OR 91500-A-500 Zoning - to PD-200R2-SF-12
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS
ORDINANCE NO. 91500-A-500
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS,
AMENDING THE COMPREHENSIVE ZONING ORDINANCE AND MAP
OF THE CITY OF COPPELL, TEXAS, AS HERETOFORE AMENDED, BY
GRANTING A CHANGE IN ZONING FROM PD-200R-SF-12 (PLANNED
DEVELOPMENT-200 REVISED -SINGLE FAMILY-12) TO PD-200R2-SF-
12 (PLANNED DEVELOPMENT-200 REVISION 2-SINGLE FAMILY-12),
TO ALLOW: REALIGNMENT OF THE MUTUAL ACCESS/FIRE LANE
EASEMENT; AN EXCEPTION TO THE GARAGE ACCESS
REQUIREMENT THAT STATES GARAGE ACCESS MUST ONLY BE
ACCESSED OFF OF THE ALLEY; REVISED LANDSCAPE PLAN, AND
THE CONSTRUCTION OF FOUR SINGLE-FAMILY HOMES ON 2.27
ACRES OF PROPERTY, LOCATED ALONG THE NORTH SIDE OF
SANDY LAKE ROAD, APPROXIMATELY 130 FEET WEST OF
SUMMER PLACE DRIVE AND BEING MORE PARTICULARLY
DESCRIBED IN EXHIBIT “A”, ATTACHED HERETO; PROVIDING FOR
DEVELOPMENT CONDITIONS; PROVIDING FOR THE APPROVAL OF
A SITE PLAN, TREE SURVEY, LANDSCAPE PLAN, SCREENING WALL
LAYOUT AND DETAILS, ATTACHED TO AS EXHIBITS “B”, “C”, “D”
AND “E”, RESPECTIVELY; PROVIDING A REPEALING CLAUSE;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS
CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE
SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE;
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS
, the Planning and Zoning Commission and the governing body of the City of
Coppell, Texas, in compliance with the laws of the State of Texas and pursuant to the
Comprehensive Zoning Ordinance of the City of Coppell, have given requisite notices by
publication and otherwise, and after holding due hearings and affording a full and fair hearing to all
property owners generally, and to all persons interested and situated in the affected area and in the
vicinity thereof, the said governing body is of the opinion that Zoning Application No. PD-200R2-
SF-12 should be approved, and in the exercise of legislative discretion have concluded that the
Comprehensive Zoning Ordinance and Map should be amended.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF COPPELL, TEXAS:
SECTION 1.
That the Comprehensive Zoning Ordinance and Map of the City of Coppell,
Texas, duly passed by the governing body of the City of Coppell, Texas, as heretofore amended, be
1
TM 28348.2.000
and the same is hereby amended to grant a change in zoning from 2F-9 (Two Family-9) to PD-
200-SF-12 (Planned Development Revised -200, Single Family-12) to allow the construction of
four single-family homes on 2.27 acres of property located along the north side of Sandy Lake
Road, approximately 120 feet west of Summer Place Drive and being more particularly in Exhibit
,
“A”attached hereto and made a part hereof for all purposes.
SECTION 2.
That provisions of Ordinance No. 95100-441 shall be repealed in its entirety.
SECTION 3.
That the property shall be developed and used only in accordance with the
following development conditions as set forth herein below:
A. Use regulations.
A building or premise shall be used only for the following purposes:
1. Any use permitted in the "SF-ED" and the "SF-18" district.
2. Home occupation as allowed in the Code of Ordinances.
B. Maximum height regulations.
The maximum height regulations will be 35 feet nor more than two and one-half
stories high.
C. Area regulations.
1.Minimum size of yards:
(A)Front yard shall be a minimum of 64 feet (30’ from the fire lane,
utility and access easement).
(B)Side yard: Ten percent of the lot width, but in no case shall the side
yard be less than eight feet. A side yard adjacent to a street shall
not be less than 15 feet.
(C)Rear yard: 20 feet.
2. Minimum size of lot:
(A) Area: 20,000 square feet.
(B) Width: 100 feet.
2
TM 28348.2.000
(C) Depth: 190 feet.
3.Minimum dwelling size: 3,000 square feet, exclusive of garages,
breezeways and porches.
4.Maximum lot coverage: thirty-five (35%) percent of the total lot area may
be covered by the combined area of the main buildings and accessory
buildings, exclusive of driveways and/or sidewalks.
D. Parking/Driveway regulations.
1.Two enclosed parking spaces behind the front yard building line, the enclosed
parking area (garage) shall not be accessed off of the alley.
2.There shall be no front facing garage doors.
3.A minimum of three off-street parking spaces in a circular drive must be
provided by each lot. These parking spaces may not be located in the fire
lane/access easement nor shall they be permitted to block any mail delivery
service but must be accessible from the easement. The location of the parking
spaces shall be accommodated for within a circular drive and must be shown
on the application when applying for a building permit.
4.Driveway access from Sandy Lake Road shall be limited to one driveway and
shall be located in the platted access easement. The easement shall be paved
with 24 feet of concrete to fire lane standards.
E. Type of exterior construction.
1.At least 80 percent of the exterior walls of the first floor of all structures shall
be of masonry construction exclusive of doors, windows, and the area above
the top plate line.
2.Each story above the first floor of a straight wall structure shall be at least 80
percent masonry exclusive of doors, windows and the area above the top plate
line.
F. Tree Retribution.
1.A Tree Removal Permit shall be required prior to the removal of any trees.
3
TM 28348.2.000
G. Homeowners Association
1.The homeowner’s association shall maintain the utility, access and fire lane
easements.
2.Lot 1X is to be maintained by the HOA.
H. Variance to Subdivision Ordinance
1.Lots are not required to have public road frontage.
2.All lots shall front on a 24’ wide fire lane, utility and access easement.
SECTION 4.
That the Site Plan, Tree Survey, Landscape Plan, Screening Wall Layout and
Details attached to as Exhibits “B”, “C”, “D” and “E”, respectively, and made a part hereof for all
purposes, are hereby, approved.
SECTION 5
. That the above property shall be used and developed only in the manner and
for the purpose provided for by the Comprehensive Zoning Ordinance and other applicable
ordinances of the City of Coppell, as heretofore amended, and as amended herein.
SECTION 6
. That all provisions of the Ordinances of the City of Coppell, Texas, in
conflict except as amended herein with the provisions of this ordinance be, and the same are hereby,
repealed, and all other provisions not in conflict with the provisions of this ordinance shall remain in
full force and effect.
SECTION 7
. That should any sentence, paragraph, subdivision, clause, phrase or section
of this ordinance be adjudged or held to be unconstitutional, illegal or invalid, the same shall not
affect the validity of this ordinance as a whole, or any part or provision thereof other than the part so
decided to be unconstitutional, illegal or invalid, and shall not affect the validity of the
Comprehensive Zoning Ordinance as a whole.
4
TM 28348.2.000
SECTION 8. An offense committed before the effective date of this ordinance is governed
by prior law and the provisions of the Comprehensive Zoning Ordinance, as amended, in effect
when the offense was committed and the former law is continued in effect for this purpose.
SECTION 9. That any person, firm or corporation violating any of the provisions or terms
of this ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning
Ordinance of the City of Coppell, as heretofore amended, and upon conviction shall be punished by
a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense; and each and
every day such violation shall continue shall be deemed to constitute a separate offense.
SECTION 10. That this ordinance shall take effect immediately from and after its passage
and the publication of its caption, as the law and charter in such cases provide.
DULY PASSED by the City Council of the City of Coppell, Texas, this the
ff"-' - ,2008.
/ Il~day of
~=-.
V;;;RANKLIN, MAYOR PRO TEM
5
TM 28348.2.000
LEGAL DESCRIPTION
WHEREAS NANCY J, PETTERSON is the sole owner of Lots 1 and 2, Block A, of the PETTERSON
ADDITION, on addition to the City of Cappel I os recorded in Volume 991.38. Page 00010, of the Mop
Records of Dallas County, Texas. said tract being more particularly described by metes ond bounds
os follows:
BEGINNING at 0 1/2 inch iron rod found in the North line of Sandy Lake Rood, 0 75' R,O.W, at this
point, soid point being in the East line COTIONWOOD ESTATES ADDITION, on Addition to the City of
Coppell. Dallas County, Texas os recorded in Volume 78225, Page 23 of the Mop Records of 001105
County. Texas;
THENCE North 00 degrees 04 minutes 33 seconds East, along the East line of said COTTONWOOD
ESTATES, a distance of 500.00 feet to 0 1/2 inch iron rod found for the most northerly Southwest
corner of SUMMER PLACE ADOmONt on Addiiton to the City of Coppell, Dallos County, Texas os
recorded in Volume 86115, Page 923 of the Mop Records of Dallas County. Texas;
THENCE East, olong the south line of said SUMMER PLACE ADDmON. 0 distance of 177,42 feet to a
1/2 inch iron rod found for the point of curvature of a curve to the right having 0 radius of 20.00
feet and 0 central angle of 90 degrees 00 minutes 00 sceonds;
THENCE along said curve to the right an arc distance of 31.42 feet to a , /2 inch iron rod found
for the point of tangency, said point being in the most Southerly West line of said SUMMER PLACE
ADDITION;
THENCE South. along the West line of said SUMMER PLACE ADDITION, an distance of 500,00 feet to 0
1/2 inch iron rod found for corner in the North line of said Sandy Lake Rood;
THENCE West. along the North line of said Sandy Lake Rood, 0 distance of 196,11 feet to the POINT
OF BEGINNING and containing 98,787 square feet or 2.2678 acres of land.
F.KHIBIT "A"
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SCALE IN FEET
1 INCH - 40 FEET
25 LF n.aLAR
mE< FENCE
V.' I...'
/I. ~I DRY DETENTION
POM>W/3'COItC1IE~
flUE. W)rr'"
~ -MJ.2
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REF WALL 1IIEET FOR OETAL ~
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~~
tSTTE PLAN PD-cuuf<2-SF'-!2t--
~t ~-,' ..~....II
EFERENCE SCRfEt-WG WAll I
~.J. FOR PROPOSED WAll
OETALEO CONSTRUCTION PLANS FOR TttS PRO..ECT WLL. BE SUBMITTED
AT THE TNE OF BULDHG PERMT APPPl..ICATION. A14Y CHANGES TO llE
APPROVED SITE PLAN RESlI.. TffG FROM TI-E CONSTRUCTION PLAN REVEW
SHAll BE REfLECTED ON HE SITE PLAN AKJ IS TIoE SOlE RESPONSI8Il.ITY
5T OF THE OPER.
SUftE)B) BY:
ALPHA LAND SURVEYING, INC
969 Elkin Laue
Hoanoke, Texas 76262 -4941
rei 1j[7-~14.-6017
Fax: 617-337 9712
NOTE I DRIVEWAy ACCESS FROM SANOY LAKE ROAD SHALL BE LIMITED TO ONE DRIVEWAY AND
SHALL BE LOCATED IN THE PLATTED ACCESS EASEMENT. TI-E EASEMENT SHALL BE PAVED
WITH 24 FEET OF CONCRETE TO FRE LAr-.E STANDARDS
A TREE RETRIBUTION PLAN hfJST BE PREPARED AI<<) SUBMITTED TO HE CITY FOR REVIEW PRIOR
TO FINAL ACCEPTANCE, AN) A TREE REMOVAL PERMIT SHALL BE REQUIRED PRIOR
TO THE REMOVAL OF ANY TREES.
HE UTILITY, ACCESS AND FIRE LANE EASEMENT SHALL BE MAINTAINED BY n..E HOMEOWI\ER'S
ASSOCIA TION,
A MINIMUM OF TI-REE OFF-STREET PARKING PLACES MUST BE PROVIDED ON EACH LOT. THESE
PARKING SPACES MAY NOT BE LOCATED IN THE FIRE LANE/ACCESS EASEMENT BUT MUST BE
ACCESSIBlE FROM HE EASEMENT. Tt-E LOCATION Of THE PARKING SPACES SHALL BE
ACCOw.4ODA TED FOR WITHIN A CIRClA.-AR DRIVE AND MUST BE SHOWN WI-EN APPLYING FOA
A BUILDING PERMIT ..
LOT IXR IS TO BE MANTAlflEO BY THE HOA.
VARIABLE WIDTH HOA EASEMENT TO BE MAINTAINED BY THE HOA.
ZONE CHANGE REQUEST FROM PD-200-R-SF-12 TO PO-200-R2-SF-12,
TO ALLOW:
RFAI1GNUFNT OF THF ..llTlIAI Ar.r.Ft;~/FIRr IANF FA~F"FNT;
AN fXCEPTIDN 10 THF GARAGF ACCFSS RrOU1RfUfNT THAT STATES
THAT GARAGE ACCESS MUST ONLY BE ACCESSED Off OF THE AlLEY;
RFVI~FD I ANnsr.APF PI AN AND CONSTRUCTION OF FOUR SINGLE-
FAMilY HOMES ON 2.27 ACRES.
~~NDllIO~~E8~E~~:JL~E~~T ~~u~~g-ul~(63~~~R TO THE START OF
CONSTRUCTION.
2. NO FRONT FACING WEST GARAGE DOORS.
~:ll",';:"f'::'J':'S~O::'\~l" I
PRlEfUM!NA.RY ~
NOT FOR CONSTFlIJCllO
CMNED'~BY:
NANCYJ.PETTERSON
440 LEISURE lANE
CoppoII, T_ 76018
TEl: (214) 288-228Ii
FAX: (B72) 8li34I08O
I'REIW&) BY:
200 Ruf8 snow 0Itve North
Me 120
Kaler. 1)( 762A8
Tel, 817,379,1225
K ELL I E Fax, 817,379,1244
--
[3
VICINITY MAP
!IV~'!k.
UlCATDlAT TH[~aaGl or
""'OIlT..MWlMClUllJrlAClllOoWl
~rei~or
lM["'-L.OTOPf"I*fITH!I'IIllId'DOClM
or.....ELBDT/IItt AT lOON. CXlfftLI.IIONl
...........ta.V.PlZTWT011 n<<:lZIffDL.
0II1AD0ClI'fI0.I.1llWI
SITE DATA TABLE
EXISTING ZONING,
PROPOSED IONWG'
AREA - RESIDENTIAL'
BUILDING AREA'
BULOt.lG HEIGHT,
REQUIRED/PROVIDED
PARKING'
PROPOSED lOT COVERAGE'
fLOOR AREA RATIO'
PO-200-R
PO-200."R2
98,e81 sl
j,OOOlI M1N .ILOT
35 FEET OR LESS
3 OfF-STREET /
3 Off - S TREEl
4,500 II
19.1:1. MAX
LEGEND
TREE WELL 0
fIRE. HYDRANT -+
EX. GRADE
PROP. GRADE -485-
SAN. SEWER ~
WATER UN.::
SITE PLAN
LOTS 1 R-4R, LOT 1XR
BLOCK A
PETTERSON ADDITION
2,27 ACRES
4 RESIDENTIAL LOTS, I HOA LOT
LOCAlID ..
GEORGE W. JACK SURVEY, MI94
CITY OF COPPELl,
DAUAS COUNTY, TEXAS
MARCH 2008
ruBULAIlSn:IiLt'~~i-
"NHANCH)ml..~N __~2
\!:c~
6'BRICK
LlMITOf'WORK ~IIINWAU
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1('
J -I.:~:)
IiLOCK ^
LOT 3 I
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152 154 _ ~JJ
J~i!ffll.-..'j \I )
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BLOCK A
LOT'
~'p - ,",72
!"
, I
1
_ 'rh.l.LOW l~~~~____
Il.EDSALVIA
Bfe; ~~Id~ LlRJOP~~_
__^NNU~~~l!l_O~_____----./
O ENTRY PL, ANTlNG PLAN
SCALE: 1"=40'.0"
YELLOW LAtHANA
~- '-=.''''--
. '~
It,:; ,,-/.It--U~.y..~";'::
---.----
~.j
~ SHRUB PLANTING DETAIL
SCALE: N.T.S.
(I' ttlUl..:K THJNWAU
~~
LANrn;(Aj'h JJA:I A 'I..-.uU
PI:iJUMETER LANOSCAPl-.IU::QUUU:.D NIA
IIUOl::S Ml:QlJIR.l:.U I PHI. ......4' It' 19N L ~ Oil. 5 TREE RbQlJlkEU
TREI:!S PROVIDED, 5 TIlhf.S PROVIDED
INlERJOIl. JU;QUIREU: N/A
NON-VEHICUlAk LANI>Sl:APE Rf.QUIREll N'A
PJ,R('F.lfI'Aul-:OF TOTI\L SITE A1U-:A 1lI,vurJ:;J) 11> I ANI.)S('AP~_: NiA
~ ~!"-~-~~~!~LN_W~_~V:~~;_-_,)
el
6'HktCK IHtNWAU ~-E'.)
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8'lIltiCKH1INWAI.L ____._,:::.~-~ ~.-)
. ", 1.(:-0]
_J:!'41:~'::Ql~~N t_ I- _ ).__ ~
\lC-OI
OkANl.iliDAYULY
CkAf'J:; MYRTLE "RED"
Nt:Llfr: It STI:iVI::NS HOllY
J:i~~l!~~_~I,II),~)P
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.'-~'.tli!.'-K+::'"''''''
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IT] TREE PLANTING DETAIL
SCALE: N,T,S,
I-;:-~~-:=;und th':'1r u9=~-i-' "nY-:~I~'b~ jointly um. "~>\I"'r\>~~~~\=-~~~~oint";;~:-:---
of all lands,ap,nl.l' AU re4ul,'ed londlol.:ul-'In!:jl sholl be I'1ointolnpd In u neut or,d orderlf I'1o.nner o.t 0.11 tll'1e5, Tn,s
"holl irKluU€ '-'u.in9 c',jging, I,u W\lt,y, ft', tili.~ir'g, .ot..-r,n\;l. ,W€t'ding, und other SUCh, uc:tl"it'e~ CCI11"10" tu thE:-
",uirotE'''''''A_'=' uf iundSCClp.ng Lur,(jSCClped orE:-OS :.hull loe kq)t h'ee uf trush, litter, wl't'.::b unu utht'r ",,,eft r'lU tu 'ul
Or plor,ts "ut u ~ur t ". tht' IVrldSC\lplnQ, Alt pl"nt ,",otenolS shull lot' nUI"talneu 1Il 0 heulthy ann gro..lng
l.:"ndltior, U'; 15 uppr'up,"..t.,' fur U", lot'u5un uf tile y,,"ur Plant "'otenol" .h,e" dlto' 51'11;111 be re~IClced .,th I-'Iur,t
I .U, t...rlol ",t' ""Mllor vorii"ty end s'ze
(Qrd. No 9159';1- A- 30)
-. -------,-_._-------,~~-~--"_..----,-- ,---- -----'- ---- '"---
TREES
-:_,'M C:.~;...',""IAN.I,C,'A1..-,~~-. r" Q."n,y,. - -f'::;;.'
o ~:~w:yl~~~.A " 2 8'-IO"HT '"
C.)- ~i~~"J:(Jl~'~~A _ - -__ 5- 3; CAl - ------
SHRUBS
. -_._-~-,-
~~.~ COMMO_~_'_~~NfCAI. N~~~
-Su
@ ~~~.~~sT~~:A'Sf>JW,.(, ~APllM'
o ~~~~1~1~;:'s~~INA
. I~' ~ ~~~lt~J s~~;~s~~~___
QTY Slle: Sl'ACING
IS Jo' DC
-. 20 05 JO' DC
3' 30' DC
16
UROUNIlCOVERS
QTY
SIZE
100 III
190
]~O 4' POTS
18,850
175
2400 SJ
(-'-.
'>fLU U)(,[
250 l.f
CONDITION IIlliMARKS _ _ _ ___ - j
CONT AINU_ liROIo/N [)ll BloB. FULl. MA lCl-l(NG, ~
HU.. 11 TRLN;.[D. 3 (A~S NINlHUH 'RED' IN C[LOR
(ONT AH-if"R--c.;RO-VtZ-";-;-;CHING.12:. flEIC.;;I-- ------
SINGLE TRUNl<ED, fULL. 5' SPR[AD ____n.J
n-1-
PlAN[ lU hI:. .....lLL l<oollO ~ULl MAIU;!NCo
C4'X<'4'
"'L~';lllJ liE VUl JmDffD fUll MATCHINr,
la' X24
-- ---- -
PLANT TO BE VELL RoOTlD fUll MAICH1N(j
<:'4'24
CONTA1NER lIROVN ..ELL ROUTED fULL 10 THE
lIWUUNO MATCHING HEIGHT AND ,>fR[AD u x ~
- -----
l.:ONUlllON llliMAKKS
SJ>A('1N(j CONDITION I REMAttKS
Ii" 0,(
PLANT 10 fiE 'well ROOTlO fULL, MAICHJNli
ORANG( IN COLOR
FULL POTS, AT LEAST J RUNNERS fFR pm
RUNNfRS folUST BE B' IN l[NulK
Ic'D,l'
ji-" [ll
12' U,(
---------------
rUll POTS. NOT ROOT BOUND
O.....NER/ARCHlTECT 10 sprllf', VARIETi
Ic" 0,(
PLANT TO BE 'WELL RUlJTLD. fLlll
I
l NEW ITEMS ADDED:
l'AST STONe l:APON eNIIJl.e U,,NuTH m S' WAl.L
ALl. STONE ENHANCIill COl.UMNS
STONEI;NTRY WALLS, WITH CAST Si()Nf<:('AI'
NEW LAYOUT,
S:':~"H'WAU WIr" '"""D "<TRY S1UN wAll
OLD EXISTING APPROVED WALL PLAN
l. },Rl(~~-~_~~- ~ESI(jNE-~;~,'J
1.E.f.MIN(i lJCSKiN GRUUP
--.- - ----'-' -'-'----
I. [-V\-'NO()~"f l-;e...~~1,_~
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("-H,"',.' l.I,' ~;.'(, k,-,~;.
SVleet r---luV\.-'\.be~
PL -01
LIMIT OF WOllK
~
3:
m
~
~
~
lJB"----.
I
-n'-'-l
g
SANDY LAKE ~ ~
ROAD
o TREE MITIGATION
A SCALE: 1 "~O'.O"
TOTAL INCHf-S TO Db REMOVED 321"
INCHES X 100.00 PER INCH. $32,100
ORUSS RETRlBUTIU" IN [}(lLl.ARS: '-32,100.00
liKOSS ItEnUHUTION IN OOl.l.AJlS FON. HlSTUlUC fRhI-:S: ~IA
GROSS RET'KIBlfnON:
PRESERVATION Ckf:Urr
TOTAL TIUiJiS ON SITE:
PRESERV A HON PERCENTA<.ji".
62% X GRUSS RETIUBUTION (327):
LANDSCA..INO CIUillIT .S Pli,R 3" TRtt
S (.l") TREES "M.OVIDED
TOTAl. CRhDITS
1"01,4,L kETKU:lUTION (327) (-) TuTAL CReDITS (210)
- NUIl.HRttMJlION{II7)(X)$IlIO_HU
[c5 ~""N" 'Rlli' ,uu,~:u'~J
327"
H2'
...'
02%
202,74
210,24
SJ 1,700
;
... I .J; I
- : ~~. . ~ ;" --.1
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~~1il
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l l'I_A.rl
l s~eel ~:~~be'
1'F<..'-()2
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O STONE SIGN WAll ElEV A TlON
SCALE: 1/2"~ 1 '-0"
~
H
t:=
H
1-3
KING'>kltllU_illHlf>;o,.WALl
_._.__,_'''_u______
'>'ACKED IlOHU COlUMN'> N<l
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~~~~~-
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1,5lllIP5I~J
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Jr 01"', CONCRL It Pille ~Q'-=o[_~
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/ 16"0,'-
-~~~E.,
W/2!iOOP5IWKllfll.
IZ'ClKJIfifI'lEL~IHIOIll:
I(NrWIl'4"lfUal~-.m'i(1lD
Il,(l(l(. (4)'~"fll1,WI'4TES.
l.Z'O.C
O ENHANCED COLUMN SECTION
SCALE: 112"~ I '-0"
[E] ENHANCED THINW ALL
D SCALE: 1/2"~I'-O"
6'
F
---1
CMiT n.:.F leal
;;'" ~,\;?::~~~~O'~-'L~
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