2

Page 2 of 5
Stonegate Glass Chapel Reception Hall Permit#: 16-03

Section Score
Performance

Importance
D iv is io n III R e la tiv e P o lic y S c o rin g S h e e t;

Factor
E a s te rn T a n e y C o u n ty

Score
Value
D IV E R S IF IC A T IO N n/a=

crea te s > =5 full-tim e, yea r-rou nd jo b s o u tside o f recre atio n / reso rt secto r 2

creates full-tim e, yea r-rou nd and sea son al jo bs 1 4 1 4

crea te s sea son al jo b s only 0
Site Planning, Design, Occupancy
R E S ID E N T IA L P R IV A C Y n/a= x
privacy provided by structura l design, o r not a p plicab le 2

privacy pro vid ed by structura l scree ning 1
privacy pro vid ed by la nd scape d buffers 0 2

privacy pro vid ed by open space -1
no a cce p ta b le o r effe ctive privacy buffering -2

M IX E D -U S E D E V E LO P M E N T S n/a= X

uses / fu n ctio n s are co m p a tib le or not ap plicab le 2

uses / fu n ctio n s are in te gra te d and separated based on co m p a tib ility 1
uses / fu n ctio n s diffe r m in im a lly and are not rea dily a p pa rent 0 3
uses / fu n ctio n s poorly in te gra te d o r separated -1
uses / fu n ctio n s m ixed w ith o u t regard to co m p a tib lity factors -2

Commercial Development
D E V E L O P M E N T PATTER N / B U FFE R IN G n/a= X
appro ved and effe ctive ly d e sig ned land scape d bu ffe rs betw een structure s and all roads 2

m inim al la n d sca p e d buffering, but com p e n sa te s w ith exp an se o f land 1
m inim al la nd scape d buffering 0 4
no land scape d buffering, but utilizes exp an se o f land -1
no o r in a d e q u a te bu ffe ring o r sep ara tion by land -2

Services - Capacity and Access
U TILITIES n/a=
ad eq ua te utilities cap acity as evide nced by le tte r from each utility 0
ad eq ua te utilities cap acity w ith o u t form al le tte r from each u tility o r not from all utilities -1 4 -1 -4
in ad equ ate in fo rm atio n to de te rm in e ad e q u a cy o f utilities -2

T R A F FIC n/a=
no im p act o r in sig n ifica n t im p act on curre nt tra ffic flow s 0
tra ffic flo w in cre a se s exp ected but m an ag eab le using existing roads and road acce sses -1 2 0 0
tra ffic flo w in cre a se s exceed curre nt road ca p a citie s -2

E M E R G E N C Y S E R V IC E S n/a=
structure size a n d /o r acce ss can be serviced by em e rg e n cy e q u ip m e n t 0
structure size a n d /o r acce ss m ay im pede but not hin d e r se rvice a b ility -1 3 0 0
structure size a n d /o r acce ss could be pro b le m a tic o r no n -se rvice a b le -2

Page 3 o f 5
Stonegate Glass Chapel Reception Hall Permit#: 16-03

Section Score
Performance

Importance
D iv is io n III R e la tiv e P o lic y S c o rin g S h e e t:

Factor
E a s te rn T a n e y C o u n ty

Score
Value
R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=
g re a te r than 50 ft. rig ht-of-w a y 1
50 ft. rig ht-of-w a y 0
4 0 ft. rig ht-of-w a y -1
less than 40 ft. rig ht-of-w a y -2
Internal Improvements
W A T E R SY S TE M S n/a=
cen tra l w a te r system m ee ting DNR re q u ire m e n ts fo r capacity, storage, design, etc. 2
com m u nity w ell / w a te r system m eeting DN R req uire m en ts 1
private w e lls m eeting DN R req uire m en ts 0 3 0 0
private w e lls not m eeting a n y e sta blished stan dard s -1
in dividu al / private w ells -2
EM ERG ENCY W ATER SUPPLY n/a=
fire hyd ran t system th ro u g h o u t d e ve lo p m e n t w ith ad e q u a te p re ssure and flow 0
fire hyd ran t system w ith lim ited coverage -1 5 -2 -10
no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N n/a= X

paved and de d ica te d w a lkw a ys (no bicycles) provided th ro u g h o u t d e velopm e nt 2
paved w a lkw a ys provided th ro u g h o u t d e ve lo p m e n t / m ayb e sha red w ith bicycles 1
d e sig nate d w a lkw a ys provided but unpaved 0 4 2
no pe de strian w a lkw a ys, but green spa ce provided fo r pe de strian use -1
no d e sig n a te d pe de strian w a lkw a y areas -2
P E D E S TR IA N S A F E TY n/a= X

sep ara tion o f pe de strian w a lkw a ys from roa dw ays by la n d sca p e or structura l bu ffe r 2
sep ara tion o f pe de strian w alkw a ys from roa dw ays by open land bu ffe r 1 2
pe de strian w a lkw a ys ab ut roa dw ays w ith no bu ffe ring / pro te ction 0
B IC Y C LE C IR C U LA T IO N n/a= X

de dicated / sep ara te b ike-w a ys w ith signage, bike racks, trails 2
bicycle lanes shared w ith pe de strian w alkw a ys but separated by m arkings / signs 1 1
no d e sig nate d bike-w ays 0
U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided u n de rgrou nd up to each building / structure 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m ay be above ground from ea se m e n t 1
utilities ab ove ground but / ove r d e sig nate d e a sem e nts 0 4 1 4
utilities ab ove ground and not w ith in sp e cific ea sem e nts -1

no sp e cific m a n a g e m e n t o f utilities -2

Page 4 of 5
Stonegate Glass Chapel Reception Hall Permit#: 16-03
L_)
0

Performance
o

Importance
o
D iv is io n ill R e la tiv e P o lic y S c o rin g S h e e t: CO
c
o

Factor
E a s te rn T a n e y C o u n ty

Score
Value
IS
o
0)
CO
Open-Space Density
U S A B LE O PEN S PAC E n/a= X

reside ntial d e ve lo p m e n ts (>25 units) in clud e m ore tha n 25% open recreational space 2
reside ntial d e ve lo p m e n ts (> 25 units) offer >10% but < 25% open recre atio nal space 1
recre atio nal area provided, but high ly lim ited and not provided as open space 0 2

no d e sig nate d recre atio nal spa ce provided, but open spa ce ava ila ble -1
no open recre atio nal sp a ce provided -2

Solid Waste Disposal
S O LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e e kly service is ava ila ble and do cum e ntatio n o f a va ila b ility provided 0
w e e kly service re p o rte d ly a va ila ble but not do cu m e n te d -1 5 -1 -5

centralized, o n -site trash collectio n rece ptacles a va ila ble -2
S O LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive cove na nts pro vid e fo r w e e kly dispo sal fo r each o ccu pied structure 0
services a va ila b le but not a re q u ire m e n t d o cu m e n te d in cove na nts -1 5
not a p p lica b le / no pick-up service provided -2

Total W eig h ted S co re= 5

M axim um P o ssib le S co re= 59
A ctual S co re as P e rc e n t o f M ax im u m = 8.5%
N u m b e r o f N egative S co re s= 4
N egative S co res as % o f T otal S co re= 11.4%

Scoring P erfo rm e d by: Date:

Bob Atchley & Bonita Kissee/Soutee February 18, 2016

Page 5 of 5
Project: Stonegate Glass Chapel Reception Hall
Permit#: 16-03
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance use compatibility utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: February 18, 2016
Eastern District Relative Policies: Division III Permit

Project: Stonegate Glass Chapel Reception Hall Permit: 16-03
Max. As
% Total N egative S co res
Po ssib le Sco red
jS co ring 59 5 8.5% 4 28.6%

M ax. As N egative S co res
P o ssib le Scored N u m b e r of P erce n t
Im p o rtan ce F acto r 5 5 -10 2 66.7%
sewage disposal
right-of-way / roads 5 5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Im p o rtan ce F acto r 4 32 12 2 33.3%
stormwater drainage 8 4
air quality
off-site nuisances 8 8
use compatibility 0 -4
diversification 8 4
development buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 4
Im p o rtan ce F acto r 3 12 3
preservation of critical areas 6 3
screening of rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm
mixed-use developments
emergency services 0 0
water systems 6 0
Im p o rtan ce F acto r 2
residential landscape buffers
right to operate
residential privacy
traffic 0 0
pedestrian safety
usable open space
Im p o rtan ce F acto r 1
agricultural lands 0 0
bicycle circulation

S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: February 78, 2016
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11027 State Highway 176, Walnut Shade, MO
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11027 State Highway 176, Walnut Shade, MO
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 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 14, 2016

CASE NUMBER: 2016-0004

PROJECT: Tire Crew, LLC Automotive Repair

APPLICANTS: Donald & Janice Goodman

LOCATION: The subject property is located at 13730 U.S.
Highway 160, Forsyth, MO; Swan Township;
Section 20, Township 24, Range 20.

REQUEST: The applicants, Donald & Janice Goodman are
requesting the Planning Commission approval
of a Division III Permit allowing for the
construction of an approximately 3,600 square
foot (60’ x 60’) building which will serve as the
Tire Crew Automotive Repair.

BACKGROUND and SITE HISTORY:

The subject property is a +/- 2.01 acre (as indicated on the Amended Plat of Lot 3 of the
Replat of Plot 5 of Cedar Point Farms) lot within the Cedar Point Farms subdivision,
located at 13730 U.S. Highway 160, Forsyth, MO. The property in question was
recently sold to the applicants via a Warranty Deed containing a meet and bounds
property description. Wolfe Surveying has recently submitted the Amended Plat of Lot
3 of the Replat of Plot 5 of Cedar Point Farms in order to bring the lot in question into
compliance with the provisions of the Subdivision Regulations. The Taney County
Subdivision Regulations require the lot in question to be created via a replat versus the
subdivision of the land by deed via a meet and bounds description. The Replat in
question is currently being reviewed administratively by the Planning & Zoning Staff.
The Tire Crew Automotive Repair facility is currently being operated out of an existing
building located on the other side of the highway located at 13797 U.S. Highway 160,
Forsyth, MO. The applicants, Donald & Janice Goodman are requesting the Planning
Commission approval of a Division III Permit allowing for the construction of an
approximately 3,600 square foot (60’ x 60’) building which will allow the Tire Crew
Automotive Repair to be moved to a permanent located.

The current application was approved for Concept on February 16, 2016.

D ivision III P e rm it S taff R ep o rt - T ire C rew LLC A u to m o tiv e R ep air - 2016-0004 Page 1
GENERAL DESCRIPTION:

The applicants, Donald & Janice Goodman are requesting the Planning Commission
approval of a Division III Permit allowing for the construction of an approximately 3,600
square foot (60’ x 60’) building which will serve as the Tire Crew Automotive Repair.

REVIEW:
During the Concept Hearing the applicants indicated that the Tire Crew Automotive
Repair is a full automotive repair facility. The applicants are proposing to build a 3,600
square foot (60’ x 60’) red iron building. The building will contain a total of five (5) bays,
with three (3) bays facing the front of the building and two (2) bays being located at the
rear of the building.

Per the provisions of Table J-1 (On-Site Parking Performance Standards) of the
Development Guidance Code 1 space is required for every 300 square feet for auto
sales and services center. Therefore the parking area will require a minimum of twelve
(12) parking spaces, with a minimum of 1 space clearly marked for handicapped
parking.
The property in question will be served by an onsite waste water treatment system and
a private well. The onsite waste water treatment system will be permitted via Scott
Starrett, On-Site Wastewater Permitting, in conjunction with the Missouri Department of
Health and Senior Services
In viewing the site plan for the Tire Crew Automotive Repair facility it appears that the
impervious surface limitations of Table H-1 (Impervious Cover Limitations Table) of the
Development Guidance Code will not be exceeded on the +/- 2.01 acre lot. A
stormwater management plan will not be required so long as the applicants are able to
demonstrate in writing that the impervious surface limitations of Table H-1 will be
complied with.
The adjoining property immediately to the north is primarily commercial in nature, with a
mobile home subdivision being located further to the north. The adjoining property
immediately apartments with residential and commercial tracts of land located further to
the south. The adjoining property immediately to the east is U.S. Highway 160 with
commercial properties further to the east. The adjoining property immediately to the
west is vacant plots of land within the Cedar Point Farms subdivision.
Per the provisions of the Development Guidance Code buffering would not required
between this use and other existing uses. Most of the adjoining properties are
commercial uses.
The project received a score of -10 on the Policy Checklist, out of a maximum possible
score of 59. The relative policies receiving a negative score consist of emergency water
supply, solid waste disposal service, stormwater drainage, air quality, utilities and traffic.

D ivision III P erm it Staff R ep o rt - T ire C rew LLC A u to m o tiv e R epair - 2016-0004 Page 2
STAFF RECOMMENDATIONS:
If the Taney County Planning Commission approves Division III Permit # 2016-0004, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code that include plans for the following:
a. Sediment and erosion control (Section 4.1.1).
b. Stormwater management or demonstration that the project will comply with
the impervious surface limitations of Table H-l.
c. Utility easements and building line setbacks (Table 12).
d. Improvements with scale of buildings, streets, onsite parking and utilities
(Table 6).

2. Compliance letters from the Central Taney County Fire Protection District and the
On-Site Wastewater Permitting Division of the Planning Department shall be
submitted to the Planning Department Office, including all other entities which
have requirements governing a development of this nature (Chapter VI-VII).

3. This decision is subject to all existing easements.

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

5. Prior to the issuance of the Division II Permit the Amended Plat of Lot 3 of the
Replat of Plot 5 of Cedar Point Farms must first be approved by the Planning &
Zoning Department and filed with the Recorder of Deed office.

6. Prior to the issuance of Division II Certificates of Conformance (C of Cs), the
developer shall first present a Final Inspection from the Central Taney County Fire
Protection District to the Taney County Planning Department Office, if required.

7. This Decision of Record shall be filed with the Taney County Recorder of Deeds
Office within 120 days or the approval shall expire.

D ivision III P erm it Staff R ep o rt - T ire C rew LLC A u to m o tiv e R ep air - 2016-0004 Page 3
 1 f

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Tire Crew LLC Automotive Repair Permit#: 16-04

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet;

Factor
Eastern Taney County

Score
Value
Water Quality
S E W A G E D IS P O S A L n/a=
cen tra lized system 2
on -site tre a tm e n t system (s) w ith a d eq ua te sa fe g u a rd s to m itigate pollution 1
sep tic system o f a d e q u a te de sig n and cap acity 0 5 0 0
proposed system m ay not provide ad e q u a te cap acity -1
proposed solutio n m ay ca u se surface a n d/or ground w a te r pollution -2

Environmental Policies
S TO R M D R A IN A G E n/a=
o n -site sto rm w a te r reten tion and ab sorp tion w ith e n g inee red plans 2
o n -site sto rm w a te r retention and ab sorp tion w ith o u t e n g inee red plans 1
sto rm w a te r reten tion w ith m an ag ed and a cce p ta b le ru n -o ff 0 4 -1 -4
no sto rm w a te r retention, but ad verse im pacts from ru n -o ff have been m itigated -1
no a cce ptab le m a n a g e m e n t and con tro l of s to rm w a te r run -off -2
A IR Q U A LIT Y n/a=
can no t cau se im pact 0
could im p act but ap p ro p ria te a b a te m e n t installed -1 4 -2 -8
could im pact, no a b a te m e n t o r unknow n im pact -2
Critical Areas
P R E S E R V A T IO N OF C R IT IC A L A R E A S n/a=
no adverse im p act to any d e sig nate d critica l area 2
one o f the d e sig nate d critica l are as im pacted but can be fully m itigated 1
m ore than one o f the de sig n a te d critica l are as im p acted but can be fu lly m itigated 0 3 2 6
one or m ore o f th e d e sig nate d critica l areas im p acted and m itig atio n not fu lly effective -1
one o r m ore o f th e d e sig nate d critica l are as im p acted w ith no ab ility to m itigate problem -2
Land Use Compatibility
O FF -S ITE N U IS A N C E S n/a=
no issues 2
m inim al issues, but can be fu lly m itigated 1
issues tha t can be buffered and m itigated to a re a so n a b le level 0 4 1 4
buffered and m in im ally m itigated -1
can no t be m itigated -2
USE C O M P A T IB ILIT Y n/a=
no con flicts / isolated property 0
tra n sp a re n t ch a n g e / ch a n g e not rea dily no ticea ble -1 4 0 0
im pact readily ap p a re n t / out o f place -2

Page 1 o f 5
Tire Crew LLC Automotive Repair Permit#: 16-04

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
S T R U C T U R A L S C R E E N IN G O F R O O FT O P E Q U IP M E N T & V E N T S n/a= x
no rooftop e q u ip m e n t / ve n ts o r blocked from vie w by stru ctu re d e sig n o r scree ning 0
pa rtially blocke d from vie w -1 3

exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F S O LID W A S T E C O N T A IN E R S n/a= X

no on -site w a ste co n ta in e rs o r blocked from vie w by stru ctu re d e sig n o r screening 0
partially blocked from vie w -1 3
exposed / not blocked from view -2
S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X

no ou td o o r sto ra g e o f eq uipm en t, m aterials, etc., o r o u td o o r w o rk areas 2
blocked from vie w by stru ctu re design 1
blocked from vie w using scree ning 0 3
pa rtially blocke d from view -1
exposed / not blocked from vie w -2
LA N D S C A P E D B U F F E R S - R E S ID E N TIA L n/a= X

approved la nd scape d bu ffe r betw een hom es and all stre e ts / roads / highw ays 2
ap pro ved la nd scape d bu ffe r from m a jo r roads / high w ays only 1
m inim al la nd scape d buffer, but c o m p e n sa te s w ith exp an se o f land 0 2
no la nd scape d bu ffe r betw een reside nces and local streets -1
no la nd scape d bu ffe r from any road -2
LA N D S C A P E D B U F F E R S - IN D U S TR IA L n/a= X

ap pro ved la nd scape d bu ffe r from p u b lic roads 0
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land -1 3
no la nd scape d bu ffe r from p u b lic roads -2
Local Econom ic Developm ent
A G R IC U L T U R A L LAN DS n/a=
no con version o f C lass l-IV a g ricu ltu ra l land to o th e r use(s) 0
-1 n
de ve lo p m e n t requires re cla ssifica tio n o f C lass l-IV a g ricu ltu ra l land to o th e r use(s) -2
R IG H T TO FARM n/a=
does not lim it existing a g ricu ltu ra l uses / d o e s not cau se nu isa nce, predation 0
does not lim it existing a g ricu ltural uses, but m ay resu lt in m in o r nu isa nce -1 3 0 0
potential im p act(s) on existing ag ricu ltural land -2
R IG H T TO O P E R A T E n/a= X

no via ble im p act on existing in du strial uses by reside ntial de ve lo p m e n t 0
potential im p a ct but can be m itig ated -1 2
potential im p act on existing indu strial uses w ith no m itigation -2

Page 2 o f 5
Tire Crew LLC Automotive Repair Permit#: 16-04

Section Score
Performance

Importance
Division Hi Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
D IV E R S IF IC A T IO N n/a=

crea te s > =5 full-tim e, ye a r-rou nd jo b s outside o f recre atio n / reso rt secto r 2

crea te s full-tim e, ye a r-rou nd and sea son al jo bs 1 4 2 8
crea te s se a so n a l jo b s only 0
Site Planning, Design, O ccupancy
R E S ID E N T IA L P R IV A C Y n/a= X

privacy pro vid ed by structura l design, o r not ap p lica b le 2

privacy provided by structura l scree ning 1
privacy provided by la nd scape d buffers 0 2

privacy pro vid ed by open spa ce -1
no a cce p ta b le o r e ffective privacy buffering -2

M IX E D -U S E D E V E L O P M E N T S n/a= X

uses / fu n c tio n s are co m p a tib le o r not ap plicab le 2

uses / fu n c tio n s are in te gra te d and sep ara te d based on co m p a tib ility 1
uses / fu n ctio n s d iffe r m in im a lly and are not readily a p p a re n t 0 3
uses / fu n ctio n s po orly in te gra te d o r separated -1
uses / fu n ctio n s m ixed w ith o u t regard to co m p a tib lity factors -2

C om m ercial Developm ent
D E V E L O P M E N T P A T TE R N / B U FFE R IN G n/a= X

ap pro ved and e ffe ctive ly d e sig ned la nd scape d bu ffe rs betw een structure s and all roads 2
m inim al la n d sca p e d bu ffe ring , but co m p e n sa te s w ith exp an se o f land 1
m inim al la n d sca p e d buffering 0 4
no la nd scape d buffering, but utilizes expanse of land -1
no or in a d e q u a te buffering o r sep ara tion by land -2

Services - Capacity and Access
U T ILITIE S n/a=
a d eq ua te utilities ca p a city as evide nced by le tte r from each utility 0
a d eq ua te utilities ca p a city w ith o u t form al le tte r from each utility o r not from all utilities -1 4 -1 -4
in ad equ ate in fo rm atio n to de term in e a d eq ua cy o f utilities -2
T R A F FIC n/a=
no im p act o r in sig n ifica n t im p a ct on curre nt tra ffic flow s 0
tra ffic flo w in cre a se s exp ected but m an ag eab le using existing roads and road acce sses -1 2 -1 -2
tra ffic flo w in cre a se s exceed cu rre n t road ca p a citie s -2
E M E R G E N C Y S E R V IC E S n/a=
structure size a n d /o r a cce ss can be serviced by em e rg e n cy e q u ip m e n t 0
structure size a n d /o r a cce ss m ay im pede but not h in d e r se rvice a b ility -1 3 0 0
structure size a n d /o r a cce ss could be pro b le m a tic o r no n -se rvice a b le -2

Page 3 o f 5
Tire Crew LLC Automotive Repair Permit#: 16-04

Section Score
Performance

Importance
D ivision III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
R IG H T -O F -W A Y O F EX IS TIN G R O AD S n/a=

g re a te r tha n 50 ft. rig ht-of-w a y 1

50 ft. rig ht-of-w a y 0
1 K
4 0 ft. rig ht-of-w a y -1

less than 40 ft. rig ht-of-w a y -2

Internal Im provem ents
W A T E R SY S TE M S n/a=
cen tra l w a te r system m eeting DN R re q uire m en ts fo r capacity, storage, design, etc. 2
co m m u n ity w ell / w a te r system m ee ting DNR req uire m en ts 1
private w e lls m ee ting DN R req uire m en ts 0 3 0 0
private w e lls not m eeting any e sta blished stan dard s -1
individual / p rivate w ells -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t d e ve lo p m e n t w ith ad e q u a te pre ssure and flow 0
fire hyd ran t system w ith lim ited cove rag e -1 5 -2 -10
no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N n/a= X

paved and de dicated w alkw a ys (no b icycles) provided th ro u g h o u t d e velopm e nt 2
paved w a lkw a ys provided th ro u g h o u t de ve lo p m e n t / m ayb e sha red w ith bicycles 1
d e sig nate d w a lkw a ys provided but unpaved 0 4
no pe de strian w alkw ays, but green spa ce provided fo r pedestrian use -1
no d e sig nate d pe de strian w a lkw a y areas -2
P E D E S TR IA N S A F E TY n/a= X
sep ara tion o f pe de strian w alkw a ys from roa dw ays by la n d sca p e o r structura l buffer 2
sep ara tion o f pe de strian w alkw a ys from roa dw ays by open land bu ffe r 1 2
pe de strian w a lkw a ys ab ut roa dw ays with no buffering / protection 0
B IC Y C LE C IR C U LA T IO N n/a= X
dedicated / se p a ra te bike-w ays w ith signage, bike racks, trails 2
bicycle lanes sha red w ith pedestrian w alkw a ys but sep ara te d by m arkings / signs 1 1
no d e sig n a te d bike-w ays 0
U N D E R G R O U N D U TILITIES n/a=
all utilities are provided un de rgrou nd up to each building / structure 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m ay be ab ove ground from e a sem e nt 1
u tilities ab ove ground but / ove r d e sig nate d e a sem e nts 0 4 0 0
utilities ab ove ground and not w ith in sp e cific e a sem e nts -1
no sp e cific m an a g e m e n t o f utilities -2

Page 4 o f 5
Tire Crew LLC Automotive Repair Permit#: 16-04

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:
Eastern Taney County

Factor

Score
Value
O pen-Space Density
U S A B LE O PEN S PAC E n/a= X

reside ntial d e ve lo p m e n ts (> 25 units) in clud e m ore than 25% open re cre a tio n a l spa ce 2
reside ntial d e ve lo p m e n ts (> 25 units) offer >10% but <25% open recre atio nal space 1
recreational area provided, but highly lim ited and not provided as open space 0 2
no d e sig nate d recre atio nal sp a ce provided, but open spa ce a va ila ble -1
no open re cre a tio n a l sp a ce provided -2
Solid W aste Disposal
SO LID W A S T E D IS P O S A L S E R V IC E A V A IL A B IL IT Y n/a=
w e e kly service is a va ila ble and do cum e ntatio n o f a va ila bility provided 0
w e e kly service re p o rte d ly a va ila b le but not do cum e nted -1 5 -1 -5
cen tra lized, o n -site trash co lle ctio n rece ptacles ava ila ble -2
SO LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive co ve n a n ts provide fo r w e e kly disposal fo r each o ccu pied structure 0
services a va ila ble but not a re q u ire m e n t do cum e nted in covenants -1 5
not a p p lica b le / no pick-up service provided -2

Total W e ig h te d S co re = -10
M axim um P o ss ib le S co re = 59
A ctual S co re as P erce n t o f M ax im u m = -16.9%
N u m b er o f N egative S c o re s = 6
N egative S co res as % o f Total S c o re = 17.1%

S coring P erform ed by: Date:

Bob Atchley & Bonita Kissee/Soutee February 18, 2016

Page 5 of 5
Project: Tire Crew LLC Automotive Repair
Permit#: 16-04
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance stormwater drainage air quality utilities
Factor 4:
Importance none
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: February 18, 2016
Eastern District Relative Policies: Division III Permit

Project: Tire Crew LLC Automotive Repair Permit: 16-04
Max. As
% T otal N egative S co res
P o ssib le S co red
|Sco rin g 59 -10 -16.9% 6 37.5%

M ax. As N egative S co res
P o ssib le Scored N u m b e r of P ercent

Im p o rtan ce F acto r 5 5 -10 2 66.7%
sewage disposal
right-of-way / roads 5 5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Im p o rtan ce F acto r 4 32 -4 3 42.9%
stormwater drainage 8 -4
air quality 0 -8
off-site nuisances 8 4
use compatibility 0 0
diversification 8 8
development buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 0
Im p o rtan ce F acto r 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 0 0
mixed-use developments
emergency services 0 0
water systems 6 0
Im p o rtan ce F acto r 2 0 -2 1 100.0%
residential landscape buffers
right to operate
residential privacy
traffic 0 -2
pedestrian safety
usable open space
Im p o rtan ce F acto r 1
agricultural lands 0 0
bicycle circulation

S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: February 18, 2016
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Tire Crew, LLC - Automotive Repair
13797 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0004
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Tire Crew, LLC - Automotive Repair
13797 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0004
Pictometry - View from the North

4
 3/4/2016

Tire Crew, LLC - Automotive Repair
13797 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0004
Pictometry - View from the South

Tire Crew, LLC
-Automotive
Repair

13797 U.S.
Highway 160,
Forsyth, MO

Division III
Permit Case #
2016-0004

Pictometry -
View from the
East

5
 3/4/2016

Tire Crew, LLC
- Automotive
Repair

13797 U.S.
Highway 160,
Forsyth, MO

Division III
Permit Case #
2016-0004

Pictometry -
View from the
East

6
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 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: March 14, 2016

CASE NUMBER: 2016-0006

PROJECT: Tree Town

APPLICANT: Alanna Hovey

REPRESENTATIVE: Kelly Lundgrin

LOCATION: The subject property is located at 421 North
Emory Creek Road, Walnut Shade, MO;
Jasper Township; Section 32, Township 24,
Range 21.

REQUEST: The applicant, Alanna Hovey is requesting the
Planning Commission approval of a Division III
Permit authorizing the development of a bed
and breakfast facility consisting of a total of
twenty (20) tree houses.

BACKGROUND and SITE HISTORY:
The subject property is a total of +/- 40.00 acre (per the Assessor’s information as
shown within Beacon) consisting of two separate parcels of land. The first parcel is +/-
10.00 acres and second parcel is +/-30.00 acres (Parcel #s 05-9.0-32-000-000-006.000
and 05-9.0-32-000-000-005.000). Both parcels are meets and bounds described tracts
of land located at 421 North Emory Creek Road, Walnut Shade, MO.
The applicant is now requesting the approval of a Division III Permit authorizing the
development of Tree Town, a bed and breakfast facility consisting of a total of twenty
(20) tree houses.

The current application was approved for Concept on February 16, 2016.

GENERAL DESCRIPTION:
The applicant is now requesting the approval of a Division III Permit authorizing the
development of Tree Town, a bed and breakfast facility consisting of a total of twenty
(20) tree houses.

D ivision III P e rm it Staff R e p o rt - T re e T o w n - 2016-0006 Page 1
REVIEW:

The Tree Town development will be a bed and breakfast facility that will consist of a
total of twenty (20) tree house structures. The representative indicated that Tree Town
will be developed in phases. The first phase of the development will consist of
approximately nine (9) tree houses. The second phase of the development will consist
of an additional nine (9) tree houses. The representative has indicated that many of the
tree houses constructed within the second (2nd) phase will be located within the
floodplain. Each of the structures located within the floodplain (Special Flood Hazard
Area) will require the issuance of a Floodplain Development Permit and an Elevation
Certificate. The Elevation Certificate must be completed by an architect, engineer or
survey licensed in the State of Missouri, indicating that the top of the floor is built at
least one (1) foot above the Base Flood Elevation. During the Concept Hearing the
representative indicated that the tree houses will each contain a single bedroom and
bathroom. Each of the tree houses will be between 288 square feet and 576 square
feet in size. During the Concept Hearing the representative also indicated that there will
be an event center and a kitchen facility located within tree house structures as well.
During the Concept Hearing the representative indicated that the tree houses will be
elevated approximately 8 to 10 feet above the ground surface. The representative has
indicated that the tree houses will be interconnected via raised bridges.
The property is currently accessed via a 40 foot wide road easement. Per the
provisions of the Road Standards, the 40 foot wide road easement will need to be a
minimum of 50 feet in width. The roadway must be improved, ensuring compliance with
the Taney County Road Standards. The representative has indicated that the applicant
will be applying for a variance from the provisions of the Road Standards, allowing for a
variance from the 50 foot right-of-way width requirements and also a variance allowing
for the roadway to be constructed without the 2 foot shoulders on each side of the
roadway.
The representative has indicated that on-site parking will be provided under each of the
tree house units. Per the provisions of Table J-1 (On-Site Parking Performance
Standards) of the Development Guidance Code 1.5 spaces are required per two-
bedroom dwelling unit with !4 spaces added for a lockout bedroom and >2 space added
for each additional bedroom. The applicant should have more than an adequate area
for parking within the +/- 40.00 acres.
The property in question will be required to be served by either an onsite wastewater
treatment system or a wastewater treatment plant. Either the onsite wastewater
treatment system or a wastewater treatment plant will require Missouri Department of
Natural Resources (MoDNR) approval. Any wastewater treatment system which will
serve seven (7) or more units must be approved via the MoDNR. Depending upon the
average wastewater flows generated, the development may require the construction of
a new wastewater treatment facility.
It appears that the impervious surface limitations of Table H-1 (Impervious Cover
Limitations Table) of the Development Guidance Code will not be exceeded on the +/-
4 0 .0 0 a c re p ro p e rty A s to rm w a te r m a n a g e m e n t p la n w ill n o t be re q u ire d so lo n g a s the

D ivision III P erm it Staff R ep o rt - T re e T o w n - 2016-0006 Page 2
applicants are able to demonstrate in writing that the impervious surface limitations of
Table H-1 will be complied with.

The adjoining property immediately to the north and south is primarily large commercial
tracts of land. The adjoining property immediately to the east is vacant property, with
light residential property and U.S. Highway 65 further to the east. The adjoining
property immediately to the west is vacant property, Emory Creek Ranch subdivision
being located further to the west.
The development will be buffered from all directions with the existing trees and
vegetation.

The project received a score of -39 on the Policy Checklist, out of a maximum possible
score of 67. The relative policies receiving a negative score consist of sewage disposal,
right-of-way on existing roads, emergency water supply, solid waste disposal service,
stormwater drainage, utilities, emergency services and traffic.

STAFF RECOMMENDATIONS:
If the Taney County Planning Commission approves Division III Permit # 2016-0006, the
following requirements shall apply, unless revised by the Planning Commission:

1. Compliance with the provisions of the Taney County Development Guidance
Code that include plans for the following:
a. Sediment and erosion control (Section 4.1.1).
b. Stormwater management or demonstration that the project will comply with
the impervious surface limitations of Table H-1.
c. Utility easements and building line setbacks (Table 12).
d. Improvements with scale of buildings, streets, onsite parking and utilities
(Table 6).

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

3. This decision is subject to all existing easements.

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

5. Prior to the issuance of Division II Permits the applicant shall ensure that an
easement of 50 feet in width is provided from the end of Emory Creek Road to the
property line in question. Said easement shall be filed with the Taney County
Recorder of Deeds office.

6. Prior to the issuance of Division II Permits the roadway providing access to the
Tree Town property shall be improved assuring compliance with the Taney
D ivision III P erm it Staff R ep o rt - T re e T o w n - 2016-0006 Page 3
 County Road Standards. The applicant shall allow for all road improvements to
be inspected by the Taney County Road & Bridge Department.

7. Prior to the issuance of Division II Certificates of Conformance (C of Cs), the
developer shall first present a Final Inspection from the Central Taney County Fire
Protection District to the Taney County Planning Department Office, if required.

8. Prior to the issuance of Division II Certificates of Conformance (C of Cs), the
developer shall first receive approval for all Floodplain Development Permits and
Elevation Certificates for all FEMA defined structures that are located within the
Special Flood Hazard Area (SFHA - Floodplain).

9. This Decision of Record shall be filed with the Taney County Recorder of Deeds
Office within 120 days or the approval shall expire.

D ivision III P erm it Staff R e p o rt - T r e e T o w n - 2016-0006 Page 4
Tree Town Perm it#: 16-03

Section Score
Performance

Importance
Division 111 Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
Water Quality
S E W A G E D IS P O S A L n/a=
cen tra lized system 2
on -site tre a tm e n t system (s) w ith a d eq ua te sa fe g u a rd s to m itig a te pollution 1
se p tic system o f a d eq ua te design and cap acity 0 5 -1 -5
pro po sed system m ay not provide a d eq ua te ca p a city -1
proposed solutio n m ay ca u se su rfa ce a n d /o r ground w a te r pollution -2
Environmental Policies
STO R M D R A IN A G E n/a=
on -site sto rm w a te r retention and ab sorp tion w ith en g in e e re d plans 2
on -site sto rm w a te r retention and ab so rp tio n w ith o u t e n g inee red plans 1
sto rm w a te r retention w ith m an ag ed and a cce p ta b le ru n -o ff 0 4 -1 -4

no sto rm w a te r retention, but ad verse im pacts from ru n -o ff have been m itigated -1
no a cce p ta b le m a n a g e m e n t and con tro l o f sto rm w a te r run -off -2
A IR Q U A LIT Y n/a=
can no t ca u se im p act 0
could im p act but ap p ro p ria te a b a te m e n t installed -1 4 0 0
could im pact, no a b a te m e n t o r unknow n im pact -2
Critical Areas
P R E S E R V A T IO N OF C R IT IC A L A R E A S n/a=
no a d ve rse im p act to an y d e sig nate d critical area 2
one o f the d e sig nate d critica l are as im p acted but can be fully m itigated 1
m ore than one o f the de sig n a te d critica l are as im p acted but can be fully m itigated 0 3 0 0
one o r m ore o f th e de sig n a te d critica l areas im p acted and m itig atio n not fu lly effective -1
one o r m ore o f th e de sig n a te d critica l areas im p acted w ith no a b ility to m itigate problem -2

Land Use Compatibility
O FF -S ITE N U IS A N C E S n/a=
no issues 2
m inim al issues, but can be fu lly m itigated 1
issu es th a t can be buffered and m itigated to a re a son able level 0 4 0 0
buffered and m in im a lly m itigated -1
can no t be m itigated -2
USE C O M P A T IB ILIT Y n/a=
no c o n flicts / isolated pro pe rty 0
tra n sp a re n t ch a n g e / cha ng e not rea dily no ticea ble -1 4 0 0
im pact readily ap p a re n t / out o f place -2

Page 1 o f 5
Tree Town Permit#: 16-03

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
S T R U C T U R A L S C R E E N IN G O F R O O FTO P E Q U IP M E N T & V E N T S n/a= X

no rooftop e q u ip m e n t / ven ts o r blocked from vie w by stru ctu re d e sig n o r screening 0
partially blocke d from vie w -1 3
exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F SO LID W A S T E C O N T A IN E R S n/a= X

no o n -site w a ste co n ta in e rs o r blocked from vie w by structure design o r screening 0
p a rtially blocked from view -1 3
exposed / not blocked from vie w -2
S T R U C T U R A L S C R E E N IN G O F O U T D O O R EQ UIP, S T O R A G E , ETC. n/a= X

no o u td o o r sto ra g e o f eq uipm en t, m aterials, etc., o r o u td o o r w o rk areas 2
blocked from vie w by stru ctu re design 1
blocked from vie w using scree ning 0 3
pa rtially blocked from view -1
exposed / not blocked from vie w -2
LA N D S C A P E D B U F F E R S - R E S ID E N TIA L n/a=
a p pro ved la nd scape d bu ffe r betw een ho m es and all streets / roads / highw ays 2
a p pro ved la nd scape d bu ffe r from m a jo r roads / h igh w ays only 1
m inim al la nd scape d buffer, but co m p e n sa te s w ith exp an se o f land 0 2 0 0
no la nd scape d bu ffe r betw een reside nces and local streets -1
no la nd scape d bu ffe r from an y road -2
L A N D S C A P E D B U F F E R S - IN D U S TR IA L n/a= X
approved la nd scape d bu ffe r from p u b lic roads 0

m inim al la n d sca p e d buffer, but co m p e n sa te s w ith exp an se o f land -1 3
no la nd scape d bu ffe r from p u b lic roads -2
Local Economic Development
A G R IC U L T U R A L LAN DS n/a=
no con version o f C lass l-IV a g ricu ltural land to o th e r use(s) 0
I U U
d e ve lo p m e n t requires re cla ssifica tio n o f C lass l-IV a g ricu ltu ra l land to o th e r use(s) -2
R IG H T TO FARM n/a=
does not lim it existing a g ricu ltural uses / does not cau se nuisance, predation 0
does not lim it existing a g ricu ltural uses, but m ay resu lt in m in o r nuisance -1 3 0 0
potential im p act(s) on existing ag ricu ltural land -2
R IG H T TO O P E R A T E n/a= X

no via b le im p act on existing in du strial uses by reside ntial de ve lo p m e n t 0
potential im p act but can be m itigated -1 2
potential im p act on existing in du strial uses w ith no m itig atio n -2

Page 2 o f 5
Tree Town Permit#: 16-03

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
D IV E R S IF IC A T IO N n/a= X

creates >=5 full-tim e, yea r-rou nd jo b s ou tside o f recre atio n / re so rt secto r 2
creates full-tim e, ye a r-ro u n d and sea son al jo b s 1 4

crea te s se a so n a l jo b s only 0
Site Planning, Design, Occupancy
R E S ID E N T IA L P R IV A C Y n/a=
privacy pro vid ed by structura l design, o r not ap p lica b le 2
privacy pro vid ed by structura l scree ning 1
privacy pro vid ed by la nd scape d buffers 0 2 0 0
privacy pro vid ed by open spa ce -1
no a cce p ta b le o r e ffective privacy buffering -2
M IX E D -U S E D E V E LO P M E N T S n/a= X
uses / fu n ctio n s are co m p a tib le or not ap plicab le 2
uses / fu n ctio n s are in te gra te d and sep ara te d based on co m p a tib ility 1
uses / fu n ctio n s diffe r m in im a lly and are not rea dily a p p a re n t 0 3
uses / fu n ctio n s po orly in te g ra te d o r separated -1
uses / fu n ctio n s m ixed w ith o u t regard to c o m p a tib lity factors -2
Commercial Development
D E V E L O P M E N T P A T TE R N / BU F F E R IN G n/a=
approved and effe ctive ly d e sig ned la nd scape d bu ffe rs betw een stru ctu re s and all roads 2
m inim al la nd scape d bu ffering, but com p e n sa te s w ith exp an se o f land 1
m inim al la n d sca p e d buffering 0 4 1 4
no la nd scape d buffering, but utilizes exp an se o f land -1
no o r in a d e q u a te buffering o r sep ara tion by land -2
Services - Capacity and Access
U TILITIES n/a=
a d eq ua te utilities ca p a city as evide nced by le tte r from each utility 0
a d eq ua te utilities ca p a city w ith o u t form al le tte r from each u tility o r not from all utilities -1 4 -1 -4
in ad equ ate in fo rm atio n to d e te rm in e ad e q u a cy o f utilities -2
T R A F FIC n/a=
no im p act o r in sig n ifica n t im p act on cu rre n t tra ffic flow s 0
tra ffic flo w in cre a se s e xp ected but m a n ag eab le using existing roads and road a cce sse s -1 2 -2 -4
tra ffic flo w in cre a se s exceed curre nt road ca p a citie s -2
E M E R G E N C Y S E R V IC E S n/a=
structure size a n d /o r a cce ss can be serviced by em e rg e n cy e q u ip m e n t 0
structure size a n d /o r acce ss m ay im pede but not hin d e r se rvice a b ility -1 3 -2 -6
s tructure size a n d /o r acce ss could be pro b le m a tic o r n o n-se rvicea ble -2

Page 3 o f 5
Tree Town Permit#: 16-03

Section Score
Performance

Importance
Division ill Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
R IG H T -O F -W A Y O F E X IS TIN G R O AD S n/a=
gre ater tha n 50 ft. rig ht-of-w a y 1
50 ft. rig ht-of-w a y 0
c -1 -5
40 ft. rig ht-of-w a y -1
less than 40 ft. rig ht-of-w a y -2

Internal Improvements
W A T E R SY S T E M S n/a=
central w a te r system m ee ting DNR req uire m en ts fo r cap acity, storage, design, etc. 2
com m u nity w e ll / w a te r system m eeting DNR req uire m en ts 1
private w e lls m ee ting DN R re q uire m en ts 0 3 0 0
private w e lls not m ee ting a n y e sta blished stan dard s -1
individu al / private w e lls -2
E M E R G E N C Y W A T E R S U P P LY n/a=
fire hyd ran t system th ro u g h o u t d e ve lo p m e n t w ith ad e q u a te p re ssure and flo w 0
fire hyd ran t system w ith lim ited cove rag e -1 5 -2 -10
no fire hyd ran t system -2
P E D E S TR IA N C IR C U LA T IO N n/a= X

paved and de d ica te d w a lkw a ys (no bicycles) provided th ro u g h o u t d e ve lo p m e n t 2
paved w a lkw a ys provided th ro u g h o u t d e ve lo p m e n t / m ayb e shared w ith bicycles 1
d e sig nate d w a lkw a ys pro vid ed but unpaved 0 4 2
no pe de strian w alkw ays, but green space provided fo r pe de strian use -1
no d e sig nate d pe de strian w a lkw a y areas -2
P E D E S TR IA N S A F E TY n/a= X

sep ara tion o f pe de strian w a lkw a ys from roadw ays by la n d sca p e o r structura l buffer 2
sep ara tion o f pe de strian w alkw a ys from roa dw ays by open land buffer 1 2
pe de strian w a lkw a ys ab ut roa dw ays w ith no buffering / protection 0
B IC YC LE C IR C U LA T IO N n/a= X

d e dicated / se p a ra te b ike-w a ys w ith signage, bike racks, trails 2
bicycle la ne s sha red w ith pe de strian w alkw a ys but separated by m arkings / signs 1 1

no d e sig n a te d bike-w ays 0
U N D E R G R O U N D U T ILITIE S n/a=
all utilities are provided u n de rgrou nd up to each bu ild in g / structure 2
all utilities tra ve rse d e ve lo p m e n t un de rgrou nd but m ay be ab ove ground from ea sem e nt 1
utilities ab o ve ground but / ove r de sig nate d e a sem e nts 0 4 0 0
utilities ab o ve ground and not w ith in sp e cific e a sem e nts -1
no sp e cific m a n a g e m e n t o f utilities -2

Page 4 of 5
Tree Town Permit#: 16-03

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
Eastern Taney County

Score
Value
Open-Space Density
U S A B LE O PEN S PAC E n/a= X

reside ntial d e ve lo p m e n ts (> 25 units) in clud e m ore tha n 25% open re cre atio nal spa ce 2
reside ntial d e ve lo p m e n ts (> 25 units) offer >10% but <25% open recre atio nal space 1
recre atio nal area provided, but high ly lim ited and not provided as open space 0 2
no d e sig n a te d recre atio nal spa ce provided, but open sp a ce a va ila ble -1
no open re cre atio nal sp a ce provided -2

Solid Waste Disposal
SO LID W A S T E D IS P O S A L S E R V IC E A V A ILA B ILIT Y n/a=
w e e kly service is a va ila b le and do cum e ntatio n o f a va ila b ility provided 0
w e ekly service re p o rte d ly a va ila ble but not do cum e nted -1 5 -1 -5

cen tra lized, o n -site trash co lle ctio n rece ptacles a va ila ble -2
SO LID W A S T E D IS P O S A L S E R V IC E C O M M ITM E N T n/a= X

restrictive cove na nts provide fo r w e e kly disposal fo r each o ccu pied structure 0
services a va ila b le but not a re q u ire m e n t do cu m e n te d in cove na nts -1 5

not a p p lica b le / no pick-up service provided -2

T otal W eig h ted S co re = -39

M axim um P o ss ib le S co re = 67
Actual S co re as P erce n t o f M ax im u m = -58.2%
N u m b er o f N egative S co re s= 8
N egative S co res as % o f Total S co re = 22.9%

S coring P erform ed by: Date:

Bob Atchley & Bonita Kissee/Soutee February 18, 2016

Page 5 o f 5
Eastern District Relative Policies: Division III Permit

Project: Tree Town Permit: 16-03
Max. As
% T o ta l N e g a tiv e S co res
P o ssib le Sco red
jS co rin g 67 -39 -58.2% 8 42.1%

M ax. As N egative S co res
P o ssib le Scored N u m b e r of P erce n t
Im p o rtan ce F acto r 5 15 -25 4 100.0%
sewage disposal 10 -5
right-of-way / roads 5 -5
emergency water supply 0 -10
waste disposal service 0 -5
waste disposal commitment
Im p o rtan ce F acto r 4 32 -4 2 28.6%
stormwater drainage 8 -4
air quality 0 0
off-site nuisances 8 0
use compatibility 0 0
diversification
development buffering 8 4
utilities 0 -4
pedestrian circulation
underground utilities 8 0
Im p o rtan ce F acto r 3 12 -6 1 25.0%
preservation of critical areas 6 0
screening of rooftop equip
screening / waste containers
screening of outdoor equip
industrial landscape buffers
right to farm 0 0
mixed-use developments
emergency services 0 -6
water systems 6 0
Im p o rtan ce F acto r 2 8 -4 1 33.3%
residential landscape buffers 4 0
right to operate
residential privacy 4 0
traffic 0 -4
pedestrian safety
usable open space
Im p o rtan ce F acto r 1
agricultural lands 0 0
bicycle circulation

S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: Feoruary is , 201 b
Project: Tree Town
Permit#: 16-03
Policies Receiving a Negative Score
Importance sewage disposal right-of-way / roads emergency water supply waste disposal service
Factor 5:
Importance stormwater drainage utilities
Factor 4:
Importance emergency services
Factor 3:
Importance traffic
Factor 2:
Importance none
Factor 1:
S co rin g by: Bob A tchley & Bonita Kissee/Soutee
Date: February 18, 2016
*-M
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 3/4/2016

Tree Town
421 North Emory Creek Road, Walnut Shade, MO
Division III Permit Case # 2016-0006
Taney County GIS - Beacon

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1
3/4/2016

2
3/4/2016

3
 3/4/2016

Tree Town
421 North Emory Creek Road, Walnut Shade, MO
Division III Permit Case # 2016-0006
Pictometry - View from the North

4
 3/4/2016

Tree Town
421 North Emory Creek Road, Walnut Shade, MO
Division III Permit Case # 2016-0006
Pictometry - View from the South

Tree Town

421 North
Emory Creek
Road, Walnut
Shade, MO

Division III
Permit Case #
2016-0006

Pictometry -
View from the
East

5
 3/4/2016

Tree Town

421 North
Emory Creek
Road, Walnut
Shade, MO

Division III
Permit Case #
2016-0006

Pictometry -
View from the
West

Ciooglc e
A. in* .

6