BOARD MEMBERS PRESENT: John McMichael
Russ Shultis, Chairman
ALSO PRESENT: Miles Putman, Shuster Associations, Planning Board
Mark Rieker, Town of Esopus Building Inspector (for the Rooney Application)
At 7:00 pm, Chairman Russ Shultis called the meeting of the Town of Esopus Planning Board to order beginning with the Pledge of Allegiance to the Flag. Russ then advised the public of the building’s fire exits, and roll call was taken.
ROXANNE PECORA MADE A MOTION, SECONDED BY FRED ZIMMER, THAT THE PLANNING BOARD APPROVE THE MINUTES OF THE FEBRUARY 27, 2003 PLANNING BOARD MEETING AS PREPARED. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0 VOTE.
A MOTION WAS MADE BY KATHY WEITZE AND SECONDED BY ROXANNE PECORA TO ACCEPT ALL VOUCHERS SUBMITTED AND READ. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH PASSED BY A 7-0 VOTE.
The vouchers submitted and read were as follows:
Kristy L. Nelson.........(2/22/03 - 3/21/03)......................................................
Daily Freeman............(Public Hearing - Parkhurst)...................................... $ 13.11
Daily Freeman............(Public Hearing - Rooney)......................................... $ 13.11
Daily Freeman............(Public Hearing - Garibaldi)....................................... $ 13.11
A list of monthly correspondence received by the Planning Board was given to each Board member and reviewed.
PUBLIC HEARINGS AND OLD BUSINESS
PARKHURST - (2002-23) - 29 Hildebrant Lane; Sorbello Ave., Port Ewen,
Conditional Use Permit - Accessory Apt.
Tax SBL #56.076-2-4.1
Diane McCord, Executrix, was present at this meeting. ROXANNE PECORA MADE A MOTION, SECONDED BY KATHY WEITZE, THAT THE PLANNING BOARD OPEN THE PUBLIC HEARING FOR THE PARKHURST CASE #2002-23. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0 VOTE. Chairman Russ Shultis then called for public input. None was made. ROXANNE PECORA MADE A MOTION, SECONDED BY FRED ZIMMER, THAT THE PARKHURST PUBLIC HEARING BE CLOSED. ALL MEMBERS PRESENT VOTED IN FAVOR. MOTION CARRIED.
Chairman Shultis called for any Board questions. There were none. Russ then noted that the Board had not heard back from the Ulster County Planning Board regarding the referral of this application to them. The Ulster County Planning Board’s response to the Zoning Board of Appeals’ referral was reviewed. Diane McCord commented that because the main house is so large, the cost to keep it up is tremendous and the income from the apartments (one in the main house, and one over the garage) certainly helps to offset the house’s upkeep. ROXANNE PECORA MADE A MOTION, SECONDED BY KATHY WEITZE, THAT THE PLANNING BOARD GRANT APPROVAL OF THE CONDITIONAL USE PERMIT TO LEGITIMIZE THE EXISTING SECOND DWELLING UNIT IN THE EXISTING STONE HOUSE SUBJECT TO FAVORABLE RECOMMENDATIONS FROM THE ULSTER COUNTY PLANNING BOARD. Chairman Russ Shultis suggested adding a condition to the motion that the second dwelling unit remain a one (1) bedroom apartment. The other Planning Board members did not feel this was necessary. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION AS PUT FORTH. MOTION CARRIED BY A 7-0 VOTE.
ROONEY - (2003-03) - 47 Union Center Road, St. Remy, NY
Conditional Use Permit - Accessory Apt.
Tax SBL #63.001-2-13.1
Attorney Richard Riseley represented the applicant at this meeting. ROXANNE PECORA MADE A MOTION, SECONDED BY LINDA SMYTHE, THAT THE PLANNING BOARD OPEN THE PUBLIC HEARING FOR THE ROONEY CASE #2003-03. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION. MOTION CARRIED. Miles Putman of Shuster Associates, the Planning Board’s consultant read his project review regarding this application. A copy of the same is on file and a copy was given to Mr. Riseley. Chairman Russ Shultis then called for public comments. None were made. ROXANNE PECORA MADE A MOTION, SECONDED BY FRED ZIMMER, THAT THE ROONEY PUBLIC HEARING BE CLOSED. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0 VOTE.
Russ Shultis had some questions about whether or not the ‘accessory
apartment to be’ met the 600 sq. ft. requirement. It was noted
that the Planning Board did receive the Building Inspector’s Feb. 20th
letter which stated that it would met the Town’s code. At this time,
Mark Rieker, the Town’s Building Inspector, explained how he came to that
conclusion. Mark stated that after reading the law, it was clear
to him that they wanted the habitable space and not just the gross area
of the apt. He believed that the apartment would meet the code requirements
for accessory apartments by using the habitable space. Mark Rieker
submitted for the file a copy of the state law regarding habitable space
along with a copy of the floor plan showing the habitable space.
Chairman Shultis then noted that last month the Board did not referred
this application to the Ulster County Planning Board for their review.
RUSS SHULTIS MADE A MOTION, SECONDED BY KATHY WEITZE, THAT THE PLANNING
BOARD REFER THE ROONEY APPLICATION TO THE ULSTER COUNTY PLANNING BOARD.
ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0
VOTE. Attorney Richard Riseley will hand carry the referral to the
Ulster County Planning Board.
ROXANNE PECORA MADE A MOTION, SECONDED BY LINDA SMYTHE, THAT THE PLANNING BOARD GRANT APPROVAL OF THE CONDITIONAL USE PERMIT SUBJECT TO A BUILDING PERMIT BEING ISSUED FOR A LARGER DWELLING ON THIS PARCEL WITHIN THE NEXT 12 MONTHS AND SUBJECT TO FAVORABLE RECOMMENDATIONS FROM THE ULSTER COUNTY PLANNING BOARD. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0 VOTE.
At this time, Board Member Fred Zimmer suggested the Town Board be advised to change the sq. foot requirement for accessory apartments. FRED ZIMMER MADE A MOTION THAT THE BOARD SEND A LETTER TO THE TOWN BOARD TO INCREASE THE MAXIMUM SIZE OF ACCESSORY APTS. FROM 600 SQ. FT. TO SOMETHING SUBSTANTIALLY LARGER. Discussion was had. FRED ZIMMER WITHDREW HIS MOTION. This matter was tabled until later in the meeting.
REYNOLDS - (2003-06) - 1291 Route 213, 561 Main St., St. Remy, NY
Lot Line Adjustment
Tax SBL #63.006-3-15.115 & 22
Mr. Reynolds and his surveyor, Mike Vetere, were present at this meeting. ROXANNE PECORA MADE A MOTION, SECONDED BY KATHY WEITZE, THAT THE PLANNING BOARD OPEN THE PUBLIC HEARING FOR REYNOLDS, CASE #2003-06. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION. MOTION CARRIED. Chairman Shultis called for public comments. None were made. RUSS SHULTIS MADE A MOTION, SECONDED BY DENNIS SURACI, THAT THE PLANNING BOARD CLOSE THE REYNOLDS PUBLIC HEARING. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0 VOTE.
Maps were reviewed. ROXANNE PECORA MADE A MOTION, SECONDED BY KATHY WEITZE, THAT THE PLANNING BOARD RENDER A DETERMINATION OF NON-SIGNIFICANCE (NEGATIVE DECLARATION) PURSUANT TO SEQR; AND GRANT PRELIMINARY PLAT APPROVAL; WAIVE SUBMISSION OF A FINAL PLAT AND GRANT FINAL PLAT APPROVAL. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0 VOTE.
CITIVISION - (2003-04) - 126 Carney Road, Rifton/Ulster Park, NY
Site Plan Amendment - Chapel/Multi-Purpose Building
Tax SBL #63.033-3-17 & 18
Mr. Keith Moore and Attorney Joseph Pisani represented the applicant
at this meeting. Mr. Pisani submitted to the Board a copy of an old
Citivision site plan dated Jan. 99. Miles Putman of Shuster Associates
gave his project review for the Citivision application. A copy of
the same is on file and a copy was given to Joseph Pisani. Mr. Pisani
apologized to the Planning Board because the plans submitted were not proper
in that there was a pencil change over the architect’s signature.
Joseph Pisani then submitted a new set of bldg. plans which included whatever
pencil changes there were on the old plans. He also apologized because
a proper site plan was never delivered to the Planning Board. Mr.
Pisani stated that the site plan he gave the Board tonight was an accurate
site plan except that the building being proposed is labeled gym on the
submission and would be turned around 90 degrees to be lengthwise where
it was now shown short. Discussion was had regarding the height of
Mr. Pisani stated that their architect, with respect to the configuration of this building, used a geometric formula to determine the height of the building which he believes is 32’. However, he added that if the Town does not determine the height based on this formula, they would be willing to reduce the height of the building to 35’ from the bottom to the peak. Miles Putman and Dennis Suraci both new of the formula used by the architect. The Planning Board advised Mr. Pisani to consult with the building dept. for a ruling on the height determination and have them submit a letter to the Board regarding their findings. Fred Zimmer asked about the septic system for this building. Keith Moore stated that the plan was to do away with the existing bathhouse on the property and move the toilets and showers from it to the new building. Fred suggested showing the septic for the bathhouse that is there and its capacity so the Board could see if it would support what was being proposed. Fred also requested showing wells, elevations on the contours, finished floor elevations for the building, proposed grading, soil and erosion control, landscaping and lighting. Dennis Suraci suggested labeling each building with its use and sq. footage along with a keying schedule and the total number of parking spaces available. Dennis also wondered how many people the new building would accommodate; the worse case scenario. Chairman Shultis advised Mr. Pisani that the new site plan should not show what is proposed in the future as provided tonight just what exists and the chapel/gym proposal. Miles Putman noted that the north arrow on the building drawing A1 was pointing in the wrong direction. Roxanne Pecora asked how much additional traffic would be generated from this proposal. Mr. Moore indicated that there would be no additional traffic since the building being proposed was for the people already on the premise. He stated that there are approximately 240 campers on the property at one time. Kathy Weitze suggested referring this application to the local fire dept. for their review when the submission is deemed complete. In concluding, Joseph Pisano noted that he would give Shuster Associates’ project review to their architect, and he assured the Board that when the proper site plan is resubmitted it will contain all the required information that the Board suggested was necessary. RUSS SHULTIS MADE A MOTION, SECONDED BY ROXANNE PECORA, THAT THE PLANNING BOARD HAVE THE APPLICANT ESTABLISH AN ESCROW ACCOUNT IN THE SUM OF $1,500 FOR A POSSIBLE NEEDED REVIEW BY THE BOARD’S ENGINEER. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 7-0 VOTE. All maps were returned to Joseph Pisani except for one set of the original building plans submitted with the application and one set of the building plans with the pencil changes incorporated into them.
YMCA - (2003-09) - 111 Burleigh Road, West Esopus, NY
Conditional Use Permit - Children’s Camp
Tax SBL #79.001-1-11 & 12
Bill Doughman and Lydia Reidy represented the applicant at this meeting as well as others. Miles Putman of Shuster Associates gave his project review on this application. A copy of the same is on file and a copy was given to the applicant’s representative. Chairman Shultis stated that he received a call from Peter Graham, the Planning Board’s attorney, who suggested that the applicant approach the New Paltz Planning Board to see whether they wanted the applicant to submit an application to them for a review of this project. In addition, Peter Graham suggested the possibility of a coordinated environmental review. Russ noted, however, that since this appeared to be an Unlisted Action pursuant to SEQR this may not be needed. Kathy Weitze questioned the need for the applicant to go to the New Paltz Planning Board. Mr. Doughman noted that the property on the New Paltz side is listed as separate tax parcels. Fred Zimmer wondered if the deeds were separate. Miles Putman stated that the two lots in the Town of Esopus are on two (2) separate deeds. Russ Shultis noted that he had already addressed a letter to the New Paltz Supervisor regarding this proposal and asked that the same be passed on to the New Paltz Planning Board.
Fred Zimmer wanted to know where the property line was in relation to
the New Paltz town line. A representative for the Y stated that he
spoke with Art Cross, the Town’s Highway Superintendent, about this and
he believes he has 800’ of road that ends at the property. Fred Zimmer
stated that if it is infact user defined and the Town is getting state
aid, he believed, with the applicant’s permission, the Town could give
up maintenance of up to 300’ or 1,000’ per year of that road which would
then get rid of some of the setback problems if the two (2) parcels were
combined. The Y’s rep stated that he spoke to Art Cross about this
and Art told him that the use right now is going down the long Esopus portion
to the turnaround. The representative also talked to Art Cross about
he wanted to keep plowing and maintaining that part of the road. Art told him the turnaround at the end was important and that would be the only reason that he would be objectionable to vacating the portion of the road. It was noted that the Y would be willing to build another turnaround for the bus farther back. The Y’s rep stated that there are no users on that stretch of Burleigh Road after you get beyond the improved portion, and it is 800’ from the improved lot to the front gate. John McMichael asked who plowed the road. It was noted that the Town of Esopus has a deal with New Paltz that New Paltz plows this and Art Cross plows an equal piece on Cowhough Road. Chairman Shultis stated that he believed in order to give up a portion of the road it would require Town Board approval. The Y’s rep stated Art Cross also suggested an alternate access going off of the old road, but the representative did not think this would be possible because of the wetlands and grading.
John McMichael asked if the bus drivers would be counselors too. Mr. Doughman stated that they contract with the New Paltz School District and one (1) private contractor for the buses and drivers. The bulk of the staff would ride on the buses to supervisor the children so that most staff car parking would be at the bus stops that receive the children. The buses would then take go to the camp and return back to their depot in the New Paltz School District; they do not stay at the camp. This process will take place in the mornings and repeat itself, in reversity, again in the afternoon. It was anticipated that four (4) buses would be used. Dennis Suraci asked that the applicant make sure there would be ample room for the the buses to back up without crossing the road. He suggested that the Board be given the size of the bus and the size of the space. Chairman Shultis informed the applicant’s representatives that the issue of parking would probably have to go before the Zoning Board of Appeals for an interpretation to determine an appropriate minimum requirement since the proposed use is not specifically listed in the schedule of required parking (123-24.A.1).
John McMichael wondered about Lot 12 being classified as vacant land in commerical uses as indicated in Shuster Associates’ project review. Miles Putman was unsure why that was classified like that and suggested that question be posed to the Town’s assessor.
Chairman Shultis asked about refuse collection and deliveries. Mr. Doughman stated that they would probably get a small dumpster and they would require its collection to happen outside of the hours that the children would be there, probably once a week. He added that generally the way the camp runs there would not be any deliveries during the camp sessions, they would happen prior to the camp opening in June. Russ Shultis asked that the applicant provide some idea of the number of trips that would be required for the deliveries. Roxanne Pecora suggested the dumpster and its enclosure should be shown on the site plan.
Russ Shultis then asked about the applicant’s plans for fire protection and emergency vehicles, ambulances, and so forth. Mr. Doughman stated that he has spoken to people in the local rescue squad, but he was unsure who covers the fire protection, whether its New Paltz or Esopus, but he would check into this. He added that all camps that operate in Ulster County have to meet New York State and Ulster County Health Dept. codes. One of the aspects of this is a Health and Safety Plan which they have to submit and have approved by the Health Dept. and it includes emergency response. In addition, there would be a nurse/EMT on staff on the property at all times children are there and it is their plan to have, within the main building, a health/nurse’s office that would render first aid. Mr. Doughman stated that they are required by the code to also have so many people (counselors/staff), depending upon the number of campers, trained in CPR and 1st aid. It is also their plan to rehab and reopen the pool so, therefore, there would be certified lifeguards who are also certified in first aid and CPR.
Kathy Weitze asked what the Y’s proposed schedule was for this camp.
Mr. Doughman indicated that their goal would be to open in the summer of
2004. Roxanne Pecora asked what the hours of the camp would be.
Bill Doughman stated the camp would run for 8 weeks, Monday through Friday,
from approximately 8:30 am to 3:30/4:00 pm. Chairman Shultis asked
if they anticipated having an overnight caretaker. Their response
was that they do not anticipate that at this particular time. However,
they are currently looking at different options for the security of the
camp, such as a burglar alarm and lighting. Roxanne Pecora reminded
Mr. Doughman that any lighting would have to be shielded. Dennis
Suraci asked if they would be serving lunch on the site. Mr. Doughman
stated that the children would bring their own lunch and they store them.
They do provide snacks and liquid refreshments for the children which is
subject to Health Dept. approval.
Regarding the buildings, Mr. Doughman noted that they have had contractors and an engineer look at the buildings and all the buildings they intend on using are structurally sound and in good shape. They do anticipate doing some major rehab and cosmetic work on the buildings. John McMichael asked if the buildings not being used on other portions of the property would be fenced or buffered so the children don’t wander near them. Mr. Doughman stated that they run a very tight camp and the children run in small groups. No more than 8-10 children in a group with at least 2 staff people. Everything is done in group activities and there is no free time for children to go wandering off. Kathy Weitze spoke to this issue since her children have participated in the Y camp. She noted that the children are in very small groups and are very will supervised with no free time.
Chairman Shultis returned to the project review where it talked about setbacks. He noted that the buildings, even though they were there prior to zoning, may need to be referred to the ZBA for area variances to the required setbacks. This was both his opinion and Miles Putman’s opinion after looking at some NYS law, Section 274B, that talks about approval of special use permits and mentions area variances.
The applicant’s representative stated that the septic system would be an in ground system that is sloped down the hill, every three laterals it takes another drop off. The footprint of the septic system that is shown with the existing grades will be there with the same grades at the end. This was why no proposed grades are shown on the plan. The rep added that as far as the disturbance area goes, the footprint of the septic field is less than 4/10 of an acre so they would definitely be under the 1 acres SPEDES disturbance. Miles Putman suggested having Nancy Clark of Chazen Engineering look at the plan to confirm the area of disturbance. It was noted that the flow rate on the system was about 3,000 gallons per day according to DEC’s wastewater treatment standards and a SPEDES discharge permit would be needed. The applicant was made aware that at some point this proposal would be referred to the Ulster County Health Dept. for the required approvals. John McMichael pointed out a typo on the septic tank size; it should say 5,000 gallon septic tank instead of 500. Roxanne Pecora also noted that on page 1, note #3, the sentence is not finished and note #6 has the word dated in it twice. The applicant was informed that an escrow account would need to be established in the future for this application.
Roxanne Pecora asked if any type of public address system would be used at the camp. Mr. Doughman stated that they plan to use portable radios, and they do have 1 powered megaphone which is required by the pool for pool emergencies.
Chairman Shultis asked if the pool was not in operation at the time that the proposed camp is opened, do they plan on taking the kids to a neighboring pool. Mr. Doughman stated that they have done that in the past and it would be an option they would consider, but it wouldn’t be all the kids at once, it would be certain ones each day. This would probably add one (1) additional bus once a day for two or three days.
Dennis Suraci noted that he would like to see all the buildings labeled with their uses and sq. footage on the site plan. It was noted that the building labeled as the arts and craft is being converted to the restroom facilities.
More discussion was had about the applicant approaching the New Paltz Planning Board. RUSS SHULTIS MADE A MOTION, SECONDED BY KATHY WEITZE, THAT THE PLANNING BOARD HAVE THE APPLICANT ADDRESS THE NEW PALTZ PLANNING BOARD TO DETERMINE WHETHER THEY WANT TO ENTERTAIN AN APPLICATION ON THIS CONDITIONAL USE PERMIT.
ROXANNE PECORA...........NO DENNIS SURACI..........YES
JOHN MCMICHAEL...........NO KATHY WEITZE...........NO
RUSS SHULTIS....................YES FRED ZIMMER..............NO
BY A 2-4 VOTE, THE MOTION FAILED.
Presubmission - Thorpe
Mr. Thorpe explained that he was in the process of buying 50 acres on the corner of Old Post Road and Swartekill Lane where he would like to put in a few houses. This 50 acres, owned by Mr. Indelicato, would have to be subdivided off a larger parcel for Mr. Thorpe to buy it, and he would also like to subdivide this 50 acres he would be buying again into 3-5 lots. Maps were reviewed. It was noted that there is approximately 230’ of road frontage and a pond on the property. Chairman Shultis informed Mr. Thorpe that a 2 lot subdivision would probably take far less time than a 5 lot subdivision and there would be a lot of issues to address with 5 lots on 50 acres with only 230’ of frontage. It was also noted that issues to consider would be storm water regulations, building a road to town specifications, topos, getting county road cuts, recreation fees, an escrow account, and wetland regulations regarding the pond. Mr. Thorpe was advised to get a copy of the Town’s code and subdivision regulations and then decide what he would like to propose.
Presubmission - Wells
Mrs. Wells explained that she was looking to bump out the boundaries on her lot that has a house on it and on her sister’s lot (lot line adjustments) and create 2 new lots, a 4 acre lot and a 2 acre lot. She would go from 3 lots to 5 lots. All lots have road frontage. Mrs. Wells was advised that she would have to present a plan to the Board that shows all existing and proposed buildings, wells, septics, driveway cuts and USGS topo contours. The Board informed Mrs. Wells that she should contact the Town’s Highway Superintendent about getting road cuts for driveways to any lots that do not have them at this time. Chairman Shultis informed Mrs. Wells that she may be subject to recreation fees and, in addition, suggested that she consult the Ulster County Health Dept. It was also suggested that Mrs. Wells show the neighbor’s well and septic for the property that lies within all her properties.
Presubmission - Citivision
Mr. Joseph Pisani explained that they are building the Wild Wild West which included a building the previously existed for the water purification system. However, the Health Dept. has now told them they can’t have the water purification system in the building; it has to be in a separate shed. Mr. Pisani showed the Board plans for a 30’ x 16’ storage shed to house the water purification system right outside the Wild Wild West Fort. He noted, however, that the building dept. told them when they applied for a building permit for this shed that they would have to go before the Planning Board for a site plan amendment. Joe Pisani felt this was overkill and unnecessary since the this was something that was already approved to be inside the fort. He noted that Mark Rieker suggested that he tell the Board that Mark had no problem with the matter, but was concerned that since it was an independent shed/structure, he didn’t want to get in trouble approving it because he may be criticized. Mr. Pisani felt the Planning Board could say this was something where the Zoning Board said no site plan was required, a building permit had already been given, the building had been constructed and planned on being used commencing in June, and the construction of this shed would be incidental to the permits that have already been issued so no site plan review is required. Discussion was had. ROXANNE PECORA MADE A MOTION, SECONDED BY LINDA SMYTHE, THAT A SITE PLAN REVIEW IS NOT REQUIRED FOR THE WATER PURIFICATION SHED FOR THE WILD WILD WEST. ALL MEMBERS PRESENT, WITH THE EXCEPTION OF RUSS SHULTIS, VOTED YES. BY A 6-1 VOTE, THE MOTION CARRIED.
ZBA Referrals - None
Accessory Apt. Sq. Footage Requirement
After being tabled earlier in the meeting, the issue of the accessory apt. sq. footage requirement per the Town’s current code was brought up again. FRED ZIMMER MADE A MOTION, SECONDED BY LINDA SMYTHE, THAT PLANNING BOARD ADVISE THE TOWN BOARD VIA A LETTER TO CONSIDER RAISING THE MAXIMUM ALLOWABLE SQ. FOOTAGE FOR AN ACCESSORY APT. TO 900 SQ. FT. Discussion was had. Dennis Suraci offered to look into what some other town codes are for accessory apartments. Planning Board members felt this was a good idea. MOTION AND SECOND WERE WITHDRAWN.
WITH NO OTHER BUSINESS PENDING, LINDA SMYTHE MADE A MOTION, SECONDED BY ROXANNE PECORA, TO CLOSE THE MEETING. ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION. MEETING ADJOURNED.
Kristy L. Nelson