P&Z Public Meeting Packet

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

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
TUESDAY, MAY 10, 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 Hearings:
Northwoods Haven
Wet Willy's Storage
White River Valley Tower

Old and New Business:
Tentative

Adjournment.
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY MAJOR SUBDIVISION PRELIMINARY PLAT
STAFF REPORT

HEARING DATE: May 10,2016

CASE NUMBER: 2016-0007

PROJECT: Northwoods Haven

APPLICANTS: Jay & Donna Grimstead and Gerald & Gail Nordskog
Family Trust

REPRESENTATIVE: Eddie Wolfe

LOCATION: The subject property is located at the end of Canyon
Creek Drive and immediately east of State Highway
248, Branson, MO; Branson Township; Section 36,
Township 24, Range 22.

REQUEST: The applicants, Jay & Donna Grimstead and Gerald &
Gail Nordskog Family Trust are seeking the Planning
Commission approval of a Major Subdivision plat for
Northwoods Haven, a fifteen (15) lot single-family
residential subdivision.

BACKGROUND and SITE HISTORY:

The property in question is currently a vacant meets and bounds described +/- 66.50
acre (Per the Assessor’s information as contained within Beacon) tract of land. The
applicants, Jay & Donna Grimstead and Gerald & Gail Nordskog Family Trust are
requesting to subdivide the +/- 66.50 meet and bounds tract into fifteen (15) single­
family residential lots.

On March 20, 2006 the Planning Commission approved Division III Permit # 2006-0010
authorizing the development of a fourteen (14) lot single-family residential subdivision.

On March 19, 2007 the Planning Commission approved Division III Permit # 2007-0006
authorizing the development of an additional lot to be added to the Northwoods Estates
subdivision. The fifteen (15) lot Preliminary Plat that was presented and approved in
March of 2007 is the same configuration that is now being presented as the current
Preliminary Plat approval request. The Final Plat of Northwoods Haven was not filed
with the Taney County Recorder of Deeds office.

The current application was approved for Concept on April 18, 2016.

Major Subdivision Staff Report - Northwoods Haven - 2016-0007 Page 1
GENERAL DESCRIPTION:

The proposed fifteen (15) lot, Northwoods Haven subdivision will be located on a total of
+/- 66.50 acres (per the Assessor’s Information - Beacon). The applicant is seeking
Planning Commission’s preliminary plat approval, allowing for the creation of the 15 lot
Major Subdivision.

REVIEW:

On January 1, 2011 the Taney County Commission adopted an amendment to the
Development Guidance Code, in which Division III land use changes (except Special-
Use Permits) do not require a permit extension and shall remain in effect until another
change is requested and granted for the land. However, the County Commission’s
Attorney has indicated that this amendment may not be applied retroactively. Prior to
January 1, 2011 Division III Permit would expire if development had not occurred over a
specified timeframe. Therefore Division III Permit # 2006-0010 and 2007-0006 have
expired, thereby necessitating the current preliminary plat approval process.

On July 19, 2012 the Taney County Commission adopted the Subdivision Regulations
for Taney County which removed and separated the subdivision regulations from the
Development Guidance Code. Per the provisions of the Subdivision Regulations an
Administrative Minor Subdivision is a division of land, into tracts less than ten (10) acres
in size, with not more than a total of six (6) tracts. Therefore a Major Subdivision is
classified as any division of land into tracts less than 10 acres in size which does not fall
within the classification of administrative minor subdivision. Northwoods Haven is
therefore considered a Major Subdivision requiring the plat approval of the Planning
Commission. Per the provisions of Missouri Revised Statute and the Subdivision
Regulations, preliminary plat approval shall be based upon the plat’s compliance with
the provisions of the subdivision regulations.

The fifteen (15) proposed lots within Northwood Haven would be served by private wells
and individual onsite wastewater (septic) treatment systems.

The required, minimum lot size for lots served via individual onsite wastewater (septic)
treatment systems is two (2) acres, with a minimum road frontage of 70 feet per lot. All
of the lots indicated on the submitted sketch plan will meet the minimum lot size and
road frontage requirements of the Subdivision Regulations. The applicants are
proposing six (6) lots of just over three (3) acres in size and nine (9) lots greater than
five (5) acres in size. Per the provisions of Missouri Department of Natural Resources
(MoDNR) subdivision rules and regulations, subdivisions containing more than six (6)
lots served by onsite wastewater treatment systems must seek MoDNR approval for the
subdivision. However, lots greater than five (5) acres in size are exempt from these
subdivision rules, so long as there is no “common promotional plan”, in which a
subdivision is marketed jointly with adjoining subdivisions.

Major Subdivision Staff Report - Northw oods Haven - 2016-0007 Page 2
Fourteen (14) of the proposed lots will be accessed via Canyon Creek Drive, with the
fifteenth (15th) lot being accessed directly via State Highway 248. The driveway serving
the proposed lot directly accessing State Highway 248 will require the approval of an
access permit via the Missouri Department of Transportation (MoDOT). Prior to the
approval and recording of the final plat, the staff recommends that a condition be placed
on the Decision of Record requiring documentation from MoDOT for this access. The
roadway within the proposed subdivision has been graded and an aggregate base has
been put in place. The roadway has largely grown up. The roadway in question will be
required to be built in compliance with the Taney County Road Standards. Per the
provisions of the Taney County Road Standards the roadway in question (serving lots 2
- 5 acres in size) shall be required to be built with either a chip seal, asphalt or concrete
surface.

Prior to Final Plat approval, the applicant shall either install all of the required public
improvements or provide an appropriate security in compliance with the provisions of
Article 8 of the Subdivision Regulations (Performance Bond from a qualified insurance
or bonding company, an Irrevocable Letter of Credit from a certified lending institution or
cash bond for 110% of the costs associated with the construction of the improvements).
The Road Standards require all road improvements to be inspected via the Taney
County Road & Bridge Department. Per the provisions of the Subdivision Regulations,
the applicant shall be required to submit an Engineer’s Report that addresses storm
drainage, water supply, wastewater disposal and traffic analysis / street capacity, prior
to the submission and approval of the Final Plat.

Major Subdivision Staff Report - Northwoods Haven - 2016-0007 Page 3
STAFF RECOMMENDATIONS:

If the Taney County Planning Commission approves the Preliminary Plat for the
Northwoods Haven Subdivision, the following requirements shall apply, unless revised
by the Planning Commission:

1. Compliance with the provisions of the Taney County Subdivision Regulations, the
Taney County Development Guidance Code and the Taney County Road
Standards.

2. The applicant shall submit a report signed and sealed by a registered engineer, in
compliance with Article 6, Section 4 of the Subdivision Regulations, prior to
receiving Final Plat Approval. The Engineer’s report shall include the following
items:
a. Stormwater Drainage
b. Water Supply
c. Wastewater Disposal
d. Traffic Analysis / Street Capacity

3. The Final Plat shall be filed with the Taney County Recorder of Deeds office
within two (2) years of the date of approval of the preliminary plat. The final plat
may be submitted in phases with each phase covering a portion of the approved
preliminary plat. If the final plat is submitted in successive phases the developer
will have one year after each phase to record the final plat of the next phase. The
Planning Commission may grant an extension of time for final plat submission if it
finds that the conditions on which the preliminary plat was approved have not
changed substantially.

4. All of the required improvements as enumerated within Article 8 of the Subdivision
Regulations shall either be installed or an appropriate security (Performance Bond
from a qualified insurance or bonding company, an Irrevocable Letter of Credit
from a certified lending institution or cash bond for 110% of the costs associated
with the construction of the improvements) shall be provided to the Planning
Department Office.

5. Compliance letters from the On-Site Wastewater Permitting Division of the Taney
County Planning Department, the Taney County Road & Bridge Department and
the Missouri Department of Transportation shall be provided to the Planning
Department office.(Chapter VI-VII)

6. All roads within Northwoods Haven shall be constructed in compliance with the
Taney County Road Standards. The applicant shall allow for full inspections of
each roadway during every phase of construction.

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

8. This Decision of Record is subject to all existing easements.

Major Subdivision Staff Report - Northwoods Haven - 2016-0007 Page 4
 9. 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).

Major Subdivision Staff Report - Northwoods Haven - 2016-0007 Page 5
 NORTHWEST CORNER
DESCRIPTION;
A TRACT OF LAUD IN THE SOUTHWEST QUARTER OF SECTION 36 AND THE SOUTHEAST QUARTER OF
Sftl/4
SEC. 36. T24N. R22ft NORTHWOODp HAVEN
SECTION 35. BOTH IN TOWNSHIP 24 NORTH, RANGE 2 2 ftEST, FIFTH PRINCIPAL MERIDIAN. TANEY
c o u n t y . Mis s o u r i , b e i n g Mo r e p a r t i c u l a r l y d e s c r ib e d a s fo llo w s : c o m m e n c in g a t t h e "THE PRELIMINARY PLA T"
NORTHWEST CORNER O F SAID SOUTHWEST QUARTER; THENCE S OO'OSOO" E 500.00 FEET ALONG THE YOUNGBLOOD BRADLEY A MlCHELLE
tfeST LINE OF SAID SOUTHWEST QUARTER TO THE TRUE POINT OF BEGINNING; THENCE N 7 7 2 T5 5 E.
921.63 F EET TO AN EXISTING f 6 REBAR; THENCE S 1211’10" E. 977.75 FEET TO AN EXISTING f 6
BOOK 2013. A T PAGE 21685 LOCATED IN THE 0E1/4 OF 0ECTIOU
REBAR; THENCE S 6 2 V T 2 4 ’ E, 682.86 FEET TO AN EXISVNG f 5 REBAR; THENCE S 62'52’4 3 m E.
2 3 0.33 FEET TO AN EXISTING §5 REBAR; THENCE N 89’4 T1 6 " E 270.00 FEET TO AN EXISVNG §5 AND THE 0W1/4 OF $ECTION 36
REBAR; THENCE N 00 V 4 ’3 3 " E, 139.19 FEET TO AN EXISVNG f 5 REBAR ON A 100 FOOT DIAMETER
C U L-D E -S A C . THENCE COUNTERCLOCKWISE 90.07 FEET ALONG SAID C U L-D E -S A C THROUGH A CENTRAL
ANGLE OF 10312’2 T " (CHORD - N 3 8 2 8 ’2 1 % 78.37 FEET); THENCE N 66S2'19" E, 30.00 FEET TO AN
ALL IN T24N, R22W
EXISVNG f 6 REBAR; THENCE S 39V0’0 6 " E. 236.91 FEET TO AN EXISVNG / 5 REBAR; THENCE
S 01X18*07“ ft. 220.06 FEET TO AN EXISVNG f 5 REBAR; THENCE S 2 1 2 4 ‘4 9 ‘ E 644.68 FEET TO AN
OF THE 5th PRINCIPAL MERIDIAN
EXISVNG f 6 REBAR ON THE SOUTH U N E O F SAID SOUTHWEST QUARTER; THENCE S 8 T 4 7 ,00'ft, 121.68
F EET ALONG SAID SOUTH U N E TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECVON 36; THENCE N 0 0 2 9 ‘00" ft, 340.00 FEET TO AN EXISVNG 05
REBAR; THENCE N 6 8 2 9 ’08‘ ft. 583.60 FEET TO AN EXISVNG / 6 REBAR; THENCE N I529'47‘ %
290.00 FEET TO AN EXISVNG f t REBAR; THENCE S 89 S7 ’00’ ft 725 FEET TO AN EXISVNG f 5 REBAR
ON THE tfEST U N E OF SAID SECVON 36; THENCE N 00'3l'0 0m ft. 400.63 FEET ALONG SAID ftEST UNE
TO AN EXISVNG / 6 REBAR: THENCE S 8 9 58'56“ ft 928.01 F EET TO THE EASTERLY RIGHT OF ft A Y U NE
o f Mis s o u r i s t a t e h i g h w a y & 4 8 ; t h e n c e n o r t h e r l y 28 .4 7 f e e t a l o n g a c u r v e to t h e r ig h t
ftlTH A RADIUS OF 332.94 F EET THROUGH A CENTRAL ANGLE OF 4'64’00“ (CHORD - N 02'39'30" ft
28.46 FEET); THENCE N 05V6'30m ft 180.30 FEET ALONG SAID RIGHT OF ft A Y UNE: THENCE N
89'59'00" Ei 94 6 3 0 F EET TO THE ftEST U N E OF SAID SECVON 36; THENCE N 00V3'00" ft 578.75
F EET ALONG SAID ftEST U N E TO THE POINT OF BEGINNING. CONTAINING 67.68 ACRES. MC ‘

D-17J2090'
R - 33294'
L“ 28.38'(M)
L -2 8 .4 T (P )
CUD. BRNG.-N Q227'30“ ft-
CUD. DIST. =28.38'

HURSH BILLY A VIOLET J
BOOK 2012. A T PAGE 24299

UNE TABLE
U NE LENGTH BEARING
LI
L2 52.68' S 88‘4 8'33“ ft
L3 N 22'46'19‘ W
L4 101.42' S 30'53'21‘ E
L5 N 8 8 48'33" E
L6 HP. 53 ’ N 83'4 8‘3 3 - E
L7 S 67T>6’2 7 “ E
L8 48.12' N 85f>3'44" E _

3 SETBACKS-
CURVE TABLE
CURVE LENGTH RADIUS ALL LOTS ARE SUBJECT TO A 2 5 ' BUILDING SETBACK ALONG ALL FRONT LOT UNES
Cl 41,77" 162.42' AND ALL SUBDIVISION ROADS. 12.5' ALONG ALL SIDE CORNER LOT UNES (LOTS ftlTH
C2 46.69’ 100.00- ROAD FRONTAGE ALONG 2 SIDES). 7* ALONG ALL SIDE LOT UNES AND 10’ ALONG ALL
BACK LO T UNES
C3 26.42’ 50.00’
C4 11.07" 60.00- 4. ALL LOTS CORNERS ftERE STAKED ftlTH 1/2" REBARS ftlTH P.LS. CAP PLACED ON
C6 35.34‘ 137.42’ TOP OF PIN, UNLESS NOTED DIFFERENTLY ON PLAT.
C6 3 4 .2 7 75.00-
C7 6. ALL ROADS SHOftN ON P LA T HAVE A 60 RIGHT-OF-ftAY.
C8 32.70- 692.53'
6. ALL OWNERSHIP INFORMAVON OF ADJOINING PARCELS. A S SHOftN HEREON. ftAS
C9 89.66’ 75.00' GAINED FRO& THE TANEY COUNTY GIS MAPPING ftEB SITE. FOUND A T 58.76’(M )
CIO 113.78’ 726.00' (http;//beacon,schrtoldercorp.com/), STATE OF MISSOURI. COUNTY OF TANEY. NO 56.94’(P )
C11 21.03- 25.00' GUARANTEE IS GIVEN TO THE ACCURACY OF THIS INFORMAVON. \ ODELL DANIEL M
C12 76.00’ 50.00’ . BOOK 2014, AT
C13 21.03- 26.00' \ PAGE 26681
C14
C15
57.12'
48,20’
126.00’
187.42-
\
• £ X 6/8 ‘ IRON PIN ^ ^

NAIL Ma r k a b a r b i ^
BOOK 477, A T PAGE 4841

RECORDER0 0PA(JE Surveyor’s Certification ALL PLATS THAT DO NOT SHOft A SEAL IMPRINT IN BLUE INK MAY HAVE BEEN Surveyed for.
FRAUDULENTLY ALTERED. ALL INFORMAVON SHOULD BE DISREGARDED UNLESS VERIFIED
B Y THE PROFESSIONAL LAND SURVEYOR ftHOSE SIGNA TURE APPEARS BELOft.
DR. JAYH. GRlMSTEAD
I HEREBY CERVFY THAT A T THE
REQUEST OF: DR. JA Y H. GRlMSTEAD, SECTIONAL MAP
THAT I HAVE Made an actual and
ACCURATE SURVEY OF THE LAND
SEC. 36. T24N, R22ft
STANDARD LEGEND WOLFE SURVEYING, INC.
DESCRIBED HEREON AND FOUND THE O - SE T 1/2* IRON PIN
CCNDIVONS TO BE AS INDICATED. EDDIED. WOLFE P.LS. 2190 (PRESIDENT)
• - EX. 1/2" IRON PIN
iN My opinion mis survey M s PATRICK W. BROWN P.L.S. 2013320061 (VICEPRESIDENT)
PERFORMED IN ACCORDANCE ftlTH THE □ - EXISVNG STONE
c u r r e n t Mis s o u r i Mini Mu M s t a n d a r d s
JA C K E. HOUSEMAN P.L.S. 2035019222 (SECRETARY)
FOR PROPERTY BOUNDARY SURVEYS. A - C.O.E MONUMENT 2 1 0 South Third Street. Eronson, MO 65616
Phone; 4 1 7 -3 3 4 -8 8 2 0 Fix: 4 1 7 -3 3 4 -5 1 5 1
R / ft M arker
EDDIED. WOLFEP.L.S. 2190 SH EET: 1 OF 1 ftOLFE SURVEYING INC. COA /2 0 0 9 0 0 6 8 0 5
TANEY COUNTY, MO aluM. MonuMent
PATRICK W. BROWN P.L.S. 2013020061 BASIS OF BEARINGS- ftEST U N E S ft1 / 4 t
% 0 . f1 34 6 D ^ G / 1 3 4 6 P R E SUB
JAC KE . HOUSEMAN P.L.S. 2005019222 SCALE; 1" - 2 0 0 ' BRNG. S
~ DO-03'00"
~ ' E
D R A ftN B Y : I D ATE: 1/28/2016
 N

Northwoods Haven W -s^-E
 4/29/2016

Northwood Haven, Phase 2
Canyon Creek Road and State Highway 248, Forsyth, MO
Preliminary Plat Approval Case # 2016-0007
_____________ Taney County GIS - Beacon_____________

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Northwood Haven, Phase 2
Canyon Creek Road and State Highway 248, Forsyth, MO
Preliminary Plat Approval Case # 2016-0007
Pictometry - View from the North

Northwood Haven, Phase 2
Canyon Creek Road and State Highway 248, Forsyth, MO
Preliminary Plat Approval Case # 2016-0007
__________ Pictometry - View from the South__________

4
 4/29/2016

Northwood
Haven,
Phase 2
Canyon
Creek Road
and State
Highway
248,
Forsyth,
MO
Preliminary
Plat
Approval
Case #
2016-0007
Pictometry
-V ie w
from the
East

Northwood
Haven,
Phase 2
Canyon
Creek Road
and State
Highway
248,
Forsyth,
MO
Preliminary
Plat
Approval
Case #
2016-0007
Pictometry
-V ie w
from the
West

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NOTICE OF
PUBLICHEARING
T he T aney C o u n ty
P l a n n in g C o m m i s s i o n
W ill H o ld A Public He a rin g Co n c e rn in g T h e j
I Following Requested Z o n e C h an g e I
I Under the Division III Process I
L Pp lK a n t :N o a A s H & Q | 77,,^ - /
1pioi*>*>«< kl.W r / c \ U v r n /
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: May 10, 2016

CASE NUMBER: 2016-0009

PROJECT: Wet W illy’s Storage

APPLICANT: William Valbracht

LOCATION: The subject property is located at 20194 U.S.
Highway 160, Forsyth, MO; Swan Township; Section
25, Township 24, Range 20.

REQUEST: The applicant, William Valbracht is requesting
approval of a Division III Permit to allow for the
development of a self storage facility, with proposed
units being constructed both beside and behind the
existing car wash building.

BACKGROUND and SITE HISTORY:

The subject property is a +/-2.41 acre meets & bounds described tract of land, located
at 20194 U.S. Highway 160, Forsyth, MO. According to the assessor’s information the
property in question has been home to a car wash since 1986.

The current application was approved for Concept on April 18, 2016.

GENERAL DESCRIPTION:

The applicant, William Valbracht is proposing to utilize the most buildable portion of the
+/- 2.40 acre meets & bounds described tract of land as a self storage facility. The
applicant is seeking the Planning Commission approval of a Division III Permit
authorizing the development of a self storage facility, with up to forty-two (42) storage
units, contained within a total of three (3) buildings, upon build out. The representative
has indicated that the storage facility will be constructed in phases.

The first phase will consist of two (2) buildings, one building east and one building south
of the existing car wash building. The building immediately east of the existing car wash
building would contain approximately twelve (12) 10’ x 20’ storage units. The second
proposed building located south of the existing car wash would contain fourteen (14) 10’
x 20’ storage units.

Division III Perm it Staff Report - W et W illy’s Storage - 2016-0009 Page 1
The applicant has indicated that if the self storage facility is successful, that he will
remove the car wash structure and construct an additional building containing up to an
additional fourteen (14) units at the approximate current location of the car wash
building, within a second phase.

REVIEW:

The self storage facility will be served by the existing commercial driveway off of U.S.
Highway 160.

The applicant has indicated that the storage facility will not have an on-site office facility
and therefore will not require water or sewer service, even though the existing car was
facility is served by public water via Taney County Public W ater District 1.

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 +/- 2.41 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. Only the northern
portion of the property will be buildable, due to the topography of the southern portion of
the property, which drops off very sharply.

The adjoining property immediately to the north is U.S. Highway 160, with vacant,
commercial and light residential properties being located further to the north. The
adjoining property immediately to the south is predominantly vacant. The adjoining
property immediately to the east and west are predominately commercial uses.

The project received a score of -2 on the Policy Checklist, out of a maximum possible
score of 41. The relative policies receiving negative scores consist of emergency water
supply, waste disposal service, stormwater drainage, use compatibility and utilities.

Division III Perm it Staff Report - W et W illy’s Storage - 2016-0009 Page 2
SUMMARY:

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

1. Compliance with the provisions of the Taney County Development Guidance
Code that 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. A Compliance letters from the Central Taney County Fire Protection District 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. No outside storage of equipment or solid waste materials.

4. This decision is subject to all existing easements.

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

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 applicable.

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

Division III Perm it Staff Report - W et W illy’s Storage - 2016-0009 Page 3
Wet Willy's Storage Permit#:

Section Score
Performance

Importance
D ivisio n III R elativ e P o licy S c o rin g S heet:

Factor
E astern T a n e y C o u n ty

Score
Value
W ater Q uality
SEWAGE DISPOSAL n/a= X

centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system o f adequate design and capacity 0 5
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2
Environm ental Policies
STORM DRAINAGE n/a=
on-site storm water retention and absorption with engineered plans 2
on-site storm w ater retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4 -1 -4
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable management and control o f stormwater run-off -2
AIR QUALITY n/a= X

cannot cause impact 0
could impact but appropriate abatement installed -1 4
could impact, no abatem ent or unknown impact -2
Critical Areas
PRESERVATION OF CRITICAL AREAS n/a=
no adverse impact to any designated critical area 2
one o f the designated critical areas impacted but can be fully mitigated 1
more than one of the designated critical areas impacted but can be fully mitigated 0 3 2 6
one or more of the designated critical areas impacted and mitigation not fully effective -1
one or more of the designated critical areas impacted with no ability to mitigate problem -2
Land Use Com patibility
OFF-SITE NUISANCES n/a=
no issues 2
minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 2 8
buffered and minimally mitigated -1
cannot be mitigated -2
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4
impact readily apparent / out o f place -2

Page 1 of 5
 et Willy's Storage Permit#:

Section Score
Performance

Importance
D ivision III R elativ e P o licy S c o rin g S heet:

Factor
E astern T a n e y C o u n ty

Score
Value
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= x
no rooftop equipm ent / vents or blocked from view by structure design or screening 0
partially blocked from view -1 3

exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE CONTAINERS n/a= x
no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= x
no outdoor storage of equipment, materials, etc., or outdoor work areas 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a= x
approved landscaped buffer between homes and all streets / roads / highways 2
approved landscaped buffer from major roads / highways only 1
minimal landscaped buffer, but compensates with expanse o f land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse o f land -1 3
no landscaped buffer from public roads -2
Local Econom ic Developm ent
AGRICULTURAL LANDS n/a= X

no conversion of Class l-IV agricultural land to other use(s) 0
developm ent requires reclassification of Class l-IV agricultural land to other use(s) -2
RIGHT TO FARM n/a= X

does not limit existing agricultural uses / does not cause nuisance, predation 0
does not limit existing agricultural uses, but may result in m inor nuisance -1 3
potential impact(s) on existing agricultural land -2
RIGHT TO OPERATE n/a= X

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

Page 2 of 5
 Permit#:

Section Score
Performance

Importance
D ivisio n Ml R elativ e P o licy S c o rin g S h eet:

Factor
E astern T a n e y C o u n ty

Score
Value
DIVERSIFICATION n/a= x
creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 4

creates seasonal jobs only 0

Site Planning, Design, O ccupancy
RESIDENTIAL PRIVACY n/a= x
privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a= x
uses / functions are compatible or not applicable 2
uses / functions are integrated and separated based on compatibility 1
uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed w ithout regard to compatiblity factors -2
Com m ercial Developm ent
DEVELOPMENT PATTERN / BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse o f land 1
minimal landscaped buffering 0 4
no landscaped buffering, but utilizes expanse o f land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity without formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy of utilities -2
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
structure size and/or access can be serviced by emergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 3 0 0
structure size and/or access could be problematic or non-serviceable -2

Page 3 of 5
Wet Willy's Sto Permit#:

Section Score
Performance

Importance
D ivision III R elativ e P o licy S c o rin g S heet:

Factor
E astern T a n e y C o u n ty

Score
Value
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0 C
1
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
W ATER SYSTEMS n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
community well / water system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 2 6
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -1 0

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

paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout developm ent / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2
PEDESTRIAN SAFETY n/a= X

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

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

no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse developm ent underground but may be above ground from easement 1

utilities above ground but / over designated easements 0 4 0 0

utilities above ground and not within specific easements -1

no specific management o f utilities -2

Page 4 of 5
Wet Willy's Storage Permit#:

Section Score
Performance

Importance
D ivisio n HI R elative P olicy S c o rin g S heet:

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

Score
Value
O pen-Space Density
USABLE OPEN SPACE n/a= X

residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
Solid W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5

centralized, on-site trash collection receptacles available -2
SOLID W ASTE DISPOSAL SERVICE COMMITMENT n/a= X
restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirement documented in covenants -1 5
not applicable / no pick-up service provided -2
Total W eighted Score= -2

Maximum Possible Score= 41
Actual Score as Percent of Maximum= -4.9%
Number of Negative Scores= 5
Negative Scores as % of Total Score= 14.3%

Scoring Performed by: Date:

Bob Atchley & Bonita Kissee/Soutee April 28, 2016

Page 5 of 5
Project: Wet Willy's Storage
Permit#: 16-09
Policies Receiving a Negative Score
Importance em ergency w ater supply w aste disposal service
Factor 5:
Importance storm w ater drainage use com patibility utilities
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob A tchley & Bonita Kissee/Soutee
Date: A pril 28, 2016
Eastern District Relative Policies: Division III Permit

Project: Wet Willy's Storage Permit: 16-09
Max. As
% Total Negative Scores
Possible Scored
|Scoring 41 -2 -4.9% 5 41.7%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 5 -10 2 66.7%
sew age disposal

right-of-way / roads 5 5
em ergency water supply 0 -10
waste disposal service 0 -5
waste disposal com m itm ent

Importance Factor 4 24 -4 3 60.0%
stormwater drainage 8 -4
air quality
off-site nuisances 8 8
use compatibility 0 -4
diversification

developm ent buffering
utilities 0 -4
pedestrian circulation
underground utilities 8 0

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

Importance Factor 2
residential landscape buffers
right to operate
residential privacy
traffic 0 0
pedestrian safety
usable open sp ace

Importance Factor 1
agricultural lands
bicycle circulation

S co rin g by: B ob A tc h le y & B onita K isse e /S o u te e
Date: A p ril 28, 2016
Wet Willys Wagon Wash

Measurements
1st and second building sets

120 X 20 o r 2.4'
12 IQ' w ide units
Facing w e st \

40 by 70'
14 10 X20 units
Facing E and W 13
Destroy Worthless Wagon Wash

Up to 66'; by 40'
M o st units face E & W
Could have sm all units
Facing north
Up tO 16 unfits to ta l
 N

Wet Willy's Storage v^ e
 4/29/2016

Wet Willy’s Storage
20194 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0009
Taney County GIS - Beacon

Taney vi II

*Jaspert

M e t rinm Wood:

R oc K.tw .iy, B e ac h

Forsyth

1
4/29/2016

2
 4/29/2016

US hVvV ’

.US HW.Y 160 %
i ■ ■ ^

3
 4/29/2016

Wet Willy’s Storage
20194 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0009
Pictometry - View from the North

4
 4/29/2016

Wet Willy’s Storage
20194 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0009
Pictometry - View from the South

Wet Willy’s Storage
20194 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0009
Pictometry - View from the East

5
 4/29/2016

Wet Willy’s Storage
20194 U.S. Highway 160, Forsyth, MO
Division III Permit Case # 2016-0009
Pictometry - View from the West

6
 T he T an e* C o u n ty
P l a n n in g C o m m is s i o n

j properly Locr
 TANEY COUNTY
TANEY PLANNING COMMISSION

COUNTY DIVISION III PERMIT
STAFF REPORT

HEARING DATE: May 10, 2016

CASE NUMBER: 2016-0010

PROJECT: Lend Lease - White River Valley Telecommunications
Tower

APPLICANT:
OWNER: White River Valley Cooperative - John Bruns
LESSEE: Lend Lease Infrastructure, LLC

REPRESENTATIVE: Michael Bieniek - Agent of behalf of Lend Lease

LOCATION: The subject property is located at 2449 East State
Highway 76, Branson, MO (Site Number LL1033MO);
Scott Township; Section 2, Township 22, Range 21.

REQUEST: The lessee, Lend Lease is requesting the approval of
a Division III Permit, in order to allow for the
development of a new wireless telecommunications
facility consisting of a new 195’ monopole,
telecommunications tower and equipment compound,
within a 50’ x 50’ leased parcel.

BACKGROUND and SITE HISTORY:

The +/- 22.17 acre property (according the Assessor’s information via Beacon) is owned
by White River Valley Cooperative. This facility serves as the main office for electric
cooperative.

The lessee, Lend Lease is requesting the approval of a Division III Permit, authorizing
the construction of a new wireless telecommunications facility consisting of a new 195’
telecommunications tower and equipment compound, within a 50’ x 50’ leased parcel.

The current application was approved for Concept on April 18, 2016.

Division III Perm it Staff Report - W hite River Valley Telecommunications T o w er - 2016-0010
Page 1
GENERAL DESCRIPTION:

The +/- 22.17 acre property (according the Assessor’s information via Beacon) is owned
by White River Valley Cooperative. This facility serves as the main office for electric
cooperative.

REVIEW:

The lessee has indicated that Lend Lease is proposing to establish a new
telecommunications facility because the existing tower on the adjoining property to the
east will not support additional co-locations.

The 2,500 square foot (50’ x 50’) leased parcel will be served by a 20’ wide access
easement.

The adjoining property immediately to the north is predominantly commercial property,
with State Highway T being located further to the north. The adjoining property
immediately to the south is predominantly residential and State Highway 76. The
adjoining property to the east is predominantly vacant and an existing
telecommunications tower. The adjoining property immediately to the west is State
Highway 76, with the Holiday Hills Resort further to the west.

The project received a total score of 9 on the Policy Checklist, out of a maximum
possible score of 13. The relative policy receiving a negative score consists of utilities.

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 Federal Communications Commission (FCC) and
the Federal Aviation Administration (FAA).

3. No outside storage of equipment or solid waste materials, other than generators.

4. This decision is subject to all existing easements.

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

6. Should the telecommunications tower no longer be in use for the original purpose
granted by the Division III Permit and serving as an approved co-location site, the
tower shall be dismantled and removed within six months of the cessation of
operations

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

Division III Perm it Staff Report - W hite River Valley Telecommunications T o w er - 2016-0010
Page 2
White River Valley Telecom m unication Tow er Permit#:

Section Score
Performance

Importance
D ivision III R elativ e P o licy S c o rin g S heet:

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

Score
Value
W ater Q uality
SEWAGE DISPOSAL n/a= X

centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system o f adequate design and capacity 0 5

proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground water pollution -2

Environm ental Policies
STORM DRAINAGE n/a= X

on-site stormwater retention and absorption with engineered plans 2
on-site stormwater retention and absorption without engineered plans 1
stormwater retention with managed and acceptable run-off 0 4
no stormwater retention, but adverse impacts from run-off have been mitigated -1
no acceptable m anagement and control of stormwater run-off -2
AIR QUALITY n/a= X

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

Critical Areas
PRESERVATION OF CRITICAL AREAS n/a= X

no adverse impact to any designated critical area 2
one of the designated critical areas impacted but can be fully mitigated 1
more than one of the designated critical areas impacted but can be fully mitigated 0 3
one or more of the designated critical areas impacted and mitigation not fully effective -1
one or more o f the designated critical areas impacted with no ability to mitigate problem -2
Land Use Com patibility
OFF-SITE NUISANCES n/a=
no issues 2
minimal issues, but can be fully mitigated 1
issues that can be buffered and mitigated to a reasonable level 0 4 2 8
buffered and minimally mitigated -1
cannot be mitigated -2
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 0 0
impact readily apparent / out o f place -2

Page 1 of 5
White River Valley Telecom m unication Tow er Permit#:

Section Score
Performance

Importance
D ivision III R elative P o licy S c o rin g S heet:

Factor
E astern T a n e y C o u n ty

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

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

no on-site waste containers or blocked from view by structure design or screening 0
partially blocked from view -1 3
exposed / not blocked from view -2
STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= X

no outdoor storage of equipment, materials, etc., or outdoor work areas 2
blocked from view by structure design 1
blocked from view using screening 0 3
partially blocked from view -1
exposed / not blocked from view -2
LANDSCAPED BUFFERS - RESIDENTIAL n/a= X

approved landscaped buffer between homes and all streets / roads / highways 2
approved landscaped buffer from m ajor roads / highways only 1
minimal landscaped buffer, but compensates with expanse of land 0 2
no landscaped buffer between residences and local streets -1
no landscaped buffer from any road -2
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2
Local Econom ic Developm ent
AGRICULTURAL LANDS n/a= X

no conversion o f Class l-IV agricultural land to other use(s) 0 A

developm ent requires reclassification of Class l-IV agricultural land to other use(s) -2
RIGHT TO FARM n/a= X

does not limit existing agricultural uses / does not cause nuisance, predation 0
does not limit existing agricultural uses, but may result in minor nuisance -1 3
potential impact(s) on existing agricultural land -2
RIGHT TO OPERATE n/a=
no viable impact on existing industrial uses by residential developm ent 0
potential impact but can be mitigated -1 2 0 0
potential impact on existing industrial uses with no mitigation -2

Page 2 of 5
White River Valley Telecom m unication Tow er Permit#:

Section Score
Performance

Importance
D ivision III R elativ e P o licy S c o rin g S heet:

Factor
E astern T a n e y C o u n ty

Score
Value
DIVERSIFICATION n/a= x
creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 4
creates seasonal jobs only 0
Site Planning, Design, O ccupancy
RESIDENTIAL PRIVACY n/a= x
privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a= x
uses / functions are compatible or not applicable 2
uses / functions are integrated and separated based on compatibility 1
uses / functions differ minimally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed without regard to compatiblity factors -2
C om m ercial Developm ent
DEVELOPMENT PATTERN / BUFFERING n/a= x
approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse of land 1
minimal landscaped buffering 0 4
no landscaped buffering, but utilizes expanse o f land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
UTILITIES n/a=
adequate utilities capacity as evidenced by letter from each utility 0
adequate utilities capacity w ithout formal letter from each utility or not from all utilities -1 4 -1 -4
inadequate information to determine adequacy of utilities -2
TRAFFIC n/a= X

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

structure size and/or access can be serviced by em ergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 3

structure size and/or access could be problematic or non-serviceable -2

Page 3 of 5
White River Valley Telecom m unication Tower Permit#:

Section Score
Performance

Importance
D ivision III R elativ e P o licy S c o rin g S heet:

Factor
E astern T a n e y C o u n ty

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

50 ft. right-of-way 0
O \ 0
40 ft. right-of-way -1

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

Internal Im provem ents
WATER SYSTEMS n/a= X

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

comm unity well / water system meeting DNR requirements 1

private wells meeting DNR requirements 0 3
private wells not meeting any established standards -1

individual / private wells -2

EMERGENCY W ATER SUPPLY n/a= X

fire hydrant system throughout developm ent with adequate pressure and flow 0

fire hydrant system with limited coverage -1 5
no fire hydrant system -2

PEDESTRIAN CIRCULATION n/a= X

paved and dedicated walkways (no bicycles) provided throughout development 2

paved walkways provided throughout developm ent / maybe shared with bicycles 1

designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1

no designated pedestrian walkway areas -2

PEDESTRIAN SAFETY n/a= X

separation of pedestrian walkways from roadways by landscape or structural buffer 2

separation of pedestrian walkways from roadways by open land buffer 1 2

pedestrian walkways abut roadways with no buffering / protection 0

BICYCLE CIRCULATION n/a= X

dedicated / separate bike-ways with signage, bike racks, trails 2

bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1

no designated bike-ways 0

UNDERGROUND UTILITIES n/a= X

all utilities are provided underground up to each building / structure 2

all utilities traverse developm ent underground but may be above ground from easement 1

utilities above ground but / over designated easements 0 4
utilities above ground and not within specific easements -1
no specific management of utilities -2

Page 4 of 5
White River Valley Telecom m unication Tow er Permit#:

Section Score
Performance

Importance
D ivision III R elative P o licy S c o rin g S heet:

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

Score
Value
O pen-Space Density
USABLE OPEN SPACE n/a= X

residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
Solid W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a= X

weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5
centralized, on-site trash collection receptacles available -2
SOLID W ASTE DISPOSAL SERVICE COMMITMENT n/a= X

restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirem ent documented in covenants -1 5
not applicable / no pick-up service provided -2
Total W eighted Score= 9
Maximum Possible Score= 13
Actual Score as Percent of Maximum= 69.2%
Number of Negative Scores= 1
Negative Scores as % of Total Score= 2.9%

Scoring Performed by: Date:

Bob Atchley & Bonita Kissee/Soutee April 28, 2016

Page 5 of 5
Project: W hite River Valley Telecom m unication Tow er

Permit#: 16-10
Policies Receiving a Negative Score
Importance none
Factor 5:
Importance u tilitie s
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley & Bonita Kissee/Soutee
Date: April 28, 2016
Eastern District Relative Policies: Division III Permit

Project: White River Valley Telecom m unication Towftermit: 16-10
Max. As
% Total Negative Scores
Possible Scored
|Scoring 13 9 69.2% 1 20.0%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 5 5
sew age disposal

right-of-way / roads 5 5
em ergency w ater supply

w aste dispo sal service
w aste dispo sal com m itm ent

Importance Factor 4 8 4 1 33.3%
stormwater drainage
air quality
off-site nuisances 8 8
use compatibility 0 0
diversification
developm ent buffering

utilities 0 -4
pedestrian circulation
underground utilities

Importance Factor 3
preservation of critical areas
screening of rooftop equip
screening / w aste containers
screening of outdoor equip
industrial landscape buffers

right to farm
m ixed-use developm ents
em ergency services
water system s

Importance Factor 2
residential landscape buffers
right to operate 0 0
residential privacy
traffic
pedestrian safety
usable open sp ace

Importance Factor 1
agricultural lands
bicycle circulation

Scoring by: Bob A tchley & Bonita Kissee/Soutee
Date: A pril 28, 2 0 76
Narrative Overview

Lend Lease (US) infrastructure, LLC ("Lend Lease"), seeks a Division III Permit and a n y

other necessary approvals in order to install a wireless telecommunications facility on p ro pe rty

located at 2449 E. State Highway 76, Kirbyville, MO 65679. Lend Lease and its affiliates have

acquired the necessary licenses from the Federal Communications Commission ("FCC") to

provide Personal Communications Services ("PCS") coverage throughout the United States.

These licenses include Kirbyville, Missouri.

The wireless telecomm unications facility which Lend Lease is proposing to install on the

property is necessary in order to provide uninterrupted PCS services to the residents of Taney

County, including wireless telephone service, voice paging, messaging and wireless internet and

broadband data transmission. All registered wireless provider's technology operates at various

radio frequency bands allocated by the FCC as part of the ir license.

PCS systems operate on a grid system w ith overlapping cells mesh together, form ing a

seamless network. No one site can function as a stand-alone entity as each site is

interconnected, form ing the network. The technical criteria fo r establishing cell sites are very

exacting as to the location and height. W ithin the Kirbyville area, cell sites are generally located

approximately one (1) to three (3) miles apart. Lend Lease is proposing to erect a 195'-0"

monopole w ithin a 5Q'-Q" x 5Q'-0" lease area. The proposed site at 2449 E. State Highway 76 is

w ithin the geographic area deemed necessary for various wireless telecommunications

providers in order to provide uninterrupted services.

In accordance w ith the Taney County Zoning Ordinance, Lend Lease has made

application to install a wireless telecommunications facility. The proposed wireless

telecommunications facility w ill consist o f a 195'-0" tall monopole tow er to be located w ith in a

5Q'-0" x 50'-0" lease parcel.

The facility is unmanned and w ill require service technicians, in a pick-up/van sized

vehicle, to visit the site approximately once per month. Access w ill be provided via an

easement and the existing property entry at 2449 E. State Highway 76. The site is entirely self­
monitored through a sophisticated alarm system which is; connected to a main switch statio n .

The system alerts personnel to any equipm ent m alfunction o r breach of security. A dditionally,

there is no impact on any County services such as water, sanitation, police and fire. The o n ly

services used in connect w ith the wireless telecomm unications facility are power and land-line

telephone.

In accordance w ith FCC regulations, the wireless telecommunications facility w ill not

interfere w ith any form of communications, including but not limited to, land-line phones, cable

and satellite television and radio broadcasts. PCS technology has become a vital part of

emergency services, aiding local residents and m otorists in a variety o f situations, thus helpi ng

to protect the general public's health, safety and welfare. The proposed wireless

telecomm unications facility at this site w ill fu rth e r enhance various wireless

telecomm unications provider's goals of providing the most reliable network possible.

The proposed wireless telecommunications facility will be designed and constructed to

meet all applicable governmental and industry safety standards. Specifically, Lend Lease w ill

comply w ith all FCC and FAA rules and regulations regarding construction requirements,

technical standards. Any and all RF emissions are subject to the exclusive jurisdiction o f the

FCC. Any height, lighting or marking issues are subject to the exclusive jurisdiction of the FAA.

LCC Telecom Services, on behalf o f Lend Lease, look forward to working w ith Taney

County to bring the benefits o f the proposed service to the entire Taney County area. The

addition of the wireless telecommunications facility w ill ensure the best uninterrupted wireless

services fo r the citizens of Taney County.
 Lend Lease
909 Lake Cirolyn Parkway. Suite 260
Ir/ing. TX 75039
r— PLANS PREPARED BY:

WT
W-T COMMUNICATION
DESIGN GROUP, LLC.

LL1033MO
WHITE RIVER
VALLEY
2449 EAST STATE HIGHWAY 76
KMBYVILLE, MO 65679
_______w- job numocr: usooesa
-SH EET TITLE:--------------------------

OVERALL
SITE PLAN

OVERALL SITE PLAN
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PLOT SCAifj 1:2 C ll'»17'
White River Valley Cell Tower
 4/29/2016

Lend Lease - White River Valley Telecommunications Tower
2449 East State Highway 76, Kirbyville, MO
Division III Permit Case # 2016-0010
Taney County GIS - Beacon

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 4/29/2016

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 4/29/2016

Lend Lease - White River Valley Telecommunications Tower
2449 East State Highway 76, Kirbyville, MO
Division III Permit Case # 2016-0010
Pictometry - View from the North

4
 4/29/2016

Lend Lease - White River Valley Telecommunications Tower
2449 East State Highway 76, Kirbyville, MO
Division III Permit Case # 2016-0010
Pictometry - View from the South

Lend Lease - White River Valley Telecommunications Tower
2449 East State Highway 76, Kirbyville, MO
Division III Permit Case # 2016-0010
Pictometry - View from the East

5
 4/29/2016

Lend Lease - White River Valley Telecommunications Tower
2449 East State Highway 76, Kirbyville, MO
Division III Permit Case # 2016-0010
Pictometry - View from the West

Lend Lease

6
I*':
T he Taney C ounty
P lanning Co m m is s io n
Will Hold A Public Hearing Concerning The
Following Reqoested Zone Change
Under the Division III Process

A p p llc o n tiW MTC
proposed Development:

Properly Location:

5
Hearing Location: Taney C Courthouso
Time: 6.00 PM D ato:ju