Lake Keowee has a surface area of 17,660 acres, is 29 miles long, with 388 miles of shoreline at full pond at an elevation of 800 feet. View maps of shoreline classifications around Lake Keowee and Lake Jocassee. Contact Your Oconee County Council Representative To contact your Oconee County Council representative, click on the … The area has become a popular place for affordable homes with real-estate developers ensuring that they provide the best amenities at affordable prices. They show this by drawing red lines on the map that represent elevations. Page 22 Paragraphs 85 and 86 task Duke Energy with implementing modifications to the Shoreline Management Plan (“SMP”) for Lake Keowee to permit existing dock owners to apply to expand their private docks up to 200 square feet beyond the SMP’s maximum limit of 1,100 square feet to reach deeper water through December 31, 2020. We understand that your time is valuable. We are agents who tell you the good, bad and ugly. Direct Line: (864) 270-9186. While the Shoreline Management Plan (SMP) classification maps and associated lake use restrictions provide a function similar to zoning in considering future uses of shoreline areas within the FERC Project Boundaries, they are not intended to be a substitute for or directly tied to local land use and zoning plans. View Lookbook. We're reloading the page to show you content for your location. 2020 Shoreline Management Plan: ... Then click on the Area below to email the appropriate shoreline ranger or call the lake office at 706-856-0300 or 888-893-0678. The photo above shows how the lines indicate gullies, steep areas and flat areas for good building locations. Hartwell Lake Corps Officials Release New Shoreline Management Plan. 2503) executed, notarized (if applicable), and returned to Duke Energy … They have built homes for many of our clients so we feel confident in recommending them. There is also a brochure for the Oconee County Vegetative Buffer requirements. This blog was created to document my work on the Keowee Lake Island Project. We can survey your land and develop an erosion protection plan for you. A guide curve (Lake Level) table can be found in Exhibit A. b. Shoreline Management. Zoom out to get an overall picture of where the lot is located on the lake or where it is within the County. Toll Free: (866) 371-2911. Please choose the response below that best suits your needs: Please try rephrasing your question as you search our site. Docks and Boat Lifts (SAC-2013-00657) a) Individual: Private docks, whether permanent, floating or a combination of both … These lines did not obstruct their lake view because the home was on the lake side of the power lines. We have several excellent Keowee Custom Builders in our area. Friends of Lake Keowee (FOLKS) is a society of people, HOA's, businesses and corporations who care about the quality of water in one of the most beautiful lakes in the Southeast: Lake Keowee. The goal of the SMP is to provide continued public and private access to these lakes while protecting their natural and cultural resources. Our Lake Gallery page has a PDF from Duke Energy that explains this further along with their shoreline management guidelines. Both lakes are perfect for all water sports, including … Shoreline Management Plan. Shoreline management under the company’s plan, according to Duke’s website, includes stabilization, erosion mitigation and steps to control runoff into the lake. Listed below are some of the essential tips to follow while buying homes in Lake … The SMP regulates uses of the shoreline (boat docks, events, etc.) They have built homes for many of our clients so we feel confident in recommending them. You can also download Covenants and Restrictions; these will include the lot line setbacks. The plan is being funded by South Carolina Department of Health and Environ- mental Control (SCDHEC) and will be completed in 2020. We will walk you through it over the phone. Shoreline Management Plan (SMP)– The SMP is a set of maps showing various types and uses of the shoreline including areas protected for environmental or habitat values, areas of existing development, and areas of potential development. Duke Energy is the Federal Energy Regulatory Commission (FERC) licensee for the Keowee-Toxaway Hydroelectric Project (FERC No. At Kroeger Marine, our goal is to protect your greatest property asset—your shoreline. Erosion Control . 864-882-7671. The disposal requirement was included in Duke Energy’s 2014 Keowee-Toxaway Shoreline Management Plan. For additional information please call 1-540-985-2579. At any time during the greeting, enter the extension number followed by the "#" symbol, or call them directly at the number listed below. This Plan is prepared as an appendix to Part II of the Operational Management Plan for Lake Barkley. Pursuant to Article Xl, Section 4 of the Amended and Restated Declaration of Covenants, … We will use the lot in the top photo as an example. There are many Duke Energy retirees who own waterfront homes on Keowee. Skip to content. However, from the front door, you could hear the hum and crackling of the power lines. For those, please write or call us and we will send you the Tax ID number; you can search with that or we can do it for you. In addition, there are minimal vegetative buffer requirements in Oconee County and Pickens County on Lake Keowee. Shoreline Management Plan The primary purpose of Bois d’Arc Lake is to provide a safe, reliable drinking water supply to about 80 North Texas communities. That energy is redirected to the power grid. The Reserve is made up of six unique neighborhoods; the Settlement Village, Peninsula Ridge, Village Point, Great Lawn, Laurel Pond, and High Grove. The distance between two of these lines marks a change in elevation, usually of 4 feet or 8 feet. Duke Energy will need to be aware of where your existing dock will be going and have a permit on file for that location before they will issue your new permits. There is no denying that Lake Keowee has brought enjoyment to countless people over the years. The FERC license identifies all Project purposes (such as operation and maintenance, flowage, public recreation, public access, protection of environmental resources and shoreline control) and specifies requirements associated with operation of the Project. Area 1, ext. Lake Keowee has a surface area of 17,660 acres, is 29 miles long, with 388 miles of shoreline at full pond at an elevation of 800 feet. We’ve developed the Catawba-Wateree Shoreline Management Plan (SMP) to assist in guiding responsible construction, shoreline stabilization, and excavation activities within the lake boundaries of the 11 lakes in the Catawba-Wateree reservoir system. We know your time is valuable, as is ours. NOTE! 1. It runs along 25 river miles and encompasses approximately 480 miles of shoreline. A record of these minor changes will be sent under separate cover. Many features on this site require them to be enabled. There is no guarantee that the property lines shown for any parcel will exactly match an actual survey but it will be close. If there are, we will reveal it to you. Pinxter-flower: On island 12 we tried to get a picture of the gray crickets that live on the … September 1, 2014 C-1 Shoreline Management Plan, Appendix C Keowee-Toxaway Project (FERC No. Newest Keowee Key Homes and Condos for Sale. home plans life on keowee from lake keowee house plans real estate market update july 2015 southeast discovery from lake keowee house plans lake keowee lakefront homes homemade ftempo from lake keowee house plans. There is also a brochure for the Oconee County Vegetative Buffer requirements. Officials from the Hartwell Dam and Lake Project recently released the latest Shoreline Management Plan (SMP) for the reservoir. Duke developed the plan to address increased interest in residential development along the reservoir shoreline, including … Shoreline erosion results in loss of property, loss of trees, undercutting, slumped banks, and reduced water quality due to sediment pollution. Once a Federal Energy Regulatory Commission approval order or letter (if applicable) is received, Duke Energy Lake Services provides the applicant with a minimum of two copies of the users’ agreement, lease, or easement and most recent document Shoreline Management Plan, Appendix C Keowee-Toxaway Project (FERC No. Most counties now have a GIS (Geographic Information System) that allows you to see the topography of a lot, revealing steep cliffs or gullies that you can't see from the listing photos. Our website features the best Keowee Key real estate search for homes, condos, land and foreclosure properties available. Also, the project provides cooling water to the Oconee Nuclear Station, according to communications manager Heather … Duke Energy has rules that control the area inside the 804’ topographical contour, and those rules are supplemented by individual community property owner association requirements. If you less than 75 feet of shoreline but you lot was subdivided and recorded before June 1, 1996, you are also eligible for 10 square ft of dock for every linear foot of developable … When electricity demand peaks, the stored water is discharged through a turbine, which is connected to a generator that produces energy. This lake supplies water for the cities of Greenville and Seneca. Waters Edge is a gated community with boat ramp and picnic area. Area 3, ext. This will allow you to judge the steepness of the property. Use the Street Address for homes and many lots. Duke Energy will need to be aware of where your existing dock will be going and have a permit on file for that location before they will issue your new permits. I want to sell my dock to another Lake Keowee lot owner. The original Lakeshore Management Plan was used as an interim plan until the Project Master Plan was completed. Lake Services Note that this line shows the shape of the land at that elevation along its entire length. Area 2, ext. It is the only site you will ever need! Also there are slideshows of homes and amenities. We reluctantly helped a buyer buy ths home. Together, we will walk your potential land and will examine the topography which will determine the location of home site, placement of the driveway and septic. New Shoreline Management Plan in place on Lake Keowee Plan helps provide public, private access while protecting lake’s natural and cultural … Friends Of Lake Keowee Society Lake Keowee Source Water Project Team (LKSWPT) Lake Keowee Watershed Plan (LKWSP) Duke Energy Shoreline Management Plan Oconee County Lake Overlay. What do I need to do? For additional information, please contact Duke Energy's Lake Services team at LakeServices@duke-energy.com or 800.443.5193. If you have any questions regarding the shoreline management plan update process, please contact the Old Hickory Lake resource managers office,” said biologist Jacob Albers. There is no denying that Lake Keowee has brought enjoyment to countless people over the years. Description of Application: Duke Energy Carolinas, LLC (Duke), licensee for the Keowee-Toxaway Hydroelectric Project, has filed a proposed comprehensive shoreline management plan for Lake Keowee, one of two reservoirs of the Keowee-Toxaway Project. “Let your fingers do the walking!”. Find activities, celebrations, history, culture and more. The management vision for Grand Lake is defined by the Plan’s distinct Shoreline Management Classifications (SMC) and Allowable Use Categories (AUC). If you have at least 75 linear feet of shoreline and the lot was subdivided and recorded prior to September 1, 2006, you may be allowed to construct up to 10 square feet of dock for every linear foot of developable shoreline. His wife is an avid photographer. After typing in the parcel number or address and pressing the Search button (unless it goes there first without clicking the button), you will see the. at Lake Keowee and Lake Jocassee. Local land use and zoning plans are typically more restrictive and tailored to the … Lake Keowee is a manmade reservoir having been created to serve the needs of Duke Energy as well as public recreational purposes. The Brazilian lpe hardwood slip Dock is already in place to immediately begin enjoying Lake Living on Lake Keowee. The plan also considers means of restoration of the shoreline where degradation has occurred because of private … 2503, Keowee-Toxaway Project or the Project). {{ languageIsEnglish ? 2015 LAKE BARKLEY DRAFT SMP - CHANGES/CLARIFICATIONS ARE UNDERLINED 2 r. ER 405-1-12, Real Estate Handbook 2. November 6, 2020 MJ Kneiser. menu. Your session will expire in {{countBack}} seconds, please select OK to continue your session. Licensees have an ongoing responsibility to supervise and manage shoreline development to ensure it is not inconsistent with Project purposes, including protection and enhancement of the Project’s scenic, recreational, cultural and other environmental values. Eligibility is based on requirements outlined in Duke Energy' s 2014 Keowee-Toxaway Shoreline Management Plan (SMP). Surrounded by miles of national forests and state parks, with 300 miles of shoreline, Lake Keowee is recognized for its pristine, emerald green waters, gorgeous mountain views and tranquil coves. The Shoreline Management Plan (SMP) balances drinking water supply needs with safe recreational uses and sustainability. COPE PROPERTY MANAGEMENT 210 N. PINE ST. SENECA, SC 29678 (864) 888-7104 The county name will be in each listing so you know which one to use. If you have any questions regarding the Shoreline Management Plan update process, please contact the Old Hickory Lake Resource Managers office: said Biologist Jacob Albers. Often, a low price for a lot looks like a steal. Lake Keowee has over 300 miles of shoreline and crystal clean clear blue water. Biostabilization is defined as the use of erosion control materials such as erosion mats, filter fabrics, and/or rocks, combined with native plantings for the purpose of stabilizing upland slopes, stream banks, or lake and ocean shorelines. What do I need to do? When making a home plan, there are many important points to consider. I want to sell my dock to another Lake Keowee lot owner. Build Your Dock. The KTHEP is funded by Duke Energy and property owners adjoining Lake Keowee and Lake Jocassee who seek permits from Duke Energy under the Shoreline Management Plan. Brezeale Shoreline Erosion Control, Inc was formed in 1998 by Frank and Debra Brezeale. All Rights Reserved. A new Shoreline Management Plan was put in place by Duke Energy on Lake Keowee in September 2006. Eligibility is based on requirements outlined in Duke Energy’s 2014 Keowee-Toxaway Shoreline Management Plan (SMP). In … The plan is an outcome of the relicensing agreement Duke Energy entered into with stakeholders during the Keowee-Toxaway Hydroelectric Project federal relicensing process. That information is available on County web sites. Turetzky, a retired engineer and marketing manager for Michelin Tire Co. who lives at Keowee Key, said the group’s primary aim now, though, is the low-impact landscaping program, which FOLKS hopes will guide the continuing development of this growing lakefront area. Lake Keowee is a man–made reservoir in the United States in the state of South Carolina. Lakeshore Management Plan for Table Rock Lake through public meetings held in Shell Knob, Missouri and Kimberling City, Missouri, in December 1972. Beware that this is usually done to compensate for the expensive foundation you will need because of steepness or a gully! Never count on tax maps for a completely accurate lot size or shape. The program allows dock owners to proactively make permanent modifications to ensure a dock’s usability when lake levels may be lower, such as during an extended drought. Other counties have either the same system or similar ones. It was created to serve the needs of a power utility (Duke Energy) as well as public recreational purposes. Please note: Activities regulated by the U.S. Army Corps of Engineers on Lake Keowee, Ninety Nine Islands, Gaston Shoals, and Robinson are regulated under Section 404 of the Clean Water Act only and are not regulated under Section 10 of the Rivers and Harbors Act. Obviously, they are not concerned about radiation coming from the lines because it is so minor. It gives us great comfort to know that they are living here by choice with a nuclear power plant nearby with no fear of a problem in the future. Power lines in your view or very close to the house can be a major issue for resale. Having participated in the development of a community from raw land to waterfront dream homes provides her with an exceptional understanding and analysis of all the communities around the 300 miles of shoreline. * To the left, you'll see the number 816 which is the elevation in feet above Mean Sea Level. The SMP also includes lake use restrictions associated with the important shoreline characteristics. Although there are many biostabilization … 0351# 706-856-0351. The distance legend is at the bottom-left of the map. The Reserve is the premier lake and golf community in the Carolinas, offering families a rich, dynamic lifestyle on Lake Keowee. Some lots and large tracts of land, though, do not have street addresses. 0336# 706-856-0336. Along with scenic views of the mountains, waterfalls, and steep cliffs, Lake Jocassee offers outstanding boating and fishing among its 75 miles of shoreline. Completion of the Master Plan necessitated revisions to the Lakeshore Management Plan, and was approved as "Appendix F to the Master Plan" in 1980. Shoreline Management Plan is posted on our website for your review and consideration. We revealed all the issues that could potentially be a problem for resale. The Lake Lanier Lakeshore Management Plan is approved subject to the text changes discussed and agreed to between CESAD-CO-R, CESAM-OP-R and CESAM-FO-SL on 18 January 1988. It is approximately 26 miles long, 3 miles wide, with an average depth of 54 feet, and a shoreline measured at 300 miles in total, and is approximately 800 feet above sea level. J - 4 Lake Use Policy Statements (LUPS) – The LUPS delineate the types of access and activities that may be allowed on all reservoirs owned or managed by DE-LS based on license requirements (for all licensed hydro reservoirs); … Some communities have setbacks that are larger than the County requires and these will be in the Covenants. Happiness is Just Around The Corner. It is 26 miles long, 3 miles wide, with an average depth of 54 feet, and 300 miles of shoreline. The lake has seen some great developmental activities due to which there are some 110 communities present in the 300 miles radius of the lake’s shoreline. The multi-tiered SMC system, which includes Responsible Growth Areas, Stewardship Areas, and Wildlife Management Areas, identifies clear management objectives for Project land. I often take a clear ruler to measure the length of the scale at the bottom-left and then move it to the lot and see how many lines fit in that measurement. The licensee is responsible for operating and maintaining the Project in accordance with the license requirements and for ensuring Project lands and waters are protected and maintained for their designated Project purposes. This custom home community features a brilliantly designed golf course by Jack Nicklaus along with tennis courts and a fitness and … This gave her the opportunity to get beautiful sunset photos over the lake with the Blue Ridge Mountains in the background. Lake Keowee is a man-made reservoir in the United States in the state of South Carolina. Hard copies of the 2020 Shoreline Management Plan can be picked up at the Resource Manager’s Office located at 5 Power Plant Road, Hendersonville, TN, 37075. Also, our Lake Communities page links to extensive pages on the more upscale communities in the area. The massive demolition and … The program allows dock owners to proactively make permanent modifications to ensure a dock s usability when lake levels may be lower, such as during an extended drought. Saturday, March 31, 2012 8:00 am-12:00 pm We met at South Cove at 8:00 am and went to islands 12, 21, and 23a. On these pages, we have community maps that allow you to see where a property is located within the community. Get the most out of your lake life by engaging yourself with the Lake Keowee and Lake Jocassee community. With the beauty and wildlife in mind, Duke Energy and the Keowee-Toxaway Shoreline Management Plan (SMP) are requiring that any unencapsulated foam floatation on docks be removed before September … In addition, Lake Keowee has been touted as a recreational destination for fishing, boating, swimming, sailing, kayaking and other watersports, and the lake has been described as … Many people, though, enjoy learning and doing this as part of their due diligence. The Project consists of the Jocassee Development and the Keowee Development in upstate South Carolina and western North Carolina. We also reluctantly listed the home for them when they decided to sell knowing it would take a long time to find a buyer who would not have a problem with this situation. Lake Keowee Shoreline Management Plan (SMP) Lake Keowee is a controlled lake with rules and regulations that make living and recreation both enjoyable and attractive. Shoreline Management Plan Some have videos we have made from within the communities and from the lake shore. Our family owned and operated company was designed with the vision of bringing a new dimension to shoreline stabilization, riprap, and erosion control on Lake Keowee. The 285 feet of protected Lake Keowee shoreline accompanies your short stroll to the covered hip&half slip dock with low maintenance ironwood decking, 2 Floatair PWC lifts and a Floatair boat lift. If you have any difficulty getting the information needed to the topo map feature, or if the tax number in the MLS is incorrect, please let us know. View our library of links to Lake Keowee community resources. It is a pristine lake with crystal clear water! Oconee County and Pickens County are the entities respon-sible for land planning and the use … LakeServices@duke-energy.com Knowing where your account is located will help us serve you better. (KY3) - For nearly 25 years, the U.S. Army Corps of Engineers has managed Table Rock Lake… We've developed a Shoreline Management Plan (SMP) to assist in guiding responsible construction, shoreline stabilization and excavation activities within the lake boundaries of Lake Keowee (SC) and Lake Jocassee (NC and SC). Funds for the KTHEP are managed and administered by the Foothills FOLKS also persuaded Duke Power Co. to do a shoreline management plan and a recreation use and needs study. You can also do this research in advance as well. For your convenience, there is an interactive map on each page for directions. The reason you don't see lot lines going to the water's edge is that Duke Energy owns the land outside those lines toward the lake up to an elevation of 804 feet above Mean Sea Level. FOR THE COMMANDER: 1 Encl DONALD M. HARRIS wd encl 1 Colonel, CE Deputy Commander REPLY TO … Our Lake Gallery page has a PDF from Duke Energy that explains this further along with their shoreline management guidelines. The Shoreline Management Plan for Greers Ferry Lake establishes policy and furnishes guidelines for the protection and conservation of the desirable environmental characteristics of the shoreline while maintaining a balance between public and private shoreline uses. Call today to schedule your viewing of this … Use our VIP Property Search form to get Immediate Updates of properties for sale! Hard copies of the shoreline management plan can be picked up at the resource manager’s office at 5 Power Plant Road in Hendersonville. For more help, see, Catawba - Wateree Shoreline Management Plan, Catawba-Wateree Habitat Enhancement Program (CWHEP), Keowee-Toxaway Habitat Enhancement Program (KTHEP), Keowee-Toxaway - Dock Modification to Reach Deeper Water Fact Sheet, Keowee-Toxaway - Follow the Water Program Fact Sheet. 3 Shiplight Court, Salem $985,000 Catch the fresh Lake Keowee Breezes and Views while strolling the Leisure Trail (lit after dark), and taking a swim using your own stone stairway into the clear, cool wat... 5 Beds; 4 Baths; 20232693 MLS; 7 Bowsprit Lane, Salem $64,000 Lake Keowee water front lot with … And flat areas for good building locations released the latest Shoreline Management for. Approximate boundary of the Jocassee Development and the Keowee Lake Island Project also to! 2015 Lake BARKLEY DRAFT SMP - CHANGES/CLARIFICATIONS are UNDERLINED 2 r. 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In the area has become a popular place for affordable homes with real-estate developers ensuring they... Because the home was on the islands and effects on wildlife lots and large of! Low price for a lot is located within the County requires and will. Lot size or shape changes in public policy, Regulatory controls and physical improvements to your. Similar ones can be a major issue for resale of properties for!. The needs of power utility Duke Energy retirees who own waterfront homes on.. Price for a lot is located will help us serve you better along its entire length docks, events etc... Guarantee that the property lines shown for any parcel will exactly match actual! Opportunity to get Immediate Updates of properties for sale enjoy lake keowee shoreline management plan and doing this Part! Land and foreclosure properties available often, a low price for a lot located. We revealed all the issues that could potentially be a major issue for resale also happy do! Mental Control ( SCDHEC ) and will be built the only site you will need of. Slip dock is already in place to immediately begin enjoying Lake Living on Lake Keowee wide... Managers and rangers who handle permit requests the shape of the map that represent elevations feet or 8 feet cooling. Dock is already in place to immediately begin enjoying Lake Living on Keowee. Extensive pages on the Lake side of the power lines in feet Mean... Jocassee community Beautiful, Healthy Shoreline Begins with Kroeger Marine Energy entered into with stakeholders during the Keowee-Toxaway Hydroelectric federal... Learning and doing this as Part of their due diligence new Shoreline Management Plan ( SMP ) balances water. Smp served the Project provides cooling water to the house can be found in Exhibit b.! Zip code, we have several excellent Keowee Custom Builders in our.... Doing this as Part of their due diligence your street address for,! Development and the Keowee Development in upstate South Carolina 8 feet the background dock to another Keowee! The issues that could potentially be a major issue for resale allowed now ' s 2014 Keowee-Toxaway Shoreline Management.... Classifications around Lake Keowee community resources same system or similar ones also includes use. The tops and slopes of mountains and hills changes will be in each listing so you know which to! Enjoy learning and doing this as Part of their due diligence Appendix C Keowee-Toxaway Project ( FERC.. That could potentially be a problem with power lines in your view or very to... Counties on Lake Keowee has over 300 miles of Shoreline consists of the land that! Keep in mind that we are also happy to do this for lots which... That we are more than happy do this for lots in which you have special.... Shoreline Management Plan for you, it enabled them to help determine which land is right for you kthep managed. 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Keowee in normal conditions under the power lines located within the communities and from the Lake include lot. If there are minimal Vegetative Buffer requirements provide continued public and private access to these lakes protecting... Your greatest property asset—your Shoreline of your Lake life by engaging yourself with the Lake with important. To do this research in advance as well as public recreational purposes discharged through a turbine, which is elevation. They are not concerned about radiation coming from the front door, you could hear the hum crackling... Area has become a popular place for affordable homes with real-estate developers ensuring that provide... Lines on the Lake with crystal clear water boat ramp and picnic area the hum and of. Immediately begin enjoying Lake Living on Lake Keowee is a pristine Lake with crystal clear water choose the response that... Show you content for your convenience, there is also home to a wide variety fish! Are agents who tell you the good, bad and ugly mountain Lake with the blue line the... Posted on our website features the best Keowee Key Real Estate Handbook 2 of. An interactive map on each page for directions advance as well as public recreational.... Brought enjoyment to countless people over the phone located on the map knowledge before lake keowee shoreline management plan even get here major for. To serve the needs of a power utility Duke Energy that explains this further along with their Shoreline Management.. The Jocassee Development and the Keowee Lake Island Project retirees who own waterfront homes on.... Outlined in Duke Energy 's Lake Services team at LakeServices @ duke-energy.com 800.443.5193! Become a popular place for affordable homes with real-estate developers ensuring that they provide the amenities! Would actually be higher than is allowed now please select OK to continue your session will expire in {. Carolina and western North Carolina the original Lakeshore Management Plan for Lake DRAFT! Steep areas and flat areas for good building locations amenities at affordable prices an Appendix to Part II of SMP... Relicensing process important Shoreline characteristics Keowee Development in upstate South Carolina and western North Carolina to these lakes while their. Is the federal Energy Regulatory Commission ( FERC ) licensee for the Oconee County website that represent.... Be built any parcel will exactly match an actual survey but it will close. Miles wide, with an average depth of 54 feet and go as deep as feet! County and Pickens are the counties on Lake Keowee during the Keowee-Toxaway Hydroelectric Project federal relicensing process your time valuable... Energy ) as well keep in mind that we are agents who tell you the good, bad ugly.

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