ST9704-ES 991104 RO. B01K 478
Col31al, I'X 75019
Ptxx~.
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O Urlent I'1 For Review [] Iqe~se C~ I'1 Please lieFly [] ka Requested
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AGENDA REQUEST FORM
CITY COUNCIL MEETING: October 12, 1999 ITEM # ~
ITEM CAPTION:
Consider acceptance of the Special Warranty Dedication Deed for Right-of-way and the Sidewalk and Utility
Easement for the extension of and development of Town Center Blvd. as the second access to Coppell High
School subject to TXU's agreement letter to relocate utilities; and au~orizing the Mayor to sign.
BY
CItY COUNCIL
SUBMITTED B . Kenneth M.Griffin, P.E.
· ' ' rks
For some time now the City of Coppell has been working with the owner of the property immediately south of
Sonic Drive-In to acquire the necessary right-of-way to construct the 2~ access to Coppell High School. On July
27, 1999, City Council approved Ordinance 91500-A-227, which was a Planned Development for the referenced
property. Since that time, staff has been working with the property owner to ~nalize the actual right-of-way
dedication. After several meetings and discussions, requested revisions have been made to the original documents
submitted. Staff is now satisfied with the documents. However, there are several references throughout the
documents relating to relocation of overhead lines being the responsibility of the Grantor and/or TXU Electric.
Staff is currently waiting on a letter agreement from TXU assuming all responsibility for any relocation of
existing or future utilities.
In order to keep this project moving forward, staff recommends approval of the Special Warranty Dedication Deed
for Right-of-way and the Sidewalk and Utility Easement. Once the letter agreement from TXU has been
provided, that document will be provided to our attorney for review· Once it is acceptable, all documents will be
filed at Dallas County and construction on the 2~ Access to the High School can begin. Staff will be available to
answer any questions concerning this item at the Council meeting.
BUDGET AMT. $ AMT. EST. $ +\-BID $
FINANCIAL COMMENTS: 1.~X~'
DIR. INITIALS: g? FIN. REVIEW: ff CITY MANAGER REVIEW~/
Agenda Request Form - Revised 2/99 Document Name: #10124
SIDEWALK AND UTILITY EASEMENT
'STATE OF TEXAS §
§ KNOW ALL MEN BY TffESE PRESENTS
COUNTY OF DALLAS §
THAT, ESTATE. of JOE C. HINCKLEY, et al, known herein as GRANTOR,
("Grantor") in consideration of the sum of Ten and no/100 Dollars ($10.00) and other valuable
consideration to the undersigned paid by the City of Coppell, Texas, ("Grantee"), the receipt
and sufficiency of which are hereby acknowledged, does by these presents, grant, bargain, sell
and convey unto Grantee an easement to install, construct, reconstruct, operate, maintain, inspect,
repair, remove and replace a public sidewalk and licensed utilities ("Facilities") in, on, and over
the property in Coppell, Texas which is more particularly described on Exhibit "1", Tract 3
which is attached hereto and incorporated herein for all purposes (''Easement Property"), together
with the right of access to the Property for said purposes only.
Grantee agrees that said Facilities shall be kept in good, safe and proper working condition
and that when it opens of disturbs the surface of the Property, it will, at Grantee's own expenses,
expeditiously restore the surface of the Property and landscaping to substantially the same
condition in which they were immediately prior thereto.
The Facilities that are to be underground shall be, to the extent reasonably possible,
installed and maintained at a known depth-below the ground level or surface of such easement at
the sole expense of Grantee. Grantor, its heirs, successors and assigns shall not be required by
Grantee or assigns to move the Facilities, relocate and/or install overhead utility or franchise
Facilities underground, such cost shall be Solely by Grantee or Grantee's Assigns.
If any equipment, poles, transformers, down guys, line drops, or any other appurtenance
thereto is placed within the easement which interferes with Grantor's, its heirs successors or
assigns Property, Grantee shall relocate said Facilities to a different location within easement at
Grantee's or assigns sole cost within Ninety (90) days of written notice by Grantor.
Notwithstanding the foregoing, neither Grantor nor any subsequent heirs, successors or assigns
of Grantor shall ever be required to pay any cost or move any power/utility pole due to a curb cut
opening and such cost shall be paid for by Grantee and/or Texas Utilities CTXU"), their
successors or assigns. Further, TXU or its assigns shall relocate pole within forty-five (45) days
of written notice by Grantor.
Grantor, Grantor's heirs, successors and assigns, shall have the right to use the Property for
any and all purposes, including paving said easement for ingress/egress, which does not interfere
with and prevent the use by Grantee, its successors and assigns, of the above described easement,
and/or to dedicate ~11 or any part of the surface of the Property affected by this easement for use
as a public street, road, alley or other public or private use, but excluding the construction of
buildings on said easement.
Page 1/3
In the event of any parking, paving or landscaping improvements, now or hereafter erected
on the easement by Grantor, its heirs, Successors or assigns, are damaged by Grantee,-its
successors or assigns, Grantee, its successors or assigns shall repair said improvements as soon
as reasonably possible, at their sole expense, and with minimum interference to the fights of
others using said easement.
Grantee or assigns will use its best efforts to cause the installation of such Facilities prior
to the paving and landscaping ofTen Center West Boulevard and any development on Planned
Development #178 property set out in Exlfibit "2".
TO HAVE AND TO HOLD, unto the said Grantee, its successors and assigns, as aforesaid
for the purposes stated above; provided, that the rights granted pursuant to the foregoing shall at
all times be exercised in such manner as to cause the least reasonable interference with the
normal operation of the Property.
By acceptance of this instrument, Grantee agrees to abide by the terms and conditions
herein on its part to be performs, shall be deemed to be a signatory hereto, and the provisions of
this easement shall inure to the benefit of and be obligatory upon the respective parties hereto,
their heirs, successors and assigns.
In the event of any conflict, ambiguity, or any dispute concerning the interpretation of any
of the documents related to this document, including this document, the document of
interpretation which favors Grantor shall prevail.
EXECUTED this ~K't4~. day of t~~ 1999.
GRANTOR:
ESTATE of JOE C. HINCKLEY, et al
Title:
GRANTEE:
CITY OF COPPELL
Title:
Page 2/3
STATE OF TEXAS §
COUNTY OF DALLAS §
STATE OF TEXAS §
COUNTY OF DALLAS §
This instrument was acknowledged before me on the ,]..~,t~'_~ 'day of~2~~~,
Page 3/3
' TRACf:NO~'3 " '-" "':':".-'
' .... PROPOSED SIDEWALK, DRAINAGE &UTILITY EASEMENT ' '~'.:':.;-i:2:'~i:
****.
· I . :: ,. · "' "' """ '
· ,:. .'.:-..
· ,. ',
BEING a tract 6t land 'situated in the GEOR~'I~,~. JACK SURVEY, ABSTR,~,CT I~O. 694, - .. "- --.-;.-
':" "':':';' in the City of Coppoll, ·Dallas County, Texas;~nEl'being part of that properly described in a .'- :::,7." ".;::;.~
deed to Glen A. Hinckley'and Joe C. Hinckle~'Eecorded in Volume 73201 Page 1722 of :'.'
· . . , .'. ;.....~
the Deed Records Of Dallas County, TexaS: 'a. nd ·also being 15art ~f the heroin described :'-.:: =-:~'~'
· ,I Tract 1, and being more· padiculady described. as follows: ...........
· .: . -......-.-~.!::..
· ... ~ / -
BEGINNING at an "X" on concrete found in t~e:West right-of-way line of Denton Tap Road -..- .
-:-,
~ (variable right-of-way), said point being th~.rno~t southeasterly comer of Tract 2 of The ' :" :.:~: ':'
· Sonic Addition, an addition to the City of Copl~el['according to the plat thereof recorded in -......:
:. Volume 94144, Page 2353 of said Deed Re~;ordS; - - .: ....
.... '.-:.-
,,-'.: ... .
THENCE South 01 degree 13 minutes 3~ '~:or~ds East, along the west right-of-way line "
or Denton Tap Road, a distance of 14.11 fee.t;~ :i. ., -.."'
· . ..;: !: ':-:.
THENCE North 46 degrees 20 minutes 23' seconds West, 10 feet south of and parallel
with the southerly boundary of said Tract 2, a distance of 26,86 feet; .
· , ,'. !... - . .-..:
' THENCE South 88 degrees 17 minutes 45".~e~:~nds West, 10 feet south of and parallel -'-' ....'.':"-
':"'- with the southerly boundary of said Trac~ 2,::a.;d.i,:tance of 278.60 feet to the beginning of a ~ ::"'.:!: :-"':::'::
· · '::: tangent curve to the left; -, .:: ...--'.':-.
· .....!: -,.: .: ..,-:
right-of-way dedication tract described hereinab0ve as Tract No. 2 and along the curve to
the left which has a chord that bears South"83d~gre. es 35 minutes 17 seconds West for "' :' :':'!''"
'- 40.29 feet, a central angle of 9 degrees 24-minutes 57 seconds and a radius of. 245.44 ':--..--'."':"-
., , , :' :.:
feet, for an arc distance of 40.33 feet to the e, nd of s. aid curve and the beginning of a curve ..: · · "'-
to the right; :-. . -..
THENCE Southwesterly, 10 feet s~uth of and :parallel with the southerly boundary of'the ':
right-of-way dedication tract described herein.abov. e as Tract No. 2 and along the ~;urve to
the right which has a chord that bears South 83 degrees 35 minutes 17 seconds West for .' '...
57.28 feet; a central angle of 9 degrees 24.minutes 57 seconds and a radius of 348.92 .:: ..
feet, for an arc distance of 57.34 feet to the e. hd of. said curve;
THENCE SoUth 88 degrees 17 minutes 45: ~econds West. 10 feet south of and parallel -..;
with the southerly boundary of the right-of-way dedication tract described hereinabove as "-
Tract No. 2, a distance of 598.03 feet to a pO!.nt in the west line of said Hinckley tract; . ..: .
,...:
THENCE' North 00 degrees 22 minutes..16 se~:onds West,. along the west line of said
Hinckley tract, a distance of 10,00 feet t.o the southwest corner of the right-of-way
dedication tract described hereinabove as,T, ra'ct No, 2; -.
.... ..:-..,.,:.:,..--
" THENCE North 88 degrees17 minutes 45 seconds East, along the southerly boundary of"' -'. i.:. ::: .'.
·
':' · said 'right-of-way dedication tract, a distance Of 597,80 feet to the beginning of a tangent
"" curve to the left; ' ' "'..
- :.
. ! THENCE Northeasterly, continuing along ,the.' southerly boundary of said right-of-way ".: :': :.-:·:
· . · dedication ·tract and along the curve to the,left which has a chord that bears North 83 .': "· :":--
,. · . :...:' .:'-:.·'.
' degrees 35 minutes 17 seconds East for 55,63 feet, a central ~angle of 9 degrees 24 -:.. ....:.-
· -' minutes 57 seconds and a radius of 338,92 feet, for an arc distance of 55,70 feet to the -' - ::':"
· ,::::.'
· ':. end of said curve and the beginning of a curve' to the right; -" :. :: -:.:: ;".
...... .. ::~:.-; ..::......
":' THENCE Northeasterly, continuing along ~he:'southedy boundary of said righi-or-way . '-'..':!-:::~i'.:.:.:.
dedication tract and along the curve to the right which has a chord that bears North 83 "-:':":
degrees 35 minutes 17 seconds East for 41,93 feet, a central angle of 9 degrees 24 :'--":::::::-"'
minutes 57 seconds and a radius of 255,44 f~et, for an arc distance of 41,98 feet to the ~ ~' '--':':. '::-
· ,, ,' 3,,': .
end of said curve; ..:. · . ....~-, ::.....-....
· .: .--. :.:.:-:.
THENCE Nortl'~ 88 degrees 17 minutes .,~5',~'econds East, con~nuing along the southerly ..... '-'--:"
boundary of said right-of-way dedication trac. t and the southerly boundary bf said Tract 2 ..: .,. :-.' - ..'2
· ','........ '.':
of The Sonic Addition, a distance of 282,78'feet;~ :.
: .....- ~.;:.,...
· . boundary of said Tract 2 of The Sonic Additi.on,·a distance of 21.08 feet to the POINT OF .
CITY OF COPPELL
SPECIAL WARRANTY DEDICATION DEED FOR RIGHT OF WAY
STATE OF TEXAS §
§ KNOW ALL MEN BY THESE PRESENTS
COUNTY OF DALLAS §
THAT, ESTATE of JOE C. HINCKLEY, et al, acting by and through the undersigned, their duly
authorized representative, of the County of Dallas, State of Texas, for and in consideration the sum of
TEN AND NO/100'S DOLLAR ($10.00), and other good and valuable considerations paid by the City
.. of Coppell, a municipal corporation of Dallas County, Texas, receipt of which is hereby acknowledged,
does hereby donate, grant, bargain and convey to said City, its successors and assigns, a permanent right-
of-way and the right to construct, reconstruct and perpetually maintain a public street and/or drainage
facilities and utilities, together with all necessary appurtenances thereto, and with the right and privilege at
any and all times, to enter said premises, or any part thereof, as is necessary to the proper use of any other
right granted heroin, and for the purpose of constructing, reconstructing and maintaining said public street
and/or drainage facilities and utilities, and for making connections therewith, in, upon and across that
certain tract or parcel of land in Dallas County, Texas, being further described in Exhibit "1", Tract 2.
"" ' '; :;":. i. ~".;':~'-!~ .'.:~.~. ':'.~:'~'-'
As a material inducement to the execution and delivery of this Deed by Grantor, Grantee
specifically acknowledges and agrees: (i) that the donation and granting of the Right of Way to
the city will greatly enhance the quality of life in the City and constitutes a valuable donation to
the City. Grantee hereby confirms the items contained in Ordinance # 91500-A-227 for Planned
Development #178 attached hcrcto as Exhibit "3" and made a part hereof with respect to the
Property. Further, Grantor shall bc indemnified from any loss, costs, and expenses (including
attorney fees) resulting from the acccss or use by thc public of the Permanent Right of Way.
Grantor shall not bc required to construct anything to its remaining property that would the block
view of the Right of Way corridor to this Permanent Right of Way or bc deemed to bc unsafe by
reasonable and prudent standards.
This conveyance is made and accepted subject to those matters of public record, and those
attached hcrcto and made a part of hereof for all purposes and to the restrictions set forth on
Exhibit "2" attached hcrcto and made a part hereof for all purposes. By acccptancc of this Deed
and as part of the consideration thereof, Grantee, its successors and assigns, convcnants and agrees
and shall bc obligated and bound to abide by and comply with Exhibits "2" and "3", which arc
convcnants running with the Special Warranty Dedication Deed for Right of Way.
TO HAVE AND TO HOLD thc Land, together with all and singular the fights and appurtenances
thereto in anywise belonging unto Grantee, its successors and assigns forever, and Grantor does hereby
bind itself and its successors and assigns to WARRANT AND FOREVER DEFEND all and singular the
Land unto Grantee, its successors and assigns, against every person whomsoever lawfully claiming or to
claim the same of any part thereof, by, through or under Grantor but not otherwise.
EXECUTED this ~..~r~ day of t'/)~ 1999.
Accepted and Agreed on the effective date
CITY of ELL
Gr~e:
·
STATE OF TEXAS §
COUNTY OF DALLAS §
· ' . me on the ~ day of ~ ,
STATE OF TEXAS §
COUNTY OF DALLAS §
This instrument was acknowledged before me on the ]~ ., day of ,
1999, by ~
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...~ .:~,,u~.~.,. ,....
,.. .,.. ,%, ·
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" EXHIBIT "1" '-"'
...;: :':. ~. ;".. --: ...... .- .... .
:2'..' : ..... ! .; .... '-...'..
:' : PI~OPOSED R,O,W. DEDICATION
:";.'..' BEING a tract 'of land situated in the GEORGE W. JACK SURVEY, ABSTRACT NO. '
.... 694, in the City of Coppell, Dallas COunty, Texas, and being part of that property ..
:;;..i;.:';.':' .;.. '.-. described in a deed to Glen A. Hinckley and Joe C. Hinckley recorded in Volume 73201, ..
· -:" ":'.'-:' '.:.i:".;-..-.' Page 1722 of the Deed Records of Dall~s'.County, Texas, a~td ~also being part of the .' .'.'.'." '
.::'; ;.;':: overall tract described hereinabove as T.raCt:.l, and being more particularly described as ..-.
"'" :' follows:
" COMMENCING at an "X" on concrete foUnd:in the west right-of-way line of Denton Tap ':' ;'-.
..... '-:;E ;-' '' Road (variable right-of-way), said point bein~ the most southeasterly 'corner of Tract 2 of -':-'
-.' """' the Sonic Addition, an addition to theCity of Coppell according to the plat thereof ":' "'
· ' '... " recorded in Volume 94144, Page 2353 of Said Deed Records; thence North 46 degrees
· '2 :"'-"' ' ..: 20 minutes 23 seconds West, along the 's0~erly boundary of said Tract 2, a distance ': :' ""'
: of 21.08 feet; thence South 88 degrees 17' minutes 45 seconds West, continuing along .'
.-' -' the southerly boundary of said Tract 2, a distance of 274.92'?eet to the southwest comer
"'. of said Tract 2 for the POINT OF BEGINNING; .
THENCE South 88 degrees 17 minutes 45 seconds West, along the prolongation of the :.
south line of said Tract 2 of The Sonie Add!.tion, a distance of 7.86 feet to the beginning
of a tangent curve to the left;
THENCE Southwesterly, along the curve tO ihe left which has a chord that bears South
83 degrees 35 minutes 17 seconds West fo/' 41.93 feet, a central angle of 09 degrees
24 minutes 57 seconds and a radius of 25.5..44 feet, for an arc distance of 41.98 feet to
the end of said curve and the beginning Of a curve to the right;
THENCE Southwesterly, along the curve to the right which has a.chord that bears
South 83 degrees 35 minutes 17 seconds:West for 55.63 feet,-a central angle of 9
degrees 24 minutes 57 seconds and' a ra;dius of 338.92 feet, for an arc distance of
· ' ' 55.70 feet to the end of said cu'~ei ~ '- .·.
THENCE South 88 degrees 17 minutes 45 seconds West, 38 feet south of. and parallel
.... " with the south line of Huntington Ridge,.an'addition to the City of Coppell ~ccording to
· .:.. the plat thereof recorded in Volume 93093. Page 1513 of said Deed Records, which is ..
' '~ also the most westerly north line of Coppel! High School Addition, an addition to the City
:.~. of Coppell according to the plat thereof recorded in Volume 92053, Page 2834 of said
" Deed Records, a distance of 597,80 feet to'~a point in the west line of said Hinckley tract
-..- and the east line of Shadydale Acres, an addition to the City of Coppell according to the ' ·
:'; . :.'i~; plat thereof recorded in Volume 42, Page-95 of the Map Records of Dallas County,
Texas; . ·'
: THENCE North 00 degrees 22 minutes·16 seconds West, along the west line of said
· :.. Hinckley tract and east line of said S. had~,dale Acres, a distance 6f 14:.3.2 feet to the
·" northwest corner of said Hinckley tract;
" THENCE North 8~ degrees 19 minutes ·14 'seconds East, along t~e north line of said
Hinckley tract, ~h~ch is also the north line 'of said Tract No, 1, a distahOe of 702.56 feet
to the northwest'c~mer of said Tract 2 of The Sonic Addition; : · '
..- THENCE South 01 degree 42 't OF BEGINNING
· :.. -:. Tract 2 of The Sonic Addition,
... and containing 9,516 square feet, or 0.2185.acre of land, more or less.
...:
-... PAGE
·, :':'.
EXHIBIT "2"
1. The Property shall be improved, occupied and used only as a Permanent Right of Way for the
Public of the City of Coppell.
2. Neither Grantor nor any subsequent heirs, successors, or assigns shall be required to pay for or to
perform the work necessary for moving or constructing licensed utility services or for putting
overhead utility lines underground in the Sidewalk/Utility Easement or Right of Way dedication
area. In no event shall this relieve Grantor's obligation for on-site utility construction.
3. Neither Grantor nor any subsequent heirs, successors, or assigns shall ever be required to pay for
the cost or to perform the work necessary to move any utility or utility franchise appurtenances
, (including but not limited to overhead power lines) which interfere with any existing or future curb
cut opening(s) in the Easement or Right of Way dedication area.
4. Grantee acknowledges and consents to Ordinance #91500-A-227 for Planned Development #178
and it's Exhibits and will not unreasonably withhold approvals of any Development, site plans,
plats, or approvals by Grantor, subsequent heirs, successors, or assigns.
5. The restrictions set forth above (the "Restrictions") shall affect all of the Property, shall run with
the Property and shall exist and be binding upon Grantee and all persons claiming under Grantee
for a period of fifty (50) years from the date of filing of this conveyance. The Restrictions are
made solely for the benefit of Grantor and are not intended to create mutual or reciprocal
servitudes upon adjoining land for the benefit of adjoining landowners. Grantor and Grantee,
jointly but not severally, reserve unto themselves the right, from time to time, without the joinder
by any adjoining landowner, to revoke or amend the Restrictions by written instrument duly
acknowledged and recorded in the Deed Records of Dallas, County, Texas. Grantor shall have the
right to enforce the Restrictions by any proceeding at law of in equity, including, but not limited
to, the fight to enjoin any attempted or actual violation of the Restrictions.
6. Any existing Paving Liens or other encumbrances imposed by the City of Cgppell against the
"Overall Tract", Property further described in Exhibit "2", page 2 shall be released or waived.
Nothing contained in the preceding sentence shall be construed to release or waive any future
development fees resulting from the subsequent development of Grantor's Property adjacent to
Right of Way.
7. In the event of any conflict, ambiguity, or any dispute concerning the interpretation of any of the
documents related to this document, including this document, the document or interpretation
which favors Grantor shall prevail.
Page 1/2
EXHIBIT "2" (Con'l.
: TRACT NO. 1
: ' OVERALL DESCRIPTION
, ..
'~ BEING~a 'tract of land situated in the GEORGE W. JACK ~;URVEY, ABSTRACT NO.
· . 694. 'in. the City of Coppell, Dallas Co'u~.ty~ Texas, and being part of that property
described in a deed to Glen A. Hinckley an;d Joe C. Hinckley recorded in Volume 73201,
:':'? Page 1722 of the Deed Records of Dallas County, Texas, and IJeing more particularly
· .. described as follows: "-
BEGINNING at an "X" on concrete set in the west dght-of-w. ay line of Denton Tap Road
(variable right-of-way) at the most southeasterly corner of Ti'act 2 of the Sonic Addition,
an addition to the City of Coppell according to the plat 'thereof recorded in Volume
94144, Page 2353 of said Deed Records; "-
THENCE South 01 degree 13 minutes 37 seconds East, along the west right-of-way line
:'- ' of Denton.Tap Road, a distance of 190.21 "feet to a 1/2-inch iron rod set in the north line
.::
· ' of a tract of land described in a deed to William Boorhem, Trustee, recorded in Volume
..: 85111, Page 1197 and in the south line'of'said Hinckley tract;
,.
THENCE South 88 degrees 39 minutes ~0.0 seconds West, along the common line
between said Hinckley and Boorhem tracts,. a distance of 995.50 feet to a 1/2-inch iron
rod found in the east line of Shadydale: Acres, an addition to the City of Coppell
according to the plat thereof recorded in VoJume 42, Page 95 of said Deed Records. for
the southwest corner of said Hinckley tract and the northwest corner of Denton Tap
Development, an addition to the City of Coppell according to the plat thereof recorded in
Volume 98118, Page 0037 of said Deed Records;
:
THENCE North 00 degrees 22 minutes 16 .seconds West, along the common line
between 'said Hinckley tract and said Shadydale Acres, a distance of 205.41 feet to a
1/2-inch iron rod set for the northwest corner. of said Hinckley tract, said point also being
located in the south line of Coppell High School Addition, an addition to the City of
.. Coppell according to the plat thereof recorded in Volume 92053, Page 2834 of said
Deed Records;
THENCE North 88 degrees 19 minutes ';14 seconds East, along the common line
between said Hinckley tract and said 'Coppell High School Addition, a distance of
702.56 feet to a 1/2-inch iron rod set for the northwest corner of said Tract 2 of The
Sonic Addition;
THENCE South 01 degree 42 minutes 17 seconds East, along the west side of said
Tract 2, a distance of 6.00 feet to a 1/2-inch iron rod set for the southwest corner of said
Tract 2;
THENCE North 88 degrees 17 minutes 45 'seconds East, along the south line of said
Tract 2, a distance of 274.92 feet to an "X" cut on concrete 'set for a cut-back corner;
THENCE SOuth 46 degrees 20 minutes 23 seconds East, continuing ~long .the south line
of said Tr~ict'2 and along said cut-back line, a distance of 21.08 feet to the POINT OF
BEGINNiN'G and containing 205,140 square .feet, or 4.709 acres. of la~td, more or less.
PAGE 2/2