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HomeMy WebLinkAboutBoard of Adjustment 07-23-1998 I. _ - - _ _ ~ _ I Y:. . I. AG ENV DA ST. CRQIX COUNTY NaTlCE OF COMMITTEE MEETING Ta: Thomas Dorsey, Chairman St. Croix County Board FROM: Julie Speer, Vice Chairman COMMITTEE TITLE: St. Cralx County Board of Adjustment DATE: Thursday, July 23, X995 TIME: 8:30 a.m. LOCATION; Government Center, Hudson, Wisconsin CALL TG ORDER: ROLL CALL: ADOPTION OF AGENDA: ACTIGN 4N PREVIOUS MINUTES: DATE GF NEXT MEETING: ELECTION GF OFFICERS: UNFINISHED BUSINESS: OLD BUSINESS: Reconsideration of Mark and Valerie Malzacher Decision NEB BUSINESS: See Attachment .OTHER: 10:00 a.m.: Revocation Hearing of Gary Sukowateyl Mary Thoen Discussion of special exception permits for rip rap projects y ANNOUNCEMENTS AND CORRESPONDENCE: POSSIBLE AGENDA ITEMS FOR NEXT MEETING: ADJOURNMENT: agenda not necessarily presented in this order SUBMITTED BY: St. Croix County Zoning 4ffce DATE: July ~ 6, ~ 998 COPIES TO: County Board Off ce Count Clerk Y Committee Members News MedialNotice Board *CANCELLATIONSICHANGESIADDITIONS i  i i i PUBLIC HEARING ~I The St. Croix County Board of Adjustment has scheduled a public hearing forThursday, July 23, 1998 at 8:30 a.m. at the Government Center, 1101 Carmichael Road, Hudson, Wisconsin, to consider the following appeals to the St. Croix County Zoning Ordinance. An on-site investigation will be made of each site in question, after which the board wil[ return for the purpose of deliberatin and votin on the 9 g appeals. 1. ARTICLE: 11.292}~c} 2 & 3. Restrictions on Filling and Grading APPELLANT: Roger E. Eckstrom . L~4CATl4N: Government Lot.4 in Section 26, T3oN-R19W, Town of St. Jose h p 2. ARTICLE: 11.103}~c}3. Temporary Occupancy Permit APPELLANT: James R. Marty and Sheila L. Baillargeon L4CAT14N: Government Lot 3 in the NE 114 of the NVIJ 114 of Section 28, T30N-R19W, Town of St. Joseph 3. ARTICLE: * CANCELED * 1l'.36~6}4. Conditionally permitted uses - Stairwa s and Lifts Y APPELLANT: HillHiker Inc.l Jerome Perry and Diane Marie Erickson L4CATI4N: Government Lot 4, Section22, T30N-R20W, Town of St. Joseph 4. ARTICLE: 11.146}~i}. Livestock operation in excess of one animal unit per acre. APPELLANT: John S. Neumann LOCATIGN: The SE 114 of the SE 114 of Section 19; the SVV 114 of the SW 114 and the E 112 of the SW 114 and the SW 114 of the NW 114 of Section 20, all in T28N-R1lW, Town of Pleasant Valley A[I interested persons are invited to attend said hearing and be heard. Additional information ma be . y obtained from the offce of the St. Croix CountyZon~ng Director, Hudson, WisconsEn at~115} 386-4680. Julie Speer, Vice Chairman St. Croix County Board of Adjustment . - -_.-~L ~.r-. ~ - - - - - - _ -I ' m {,i BOARD OF ADJUSTMENTS MEETING AND HEARING MINUTES July 23,1995 This. meeting was retarded by Northwestern Court Reporters} The meeting was called to order by Vice Chairperson Julie Speer at 8:30 a.m. A role call was made. Nick Golz, Julie Speer, Dick King, Brian Wert and Rich Peterson were present. Vice Chairperson Speer ,believes this to be a properly noticed meeting. Staff included: Jim Thompson, Zoning Specialist, Cindy Sherman, Zoning Director and Debbie Mur h , py Administrative Secretary. Motion by Golz, second by went to adopt the agenda. Motion carried, Motion by Golz, second by King to approve the June minutes as written. Motion carried. The Board set the next meeting date as August 2l, 1995. The starting time will be dependent on the number of applicants. Election of Officers Zoning Administrator, Cindy Sherman, opened nominations for Chairman of the Board of Adjustments Committee. Motion by King, second by Wert to nominate Julie Speer for Chairman of the Board of Adjustments Committee. Peterson moved to close nominations. Unanimous ballot for Julie Speer for Chairman. Motion carried. Motion by Golz, second by Wert to nominate Dick King for Vice Chairman. Wert moved to close~~ ' nominations. Unanimous ballot for Dick King far Vice Chairman. Motion carried. Motion by Golz, second by King to nominate Brian went for CferklSecretary.. Peterson moved to close nominations. Unanimous ballot for Brian Wert for ClerklSecretary. Motion carried. - CORPORATION COUNSEL REPORT! UPDATE ON V10LATlONS AND LITIGATION It was noted that Corporation Counsel, will be available today if needed. OLD BUSINESS Mark and Valerie Malzacher Jim Thompson stated that this application is back before the Board again today, as the Board voted at the June meeting to reconsider this reguest. The applicants, along with their attorney, believe that there was an incomplete consideration of the application when the Decision was made in June. A Motion for Reconsideration was filed by the Malzacher's on June 12, 1998. The Zoning Office agreed that the application should be reconsidered, as this part of the ordinance is not clear. Jim Thompson re-introduced the following exhibits from the April 23,1998 Board ofAdjustment meeting: I Exhibit 1: Special Exception application Exhibit Supplemental information to special exception application Exhibit 3; Copy of Certified Survey Map showing lot 1 Exhibit 4: Newspaper advertisement for Malzacher business Exhibit 5: Staff report Exhibit 6: Letter from the Town of St, Joseph recommending approval with restrictions Exhibit l: Letter from Bailer's, adjoining landowners of Malzachers, stating no objection to the application. Exhibit 8: Memo from Hugh Gwin dated 4121198 to the four adjoining property owners explainin 9 the Malzacher request. The following exhibits were introduced as additional exhibits to those previously entered: Exhibit 9: The Decision of the Board of Adjustment that was sent to Malzachers and dated 5114195. Exhibit ~ 0: Copy of Motion for Reconsideration filed by the Malzachers. Exhibit 11: Staff Report Thompson went on to explain the zoning office's interpretation of the ordinance. He stated that after discussing with Corporation Counsel, they still believe that retail sales are not permitted under a major l home occupation. Malzacher may repair and refinish furniture and antiques for a customer, but to re-sell as a business is not allowed. If selling of furniture occurs, it would fall under a commercial business. Hu h Gwin bein dul sworn states that he is the attorne for Malzachers and i 'I g g y y s representing them today. He made a formal objection to the staff report that was given to the Board and stated that it was unilateral communication with a quasijudicial body and he had not received a copy of it before today. i. Attorney Gwin went on to inform the Board that at the present time the Malzachers are raising pheasants and quail on their property. They have approval from the DNR for this. They also have a truck gardening business. The following exhibit was introduced by Gwin: Exhibit 12: Copy of a portion of Section 17.15 of the St. Croix Gounty Ordinance dealing with the AglResidential District Attorney Gwin believes that limited commercial uses are allowed in the aglresidential district. He stated that he thinks that the limited sale of antiques is not going to cause a problem with the surrounding neighborhood. Malzacher's neighbors do not object to this t e of business. There was a brief yp discussion on the difference between major and minor home occupations. Gwin thinks that this type of retail sales should be allowed in an aglresidential district. Gwin told the Board that he thinks they misinterpreted the ordinance in their previous decision. He believes that Malzachers should be able to sell antiques from their property and that these sales would not change the character of the area. There will not be any employees, and the Malzachers plan to keep this a very small operation. Gwin stated that the Board can structure this permit as the see fit, y and if the conditions are not met, the permit can be withdrawn. The Town of St. Jose h has p recommended approval of this application. Nick Golz asked if they could sell their furniture and antiques through a dealer and Gwin stated that would be a possibility, but Malzachers would prefer not to do that. i 2 _ _ _ 1. I Greg Timmerman, Corporation Counsel, agreed with Gwin that the ordinance is ambiguous and also recommended thattl~e Board reconsider this application. Timmerman has talked with the Zoning Office and agrees with them on their interpretation. He too believes that a retail operation of this kind would ' be incompatible with the ag related area that it is in. He further stated that the Zoning Office has been very consistent in their interpretation of the ordinance by not allowing retail sales such as this as a home occupation. Dave Fodroczi, Planning Director, discussed the writing of this part of the ordinance with the Board. Home occupations are to be allowed without having a large impact on the surrounding areas. Commercial activities are to be very limited and incidental to residential use of the property. Only merchandise directly related to a service are to be sold. There are very specific standards setformajor and minor home occupations and these standards need to be met. The Board will make a Decision on this toda . v Special Exception Permits for Rip Rap Projects Thompson explained to the Board that at the present time, any rip rap applications that come into the Zoning Office need to go through the Board of Adjustmen# process. This is how the ordinance has been interpreted in the past. In looking at the ordinance, and talking with the DNR, Zoning believes that rip rap applications do not have to go through the Board of Adjustment. The landowner has to go though the DNR for a permit for these projects, and it seems redundant to have them also came through the county. It is in the best interest of our lakes and rivers for the rip rapping to be done. The intent of the ordinance would be met if a permit is received through the DNR. Atthe present, we are the onlycounty that requires landowners to go through the Board of Adjustment for a rip rap permit. This would not apply to rip rapping done on the St. Croix River, where a special exception approval is required by the Riverway Ordinance. Motion by Wert, second by Golz to approve this change and allow the Zoning Office to handle rip rap projects administratively. Motion carried. NEVV BUSINESS Chairperson Speer welcomed everyone in attendance and gave a brief overview of how the Board of Adjustment meeting is conducted. It was noted by Jim Thompson that article number 3 on the agenda has been postponed to next month. Thompson read the public hearing notice as published: PUBLIC HEARING The St. Croix County Board of Adjustment has scheduled a public hearing for Thursday, July 23,1995 at 5:30 a.m. at the Government Center, 1101 Carmichael Road, Hudson, Wisconsin, to consider the following appeals to the St. Croix County Zoning Ordinance. An on-site investigation will be made of each site in question, after which the board will return for the purpose of deliberating and voting on the appeals. 1. ARTICLE: 11.292}~c} 2 & 3. Restrictions on Filling and Grading APPELLANT: Roger E. Eckstrom LOCATION: Government Lot 4 in Section 26, T30N-R19W, Town of St, Joseph 2. ARTICLE: 11.7'03}~c}3. Temporary Occupancy Permit APPELLANT: James R. Marty and Sheila L. Baillargeon LOCATION: Government Lot 3 in the NE 114 of the NW 114 of Section 25, T30N-R19W, Town 3 i of St. Joseph 3. ARTICLE: * CANCELED * 17.366}4. Conditionally permitted uses -Stairways and Lifts APPELLANT: HiIlHiker Inc.l Jerome Perry and Diane Marie Erickson L4CAT14N: Government Lot 4, Section~2, T30N-R2oW, Town of St. Joseph 4. ARTICLE: 11.146}~i}. Livestock operation in excess of one animal unit per acre, APPELLANT: John S. Neumann L4CATIGN: The SE 114 of the SE 114 of Section 19; the SW 114 of the SW 114 and the E 112 of the SW 114 and the SW 114 of the NW 114 of Section 20, all in T28N-R1lW, Town of Pleasant Valley All interested persons are invited to attend said hearing and be heard. Additional information may be obtained from the office of the St. Croix County Zoning Director, Hudson, Wisconsin at ~715~ 386-4680. Julie Speer, Vice Chairman St. Croix County Board of Adjustment Ro er E. Eckstrom Thompson explained that this is a request for filling and grading in the shoreland district. The Eckstroms had an existing driveway on the property that is within 300 feet of Bass Lake. They hired a contractor to build up the driveway and improve it. They relied on the contractor to get the proper permits for the i project, and that did not happen. There was a fine issued and Mr. Eckstrom has paid that fine. They are here today for an after the fact permit for the upgraded driveway. Thompson has been out on the site and has not observed any erosion problems, even after all of the rain we have had. Thompson stated that there was some debris that was pushed into the pond on the property and Zoning and DNR would like to see that cleaned up. The following exhibits were introduced: Exhibit ~ : Copy of application. Exhibit Letter from the Town of St. Joseph recommending approval of the application. Exhibit 3: Copy of plan showing materials used for erosion control. Exhibit 4: Pion showing driveway area and re-vegetation Exhibit 5: Packet of 5 letters from neighbors in favor of the project Exhibit 6: Staff report Roger Eckstrom, being duly sworn, is the owner of the property. He stated that there was a misunderstanding on obtaining the proper permits forthe project. The contractor that he hired was not aware that he needed a permit to improve the driveway. Eckstrom believes that the work thatwasdone has improved the area. They. will be planting more trees. Eckstrom said that they would do whatever they have to do to correct the situation. The Board asked if the contractors are aware of the shoreland issues. Thompson stated that they should be aware of the permits needed. The Board will visit the site. Recess taken at 9:55 a.m. Reconvened at 14:05 a.m. 4 I- i ~ 0.05 a.m.: Gary Sukowatey! Mary Thoen -Revocation Hearing Thompson gave a history of this file. In 1990, Sukowatey was issued a violation for operation of a junk yard on his property. He did not comply and a citation for $250.00 was issued. A stipulated settlement of that fine was accepted in 1993. The agreement was that Mr, Sukowatey would clean up the property and obtain a special exception permit to operate an auto body repair shop on the property. A special exception permit was granted to Gary Sukowatey by the Board of Adjustment for an auto body shop on January 31, 1994. Mr. Sukowatey filed an appeal to the Decision of the Board ofAdjustment on March 2,1994 appealing the conditions of that special exception permit. By continuing to operate, Mr. Sukowatey has accepted the terms of the approval, but has not complied with the conditions of the permit not subject to appeal, and has not made any attempts to do so. He has exceeded the authority of the permit by selling vehicles, building and renting an apartment within the body shop, and has expanded onto a neighboring property. The .permit was for a specific lot, and did not allow expansion onto another lot. Thompson stated that Mr, Sukowatey has not allowed the Zoning Office to come onto his property to conduct inspections, norhas he made anyattempttoworkwith the countyta come into compliance. The Zoning Office, along with Corporation Counsel, is asking the Board of Adjustment to revoke the permit issued to Mr, Sukowatey in 1994. The following exhibits were introduced by Thompson: Exhibit 1: Board of Adjustment Decision dated January 31, 1994 specifying conditions of approval, Exhibit 2: Copy of letter from the Town of Warren dated June 14, 1996 supporting the revocation of Mr. Sukowateys permit. The Town stands by this decision to this date. Exhibit 3: Letterfrom adjoining property owner Cindy Gardner, dated September 12,1996, asking that the Sukowatey special exception permit be revoked. Exhibit 4; Copy of certified survey map ofthe ThoenlSukowatey property showing property lines. Exhibit 5: Inventory of materials on the property dated August 20, 1996. Exhibit 6: Copy of 8120196 inventory sheet taken to the site on May 8, 1998. Highlighted materials on the sheetthatwere visible. Most items have been there for 2years or more. Exhibit l: ~ 6 photographs taken during the June 8, 1998 inspection. Photo's were taken from the road and neighboring properties. The Zoning Office was denied access to the ThoenlSukowatey property. Bob Mudge, Gary and Nancy Sukowatey, being duly sworn, state that Mudge is the Attorney for Sukowateys and Sukowateys are the owners of the property. Mudge explained that the property was bought 11 years ago and was zoned commercial. Sukowatey did not know that he needed a special exception permit at that time to operate a business. He obtained a permit for an auto body shop in 1994, but did not agree with some of the conditions placed on the permit. An appeal was filed on the conditions and that has not yet been completed. Mudge said that Sukowatey has looked at putting up a larger wooden fence for screening purposes, but it would be too expensive, Mudge also stated that he believes the neighbors are being unreasonable about what is in the yard and said that Sukowatey is aware that he needs to clean up the yard. 5 n i a There was a hearing held yesterday, July 22,1998, and the Judge asked that the Board of Adjustment make a decision today and he will look at that Decision and then make a ruling. Mudge stated that Thompson has been out to the property and Sukowatey does not want to deal with Thompson and would not let Thompson on the property. According to the zoning office, several people from zoning have been out to the property, and Sukowatey has told them that he does notwant to deal with them also, so he kept asking for someone different. Gary Sukowatey reiterated that when he bought the property it was zoned commercial and he thought he could put any kind of business that he wanted on it. He did not know until a few years later that he could not do this. Nancy Sukowatey stated that they are doing their best to run their business and raise a family. They are trying to clean the area up and get it to where everyone wants it. Bruce Elliott, being duly sworn, states that he is on the Warren Town Board, He said that this is a big ~ issue in the Town of warren. Elliott told the Board that Sukowatey would not allow the fire inspector for Roberts on his property either. He went on to say that some of the junk cars have been on the property for 2 years and mare. There are even more old cars there now than there were a month ago. There are also several old trailers sitting on the property that are being used for storage. The Town would like to see some action taken on this matter, as it is a real problem. i ,i Cindy Gardner, being duly sworn, is a neighbor of Sukowateys. She is here today to ask that something be done about this property. There are several neighbors that are opposing this business. Their main concern is the health risk that it causes to the neighbors. The exhaust fan for the business is 25 feet from their property line and there is no screen on the fan. She stated that the sandblasting that is done is not being contained. There is a lotof junkon the property, along with mare than 40 old vehicles, most of which have been thereforover2 years. The junkon the property is up to theirfenceline. They have put up the fence and have put in trees to screen the property. Gardner went on to sa that the noise from the business oes on all hours of the da and ni ht. She Y 9 Y g believes that the rules are put in place to protect all citizens. She thinks that the Sukowateys have been given enough chances to remedy this problem. Thompson referred to a letter sent to Zoning in 1994 from Bob Mudge and read into the record. The letter stated that they had a proposed screening plan and had no problem with the condition of 10 cars at a time on the property. To this date, there is not appropriate screening, and there are in excess of 40 vehicles on the property. Thompson stated that there has been no intention on Sukowateys part to remedy this problem. Thompson further explained that Zoning is also concerned about the fumes that are generated by this business. Thompson went overthe conditions that have not been met, such as not allowing zoning personnel on the property, inappropriate fence far screening and the permit was for auto body repair not salvage operation. Greg Timmerman, Corporation Counsel, stated that Zoning does not have a problem with issues brought forward in the appeal. The issues they have are that Sukowatey has expanded on the permit to include a salvage business instead of just an auto body repair shop and the number of cars on the property exceeds 40, when there are to be no more than 10 cars. He went on to explain that there really never has been a permit for this business, as conditions are still being appealed. The zoning office wanted 6 _ _ _ _ - i Sukowatey to be able to operate his business while this appeal was in process and tried to work with him. Sukowatey has not cooperated and Timmerman believes that he has no intention of cooperaen 9 or cleaning up the property. Timmerman said that after the Board makes a Decision today, they will take the Decision to the Judge and get this case done. Mudge agreed that he believes the Judge wants a ruling from this Board and will make a ruling on this matter. The Board will make a Decision later today. Revocation Hearing closed. James Marty Thompson explained that this application is for a temporary occupancy permit. Mr. Marty wants to live in a mobile home while he is building his house. The following exhibits were introduced: Exhibit 1: Copy of Special Exception application Exhibit 2: Copy of site plan showing septic, well, mobile home an proposed house Exhibit 3: Letter from the Town of St. Joseph recommending approval Exhibit 4: Copy of Certified Survey Map Exhibit 5: Staff report . James Marty, bung duly sworn states that he is the owner of the property. He is in the process of building a home on his property and would like a specia! exception permit for one year to live in a mobile home while the building is being done. He has started this building project, as was not aware that he needed a permit to live in the mobile home. He went to the Town for the building permit, but was not told about the special exception that was needed. He has put his building on hold for 6 to S weeks until he could obtain this permit. They are presently living with relatives and would like to move into the mobile home as soon as possible. The Board will visit the site today. John Neumann Thompson explained that this is for a special exception permit for a livestock operation exceeding number of animal units per acre. Neumann will be feeding out approximately 750 animals in this business. He takes in calves, raises them to a certain weight, and then returns them to the owner. Land and Water Conservation has been working with him and agrees that he has enough land to spread the waste. Land and Water recommends approval of the permit. They have worked with Neumann on his 59D Plan and would [ike to see the plan reviewed yearly. They have asked that any spreading done near water or wetlands needs tv be knifed into the soil immediately after spreading. The following exhibits were introduced: Exhibit 1: Application and narrative of project. Exhibit 2: Letter from Town of Pleasant Valley recommending approval of application Exhibit 3: Copy of Nutrient Management Plan Exhibit 4: Copy of plat highlighting property owned and rented Exhibit 5: Copy of construction plans from Tiry Engineering l i Exhibit 6; Copy of Operations and Maintenance Plan by Tiry Engineering Exhibit 7: Copy of staff report The Board reviewed exhibit 4, number of acres for spreading. Thompson stated that Zoning and Land and Water Conservation agree that Neumann has twice as much acreage as is required for spreading. Bob Heise has indicated that the soils on this property are very good and no groundwater monitoring is necessary. Jahn Neumann, being duly sworn, states that he is the owner of the property. He explained that he raises dairy heifers for area farmers and then returns to the farmers when they reach a certain size. He has worked with Land and Water Conservation and also the Kinnickinnic Watershed group. He is remodeling the buildings on his property and does not plan to add any more buildings. He will not have any employees. His pit storage is big enough to hold waste for 1 112 years. He explained that the calves come to him weighing about 300 pounds and he sends them back to the owner after they weigh 850 to 1,000 pounds. He stated that l5 to 80°/0 of his feed comes from his land, but he does buy some dry hay and a small amount of grain, There should not be any problem with traffic coming in and out of his farm. Neumann owns 224 acres and rents the rest from area landowners. He has added 200 more acres to rent since the 590 Plan was put in place. The Board will view the property, The Board recessed at 11:40 a.m. to visit the sites. DECISIONS The Board reconvened at 2:55 p.m.. to render Decisions. Mark and Valerie Malzacher Motion by Golz, second by King to approve the applicant's request for a special exception for a Major Home Occupation to restore and repair furniture and antiques with the following conditions: 1. Permit is for restoration and repair of furniture and antiques. 2. No retail sales of furniture, antiques, or other miscellaneous items. 3. No retail sales of any non-aglrelated items or products. The following vote was taken to approve: Wert, yes; King, yes; Golz, yes; Peterson, yes; Chairperson Speer, yes. Motion carried. Gary Sukowateyl Mary Thoen - Revocation of Permit On a motion by Golz, second by Speer, the Board has rendered the following decision: The Special Exception permit issued to Gary Sukowatey, dated January 31,1994 issued by the St. Croix County Board of Adjustment, is revoked as of July 23, 1998. The above Decision has been approved on the fallowing vote: King, yes; Peterson, yes; Golz, yes; Chairperson Speer, yes; Wert, abstained. Motion carried. 8 _ _ Roger E. and Heidi Eckstrom Motion by Peterson, second by King to approve the special exception application for filling and grading with the following condition: 1. All brush and other debris to be removed from the navigable body of water located at the south west portion of the new drive. Zoning Office and DNR to be consulted on removal of brush and debris. The following vote was taken to approve: Go[z, yes; Wert, yes; King, yes; Peterson, yes; Chairperson Speer, yes. Motion carried. James Marty and Sheila Baillar~eon Motion by Wert, second by King to approve application far special exception permit for a temporary occupancy with the following conditions: 1. Permit valid for 12 months from filing date. i 2. Filing of a deed restriction by the property owner agreeing to abide by all Town and County conditions and to obey time deadlines for removal of the mobile home. 3. Mobile home to be removed from the property upon completion ofpermanent residence. 4. Notify the Zoning office at beginning and completion of project. The following vote was taken to approve: Peterson, yes; Golz, yes; King, yes; Wert, yes; Chairperson Speer, yes. Motion carried. John Neumann Motion by Peterson, second by King to approve application for a special exception permit to exceed number of animal units per acre with the following conditions: 1. Manure applications to be immediately incorporated into the soil if less than 200 feet from i critical areas open water, wetlands or surface drainage conduits to water or wetlands}. 2. All required reviews and approvals to be obtained and forwarded to Zoning Office. 3. Land and Water Conservation Office to be notified when pits are empty to allow annual inspection of liner. 4. Annual review of 590 Plan by crop consultant with results to be forwarded to Land and Water Conservation. The following vote was taken to approve: King, yes; Wert, yes; Golz, yes; Peterson, yes; Chairperson Speer, yes. Motion carried. Motion by Wert, second by Peterson to adjourn meeting. Motion carried. Meeting adjourned at 4:00 p.m. Respectfully submi ed, f Debbie Murphy Brian Wert Recording Secretary Secretary 9