DUNBARTON ZONING BOARD OF
ADJUSTMENT
TOWN OFFICES –
The regular monthly meeting of the Dunbarton Zoning Board of Adjustment was held at the above time, date and place with Chairman John Trottier presiding. The following members were present:
John Trottier, Chairman
John Herlihy, Vice Chairman
Alison Vallieres, Secretary
Gertrude Dulude
Ron Slocum, Alternate
Dan DalPra, Alternate
Leo Martel, Alternate
Kenneth Swayze, Admin., Planning
and Zoning Department
The Chairman verified with the Secretary that the
meeting notice had been posted in three places throughout the Town and
published in the
The
minutes of the previous meeting of
MOTION:
John
Herlihy made a motion that the Monday, July 12, 2004 minutes be approved as
written. The motion was seconded and
passed unanimously.
1.
A special exception under Article 4, Table of
Uses and Article 6 of the ordinance to permit a planned residential development
on Lots B3-2-1, B4-1-11, A4-1-15 and A3-1-4 (the “Property”).
2.
A variance to Article 6, Section C(3) of the
ordinance to permit eighty eight (88) dwelling units in a planned residential
development on the Property, consisting of fifty two (52) single family units,
six (6) two-unit buildings (for a total of twelve (12) dwelling units) and six
(6) 4-unit buildings (for a total of twenty four (24) dwelling units) on 240.4
acres of “developable land area”, where the ordinance would require 368 acres
of “developable land area”.
3.
A variance to Article 9, Section E(3) of the ordinance to permit no
setback in two areas of the Property where the Ordinance would require one
hundred (100) feet as a sideyard buffer setback for multi-family housing.
4.
An administrative appeal/determination under Article 6, Section D of
the ordinance that the pre-existing golf course (including fairways, greens,
tees and rough, but not the clubhouse, clubhouse parking and related buildings
and structures appurtenant to the golf course) is a permitted form of open
space in planned residential developments under the ordinance.
5.
A special exception under Article 4, Table of Uses of the ordinance to
maintain a pre-existing golf course clubhouse, pump house and clubhouse parking
appurtenant to the golf course use as a commercial use on the Property, which
Property also shall house a planned residential development.
At this point in the public meeting, Ron Slocum, Alternate, stepped down from the Board because of a conflict of interest.
John
Trottier, Chairman, noted the following members would be voting on this request
this evening:
John Herlihy, Vice Chairman
Alison Vallieres, Secretary
Gertrude Dulude
Dan DalPra, Alternate
John
Trottier, Chairman, stated that there would be no public input from the
abutters or the general public because at this last meeting the Public Hearing
had been closed. This evening would be
devoted to deliberations by the Dunbarton Zoning Board of Adjustment.
Attorney
Uchida briefly explained that they were seeking Variances for the 100 foot
buffer against the Horne Property and also next to the Whittaker property. The purpose of the buffer is to obscure the
view from the adjacent properties. A
buffer would not really help the situation.
In the Whittaker situation, it is not that there is housing. Building a buffer could only protect the view
so far to Route 13, but don’t want to obscure Route 13. In addition, if we do not get the buffer, we
will have to impact the Wetlands Area for a crossing. If you feel that you want the Planning Board
to look at this during the course of development, we would agree to that.
Dan
DalPra stated that he noted the date of the original plan was 1988 and that the
date has not been changed to reflect the new date, August 2004.
Attorney
Uchida stated that there will be a Revision date on the final plan to be
submitted for the Board.
The
Board went through the possible conditions of approval for the application as
presented by Attorney Uchida as follows:
1. A
special exception under Article 4, Table of Uses and Article 6 of the ordinance
to permit a planned residential development on Lots B3-2-1, B4-1-11, A4-1-15
and A3-1-4 (the “Property”).
A. 100%
of the residential units in the development shall be occupied by at least one
person who is fifty-five (55) years of age or older. Project documents shall be satisfactory to
Town Counsel regarding compliance with this age restriction.
B. Notwithstanding
the agreement between the developer and M. Curtis Whittaker and Tommye L.
Whittaker and Henry Burnham and Joan Burnham, the developer shall cease using
so-called Cross Road or Town Farm Road (except for access by emergency
vehicles) when the based coat of paving of the new main access road is
installed or June 1, 2006, whichever occurs first. That road will be constructed as part of the
first phase of the development. Cross
Road or Town Farm Road shall then be gated at the edge of the clubhouse parking
lot, as shown on the plans, and will be used only for emergency access. The developer shall repair any damage to the
road caused during the course of construction, patch any potholes and shall
apply a new asphalt coat to Cross Road/Town Farm Road.
C. No
street lights shall be installed on the new access road. Street lighting on local roads in the
development is permitted provided that hooded or shielded lights on the lowest
light poles consistent with public safety and industry standards are
utilized. Exterior spot lights and flood
lights are prohibited in the project.
Exterior lighting on buildings, including residences, shall be subdued.
D. The
project documents provided to prospective buyers in the development shall
contain notice that the development abuts a private, operating airstrip.
E. Utilities
shall be underground from Route 13 through the development.
F. All
open space in the development must be permanently dedicated as open space in
documents to be approved by Town Counsel and recorded in the Merrimack County
Registry of Deeds. Town Counsel shall
review the project documents to ensure that the open space restrictions in
those documents comply with the Ordinance.
Open space in the development shall be accessible to members of the
public for activities including walking, sledding, cross-country skiing and
jogging/running; however, restrictions may be placed on access which would
interfere with the maintenance and operation of the golf course. Seasonal restrictions may also be placed on
activities in the open space, based on the nature of the activities, to ensure
open space land and resources are not adversely affected. Notice of the seasonal restriction and
the grounds for such restriction shall be provided to the Town of Dunbarton
Board of Selectmen within two (2) weeks of the posting of such notice.
G. A
40.4 acre conservation easement shall be granted to the Town of
Dunbarton or the Dunbarton Conservation Commission on open space at the southeasterly
end of the development near the beaver pond to include the beaver pond
as shown on the plan. Signs
designating the easement area shall be identified in the field with appropriate
signage. The applicant shall
construct a parking area and access road to service the easement area. The parking area and access road shall be
maintained by the Homeowner’s Association.
H.
A public parking area containing five (5)
parking spaces shall be constructed by the applicant along the access road,
as shown on the plan. The Association
shall maintain the parking area.
I.
Units and other structures and improvements that
affect the views sheds to the west and south of the development shall be placed
substantially in the same locations as shown on the plan.
The Board discussed the above conditions and added all items which appear underlined above.
MOTION:
John Herlihy made a
motion that the Dunbarton Zoning Board of Adjustment grant the request
from Watch Hill Development Group, LLC.
Representing Countryside Golf Club, Inc. located on Route 13 (Stark
Highway South) for a Special Exception under Article 4, Table of Uses and
Article 6 of the ordinance to permit a Planned Residential Development on Lots
B3-2-1, B4-2-11, A4-1-15 and A3-1-4 (the Property) with the following
conditions:
1. 100%
of the residential units in the development shall be occupied by at least one
person who is fifty-five (55) years of age or older. Project documents shall be satisfactory to
Town Counsel regarding compliance with this age restriction.
2. Notwithstanding
the agreement between the developer and M. Curtis Whittaker and Tommye L.
Whittaker and Henry Burnham and Joan Burnham, the developer shall cease using
so-called Cross Road or Town Farm Road (except for access by emergency vehicles)
when the based coat of paving of the new main access road is installed or June
1, 2006, whichever occurs first. That
road will be constructed as part of the first phase of the development. Cross Road or Town Farm Road shall then be
gated at the edge of the clubhouse parking lot, as shown on the plans, and will
be used only for emergency access. The
developer shall repair any damage to the road caused during the course of
construction, patch any potholes and shall apply a new asphalt coat to Cross
Road/Town Farm Road.
3. No
street lights shall be installed on the new access road. Street lighting on local roads in the
development is permitted provided that hooded or shielded lights on the lowest
light poles consistent with public safety and industry standards are
utilized. Exterior spot lights and flood
lights are prohibited in the project.
Exterior lighting on buildings, including residences, shall be subdued.
4. The
project documents provided to prospective buyers in the development shall
contain notice that the development abuts a private, operating airstrip.
5. Utilities
shall be underground from Route 13 through the development.
6. All
open space in the development must be permanently dedicated as open space in
documents to be approved by Town Counsel and recorded in the Merrimack County
Registry of Deeds. Town Counsel shall
review the project documents to ensure that the open space restrictions in
those documents comply with the Ordinance.
Open space in the development shall be accessible to members of the
public for activities including walking, sledding, cross-country skiing and
jogging/running; however, restrictions may be placed on access which would
interfere with the maintenance and operation of the golf course. Seasonal restrictions may also be placed on
activities in the open space, based on the nature of the activities, to ensure
open space land and resources are not adversely affected. Notice of the seasonal restriction and the
grounds for such restriction shall be provided to the Town of Dunbarton Board
of Selectmen within two (2) weeks of the posting of such notice.
7. A
40.4 acre conservation easement shall be granted to the Town of Dunbarton or
the Dunbarton Conservation Commission on open space at the southeasterly end of
the development near the beaver pond to include the beaver pond as shown on the
plan. Signs designating the easement
area shall be identified in the field with appropriate signage. The applicant shall construct a parking
area and access road to service the easement area. The parking area and access road shall be
maintained by the Homeowner’s Association.
8.
Public parking area containing five (5) parking
spaces shall be constructed by the applicant along the access road, as shown on
the plan. The Association shall maintain
the parking area.
9.
Units and other structures and improvements that
affect the views sheds to the west and south of the development shall be placed
substantially in the same locations as shown on the plan.
Alison Vallieres seconded the motion. The motion passed unanimously.
2. A
variance to Article 6, Section C(3) of the ordinance to permit eighty eight
(88) dwelling units in a planned residential development on the Property,
consisting of fifty two (52) single family units, six (6) two-unit buildings
(for a total of twelve (12) dwelling units) and six (6) 4-unit buildings (for a
total of twenty four (24) dwelling units) on 240.4 acres of “developable land
area”, where the ordinance would require 368 acres of “developable land area”.
A. All
open space in the development must be permanently dedicated as open space in
documents to be approved by Town Counsel and recorded in the Merrimack County
Registry of Deeds. Town Counsel shall
review the project documents to ensure that the open space restrictions in
those documents comply with the Ordinance.
Open space in the development shall be accessible to members of the
public for activities including walking, sledding, cross-country skiing and
jogging/running; however, reasonable restrictions may be place on access which
would interfere with the maintenance and operation of the golf course. Seasonal restrictions may also be placed on
activities in the open space, based on the nature of the activities to ensure open
space land and resources are not adversely affected. Notice of the seasonal restriction and the
ground for such restriction shall be provided to the Town of Dunbarton Board of
Selectmen within two weeks of the posting of such notice.
B. A
40.4 acre conservation easement shall be granted to the Town of
Dunbarton or the Dunbarton Conservation Commission on open space at the
southeasterly end of the development near the beaver pond, to include the
beaver pond, as shown on the plan.
The applicant shall construct a parking area and access road to service
the easement area. Open space in the
development shall be accessible to members of the public; however, reasonable
restrictions may be placed on access consistent with the terms and conditions
of the conservation easement. The
parking area and access road shall be maintained by the Homeowner’s
Association.
C. One
hundred percent (100%) of the residential units in the development shall be
occupied by at least one person who is fifty-five (55) years of age or
older. Project documents shall comply
with this age restriction.
D. Units
and other structures and improvements that affect the view sheds to the west
and south of the development shall be placed substantially in the same
locations as shown on the plan.
E. No
further residential development can occur beyond 88 units. This is a perpetual restriction.
Gertrude Dulude stated that felt it could be less than the proposed 88 units and still make money.
John Trottier stated he still had a problem with the 88 units.
Alison Vallieres stated that the applicants could put 88 units in four unit buildings on the property and not even come to the Zoning Board by doing away with the Golf Course and any lands to be set aside for Conservation Easements. She stated she serves on the Master Plan Committee, and there has been considerable discussions about offering developers incentives for setting aside lands for Conservation Easements and Open Space land through developing PRD’s. This is exactly what this project is about. There is a price to be paid for the Town receiving Conservation Lands and Open Space.
The Board discussed the above conditions and added all items which appear underlined above.
MOTION:
John Herlihy made a motion that the Dunbarton Zoning
Board of Adjustment grant the request for a Variance to Article 6,
Section C(3) of the ordinance from Watch
Hill Development Group, LLC, representing Countryside Golf Club, Inc. located
on Route 13 (Stark Highway South) in the Low Density District in Dunbarton, NH
to permit eighty eight (88) dwelling
units in a planned residential development on the Property, consisting of fifty
two (52) single family units, six (6) two-unit buildings (for a total of twelve
(12) dwelling units) and six (6) 4-unit buildings (for a total of twenty four
(24) dwelling units) on 240.4 acres of “developable land area”, where the
ordinance would require 368 acres of “developable land area” subject to the
following conditions:
1. All
open space in the development must be permanently dedicated as open space in
documents to be approved by Town Counsel and recorded in the Merrimack County
Registry of Deeds. Town Counsel shall
review the project documents to ensure that the open space restrictions in
those documents comply with the Ordinance.
Open space in the development shall be accessible to members of the
public for activities including walking, sledding, cross-country skiing and
jogging/running; however, reasonable restrictions may be place on access which
would interfere with the maintenance and operation of the golf course. Seasonal restrictions may also be placed on
activities in the open space, based on the nature of the activities to ensure
open space land and resources are not adversely affected. Notice of the seasonal restriction and the
ground for such restriction shall be provided to the Town of Dunbarton Board of
Selectmen within two weeks of the posting of such notice.
2. A
40.4 acre conservation easement shall be granted to the Town of Dunbarton or
the Dunbarton
Conservation Commission on open space at
the southeasterly end of the development near the
beaver pond, to include the beaver pond,
as shown on the plan. The applicant
shall construct a
parking area and access road to service
the easement area. Open space in the
development shall
be accessible to members of the public;
however, reasonable restrictions may be placed on access
consistent with the terms and conditions
of the conservation easement. The
parking area and
access road shall be maintained by the
Homeowner’s Association.
3. One
hundred percent (100%) of the residential units in the development shall be
occupied by at least one person who is fifty-five (55) years of age or
older. Project documents shall comply
with this age restriction.
4. Units
and other structures and improvements that affect the view sheds to the west
and south of the development shall be placed substantially in the same
locations as shown on the plan.
5. No
further residential development can occur beyond 88 units. This is a perpetual restriction.
Alison Vallieres seconded the motion. The motion passed by a majority vote as
follows:
Trottier
– No
Dulude
– No
Herlihy
– Yes
Vallieres
– Yes
DalPra
- Yes
The Board discussed the above conditions and added all items which appear underlined above.
Members of the Board indicated they felt the applicants had tried to stay away from the Wetlands, therefore the need for the Variance. With regard to the Horne Property, Mr. Horne was keeping the trees to a minimum height himself so he could fly his ultralight safely.
Gertrude Dulude stated they had tried to stay away from the wetlands but she can’t agree with the granting of the Variance. Personally she stated she felt there was no hardship.
MOTION:
John Herlihy made a
motion that the Dunbarton Zoning Board of Adjustment grant the
request from Watch Hill Development
Group, LLC. representing Countryside Golf Club, Inc. located on Route 13 (Stark
Highway South) in the Low Density District in Dunbarton, NH for a Variance to
Article 9, Section E(3) of the ordinance to permit no setback in two areas of
the property where the Ordinance would require one hundred (10) feet as a
sideyard buffer setback for multi-family housing with the following conditions:
1. It is understood that this
Variance is granted to permit construction of the main access road, including
any slopes and embankments necessary for the road, to minimize interference
with the existing golf course and to minimize intrusions into the wetlands, as
shown on the plan.
2. The Variance is limited to
those areas on the plan where an encroachment into the setback is shown. Those areas consist of an encroachment for
the construction of the entrance road at the intersection of the entrance road
and Route 13, and an encroachment into the setback near the abutting property
containing an airstrip.
3. The applicant must obtain
all permits and approvals, including wetlands approvals, and a New Hampshire
Department of Transportation (NH DOT) permit, for the road construction.
The motion was seconded by Alison Vallieres.
An amendment was added to the motion as follows:
Under
Item 2, that the Variance include
the entrance road at Route 13 and the
portion of the roadway where it abuts the Horne Property.
The amendment was seconded.
The motion, including the amendment, passed by a majority vote as follows:
Trottier
– Yes
Herlihy
– No
Dulude
– No
Vallieres
– Yes
DalPra
– Yes
The Board discussed this appeal and noted that it had been previously established at a prior Zoning Board Meeting that the golf course including fairways, greens, tees and rough, had been determined to be a permitted form of open space in planned residential developments under the ordinance.
MOTION:
John
Herlihy made a motion that the Dunbarton Planning Board grant the
Administrative Appeal/Determination Request from Watch Hill Development Group, LLC,
representing Countryside Golf Club, Inc. located on Route 13 (Stark
Highway South) in the Low Density
District in Dunbarton, NH that under Article 6, Section D. of the ordinance
that the pre-existing golf course (including fairways, greens, tees and rough,
but not the clubhouse, clubhouse parking and related buildings and structures
appurtenant to the golf course) is a permitted form of open space in planned
residential developments under the ordinance.
The
motion was seconded by John Trottier.
The motion passed unanimously.
B. Except for a food service ara and lounge for users of the golf course and the owner’s association, and except for the golf course operations, including a pro shop, no commercial facilities are permitted in the development.
F. The
project must undergo Site Plan Review by the Dunbarton Planning Board.
The Board discussed the above conditions and added all items which appear underlined above.
MOTION:
John
Trottier made a motion that the Dunbarton Zoning Board of Adjustment grant the
request for a Special Exception under
Article 4, Table of Uses of the ordinance to maintain a pre-existing golf
course clubhouse, pump house and clubhouse parking appurtenant to the golf
course use as a commercial use on the Property, which Property also shall house
a planned residential development subject to the following conditions:
1. Renovations to the clubhouse
facility shall not exceed the height of the present clubhouse by more than
eight (8’) feet. The footprint of the
building shall not be expanded without review by the Zoning Board of Adjustment for consistency with this Special Exception.
2. Except for a food service ara and lounge for users of the golf course and the owner’s association, and except for the golf course operations, including a pro shop, no commercial facilities are permitted in the development.
3. Lighting for the clubhouse
parking area shall be illuminated only with hooded or shielded lights on the
lowest light poles consistent with public safety and industry standards. The parking lot lighting shall only be
illuminated when the clubhouse is in use.
4. Any further buildings or
building additions needed to support the golf course use shall need to undergo
review by the Zoning Board for consistency with this Special Exception, in
addition to any other reviews required by the Town of Dunbarton’s ordinances,
rules and regulations.
Alison
Vallieres seconded the motion.
John
Trottier made the following two conditions as an amendment to the above motion:
5. The applicant must pay all
outstanding fees before a building permit is issued.
6. The project must undergo
Site Plan Review by the Dunbarton Planning Board.
John
Herlihy seconded the amendment to the motion.
The amended motion passed unanimously.
8:30
P.M. – REQUEST FOR A VARIANCE TO ARTICLE IV. SECTION B. FROM MICHAEL & LISA
ISABELLE ACTING ON BEHALF OF GIRARD & JEAN MEISNER (OWNERS) (H4-02-03) TO
ALLOW THEM TO BUILD A SINGLE FAMILY HOME ON A LOT WITH NO FRONTAGE LOCATED OFF
TENNEY HILL ROAD ON MEADOW ROAD IN THE LOW DENSITY DISTRICT IN DUNBARTON, NH
At this point in the meeting, Ron Slocum, Alternate, stated he would remain stepped down from the meeting because he was an abutter to the Isabelle request.
At
this point in the meeting, the Board determined that there was no
representative for the Isabelle Request at the meeting, therefore the Request
for a Variance was not heard.
8:35 P. M. – REQUEST FOR A VARIANCE TO ARTICLE 4. SECTION B. OF THE DUNBARTON ZONING ORDINANCE FROM BETH AND LEONARD LEMARCA (J2-1- 1 & 2) TO ALLOW THEM TO RE-CONFIGURE TWO NON-CONFORMING LOTS MORE EQUALLY. THESE LOTS ARE LOCATED ON 34 JEWETT ROAD IN THE LOW DENSITY DISTRICT IN DUNBARTON, NH . (ONE LOT CURRENTLY DOES NOT MEET THE REQUIRED 300 FEET OF FRONTAGE. THE SECOND LOT DOES NOT MEET THE FRONTAGE REQUIREMENT OR THE AREA REQUIREMENT OF FIVE ACRES. BY ADJUSTING THE LOT LINES, THE SMALLER LOT WILL EXCEED THE MINIMUM STANDARDS REQUIRED BY THE NH DEPARTMENT OF ENVIRONMENTAL SERVICES SUBSURFACE DIVISION. BOTH LOTS WILL NOT MEET THE REQUIRED FRONTAGE OR AREA REQUIRED BY THE DUNBARTON LOW DENSITY DISTRICT)
At this point in the
meeting, Ron Slocum, Alternate, came back to the Board.
Jacques Belanger,
Surveyor, and the applicants, Beth and Leonard LeMarca appeared before the
Board with the request for a Variance to apply to the Dunbarton Planning Board
for a Lot Line Adjustment for two non-conforming lots.
Jacques Belanger,
Surveyor, presented a map to the Board showing the location of the proposed Lot
Line Adjustment. It would be adding
acreage to an existing one acre non-conforming lot.
Jacques noted there were
already two test pits noted on the plan which
had been dug on both lots for State Subdivision Approval. He stated the frontages on both lots was not
changing. The land would be added to the
rear of the one acre lot. There will be
no additional houses on either lot.
Density will remain the same as presently.
Abutters were read as
follows and noted that all had been notified by certified mail:
George H. Patterson –
Not Present
Eric/Carol Hemphill – Not Present
Stig/Priscilla Harding –
Present. Have no problem with the
proposal.
Richard/Barbara Brown –
Not Present
Kathleen Hoell
Downes/Frances Hoell – Present. Stated
they were satisfied with what the applicants wanted to do.
Arthur Martel – Not
Present
James/Diane Richter –
Not Present
J. E. Belanger Land
Surveying – Present (Representing the applicants)
The questions necessary
for the granting of a Variance were answered as follows by Jacques Belanger:
a. No diminution in values of surrounding properties would be suffered;
Answer: These are already two
developed lots. By adjusting the lot
lines, they will become more equally valued.
The basic street line appearance will be no different than is existing.
b.Granting the variance would be of benefit to the public interest;
Answer: The one lot is
substantially smaller than the other, by adjusting the acreage, they will be
more equal and better self contained, self sufficient lots.
c. Denial of the variance would result in unnecessary hardship to the owner seeking it;
Answer: By adjusting the
acreage, one lot will become larger and more conforming, but the second will
become less conforming. It should be
noted that they will exceed the required acreage requirements for the State of
New Hampshire, Department of Environmental Services.
d. Granting the variance would do substantial justice; and
Answer: These are existing lots
of record. No new lots are created, just
more room will be added to a small lot.
e.The use would not be contrary to the spirit of the Ordinance.
Answer: Again, these are
existing non-conforming lots. No
additional lots are being created and the density of the area is not being
increased.
MOTION:
John Herlihy made a motion that the Dunbarton Zoning Board of Adjustment grant the request for a Variance to Article 4. Section B. of the Dunbarton Zoning Ordinance from Beth and Leonard LeMarca (J2-1-1 & 2) to allow them to re-configure two non-conforming lots more equally. These lots are located on 34 Jewett Road in the Low Density District in Dunbarton, NH. (One lot currently does not meet the required 300 feet of frontage. The second lot does not meet the frontage requirement or the area requirement of five acres. By adjusting the lot lines, the smaller lot will exceed the minimum standards required by the NH Department of Environmental Services subsurface Division. Both lots will not meet the required frontage or area required by the Dunbarton Low Density District).
Alison Vallieres seconded
the motion.
At this point in the meeting, it was brought to the Board’s attention
that the address in the Public Notice was 34 Jewett Road instead of 30 and 32
Jewett Road. (34 Jewett Road is the
Hoell’s residence.)
The Board reached a consensus that the Public Notice was flawed because
of the incorrect address and the Public Hearing should be continued until the
next meeting with the address correction made on the public notice.
John Herlihy withdrew his motion with regard to the request for a Variance from Beth and Leonard LeMarca.
MOTION:
John Trottier made a motion that the Dunbarton Zoning Board of Adjustment continue the Public Hearing for the request for a Variance to Article 4. Section B. of the Dunbarton Zoning Ordinance from Beth and Leonard LeMarca (J2-1-1 & 2) to allow them to re-configure two non-conforming lots more equally. John Herlihy seconded the motion. The motion passed unanimously.
There being no further business, the meeting adjourned at 9:15 p.m.
Respectfully
submitted,
Alison
R. Vallieres, Secretary