A REAL ESTATE PROFESSIONAL ADDRESSES E&P TRAIL ISSUE

While reading a recent agenda packet for the Mariposa County Board of Supervisors I discovered a submitted support letter for trail indemnification by one who had previously advocated there was nothing wrong with asphalt paving and dual use of Pedestrian & Equestrian Trails with motor vehicles (despite the prohibition of such under Mariposa County Ordinance 950).

Obviously Mr. Alfier is referring to P&E, not E&P Trails.  Citing this real estate term backwards would not be an earth shattering mistake if committed by an average individual unfamiliar with real estate jargon, however, Mr. Alfier has represented for decades that he is a professional real estate business owner very familiar with the Lake Don Pedro area – in fact his company’s motto is: “Serving the Lake Don Pedro area since 1968”.   Two observations immediately became apparent to me after reading Mr. Alfier’s letter, bare in mind this is only my personal opinion.

1) Mr. Alfier’s comments regarding this proposed indemnity program not only evidences his confusion of the subject matter but reeks of hypocrisy considering his past support in the paving of a P&E Trail that is on his property and serves as a motor vehicle “driveway” for his formerly proposed home site;   and,

2) What Harry Alfier actually served in Lake Don Pedro was Harry Alfier.

This observation is especially repugnant when you consider he doesn’t live here but routinely refers to the area as “our community” as if he shares in such problems as an average resident rather than a perpetrator and/or benefactor.  Mr. Alfier resides in Modesto California yet now attempts to evade potential liability for an absolute mess he helped facilitate regarding an extremely dangerous road serving his Alamo Drive property.

[Incidentally, that property is now for sale and that dangerous nightmare of a road is advertised as a "large asphalt semi-private driveway".   Perhaps a bit misleading since there is no mention of the fact this "driveway" is located on top of a dedicated P&E Trail open for public use.  Prospective purchasers might not know or care for the fact a public easement is approximately 10 feet from the previously proposed residence which was never constructed.  (A sign on one of  the neighboring properties compromised by this road and indicating the location of the trail somehow mysteriously disappeared - right around the time the property went up for sale - imagine that.)  Here is an old blog about that ad which might more accurately be renamed:   POTENTIAL LIABILITY FOR SALE?]

Certainly the possession of such a dangerous nuisance on one’s property could produce a “law suit anxiety” for any owner, resident or absentee, because it is only a matter of time before someone is injured, killed or private property damaged or destroyed as a direct result of using that pathetic excuse for a traditional conforming roadway.  [When considering liability issues do not forget property damage - ie, vehicle damage from a wheel abruptly leaving the drop off roadway surface or accidently starting a grass fire with a hot catalytic converter, etc..  Foothill fires are something of which every resident in the area should be concerned - fire does not recognize the limits of particular property lines.]

REAL ESTATE LETTERHEAD CORRESPONDENCE

So as not to be confusing, I will clearly identify Mr. Alfier’s comments in red, and my personal comments in BLUE CAPATILIZED LETTERS.

$$$$$$$$$$$$$

April 28th, 2014

The issue of liability of a property owner regarding the equestrian-pedestrian trails in our subdivision is very important.

(LEW’S VIEW) I CAN CERTAINLY UNDERSTAND WHY THIS ISSUE IS ESPECIALLY “VERY IMPORTANT” TO MR. ALFIER SINCE HIS PROPERTY IS ACCESSED BY ONE OF THE MOST DANGEROUS DEVELOPER CONVENIENCE ROADS THAT WERE CONSTRUCTED 12 YEARS AFTER THE 1991 STATE RESPONSIBILITY AREA (SRA) MINIMUM ROADWAY STANDARDS WERE ESTABLISHED. THOSE REGULATIONS WERE SPECIFICALLY CREATED TO PROTECT LIFE AND PROPERTY LOSS IN A DESIGNATED HIGH FIRE SEVERITY ZONE.  MR. ALFIER’S ROAD IS NON COMPLIANT WITH SEVEN (7) OF THOSE PUBLIC SAFETY FIRE SAFE REGULATIONS.
1) NARROW ROADWAY/SRA SECTION 1273.01
2) RADIUS OF ROADWAY TURN/SRA SECTION 1273.04
3) ROADWAY SURFACE/SRA SECTION 1273.02
4) ROADWAY GRADE/SRA SECTION 1273.03
5) ROADWAY TURNOUT/SRA SECTION 1273.06
6) ROADWAY TURNAROUND/SRA 1273.05
7) DEAD-END ROAD/SRA SECTION 1273.09

The trails are definitely an asset to our community and should be protected and maintained.

(LEW’S VIEW) THERE’S THAT “OUR COMMUNITY” MISREPRESENTATION AGAIN, ALTHOUGH I CERTAINLY AGREE THE TRAIL ON ALFIER’S LOT (AND OTHERS) SHOULD HAVE BEEN PROTECTED FROM UNCONTROLLED DEVELOPMENT, THEY WERE NOT.   [THERE IS A BIG DIFFERENCE BETWEEN OBTAINING A PROPER GRADING PERMIT FOR ROADWAY CONSTRUCTION WHICH WOULD HAVE REQUIRED A CALFIRE INSPECTION PRIOR TO ANY WORK VERSUS OBTAINING A SIMPLE  ENCROACHMENT PERMIT FOR A TRADITIONAL DRIVEWAY AND THEN CONSTRUCTING A 1,600 FOOT INFERIOR AND DANGEROUS PAVED ROAD ACCESSING MULTIPLE PROPERTIES.]   MR. ALFIER’S STATED CONCERN REGARDING THE PROTECTION AND MAINTENANCE OF PEDESTRIAN & ESQUESTRIAN TRAILS SEEMS TO HAVE MATERIALZED ONLY AFTER THE LIABILITY ISSUE BECAME MORE APPARENT AND PERHAPS PERSONAL TO MR. ALFIER.

That being said, I support the idea of Mariposa County joining Tuolumne County in providing indemnity coverage for these public trails in their county.

(LEW’S VIEW)  NOT A BIG SURPIRSE AND PERFECTLY UNDERSTANDABLE MR. ALFIER WOULD SUPPORT ANYTHING – OR ANYONE – THAT MIGHT ABSOLVE OR MINIMIZE HIS LIABILITY EXPOSURE FOR INJURY OR DEATH RESULTING FROM HIS DANGEROUS “LARGE ASPHALT SEMI-PRIVATE DRIVEWAY”.   PLEASE DO NOT FORGET IT WAS HIS PREVIOUS “SUPPORT” FOR SUCH ROADS THAT ASSISTED IN CREATING THE PROBLEM HE NOW SEEKS TO AVOID WITH SOMEONE ELSE’S MONEY.   [ALSO REMEMBER THIS IS NOT A DRIVEWAY, BUT A ROADWAY SINCE IT WAS SPECIFICALLY DESIGNED AND CONSTRUCTED TO SERVE MULTIPLE RESIDENCES.  CALFIRE IS ON RECORD AS NOT RECOGNIZING IT AS A NECESSARY ACCESS ROAD; NOT HAVING THE OPPORTUNITY TO INSPECT PRIOR TO CONSTRUCTION AS IS THE NORMAL PROCEDURE FOR ROAD CONSTRUCTION; AND WOULD NEVER HAVE APPROVED IT AS A COMPLIANT ROADWAY UNDER SRA FIRE SAFE REGULATIONS.]

Respectfully yours, Harry Alfier

$$$$$$$$$$$$$

I realize the quality and production of the below video is quite poor but hope it will suffice to get the general idea of just how dangerous this road is and why it reasonably represents potential liability to the owners of properties it traverses.

VIDEO LINK: ROAD SERVING MR. ALFIER’S PROPERTY

This is the point:  such a dangerous road COULD NEVER HAVE BEEN CONSTRUCTED IN THE FIRST PLACE IF PERTINENT LAWS, CODES, AND REGULATIONS DESIGNED TO PROTECT PUBLIC SAFETY WERE FOLLOWED. As in the past, I publically challenge ANYONE to drive that roadway and tell me with a straight face it is reasonably safe for the terrain and intended purpose of serving several homes in a designated high fire severity zone.  Looks more like a golf cart path meandering through a grassy hillside.  How comfortable would you sleep at night knowing the types of accidents which could result and the financial loss you might face as the property owner?

INITIALLY THOUGHT INDEMNIFICATION WAS A GOOD IDEA


When I first learned of this indemnity concept (where property owners who have a P&E Trail on their land would be insured by the County of Mariposa against injuries, death, and property damage resulting from trail use) I thought it was a reasonable request. Unfortunately, after reading Mr. Alfier’s comments I believe I now understand the true motive involved.  I whole heartedly agree with, and support, County Administrative Officer Rick Benson and County Counsel Steve Dahlem’s recommendation that the County NOT pursue this liability insurance business because it simply is not fair.

Here is that July 17th letter to the Mariposa County Board of Supervisors.

Even if such a program were to be developed it should exclude all properties with such major modifications to a trail that obviously creates a greater liability exposure, such as Mr. Alfier’s advertised “large asphalt semi-private driveway” which is open to the public.   Personally I believe those who circumvent established regulations designed for public safety and compromise a public trail with the intent to profit from such activity should be required to bear the resulting negative consequences of their actions.   But sadly, most of us are aware of this modus operandi … intentionally violate regulations for convenience and profit then mitigate the negative consequences for compliance which usually entails some kind of detriment to other innocent parties.

Property owners who advocate Mariposa should furnish indemnification like Tuolumne County overlook a very important distinction between the two counties: Tuolumne County did not permit such developer convenience road construction on their side of the subdivision and thus effectively prevented the enhanced danger to public users.  Typical isn’t it?  Only a few ruin it for the vast majority who had done nothing wrong.

UNDERLYING RATIONALE

It is not fair for public tax dollars received from everyone in Mariposa County to be used in creating a special benefit for only those in Lake Don Pedro who have a P&E Trail on their property. This seems to be a pretty straight forward and reasonable argument.

ALREADY GOT AWAY WITH IT INITIALLY

When I complained to the Mariposa County Grand Jury about not being able to obtain work order records from the Public Works Department (which used public funds to clean up that disastrous erosion problem on Alamo Drive which affected a public roadway drainage system due to Deerwood’s redirecting of hillside natural runoff for his [and Mr. Alfier’s] developer convenience road), I was advised no such records were available. How convenient.

FOIA (Freedom Of Information Act) requests are meaningless if evidence is intentionally destroyed by a public agency to conceal wrongful activity benefitting private concerns.  No records?  Case closed.  “Move on – nothing to see here folks”, while every taxpayer in Mariposa once again paid for an environmental clean up perpetrated by a private profit driven land development corporation exploiting the natural resources of our foothill community.  Naturally, the first line of defense, that being our owners’ association, did absolutely nothing because the voting power of the land development corporation had already packed the board with supporters who betrayed their fiduciary duty to every single property owner now and for perpetuity.  Dirty local politics my friends and Mr. Harry Alfier has been up to his eyeballs in such stuff since day one – in my opinion.

That “multi-million dollar corporation” was unconcerned with potential liability, much less the safety of any person who will ever use that road, when it created those convenience roads during its uncontrolled tunnel vision pursuit of profit.  Why should every innocent taxpayer in the County of Mariposa again  be responsible for this resulting liability exposure?

SAME ARGUMENT, JUST ANOTHER EXAMPLE

So, everyone should not be financially responsible for a special benefit to a select class if everyone does not share in that benefit?   Doesn’t this seem similar to the argument I have repeatedly used against having 99% of our legal users (and future legal users) of water in the Lake Don Pedro Community Services District paying for expensive ground wells to serve 36 properties not legally entitled to such?

Does it seem fair that property owners who chose not to live in a Community Interest Development with the all too familiar constraining CC&Rs, annual assessments, board of directors, etc., can never-the-less obtain one of the greatest benefits of purchasing property in a planned community development – that being potable water?

When a recently elected CSD director announced during a board meeting that he had concluded from his experience and research that those 36 consumers OUTSIDE THE LEGAL AREA OF SERVICE UNDER THE WATER LICENSE COULD BE PAYING LESS FOR THEIR WATER than the 99% of legal users in the subdivision, well, I almost fell out of my chair.

Make no mistake, this isn’t just about 36 properties outside the legal place of use and future ground wells to supply that current demand – it is only a “foot in the door” for massive expansion plans. There are countless other properties and tens of millions of dollars in profit to be made if otherwise dry, drought prone foothill land could receive water – especially if subsidized by 99% of legal users who are ignorant as to what is really at stake for their future CSD account billing. Ever wonder why property owners outside the legal service area that do not receive water or financially contribute to the district can participate in district elections anyway?  How fair does that seem?
Let me make something perfectly clear – once again. Contrary to what these current and wannabe “special benefit consumers” might spread through the community, I am not, nor have I ever been, against development around Lake Don Pedro. I do not wish to discontinue service to ANYONE either, however, I sincerely believe those who receive this special benefit of water service outside the legal place of use should be required to pay the additional costs of supplying that valuable benefit themselves.

Doesn’t that make sense?

Much more on this later, but until then, and as always -

My best to you and yours, Lew

 

 

 

 

 

 

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WHO? WROTE WHAT? WHEN? WHERE? – - – - – - – - – - – - – Surprised as to WHY? :)

 

DON'T LOOK AT ME - I AM A LEGITIMATE RESIDENT OF THE LAKE DON PEDRO SUBDIVISION THANK YOU.

My best to you and yours, Lew

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READY ON THE LINE

I wrote the below after a friend of mine was “Gone from my sight” mid December 2013. My exposure to Henry Van Dyke’s emotionally provoking (at least for me) explanation of that with which we will all eventually become acquainted, was contained in a pamphlet provided by an attending Hospice nurse. The poem is self explanatory, however, what remains will likely take some time to sort out.

JBD was a friend of mine
Who assisted through a difficult time
My Father’s passing hit rather hard
But Jim brought me back to the line.

Crack of dawn breakfasts at Woods Creek Cafe
The weather dictated indoors or out
Target shooting for fun or a small bet
Companionship is what it was about.

Jim was a life member of the Mother Lode
Shot Cowboy Action for fun
Taught me to shoot the legendary Garand
And to load without “M1 thumb”

Just as he planned his membership now ends
No longer needing a gate card or key
Clear facts of life can’t be left to oversight
Because there’s a plan and a time we must leave.

We are clear down range -firing line ready
Nothing but perfect scores from now on
Say hello to my Dad for me
See you both for breakfast some dawn.

Thank you for sponsoring me Jim
Your friend, MLGC #074747617

*****

What I have recently observed/witnessed is going to profoundly affect me for the rest of my life. I confess to having serious questions about the circumstances surrounding my friend’s departure along with legitimate concerns for how a surviving family member was treated (unfortunately leaning more towards mistreated) in the wake of his journey. My limited involvement materialized from a request for assistance. I was merely a friend called upon to help in particular instances yet was, as a result of this request, permitted a rare first hand glimpse into the world of end of life care traditionally reserved for those intimately and immediately involved.

I witnessed many things, some alarming, some disturbing, some quite comforting but I was not a relative or holder of the sacred Power of Attorney and was therefore simply a powerless albeit concerned bystander at the scene.

Every one of us was dependent upon someone when we came into this world and it seems a truism to the equation of life that most will require someone to advocate, speak and act for them when they are no longer capable of independent choice during their time on the end of life stage. Choosing those who will represent your interests and desires is the single most important decision you will ever make concerning your own life, please do so wisely without reservation.

 

My best to you and yours, Lew

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GONE FROM MY SIGHT

I am standing upon the seashore.  A ship, at my side, spreads her white sails to the moving breeze and starts for the blue ocean.  She is an object of beauty and strength.  I stand and watch her until, at length, she hangs like a speck of white cloud just where the sea and sky come to mingle with each other.

Then, someone at my side says, “There, she is gone”

Gone where?

Gone from my sight.  That is all.  She is just as large in mast, hull and spar as she was when she left my side.  And, she is just as able to bear her load of living freight to her destined port.

Her diminished size is in me — not in her.  And, just at the moment when someone says, “There, she is gone,” there are other eyes watching her coming, and other voices ready to take up the glad shout, “Here she comes!”

And that is dying…

 

Henry Van Dyke (November 10, 1852 – April 10, 1933)  American author, educator, poet, playwright and clergyman.

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FROM DUSTY HANGER TO PUBLIC DISPLAY

I am reasonably sure most people have suffered the “buyer’s remorse” syndrome at one time or another and will easily relate to this posting. Whether you approve of the material posted or not is another matter, so please excuse my exuberance in wishing to share something I believe might produce a laugh if you are actually a bit put-off.

You know the routine I’m talking about: the remorse, regret, second-guessing (as to the wisdom of purchase), the post purchase analysis of want/desire versus necessity, “why in the world would I buy something like that?”, etc., all this and more play a part in removing the initial enjoyment or pleasure out of making something “YOURS” that was “FOR SALE”.

Many years ago I purchased a number of T-Shirts that were often attempts at humor by making some sort of political, environmental, or societal statement (either verbally or with photographic/graphic images), which if nothing else, were thought provoking, assuming of course the viewer was not immediately overcome with revulsion, disapproval, or anger. Unfortunately, AFTER adding them to my collection of questionable acquisitions I was hesitant about wearing them in public due to the possibility of unintentionally offending more sensitive individuals who may not appreciate the intended point of the expression.

The T-shirts were either destined to remain forgotten packed away in boxes or collecting dust on the long abandoned end of the clothes rack with the occasional exception of when worn around my own property as nothing more that protection from the elements and “work shirts” often permanently stained with paint, oil, grease, etc., all relegated to nonpublic display.

Recently I discovered a cache of these T-shirts and a couple of them rekindled whatever appreciation I might have had for them at the time of purchase and for some reason I was encouraged to share one with you this morning. So again, please excuse me if you are in anyway offended as this was not my intention. Yep, sure hope I didn’t step in this particular subject matter this morning. LOL

THE RELIGIONS

TAOISM: Shit happens.

HINDUISM: This shit happened before.

CONFUCIANISM: Confucius say: Shit happens.

BUDDHISM: It is only an illusion of shit happening.

ZEN: What is the sound of shit happening?

ISLAM: If shit happens, it is the will of Allah.

JEHOVAH’S WITNESSES: Knock, knock: Shit happens.

ATHEISM: There is no such thing as shit.

AGNOSTICISM: Maybe shit happens, and maybe it doesn’t.

PROTESTANTISM: Shit won’t happen if I work hard.

CATHOLICISM: If shit happens, I deserve it.

JUDAISM: Why Does shit always happen to me?

TELEVANGELISM: Send money or shit will happen to you.

RASTAFARIAN: Smoke that shit.

My best to you and yours, Lew

A National Debt of over $17 TRILLION which routinely increases at a rate of BILLIONS OF DOLLARS EVERY DAY?

Politicians who pass legislation they did not read, much less understand, who are now more concerned with their re-election than the horrendous ramifications of their past irresponsible activity?

THAT SORT OF $HIT SHOULD NEVER HAPPEN.

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WE WERE THERE!

Vintage 1950's Revere 8mm Movie Camera

While speaking with my Mother on the telephone this morning the conversation turned to President Kennedy’s 1962 visit to Castle Air Force Base in Atwater California and Mom was curious as to the exact date. (The question probably arose due to recent reports on the anniversary of the President’s assassination and the timeline where only two months after the Castle visit [October 22nd] Kennedy announced to the American public that the Soviet Union had, and were, installing missiles in Cuba.  Dad had accumulated a lot of “alert time” during that period.)
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As most of us would expect, the information was easily obtained by simply typing in “President Kennedy Castle AFB”, yet since my Mom absolutely refuses to become involved with computers (that and getting aboard an aircraft are non-winnable conversations – strange since both my Father and Brother were pilot flight instructors in the Air Force.  Of course, in fairness to my Mom, during my Father’s 33 year career in the Air Force she did indeed fly many times – some halfway around the world), I usually obtain the answers to such questions. After a short wait the search revealed Kennedy had addressed the servicemen/women and civilian audience at Castle on August 17, 1962 the day before his dedication of the San Luis Reservoir outside Los Banos California on August 18th.
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LINK TO FJK’s speech at Castle AFB: JFKWHA-120-003-AUdctm_pm_15416996
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That experience (the Castle AFB visit) produced an infamous story of both thoughtfulness and misfortune to which generations of our family and relatives have laughed and commiserated over for decades.
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Initially it had been decided it would have been too difficult for my brother and me to be there but my Mother, having second thoughts about the historical significance and realizing the potential importance to her children, hurriedly changed plans, picked us up and delivered us in time to the air base tarmac where “on alert forces”, family members and other civilians, anxiously awaited the arrival of the President’s aircraft.
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Dad was observing the ceremony with other pilots in the flight tower while Mom, “Richie” and I stood on the hot tarmac with my Mom’s high heels slowly sinking into the hot gooey tar. But then, eventually, there he was, the President of the United States. Seems like a dream now when John Fitzgerald Kennedy actually passed only a few feet in front of us as he made his way along the front of the crowd shaking hands and quickly saying hello to the many onlookers. Mom has often commented how handsome the President was with his iconic wavy red hair and sharp brown suit. (Red hair runs in my Mom’s side of the family. -lol)
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Though only seven years old at the time I still remember him passing by right in front of us as Mom, carefully holding the movie camera so as not to shake or jitter the view, followed the President’s every movement as he proceeded down the tarmac.
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I was looking at that 1950’s vintage Revere 8mm Model 44 movie camera this morning (above photograph) while pondering that once-in-a-lifetime opportunity my Mother made sure we would experience and for that we will always be grateful. Seeing something like that first hand is unforgettable. While on the subject of unforgettable, I then thought about the potential value of such a home movie if there had only been film in the camera! Dad was not too amused with the outcome of the visit’s documentation but reluctantly accepted responsibility for not personally loading the camera himself.
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Gosh, I think I may have just discovered why Mom doesn’t care much for “technical stuff such as computers”.
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My best to you and yours, Lew
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ANOTHER $172 BILLION IN 20 DAYS!

In only 20 days our NATIONAL DEBT has INCREASED ANOTHER 172 BILLION DOLLARS OVER the 17 TRILLION DOLLAR MARK passed on November 1st ,2013.

That averages out to 8.6 BILLION DOLLARS A DAY!

Now remember, In STACKED ONE HUNDRED DOLLAR BILLS (laid one on top of another-not end to end), that is 16 TIMES GREATER THAN THE HEIGHT OF THE EMPIRE STATE BUILDING!

Seriously, does this sound even remotely sustainable to you?

Not that it helps but…..

My best to you and yours, Lew

PS: Things are going very well with your Lake Don Pedro Community Services District under the excellent leadership of General Manager Ralph Felix (he has one heck of a mess to clean up that was created decades before he arrived).  Due to the outrageous complaints by only a few who support returning to the MICRO-MANAGING PRACTICES OF THE PAST (which enabled pursuit of CONFLICTING INTERESTS with the intended design and functioning of our SURFACE WATER TREATMENT PLANT), along with the desire to not make our GM’s work more difficult with those traditional spurious complaints, I am obviously no longer posting verbatim transcripts of our meetings or expressing my opinion why such COUNTER PRODUCTIVE OBSTRUCTIONISM continues to exist.  [It really is quite simple though if you look at the undisputed facts.]

Rather humorous in a way because some of the same people who relentlessly complained about this website have quietly expressed to others how they miss not being able to read what happens at our meetings.  (Note: There were never any complaints or accusations regarding the correctness or authenticity of the transcripts, but rather, only extreme criticism as to my personal opinion as to why such wrongful activity occurred.)

Oh well, perhaps those involved with the continuing obstructionism will have to purchase a book later just to appreciate how ridiculous their activities are now?

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IF YOU ARE NOT OUTRAGED…..

evidently you are not paying attention.

Out of curiosity I checked the national debt clock again this morning only to discover we are now

$127.8 BILLION DOLLARS

over the

$17 TRILLION DOLLAR MARK!

Humm, yesterday it was $75B, today $127.8B (and constantly spinning forward), so that would be an additional  $52.8 Billion a day later.   wow.

You know, studying our national debt is rather like appreciating the vast distances between the planets and stars.  I mean, we use the same descriptive numbers; million, billion and trillion and only need to replace the standard unit of measurement of DOLLAR with MILES or LIGHT YEARS.

My best to you and yours, Lew
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SOME KIND OF DEBT RACE?

Just checked the national debt clock.  Unbelievable, already an additional

75 BILLION DOLLARS on top of the

existing 17 TRILLION !

Wonder how much was sent to more deserving nations than ours?

How long can such financial irresponsibility be sustained?

How long will the American public tolerate this?

Just curious.

Later – must pay some bills.

Too bad we [the American taxpayer] can’t print our own money also – that would show ‘em, huh?

My best to you and yours, Lew
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FINALLY CONTAINED (THANK YOU TO ALL INVOLVED)

 

Now begins the arduous journey of forest and wildlife recovery.  The scale of this disaster  provides a “silver lining” opportunity for environmental study into nature’s complex healing process.

 

My best to you and yours, Lew

 

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