Questions & Answers
Your questions. Clear answers.
What is planned. What is decided. What still needs work.
Updated . These answers reflect our community plans and the questions neighbors have raised. Public-record status was last checked ; unfinished details are identified below.
29 questions across 5 topics
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What is being planned?
LIVARA is a year-round community planned between Camdenton and Linn Creek, with more than 500 homes envisioned in Phase 1. The vision brings homes, local shops, places to work, woods and walking trails together. Final layouts, infrastructure and approvals are still being worked through.
Could a data center still be built here later?
We moved forward with the purchase of the land with a clear understanding that a data center was not possible, and we are not requesting approval for one. Our objective is to build a community. Zoning applies to whoever owns the land, not just us. Today the land is under Camden County's land-use code, including Appendix L, its data-center rules. Linn Creek uses the County's code until it adopts its own. Under our agreement with the City, land that joins comes in zoned A-1, General Agricultural, and any other use needs a public rezoning request with a hearing, where the Board can say no. Linn Creek's current moratorium on new data centers also covers the whole city.
Where do things stand with Linn Creek?
We withdrew our annexation request on October 14, 2026 to give the City time to put clearer data-center rules in place. We plan to ask again. As of October 31, 2026, no new hearing date had been announced.
Why Linn Creek instead of Camdenton?
Two reasons: sewer and sales tax. Linn Creek's sewer plant is close to our land and downhill from it. Connecting through Camdenton would have meant bigger sewer upgrades, pumping uphill and crossing Highway 54, at a much higher cost. Linn Creek's city sales tax rate is also higher than Camdenton's. Camdenton ended our 2022 agreements at our request in July 2026. Our land that is already in Camdenton stays in Camdenton, and we are working with both cities.
Who pays for the infrastructure?
MO Lake Development pays for all infrastructure upfront. Any later reimbursement is limited to eligible costs and depends on the agreements' conditions and available revenue; full repayment is not guaranteed. The agreements use a share of eligible new sales taxes, and eligible City use tax, generated within the areas they cover.
How can I ask a question or share an idea?
Use our Contact page or email info@molakedev.com. Tell us what interests you, what concerns you and which part of the project affects you. For official hearings and public comments, check the City's current notices and procedures.
The land and the design
Where is LIVARA?
The land is in Camden County between Camdenton and Linn Creek, next to Cross Creek, near Highways 5 and 54 and Linn Creek Cove at the Lake of the Ozarks. The annexation request we withdrew covered about 1,931 acres.
What does open land mean here?
Woods, creeks, trails and open meadows are part of the community vision. The amount and location of open space, along with any recorded protections, will depend on the final plans. A planning goal is not the same as a recorded conservation restriction.
Are design images final plans?
Concept images illustrate a design direction. They are not final plans or photographs of a completed community. Building locations, architecture, landscaping and street layouts can change during design, engineering and review.
What is planned for the employment areas?
The community plan includes light industrial and trade space to support year-round work. We are exploring places for skilled trades, workshops and local businesses. Specific operators and facilities have not been announced.
What does LIVARA mean, and how do you say it?
Say it lih-VAR-uh, with “liv” like living. The name expresses our ambition to live well and with purpose: good homes, meaningful work and a connection to the Lake.
Homes, utilities and neighbors
Will there be homes for people who work at the Lake?
That is a central goal. Phase 1 envisions more than 500 homes with a range of sizes and housing types for year-round living. Specific prices, ownership and rental options are still being developed.
When could people move in?
Move-in dates have not been announced. The schedule depends on final design, approvals and infrastructure work. An inquiry through this website is a conversation with our team, not a reservation or home purchase.
What has to happen before a phase can be built?
Each phase needs an appropriate plan for access, drinking water, sewer and other utilities, together with the permits and approvals that apply. We pay for the infrastructure upfront. The financing agreements do not replace those engineering and approval steps.
Is water and sewer capacity already available?
The community will need water and sewer improvements. The service plan, required capacity, permits and construction timing still need to be worked through with the City, service providers and engineers. Proximity to an existing plant does not mean capacity is already available.
How will you address traffic and road access?
Safe access, traffic and construction routes need to be addressed as each phase is planned. Specific road connections, upgrades and schedules are still being worked out. We pay for the infrastructure the development needs upfront.
What about construction noise, lights and tree buffers?
These are part of the planning work, including construction access, outdoor lighting and treatment of the edges next to neighboring properties. Exact buffers, hours and other requirements have not all been finalized. Tell us about a specific concern so it can be considered as the plans develop.
Will this project raise my electric bill?
Power requirements and any necessary improvements must be worked through with the serving utility. Any effect on other customers' rates has not been established. Questions about current rates should go directly to your utility.
How will schools and public services be affected?
New homes will add demand for schools and public services. Phasing provides an opportunity to plan with service providers, but does not by itself establish available capacity. Service needs and responsibilities still need to be addressed as the plans develop.
Will neighbors be able to use the trails and parks?
Shared outdoor space is part of the vision. Specific routes, public access, hours and maintenance arrangements are not final. We will describe those details as they are established.
Rules and agreements
How does annexation work, and how will I know if you apply again?
Annexation moves a city line. It does not approve any building. Before the Board acts on a new request, the City publishes a notice and holds a public hearing where anyone can speak. You can sign up for email updates.
Does this touch my property taxes or money the City collects today?
No. We are paid back only from a share of new City sales and use tax made by businesses on this land, after they open. Property taxes, including school taxes, are not part of it. Neither is any tax the City collects today, or any tax voters set aside for a specific purpose. The agreement also lets us ask the City to form special districts covering only our land. Each would need its own approval.
Does the July 27 agreement annex or rezone the land?
No. Ordinance 26-005 approves the Linn Creek Public Improvement Agreement. The Board of Aldermen approved it 4 to 0 at an open meeting on July 27, 2026, and the Mayor signed to carry out that vote. Annexation and zoning are separate actions with their own procedures. The financing agreement is not approval of the entire development.
Who maintains the roads and utilities over time?
Paying to build infrastructure and maintaining it over time are different responsibilities. Ownership, acceptance and maintenance of each improvement will depend on the approved plans and agreements. Those responsibilities need to be identified as the plans are finalized.
Which commitments are actually binding?
A design goal or concept image is not an approved plan or recorded protection. Applicable zoning, permits, recorded documents and signed agreements establish enforceable requirements. Our status page distinguishes the signed financing agreements from work that still needs review.
How are future phases reviewed?
Each phase must follow the approval process that applies to its location and proposed uses. The required engineering, permits and land-use decisions are separate from the community vision shown here. Future schedules and hearing notices will be dated when they are announced.
Why do some older materials describe a different project?
Earlier studies explored ideas that are not part of the community we are pursuing. We moved forward with the land purchase understanding that a data center was not possible, and we are not requesting approval for one. Use the current dated answers and status page when reading older maps, presentations or news coverage.
Staying in touch
When is the next public meeting?
As of October 31, 2026, no new project town hall or annexation hearing date had been announced. Earlier summer and September meeting notices are historical. Check Linn Creek City Hall for current official notices, agendas and public-comment procedures.
Where can I check the latest updates?
Visit Project Status for dated updates and the distinction between our plans and public actions. To hear about new updates by email, sign up for project updates. You can also contact the team with a specific question.
Road & Water Agreements
How the signed agreements work.
MO Lake Development pays for all infrastructure upfront. The separate City and County agreements provide a way to recover eligible costs later through a share of eligible project-generated tax revenue. Reimbursement is conditional, not guaranteed.
We fund infrastructure upfront
We pay for the roads, water, sewer and other infrastructure upfront. The agreements do not remove that initial funding responsibility.
Eligible revenue may reimburse costs
The agreements allow a 75% share of eligible new project tax revenue to reimburse eligible costs. The City agreement includes eligible sales and use tax; the County agreement covers eligible sales tax.
Time limits and annual approvals
The City limit is up to 30 years for each active phase; the County limit is up to 30 years for its defined Site. Reimbursement depends on eligible costs, available revenue and annual budget approval.
| Agreement | Sales tax share | Time limit | Rules and source |
|---|---|---|---|
| City of Linn Creek July 27, 2026 agreement; Ordinance 26-005 | 75% of the City's eligible sales and use tax from new business inside each active phase. Voter-dedicated taxes are excluded. | Up to 30 years (360 months) for each active phase, or sooner if road and utility costs are paid off. | The developer pays upfront. Later reimbursement applies only to eligible costs on land lawfully annexed into Linn Creek. Requires proof of costs and yearly City budget approval. Full payback is not guaranteed. Agreement §§2 to 3, 17 and 20; Ordinance §§2 to 3 |
| Camden County Public Improvement Agreement signed November 3, 2022 | 75% of the County's eligible sales tax from new business on the defined Site. The road-tax share can only pay for roads. | Up to 30 years (360 months), or sooner if eligible costs are paid off. | The developer pays upfront. Later reimbursement applies only to eligible costs on the defined Site. Requires proof of costs and yearly County budget approval. Full payback is not guaranteed. Agreement §§13 and 16; Approved November 3, 2022 |
The agreements also contemplate separately approved funding measures, including potential special taxing districts. Any such action would follow its applicable approval process. These agreements are not a promise of full repayment or zero future assessments.
Ask Linn Creek City Hall for Ordinance 26-005 and the July 27, 2026 agreement. Ask the Camden County Clerk for the County agreement signed November 3, 2022.
Keep the conversation going
What should we
answer next?
Tell us which part of the plan affects you and what information would help.