Board of Zoning Appeals
Regular MeetingCookeville, TN · July 13, 2023
Minutes
Board of Zoning Appeals
Minutes
July 13th, 2023
The Board of Zoning Appeals met on Thursday, July 13th, 2023, at 5:15 p.m. in the Council Chambers
located at 45 E. Broad Street, Cookeville, Tennessee.
Members Present: Nancy Bohannon, Michael Detwiler, James Dial & Elwood Ervin.
Members Absent: Connie McCormick.
Staff Present: Haley Dickson, Christopher Phillips, & Jon Ward.
Staff Absent: Ken Young & James Mills.
Others Present: Lindsay Pride, David Clouse, Kacy Minnear, Lee Williams, Johnny & Carol Maddux,
Pearl Smith, Chuck Wilson, Jimmie Simpson, Andrea Simpson, Thurman Bilbrey, Craig Davis, and Karen
& Ed Smith.
Consider for Approval the Agenda as Submitted. Michael Detwiler made the motion to approve the
agenda as submitted. Elwood Ervin seconded the motion, and the motion was carried unanimously.
Approved.
Consider for Approval the Minutes of June 8th, 2023. Elwood Ervin made the motion to approve the
minutes of June 8th, 2023 as submitted. Michael Detwiler seconded the motion, and the motion was carried
unanimously. Approved.
Consider a request for a variance to reduce the rear yard setback from 20 feet to 19 feet for a total
variance of one (1) foot for the property located at 267 East 7th Street (Tax Map 053-C, Group B,
Parcel 013.01). Request submitted by Patrick Shea Callahan. Mr. Jon Ward stated that Mr. Patrick Shea
Callahan has submitted a request for a variance to reduce the rear yard setback from 20 feet to 19 feet for a
total variance of one (1) foot for his property located at 267 East 7th Street. The request was submitted to
allow for an existing nonconforming structure within the rear setback.
Analysis: The subject property is identified as Parcel 013.01 on Tax Map 053C, Group B and contains
approximately 0.40 acres. The property is zoned RS-10, “Single-Family Residential” as are all adjacent
properties.
Mr. Callahan submitted a Lot Line Revision plat for Planning Commission review at the May 22, 2023
meeting. The lot line revision involves three (3) lots located at 267 East 7th Street (053C, B 013.01), 253
East 7th Street (053C, B, 014.00) and 615 North Jefferson Avenue (053C, B, 001.00). The plat depicts a
shift of the southern lot boundary of the properties at 253 and 267 East 7th Street to accommodate an existing
driveway located at 615 North Jefferson Avenue. The initial survey depicted an existing nonconforming
accessory structure located at 267 East 7th Street over the property line of 253 East 7th Street. According to
the submitted survey, the existing cabin footprint is 500 square feet (20-feet by 25-feet). Accessory
structures over 400 square feet must meet the required setbacks for the zoning district. The plat was revised
to include the accessory structure entirely on the property at 267 East 7th Street but remaining within the ten
(10) foot side yard requirement. The shift of the property line to the north creates a rear setback
encroachment of one (1) foot that does not exist prior to the proposed lot line adjustment.
The Planning Division recognizes the accessory structure as a legal nonconforming structure. The structure
was previously situated over the property line and the plat does adjust the lot line boundary to include the
structure entirely on the subject lot. The structure does encroach over the side yard setback requirement,
but this encroachment was in existence prior to the proposed plat. The shift of the southern boundary to
accommodate the driveway does create a rear setback encroachment of one (1) foot that did not exist prior
to the proposed lot line revisions subdivision plat.
The variance is necessary to allow the lot line to be shifted to accommodate an existing driveway. The plat
must still be considered by the Planning Commission. In the opinion of the Planning Division, the requested
variance for the nonconforming accessory structure would not be detrimental to the public welfare or
injurious to other property in the area.
Board of Zoning Appeals
July 13th, 2023 Minutes
Recommendation: Approval of the request to reduce the rear yard setback from 20 feet to 19 feet as
depicted on the submitted plat.
Mr. Elwood Ervin asked for clarification if the southern boundary line and dividing boundary line was
moved.
Mr. Jon Ward stated yes, the lot lines were adjusted to accommodate the structure that was over the property
line.
Elwood Ervin made the motion to approve the variance request as recommended by staff. Michael Detwiler
seconded the motion, and the motion was carried unanimously. Approved.
Consider a request for a variance to reduce the fence location requirements from no closer than five
(5) feet to any street to zero (0) feet from an alley for the property located at 427 Laurel Avenue (Tax
Map 053-B, Group A, Parcel 022.00). Request submitted by Jimmie Simpson on behalf of West View
Baptist Church. Mr. Jon Ward stated that Pastor Jimmie Simpson, on behalf of West View Baptist Church,
has submitted a request for a variance to reduce the fence location requirements from no closer than five
(5) feet to any street to zero (0) feet from an alley for the property located at 427 Laurel Avenue. The request
was submitted to allow for a new fence to be constructed on the church’s property boundary.
Analysis: The subject property is identified as Parcel 022.00 on Tax Map 053B, Group A and contains
approximately 1.66 acres. The property is zoned RD, “Single-Family and Duplex Residential” as are the
adjacent properties to the north, east and south. The property is bordered by CL, “Local Commercial” to
the south and east.
Section 204 Supplemental Regulations, Section 204.9 Fences and Walls, 204.9C.2 states:
No fence or wall shall be placed on any street right-of-way or public easement, unless determined
by the City Manager that excessive right-of-way exists that would allow the fence or wall to be
located in the right-of-way and not create a traffic hazard. Such determinations shall include a duly
executed agreement between the property owner and the city indicating that should it be determined
by the city that the fence or wall needs to be removed from the right-of-way that it will be done so
in a timely fashion by the property owner and at the property owner’s expense. In no case shall any
fence be closer than five (5) feet from any public street or closer than two (2) feet from any
sidewalk.
Pastor Simpson has submitted a request to construct a fence along the eastern property boundary of West
View Baptist Church. The property is bordered by an existing public alley. The southern portion of the
alley is approximately 20 feet in width and the northern portion narrows to approximately 16 feet at the
rear of the property at 418 North Willow Avenue. The church has concerns with the patrons of the adjacent
commercial businesses using the church parking lot. The fence would provide physical separation from the
church parking lot and the existing businesses. The variance request is to allow the church to construct the
fence on the property line with the public alley.
The alley is currently used by some of the existing businesses for access and for solid waste disposal. The
Zoning Code requires that a fence be located no closer than five (5) feet from a public street. A public alley
is similar to a public street in that both provide a means of public ingress/egress to property, although alley
access is predominately secondary access, with a public street providing primary access. The area of the
alley and church parking lot is currently all paved with no apparent boundary. The Planning Division does
have concerns that installation of a fence directly on the boundary could involve fence footers or hole areas
to be within the alley. The fence should be sited in a manner that would not require any holes or other
modification within the public alley. Also, fence installation should be sited no further than the property
corners with West 4th Street and West 5th Street and all requirements of the Zoning Code should be met at
these points to ensure no obstruction of visibility. The Planning Division recognizes aspects of the variance
request are interpretation of an alley versus a street.
In the opinion of the Planning Division, the requested variance would not be detrimental to the public
welfare or injurious to other property in the area.
Board of Zoning Appeals
July 13th, 2023 Minutes
Recommendation: Approval of the request to reduce the fence location requirements from five (5) feet to
any street to zero (0) feet from an alley subject to no digging or modifications permitted within the alley to
install the fence.
Mr. Ervin asked if the Board of Zoning Appeals has approved a variance for the property located near the
church recently.
Mr. Ward stated that the Board has approved a parking variance for the property located at 404 North
Willow Avenue, and the church could terminate the parking agreement held between the church and the
business at any time.
Mr. Ervin asked if the current fence variance request was approved, would it nullify the previous variance.
Mr. Ward stated that the parking agreement was between the church and the business, and the city would
have no say in it.
Pastor Jimmie Simpson, petitioner, stated that the intent of his request is to establish the property boundary
lines. He stated that over the years, there has been significant issues the business on Willow Avenue
encroaching into the alley. The alley is useless as far as anyone navigating it from 4th Street to 7th Street. He
stated that this has caused concerns especially for when Willow Avenue is widened that the parking
situation is going to get worse. Pastor Simpson stated that the church can’t use the parking lot for ministry
services because of traffic concerns. He stated that he has a business agreement with the doctors office
located at 404 North Willow Avenue where the business will pay for the portion of gate behind their
building and in return the church will install a gate for the employees.
Ms. Carol Maddux, of 447 Laurel Avenue, stated that she owns the property located behind the church. She
stated that the city has let people build with no parking and is concerned that they will do the same near her
property.
Mr. Jon Ward stated that the parking issues stem from old legal nonconforming businesses from years ago.
His only concern with the variance is that anything needs to happen completely out of the alley right-of-
way.
Mr. Elwood Ervin made a motion to approve the request with the condition that the petitioner install the
fence with no encroachment of the alley.
Elwood Ervin made the motion to approve the variance request as recommended by staff. Nancy Bohannon
seconded the motion, and the motion was carried unanimously. Approved.
Consider a request for a variance to reduce the fence height requirements from 60 inches to 56.5
inches for a total variance of 3.5 inches and an administrative review of the Chief Building Official’s
determination that an existing perimeter fence does not meet the requirements for a swimming pool
fence established in the Zoning Code Section 206, Additional Standards, Section 206.25 Swimming
Pools, 206.25B, for the property located at 328 South Dry Vally Road (Tax Map 052, Parcel 027.00).
Request submitted by Lee Williams. Mr. Jon Ward stated that Mr. Lee Williams has submitted a request
for a variance to reduce the fence height requirements from 60 inches to 56.5 inches for a total variance of
3.5 inches and an administrative review of the Chief Building Official’s determination that an existing
perimeter fence does not meet the requirements for a swimming pool fence as established in the Zoning
Code Section 206, Additional Standards, Section 206.25 Swimming Pools, 206.25B, for his property
located at 328 South Dry Valley Road. The request was submitted to allow the existing perimeter fence to
function as the required fence around a swimming pool area.
Analysis: The subject property is identified as Parcel 027.00 on Tax Map 052 and contains approximately
19.57 acres. The property is zoned RS-20, “Single-Family Residential” as are the adjacent properties to the
north, west, and south. The property is bordered by the corporate city limits to the east.
During inspection of the new house construction on the subject property, the Codes Division notified Mr.
Williams that a fence would be required around the newly constructed pool. Mr. Williams has submitted a
Board of Zoning Appeals
July 13th, 2023 Minutes
request to allow the existing perimeter fence located on the subject property to meet the requirements of a
swimming pool fence established in the Zoning Code.
Section 206, Additional Standards, Section 206.25 Swimming Pools, 206.25B states:
The swimming pool area shall be walled or fenced so as to prevent uncontrolled access by children
and pets from the street or from adjacent properties. Said fence or wall shall be not less than five
(5) feet in height and maintained in good condition. All gates shall be self-closing.
The petitioner has provided an exhibit depicting fencing along the perimeter of the property. The existing
fence is 56.5 inches tall and consists of five (5) strands of high tensile wire. The Codes Division verified
the fence height but was unable to verify existing fencing along the northeastern, eastern and southeastern
areas of the property. The Codes Division determined that the existing fencing does not meet the
requirements established in Section 206.25B. The International Building Code requires a swimming pool
to have a fence four (4) feet in height, but further requires that openings in a barrier around a swimming
pool shall not allow passage of a four (4) inch sphere. No gates are present as required by code. The
petitioner has stated that a gate could be installed on the driveway to satisfy this requirement.
The property consists of approximately 20 acres. The nearest residence is approximately 450 feet from the
swimming pool. The request to reduce the fence height requirement from 60 inches to 56.5 inches represents
a 5.8 percent variance from the required height. In the opinion of the Planning Division, the variance to the
height requirements would not be detrimental to the public welfare or injurious to other property in the area
as the 56.5-inch height is greater than the Building Code requires, however, the property does not appear to
be entirely fenced, and the existing fencing does not appear to meet the requirements of the Zoning or
Building Codes.
Recommendation: Denial of the request
Mr. Lee Williams, petitioner, showed where portion of fence was ripped out during construction. He stated
that the rest of property is fenced. He has a security system and alarm pool for any disturbances in the
water.
Mr. Elwood Ervin asked what the reason is for not installing a perimeter fence.
Mr. Williams stated that the entire property is fenced so he doesn’t see the need for a fence around the pool
also doesn’t want one for aesthetics and the view.
Mr. Ervin asked Mr. Ward what would bring the perimeter fence up to code.
Mr. Ward stated that the zoning code doesn’t stipulate and that it is part of the building code.
Mr. Michael Detwiler made a motion to postpone this request for 60 days to allow the Codes Division and
the Williams to work out a solution. Elwood Ervin seconded the motion, and the motion was carried
unanimously. Postponed 60-Days.
Adjournment: 5:52 P.M.
Submitted for Approval Submitted for Recording
_____________________________ ______________________________
Haley Dickson James Dial, Chairman
Planning Assistant Board of Zoning Appeals
Agenda
Board of Zoning Appeals
July 13th, 2023
5:15 P.M.
(1) Consider for approval the agenda as submitted.
(2) Consider for approval the minutes of June 8th, 2023.
(3) Consider a request for a variance to reduce the rear yard setback from 20 feet to 19 feet for a
total variance of 1 foot for the property located at 267 East 7th Street (Tax Map 053-C, Group
B, Parcel 013.01). Request submitted by Patrick Shea Callahan.
(4) Consider a request for a variance to reduce the fence location requirements from no closer than
five (5) feet to any street to zero (0) feet from an alley for the property located at 427 Laurel
Avenue (Tax Map 053-B, Group A, Parcel 022.00). Request submitted by Jimmie Simpson on
behalf of West View Baptist Church.
(5) Consider a request for a variance to reduce the fence height requirements from 60 inches to 56.5
inches for a total variance of 3.5 inches and an administrative review of the Chief Building
Official’s determination that an existing perimeter fence does not meet the requirements for a
swimming pool fence established in the Zoning Code Section 206, Additional Standards,
Section 206.25 Swimming Pools, 206.25B, for the property located at 328 South Dry Vally
Road (Tax Map 052, Parcel 027.00). Request submitted by Lee Williams.
June 8th, 2023 Minutes
Board of Zoning Appeals
Minutes
June 8th, 2023
The Board of Zoning Appeals met on Thursday, June 8th, 2023, at 5:15 p.m. in the Council
Chambers located at 45 E. Broad Street, Cookeville, Tennessee.
Members Present: Michael Detwiler, James Dial & Elwood Ervin.
Members Absent: Nancy Bohannon, & Connie McCormick.
Staff Present: Haley Dickson, Christopher Phillips, & Jon Ward
Staff Absent: Ken Young & James Mills.
Others Present: Thad Drake, TJ Overstreet & Nick Duncan.
Consider for Approval the Agenda as Submitted. Michael Detwiler made the motion to approve
the agenda as submitted. Elwood Ervin seconded the motion, and the motion was carried
unanimously. Approved.
Consider for Approval the Minutes of May 11th, 2023. Michael Detwiler made the motion to
approve the minutes of May 11th, 2023 as submitted. Elwood Ervin seconded the motion, and the
motion was carried unanimously. Approved.
Consider a request for a variance to reduce the front yard setback from 50 feet to 33 feet for
a total variance of 17 feet for the expansion of an existing nonconforming structure located
at 1000 England Drive (Tax Map 066, Parcel 039.01). Request submitted by Thad Drake on
behalf of Seek Ye First Ministries. Mr. Christopher Phillips stated that Mr. Thad Drake, on behalf
of Seek Ye First Ministries, has submitted a request for a variance to reduce the front yard setback
from 50 feet to 32 feet for a total variance of 18 feet for the expansion of an existing nonconforming
structure located at 1000 England Drive. The request was submitted to allow for the construction
of a secured front vestibule and covered walkway.
Analysis: The subject property is identified as Parcel 039.01 on Tax Map 066 and contains
approximately 12.08 acres. The property is zoned CR, “Regional Commercial” as are the adjacent
properties to the east and north. The property is bordered by CG, “General Commercial” to the
west and by Interstate 40 and LM, “Light Manufacturing” to the south. An existing nonconforming
structure is located on the subject property.
Mr. Drake has submitted a site plan depicting the addition of a vestibule to the south entrance of
the building. The property was recently purchased as the new location for Highland Rim Academy.
The new vestibule will provide a secure ingress/egress to the school. The southern building
footprint currently encroaches into the front yard setback by two (2) feet, with an existing entrance
and elevator area that encroaches into the setback for approximately for 11 feet for a distance of
approximately 19 feet. The proposed expansion includes the existing elevator shaft, and the
addition of a secured lobby/vestibule and a covered walkway for the school entrance. This
expansion will increase the front yard setback encroachment to a total of 18 feet. Specifically, the
18 feet encroachment would be for a distance of approximately 21 feet. The remaining addition
includes the remaining lobby area and a covered walkway to the west of the lobby that would
encroach into the setback by approximately 14 feet for a total distance of approximately 82 total
feet.
Board of Zoning Appeals
June 8th, 2023 Minutes
As determined from a submitted survey, the southern property line boundary is approximately 56
feet from the edge of the England Drive pavement. The street inventory list England Drive with
75 feet of right-of-way. England Drive is a three (3) lane facility and is classified as a Major
Collector Stret. Annual Average Daily Traffic Counts (AADT) from January 2023 were 1,291
vehicles per day.
In the opinion of the Planning Division, the requested variance would not be detrimental to the
public welfare or injurious to other property in the area.
Recommendation: Approval of the request to reduce the front yard setback from 50 feet to 32
feet for the addition as depicted on the submitted site plan.
Elwood Ervin made the motion to approve the variance request as recommended by staff. Michael
Detwiler seconded the motion, and the motion was carried unanimously. Approved.
Adjournment: 5:23 P.M.
Submitted for Approval Submitted for Recording
_____________________________ ______________________________
Haley Dickson James Dial, Chairman
Planning Assistant Board of Zoning Appeals
Item 3
Consider a request for a variance to reduce the rear yard setback from 20 feet to 19 feet for a total variance
of 1 foot for the property located at 267 East 7th Street (Tax Map 053-C, Group B, Parcel 013.01). Request
submitted by Patrick Shea Callahan.
APPLICATION FOR BZA REQUEST
The Board of Zoning Appeals meets the 2nd Thursday of each month. Applications must be submitted to
the Planning Department no later than 12:00 p.m. on the third Monday of the month prior to the meeting.
In most cases, it will be necessary to submit additional materials (photos, example, sketch, floor plan,
survey, etc.) to help explain the request. This information must accompany this application. A fee of
$50.00 for each Special Exception and Administrative Review request, and a fee of $200.00 for each
Variance request shall also be submitted with this application.
*************************************************************************************
267 East 7th Street
Location of Property: ___________________________________________________________________
53C Group B Parcel 013.01
Tax Map Identification Number: __________________________ RS-10
Zone: _____________________
Property Owner Person Making Request
Amy Gill Callahan
Name: ____________________________ Patrick Shea Callahan
Name: _______________________________
267 East 7th Street
Address: __________________________ 267 East 7th Street
Address: ______________________________
Cookeville, TN 38501
_________________________________ Cookeville, TN 38501
____________________________________
(City, State, Zip) (City, State, Zip)
BPhillipspaint@gmail.com
Email: ___________________________ BPhillipspaint@gmail.com
Email: ______________________________
931-260-3958
Phone: ___________________________ 931-260-3958
Phone: ______________________________
*************************************************************************************
Type of Request:
SPECIAL EXCEPTION VARIANCE ✔ ADMINISTRATIVE REVIEW
Describe the request below (attach any accompanying information):
Request on rear setback
*************************************************************************************
05-23-2023
Date Filed: ___________________ Yes
Fee Paid: ______________ $200.00
Amount: __________________
July 13th, 2023
Meeting date set for: ___________________________________________________________________
Jon Ward
Request reviewed by: ___________________________________________________________________
Item 4
Consider a request for a variance to reduce the fence location requirements from no closer than five (5) feet
to any street to zero (0) feet from an alley for the property located at 427 Laurel Avenue (Tax Map 053-B,
Group A, Parcel 022.00). Request submitted by Jimmie Simpson on behalf of West View Baptist Church.
APPLICATION FOR BZA REQUEST
The Board of Zoning Appeals meets the 2nd Thursday of each month. Applications must be submitted to
the Planning Department no later than 12:00 p.m. on the third Monday of the month prior to the meeting.
In most cases, it will be necessary to submit additional materials (photos, example, sketch, floor plan,
survey, etc.) to help explain the request. This information must accompany this application. A fee of
$50.00 for each Special Exception and Administrative Review request, and a fee of $200.00 for each
Variance request shall also be submitted with this application.
*************************************************************************************
427 Laurel Avenue (Eastern property line)
Location of Property: ___________________________________________________________________
053-B, Group A, Parcel 022.00
Tax Map Identification Number: __________________________ RD
Zone: _____________________
Property Owner Person Making Request
West View Baptist
Name: ____________________________ Jimmie Simpson, Pastor
Name: _______________________________
427 Laurel Avenue
Address: __________________________ 380 South Cedar Avenue
Address: ______________________________
Cookeville, TN 38501
_________________________________ Cookeville, TN 38501
____________________________________
(City, State, Zip) (City, State, Zip)
jimmie@westviewcookeville.org
Email: ___________________________ jimmie@westviewcookeville.org
Email: ______________________________
931-284-1554
Phone: ___________________________ 931-284-1554
Phone: ______________________________
*************************************************************************************
Type of Request:
SPECIAL EXCEPTION VARIANCE ✔ ADMINISTRATIVE REVIEW
Describe the request below (attach any accompanying information):
Zoning code 204.9C5 requires a setback of 5' for a fence from "any street". We would like to install a chain link fence along
our eastern property line adjacent to the alley running from 4th to 5th Streets. We ask that a variance be given to the 5' rule to
allow us to install the fence at our eastern property line in accordance with zoning code 204.9C1. The alley way in question is
no longer a viable thoroughfare due to various construction endeavors by the businesses to the west of the alley some of
which were approved by the City and others which were not. In addition, the city has over the years installed 2 power poles in
the middle of the alley. All of these cumulatively prevent travel on the alley from 4th to 5th Street without driving on West
Views property. Again, we request that we be permitted to install a chain link fence on our eastern property line law zoning
code 204.9C1 and in variance to 204.9C5 as the "street" in question is no longer a viable thoroughfare.
*************************************************************************************
06-16-2023
Date Filed: ___________________ Yes
Fee Paid: ______________ $200.00
Amount: __________________
July 13th, 2023
Meeting date set for: ___________________________________________________________________
Jon Ward, Director
Request reviewed by: ___________________________________________________________________
Item 5
Consider a request for a variance to reduce the fence height requirements from 60 inches to 56.5 inches for
a total variance of 3.5 inches and an administrative review of the Chief Building Official’s determination
that an existing perimeter fence does not meet the requirements for a swimming pool fence established in
the Zoning Code Section 206, Additional Standards, Section 206.25 Swimming Pools, 206.25B, for the
property located at 328 South Dry Vally Road (Tax Map 052, Parcel 027.00). Request submitted by Lee
Williams.
APPLICATION FOR BZA REQUEST
The Board of Zoning Appeals meets the 2nd Thursday of each month. Applications must be submitted to
the Planning Department no later than 12:00 p.m. on the third Monday of the month prior to the meeting.
In most cases, it will be necessary to submit additional materials (photos, example, sketch, floor plan,
survey, etc.) to help explain the request. This information must accompany this application. A fee of
$50.00 for each Special Exception and Administrative Review request, and a fee of $200.00 for each
Variance request shall also be submitted with this application.
*************************************************************************************
328 South Dry Valley Road
Location of Property: ___________________________________________________________________
052 Parcel 027.00
Tax Map Identification Number: __________________________ RS-20
Zone: _____________________
Property Owner Person Making Request
Roy "Lee" Williams II
Name: ____________________________ Same as Owner
Name: _______________________________
328 South Dry Valley Rd
Address: __________________________ Address: ______________________________
Cookeville, TN 38506
_________________________________ ____________________________________
(City, State, Zip) (City, State, Zip)
lee@williamswholesale.com
Email: ___________________________ Email: ______________________________
(931)261-0110
Phone: ___________________________ Phone: ______________________________
*************************************************************************************
Type of Request:
SPECIAL EXCEPTION VARIANCE ADMINISTRATIVE REVIEW
Describe the request below (attach any accompanying information):
We would like to appeal installing a fence around our pool since our 20 acres has a
perimeter fence and gate on driveway. Closest neighbor is over 500' away. Property is
comp. fenced w/5 rows @ 56.5 fence height.
*************************************************************************************
06-16-2023
Date Filed: ___________________ Yes
Fee Paid: ______________ Amount: __________________
July 13th, 2023
Meeting date set for: ___________________________________________________________________
Jon Ward, Director
Request reviewed by: ___________________________________________________________________
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