P&Z Public Meeting Packet

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

AGENDA
TANEY COUNTY PLANNING COMMISSION
PUBLIC HEARING
MONDAY, NOVEMBER 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 Hearings:
Stevenson Nightly Rental
Windmill Tower
1159 Bee Creek Road Offices

Old and New Business:
Nightly Rentals

Adjournment.
 TANEY COUNTY
PLANNING COMMISSION
COUNTY DIVISION III SPECIAL-USE PERMIT
STAFF REPORT
HEARING DATE: November 14, 2016

CASE NUMBER: 2016-0023

PROJECT: Stevenson Nightly Rental

APPLICANTS: John & Lynnette Stevenson

LOCATION: The subject property is located at 146 Sleepy Hollow Road,
Hollister, MO; Oliver Township; Section 26, Township
22, Range 22.

REQUEST: The applicants, John & Lynnette Stevenson are seeking
the Planning Commission approval of a Division III Special-
Use Permit allowing for an existing, five (5) bedroom, single­
family residence to be utilized for nightly rental.

BACKGROUND and SITE HISTORY:
On November 22, 2011 Division I Permit # 2011-0143 was issued authorizing the
construction of the single-family residence in question. According to Beacon (Taney
County online GIS) the construction of the single-family residence was finalized in 2013.
The single-family residence is a five (5) bedroom, 5 >2 bathroom, 8,408 square foot
residence (7,405 finished square feet + an additional 1,363 square feet almost finished
attic - per the information contained within the Multiple Listing Service (MLS)). On
November 22, 2011, the Taney County Regional Sewer District also issued Permit #
2011-C046, authorizing the residence’s connection to public sewer.
The applicants, John & Lynnette Stevenson are now seeking the Planning Commission
approval of a Division III Special-Use Permit authorizing the nightly rental of the existing
residence. The applicant has applied for the Special-Use Permit with the understanding
that the new owner will be required to once again seek the Planning Commission
approval of a new Division III Special-Use Permit, before utilizing the home for nightly
rental, since a Special-Use Permit is not transferable.

The current application was approved for Concept on October 17, 2016.

GENERAL DESCRIPTION:
The subject property is an approximately 16,418 square foot (per the Assessor’s
information as contained within Beacon) lot, known as Lot 50 of the Siesta Cove
Subdivision. The property in question contains an approximately 8,408 square foot, five
(5) bedroom, single-family residence, located at, 146 Sleepy Hollow Road, Hollister,
MO.

Division III Special-Use Permit Staff Report - Stevenson Nightly Rental - 2016-0023 Page 1
REVIEW:

Initially the application had indicated that this was a Division III Special-Use Permit
request for a bed & breakfast use. However, upon speaking with the applicants in
greater detail regarding the Development Guidance Code’s definition for bed &
breakfast versus nightly rental; it was determined that the request is actually a request
for nightly rental. I have enumerated the definitions for bed & breakfast versus nightly
rental in the paragraphs that follow.

The Taney County Development Guidance Code defines a bed & breakfast as “A family
home, occupied as a permanent dwelling by the proprietor, that contains no more than
four guest rooms where lodging, with or without meals, is provided for compensation.”

The Development Guidance Code further 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.”

The applicants have indicated that they are planning to sell the property in question.
The applicants have further indicated that potential buyers have expressed an interest
in utilizing the property for nightly rental. The current applicant is applying for the
Division III Special-Use Permit with the understanding that if the property sells, that the
new owner will be required to once again seek the Planning Commission approval of a
Division III Special-Use Permit.

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 public sewer via the Taney
County Regional Sewer District. On November 22, 2011 the Taney County Regional
Sewer District issued Permit # 2011-C046 authorizing the residence’s connection to
public sewer.

The property is currently served by an existing, shared drive off of Sleepy Hollow Road.
The driveway in question serves both the residence located at 146 and also 156 Sleepy
Hollow Road. The applicants currently own both residences (146 and 156 Sleepy
Hollow 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 shall be required. The residence is
currently served by a 2 car garage, a driveway, and also a shared driveway area,
meeting the minimum requirements of the Development Guidance Code for parking.
The adjoining property located at 156 Sleepy Hollow Road is also served by a separate,
private drive. During the Concept Hearing the applicants indicated that the shared
driveway falls within a recorded ingress / egress easement. The staff is recommendinq

Division III Special-Use Permit Staff Report - Stevenson Nightly Rental - 2016-0023 Page 2
that a condition be placed upon the Decision of Record, requiring the applicants to
provide a recorded copy of the ingress / egress easement to the Planning Department.

The adjoining property immediately to the north is Sleepy Hollow Road and single-family
residences within the Siesta Cove Subdivision. The adjoining property immediately to
the south is property owned by the U.S. Army Corps of Engineers, with Table Rock
Lake being located further to the south. The adjoining property immediately to the east
and west is single-family residences within the Siesta Cove Subdivision. The staff
recommends that a buffer be established between the nightly rental structure and the
single-family residences to the east and west, meeting the requirements of Appendix H,
Section 6 (Technical Plans).

The project received a total score of -26 on the Policy Checklist, out of a maximum
possible score of 29. The relative policies receiving a negative score consist of off-site
nuisances, right-of-way on existing roads, emergency water supply, use compatibility
and traffic.

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 Taney County Regional Sewer District;
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. The applicants shall provide a recorded copy of the ingress / egress easement
containing the existing shared driveway to the Planning Department office.

5. A buffer shall be established between the nightly rental structure in question and
the single-family residences immediately to the east and west, meeting the
requirements of Appendix H, Section 6 (Technical Plans).

6. No outside storage of equipment or solid waste materials.

7. This decision is subject to all existing easements.

8. 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.

9. The Stevenson Nightly Rental has been approved as a Special-Use Permit.
Therefore the permit is specific to the applicant to whom the permit is issued and
cannot be transferred without Planning commission approval. The Special-Use

Division III Special-Use Permit Staff Report - Stevenson Nightly Rental - 2016-0023 Page 3
 Permit shall not be used to establish commercial compatibility for or with any
future land-use change applications.

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

Division III Special-Use Permit Staff Report - Stevenson Nightly Rental - 2016-0023 Page 4
 L O T S 28 THRU 5 7

SIESTA COVE
T A N E Y CO., MISSOURI

N E C o rn e r
SIV'SLV*
2G-22-ZZ

SSSahiWION ASLi EXECuiiON OF SrLkft
I, V. Cook, r.areby c e rtify th a t i arc the owner of the lands
the subdivision shown upon th is p la t and described as follow s:
A tra ct, o f laud s itu a te d in the Cpunty o f Taney, S ta ts of UJ
being a p art o f the St r of the ZW* of Section 26, Township £!2 Nortr:
tenge 22 fcest, which is more p a rtic u la rly described &s foil-. iwa;
Beginning a t the Southeast corner of th«* N*- of tlie Sv£ o f tr iff SV' o
said 5(f* o f the .Yr*, said p oint being on the Government Fee
i.ine, T ract No, C-J22; thence Northwesterly along e&id tak ir
201 .H i fe e t; thence North, 6£i2.;>g fe e t; thence E ast, S2h.\7
thenca S Ik * 0 2 * ts, ii27.3& fe a t; thence S 7551 >S* E, hO.OO i
tM a 5 -Uj0 02' it, 5>.O0 feo?.; to a point on the aforeanid t
lin e ; thence Southwesterly alon* said fe e taking lin e , 7U9-:
to th e p oint of oaginniig-
.ad tne sasis surveyed artl subdivided :_i the .......................
e>an:i'
subdivision is nsrefey designated and to be h e re a fte r known as lo ts <
SiaSTA C--VE- She roadways as sncmn upon th is p la t are hereby deiic&l
of the lo t owners in th is suo division . Ih e^ lo ts in th is subdivision
&>. Deed o f Rh eeastric
tric tio
t ions recorded
i in -took f £ l / ~ at Page j o f the
K ororaer's "s O ffice o£ of Ixtnev tlounlv. ttisso
lanev bounty, U is ia u ri.
n * yV-
filNESS wiDnPDF, I have hereunto s e t ay -‘Mind th is ! > v
JT A.’-- 6Ai'iOM:
S ta ts o f feissourj
County o f Taney
On ti
-?ta V. Cook. Z= day : 1965, before me personally s
i t!« gars described in find who executes
ana foregoing inst-rumant and acknowieogeu tha± she executed the saae
a c t arid deed.
iN AITNESS WhLKHOF, j. have narennto s e t my hand and affix ed ay off:
at. o ffic e in Tansy County, M issouri, the day and year la s t above aji*
ky ter® a ; Notary ru b llc expires 2 . / . / '< ? & &

bvhV'JiOa'i.i CShUrlCaHOX:
i cartil'y th a t 1 have prepared th is p la t from an actual and accurate* «
o f tho ian as descrioed and th t t have sub-divided said lands in to le ts of
ana dissensions as shown neroon. iro n ?ins s a t a t a i l corners and conditio.-*
to oe as ind icated hereon.

G. jaghlenfaTeV
Taney County Surveyor'
tfranson, teissouri
2£ August 1965
Stevenson Bed & Breakfast Permit#: 16-23

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney C ounty

Score
Value
W ater Q uality
SEWAGE DISPOSAL n/a=
centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 2 10
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground w ater pollution -2
Environm ental Policies
SOIL LIMITATIONS n/a= x
no known limitations 0
potential limitations but mitigation acceptable -1 3
mitigation inadequate -2
SLOPES n/a= x
NOTE: if residential, mark "x" in box......
developm ent on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4
slope exceeds 30% and not engineered -2
W ILDLIFE HABITAT AND FISHERIES n/a= X

no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a= x
cannot cause impact 0
could impact but appropriate abatem ent installed -1 2
could impact, no abatem ent or unknown impact -2
Land Use Com patibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 -2 -10
cannot be mitigated -2
C om patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 -1 -4
impact readily apparent / out of place -2

Page 1 of 5
Stevenson Bed & Breakfast Permit#: 16-23

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor
W estern Taney C ounty k.»
o

Value
o
o
CO
LOT COVERAGE n/a= X

lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE n/a= X

bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3
bulk / scale significantly different from surrounding areas / obtrusive -2
BUILDING MATERIALS n/a= X

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

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

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

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

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

Page 2 o f 5
Stevenson Bed & Breakfast Permit#: 16-23

Section Score
Performance

Importance
Division Ilf R elative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= x
approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2
Local Econom ic Developm ent
RIGHT TO FARM n/a= x
does not limit existing agricultural uses / does not cause nuisance, predation 0
does not limit existing agricultural uses, but may result in 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 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION n/a= X

creates >=5full-time, year-round jobs outside o f recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5
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 com patible or not applicable 2
/
uses functions are integrated and separated based on compatibility 1
uses / functions differ m inim ally and are not readily apparent 0 3
uses / functions poorly integrated or separated -1
uses / functions mixed w ithout regard to compatiblity factors -2
C om m ercial Developm ent
DEVELOPMENT PATTERNS n/a= X

/
clustered developm ent sharing of parking, signs, ingress, egress, or not applicable 2
some clustering and sharing patterns with good separation of facilities 1

some clustering and sharing patterns with minimal separation o f facilities 0 3
clustered developm ent with no appreciable sharing of facilities -1

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

Page 3 o f 5
Stevenson Bed & Breakfast Permit#: 16-23

Section Score
Performance

Importance
Division III Relative Policy S coring Sheet:

Factor
W estern Taney County

Score
Value
DEVELOPMENT BUFFERING n/a= X

approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse o f land 1
minimal landscaped buffering 0 3

no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 -1 -2
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
structure size and/or access can be serviced by emergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 5 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0 c o
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
W ATER SYSTEM SERVICE n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
comm unity well / w ater system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 0 0
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE n/a= x
paved and dedicated walkways (no bicycles) provided throughout development 2
paved walkways provided throughout developm ent / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

Page 4 of 5
Stevenson Bed & Breakfast Permit#: 16-23

Section Score
Performance

Importance
Division III R elative Policy S coring Sheet:

Factor
W estern Taney County

Score
Value
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 of utilities -2

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

residential developm ents (>25 units) include more than 25% open recreational space 2

residential developm ents (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2

no designated recreational space provided, but open space available -1
no open recreational space provided -2

Solid W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a= X

weekly service is available and documentation of availability provided 0
weekly service reportedly available but not documented -1 5 -1
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= -26
Maximum Possible Score= 29
Actual Score as Percent of Maximum= -89.7%
Num ber of Negative Scores= 5
Negative Scores as % of All Applicable Scores= 55.6%

Scoring Performed by: Date:

Bob A tc h le y a n d B o nita K is s e e -S o u te e N o v e m b e r 2, 2016

Page 5 of 5
Project: Stevenson Bed & Breakfast
Permit#: 16-23
Policies Receiving a Negative Score
Importance off-site nuisances right-of-way/roads emergency water supply
Factor 5:
Importance use compatibility
Factor 4:
Importance non e
Factor 3:
Importance traffic
Factor 2:
Importance no n e
Factor 1:
Scoring by: Bob Atchley and Bonita Kissee-Soutee
Date: November 2, 2016
Project: Stevenson Bed & Breakfast Permit: 16-23
As
Max. Possible % Total Negative Scores
Scored
|Scoring 29 -26 -89.7% 5 55.6%

Max. As Negative Scores
Possible Scored Number of Percent
Importance Factor 5 15 -20 3 60.0%
s e w a g e disp o s al 10 10

o f f - s ite n u is a n c e s 0 -1 0

d iversification

e m e rg e n c y s erv ic e s 0 0

rig h t -o f-w a y /r o a d s 5 -1 0

e m e r g e n c y w a t e r s u p p ly 0 -1 0

w a s te disp o s al s e rv ic e

w a s te d isp o s al c o m m itm e n t

Importance Factor 4 8 -4 1 50.0%
s lo p e s

u s e c o m p a tib ility 0 -4

p e d e s tria n c irculation

u n d e rg ro u n d utilities 8 0

Importance Factor 3
soil lim itations

building b u lk /s c a le

w a s te c o n ta in ers s c re e n in g

o u td o o r e q u ip s to ra g e

in dustrial b u ffer / s c re e n in g

right to fa rm

right to o p e ra te

m ix e d -u s e d e v e lo p m e n ts

d e v e lo p m e n t p a tte rn s

d e v e lo p m e n t bu fferin g

w a te r s ys te m s e rv ic e 6 0

Importance Factor 2 0 -2 1 100.0%
w ild life h a b itat an d fis h e rie s

a ir qu ality

building m ate ria ls

re s id e n tia l b u ffer / s c re e n in g

re s id e n tia l privacy

tr a f f ic 0 -2

p e d e s tria n s afe ty

u s a b le op en s p a c e

Importance Factor 1
lot c o v e ra g e

rooftop v en ts / e q u ip m e n t

bicycle circulation

Scoring by: Bob A tchley and Bonita Kissee-Soutee
Date: Novem ber 2, 2016
 Stevenson Bed & Breakfast
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Stevenson Bed & Breakfast
146 Sleepy Hollow Road, Hollister, MO
Division III Permit Case # 2016-0023
Pictometry - View from the North

Stevenson Bed & Breakfast
146 Sleepy Hollow Road,
Hollister, MO
Division III Permit Case #
2016-0023
Pictometry - View from the
South

6
 11/ 3/2016

Stevenson Bed & Breakfast
146 Sleepy Hollow Road,
Hollister, MO
Division III Permit Case #
2016-0023
Pictometry - View from the
__________ East__________

Stevenson Bed & Breakfast
146 Sleepy Hollow Road,
Hollister, MO
Division III Permit Case #
2016-0023
Pictometry - View from the
03/23/2015 West

7
 T h e T aney -C o u n t y
P l a n n in g C o m m is s io n
W ill Hold A Public Hearing Concerning The
Following Requested Zone Change

Under the Division III Process

Apt>llcant:A5 o V f t ~
Pioposcd Development:----- E l£ C L ~ ------ ------------
__________ Tsce o \ \ \c x c ,\-
Propcfly LoeaUon:.
 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III PERMIT
STAFF REPORT

HEARING DATE: November 14, 2016

CASE NUMBER: 2016-0024

PROJECT: Windmill Road Telecommunications Tower

APPLICANT: Paul Wrablica III - President of Telecom Realty
Consultants LLC

REPRESENTATIVE: Caroline Boyd - MW Towers, LLC

LOCATION: The subject property is located at 169 Windmill Road,
Hollister, MO; Oliver Township; Section 36, Township
22, Range 22.

REQUEST: The representative, NW Towers, LLC 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 255’ self­
support tower within a 75’ x 75’ graveled compound
area.

BACKGROUND and SITE HISTORY:

The +/- 4.70 acre property (according the Assessor’s information via Beacon) is owned
by Paul Wrablica III. The approximately 4.70 acre parcel had been home to a mobile
home and associated accessory buildings which had fallen into a state of disrepair. The
mobile home and related outbuildings have recently been dismantled and removed from
the property.

The representative, Caroline Boyd - MW Towers, LLC is now requesting the approval of
a Division III Permit, authorizing the construction of a new 255’ self-supporting tower,
within a 75’ x 75’ leased compound area, providing space for up to four (4) future
equipment shelters or pads for equipment.

The current application was approved for Concept on October 17, 2016.

Division III Permit Staff Report - Windmill Road Telecommunications Tower - 2016-0024
Page 1
GENERAL DESCRIPTION:
The +/- 4.70 acre property is owned by Paul Wrablica III. The approximately 4.70 acre
parcel is currently a vacant, wooded, meet and bounds described tract of land (upon the
removal of the mobile home and attending accessory buildings).

REVIEW:
The proposed telecommunications tower and future equipment shelters / pads will be
located within a 75’ x 75’ compound area. The proposed tower will be designed to
serve four (4) carriers. The representative has indicated that title to the 4.70 acre tract
will be conveyed from Paul Wrablica III to MW Towers, LLC. The preliminary site plat
indicates the location of the proposed 255’ self-support tower and the four (4) future
lease areas for equipment within the compound area. The compound area will be
graveled in a similar manner to the adjoining substation compound. This compound
area is proposed to be located deep within the heavily wooded property. The
compound is proposed to be located within the cleared area of the property that was
formerly home to the mobile home and accessory buildings. The representative has
indicated that the existing tree cover and other vegetation throughout the remainder of
the property will be preserved.

During the Concept Hearing questions arose regarding whether an existing tower,
located upon an adjoining property could serve as a co-location site. Pursuant to the
provisions of Missouri Revised Statues RSMo 67.5090 to 67.5103 (know and sited as
the Uniform Wireless Communications Infrastructure Deployment Act), the Planning
Commission cannot evaluate a tower application based upon the availability of other
potential locations for the placement of wireless structures. The Planning Commission
would only have the ability to require an applicant to state in the application that an
analysis was conducted of available collocation opportunities on existing wireless
towers within the same search ring as defined by the applicant, solely for the purpose of
confirming that the applicant undertook such an analysis. The applicant submitted a
statement with the application indicating that “The tower, as erected, will m eet or
exceed any requirements o f the Federal Aviation Administration (“FAA”) and the
Federal Communications Commission ( “FCC”) as well as all other federal, state,
and local laws and regulations applicable to the telecommunications industry.’’

The tower will be accessed via the existing access drive, which is proposed to be
improved, with the addition of gravel. The representative has indicated that the gate at
the road will either remain or will be replaced with a gate that is substantially similar.
Once construction is complete, there will be minimal vehicular traffic to the site, because
most of the work is accomplished electronically off-site.

There are no existing structures that are located within 255’ of the tower. The
representative has indicated that the proposed tower will be placed so that it is at least
255’ from the rear (eastern-most) property line.

Division III Permit Staff Report - Windmill Road Telecommunications Tower - 2016-0024
Page 2
Since the tower is over 200’ in height the FAA will require the tower to be lit. The lights
will burn medium intensity white during the day and red flashing lights at 30 pulses per
minute at night.

The adjoining property immediately to the north is State Highway 265 with
predominantly vacant wooded property 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 is a KAMO electrical substation,
with predominantly vacant property being located further to the east. The adjoining
property immediately to the west is Windmill Road, with predominately vacant lots within
the Emerald Pointe Subdivision being located further to the west. The majority of the
tower compound will be screened from view by the existing tree cover and vegetation
which are to remain.

The project received a total score of 9 on the Policy Checklist, out of a maximum
possible score of 13. No relative policies received a negative score.

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), if required.

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 Permit Staff Report - Windmill Road Telecommunications Tower - 2016-0024
Page 3
Windmill Road Telecommunications Tower Permit#: 16-24

Section Score
Performance

Importance
Division III R elative Policy S coring Sheet:

Factor
W estern Taney County

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 w ater pollution -2
Environm ental Policies
SOIL LIMITATIONS n/a=
no known limitations 0
potential limitations but mitigation acceptable -1 3 0 0
mitigation inadequate -2
SLOPES n/a=
NOTE: if residential, mark "x" in box......
developm ent on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4 0 0
slope exceeds 30% and not engineered -2
WILDLIFE HABITAT AND FISHERIES n/a=
no impact on critical wildlife habitat or fisheries issues 0
critical wildlife present but not threatened -1 2 0 0
potential impact on critical wildlife habitat or fisheries -2
AIR QUALITY n/a= x
cannot cause impact 0
could impact but appropriate abatem ent installed -1 2
could impact, no abatem ent or unknown impact -2
Land Use C om patibility
OFF-SITE NUISANCES n/a=
no issues or nuisance(s) can be fully mitigated 0
buffered and minimally mitigated -1 5 0 0
cannot be mitigated -2
C om patibility Factors
USE COMPATIBILITY n/a=
no conflicts / isolated property 0
transparent change / change not readily noticeable -1 4 0 0
impact readily apparent / out o f place -2

Page 1 o f 5
Windmill Road Telecommunications Tower Permit#: 16-24

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LOT COVERAGE n/a= x
lot coverage compatible with surrounding areas 0
lot coverage exceeds surrounding areas by less than 50% -1 1
lot coverage exceeds surrounding areas by more than 50% -2
BUILDING BULK AND SCALE n/a= x
bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3
bulk / scale significantly different from surrounding areas / obtrusive -2
BUILDING MATERIALS n/a= x
proposed materials equivalent to existing surrounding structures 0
proposed materials similar and should blend with existing structures -1 2
materials differ from surrounding structures and would be noticeable -2
STRUCTURAL SCREENING OF ROOFTOP EQUIPMENT & VENTS n/a= x
no rooftop equipm ent or vents 2
blocked from view by structure design 1
blocked from view using screening 0 1
partially blocked from view -1
exposed / not blocked from view -2
STRUCTURAL SCREENING OF SOLID W ASTE CONTAINERS n/a= X

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

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

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

Page 2 o f 5
Windmill Road Telecommunications Tower Permit#: 16-24

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= X

approved landscaped buffer from public roads 0
minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2
Local E conom ic Developm ent
RIGHT TO FARM n/a= X

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

no viable impact on existing industrial uses by residential developm ent 0
potential impact but can be mitigated -1 3
potential impact on existing industrial uses with no mitigation -2
DIVERSIFICATION n/a= X

creates >=5 full-time, year-round jobs outside of recreation / resort sector 2
creates full-time, year-round and seasonal jobs 1 5
creates seasonal jobs only 0
Site Planning, Design, O ccupancy
RESIDENTIAL PRIVACY n/a= X

privacy provided by structural design, or not applicable 2
privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2
privacy provided by open space -1
no acceptable or effective privacy buffering -2
MIXED-USE DEVELOPMENTS n/a= X

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

clustered developm ent / sharing of parking, signs, ingress, egress, or not applicable 2
some clustering and sharing patterns with good separation of facilities 1
some clustering and sharing patterns with minimal separation o f facilities 0 3
clustered developm ent with no appreciable sharing o f facilities -1
unclustered developm ent with no sharing or ability to share facilities -2

Page 3 o f 5
Windmill Road Telecommunications Tower Permit#: 16-24

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
DEVELOPMENT BUFFERING n/a= x
approved and effectively designed landscaped buffers between structures and all roads 2

minimal landscaped buffering, but compensates with expanse of land 1
minimal landscaped buffering 0 3
no landscaped buffering, but utilizes expanse of land -1

no or inadequate buffering or separation by land -2

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

EMERGENCY SERVICES n/a= X

structure size and/or access can be serviced by emergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 5 0
structure size and/or access could be problematic or non-serviceable -2

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

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

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

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

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

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 INFRASTRUCTURE n/a= X

paved and dedicated walkways (no bicycles) provided throughout developm ent 2

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

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

no designated pedestrian walkway areas -2

Page 4 o f 5
Windmill Road Telecommunications Tower Permit#: 16-24

Section Score
Performance

Importance
Division III R elative Policy Scoring Sheet:

Factor
W estern Taney C ounty

Score
Value
PEDESTRIAN SAFETY n/a= X
separation of pedestrian walkways from roadways by landscape or structural buffer 2
separation of pedestrian walkways from roadways by open land buffer 1 2
pedestrian walkways abut roadways with no buffering / protection 0
BICYCLE CIRCULATION n/a= X
dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse developm ent underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 1 4
utilities above ground and not within specific easements -1
no specific management of utilities -2
O pen-Space Density
USABLE OPEN SPACE n/a= X
residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
Solid W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a= X

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

restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a 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%
Num ber of Negative Scores= 0
Negative Scores as % of All Applicable Scores= 0.0%

Scoring Performed by: Date:

B ob A tc h le y a n d B o nita K is s e e -S o u te e N o v e m b e r 2, 2016

Page 5 of 5
Project: Windmill Road Telecommunications Tower
Permit#: 16-24
Policies Receiving a Negative Score
Importance none
Factor 5:
Importance none
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance none
Factor 1:
Scoring by: Bob Atchley and Bonita Kissee-Soutee
Date: November 2, 2016
 Project: Windmill Road Telecommunications TowerPermit: 16-24
As 0/
Max. Possible /o Total Negative Scores
Scored
jScoring 13 9 69.2%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 5 5
s e w a g e d isp o s al

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

diversification

e m e rg e n c y s erv ic e s

rig h t-o f-w a y /ro a d s 5 5

e m e rg e n c y w a te r s u p p ly

w a s te disp o s al s e rv ic e

w a s te disp o s al c o m m itm e n t

Importance Factor 4 8 4
s lo p es 0 0

u s e com p a tib ility 0 0

p e d e s tria n circulation

u n d e rg ro u n d utilities 8 4

Importance Factor 3
soil lim itations 0 0

building b u lk /s c a le

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

o u td o o r e q u ip s to ra g e

industrial b u ffer / s c re e n in g

right to farm

right to o p e ra te

m ix e d -u s e d e v e lo p m e n ts

d e v e lo p m e n t p a tte rn s

d e v e lo p m e n t bu ffering

w a te r s y s te m s e rv ic e

Importance Factor 2
w ild life h a b ita t a n d fis h e rie s 0 0

a ir qu ality

building m a te ria ls

re s id e n tia l b u ffer / s cre e n in g

re s id e n tia l privacy

traffic 0 0

p e d e s tria n s afe ty

u s a b le op en s p a c e

Importance Factor 1
lot c o v e ra g e

roofto p ven ts / e q u ip m e n t

bicy c le circulation

Scoring by: Bob A tchley and Bonita Kissee-Soutee
Date: Novem ber 2, 2016
 11/ 3/2016

Windmill Road Telecommunications Tower
169 Windmill Road, Hollister, MO
Division III Permit Case # 2016-0024
Taney County GIS - Beacon

1
11/ 3/2016

2
11/ 3/2016

3
11/ 3/2016

4
 11/ 3/2016

03fl6/2015

Windmill Road Telecommunications Tower
169 Windmill Road, Hollister, MO
Division III Permit Case # 2016-0024
Pictometry - View from the North

Windmill Road
Telecommunications
Tower
169 Windmill Road,
Hollister, MO
Division III Permit
Case #2016-0024
Pictometry - View
from the South

5
 11/ 3/2016

Windmill Road Telecommunications Tower
169 Windmill Road, Hollister, MO
Division III Permit Case # 2016-0024
Pictometry - View from the East

Windmill Road Telecommunications Tower
169 Windmill Road, Hollister, MO
Division III Permit Case # 2016-0024
Pictometry - View from the West

6
 T h e T a n e y C o u n ty
P u n n i n g C o m m is s io n
W ill Hold A Public H earing Concerning The
Following R equested Zone Change
Under the Dlvisjon III Process

AppllcnnC.W.1 1\\ ^ C—.
Proposed DovclopnioiU:C -< L \\ T Q M .lg . r

proporiy Locolloo:.

irlni; Location:
id: 6:00 PM
piionc: 417-546-7225
 TANEY COUNTY
TANEY PLANNING COMMISSION
COUNTY DIVISION III PERMIT
STAFF REPORT
HEARING DATE: November 14, 2016

CASE NUMBER: 2016-0025

PROJECT: Worley & Associates Real Estate Office

APPLICANT: Ben Barton
Current Owner

REPRESENTATIVE: Jeramie Worley - Worley & Associates

LOCATION: The subject property is located at 1159 Bee Creek
Road, Branson, MO; Branson Township; Section 21,
Township 23, Range 21.

REQUEST: The representative, Jeramie Worley is requesting
approval of a Division III Permit in order to allow for
the relocation of an existing real estate office from the
current location at 225 Corporate Place, Ste P1,
Branson to the existing single-family residence
located at 1159 Bee Creek Road, Branson.

BACKGROUND and SITE HISTORY:

The subject property is a +/- 3.65 acre meets & bounds described tract of land, located
at 1159 Bee Creek Road, Branson, MO. According to the assessor’s information, as
contained within Beacon, the single-family residence on the property was constructed in
1973. The property in question is currently shown within Beacon (online GIS) as being
a portion of Parcel # 08-5.0-21-000-002-009.000. This parcel number actually consists
of two (2) separate meets and bounds described tracts of land; the approximately 3.65
acre tract in question, and also an approximately 5.00 acre meets and bounds
described tract of land immediately to the south. Both properties are currently owned by
the Benjamin & Pauline Barton Trust and therefore appear within the Assessor’s
records as a single parcel number.

The current application was approved for Concept on October 17, 2016.

GENERAL DESCRIPTION:

The representative, Jeramie Worley is proposing to relocate the Worley & Associates
Real Estate office from its current location at 225 Corporate Place, Ste P1, Branson to
the existing structure located at 1159 Bee Creek Road, Branson.

Division III Permit Staff Report - Worley& Associates Real Estate Office - 2016-0025 Page 1
REVIEW:

The representative is proposing to convert the existing single-family residence into a
real estate office. The real estate office would have an on-premise sign specifically
identifying the real estate office. Pursuant to the provisions of the Development
Guidance Code only off-premise signage is regulated. Other than the sign, the exterior
appearance of the structure will remain much the same.

The real estate office will be served by the existing circle driveway off of Bee Creek
Road. However, pursuant to the provisions of Section 5 of Section 2 of the Road
Standards the driveway entrances will be required to be widened ensuring compliance
with a Type 2 Driveway. A Commercial Type 2 Driveway entrance is to be 24’ - 60’
wide, measured at the right-of-way line. The staff recommends that conditions be
placed on the Decision of Record, requiring a compliance letter from the Road & Bridge
Department and also ensuring that the driveway entrance is widened in compliance with
these minimum standards.

Pursuant to the provisions of Table J-1 (On-Site Parking Performance Standards) one
(1) parking space shall be provided for every 300 square feet of professional office
space. The Multiple Listing Service (MLS) indicates that 1,439 square feet are finished
above grade, with an additional 1,439 square feet of space being an unfinished
basement. Based upon an office space of 1,439 square feet in size, a total of five (5)
parking spaces would be required. The property in question contains a two (2) car
garage and also more than five (5) additional parking spaces; exceeding the minimum
parking requirements of the Development Guidance Code.

The property in question is served by an individual, onsite septic system and a private
well. The current septic system was likely installed prior to current on-site wastewater
permitting requirements. The representative has indicated that the septic system will be
inspected by a private inspector prior to the purchase of the property in question. No
surfacing effluent in the treatment field area or septic tank area has been observed. For
the continued maintenance of the septic system, the staff is recommending that each
septic tank be periodically pumped as required. Should the system fail the property
owner would either be required to repair or replace the system, or potentially connect to
Branson municipal sewer.

The adjoining property immediately to the north is predominantly light residential, with
commercial uses being located further to the north. The adjoining property immediately
to the south and west is predominantly vacant wooded property. The adjoining
property immediately to the east is Bee Creek Road, with residential lots within the
Broadview Acres subdivision being located further to the east.

The adjoining properties are either vacant or heavily wooded. Therefore the staff does
not see a justification for additional buffering.

The project received a score of -9 on the Policy Checklist, out of a maximum possible
score of 39. The relative policies receiving negative scores consist of emergency water
supply, waste disposal service, and use compatibility.

Division III Permit Staff Report - Worley& Associates Real Estate Office - 2016-0025 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.

2. Compliance letters from the Taney County Road & Bridge Department and the
Western 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. The existing driveway entrances shall be widened, ensuring compliance with a
Commercial Type 2 Driveway as enumerated within the Taney County Road
Standards.

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

5. No outside storage of equipment or solid waste materials.

6. This decision is subject to all existing easements.

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 Permit Staff Report - Worley& Associates Real Estate Office - 2016-0025 Page 3
Worley & Associates Real Estate Office Permit#: 16-25

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
W ater Q uality
SEWAGE DISPOSAL n/a=
centralized system 2
on-site treatm ent system(s) with adequate safeguards to mitigate pollution 1
septic system of adequate design and capacity 0 5 0 0
proposed system may not provide adequate capacity -1
proposed solution may cause surface and/or ground w ater pollution -2

Environm ental Policies
SOIL LIMITATIONS n/a= X

no known limitations 0
potential limitations but mitigation acceptable -1 3
mitigation inadequate -2
SLOPES n/a= X

NOTE: if residential, mark "x" in box......
developm ent on slope under 30% 0
slope exceeds 30% but is engineered and certified -1 4
slope exceeds 30% and not engineered -2
W ILDLIFE HABITAT AND FISHERIES n/a= X

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

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

Page 1 o f 5
Worley & Associates Real Estate Office Permit#: 16-25

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

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

BUILDING BULK AND SCALE n/a= x
bulk / scale less than or equivalent to surrounding areas 0
bulk / scale differs from surrounding areas but not obtrusive -1 3
bulk / scale significantly different from surrounding areas / obtrusive -2

BUILDING MATERIALS n/a= X

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

materials differ from surrounding structures and would be noticeable -2

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

no rooftop equipm ent or vents 2

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

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

no on-site waste containers 2

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

STRUCTURAL SCREENING OF OUTDOOR EQUIP, STORAGE, ETC. n/a= X

no outdoor storage of equipment, materials, etc., or outdoor work areas 2

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

LANDSCAPED BUFFERS - RESIDENTIAL n/a= X

approved landscaped buffer between homes and all streets / roads / highways 2

approved landscaped buffer from m ajor roads / highways only 1
minimal landscaped buffer, but compensates with expanse o f land 0 2

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

Page 2 o f 5
Worley & Associates Real Estate Office Permit#: 16-25

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
LANDSCAPED BUFFERS - INDUSTRIAL n/a= x
approved landscaped buffer from public roads 0

minimal landscaped buffer, but compensates with expanse of land -1 3
no landscaped buffer from public roads -2

Local E conom ic Developm ent
RIGHT TO FARM n/a= x
does not limit existing agricultural uses / does not cause nuisance, predation 0

does not limit existing agricultural uses, but may result in 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 3
potential impact on existing industrial uses with no mitigation -2

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

creates full-time, year-round and seasonal jobs 1 5 1 5
creates seasonal jobs only 0

Site Planning, Design, O ccupancy
RESIDENTIAL PRIVACY n/a= X

privacy provided by structural design, or not applicable 2

privacy provided by structural screening 1
privacy provided by landscaped buffers 0 2

privacy provided by open space -1
no acceptable or effective privacy buffering -2

MIXED-USE DEVELOPMENTS n/a= X

uses / functions are compatible or not applicable 2

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

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

clustered developm ent / sharing of parking, signs, ingress, egress, or not applicable 2

some clustering and sharing patterns with good separation of facilities 1
some clustering and sharing patterns with minimal separation o f facilities 0 3
clustered developm ent with no appreciable sharing of facilities -1
unclustered developm ent with no sharing or ability to share facilities -2

Page 3 o f 5
Worley & Associates Real Estate Office Permit#: 16-25

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
DEVELOPMENT BUFFERING n/a= x
approved and effectively designed landscaped buffers between structures and all roads 2
minimal landscaped buffering, but compensates with expanse of land 1
minimal landscaped buffering 0 3
no landscaped buffering, but utilizes expanse of land -1
no or inadequate buffering or separation by land -2
Services - Capacity and Access
TRAFFIC n/a=
no impact or insignificant impact on current traffic flows 0
traffic flow increases expected but manageable using existing roads and road accesses -1 2 0 0
traffic flow increases exceed current road capacities -2
EMERGENCY SERVICES n/a=
structure size and/or access can be serviced by emergency equipm ent 0
structure size and/or access may impede but not hinder serviceability -1 5 0 0
structure size and/or access could be problematic or non-serviceable -2
RIGHT-OF-W AY OF EXISTING ROADS n/a=
greater than 50 ft. right-of-way 1
50 ft. right-of-way 0
0
40 ft. right-of-way -1
less than 40 ft. right-of-way -2
Internal Im provem ents
W ATER SYSTEM SERVICE n/a=
central water system meeting DNR requirements for capacity, storage, design, etc. 2
comm unity well / w ater system meeting DNR requirements 1
private wells meeting DNR requirements 0 3 0 0
private wells not meeting any established standards -1
individual / private wells -2
EMERGENCY W ATER SUPPLY n/a=
fire hydrant system throughout developm ent with adequate pressure and flow 0
fire hydrant system with limited coverage -1 5 -2 -10
no fire hydrant system -2
PEDESTRIAN CIRCULATION INFRASTRUCTURE n/a= x
paved and dedicated walkways (no bicycles) provided throughout developm ent 2
paved walkways provided throughout developm ent / maybe shared with bicycles 1
designated walkways provided but unpaved 0 4
no pedestrian walkways, but green space provided for pedestrian use -1
no designated pedestrian walkway areas -2

Page 4 of 5
Worley & Associates Real Estate Office Permit#: 16-25

Section Score
Performance

Importance
Division III Relative Policy Scoring Sheet:

Factor
W estern Taney County

Score
Value
PEDESTRIAN SAFETY n/a= X
separation of pedestrian walkways from roadways by landscape or structural buffer 2
separation o f pedestrian walkways from roadways by open land buffer 1 2
pedestrian walkways abut roadways with no buffering / protection 0
BICYCLE CIRCULATION n/a= X
dedicated / separate bike-ways with signage, bike racks, trails 2
bicycle lanes shared with pedestrian walkways but separated by markings / signs 1 1
no designated bike-ways 0
UNDERGROUND UTILITIES n/a=
all utilities are provided underground up to each building / structure 2
all utilities traverse developm ent underground but may be above ground from easement 1
utilities above ground but / over designated easements 0 4 0 0
utilities above ground and not within specific easements -1
no specific management o f utilities -2
O pen-Space Density
USABLE OPEN SPACE n/a= X
residential developm ents (>25 units) include more than 25% open recreational space 2
residential developm ents (>25 units) offer >10% but <25% open recreational space 1
recreational area provided, but highly limited and not provided as open space 0 2
no designated recreational space provided, but open space available -1
no open recreational space provided -2
Solid W aste Disposal
SOLID W ASTE DISPOSAL SERVICE AVAILABILITY n/a=
weekly service is available and documentation o f availability provided 0
weekly service reportedly available but not documented -1 5 -1 -5
centralized, on-site trash collection receptacles available -2
SOLID W ASTE DISPOSAL SERVICE COMMITMENT n/a= X
restrictive covenants provide for weekly disposal for each occupied structure 0
services available but not a requirement documented in covenants -1 5
not applicable / no pick-up service provided -2
Total W eighted Score= -9
Maximum Possible Score= 39
Actual Score as Percent of Maximum= -23.1%
Num ber of Negative Scores= 3
Negative Scores as % of All Applicable Scores= 27.3%

Scoring Performed by: Date:

B ob A tc h le y a n d B o n ita K is s e e -S o u te e N o v e m b e r 2. 20 1 6

Page 5 of 5
Project: Worley & Associates Real Estate Office
Permit#: 16-25
Policies Receiving a Negative Score
Importance emergency water supply waste disposal service
Factor 5:
Importance use compatibility
Factor 4:
Importance none
Factor 3:
Importance none
Factor 2:
Importance non e
Factor 1:
Scoring by: Bob Atchley and Bonita Kissee-Soutee
Date: November 2, 2016
 Project: Worley & Associates Real Estate Office Permit: 16-25
As
Max. Possible % Total Negative Scores
Scored
[scoring 39 -9 -2 3 .1 % 3 27.3%

Max. As Negative Scores
Possible Scored Num ber of Percent
Importance Factor 5 25 -5 2 28.6%
s e w a g e d isp o s al 10 0

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

dive rs ific a tio n 10 5

e m e rg e n c y s erv ic e s 0 0

rig h t-o f-w a y /ro a d s 5 5

e m e r g e n c y w a t e r s u p p ly 0 -1 0

w a s t e d is p o s a l s e r v ic e 0 -5

w a s te d isp o s al c o m m itm e n t

Importance Factor 4 8 -4 1 50.0%
s lo p es

u s e c o m p a tib ility 0 -4

p e d e s tria n circulation

u n d e rg ro u n d utilities 8 0

Importance Factor 3
soil lim itations

b uilding b u lk /s c a le

w a s te c o n ta in e rs s cre e n in g

o u td o o r e q u ip s to ra g e

in dustrial b u ffer / s c re e n in g

right to fa rm

right to o p e ra te

m ix e d -u s e d e v e lo p m e n ts

d e v e lo p m e n t p a tte rn s

d e v e lo p m e n t bu fferin g

w a te r s y s te m s e rv ic e 6 0

Importance Factor 2
w ild life h a b ita t a nd fis h e rie s

a ir qu ality

b uilding m a te ria ls

re s id e n tia l b u ffer / s cre e n in g

re s id e n tia l privacy

traffic 0 0

p e d e s tria n s a fe ty

u s a b le op en s p a c e

Importance Factor 1
lot c o v e ra g e

rooftop v en ts / e q u ip m e n t

b icy c le circulation

Scoring by: Bob Atchtey and Bonita Kissee-Soutee
Date: N ovem ber 2, 2016
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1159 Bee Creek Rd Offices W -s^-E
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Division III Permit Case # 2016-0025
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Worley & Associates Real Estate Office
1159 Bee Creek Road, Branson, MO
Division III Permit Case # 2016-0025
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Worley & Associates Real Estate Office
1159 Bee Creek Road, Branson, MO
Division III Permit Case # 2016-0025
Pictometry - View from the South

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 11/ 3/2016

Worley & Associates Real Estate Office
1159 Bee Creek Road, Branson, MO
Division III Permit Case # 2016-0025
Pictometry - View from the East

Worley & Associates Real Estate Office
1159 Bee Creek Road, Branson, MO
Division III Permit Case # 2016-0025
Pictometry - View from the West

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