
    KIER, et al. v BELCHER, etc.
    Case No. 86-916CA
    Sixth Judicial Circuit, Pasco County
    May 16, 1988
    APPEARANCES OF COUNSEL
    John T. Allen, Jr., Christopher P. Jayson, Law Offices of John T. Allen, Jr., P.A., for plaintiffs.
    Keith C. Tishler for defendants.
   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 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 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.

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:

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 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.

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.

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

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

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

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

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

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

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

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

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  