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HomeMy WebLinkAboutBoard of Adjustment 09-27-07 ST. CROIX COUNTY BOARD OF ADJUSTMENT Thursday, September 27, 2007 8:30 a.m. Government Center, Hudson, Wisconsin- County Board Room AGENDA A. CALL TO ORDER/ ROLL CALL B. OPEN MEETING LAW STATEMENT C. ACTION ON PREVIOUS MINUTES D. DATE OF NEXT MEETING: October 25, 2007 E. UNFINISHED BUSINESS F. PUBLIC HEARINGS - See Public Notice (Attached) G NEW BUSINESS 1. Micabren Acres - Request for Reconsideration 2. Kraemer Company - Modifications to Nonmetallic Mining Reclamation Plan 3. Discussion - BOA Review of Plan Modifications 4. Schedule November Hearing Date 5. Legal Update H. ANNOUNCEMENTS AND CORRESPONDENCE I. ADJOURNMENT (Agenda not necessarily presented in this order.) SUBMITTED BY: St. Croix County Planning and Zoning Department DATE: September 7, 2007 COPIES TO: County Board Office County Clerk Board Members News Media/Notice Board *CANCELLATIONS /CHANGES /ADDITIONS ! PUBLIC HEARING NOTICE The St. Croix County Board of Adjustment has scheduled a public hearing for Thursday, September 27, 2007 at 8:30 a.m. at the Government Center, 1101 Carmichael Road, Hudson, Wisconsin, to consider the following requests under the St. Croix County Zoning Ordinance. The Board will view each site in question, after which the Board will deliberate and vote on the requests. SPECIAL EXCEPTIONS 1. APPLICANTS: Hoverson, Brian & Wendy LOCATION: NW' /4 of the NW' /4 of Section 25, T30N, R17W, Town of Erin Prairie ADDRESS: 1385 200 Street REQUEST: Special exception request for filling and grading an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond pursuant to Section 17.29 (2)(d)of the St. Croix County Zoning Ordinance. 2. APPLICANT: Joseph J. Weber LOCATION: SE' /4 of the NE' /4 of Section 25, T29N, R19W, Town of Hudson ADDRESS: 905 Highlander Trail REQUEST: Special exception request for filling and grading an area exceeding 10,000 square feet in the Shoreland District of Indigo Pond pursuant to Section 17.29(2)(d) of the St. Croix County Zoning Ordinance. 3. APPLICANTS: Lindquist Family Limited Partnership LOCATION: NE %4 of the NW' /4 of Section 13, T28N, R17W, Town of Rush River ADDRESS: 2053 County Road N REQUEST: Special exception request for institutional and governmental uses in a historic church structure in the Ag Residential District pursuant to Section 17.15(6)(s) of the St. Croix County Zoning Ordinance. 4. APPLICANTS: Ryan & Theresa Douglas LOCATION: SE' /4 of the SW' /4 and SW' /4 of the SW' /4 of Section 27, T30N, R19W, Town of St. Joseph ADDRESS: Perch Lake Road REQUEST: Special exception request for filling and grading an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond pursuant to Section 17.29(2)(d) of the St. Croix County Zoning Ordinance. S. APPLICANTS: Herbert & Lissetta Blaisdell * * *WITHDRAWAN * ** LOCATION: SW' /4 of the SE' /4 of Section 3, T29N, R19W, Town of St. Joseph ADDRESS: 615 Old Mill Road REQUEST: Special exception request to expand an existing Community Based Residential Facility (CBRF) in the Commercial District pursuant to Section 17.18 of the St. Croix County Zoning Ordinance. RECONSIDERATION 6. APPLICANTS: Rivard Stone, Inc. LOCATION: NE' /4 of the SE' /4 and SE' /4 of the NE %4 of Section 12, T30N, R20W, Town of Somerset ADDRESS: 302 Old Scout Camp Road REQUEST: Request for reconsideration of the special exception permit renewal approved by the Board of Adjustment for the Kraemer Company on July 26, 2007 for an existing nonmetallic mining operation pursuant to Section 17.15(6)(g) of the St. Croix County Zoning Ordinance, and subject to the standards in Chapter 14, the St. Croix County Nonmetallic Mining Ordinance. All interested persons are invited to attend said hearing and be heard. Additional information may be obtained from the St. Croix County Planning and Zoning Department, Hudson, Wisconsin at (715) 386 -4680. Clarence W. Malick, Chairperson St. Croix County Board of Adjustment Q om, .�\ BOARD OF ADJUSTMENT MEETING AND HEARING MINUTES September 27, 2007 The meeting was called to order by acting Chairperson Sue Nelson at 8:35 a.m. A roll 0 call was made. Sue Nelson, acting as chairperson, Chuck Struemke and Jerry McAllister were present. Chairperson Buck Malick and Linda Luckey were absent and excused. Staff included: Jenny Shillcox, Zoning Specialist; Kevin Grabau, Code Administrator; David Fodroczi, Director; Steve Olson, Land and Water Conservation Department and Becky Eggen, Recorder. Staff confirmed to the Board that this was a properly advertised meeting. The next meeting for the Board is scheduled for Thursday, October 25, 2007 at 8:30 a.m. in the County Board Room of the Government Center in Hudson. Acting Chair Sue Nelson opened the meeting. Testimony was taken and recorded by Patti A. Meyer, court reporter from Q & A Court Reporters. A_unlication # 1 Brian and Wendy Hoverson — Special Exception The applicants requested a special exception permit for grading and filling an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond in order to construct a single - family dwelling, accessory pole barn, driveway, turn around area, and sanitary system in the Town of Erin Prairie. Staff presented the application and the staff report. The Town of Erin Prairie recommended approval of the request. St. Croix County Land and Water Conservation Department reviewed the revised storm water management and erosion control plans and found them to be adequate. They recommended that the applicants record an operation and maintenance plan for the storm water measures against the property and maintain silt fence around the construction site until self - sustaining vegetation is established on all disturbed areas. Wisconsin Department of Natural Resources informed staff that no Chapter 30 permit would be required but a NR 216 storm water permit may be required if the disturbed area reaches one acre or more, and that they verified the OHWM of the pond on September 14, 2007 and found the proposed dwelling to be beyond the 75 -foot setback. Staff recommended approval of the request based on nine findings of fact and conclusions of law. Brian Hoverson signed an oath and spoke in favor to the request. Silt fence will be installed around the proposed construction site. He had a misunderstanding of staff s conditions regarding the silt fence. No one testified in opposition. rt Application #2 Joseph Weber — Special Exception The applicant requested a special exception permit for grading and filling an area exceeding 10,000 square feet in the Shoreland District of Indigo Pond in order to x construct a single- family dwelling, driveway, and sanitary system in the Indigo Ponds ,r•� Subdivision in the Town of Hudson. (/ Staff presented the application and the staff report. The Town of Hudson was sent a copy of the application but did not submit a recommendation or comments. St. Croix County Land and Water Conservation Department reviewed the plans and found the erosion control plans to be adequate for the site. They recommended that the applicants have the wetland on the property delineated to ensure that the proposed rain garden is outside of the wetland boundary and all other setbacks consistent with NR 115, and that the applicants record an operation and maintenance plan for the storm water measures against the property and use phosphorous free fertilizers. The applicants had the wetland delineated by Graham Environmental on September 21, 2007, at which time it was determined that no wetland was present. Wisconsin Department of Natural Resources reviewed the application and verified that the project does not require a Chapter 30 permit but that erosion control will be critical on the steep slopes. They recommended double silt fence or extra hay bales on the south side of the house excavation to reduce the risk of sediment getting to the pond. Staff recommended approval of the request based on ten findings of fact and conclusions of law. Jerry Ripley, JEO, signed an oath and spoke in favor of the request. He did the design on the erosion control. Graham Environmental verified the wetland vegetation and based on the soils, the area was not considered a wetland. No one spoke in opposition. Application # 3 Roger and June Lindquist Family Limited Partnership — Special Exception The applicants requested a special exception permit to allow institutional and governmental use of a historic structure in the Ag Residential District in the Town of Rush River. Staff presented the application and the staff report. The Rush River Town Board recommended approval of the request within conditions to ensure that the applicants monitor and remove trash and debris in the roadsides and right -of -way of County Highway N between State Highway 63 and County Highway Y; maintain civil order and not become a visual or aural nuisance to the neighborhood; and do not sell beverages containing alcohol, controlled substances, or other contraband. The Town Board also considered, but decided not to restrict the hours of operation or the number of occupants that the building could reasonably and safely accommodate for the proposed religious, social, and institutional gatherings. St. Croix County Land and Water Conservation Department reviewed the plans and recommended that the applicants implement storm 2 MMMMMMMMI water management practices consistent with NR 151 runoff management standards. St. Croix Highway Department reviewed the plans and recommended that the applicants maintain the grass area on the west side of the site for overflow parking so that people will not be tempted to park along County Highway N. Staff recommended approval of the request based on eleven findings of fact and conclusions of law. Roger Lindquist, property owner, signed an oath and spoke in favor of the request. Originally he wanted to have the property zoned commercial, but the Town of Rush River does not allow any commercial property in the township. A basement was constructed to have a residence. They are not currently living there. A historic place cannot charge a fee; they may only accept donations. He does not want to pave the area to the south because that is the only entrance to the field. Heavy machinery would tear up the pavement when doing field work. There is a good base of gravel in that area currently. The lower level had to comply with a residential code if they were ever to live there. William Findlay, Rush River Town Board member, signed an oath and spoke in favor of the request. He feels the Lindquist's addressed the overflow parking and feels they will keep the area free of trash and debris. Don Schumacher, Rush River Town Chair, signed an oath and spoke in favor of the request. Lindquist preserved a historic building which brings a point of interest to the Town of Rush River. He questions the additional paving for the parking. No one testified in opposition to the request. Application # 4 — Ryan and Theresa Douglas — Special Exception The applicants requested a special exception permit for grading and filling an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond in order to construct a single - family dwelling, driveway, and sanitary system in the Town of St. Joseph. Staff presented the application and the staff report. The Town of St. Joseph recommended approval of the request and recommended that the silt fence be extended as showed on the reviewed site plan dated September 4, 2007. St. Croix County Land and Water Conservation Department reviewed the revised storm water management and erosion control plans and found them to be adequate. They recommended that the applicants record an operation and maintenance plan for the storm water measures against the property, use a phosphorous free fertilizer, and maintain a 35 -foot vegetative buffer from the OHWM of the unnamed pond. The Wisconsin Department of Natural Resources reviewed the application and noted that the OHWM was determined by the surveyor and not by the DNR or St. Croix County, and feels that it may not be accurate based on their field observations for similar ponds in St. Croix County this year. They 3 i verified that the project does not require a Chapter 30 permit, but may require NR 216 storm water permit if the disturbed area reaches an acre or more. Staff recommended approval of the request based on nine findings of fact and conclusions of law. Ryan Douglas, property owner, signed an oath and spoke in favor of the request. He just recently moved to St. Croix County and found out that this project is a bigger undertaking than he imagined. He was available for questions. Josh Clendenen, Delaney Company, did not sign the oath but spoke in favor of the request. He is the builder for the applicant. The surveyor is putting in a new piece of lath for the OHWM which is about 123 feet away from the proposed OHWM of the unnamed pond. No one spoke in opposition. The Board recessed for a break at 9:41 a.m. The Board reconvened at 9:53 a.m. Application # Lowell & Virginia Rivard Family Trust — Reconsideration At the August 23, 2007, meeting, the Board of Adjustment voted to reconsider its July 26, 2007, decision regarding the renewal of a special exception permit for the Kraemer Company, LLC, for an existing nonmetallic mining operation on the property owned by the Rivard Family Trust in the Ag Residential District in the Town of Somerset. Specifically, the applicants requested reconsideration of Finding #4. Reflecting all new evidence, staff recommended that Condition #1 to be reworded and remove Rivard Stone from the condition. Buck Sweeney, attorney for the Kraemer Company, signed an oath and spoke in favor to the reconsideration. The nonconforming use of Rivard Quarry was approved back in 2002 and nothing has changed with the use. He referred to the diminishing asset rule. Rivard Stone continues to be a non - conforming use. Rivard Stone is taking the larger stone off the top five feet and Kraemer Company uses the remaining stones and crushes them down. Mike Rivard signed an oath and spoke in favor of the reconsideration. Rivard Stone and Kraemer Company operate under different mining identification numbers, operate with different crews, equipment, time of day, etc. Rivard Stone quarry for landscaping and building products whereas Kraemer Company quarries for aggregate projects such as road construction projects. 4 Butch Jacobs, neighbor to Rivard Stone, signed an oath and spoke in favor of the reconsideration. He feels that Rivards are a good neighbor. He believes that the Highway is noisier than the quarry. He worked for Rivards in the 1960- 1970s. Ed Schachtner, Somerset Town Chair, signed an oath and spoke in favor of the reconsideration. He agreed with the new recommendations of the condition and feels the Board of Adjustment made an error at the August meeting. Larry Wolf signed an oath and spoke in opposition to the reconsideration. He does not feel that the quarry should be grandfathered in with the history of the business. The blasting and crushing methods versus the hydraulics that are now used is considered expansion. Changing methods would be expansion of the nonconforming use. Mark Hoffinan who lives below the quarry, signed an oath and spoke in opposition of the reconsideration. He wonders why Rivards would not have to comply with the ordinance. The operation is way more involved than it was in the past. It is hard to tell who makes the noise from quarry; if it is Rivard Stone or the Kraemer Company. Jean Hoffinan who lives below the quarry, signed an oath and spoke in opposition to the reconsideration. She feels the quarry is degrading the national scenic riverway. She does not see why the conditions need to be changed because Rivard Stone and Kraemer Company are one and the same. New Business Kraemer Company modified their reclamation plan addressing Condition #4 from the July, 2007 special exception decision. Motion by McAllister to let staff review the modifications and revisit plan modifications at the October meeting, second by Nelson. McAllister — yes, Nelson — Yes, Struemke — Opposed. Motion carried. Micheal Feist Micabren Acres LLC & Ridin2 Meadows, LLC Motion by McAllister to table the reconsideration to revoke special exception permit for a horse boarding facility until the October meeting, second by Struemke. Motion carried unanimously. Minutes Motion by McAllister to adopt the minutes, second by Struemke. Motion carried unanimously. The Board recessed for lunch and site visits at 11:25 a.m. 5 The Board reconvened at 2:15 p.m. Decisions After hearing the testimony and reviewing the material in the record, the Board rendered the following decisions: _Application # 1 Brian and Wendy Hoverson — Special Exception Motion by Struemke, second by McAllister to approve the special exception for filling and grading an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond in the Town of Erin Prairie based on the following findings of fact and conclusions of law: 1. The applicants are Brian and Wendy Hoverson, property owners. 2. The site is located at the NW '/ of the NW %, Section 25, T30N, R17W, Town of Erin Prairie, St. Croix County, Wisconsin. 3. The applicants filed an application with the Board of Adjustment for a special exception permit for filling and grading an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond to construct a single - family dwelling, pole shed, driveway and sanitary system pursuant to Section 17.29(2)(d) of the St. Croix County Zoning Ordinance. The proposed filling and grading activities encompass an area of approximately one acre on slopes less than 12 percent. 4. The site is located in the Agricultural District and within the Shoreland Overlay District of an unnamed pond, and is within a primary environmental corridor as identified by the St. Croix County Development Management Plan 2000 -2020. With conditions for implementing and maintaining proper erosion control measures before, during and after construction; limiting the use of phosphorous fertilizers on the site; and maintaining and enhancing the current level of native trees, shrubs, and groundcover surrounding the pond — particularly within the 75- foot OHWM setback area - this request will be consistent with the goals and objectives of the St. Croix County Development Management Plan 2000 -2020 aimed at conserving and protecting woodlands and their related benefits for wildlife habitat, protecting slopes and controlling erosion and sedimentation from development, identifying and protecting environmental corridors, and guiding development to locations and conditions that minimize adverse impacts to natural resources. 5. With the conditions listed in Finding #4 above, this request will not violate the spirit or intent of the St. Croix County Zoning Ordinance and will meet the requirements in Sections 17.70(7)(a) and 17.70(b) of the Ordinance regarding potential negative impacts to the water quality, ecology, and natural beauty of Indigo Pond. 6 6. All proposed structures meet the required road, side yard, and OHWM setbacks. With conditions ensuring that the height of the dwelling and pole shed won't exceed 35 feet and 20 feet, respectively, the project will meet all dimensional standards in the St. Croix County Zoning Ordinance. 7. The Town of Erin Prairie Town Board recommends approval of this request. 8. The St. Croix County Land and Water Conservation Department finds the storm water management and erosion control plans to be adequate and recommends that the applicants record an operation and maintenance plan for the storm water measures against the property and maintain silt fence around the construction site until self - sustaining vegetation is established on all disturbed areas. 9. The Wisconsin Department of Natural Resources has informed staff that no Chapter 30 permit will be required but a NR 216 storm water permit may be required if the disturbed area reaches one acre or more, and that they have verified the OHWM of the pond on September 14, 2007 and found the proposed dwelling to be beyond the 75 -foot setback. With the following conditions: 1. This special exception permit allows the applicants to disturb an area not to exceed one acre on slopes less than 12 percent in the Shoreland District of an unnamed pond to construct a single - family dwelling not to exceed 35 feet in height, a pole shed not to exceed 20 feet in height, a driveway, turn around area, and sanitary system in accordance with the plans submitted, and as provided in the conditions below. Approval for this special exception permit does not include any additional grading and filling, tree removal, structures, uses, or other development activities. 2. Prior to commencing construction, the applicants shall secure a building permit from the Town of Erin Prairie and obtain any other required local, state, or federal permits and approvals, including but not limited to a County sanitary permit or a NR 216 permit from the Wisconsin Department of Natural Resources. 3. Prior to commencing construction, the applicants shall submit to the Zoning Administrator a surety in the form of a compliance deposit in good funds in an amount of $1,100 to be held by the Planning and Zoning Department until the project has been completed and approved to be in compliance with the conditions of this permit and all applicable provisions of the Ordinance, at which time the deposit will be refunded in full. 4. Prior to commencing construction, the applicants shall install erosion control measures in accordance with the approved plans. During construction, the smallest amount of bare ground shall be exposed for as short a time as possible. The applicants shall maintain silt fence around the construction site until self- 7 sustaining, permanent groundcover is successfully established on all disturbed areas of the site. Phosphorous fertilizers shall not be used to establish and maintain a lawn on the disturbed area of the site, unless a soil test confirms that phosphorous is needed. 5. Prior to commencing construction, the applicants shall install construction fencing or another suitable barrier around the grading limits that are not already surrounded by silt fence to protect existing trees from damage during construction. 6. Prior to commencing construction, the applicants shall schedule an on -site pre - construction meeting that includes the property owners, builder, excavator, and St. Croix County Planning and Zoning and Land and Water Conservation Department staff members. Items to be discussed include but are not limited to coordinating installation of erosion control and tree protection measures, construction timelines, compliance with all other pre - construction conditions, and roles and responsibilities of all parties. 7. Within 30 days of this approval, the applicants shall submit to and have approved by the Zoning Administrator a vegetation management agreement for the long- term maintenance of existing native trees, shrubs, and ground cover surrounding the pond — particularly within the 75 -foot setback area - in order to protect sensitive wildlife habitat within the primary environmental corridor and Shoreland District, screen the proposed dwelling from the pond, filter storm water runoff from the site, and stabilize and protect slopes to prevent long -term erosion and sedimentation problems. 8. Within 30 days of substantially completing construction, the applicants shall record an affidavit referencing this decision, the revised storm water management plan, an operation and maintenance agreement for the storm water features, and the vegetation management agreement against the property, and provide a recorded copy of the affidavit and all referenced documents to the Zoning Administrator at this time. The intent is to make present and future owners aware of the responsibilities and limitations associated with this decision. 9. Within 30 days of substantially completing construction, the applicants shall submit to the Zoning Administrator photos of the site, and certification from the project designer that the project has been completed as approved. 10. Any minor change or addition to the project, including but not limited to design of the project, shall require review and approval by the Zoning Administrator and the Land and Water Conservation Department prior to making the change or addition. Any major change or addition to the originally approved plan will have to go through the special exception approval process. 8 11. The applicants shall have one (1) year from the date of this approval to commence construction on the project and three (3) years from the date of this approval to complete all construction, including the proposed pole shed, driveway extension, and turn around area. Failure to do so shall result in expiration of the special exception permit. If the special exception permit expires before construction commences the applicants will be required to secure tion a new special exception pP q p P permit before starting. The applicants may request extensions of up to six months not to exceed a total of one year from the Zoning Administrator prior to the expiration of the permit in the event that additional time is needed to secure other required permits and approvals. 12. These conditions may be amended or additional conditions may be added if unanticipated circumstances arise that would affect the health and /or safety of citizens or degrade the natural resources of St. Croix County. Conditions will not be amended or added without notice to the applicants and an opportunity for a hearing. 13. Accepting this decision means that the applicants have read, understand, and agree to all conditions of this decision. Motion carried unanimously. Application # 2 Joseph Weber - Special Exception Motion by McAllister, second by Struemke to approve the special exception request for grading and filling an area exceeding 10,000 square feet in the Shoreland District of Indigo Pond in the Town of Hudson based on the following findings of fact and conclusion of law: I . The applicant is Joseph Weber, property owner, with Derrick Construction acting his agent. 2. The site is located on Lot 41 of the Indigo Ponds Subdivision in the SE '/ of the NE % of Section 25, T29N, R19W, Town of Hudson, St. Croix County, Wisconsin. 3. The applicants filed an application with the Board of Adjustment for a special exception permit for filling and grading an area exceeding 10,000 square feet in the Shoreland District of Indigo Pond to construct a single - family dwelling, driveway, and sanitary system pursuant to Section 17.29(2)(d) of the St. Croix County Zoning Ordinance. The proposed filling and grading activities for the entire project will encompass an area of approximately 35,292 square feet on slopes ranging from 12 to 24.9 percent. 9 4. The site is located within the Shoreland Overlay District of Indigo Pond and is within a primary environmental corridor as identified by the St. Croix County Development Management Plan 2000 -2020. With conditions for implementing and maintaining proper erosion control measures in accordance with the revised plans submitted September 21, 2007 before, during and after construction; delineating the wetland on the property to ensure that the proposed rain garden is constructed in a manner that does not degrade the wetland; and maintaining and enhancing the current level of native trees, shrubs, and groundcover on all undisturbed areas of the site — particularly within the 75 -foot OHWM setback area and slopes of 25 percent and greater - this request will be consistent with the goals and objectives of the St. Croix County Development Management Plan 2000- 2020 aimed at conserving and protecting woodlands and their related benefits for wildlife habitat, protecting slopes and controlling erosion and sedimentation from development, identifying and protecting environmental corridors, and guiding development to locations and conditions that minimize adverse impacts to natural resources. 5. With the conditions listed in Finding #4 above, this request will not violate the spirit or intent of the St. Croix County Zoning Ordinance and will meet the requirements in Sections 17.70(7)(a) and 17.70(b) of the Ordinance regarding potential negative impacts to the water quality, ecology, and natural beauty of Indigo Pond. 6. The proposed dwelling will be constructed over an existing walking trail on the lot. With a condition ensuring that the applicants relocate the trail on the lot consistent with the alignment shown on the final plat for the Indigo Ponds Subdivision, this request would not be substantially adverse to the use and enjoyment of or the property values in the neighborhood affected. 7. The proposed single - family dwelling meets all required setbacks, and no filling and grading or tree removal is proposed to occur within 160 feet of the OHWM of Indigo Pond. 8. The Town of Hudson Town Board was sent a copy of the application but has not submitted a recommendation or comments for the Board of Adjustment's consideration. 9. The St. Croix County Land and Water Conservation Department finds the revised erosion control plans to be adequate for the site and recommends that the applicants have the wetland on the property delineated to ensure that the proposed rain garden is outside of the wetland boundary and all other setbacks consistent with NR 115, and that the applicants record an operation and maintenance plan for the storm water measures against the property and use phosphorous free fertilizers until permanent self - sustaining vegetation is successfully established on all disturbed area. The applicants had the wetland delineated by Graham 10 Environmental on September 21, 2007, at which time it was determined that no wetland was present. Staff has not yet received documentation on the delineation or the revised grading and erosion control plans that include the grading limits for the sanitary system. 10. The Wisconsin Department of Natural Resources has reviewed the application and has verified that the project does not require a Chapter 30 permit but that erosion control will be critical on the steep slopes. The Department recommends double silt fence or extra hay bales on the south side of the house excavation to reduce the risk of sediment getting to the pond, which the applicants included in the revised plans submitted September 21, 2007. With the following conditions: 1. This special exception permit allows the applicants to disturb an area not to exceed 35,292 square feet on slopes ranging from 12 to 24.9 percent in the Shoreland District of Indigo Pond to construct a single- family dwelling not to exceed 35 feet in height, and to install a driveway and sanitary system in accordance with the plans submitted, and as provided in the conditions below. Approval for this special exception permit does not include any additional grading and filling, tree removal, structures, or other development activities. 2. Prior to commencing construction, the applicants shall secure a building permit from the Town of Hudson and obtain any other required local, state, or federal permits and approvals, including but not limited to a County sanitary permit. 3. The Town of Hudson or any other interested party may request a reconsideration of this decision 15 days prior to the next regularly scheduled Board of Adjustment meeting in accordance with the St. Croix County Board of Adjustment Rules and By -Laws. 4. Prior to commencing construction, the applicants shall submit to the Zoning Administrator a surety in the form of a compliance deposit in good funds in an amount of $1,100 to be held by the Planning and Zoning Department until the project has been completed and approved to be in compliance with the conditions of this permit and all applicable provisions of the Ordinance, at which time the deposit will be refunded in full. 5. Prior to commencing construction, the applicants shall submit to and have approved by the Zoning Administrator documentation on the wetland delineation conducted by Graham Environmental on September 21, 2007. 6. Prior to commencing construction, the applicants shall install erosion control measures in accordance with the revised plans submitted September 21, 2007. During construction, the smallest amount of bare ground shall be exposed for as short a time as possible. The applicants shall maintain silt fence around the 11 construction site until self - sustaining, permanent groundcover is successfully established on all disturbed areas of the site. Phosphorous fertilizers shall not be used to establish and maintain a lawn on the disturbed area of the site, unless a soil test confirms that phosphorous is needed. 7. Prior to commencing construction, the applicants shall install construction fencing or another suitable barrier around the grading limits that are not already surrounded by silt fence to protect existing trees from damage during construction. 8. Prior to commencing construction, the applicants shall schedule an on -site pre - construction meeting that includes the property owners, architect, contractor, engineer, and St. Croix County Planning and Zoning and Land and Water Conservation Department staff members. Items to be discussed include but are not limited to coordinating installation of erosion control and tree protection measures, construction timelines, compliance with all other pre - construction conditions, and roles and responsibilities of all parties. 9. Prior to commencing construction, the applicants shall be responsible for relocating the existing hiking trail from its current location to the alignment recorded on the final plat for Indigo Ponds. The relocated trail shall be at the same width and feature the same mulch material as the existing trail. 10. Within 30 days of this approval, the applicants shall submit to and have approved by the Zoning Administrator a vegetation management plan showing the location, species, and size of replacement trees for those to be removed. The replacement trees should be planted in appropriate locations around the perimeters of the rain garden and driveway at the same density and consisting of the same species as the trees removed. Replacement trees must have a minimum width of 2 inches DBH. The plan should include an understory of smaller native trees and shrubs and native ground cover in order to restore sensitive wildlife habitat within the primary environmental corridor and Shoreland District, screen the proposed dwelling from the pond, and stabilize and protect the steep slopes to prevent long- term erosion and sedimentation problems. The plan shall also include a timeline for planting, as well as a maintenance and operation agreement for the long -term care of the vegetation. 11. Within 30 days of substantially completing construction, the applicants shall record an affidavit referencing this decision, the revised grading and erosion control plan, an operation and maintenance agreement for the rain garden, and the vegetation management plan against the property, and provide a recorded copy of the affidavit and all referenced documents to the Zoning Administrator at this time. The intent is to make present and future owners aware of the responsibilities and limitations associated with this decision. 12. Within 30 days of substantially completing construction, the applicants shall submit to the Zoning Administrator photos of the site and certification from the 12 project engineer or registered landscape architect that the project has been completed as approved. 13. Any minor change or addition to the project, including but not limited to design of the project, shall require review and approval by the Zoning Administrator prior to making the change or addition. Any major change or addition to the originally approved plan will have to go through the special exception approval process. 14. The applicants shall have one (1) year from the date of this approval to commence construction and two (2) years from the date of this approval to complete it. Failure to do so shall result in expiration of the special exception permit. If the special exception permit expires before construction commences, the applicants will be required to secure a new special exception permit before starting. The applicants may request extensions of up to six months not to exceed a total of one year from the Zoning Administrator prior to the expiration of the permit in the event that additional time is needed to secure other required permits and approvals. 15. These conditions may be amended or additional conditions may be added if unanticipated circumstances arise that would affect the health and /or safety of citizens or degrade the natural resources of St. Croix County. Conditions will not be amended or added without notice to the applicants and an opportunity for a hearing. 16. Accepting this decision means that the applicants and all property owners have read, understand, and agree to all conditions of this decision. Motion carried unanimously. Aaulication #4 Rvan and Theresa Douglas — Special Exception Motion by Struemke, second by McAllister to approve a special exception for filling and grading an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond in the Town of St. Joseph based on the following findings of fact and conclusions of law: 1. The applicants are Ryan and Theresa Douglas, property owners, with the Delaney Company, LLC, acting as their agents. 2. The site is located at the S %2 of the SW %, Section 27, T30N, R19W, Town of St. Joseph, St. Croix County, Wisconsin. 3. The applicants filed an application with the Board of Adjustment for a special exception permit for filling and grading an area exceeding 10,000 square feet in the Shoreland District of an unnamed pond to construct a single - family dwelling, driveway, and sanitary system pursuant to Section 17.29(2)(d) of the St. Croix County Zoning Ordinance. The proposed filling and grading activities encompass 13 an area of approximately 38,000 square feet on slopes ranging from less than 12 to 15 percent. 4. The site is located in the Ag Residential District and within the Shoreland Overlay District of an unnamed pond, and is within a primary environmental corridor as identified by the St. Croix County Development Management Plan 2000 -2020. With conditions for implementing and maintaining proper erosion control measures before, during and after construction; limiting the use of phosphorous fertilizers on the site; and maintaining and enhancing the current level of native trees, shrubs, and groundcover surrounding the pond — particularly within the 75- foot OHWM setback area - this request will be consistent with the goals and objectives of the St. Croix County Development Management Plan 2000 -2020 aimed at protecting slopes and controlling erosion and sedimentation from development, identifying and protecting environmental corridors, and guiding development to locations and conditions that minimize adverse impacts to natural resources. 5. With the conditions listed in Finding #4 above, this request will not violate the spirit or intent of the St. Croix County Zoning Ordinance and will meet the requirements in Sections 17.70(7)(a) and 17.70(b) of the Ordinance regarding potential negative impacts to the water quality, ecology, and natural beauty of Indigo Pond. 6. The proposed dwelling will be located approximately 150 feet from the OHWM of the pond as determined by the project surveyors, which is well over the required 75 -foot setback. With conditions requiring verification from the applicants on the height of the dwelling, the project will meet all dimensional standards in the St. Croix County Zoning Ordinance. 7. The Town of St. Joseph Town Board recommends approval of this request and recommends that the silt fence be extended as shown on the drawing dated September 4, 2007. 8. The St. Croix County Land and Water Conservation Department finds the storm water management and erosion control plans to be adequate and recommends that the applicants record an operation and maintenance plan for the storm water measures against the property, use a phosphorous free fertilizer, and maintain a 35 -foot vegetative buffer from the OHWM of the unnamed pond. 9. The Wisconsin Department of Natural Resources has reviewed the application and noted that the OHWM was determined by the surveyor and not by the DNR or St. Croix County, and feels that it may not be accurate based on field observations for similar ponds in St. Croix County this year. The Department verified that the project does not require a Chapter 30 permit, but may require a NR 216 storm water permit if the disturbed area reaches one acre or more. 14 With the following conditions: 1. This special exception permit allows the applicants to disturb an area not to exceed one acre on slopes ranging from less than 12 to 20 percent in the Shoreland District of an unnamed pond to construct a single- family dwelling not to exceed 35 feet in height, driveway, and sanitary system in accordance with the plans submitted, and as provided in the conditions below. Approval for this special exception permit does not include any additional grading and filling, tree removal, structures, uses, or other development activities. 2. Prior to commencing construction, the applicants shall secure a building permit from the Town of St. Joseph and obtain any other required local, state, or federal permits and approvals, including but not limited to County approval of the Certified Survey Map showing the parcel add -on, County sanitary permit, and NR 216 permit from the Wisconsin Department of Natural Resources. 3. Prior to commencing construction, the applicants shall submit to the Zoning Administrator a surety in the form of a compliance deposit in good funds in an amount of $1,100 to be held by the Planning and Zoning Department until the project has been completed and approved to be in compliance with the conditions of this permit and all applicable provisions of the Ordinance, at which time the deposit will be refunded in full. 4. Prior to commencing construction, the applicants shall install erosion control measures in accordance with the approved plans. During construction, the smallest amount of bare ground shall be exposed for as short a time as possible. The applicants shall maintain silt fence around the construction site until self - sustaining, permanent groundcover is successfully established on all disturbed areas of the site. Phosphorous fertilizers shall not be used to establish and maintain a lawn on the disturbed area of the site, unless a soil test confirms that phosphorous is needed. 5. Prior to commencing construction, the applicants shall install construction fencing or another suitable barrier around the grading limits that are not already surrounded by silt fence to protect existing trees from damage during construction. 6. Prior to commencing construction, the applicants shall schedule an on -site pre - construction meeting that includes the property owners, builder, excavator, and St. Croix County Planning and Zoning and Land and Water Conservation Department staff members. Items to be discussed include but are not limited to coordinating installation of erosion control and tree protection measures, construction timelines, compliance with all other pre - construction conditions, and roles and responsibilities of all parties. 15 7. Within 30 days of this approval, the applicants shall submit to and have approved by the Zoning Administrator a vegetation management agreement for the long- term enhancement and maintenance of existing native trees, shrubs, and ground cover surrounding the pond — particularly within the 75 -foot setback area - in order to protect sensitive wildlife habitat within the primary environmental corridor and Shoreland District, screen the proposed dwelling from the pond, filter storm water runoff from the site, and stabilize and protect slopes draining to the pond to prevent long -term erosion and sedimentation problems. As part of this agreement, the applicants shall have the Wisconsin Department of Natural Resources verify the OHWM of the pond. 8. Within 30 days of substantially completing construction, the applicants shall record an affidavit referencing this decision, the revised storm water management plan, an operation and maintenance agreement for the storm water features, and the vegetation management agreement against the property, and provide a recorded copy of the affidavit and all referenced documents to the Zoning Administrator at this time. The intent is to make present and future owners aware of the responsibilities and limitations associated with this decision. 9. Within 30 days of substantially completing construction, the applicants shall submit to the Zoning Administrator photos of the site, and certification from the project engineer or registered landscape architect that the project has been completed as approved. 10. Any minor change or addition to the project, including but not limited to design of the project, shall require review and approval by the Zoning Administrator and the Land and Water Conservation Department prior to making the change or addition. Any major change or addition to the originally approved plan will have to go through the special exception approval process. 11. The applicants shall have one (1) year from the date of this approval to commence construction on the project and two (2) years from the date of this approval to complete it. Failure to do so shall result in expiration of the special exception permit. If the special exception permit expires before construction commences, the applicants will be required to secure a new special exception permit before starting. The applicants may request extensions of up to six months not to exceed a total of one year from the Zoning Administrator prior to the expiration of the permit in the event that additional time is needed to secure other required permits and approvals. 12. These conditions may be amended or additional conditions may be added if unanticipated circumstances arise that would affect the health and /or safety of citizens or degrade the natural resources of St. Croix County. Conditions will not be amended or added without notice to the applicants and an opportunity for a hearing. 16 13. Accepting this decision means that the applicants have read, understand, and agree to all conditions of this decision. Motion carried unanimously. The Board recessed at 3:10 p.m. The Board reconvened at 9:07 a.m. on Friday, September, 28, 2007. A roll call was made. Sue Nelson, acting as chairperson, Chuck Struemke and Jerry McAllister were present. Chairperson Buck Malick and Linda Luckey were absent and excused. Staff included: Jenny Shillcox, Zoning Specialist; Kevin Grabau, Code Administrator; David Fodroczi, Director. Application # 3 Roger and June Lindauist Family Limited Partnership — Special Exception Motion by Struemke, second by McAllister to approve an after - the -fact special exception permit for institutional and governmental use of a historic church structure in the Ag Residential District in the Town of Rush River based on the following findings of fact and conclusions of law: 1. The applicants are the Roger and June Lindquist Family Limited Partnership, property owner. 2. The site is located at 2053 County Highway N in the NE % of the NW '/ of Section 13, T28N, R17W, Town of Rush River, St. Croix County, Wisconsin. 3. The applicants filed with the Board of Adjustment an application for an after -the- fact special exception permit for institutional and governmental use of a historic church structure in the Ag Residential District pursuant to Section 17.15(6)(s) of the St. Croix County Zoning Ordinance. The applicants propose to make the historic church structure available for use for church worship services, weddings, town picnics and other town events, scout group events, local school and area reunions, anniversaries, and Christian music concerts. The primary uses of the facilities will be institutional and government involving church congregations, civic groups, and the Town of Rush River, including social events that normally occur in a church or town hall. The applicants cannot charge fees due to exemptions from building requirements from the Wisconsin Department of Commerce, but may request donations. 4. The existing church structure was constructed in 1888 and is a local cultural, historical, and architectural landmark listed in the Wisconsin Architecture and History Inventory. This request would not violate the spirit or general intent of the St. Croix County Zoning Ordinance in that it would allow uses of the historic church structure that are reasonable and appropriate, and would help with its preservation as a landmark. Institutional and governmental uses are allowed with a special exception permit in the Ag Residential District, which the property is currently zoned. The central location of the structure on a county highway makes it accessible and would 17 provide the Town of Rush River and area church, school and civic organizations with facilities for local gatherings and events. 5. The surrounding properties feature primarily agricultural low- density residential uses. The applicants' residence is on the adjoining parcel to the west. With conditions for providing sufficient off - street parking, managing storm water runoff from the impervious coverage on the site, and maintaining existing landscaping and property appearance, this request would not negatively impact the health, safety, or welfare of the public, nor would it be substantially adverse to property values for nearby residences. According to the estimates provided by the applicants, traffic would be minimal and would mainly occur on weekends during off -peak travel times. 6. With conditions for limiting the hours of operation, restricting any residential use of the structure, shielding light sources from adjacent properties, and ensuring that noise is kept to a minimum for adjacent property owners, this request would not constitute a nuisance. 7. By preserving a historic structure and providing the Town of Rush River and area church, school and civic organizations with facilities for local gatherings and events, this request would meet several goals and objectives of the St. Croix County Development Management Plan including promoting a positive sense of community and community image, and pursuing a healthy economic environment and quality of life that will attract and retain quality businesses and employment. 8. The applicants are currently providing 24 paved off - street parking stalls in the upper level asphalt parking lot (including one handicap accessible stall), one paved lower level handicap accessible stall, approximately 14 stalls on a concrete apron adjacent to the lower level walkout, and a grass area along the west side of the property for overflow parking. The site also features a lower gravel area, which is the primary staging area for agricultural operations on the site. The site currently has sufficient dust -free, off - street parking for regularly scheduled events such as weekly church worship services and monthly town meetings according to the traffic estimates provided by the applicant. With conditions to maintain the grass area for overflow parking for special events that occur less frequently, the applicant will provide sufficient off - street parking to accommodate the proposed uses on the site pursuant to Section 17.57 of the St. Croix County Zoning Ordinance. 9. The grass overflow parking area contains the sanitary system for the site. With conditions to protect the sanitary system, this area will be suitable for overflow parking. 10. The Town of Rush River Town Board recommends approval of this request within conditions to ensure that the applicants monitor and remove trash and debris in the roadsides and right -of -way of County Highway N between State Highway 63 and County Highway Y; maintain civil order and not become a visual or aural nuisance 18 to the neighborhood; and do not sell beverages containing alcohol, controlled substances, or other contraband. The Town Board also considered but decided not to restrict the hours of operation or the number of occupants that the building could reasonably and safely accommodate for the proposed religious, social, and institutional gatherings. 11. The St. Croix County Land and Water Conservation Department has reviewed the plans and recommends that the applicants implement storm water management practices consistent with NR 151 runoff management standards. 12. The St. Croix County Highway Department has reviewed the plans and recommends that the applicants maintain the grass area on the west side of the site for overflow parking so that people will not be tempted to park along County Highway N. With the following conditions: 1. This special exception permit allows the applicants to use a historic church structure in the Ag Residential District for institutional and governmental purposes pursuant to Section 17.15(6)(s) of the St. Croix County Zoning Ordinance in accordance with the plans submitted, and as provided in the conditions below. The primary uses of the facilities shall be institutional and governmental involving church congregations, civic groups, and the Town of Rush River, including social events that normally occur in a church or town hall. Approval for this special exception permit does not include any additional uses or activities — including but not limited to events not directly related to institutional or governmental uses, and residential use of the site while it is being used for institutional and governmental purposes - or future structures or other development. 2. The applicants shall be responsible for securing all necessary local, state, and federal permits and approvals. 3. Within 30 days of this approval, the applicants shall submit to and have approved by the Zoning Administrator a storm water management plan to manage runoff from all impervious coverage on the site consistent with NR 151 runoff management standards. As part of the plan, the applicants shall also provide an operation and maintenance agreement for all drainage ways and storm water features. The applicants shall record an affidavit against the property referencing the storm water management plan and agreement, and submit a recorded copy of these documents to the Zoning Administrator at this time. The intent is to make present and future property owners aware of the responsibilities and limitations associated with the plan, and to ensure that they are regularly monitored to function properly. All storm water management measures must be installed within one year of this approval. 19 4. Within 30 days of this approval, the applicants shall fence off the existing sanitary system, including an area extending 15 feet down slope of the toe of the mound system and all treatment and dose tanks. The applicants shall also be responsible for maintaining the grass area to the west of the church structure for overflow parking. If traffic for regularly scheduled events or the frequency of large special events increases such that the overflow parking areas are being used on a routine basis, then the applicants shall be responsible for providing additional paved, off - street parking stalls. 5. The property shall be maintained in a neat and orderly manner. 6. No signs are approved as part of this permit. Any signage shall require prior review and approval by the Zoning Administrator in accordance with Subchapter VI, Section 17.65 of the St. Croix County Zoning Ordinance. 7. All lights on the site must be downward directed and shielded away from neighboring properties to prevent glare. Only lights on the building or building overhangs at a level not to exceed the height of the lowest eaves may be left on overnight for security purposes. Lights in the parking lot shall only be on during the hours of approved events. 8. General hours of operation for any event shall not extend beyond 8:00 AM and Midnight. 9. Upon complaints of regularly occurring, excessively loud noise at any time, the applicants shall work with the Zoning Administrator to abate the noise problem. In the event that the matter cannot be resolved administratively, the applicants shall take the matter before the Board of Adjustment at a public hearing. 10. The applicants shall contact the Zoning Administrator to review this special exception permit in two years from the approval date (September 2009) for compliance with the conditions of this approval. These conditions may be amended or additional conditions may be added if unanticipated circumstances arise that would affect the health and /or safety of citizens or degrade the natural resources of St. Croix County. Conditions will not be amended or added without notice to the applicant and an opportunity for a hearing. 11.Any change in ownership of the property, change in use, or change in project details — including but not limited to expansion, landscaping, or lot /access changes — shall require prior review and approval by the Zoning Administrator and in some circumstances through the special exception approval process as stated in the Ordinance. 20 12.Failure to comply with the conditions of this approval within the timeframes stipulated shall be grounds for revocation. If the special exception permit is revoked, the applicants will be required to secure a new special exception permit. 13. Accepting this decision means that the applicants have read, understand, and agree to all conditions of this decision. Motion carried unanimously. The Board recessed at 10:07 a.m. The Board reconvened at 10:12 a.m. Analication # 6 Lowell and Virginia Rivard Fandly Trust — Reconsideration Motion by McAllister, second by Nelson to approve the reconsideration of a special exception permit renewal for Kraemer Company, LLC, for an existing nonmetallic mining operation in the Town of Somerset based on the following findings of fact and conclusions of law: 1. The applicants are Rivard Stone, Inc. and the Lowell and Virginia Rivard Family Trust ( Rivards), property owners and operators. 2. The site consists of two contiguous parcels totaling 80 acres located off of Old Scout Camp Road in the SE '/ of the NE '/ and the NE '/ of the SE '/ of Section 12, T30N, R20W, Town of Somerset, St. Croix County, Wisconsin. 3. According to the applicants, the Rivards have owned the subject parcels and conducted quarry operations on them on a regular basis, annually, for over 47 years, and it has always been their intention to continue doing so. The Rivards quarry dimensional stone for use in landscape and building projects. This dimensional stone is actually dolomite that exists in a layer four to six feet in depth that occurs in the top 10 feet of the limestone deposit just below the overburden and sand and gravel deposits. The Rivards have routinely subcontracted with other companies to strip the overburden and sand and gravel deposits in order to reach this stone, and had at times done it themselves. 4. In 2002, the Rivards entered into a contract with The Kraemer Company (Kraemer), LLC to conduct quarry operations on the subject parcels. Kraemer quarries aggregate for road construction, erosion control, and similar purposes. According to plans submitted by Kraemer, Kraemer strips and uses the overburden and sand and gravel deposits to an elevation of approximately 900 feet, Rivard extracts the top layer of the underlying limestone deposit to an elevation of approximately 894 - 895 feet, and then Kraemer extracts and crushes the remaining raw limestone that exists below it to an elevation of approximately 860 feet. The extraction and processing of limestone for aggregate involves different methods and equipment than that of the extraction and processing of dolomite for decorative stone purposes. 21 5. On September 26, 2002, the St. Croix County Board of Adjustment (Board) approved a special exception permit allowing Kraemer to conduct nonmetallic mining operations on the subject parcels. In Finding #4 of its 2002 special exception decision, the Board found the Rivard operation to be exempt from Section 17.15(6)(g) of the St. Croix County Zoning Ordinance because it pre -dated the Ordinance, but not exempt from Chapter 14, the Nonmetallic Mining Ordinance (then referred to as Ordinance No. 226(89)). The next finding concluded that the request was for the expansion of the existing nonmetallic mining operation. 6. On July 26, 2007, the St. Croix County Board of Adjustment (Board) approved an application filed by The Kraemer Company, LLC to renew the special exception permit approved in 2002 in order to continue the non - metallic mining operation on the subject parcels pursuant to Section 17.15(6)(g) of the St. Croix County Zoning Ordinance and subject to the standards in Sections 14.3 A.l.d. and 14.3 A.6.a. of the St. Croix County Nonmetallic Mining Ordinance. As part of its decision, the Board found that the Rivard and Kraemer operations were integrated and combined, thus constituting an expansion of the original Rivard operation pursuant to Section 17.70(4)(a)(2) of the Ordinance, and that Section 17.15(6)(g) of the Zoning Ordinance applied to all nonmetallic mining activities at the site. Condition #1 of the Board's decision stipulated that the special exception permit was for both the Kraemer and the Rivard operations to continue subject to the same conditions contained therein. 7. The applicants request a reconsideration of the Board's July 26, 2007 special exception decision in order to allow the Rivard operation to continue as a nonconforming use not subject to the St. Croix County Zoning Ordinance or the conditions of the Kraemer operation's special exception permit. 8. Section 17.70(4)(a)2 of the St. Croix County Zoning Ordinance states that no nonconforming use shall be expanded, enlarged, or altered in any way which increases its nonconformity. Upon commencing its quarry operations on the subject parcels in 2002, the Kraemer operation has stripped overburden and sand and gravel deposits that overlay the dimensional stone sought by the Rivards, as had routinely been done by the Rivards and other subcontractors in the past. Kraemer also extracts limestone reserves that exist below the dimensional stone and uses them for aggregate purposes, which involves different methods for extraction and processing. Although the Kraemer operation has increased the volume and type of material extracted from the subject parcels, as well as the intensity and frequency of mining activities at the site, their additional operation has not changed the basic nature of the preexisting Rivard operation in any way that increases its nonconformity. 22 With the following amended condition: Condition #l: This special exception approval allows The Kraemer Company, LLC to continue operating the existing limestone quarry and sand and gravel operations as indicated in the plans submitted and as provided in the conditions below. Approval does not include any change or expansion in area or operations. This approval is valid for a period of five years and expires July 26, 2012, after which time it must be renewed pursuant to Section 14.3 A.6.a -b of the Nonmetallic Mining Ordinance. The applicants do not need to submit a six -month notification to the Zoning Administrator prior to the expiration of the permit. McAllister, yes; Nelson, yes; Struemke, no — Motion Carried. The meeting was adjourned at 10:45 a.m. by acting Chairperson Nelson. Respectfully submitted, Sue Nelson, Secretary Beck�Egge �,Rec�ord �ecre�tary 23