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HomeMy WebLinkAbout032-540-14-5202-VAR-2009-003 Office of �''���'' Sawyer County Zoning Administration ���-����, i�/��� �Z��, P.O.Box 676 ��, r.��;�_ ,,�� Hayward, Wisconsin 54843 ���; �� =�Q� (715)634-8288 ���� i ; 1 �� FAX(715)638-3277 /� ,g��,��� www.sawyercountygov.org �������� E-mail: zonin�.sec sa�vyercountygov.or� Toll Free Courtl�ouse/General Infomiation 1-877-699-4110 May 20, 2009 Carol Langford 6229 Baker Avenue NE Minneapolis MN 55432 Dear Ms. Langford, On May 19, 2009, the Sawyer County Board of Appeals approved as amended your application for variance on the following described real estate to wit: Part of Gov't lot 2, S 14, T 40N, R SW; Parcel :2.2. WD Volume 430 Records page 130. 1.82 acres total. Property is zoned Residential/Recreational One. Application is for the construction of a 20' x 24' detached garage located approximately 26' to a wetland area. Variance is requested as Section 4.49(1), Sawyer County Zoning Ordinance, would re- quire a minimum setback distance of 75' to this wetland area. The Town Board has ap- proved the application with additional comments. The Sawyer Cotmty Board of Appeals approved the application as follows: Garage to be no closer than �5' from the lake, no closer than 60' from the wetland, no closer than 5' to side lot line; site for garage not to exceed 24'x28' not including eaves, eaves not to exceed 2'; removal of existing storage building; and with a 2 year time limit. Findings of Fact of the Board of Appeals: It would not be the basis of economic gain or loss. It would not be a self-created hardship, due to the unique property. There would be no change in the use in the zone district. It would not be damaging to the rights of others or property values. It would be due to special conditions unique to the property. Any person or persons jointly aggrieved by this decision of the Board of Appeals may commence an action in the Circuit Court for Writ of Certiorari to review the legality of this decision within 30 days of the date following the date of the signing of this letter. In future correspondence, or in applying for permits, please refer to Variance 09-003. Yours truly, � Cindy K. Yackley Deputy Zoning Administrator CKY:kt / Office of �����\�� . . . ���__�� �� Sawyer County Zoning Administration �� � � �, /������'�`,,��, P.o.sox 676 ;�� , ���-`�C �e; Hayward, Wisconsin 54843 �w� --��J��,;� �ns�6sa-szss � FAX(715)638-3277 ����,� � i��� �i �c�p�,i�� www.sawyercountygov.org �������� E-mail: zonin�.sec(c�sawvercountvgov org Toll Free Courthouse/General Information 1-877-699-4110 May 20, 2009 To: Town Clerk—Winter Re: Variance Application 09-003 Notice is hereby given that on May 19, 2009, the Sawyer County Zoning Board of Appeals approved with conditions the following application: Terrance C. Ahmann et al. Part of Gov't lot 2, S 14, T 40N, R SW; Parcel :2.2. WD Volume 430 Records page 130. 1.82 acres total. Property is zoned ResidentiaURecreational One. Application is for the construction of a 20' x 24' detached garage located approximately 26' to a wetland area. Variance is requested as Section 4.49(1), Sawyer County Zoning Ordinance, would require a minimum setback distance of 75' to this wetland area. The Town Board has approved the application with additional comments. The Sawyer County Board of Appeals approved the application as follows: Garage to be no closer than 75' from the lake, no closer than 60' from the wetland, no closer than 5' to side lot line; site for garage not to exceed 24'x28' not including eaves, eaves not to exceed 2'; removal of existing storage building; and with a 2 year time limit. Findings of Fact of the Board of Appeals: It would not be the basis of economic gain or loss. It would not be a self-created hardship, due to the unique property. There would be no change in the use in the zone district. It would not be damaging to the rights of others or property values. It would be due to special conditions unique to the property. Any person or persons jointly aggrieved by this decision of the Board of Appeals may commence an action in the Circuit Court for Writ of Certiorari to review the legality of this decision within 30 days of the date following the date of the signing of this notice. Yours truly, Cindy K. Yackley Deputy Zoning Administrator CKY:kt Enc. Sent By: SAWYER COUNTY Zoning; 715638 3277; Mar-27-09 12:17PM; Page 5/1D APPLTCATION FOR VARIANCE SAWYER COUNTY BOARD OF APPF.ALS ADDITTONAL INFORMATION (To be completed by applicant) Completed by�Q �-D � ���J �!� vYl 4 n Yl (First Name) (MI) (Last Nuue) The purpose of this form is to provide you with informatinn that pertains to thc granting of"arealdimensional"varianccs and to assist you in prepunng for your presentation before the 5awycr County Boazd of Appeals,Use additional paper for responses if required. Examplc responses are not related to any variance ever reviewed by the Board of Appeals. This form will become a part nf your applica�ion packet and is to be returned to tLe Zoning Department by the variance applicatiou deadline. Part 1. AppHcant supplied Informatian. Curtent use of your pronartv&imorovements-(e.g.,"Property contains a residential home wilh a detached garagc."). ���'�-��/ �-j.K� /�1� �.l.-a-,�.a� �' iu,c..-��j oL.:�/ �G-� � �.-� �.�- J Vv� -G`^-�-� �A Describe the variance requested-{e.g.,"Add a 15'x 2U'additiun to the side of the home.'�. �p' x a y � 9°'`.°-'�' Describe the effects on thc�roaerty if the variance is not eranted--(c.g.,"The addition is required for year-round living xnd protecting prope�ty value."). /� ���o.�q� � W-dt�,e� —� /L�.%t,e. /�r�t.e a�r�_� a'� O �°�-�- �-� � �� • Describe altematives ro the reauested variance such as other locations,designs and construction techniques. Attach a site map showinQ,altematives that you considercd in each category bclow. a) Altemalives you considered that will comply with existing standards. if you find such an altcrnative,you may mnve forward with this option wilh a regular permit. If you rejected compliant altematives,provide thc reasons that you rejected thcm. (e.g.,"Space is not available to expand in any olher direction o�location, House is too closc to the side lot lines und the lake." � 7� N � � �°`.�. �`'����� � �. �� � �,, �, � P��-�-�-�.-.�. � �. Sent By : SAWYER COUNTY Zoning; 715838 3277; Mar- 27- 09 12: 18PM;� Page 6/ 10 b} Altematives you considered that require a lesser varias�ce and reasons you rejected them_ (e.g., "Add.itiort is the minimttm sizc that is required,'�. � ^ �� � � �2�yn--�-� Q/� ,l� C�—� �° `�`~ ����� -� � --�� �. . Describe the impact on your property_and adiacent properties if the variance is �ranted.. (e.g., "F,Xosinn during construction — will be contralled wi�h. silt fencing. After construction therc will be a greater impervious stirtace area. Guttcrs and downspouts will be used to divGrt water away from other prUperties and the lake. Shoreline buffer zo�te will be planted with native ve�eiatian, trees and shrubs."). r�� �� � �-e_ �-¢.� 't� "�R PB�rt �; Three-Step Test. To qualify for your requested va�i�.�ce, you must demonstrate that you.r property meets the followin� three requirements. T'h�s is knawn as the "three-step test." 1) Unique Prupertl� Limitations. Unique physical lirnitations of the property such as skeep slopes or wetla�ids that are nvt generally sharEd by other properties must prevent campliance with ordinance requircrnents. The circumstances of an applicant {growing family, need for a larger garage etc.) are not a factor in deciding variances. Nearby ordinance violations, prior variances or lack of objections frorn neighbors or the Town Board do not provide a basis for granting a variancc. Do unique physical characteristics of your praperty prevent compliarxce with the ordinance'? �Yes. Where are they locat�d on your property? Please shaw the boundaries af these features on the site m�p that you used to describe aIternatives considcred. (e,g., "There is a wetland area that extends around one side of the haus� and also bchind the house."). ❑ No. A variance caruiot be granted. Sent By: SANlYER COUNTY Zoning; 715638 3277; Mar-27-09 1�:18PM; Page 7110 2) No Harm to Public Interests. A oariance may not be granted which results in hartn to public interests. In applying this test,the Board of Appeuls must consider impacts of your proposal and the cumularive impacts of similar projects on the interests of the neighhors and the entire community. Some,but not necess:u-ily all of these considerations aze:(1)Public health,safety and welfaze,(2)water qua]ity,(3) fish and wildlife habitat,(4)natural scenic beauty,(5)minimization of property damages and(6)achievement of eventual compliance for nonconforming uses,structures and lots. Explain how the�anting of this variancc would not harm the public interests or how it may even enhance the pub,llic interests. ��' kri��i �.a.�v-2 "�e �rr�2 � /.L��'�`""�. ���,� � -62 o V.�,.��R �o �" ��.�.�� � ,�--� ��. 3) Unnecessury Hardship. An applicant may not claim hardship because of conditions which ue self- imposed or created by a prior owner(for example,excavating a pond on a vacant lot and then argtting that there is no suitable location for a home.). Courts have also determined that economic or financial hardship does not justify a variance. When detertnining whether unnecessary hardship exists, the property as a whole is cnnsidered rather than just a pottion of the parcel. You are applying for an"azea variance.' An area variancc relaxes a dimensional standard such as a setback,frontage,lot area,or height. For an area varianee,unnecessary hazdshin exists when compliance would unreasonaUlv urevent the owncr from usine the pronerty for a permittcd numose ar would render conformitv with such reslrictions unnccessazilv burdensome. The importance of the public purposes of the ordinance,the dcgrce to which the restriction supports those purposes and the extcnt of the releacauon of the restriction aze weighs against fhe limitations full compliance would impose on use of the property. Is uuuecessary hardship prescnt? �Yes. Describe. ❑No. A variance cannot be grantcd. Page 1 of 1 Real Estate Sawyer County Property Listing Date: 3/25/2009 2:51:08 PM Property Status: Current , =� Pro ert Descri tion -" Ownership Updated: 10/9/2008 PIN: 57-032-2-40-05-14-5 05-002-000020 TERRANCE C AHMANN MINNEAPOLIS MN Le ac PIN: 032540145202 CAROL A LANGFORD Record ID: 35922 Ma ID: :2.2 Billing Address: Mailing Address: - Municipality: (032) TOWN OF WINTER TERRANCE C AHMANN ETAL TERRANCE C AHMANN ETAL Description: PRT GOVT LOT 2 6229 BAKER AVENUE NE 6229 BAKER AVENUE NE Recorded Acres: 1.820 MINNEAPOLIS MN 55432 MINNEAPOLIS MN 55432 Calculated Acres: 0.000 Lottery Claims: 0 '�� Site Address First Dollar: Yes 8756N SAMS LN WINTER 54896 Farmland: No Waterbody: Fishtrap Lake Zoning: (RRl) Residential/Recreational One Assessments Updated: 11/14/2008 2009 Assessment Detail > Taxing Districts Updated: 2/6/2007 Code Acres Land Imp. G1-RESIDENTIAL 1.820 86,300 217,400 1 State of Wisconsin 57 Sawyer County 2-Year Comparison 2008 2009 Change 032 Town of Winter Land: 86,300 86,300 0.0% 6615 Winter School District Improved: 217,400 217,400 0.0% 17 Technical College Total: 303,700 303,700 0.0% � Recorded Documents Updated: l0/9/2008 WARRANTY DEED yC` Property History Date Recorded: 2/13/1989 212718 430/130 N/A ���.- .� :, ��/ �� .� ✓ �t ` cL I��- 1� (�� - D � � http://tas.sawyercountygov.org/System/ACCESS/listing.asp?tid=277487&pid=35922&tyr=2008 3/25/2009 Sawyer County Zoning Administration r O o � Inspection Report � � .� .-. � �, Owner(s) Terrance C. Ahmann Etal 651 604-2730 (W) 651 253-3734 (H) � Address 6229 Baker Avenue NE Minneapolis MN 55432 Z Agent/Purchaser z y Address CD td .� x � Bldr/Plber/CST Lenny Ladenthin Construction 945-2873 � � � � Address � m � � Inspection � Private ❑ Public Violation ❑ Zoning ❑ Sanitation ❑ Dwelling ❑ Mobile Home ❑ Commercial � Garage ❑ Addition � � Setback - Lake ❑ Setback- Road � Setback- Lot Line ❑ Soils Verification � � Setback- Wetland � c ,� �' o WD Vo1430 pg 130 RR-1 Acres: 1.820 #8756N Sams Lane .°�s � 0 � H � �'� r � � -� � � � � � � �� � � �� � ��� �� � ��eo S,Q � � � �r ) � g Ca,��,. � � �� � � I� T �� � I '� o o — �� � � � . � � � � r � �; � o 0 , ,� �� �� � � �-- - -� � _ ' ' � N � � � �- N � ��- � Q! It�i ► � � �b r� � �� � ( N ` � c � I �, a1 �� � � o � -� �� �' � _ �K � � � �f � _ � � � � `-t - I ( ,� ��`" N � , a� T � p o W o l� � � r� � - � �. � � � �� �, � �l ��-- O .. 4 v, �I o � �' � � � �� � ( �� .� �z �z � � -� �� � �i -� � � i � ` � � ��` � �- � o � � R � � z � � � �� 1 � � � � � � �� � N � , �f � � Discussed with Lenny Ladenthin Date & Time 3-27-2009 10:00 A.M. Signature of IncpPrtnr ' Office of Sawyer County Zoning Administration P.O.Hox 668 Hayward, Wisconsin 54843 � p15�6348288 24 May 1994 Richard Olson W5989 Lake Winter Road Winter, Wisconsin 54896 Dear Mr. Olson: This letter is in reply to our property inspection and your recent phone call with respect to the property you purchased on Fishtrap Lake. We did do measuring for setbacks from the lake and found that the 75' setback can be met. A soil test will have to be done to determine what type of septic sytem wil be required. � In review of the zone district map, I have found that the zone is C-1 (commercial one). We are in the process of remapping the townships in the County and I will see to it that this zone be changed to the RR-1 (residential/recreational one) zone. I hope that I will be working Winter township in late July or early August, so therefore, I would expect to have this corrected , then. Sinc�e�� �/.�/ David Heath Zoning Administrator DH:kr � Ahmann - 8756N Sams Ln -W inter - Variance 3-27-2009 , � � � ti � � � � �<'¢ `�' � �RJ, J �� s ' �` � �` `�` 4 :. � 6 . � � r;� ` ��1 . `t i � �.+# �� . / �" 7 �� � ���, � Y \� � � " �. t ���" �"' �� � `'�;;�� r v ��'� � �g� � � �� " �"'�s �' ` � , . f qt. I �. + $�� r •1�, '_�. ^ b�� � �, , �„ , � � , , ��'� ",� � ` �,�, _R� '�� ,�. � "�� - i_; � .. f �Y\ � �I . � � . e'� . , - �o� + . . _ � � 't'M`I fkT ' / '! a � � y µ* !e �+��(w, i � y - � R � r „�3� '-� r' . ` 4.. �' � � r ��� ���`S � ��, ` �� � . �� � �i � . I '� .. �� . . i � %"^r3x'r3 � i N � k�r«v�� � , � _ l _ � � � � �� �� � _ � �� ,� � " r > , ���� �� ,�� a � 1 1 � ^ � . 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R(� J —I -� 0�� , � . .� QJGG� C_ �� P ��v j�� � � � ��__ ��A � � � Y g 23 ,:.24 , �, �_ a ; ;; `_., ❑ F— 1 �s - ❑ A— 1 — �� � A— 2 ._ __ , UNIVERSAL pR � R— 1 o .o � ❑ RR— �a —x ~ -��-� ❑ f�R— 6 �-, j +r 2� � L- 1 ,.�-'""` �� � I — 1 _ , �� � � WAT . - � ❑ W ET � SAGERT �__ RD e ._, ._.., ._'�� o =,�: - �_ — oocun�Er�r nro WARRANTY DEED T"'� �P"" "`�`a�`� `�" """"�'"` �"'" STATE BAR OF WISCONSIN FORM 2 - 1982 212718 _ ++-v�'• ck»« � . Sewyer C:ounty Charles B. Jockisch And Christine T. Jockisch , d,�r.� i�,= re.:ord t6e 3 ae� o� . ' _'_'_""""" """'"'_"'""'_""'_""'"_"""__'""__"'" ��l¢� .hi � I9 b1 �OC` . � - nusband and wife�; ---------------- -------------------------------------------'--- ------------------------ -- t�i a„i� recorded in voL�U - '---- -----------'-'-----'----'-----�'--"--------- -.-."'--"--'--'_----"------- -'-'-'---'-�------- 01 YHu.:ui �u on�p09eO�L�✓tJ�Y`1-- - '___' '__' '_"""' "_'.._._.._' _"""' _" _ ' L . onve � an ��arr8nca.co _, _Terrance �_� ::AYm�_rrn:__antt__Ca-f o_l._R:.__�__:___ �an �or�, as oint tenaiits , ��- - �-- - - - -- J - - - -._..._._..--- --------•------- -- �----� ------- --- --•---�- - - -� -- -� -- ._...- ----� - -------------- -- ----- --�-- -- --- --�----- --- -------�---- ____ ___ _________ _____________________________ ___' . ._ . _ . .... . . . . RETV RN TO .__ ._ _ _ ._________ _ __ . ' . . . ' . .. . �.r ✓ I� the following described real estate �n ________________________Saw�er..__.---_councy, � StaYe of Wisconsin: Taz Parcel No: --_-------------- --_------- � That part of Government Lot Two ( 2) , Section Fourteen ( 14) > Township Forty (40) North , Range Five ( 5) West , described as follows : Beginning at a point on the North line of Gov Lot 2 , Section 14-40-5 , 272 feet West of the Northeast corner ; thence angle West to Southwest 57 �4 ' South�aesterl,� a distance of 480 feet to a stake; thence angle from Northeast to Northwest 70 35 ' Northwest a distance of 166 feet to a stake on the shore of Fishtrap Lake ; thence Northeasterly along the lake shore a distance of 319 feet to a stake on the North line of 6ov Lot 2 ; thence East along said line a distance of 196 feet to the place of beginning . �P,A'9 0�it .FE� 15 �lOt homestead This __-.-_-_-_- property. (is) (is not) Exception co War�Bnt�eg: easements , reservations and restrictions of record . Dated this � C� ��'��- - --- .-- - ---, l9. �l ->1�--- ---- -_ day of - - i -� �"� - - � --- � -�-- -� lo /,, � `� �, • / - . ___... --• -- - -- -- -- -(SEAL) GIZCt�C�-� /,t. �f,%L4'J�CfZ1�. - - iSEAL) , , Charles B. Jockisch - - -- - _ -- -� ---- --- - ----- --- --•---------- --- - -- - - - - - . /�� / .. -----------. .............----------------------...._(SEAL) .._�./�1r�l.C�tC.L.:_..���/�-`'-.1-`c-/:�I_ - ISEAL) . Christine T. Jockisch ` �-- - - -- ------- - ---�- - - - - AUTHENTICATION ACKNO W LEDC3MENT Signature(s) -------------------------------------•---------------- STATE OF WISCONSIN ---------------•------------•---------------------•---•---------•--•------------ ss. s��`�r /Z' __ County. ---------------- - --------- authenticated thie __.__.__day of___________________________ 19----_= Personal]y came before me his __�_�______ dtay of _ � I � __________.���GL11�.ti-.�_.__.__._, 19___`_�__ the above named •----------------------------------•-------•------------------•---•---- -------Char-l-es--B�--Jockisoh--a�--- J`dF5�1� ---- . 4 . -•••. -•------------------------------------------•--------------------------------- Joel�#seh- -�-----...- ---�� • ' � � •• �'- ---------••-- -- TITLE: MEMBER STATE BAR OF WISCONSIN T'= �� .'}��,'�j,CF,'R�'., r'4 -- -- - ---------------------------- -------;;' d- - - - ---- . (If not. -------------•------ ---- � $� � � ___ _____"�_______________________ �'. k '• � • authorized by § 706.06, Wis. Ststa.) --------- - - ---- ------------ ----- -- ---------'-�-•r.���-- ----' . i to me known, to b the persons._.______ _Lw�i��e ju�d thA foregoing in Y�f e t and ac owledg �j1�e.p e ' TH�S INSTRUMENT WAS DRAFTE� BY / � } , i�, ! � / ' ���� %-'�•• •. . ....• -- - -- -- -- - ----� - '- - - - - • urtiss N. Lein , _ LEIN__LAW..QFF�CES_. j � - " - � ••,. -----•---•--- --------•- ------------ --_- L . o h� r� "i S , /� , //f r�,. .. - - � f -._._...- ----- -� ------ - -- - -- ----y - - _Rou�e__lt8_,_i���.Y�r.ar_d_.�tLI__�_4H�S3-------------------•-- Notary Public -'---'------------ ----- --------Count '. Wis. (Signatures may be authenticated or acknowledged. Both My Commiss'on is permanent. (7f not, state exp�r tion are n�t necessary.) ( � '--' �_ �ate• . -- -- ��-r=- 19.-�,-J -- �-- - --- -- -- - -- � •N�mo oC D��ns d¢ninQ in �ny eepsciiy ehould be iyped or pzinted bclow che�r nignawres. WARRANTY DEED STATS HAR OP WISCONSIN R'�+romm� i,raxl ❑I.��ik �'.. 1��.. YOIiM No 2— IntlL al.l....,.�. \�'� . � � � ` �� Town of Winter Sawyer County � � �..���--;c���,i:-�:� �. ,' . ., f;.. SUBJECT: Variance Application 09-003 ` ��y" 1 � 2009 � TO: Sawyer County Zoning Administration ��.� P.O. Box 676 ,� '_':,.t�t�F� �� Hayward, WI 54843-Ob68 ��;;;,;,�; :,4;;�;,���STRA� Owner(s): Terrance C. Ahmann Eta1 Address: 6229 Baker Avenue NE Minneapolis, MN 55432 Property Description: Part of Gov't lot 2, S 14, T 40N, R SW; Parcel :2.2 Volume & Page no of Deed & Survey: WD Volume 430 Records page 130 Acreage& Lot Size: 1.82 total acres Property is Zoned: ResidentiaURecreational One Apptication is for: the construction of a 20' x 24' detached garage located approximately 26' to a wetland area. Variance is requested as: Section 4.49(1), Sawyer County Zoning Ordinance, would require a minimum setback distance of?5' to this wetland area. By Action of the Town Board, Variance is: �Approved ( )Denied ( ) Tabled Public Hearing: May 19,2009 Wayne Geis Chairman David Kinsle pervisor ., �� � L`-�`-� — L .Supervisor �len �:nnis /1 Dear Members of the Town Board: Your Town Board decision is an integral part of the decision making process for the Sawyer County Board of Appeals. The Boazd of Appeals would like your cooperation in stating the reasons or comments why you approved,denied,or tabled the variance application. Re: Tenance C.Ahmann etal — , � � � - r� �, J L-l�.il��L,'- i :� ' 6 . I � � �� �' ,� -- �� E_ �_ 0 • �uc+`� � L( ,fi�-2!/�C� l�c���l� so i �l���-C�i�� � � �o�� i �G� . ` . ..., i �.- . . . - ." �G �i � � __ . , . . y G�/-� ��/� �/l�i�-✓i ��`7� �t ��/ �i�� � / _��� C�C�� Gy' ��iG� ��GrA%�r` 3�G� dJo /�.r�d-r.�G1��L Y' � Gltf`����i,/ i 65'! i��-t �-,���, � �. �e��.�� � Dated this �� day of /{�L� ,20 G� �P�� "�� Arlene ishop,Clerk (Mce of Sawyer County Zoning Administration P.O.Box 676 Haywazd, Wisconsin 54843 (713)6348288 Apri1 1, 2009 i:���� ���V� Terrance C. Ahmann 6229 Baker Avenue NE Minneapolis, MN 55432 Re: Public Hearing Date for Variance Application Deaz Mr. Ahmann; Your application for a variance will be considered at a Public Hearing before the Sawyer County Zoning Board of Appeals on: Tuesday, May 19, 2009. This hearing will begin at 7:00 P.M. at the Sawyer County Courthouse, 10610 Main, Hayward, WI 54843. It is recommended that either you or a representative be present at the Hearing. A lack of information about the situation may result in unnecessary delay of a decision. Failure to appear may result in the denial of the application. If it is impossible for a representative to be present, please submit a written statement to this office directed to Alan Gerber, Chairman of the Board of Appeals. This statement should include a description of the general terra:n; surrounding development; your proposed inte:�tions; and the purpose of the request. Photographs of the property and/or buildings are requested. Explain the undue zoning hazdship inflicted upon the owner by confornvng to the required minimum regulation, which induced the vzriance request. Convenience and financial loss or gain does not constitute a zoning hazdship. Your application will nlso go before the Town Board. Some townships also have a Planning Commission. Please contact your Town Clerk Arlene Bishop; 715/266- 3131 for the day and time of the Planning Commission and Town Board meetings so you or your representative may appear. Copy: Lenny Ladenthin