As the retiree population at the Lake of the Ozarks continues to swell, another developer has plans for an elder care community along State Road KK.
At their Wednesday, April 18 P&Z commission meeting, the Camden County Planning and Zoning Commission tabled the request by Ivan Chiang, Four Gems Development LLC/Matt Duenke, Fullerton, CA.
Specifically Four Gems Development and Duenke want to rezone two parcels of land, consisting of 35.16 acres, from R-2 (Medium Density Residential) to R-3 (High Density Residential) for the purpose of constructing a living and care community for the elderly in Osage Beach.
Senior Community on State Road KK
The undeveloped property is located off State Road KK, Duenke Drive and Tan Tar A Drive, adjacent to the Tan-Tar-A Resort. The name of the proposed development is Tan-Tar-A Lakeside Senior Community, and residence would be limited to adults age 55 and over.
If approved, the community would be constructed in three phases, as a continuing care retirement community, consisting of:
- Independent Living Facilities – 240 units with 250 parking spaces
- Assisted Living Facilities – 80 beds with 53 parking spaces
- Memory Care Facilities – 40 beds with 29 parking spaces
- Skilled Nursing Facilities – 60 beds with 64 parking spaces
- Children and Adult Day Care – 128 spaces with 48 parking spaces
- Family Condo Rentals – 48 units with 68 parking spaces
Chiang also revealed there are discussions of constructing a workforce housing development on a 71-acre parcel, two miles away from the proposed development, for the purpose of supplying affordable housing for their employees. This development would fall under the City of Osage Beach Planning and Zoning jurisdiction.
Citizen questions and comments on the rezone request are below, with Chiang's summarized responses directly beneath, in italics:
- The development is a major change in direction for a well-designed golfing community, and will affect 360-plus individual houses, built in conjunction with the Tan-Tar-A Resort facilities
- The proposed development will not exceed the maximum allowable units per acre under R-3 zoning.
- Is the proposal in violation of the Restrictive Agreement with Tan-Tar-A Estates, dated May 2, 1966?
- The Senior Community falls under Multi-Family Residential (group housing) and is more compatible with the Tan-Tar-A Estates' restrictive agreement than the other allowable uses (offices, restaurants and retail stores)
- What about the common ground around the golf course?
- Will there be sufficient water drainage with the severe terrain and proper water and sewer infrastructure?
- Will the county address the possibility of over-building, since both the Arrowhead Senior Living Community, that is currently under construction on Highway KK, and the proposed Rose Development, located closer to the hospital, and this development offer similar senior services?
- Concerns the development would interfere with the Hidden Lakes Golf Course
- Safety concerns due to a dangerous intersection and increased traffic with the development and Margaritaville, on what one citizen said was an already inadequate and dangerous State Road KK
- Emergency vehicles are already delayed because of high vehicle use volume, and the inability for vehicles to get out of the way on KK
- The Senior Community is not expected to be a burden on the existing Highway KK because most of the residents will not own a vehicle
- Under the Good Samaritan Rule, if an ambulance could not reach the area, they will have at least six nurses on duty 24/7, that will be able to come to the aid of a homeowner, if called, plus EMT trained security staff.
- One citizen said they would be are willing to give access across their property east of the development, if needed
- Another citizen said they are in favor of this development, saying it is a new model, a new way of doing things. They predicted it will change the way elder care is done, and Camden County could become the destination place for this kind of elder care.
- How will this affect homeowner’s fees, taxes and property values?
- This has potential to be a $100 million product, that is not small for this county in terms of assessed valuation, and there is a multiplier effect.
At this time, Chiang said they were not certain if the community would be operated by the owners, or a third-party administrator. He also did not have answers to infrastructure concerns, as he said they were still working out utility services, but they will connect to city sewer and Tan-Tar-A Estates is connected to Tan-Tar-A Resort’s water lines.
Chiang said developers hope to have the first phase of 120 assisted living facility units constructed by the middle of the third quarter 2019. Phase two would be the independent living facilities, and phase three would be the condominiums and vacation rentals.
The Planning and Zoning Commission will vote on this rezone request at the 5:30 p.m. Wednesday, May 16 P&Z commission meeting at the Camden County Courthouse.
