Kier v. Belcher

OPINION OF THE COURT W. LOWELL BRAY, JR., Circuit Judge. FINAL DECLARATORY JUDGMENT THIS CAUSE came before the Court for nonjury trial on March 28, 29, 30 and 31, 1988, upon the plaintiffs’ Complaint for Declaratory Judgment for Unconscionable Rent against the defendant, DOUGLAS H. BELCHER, d/b/a CLUB WILDWOOD MOBILE HOME VILLAGE. Plaintiffs’ Complaint seeks a declaration that the rents charged — 87 — in Club Wildwood for the years 1982 through 1988 are unconscionable and further seeks a declaration of plaintiffs’ rights pursuant to Section 723.033, Florida Statutes, Section 723.004(4), Florida Statutes, and Chapter 86, Florida Statutes. The Court, acting as the trier of fact and having heard the testimony, reviewed the exhibits, heard argument of counsel and considered the applicable law, hereby makes the following findings: FINDINGS OF FACT 1. Club Wildwood Mobile Home Village is a rental mobile home park in Hudson, Florida, with 478 occupied lots offered for lease, governed under the provisions of Chapter 723, Florida Statutes. 2. The Defendant, DOUGLAS H. BELCHER, is a general partner of Club Wildwood, Ltd., a Florida limited partnership, which owns and operates Club Wildwood Mobile Home Village. 3. The mobile home park was purchased in 1978 for a purchase price of $1,100,000.00. At the time of the purchase, there were approximately 70 developed lots and approximately 30 occupied mobile homes. The clubhouse, swimming pool, and other park amenities were substantially complete at the time of the defendant’s purchase. Subsequently, additional sums were expended to expand the complete the park. 4. In 1978, the mobile home park began a sales program whereby prospective purchasers were promised orally and in writing that future lot rental increases would be based on the percentage increase in the Cost of Living Index. A subsequent sales program stressed that rental increases would be based on the percentage increase in the Cost of Living Index or actual operating costs of public records, such as taxes, utilities, etc. 5. During this sales program, the remainder of the mobile home park was completed and the park obtained 100% occupancy in 1982. 6. In 1984, after reaching 100% occupancy, the park owner placed a $4.2 million, interest-only, shared-appreciation, balloon mortgage on the mobile home park property. The funds received from this note were withdrawn by the park owners and were not utilized for repairs, renovation, development, or improvement of the mobile home park. 7. The refinancing created an interest burden of $114.21 per month for each lot in the mobile home park. If the park were to maintain a positive cash flow, the interest burden created by the refinancing necessitated lot rental increases irrespective of lot rents charged in — 88 — comparable mobile home parks, the park owners’ cost of operating and maintaining the mobile home park, or any other legitimate bases for establishing lot rents. 8. The mortgage included an 18% equity-participation payable to the mortgagee upon maturity of the note in 1996. 9. From 1982 through 1986, the park owners’ cost of operation and maintenance increased $22.11 per lot per month. During the same time period, the plaintiffs’ lot rents increased $67 per lot per month. Additionally, there have been no major capital improvements, renovations, or additions to the mobile home park during this period. 10. The percentage increases in lot rents in Club Wildwood Mobile Home Village have grossly exceeded the percentage increases in the Consumer Price Index, published by the United States Government, Department of Labor, Bureau of Labor Statistics. 11. The challenged rents include those in effect for the years 1982 through 1988 as follows: Inside Lot Comer Lot Small Large Waterfront Waterfront 1982 $114 $119 $124 $139 1983 134 139 144 159 1984 146 151 156 171 1985 168 173 178 193 1986 181 186 191 206 1987 189 194 199 214 1988 197 202 207 222 12. For each of the name plaintiffs to this action, the wheels and hitch to their mobile home have been removed. The mobile home is also tied down as required by state law. Many of the plaintiffs have constructed permanent improvements to their homes. 13. The mobile home owners in Club Wildwood Village have invested over $14 million in their homes and improvements, including screened porches, carports, storage sheds, etc. 14. The cost of moving and relocating a mobile home and its appurtenances would be approximately $10,000.00, with resulting damage to the home decreasing value of the home after the move. 15. There are no available parks to which the mobile home owners could move their homes since the parks in the vicinity of Club Wildwood Village are closed to mobile homes not purchased from the park owner. — 89 — 16. Mobile homes in Club Wildwood Village are currently selling for $3,000 to $12,000 less than their fair market value because of the current level of rents in the mobile home park. 17. The disputed lot rental increases were unilaterally implemented by the park owner by issuance of annual notices of lot rental increases. The plaintiffs had no opportunity to bargain with the defendant prior to implementation of the lot rental increases in question. This is true for all residents of the mobile home park, regardless of the parties’ age, education, intelligence, financial position, business acumen, etc. at the time the increases were implemented. The plaintiffs had no meaningful choice but to pay the lot rental increases, or bear the burden of attempting to relocate their mobile home, or sell their homes at large losses. 18. The parties have mediated the lot rental increases for 1985, 1986, and 1987, pursuant to Sections 723.037-038, Florida Statutes. Additionally, the Florida Department of Business Regulation, Division of Florida Land Sales, Condominiums and Mobile Homes has scheduled mediation for the 1988 lot rental increases for April 25, 1988. Since the parties have been unable to amicablly resolve their dispute over lot rents in the past, the Court finds that mediation of the 1988 lot rental increase post-trial is a useless act and not a statutory condition precedent to maintenance of plaintiffs’ action for the 1988 lot rental amount. 19. Club Wildwood Mobile Home Village competes for tenants within a market which is primarily limited to western Pasco County. Within that market only one other mobile home park, Colony Cove, is truly comparable to the subject park. 20. Club Wildwood is a highly desirable residential park which could have justifiably charged rental fees which ranged from 30% to 50% above the average of fees charged by Pasco County parks, with the higher premium charged in the early years of the present decade. 21. The defendant’s appraiser’s adjustments in comparable rents based upon differences in utilities and services supplied is adequately supported and is accepted by the Court. The Court finds inadequate evidence to support the specific adjustments made with rsepect to location, amenities, appearances, etc. 22. Based upon the evidence presented at trial, the Court finds fair market rental value for the mobile home lots located in Club Wild-wood to be as follows: — 90 — Interior Lot Corner Lot Small Lake Large Lake Front Lot Front Lot 1982 $114 $119 $124 $139 1983 125 136 135 150 1984 137 142 147 162 1985 147 152 157 172 1986 159 164 169 184 1987 165 170 175 190 1988 170 175 180 195 APPLICATION OF LAW TO FACTS a. Section 723.033, Florida Statutes (1984), and its predecessor, Section 83.754, Florida Statutes (1983), authorize the Court to refuse to enforce or to limit the application of any unconscionable provision of a mobile home lot rental agreement. Although the legal concept of unconscionability must necessarily be determined on a case-by-case basis, Department of Business Regulation v. National Manufactured Housing Federation, Inc., 370 So.2d 1132, 1136 (Fla. 1979), modern courts generally apply a procedural-substantive analysis in determining the unconscionability of mobile home lot rental agreements. B.J. Pearce v. Doral Mobile Home Villas, Inc., 521 So.2d 282 (Fla. 2d DCA 1988). Procedural unconscionability involves the relative bargaining position of the mobile home owner and is generally defined as “an absence of meaingful choice.” Kohl v. Bay Colony Club Condominium, 398 So.2d 865, 869 (Fla. 4th DCA 1981), pet. den. 400 So.2d 1094 (Fla. 1981). Substantive unconscionability involves contract terms that are unreasonable and unfair. Kohl, 398 So.2d at 868. This procedural-substantive analysis is only a general approach and is not a rule of law. Steinhardt v. Rudolph, 422 So.2d 884, 889 (Fla. 3d DCA 1982). b. The facts as set out above establish procedural unconscionability because of the absence of any meaingful choice on the part of the mobile home owners. Kohl v. Bay Colony Club Condominium, 398 So.2d 865 (Fla. 4th DCA 1981), pet. den. 408 So.2d 1094 (Fla. 1981). As indicated by the individual Request for Admissions for each plaintiff and the defendant’s responses thereto, the plaintiffs had no meaningful opportunity for negotiation prior to implementation of the lot rental increases in question. The burden of moving or relocating the mobile home, or selling the mobile home in the mobile home park for a depressed price, left the individual plaintiffs with no choice but to accept the lot rental increase unilaterally imposed by the park owner. The cost of relocating the mobile homes, the problem of closed parks, and the inability to negotiate with the park owner prior to or at the time of implementation of lot rental increases give the mobile home — 91 — park owner an overriding economic advantage over the tenant. Stewart v. Green, 300 So.2d 889, 892 (Fla. 1974). The mobile home owner’s lack of bargaining power has little to do with the age, education, intelligence, financial position, business experience, etc. of the individual homeowner and “very much to do with the demonstrable burden of pulling up stakes and a potential for economic blackmail that is equally abhorrent whether applied to the wealthy retiree or to the social security pensioner or the laborer of limited means.” B.J. Pearce v. Doral Mobile Home Villas, Inc., 521 So.2d 282 (Fla. 2d DCA 1988). c. The facts set out above establish substantive unconscionability because of the outrageous degree of unfairness. Kohl, supra, Steinhardt, supra. It is clear to the Court that the park owner has overreached the park residents and has gained an unjust and undeserved advantage which it would be inequitable to enforce, Peacock Hotel, Inc. v. Shipman, 138 SO. 44, 46 (Fla. 1931), because: (1) The lot rental increases are not based on a legitimate financial basis for calculating rental values, but are arbitrary and capricious in that they were driven by the consequences of the defendant’s refinancing. Moreover, the increases are confiscatory in nature because they have reduced the value of the mobile home owner’s property. B.J. Pearce v. Doral Mobile Home Villas, Inc., 521 So.2d 282 (Fla. 2d DCA 1988); Appel v. Scott, 479 So.2d 800 (Fla. 2d DCA 1985); Offner v. Keller Park Investors, I, Ltd., 19 Fla. Supp.2d 140 (Fla. 6th Cir. Ct. 1986); Fredericks v. Hofman, 45 Fla.Supp. 44 (Fla. 12th Cir. Ct. 1970), aff’d. 354 So.2d 992 (Fla. 2d DCA 1978); Section 723.031(5), Florida Statutes (1987). (2) The increased lot rental amount is significantly higher than the fair market rental value of the lots in Club Wildwood Mobile Home Village. Aristek Communities, Inc. v. Fuller, 543 So.2d 547 (Fla. 4th DCA 1984); State v. DeAnza, 416 So.2d 1173 (Fla. 5th DCA 1982). (3) The lot rent grossly exceeds that paid for lots of equal value in comparable parks. Ashling Enterprises v. Browning, 487 So.2d 56 (Fla. 3d DCA 1986), DeAnza, supra. d. The rents imposed for the year 1982 have not been shown to be unconscionable. IT IS THEREFORE, ORDERED AND ADJUDGED: 1. The Court enters judgment for the plaintiffs and against the defendant because the rental amounts in 1983, 1984, 1985, 1986, 1987, and 1988 were unconscionable. — 92 — 2. The Court enters judgment for the defendant and against the plaintiffs as to the rental amounts in 1982. 3. To avoid any unconscionable result, the Court sets the rents for each of the year in question as follows: Interior Lot Corner Lot Small Lake Front Lot Large Lake Front Lot 1983 $125 $130 $135 $150 1984 137 142 147 162 1985 147 152 157 172 1986 159 164 169 184 1987 165 170 175 190 1988 170 175 180 195 4. To avoid any unconscionable result, the Court limits the application of the lot rental term of the mobile home lot rental agreement by enjoining the defendant from levying, charging, or collecting any amounts in excess of these rents from January 1, 1983, through December 31, 1988. Defendant is further ordered to credit plaintiffs such rents as have been collected in excess of these rental charges, said credit to be applied against future lot rental payments beginning June 1, 1988, and continuing monthly until plaintiffs receive full credit for past unconscionable rents paid. The amount of credit to each plaintiff shall be calculated based upon each plaintiffs’ term of residence and the nature of the lot occupied, as set forth in Attachment “A”. No plaintiff shall be entitled to relief for the year in which he or she moved in Club Wildwood, as the voluntary nature of that act precludes any finding of procedural unconscionability. 5. The Court does not have before it and does not rule upon the question of whether plaintiffs who have sold their mobile homes during the pendency of this litigation can assign their credits to their successors. 6. The Court retains jurisdiction over the subject matter of this case and the parties hereto to enforce the executory provisions of this final judgment. 7. The plaintiffs are entitled to recover a reasonable attorney’s fee and costs in this action pursuant to Section 723.068, Florida Statutes, and the Court retains jurisdiction to determine the amount of such fees and costs. 8. Any and all other prayers for relief are denied. DONE AND ORDERED in Chambers, at New Port Richey, Pasco County, Florida, this 16th day of May, 1988. — 93 — ATTACHMENT “A” WILDWOOD Dates of Residence William and Shirley Adams 485-present Frank and Catherine Alonzi 8/81-present Lenore Andrews 10/81-present Patrick Andrews 5/8 3-present William and Jean Andrews 6/83-present William and Laura Appman 7/80-present John and Marian Armano 11/79-present Robert and Mary Arterbum 4/76-present Eleanor E. Bachman 11/78-present Christ and Bobby Baillo 8/80-present James and Stella Baker 2/80-present John and Mary E. Balsavage 2/79-present Fred and Dorothy Barley 8/79-present Thomas and Helen Barney 4/8 5-present Helen Bart 9/79-present Kathleen M. Bayne 5/84-present James and Phyllis Beale 8/82-present Robert and Pauline Beavis 4/79-present Mable B. Beintema 6/79-present Warren E. and Bertha Bellion 11/79-present George and Bettie Bigelow 2/79-4/83 Denis and Helen Bisson 4/80-present Madeleine C. Black 10/78-present Warren and Phyllis Black 5/81-present Ross and Ruth Blake 7/77-present John and Pauline Bodnar 11/78-present Robert and Francis Bolvin 6/78-present Paul and Ruth Boog 8/78-present Margaret Bowles 3/78-present William and Louise Boyer 5/85-present Arthur and Helen Brant 2/80-present Louis and Evelyn Breston 9/83-present William and Velma Briggs 3/85-present Charles and Mary Brinkman 9/80-present E. William and Ruth Brook 9/79-present Virginia Brotherton 11/78-present Meredith A. and Ruth Bruce 7/79-present Alice and Sophie Brudzinski 1/87-present Winifred Buck 7/84-1/86 Dan and Elizabeth Buckley 4/80-present — 94 — Dates of Residence Fred and Marionn Burk 4/78-present James and Viola Cairns 8/80-5/86 moved back 5/87-present Benjamine and Dorothy Camire 3/82-present John and Patrica Capek 3/82-present Bernard and Madeline Carey 3/79-present Frank and Magdalen Cechvala 1/79-present Darrell H. and June Chiles John and Grace Ciancimino John T. and Florence Clark Aleen Cole Lowell and Juanita Cole Jack and Anna Coleman 3/79-present Kathryn Connington 6/85-present Ralph and Eleanor Conti 4/80-present Fred and Elverta Cool 12/77-present George Corke 2/83-present Sidney and Mary Cottrill 10/77-present Howard D. and Marlene L. Coughanour 4/83-present George and Marion Cresswell 4/85-present Lester and Mildred Crossley Dorothy Crothers 7/79-present Bernard Cunningham, 3/80-present John and Gertrude Cunningham John S. and Mary Cutshall 10/78-present Beatrice Czamitzki 10/79-present Rocco and Grace Stanley Danstrom 9/79-present Leighton and Susan Dates 3/85-present Robert and Edna Davis Frank and Dolores Davison 11/83-present Rose DeLuca 6/81-present Mary Dement 5/81-present Thomas J. and Millie Demma 7/78-present Irene DiMeglio 9/79-present Caroline DiVincenzo 9/79-present Helen W. Doepke Frank and Helen Dombrosis 11/80-present Joseph E. and Winifred Donahue Ray and Phyllis Dorris 4/80-present Edmund and Ann Douglas 12/79-present William and Dorothy Droz 9/79-4/87 Edward and Dorthea Duffy 9/78-present — 95 — Dates of Residence Cora Dunn 8/78-present Ethel Ebeling 6/84-present Katherine Eck 8/79-present Mary Edelen 1/81-present Gerald and Theresa Engle 1/80-present Frank and Katherine Eschenauer 11/79-present Clarence and Lois Evely 1/79-present Pasquale and Filomena Faiella 12/77-present John and Norene Farmer 19/82-present Leonard W. and Marion Felcman 9/79-present Steve and Helen Ferency 1/79-present Clarence J. and Svia Finucane 1/79-present Owen and Wanda Flynn 8/79-present Walter and Irene Fomal 11/8 3-present Charles and Marion Friedman 2/80-present Florence Gambeski 1/80-present Charles and Dorothy Gamgemi 5/79-present William and Helen Garan 3/79-11/87 Margaret Gates 5/8 3-present Frances Gee 6/81-present Ruby Geer 3/79-present Oliver and Elizabeth Gerbitz 11/79-present Albert E. and Joan Gilbert 6/81-1/88 Harold and Rose Glahe 10/80-present Helen Goodspeed 2/80-present Francis and Marie D. Goldbach 4/79-present George and Anita Grassi 2/85-present Oscar and Eileen Greenland 1/84-present Nettie Gross 10/83-present Frank and Edyth Gulas 8/79-present Julius and Virginia Gulden 8/79-present Jack and Elizabeth Gunkle 1/82-present Charles and Mary Hamilton 6/79-present Robert and Geraldine Harrington 3/79-present Wallace and Kathleen E. Hawkins 8/79-present Eark A. Hazen 1/80-present Madeline M. Haznow 6/83-present William and Lorana Hellenthal 2/80-present James and Betty Hendricks 5/79-present William and Cora B. Henry 8/79-present Phyllis Hentz 4/80-present Frederick and Ria Hierl 5/79-present — 96 — Dates of Residence Edmond Hoffman 10/79-8/87 Frank and Dolores Hoffman 7/77-1/87 Sebastian and Theresa Holzschuh 1/79-present John and Margaret Horanic 9/79-1/86 William and Arlene Houwen 6/79-present Dorothy Howard 4/82-present Murle and Auretta Huenink 2/80-present Fred and Alberta Hunkier 5/84-present K.O. and Viola B. Jarboe 8/80-present Earl R. Johnson 5/79-present George and Mary Johnston 4/80-present George R. and Keannette E. Jones 4/80-present Raymond and Clara R. Joswiak 4/79-present William and Katherine Jovce 10/79-12/87 Philip and Henrietta Kaspareh 10/79-present Howard and Shirley Kauble 12/79-present Stanley Kedzion 7/79-present David and Edith Kerr Charles E. and Thelma M. Kier 7/80-present George and Clara Belle Kier 11/78-2/87 Woodward and Ruth Kirlin 3/79-present Arthur and Amy Kohler 1/84-present William and Helen Konopka Rita Korcher 6/79-present 3/80-present Joseph and Gertrude Korpal 8/79-present Daniel D. and Dorothy Kozak 5/80-present Astrid Kruger 2/79-present Paul and Rachel LaFortuen Ethel Lamb 9/80-present Andrew and Ann Lamendola 3/8 5-present John and Margaret Lamia Joseph and Jean Lamia 8/79-present Betty Lampier 12/78-present John and Marjorie Landgraf 11/79-present Ken and Virginia Langan 2/80-present Alicia Lane 8/81-present Carl L. and Genevieve Larsen 11/78-present Carol Larsen 11/83-present George and Margaret Lawson 8/80-present William and Phyllis Leather 4/78-present Karl and Ann Lehmann 3/82-present Edwin and Rita Lepak 9/78-present — 97 — Dates of Residence Henry A. and Arline Lepkowski 9/79-present Franklin E. and Annamae Lewis 6/78-present Quinn and Mary Liberi 2/80-present Joseph and Jean Lintz 5/78-present William and Adeluede Liptak . 9/83-present Florence Long 8/84-present Isabella Loughlin 7/80-present Harold and Helen Luckey 6/81-present Howard and Blanche Ludwig 10/79-6/87 George H. and Ruth Luken 7/84-present Everett and Reba Lukens 12/83-present Robert and Laura Madigan 1/80-present Angelo and Angie Marino 3/86-present Justin and Jane Marsh 10/79-present John J. and Marjorie Marshall 5/79-present Lester and Marcella Marshall 10/77-11/87 Valerie Martin 6/79-present Albert and Virginia Massoll 4/74-present Frank and Marie Mastelli 2/80-present Marion Metting 3/87-present Martha Mattis 4/78-present Jack R. and June Maxwell 2/80-present John and Margaret Mazza 10/79-present John and Grace McCarthy 8/80-present W.H. and Ella McCaugherty 1/81-1/86 Marry and Martha McCoy 3/79-present Helene McClave 10/79-present Frank and Ann McCrystal 8/79-present Marjorie McDaniel 11/78-present Ann McDonald 5/80-present Frank B. and Helene McGill 10/80-present David and Mildred McNiel 10/78-present William and Viola McNeilly 7/78-present Frank and Phyllis Mello 3/81-present Theodore and Crystal E. Messner 10/78-present Frank H. and Margaret Meyers 10/79-present Joseph and Niki Micherdinski 9/79-present Bonnabelle Miles 4/79-present Vemer F. and Jean Milewski 1/84-present Edward Miller 6/79-1/88 Elroy Miller 8/79-11/87 Phil and Mary Minton 9/78-present Samuel and Bernice Mock 5/85-present — 98 — Dates of Residence Rodney Mohr Vincent and Mary Mola 9/79-present James and Rita Molieran Nell Mooney 3/78-present Arther and Ruth Moore Frank and Helen Morabito Joseph and Pearl Moran 1/80-present Earl and Rita Morel 11/79-present Eugene F. Moretta 10/78-present Bobbie Mumm 5/80-present Catherine Murphy Donald and Lucille Murray 9/84-present Bernard and Kathleen Mutz 1/83-present George and Margaret Nahmi 8/77-present Bess Neilson 4/83-present Margaret Newton 5/83-present Robert and Virginia Nolan 6/78-present Caarl and Anne Nordstrom 3/80-present Ernest R. and Dorothy O’Dell 8/78-present Edward and Madeline Olson Kenneth Olson 5/78-present Gordon and Irene Osborne 5/81-present Werner and Alvina Otte 11/78-present Alice Otten 4/78-present Frank and Jane Pacciani John and Dorothy Packham 1/80-present Raymond and Donna Patrick Frank and Louise Peppard 7/77-present Kenneth and Norma Pender Gamel and Jeanne Peterson 8/79-3/86 Maurice and Celestia Peterson 11/79-present Lenny and Betty Petitti 7/79-present James and William and Sarah Pika 10/79-present Edward and Margaret Piotrowski 4/78-present Winston B. and Peggy Plummer 1/78-present Betty Poesel 4/79-present William Polster 9/79-present Angela Poser 4/76-present Joseph and Mary Posheefko 3/80-present Dubby Primack 12/87-4/87 William and Norma Pulawski — 99 — Dates of Residence Chester and Jennie Pultorak 7/78-present James A. and Gertrude D. Pyle 9/81-present John and Addie Rando 1/86-present Paul and Evelyn Rappel 8/77-present Helen Reese 3/85-present Aubrey and Alma Reinhart 8/78-7/87 Cyril and Catherine Reitz 12/81-present Roscoe and Murtle Richards 7/83-present Leland R. and Ruth Richardsons 11/79-present Lewis and Augusta Risseevw 9/80-present Marguerite Roach 5/79-present George and Mary Robas 1/79-present Bernard and Ester Robbins 11/79-present Harold and Janet Robinson 2/80-present George G. and Esther Ronkuist ' 10/79-present Joseph and Margaret Ross 10/79-present William and Leota H. Ross 9/79-present Anna Rowe 8/82-present Kenneth and Flora Rudolph 9/83-6/87 Anthony and Harriet Saeea 1/83-present Beatrice Schafrick 11/77-present Otto and Trudy Schmieder 12/78-11/87 Edwin and Grace Schoendorf 9/79-present Lucille Schwahn 10/85-present Sol and Ida Schwartz 4/79-present George and Marie Senopole 2/85-present Raymond and Elizabeth Senopole 12/85-present Robert and Rose Shannon 3/85-present George Shattuk 11/79-present Wesley and Jocelyn Sheldon 11/78-present Fred and Eileen Shields 6/78-present Dorothy Shotsberger 5/82-8/87 Frank Shuber 8/78-present James B. and Mary Simon 7/79-present George and Harriet Smith 10/79-present Irene C. Smith 5/84-1/86 John and Pauline Smith 7/84-present Robert and Faye Smith 7/84-present Andrew and Irene Smokevitch 9/79-present John and Mary Soltman 2/80-present William J. and Clarice Spear 4/84-present Robert and Sophie Sponkowski 4/78-present — 100 — Dates of Residence Sidney Steadman 7/80-present Helen Stegman 2/77-3/86 Charles and Grace Stewart 1/83-present James and Mildred Stewart 12/84-present Lena E. Stewart 11/79-present Bertha Stiles 4/80-present William Stolte 10/79-present Billy R. and Rosie Stout 1/80-present Donald and Aletha Stout 2/84-present Max and Eilen Stover 1982-present John Suder 1/78-present Adam and Jean Supud 9/79-present William and Margaret Syms 2/82-present David and Doris Tator 1/84-present Charles and Edna Taylor 11/85-present Victor and Evelyn Tegliapietra 8/79-present Bernie and June Thornton 10/78-present Anton and Julie Trinka 10/79-present Howard and Katherine Truxell 10/80-present Lloyd and Ruth Tucker 10/77-present Annette Turnbull 9/78-present Brendon and Evelyn Turner 3/85-present Marion and Tillie Tuthill 10/79-present Frank and Grace Ullo 8/79-present Sidney and Gloria Uren 7/80-2/87 Enola Van Ells 2/78-present Richard and Margaretta Vaughn 1/83-present Rose Verscharen 9/78-11/87 Winifred Viola 12/80-present Paul and Elsie Vogeler 5/79-10/87 Doris Vork 9/78-present Herbert and Dorothy Wagner 10/78-present Thomas and Gail Watson 9/83-present Raymond and Evelyn Watts 9/81-present Edward and Marie Weiler 2/81-present Edward and Fern Weiss 6/80-present P.F. and Rosemarie Wilhelm 8/79-10/86 George and Cora Williams 1/80-present Ole and Agatha Williamstad 11/79-6/86 Marjorie Wilson 6/79-present Robert and June Withey 10/82-present — 101 — Dates of Residence Lawrence and Lucille Wolf William and Jane Wurst 11/79-present Marie Yeager 10/77-4/86 Betty Zabarsky 10/81-present George and Carol E. Ziarek 2/80-present Joan Zimmerman John and Ann John and Margaret Zuby 9/79-present