Plan Commission Regular Meeting Agenda and Supporting Documents (PDF)

PLAN COMMISSION May 26 , 202 6 6 :0 0 P .M. Common Council Chambers 8040 S. 6 th St. Oak Creek, WI 53154 (414) 766 - 7000 Daniel Bukiewicz - Chair Chaucey Chandler Donald Oldani Chris Guzikowski Ashley K iepczynski Gregory Loreck Fred Siepert Christine Hanna Steve Bautch Matt Sullivan – ex - officio Todd Roehl – ex - officio The City’s Vision Oak Creek: A dynamic regional leader driving the future of the south shore. Visit our website at www.oakcreekwi.org for the agenda and accompanying Plan Commission reports. 1. Call Meeting to Order 2. Roll Call 3. Approval of Minutes – May 12, 2026 4. SITE PLAN AND ARCHITECTURAL REVIEW – Review site and architectural plans for construction of a fence at MG Foods, an existing business located at 10303 S. Oakview Pkwy., submitted by David Bever, Briohn Property Management. (Tax Key No. 955-1033-000; 5th Aldermanic District) 5. CERTIFIED SURVEY MAP – Review a Certified Survey Map dividing and reconfiguring the property located at 2028R W. Oakwood Rd., submitted by Mark Verhalen. (Tax Key No 927-9025-000; 5th Aldermanic District) Adjournment Dated this 21st day of May, 2026 Posted 5-21-26 dj Public Notice Upon reasonable notice, a good faith effort will be made to accommodate the needs of disabled individuals through sign language interpreters or other auxiliary aid at no cost to the individual to participate in public meetings. Due to the difficulty in finding interpreters, requests should be made as far in advance as possible, preferably a minimum of 48 hours. For additional information or to request this service, contact the Oak Creek City Clerk at 766-7000, by fax at 766-7976, or by writing to the ADA Coordinator at the Oak Creek Health Department, 8040 S. 6th Street, Oak Creek, Wisconsin 53154. It is possible that members of and possibly a quorum of members of other governmental bodies of the municipality may be in attendance at the above-stated meeting to gather information; no action will be taken by any governmental body at the above-stated meeting other than the governmental body specifically referred to above in this notice . Plan Commission Minutes May 12, 2026 Page 1 of 5 MINUTES OF THE OAK CREEK PLAN COMMISSION MEETING TUESDAY, MAY 12, 2026 Mayor Bukiewicz called the meeting to order at 6:00 PM. The following Commissioners were present at roll call: Commissioner Hanna, Commissioner Bautch, Commissioner Kiepczynski, Alderman Loreck, Mayor Bukiewicz, Alderman Guzikowski, Commissioner Oldani, Commissioner Siepert, and Commissioner Chandler. Also present were Senior Planner Todd Roehl and Planner Nic D'Amato . 3. Minutes of April 14, 2026, meeting Commissioner Siepert moved to approve the minutes of the April 14, 2026, meeting. Alderman Loreck seconded. On roll call: Commissioner Chandler abstained, all others voted aye. Motion carried. 4. RESOLUTION – Resolution to adopt an amendment to the City of Oak Creek 2020 Comprehensive Plan Land Use category from Industrial to Mixed Use for the property located at 900 W. Drexel Ave., submitted by Sawalk Enterprises, LLC and Eric Mayne, Rinka+ INC. (Tax Key No. 783-9072-001; 1st Aldermanic District). Senior Planner Roehl provided an overview of a request for a resolution to adopt an amendment to the City of Oak Creek 2020 Comprehensive Plan Land Use category from Industrial to Mixed Use for the property located at 900 W Drexel Avenue (see staff report for details). Eric Mayne, Rinka, 13270 Gremoor Drive, Elm Grove, provided an overview of the reasons for the request. Commissioner Hanna said the use would be a welcome change. Mayor Bukiewicz agreed with Commissioner Hanna. Commissioner Siepert moved that the Plan Commission adopts Resolution No. 2026-2 amending the City of Oak Creek 2020 Comprehensive Plan Land Use category from Industrial to Mixed Use for the property located at 900 W. Drexel Avenue. Commissioner Oldani seconded. On roll call: all voted aye. Motion carried. 5. AMENDED SITE PLAN AND ARCHITECTURAL REVIEW – Review amended site, architectural, and related plans for construction of a multi-tenant commercial building to be located at 7935 S. Main St., submitted by Sean Phelan, Phelan Development and Eric Gebhardt, Rinka+ INC. (Tax Key No. 813-9055-000; 2nd Aldermanic District) Senior Planner Roehl provided an overview of the amended site, architectural, and related plans for construction of a multi-tenant commercial building (see staff report for details). Commissioner Siepert asked how the number of parking spots for the proposed layout was determined and said he is concerned about the number of available spots for parking. Senior Planner Roehl explained that Drexel Town Square was designed to have shared parking and clarified that there are parking spaces to the west that can be used by the tenant as well. Alderman Loreck asked the applicant what tenants are going in or what the use of the building will be, if the new proposed building is meeting the setback requirements for the public sidewalk, Plan Commission Minutes May 12, 2026 Page 2 of 5 and if the mural from the original approved plans could be incorporated somehow. Sean Phelan, 117 N Jefferson Street, suite 207, Milwaukee explained that the applicants are in the final stages of lease negotiations so he is not at liberty to say, however the uses will be like what was proposed in 2025. Senior Planner Roehl stated the building is still meeting setback requirements as the zoning district for Drexel Town Square allows for a zero setback. Mr. Phelan clarified that the mural that was previously shown was for a specific tenant that is no longer moving in. Commissioner Hanna suggested adding more landscaping. Mayor Bukiewicz asked if there are plans to screen the transformer and grease interceptor on the island near the pickup window and asked if deliveries for the tenants would come through the front. Eric Gebhardt stated that since it is so tight along the island, they will be using landscaping to try to obscure the elements. Mr. Phelan clarified that the grease interceptor is underground and confirmed deliveries would most likely come through the front. Alderman Loreck moved that the Plan Commission approves the amended site, architectural, and related plans for construction of a multi-tenant commercial building to be located at 7935 S. Main Street with the following conditions: 1. That all relevant Code requirements remain in effect. 2. That revised plans be submitted to Community Development prior to submitting of any permit applications show the following modifications: a. Final locations for all mechanicals, transformers, and utilities. All mechanical equipment, transformers, and utility boxes (ground, building, and rooftop) shall be screened from view. Commissioner Siepert seconded. On roll call: Alderman Guzikowski voted no, all others voted aye. Motion carried. 6. SITE PLAN AND ARCITECTURAL REVIEW – Review site and architectural plans for a ground mounted solar energy collection system at Milwaukee Metropolitan Sewerage District, on the property located at 8400 S. 5th Ave., submitted by Michael Stohl, Donohue & Associates, Inc. (Tax Key No. 821-9998-000; 4th Aldermanic District) Planner D'Amato provided an overview of the site and architectural plans for the construction of a ground-mounted solar energy collection system at MMSD (see staff report for details). Nina Fricano, 260 W Seeboth Street, Milwaukee, and Michael Stohl, 287 Goschey Dr, Belgium, Wisconsin were present for questions. Commissioner Hanna asked if there would be any staff on site and inquired about site security. Mr. Stohl stated the facility would be an unmanned facility, but would have alarms to notify staff of errors and the only foot traffic on site would be to manicure the grass or if something has failed. Mr. Stohl explained the fence is chain link with barbed wire on top, and, to make the facility more secure, they will be enclosing the drive to the public fishing pier and enclosing the area. Commissioner Kiepczynski said the City is working with the applicant on any stormwater requirements that the MMSD may require. Commissioner Bautch moved that the Plan Commission approves site and architectural plans for the construction of a ground mounted solar energy collection system at Milwaukee Metropolitan Plan Commission Minutes May 12, 2026 Page 3 of 5 Sewerage District, located at 8400 S. 5 th Ave. Commissioner Siepert seconded. On roll call: all voted aye. Motion carried. 7. PLANNED SIGN PROGRAM – Review a proposed Planned Sign Program for the existing multi-tenant industrial building at 7616 S. 6th St., submitted by Dylan Braun, Innovative Signs (Tax Key No.782-9027-002; 1st Aldermanic District). Planner D'Amato provided an overview of the proposed Planned Sign Program for the multi-tenant industrial building on the property at 7616 S. 6th St (see staff report for details). Commissioner Chandler asked if each tenant has their own doors and awnings. Dylan Braun, 3426 S Delaware Ave., Milwaukee, stated each tenant has their own door and there will be three awnings with graphics to have their name on the door. Commissioner Siepert asked if the main sign would be illuminated. Mr. Braun stated at this time it will not be illuminated. Commissioner Hanna asked how the multi-tenant sign would be illuminated for individual tenants if all tenants did not want an illuminated sign. Mr. Braun clarified that the multi-tenant sign is one unit and it would be the landlord or owner that would request to have the sign illuminated. Planner D'Amato added that if they wanted to change it, they would need to update the sign or propose a new sign that complies with current Code regulations because the current sign is nonconforming. Alderman Loreck moved that the Plan Commission approves the Planned Sign Program for the multi-tenant industrial building at 7616 S. 6th St. with the following conditions: 1. That all relevant Code requirements remain in effect. 2. That the Planned Sign Program shall become null and void, if sign permits associated with all signs included in the planned sign program have not been issued within 12 months of the date of planned sign program approval. Commissioner Bautch seconded. On roll call: all voted aye. Motion carried. 8. SIGN APPEAL – Review a sign appeal application for Millwood Glen subdivision, located at 3521 E. Oakwood Rd., submitted by Ben Lang, Veridian Homes (Tax Key No. 960-9012- 000; 5th Aldermanic District) Planner D'Amato provided an overview of the request for a variance to allow for a temporary real estate sign to be displayed in excess of 240 days for the Millwood Glen Subdivision, a proposed single-family development located at 3521 E. Oakwood Rd. Commissioner Bautch inquired if there would be a lull between phases one and two where the sign would be removed. Ben Lang, Veridian Homes, 6801 S Town Drive, Madison, stated he does not see a reason to take it down or move it in between phases. Mr. Lang continued by explaining their general operation plan is to do one phase per year and their plan would be to get started on phase two next year. Alderman Loreck asked if the long-time frame is a normal occurrence. Senior Planner Roehl stated he cannot speak to the history, but this is a first in the time that he has been with the City. Alderman Loreck also asked if the subdivision will have a monument or neighborhood sign. Mr. Lang confirmed there will be, and they have been reviewing designs with Planner D'Amato, but Plan Commission Minutes May 12, 2026 Page 4 of 5 cannot apply for a permit until the final plat is approved. Mr. Lang clarified that it is their general practice to have a neighborhood themed sign and one geared more towards marketing to sell the homes. Alderman Loreck expressed concern about the length of time. Alderman Guzikowski stated he agrees with Alderman Loreck about the length of time and said he thinks it is too long as well. Commissioner Oldani asked if the applicant plans to keep up the proposed sign if and when a permanent sign is installed, what time frame is allowed by Code, when the second phase of building will be completed, and when the applicant is trying to put up the proposed sign. Mr. Lang stated the applicant would like to keep the proposed sign up even when the permanent sign is installed. Planner D'Amato explained they are allowed to display the sign for 240 days per year. Mr. Lang explained they are requesting a variance to allow for a cleaner way to manage the sign and give the Plan Commission and staff the opportunity to put in conditions for maintenance. Mr. Lang said it would be about 540 days from now to complete phase two. Mr. Lang also stated that as soon as they can get through the permitting process, they will get the sign ordered to install. Commissioner Oldani stated he is not a big fan of allowing long term “for rent” signs. Mayor Bukiewicz clarified that the proposed development is not for rentals. Mayor Bukiewicz explained that once the lots sell out, the applicant will remove the sign. Planner D'Amato confirmed condition number four stipulates that. Mayor Bukiewicz asked how many lots are being built. Mr. Lang stated 44. Mayor Bukiewicz predicted the lots will sell a lot faster than three years. Commissioner Bautch asked if there are any conditions for maintenance. Mr. Lang stated language was added to their narrative that acknowledges if someone is unhappy with the condition of the sign, then the applicant would have a certain period to repair the sign, however they monitor the condition of their signs and repair as needed. Commissioner Hanna said she does not mind the longer time frame. Commissioner Oldani asked if the Plan Commission needed to add extra language to limit the sign to what was proposed. Planner D'Amato referenced condition number two, that only allows one sign as part of the approval. Alderman Loreck moved that the Plan Commission approves a sign appeal allowing a temporary real estate sign to be displayed for 1,328 days on the property at 3521 E. Oakwood Rd. with the following conditions: 1. That all relevant Code requirements remain in effect. 2. That one (1) 4’ x 8’, 32 square foot temporary ground-mounted real estate sign is approved in the location shown on the approved site plan. Sign shall be installed a minimum of 10 feet from property lines and rights-of-way. 3. That the temporary real estate sign permit shall be valid through December 31st, 2029. The sign shall be removed by January 1st, 2030. 4. That the temporary ground-mounted real estate sign shall be removed following the sale of the final home of the Millwood Glen Subdivision, if it precedes December 31st, 2029. Commissioner Bautch seconded. On roll call: Alderman Guzikowski voted no, all others voted aye. Motion carried. Plan Commission Minutes May 12, 2026 Page 5 of 5 Commissioner Siepert moved to adjourn the meeting. Alderman Loreck seconded. On roll call: all voted aye. Motion carried. The meeting was adjourned at 7:00 PM. ATTEST: Todd Roehl, Plan Commission Secretary Date Meeting Date: May 26, 2026 PLAN COMMISSION REPORT Item No. 4 Proposal : Site Plan and Architectural Review – MG Foods Description: Review site and architectural plans for proposed installation of a fence. Applicant(s): David Bever , Briohn Property Management Address(es): 10303 S. Oakview Pkwy. ( 5 th Aldermanic District) Suggested Motion : That the Plan Commission approves the site and architectural plans for construction of a fence at MG Foods, an existing business located at 10 303 S. Oakview Pkwy . Owner(s): Oakview Industrial Property V, LLC, a WI LLC Co. Tax Key(s): 955 - 1033 - 000 Lot Size( s): 13.045 acres Background: As you may recall, Plan Commission approved the site and architectural plans for this property at its March 25, 2025 meeting. The approved plans included the installation of a sound - absorbing barrier wall system to enclose the chiller compressors located along the west side of the building near the center of the parking lot. The purpose of the barrier wall was to capture and reduce much of the sound emitted by the chiller compressor units, thereby minimizing the impact on the residential neighbors located west of the property along W. Oakwood Road. The barrier wall was expected to reduce noise generated by the chiller compressors by approximately 10 – 15 dB(A). To further mitigate noise impacts on neighbors along W. Oakwood Road, the Applicant is now requesting approval to install a fence in the northwest portion of the site. Current Zoning District(s): M - 1, Manufacturing Overlay District(s): PUD Wetlands: Yes No Floodplain: Yes No Comprehensive Plan: Business Park Oak Cree k Plan Commission Report Meeting Date: May 26 , 202 6 Item No.: 4 Page 2 of 3 District Specific Standards, Use Specific Standards, & Land Use: The proposed modification complies with the intent, standards, and requirements of the City’s Zoning Ordinance (specifically Section 17.050 7 Fences of Municipal Code) and the M - 1 Manufacturing District, as well as the Planned Unit Development (PUD) approved by Ordinance 2676 in May of 201 3 . Additionally, the land use is consistent with the City’s comprehensive plan. Design: The proposed fence will be eight (8) feet tall and constructed of two ( 2 ) - inch by eight ( 8 ) - inch horizontal pressure - treated wood planks mounted to black - painted steel support posts. The fence will extend approximately 330 linear feet and will be located as shown on the attached site plan. It will be installed along the top of the existing berm, just inside the existing tree line, so that the landscaping remains on the side of the fence facing the residential neighbors to the west. Parking: No modifications are proposed for the size (square footage) or use of the building; therefore, no changes to parking are proposed or required. Lighting: No new or additional lighting is being proposed. Any future lighting additions will need to comply with the Municipal Code, and the owner or tenant must apply for the necessary permits before installing additional lighting on the property. Engineering: Engineering indicated no concerns. The Applicant will comply with all regulations and requirements. Access: The site currently has access from S. Oakwood Prkwy. No new or additional access is being proposed. Signage: No new or additional signage is being proposed as part of this review. Any future signs must comply with the Municipal Code, and the owner or tenant will need to apply for the necessary permits before installing any additional signs on the property. Environmental: The site is developed and does not contain any environmentally sensitive areas such as wetlands, floodplains, or environmental corridors. Landscaping: N o new or additional landscaping is proposed or required. Fire Department: The Fire Department indicated no concerns. The Applicant must comply with all regulations and requirements of the City of Oak Creek Fire Department. Review/Options/Alternatives: The Plan Commission has the discretion to either approve the plans as presented, approve them with specified conditions, or disapprove the proposal. In reviewing the request, the Commission will evaluate it in light of the City’s Zoning Ordinance and any other relevant information. Oak Cree k Plan Commission Report Meeting Date: May 26 , 202 6 Item No.: 4 Page 3 of 3 The Plan Commission may only approve or approve with conditions if it is satisfied that the proposed project complies with all applicable provisions of the City’s Zoning Ordinance, as well as with all adopted plans and policy documents. Any approval with c onditions must specify the necessary actions to bring the application into compliance with the City’s Zoning Ordinance and its adopted plans and policy documents. The Plan Commission has the authority to modify any of the site plan review criteria outlined in Sec. 17.0804(g)(3)(a - j) of the City’s Zoning Ordinance. However, such modifications require a 3/4 majority vote of the Commissioners present at the meeting and must include supplemental design elements or improvements to compensate for any modifications to the specific standards . If the request is not approved, the Plan Commissioners are required to provide the relevant Code Sections upon which the denial is based. This will allow the applicant to revise and resubmit the proposal accordingly. Respectfully submitted & approved by: Kristi Laine Community Development Director Prepared by: Todd Roehl Senior Planner Attachments: Location Map Narrative ( 1 page) Example Photo ( 1 page) Site Plan ( 1 page) Location Map Legend Zoning Official Street Map Parcels FloodFringe2024 Floodway2024 10303 ± This map is not a survey of the actual boundary of the property this map depicts Community Development 0 0.04 0.08 Miles 204204290290306306320320344344414414510510 520520 574574 432432 220220 550550 538538 564564 1030010300 431431511511543543547547555555573573 517517 1041010410 1030310303 1045110451 1050110501 1054110541 1045010450 150150 S. Oakview Pkwy. 10303 S. Oakview Pkwy W. Oakwood Rd. DATE:SHEET:CHECKED:DRAWN: SHEET TITLE 3885 N BROOKFIELD ROAD, SUITE 200BROOKFIELD WISCONSIN 53045-1950(262) 790-0500 PHONE(262) 790-0505 FAXDESIGN GROUP B R I O H N 04-27-2026JOB:230106 PROPOSED SITE IMPROVEMENT FOR:TDC OAKVIEW V10303 S. OAKVIEW PRKWY.CITY OF OAK CREEK, WISCONSIN DateRevision C1.0NEW BERM FENCESITE PLAN EXISTING CONDITION BASED ON ALTA/NSPSLAND TITLE SURVEY BY CAPITOL SURVEYENTERPRISES DATED MARCH 31, 2026.REFER TO SAID SURVEY FOR LEGEND AND PROPERTY BOUNDARY.LEGEND FENCE DETAIL Meeting Date: May 26, 2026 PLAN COMMISSION REPORT Item No.: 5 Proposal: Certified Survey Map Description: Review a Certified Survey Map (CSM) dividing and reconfiguring the property at 2028 R W. Oakwood Rd. Applicant(s): Mark & Kim Verhalen Address(es): 2028 R W. Oakwood Rd. (5th Aldermanic District) Suggested Motion : That the Plan Commission recommends to the Common Council that the Certified Survey Map dividing the property at 2028 R W. Oakwood Rd. be approved with the following conditions: 1. That all technical corrections, including, but not limited to spelling errors, minor coordinate geometry corrections, and corrections required for compliance with the Municipal Code and Wisconsin Statutes, are made prior to recording. Owner(s): Mark & Kim Verhalen Revocable Trust Tax Key(s): 927-9025-000 Lot Size(s): 7.83 Acres Background: As you may recall, at its April 22, 2025 meeting, the Plan Commission recommended approval of an Official Map Amendment (OMA) by the Common Council. The amendment removed an east-west segment of a future road reservation traversing the property at 2028 R W. Oakwood Rd. and connecting to the existing S. Judith Pl. This future road reservation was removed to allow for the development of single- family residential lots. The Common Council subsequently approved the CUP, subject to conditions and restrictions, at its May 20, 2025 meeting. Current Zoning District(s): Rs-3, Single Family Residential Overlay District(s): N/A Wetlands: Yes No Floodplain: Yes No Comprehensive Plan: Single-Family Attached, Business Park Oak Creek Plan Commission Report Meeting Date: May 26, 2026 Item No.: 5 Page 2 of 3 The Applicant is now seeking a recommendation for approval of a Certified Survey Map (CSM) to divide the property at 2028 R W. Oakwood Rd. (Outlot 1 of CSM 7131) into four (4) residential lots. There are currently no existing structures on the 7.83-acre parcel, and its current use is agricultural. The proposed CSM is intended to facilitate the development of single-family residential lots. Proposed Certified Survey Map: As stated above, the proposed division would create four (4) lots. Lot 1 will be 108,850 square feet (2.5 acres) parcel. It is the southernmost along S. Judith Pl. and abuts existing single-family residential lots to its south. Lots 2 and 3 will be approximately 53,000 square feet (1.2 acres). Lastly, Lot 4 will be approximately 126,224 square feet (2.89 acres). It is located on the north end of the existing parcel where S. Judith Pl. dead ends. All four (4) lots will have access to municipal sewer and water utilities. District Bulk & Dimensional Standards, Lot Design Standards, & Land Use: Each of the proposed lots meets the minimum requirements of the Rs-3 Single-Family Residential District, as defined in Section 17.0301(b) of the Municipal Code. These standards require a minimum lot area of 10,500 square feet and a minimum lot width of 70 feet. The smallest proposed lot is 53,000 square feet with a lot width of 150 feet. The lots also comply with Section 14.122(b), which requires a minimum lot depth of 115 feet and sufficient dimensions to accommodate off-street service, parking, and loading facilities appropriate to the site’s intended residential use. The proposed lots range in depth from 327 to 355 ft. The Comprehensive Plan land use designation for the existing parcel is split between single-family attached on the south end and Business Park on the remaining portion of the parcel. Engineering & Fire Department: Engineering and Fire Department staff have no concerns with the proposed CSM creating four (4) additional residential lots on S. Judith Pl. Options/Alternatives: The Plan Commission may recommend that the Common Council approve the proposed Certified Survey Map (CSM) with specified conditions or recommend that the Council deny the CSM. If the Commission recommends denial, it must cite the specific sections of the Municipal Code on which the denial is based, allowing the applicant the opportunity to revise and resubmit the proposal, if necessary. If the Commission determines that the proposed CSM complies with all applicable requirements of state statutes and the Municipal Code, a motion recommending approval by the Common Council at its June 2, 2026 meeting has been provided above. It should be noted that approval of the Certified Survey Map does not constitute site plan or architectural approval. Oak Creek Plan Commission Report Meeting Date: May 26, 2026 Item No.: 5 Page 3 of 3 Respectfully submitted & approved by: Kristi Laine Community Development Director Prepared by: Nic D’Amato Planner Attachments: Location Map Narrative (1 page) Proposed Certified Survey Map (4 pages) Location Map Legend Zoning Official Street Map Parcels FloodFringe2024 Floodway2024 2028 ± This map is not a survey of the actual boundary of the property this map depicts Community Development 0 0.04 0.07 Miles 99709970 20282028213221322200220022202220 1800180018501850 1024010240 21082108 24002400 10225102251023510235 1900190019221922 1025010250 10245102451025510255 1027810278 22302230 1026510265 21182118 2008200820182018 2028R2028R 18011801192119211939193921012101 21112111 2125212522012201221122112231223122752275 2001200120312031 1020510205 1015010150 10142101421017010170 1018010180 1013210132 1012610126 1010810108 20212021 101901019010218102181022010220 S. Judith Pl. 2028R W. Oakwood Rd. W. Oakwood Rd. Plan Commission February 20, 2026 City of Oak Creek 8040 S. 6th ST. Oak Creek, WI 53154 Dear Chairperson and Members of the Planning Commission: We are proposing four residential lots on our property at 2028R W. Oakwood Rd. This property is currently zoned RS3. The residual of the property will be transferred to Kurt and Rose Maass via a lot line adjustment. Mr. and Mrs. Maass have agreed to the transfer of Real Estate as proposed in the document of survey of Lands to be Transferred. The proposed four lots follows the city code regarding limited development not requiring developmental agreements or subdivision plats. We believe this would be a low impact proposal for Residents already residing on Judith Pl. Sincerely, Mark and Kim Verhalen