Planning Commission: December 22, 2020 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Govalle/Johnston Terrace Combined (Govalle) CASE#: NPA-2020-0016.01 PROJECT NAME: MSC & CTC Tracts NPA PC DATE: December 8, 2020 DATE FILED: July 1, 2020 (In-cycle) November 24, 2020 ADDRESSES: 748, 750, 760, 764 Airport Blvd & 5301 Glissman Road DISTRICT AREA: 3 SITE AREA: 5.2116 acres OWNER/APPLICANT: Modern Supply Company of Austin, Texas (M. Jack Hall) & Coastal Transport Co., Inc. (Joe A. Morgan) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Maureen Meredith, Housing and Planning Dept. PHONE: (512) 974-2695 STAFF EMAIL: maureen.meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Commercial Base District Zoning Change To: Mixed Use Related Zoning Case: C14-2020-0073 From: CS-CO-NP To: CS-MU-V-NP NEIGHBORHOOD PLAN ADOPTION DATE: March 27, 2003 PLANNING COMMISSION RECOMMENDATION: December 22, 2020 – 1 NPA-2020-0016.01 1 of 28B-1 Planning Commission: December 22, 2020 December 8, 2020 – Postponed to December 22, 2020 on the consent agenda at the request of the applicant. [P. Howard -1st; C. Hempel – 2nd] Vote: 10-0 [Y. Flores and P. Seeger absent. One vacancy]. November 24, 2020 – Postponed on the consent agenda to December 8, 2020 at the request of the applicant. [P. Seeger – 1st; P. Howard – 2nd] Vote: 9-0 [T. Shaw, J. Shieh, Y. Flores absent. One vacancy]. STAFF RECOMMENDATION: To grant the applicant’s request for Mixed Use land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Mixed Use because the property is located along Airport Boulevard which is an activity corridor as identified on the Imagine Austin Growth Concept Map where Mixed Use is appropriate. Below are sections of the Govalle/Johnston Terrace Neighborhood Plan that supports the applicant’s request. 2 NPA-2020-0016.01 2 of 28B-1 Planning Commission: December 22, 2020 3 NPA-2020-0016.01 3 of 28B-1 Planning Commission: December 22, 2020 LAND USE DESCRIPTIONS EXISTING LAND USE ON THE PROPERTY Commercial -Lots or parcels containing retail sales, services, hotel/motels and all recreational services that are predominantly privately owned and operated for profit (for example, theaters and bowling alleys). Included are private institutional uses (convalescent homes and rest homes in which medical or surgical services are not a main function of the institution), but not hospitals. Purpose 1. Encourage employment centers, commercial activities, and other non‐ residential development to locate along major thoroughfares; and 2. Reserve limited areas for intense, auto‐oriented commercial uses that are generally not compatible …
ZONING CHANGE REVIEW SHEET CASE: C14-2020-0073 – MSC & CTC Tracts Zoning ZONING FROM: CS-CO-NP ADDRESS: 748, 750, 760, 764 Airport Boulevard, and 5301 Glissman Road SITE AREA: 5.2116 acres PROPERTY OWNERS: Coastal Transport Co. Inc. (Joe Morgan); Modern Supply DISTRICT: 3 TO: CS-MU-V-NP Company of Austin, Texas (M. Jack Hall) AGENT: Alice Glasco Consulting (Alice Glasco) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use – vertical mixed use building – conditional overlay – neighborhood plan (CS-MU-V-CO-NP) combining district zoning. The CO, Conditional Overlay prohibits vehicle storage, and establishes the following uses as conditional: agricultural sales and services, building maintenance services, construction sales and services, equipment repair services, equipment sales, laundry services, and limited warehousing and distribution. For a summary of the basis of Staff’s recommendation, see pages 2 - 3. PLANNING COMMISSION ACTION / RECOMMENDATION: December 22, 2020: December 8, 2020: APPROVED A POSTPONEMENT REQUEST BY THE APPLICANT TO DECEMBER 22, 2020 [P. HOWARD; C. HEMPEL – 2ND] (9-0) Y. FLORES, P. SEEGER – ABSENT; ONE VACANCY ON THE COMMISSION November 24, 2020: APPROVED A POSTPONEMENT REQUEST BY THE APPLICANT TO DECEMBER 8, 2020 [P. SEEGER; P. HOWARD – 2ND] (9-0) Y. FLORES, T. SHAW, J. SHIEH – ABSENT; ONE VACANCY ON THE COMMISSION CITY COUNCIL ACTION: January 27, 2021: December 10, 2020: APPROVED A POSTPONEMENT REQUEST BY THE STAFF TO JANUARY 27, 2021. VOTE: 11-0. 1 of 19B-2 C14-2020-0073 Page 2 ORDINANCE NUMBER: ISSUES: On Tuesday, October 6, 2020, Housing and Planning staff hosted a virtual meeting with the Applicant and invited the Govalle / Johnston Terrace Neighborhood Contact Team to discuss the related Neighborhood Plan Amendment case. East Austin Conservancy and the Govalle / Johnston Terrace Neighborhood Contact Team have provided letters in support of the proposed rezoning and related NPA cases. Please refer to the attached correspondence. The Applicant is in agreement with the Staff recommendation. CASE MANAGER COMMENTS: The subject platted lots and unplatted acreage contains a trucking company, a steel fabrication company, and a storage and parking area located at the southwest corner of Airport Boulevard and Glissman Road. Vehicular access is taken from both Airport Boulevard, an Imagine Austin corridor and Glissman Road, a local street. In March 2003, Council approved rezoning the property from LI-NP to CS-CO-NP as part of the Johnston Terrace neighborhood plan rezonings. The Conditional Overlay prohibits …
Planning Commission: December 22, 2020 NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET DATE FILED: July 28, 2020 (In-cycle) 1013 - 1017 Montopolis Dr. NEIGHORHOOD PLAN: Montopolis CASE#: NPA-2020-0005.01 PROJECT NAME: Montopolis Acres PC DATE: December 22, 2020 ADDRESSES: DISTRICT AREA: 3 SITE AREA: 3.13 acres OWNER/APPLICANT: Montopolis Acres, LP AGENT: Thrower Design (Ron Thrower and Victoria Haase) CASE MANAGER: Maureen Meredith, Housing and Planning Dept. PHONE: (512) 974-2695 STAFF EMAIL: Maureen.meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Single Family Base District Zoning Change To: Multifamily Related Zoning Case: C14-2020-0029 From: SF-3-NP To: MF-6-NP NEIGHBORHOOD PLAN ADOPTION DATE: September 27, 2001 PLANNING COMMISSION RECOMMENDATION: December 22, 2020 - STAFF RECOMMENDATION: To grant the applicant’s request for Multifamily land use. 1 NPA-2020-0005.01 1 of 20B-3 Planning Commission: December 22, 2020 BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Multifamily land use because the property is located on Montopolis Drive which is a major thoroughfare where multifamily uses are appropriate. The property is less than one mile from the Riverside Station Activity Center and E. Riverside Drive Activity Corridor where the Project Connect Blue Line is proposed to be built. The Montopolis Neighborhood Plan supports a mix of zoning along Montopolis Drive and the creation of multiple house types of varied intensities. LAND USE DESCRIPTIONS EXISTING LAND USE ON THE PROPERTY Single family - Detached or two family residential uses at typical urban and/or suburban densities. Purpose 1. Preserve the land use pattern and future viability of existing neighborhoods; 2. Encourage new infill development that continues existing neighborhood patterns of development; and 3. Protect residential neighborhoods from incompatible business or industry and the loss of existing housing. 2 2 of 20B-3 Planning Commission: December 22, 2020 Application 1. Existing single‐family areas should generally be designated as single family to preserve established neighborhoods; and 2. May include small lot options (Cottage, Urban Home, Small Lot Single Family) and two‐family residential options (Duplex, Secondary Apartment, Single Family Attached, Two‐Family Residential) in areas considered appropriate for this type of infill development. PROPOSED LAND USE ON THE PROPERTY Multifamily Residential - Higher-density housing with 3 or more units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 2. Maintain and create affordable, safe, and well-managed rental housing; and 3. Make it possible for existing residents, both homeowners and renters, to continue to live in their neighborhoods. 4. Applied to existing or …
C14-2020-0029 1 ZONING CHANGE REVIEW SHEET CASE: C14-2020-0029 – Montopolis Acres Rezoning DISTRICT: 3 ZONING FROM: SF-3-NP TO: MF-6-NP, as amended ADDRESS: 1013 and 1017 Montopolis Dr SITE AREA: 3.12 acres PROPERTY OWNER: Montopolis Acres LP (Danny Walker) AGENT: Thrower Design (A. Ron Thrower) CASE MANAGER: Kate Clark (512-974-1237, kate.clark@austintexas.gov) STAFF RECOMMENDATION: Staff recommends multifamily residence (medium density) – neighborhood plan (MF-3- NP) combining district. For a summary of the basis of staff’s recommendation, see page 2. PLANNING COMMISSION ACTION / RECOMMENDATION: December 22, 2020 Scheduled for Planning Commission July 14, 2020 Approved an indefinite postponement request by staff. Vote: 13-0 [A. Azhar; J. Shieh – 2nd] June 23, 2020 Approved neighborhood’s request to postpone to July 14, 2020 on the consent agenda. Vote: 12-0 [J. Thompson, R. Schneider – 2nd; P. Seeger was off the dais]. CITY COUNCIL ACTION: 2021 Not scheduled for City Council at this time. July 30, 2020 Approved staff’s request for indefinite postponement. Vote: 11-0. ORDINANCE NUMBER: ISSUES: On June 18, 2020 staff received a letter of opposition to rezone this property from SF-3-NP to SF-6-NP from the Montopolis Neighborhood Planning Contact Team (MNPCT). On July 10, 2020 staff received a letter from the applicant requesting to amend their rezoning request from SF-6-NP to MF-6-NP, please see Exhibit D Amended Rezoning Request. The 1 of 17B-4 C14-2020-0029 2 amended rezoning request requires a Neighborhood Plan Amendment (NPA) to change the Future Land Use Map (FLUM). Staff requested an indefinite postponement at Planning Commission on July 14, 2020 and City Council on July 30, 2020 to allow for the NPA process to be conducted and staff to consider the amended request. All communication received for this rezoning case can be found in Exhibit C: Correspondence Received. CASE MANAGER COMMENTS: This property is approximately 3.12 acres and is located on the east side of Montopolis Drive. It is currently zoned SF-3-NP. Across Montopolis Drive to the west are properties zoned SF-3-NP with single-family residential buildings. Adjacent to the north is a property zoned LO-MU-CO- NP which is undeveloped. Adjacent to the east and south of the property are tracts zoned SF-3- NP with single-family residential (to the east) and religious assembly uses (to the south), see Exhibit A: Zoning Map and Exhibit B: Aerial Map. From the applicant’s application, they are requesting MF-6-NP with a proposed total of 64 units per acre. No specific details about the …
PLANNING COMMISSION DOWNTOWN DENSITY BONUS REQUEST SITE PLAN REVIEW SHEET CASE NUMBER: SP-2019-0465C PLANNING COMMISSION HEARING DATE: December 22, 2020 PROJECT NAME: River Street Residences ADDRESS: 61-69 Rainey Street & 60 East Ave. APPLICANT: Drenner Group (Amanda Swor) Drenner Group 200 Lee Barton Dr. Ste 100, Austin, TX 78704 Austin, TX 78704 CASE MANAGER: Jeremy Siltala Jeremy.Siltala@austintexas.gov Phone: (512) 974-2945 URBAN DESIGN STAFF: Aaron D. Jenkins Aaron.jenkins@austintexas.gov Phone: (512) 974-1243 NEIGHBORHOOD PLAN: Downtown PROPOSED DEVELOPMENT: The applicant is requesting administrative approval for the construction of a 48 Story, multi-family residential building, which will include retail on the ground floor, garage parking and streetscape improvements in accordance with the Downtown Density Bonus Program 25-2-586. PROJECT REQUEST: 1. Make a recommendation to the City Council on the use of the other community benefits in accordance with LDC Section 25-2-586(E)(1)-(11) and Section 25-2-586(E)(12(f). 2. In accordance with LDC Section 25-2-586(B)(6), make a recommendation to the City Council on a request for additional floor to area ratio (FAR) from 15:1 to 22:1 for a proposed multi-family high rise project that has participated in the Downtown Density Bonus Program and is processing a request for bonus area up to 15:1 FAR to be granted administratively. SUMMARY STAFF RECOMMENDATION: Staff Recommendation (per 25-2-586(B)(6)(c)) for Downtown Density Bonus Program Application: River Street Residences: B-061 of 61 Note: Because there are frequent references to LDC Section 25-2-586(B)(3) and (B)(6) and Figure 2 (referenced in (B)(3)), we have attached those pages to this recommendation. Staff Recommendation Regarding Gatekeeper Requirements: The applicant has provided sufficient documentation to meet the Gatekeeper Requirements contained in Section 25-2-586(C)(1). • The applicant has committed to providing streetscape improvements consistent with the Great Streets Standards. The projects East Ave face will not have Great Streets due to fronting TXDOT Right of Way. • The applicant has committed to achieve a minimum Two-Star rating under the Austin Energy • The applicant has provided documentation indicating substantial compliance with the Urban Green Building Program. Design Guidelines. Downtown Density Bonus: Great Streets Fee in Lieu Certain properties in Downtown are eligible to participate in the Downtown Density Bonus Program (the Program) as outlined in 25-2-586. In accordance with Program requirements, the applicant is required to execute a restrictive covenant committing to provide streetscape improvements along all public street frontages, consistent with the Great Streets Standards (the Standards). Properties in the Rainey St. Subdistrict of the Waterfront Overlay are …
SITE PLAN REVIEW SHEET ENVIRONMENTAL VARIANCE REQUEST ONLY Desired Development Zone AREA: 7,222 square feet (~.17 acres) AGENT: Wheels and Water LLC (Katie Kam) PLANNING COMMISSION DATE: December 22, 2020 CASE: SP-2019-0027CT PROJECT NAME: 1514 W Koenig Lane Office Building APPLICANT: Joel Levine ADDRESS OF SITE: 1514 W Koenig Lane COUNTY: Travis WATERSHED: Shoal Creek (Urban), JURISDICTION: Full Purpose EXISTING ZONING: LO-MU-NP PROPOSED DEVELOPMENT: The applicant is proposing to construct a 4,073 square foot professional office building and parking lot. DESCRIPTION OF VARIANCES: The applicant is requesting a variance from LDC 25-8-261 to allow construction in the Critical Water Quality Zone STAFF RECOMMENDATION: Staff does not recommend support for this variance. The findings of fact have not been met. ENVIRONMENTAL COMMISSION ACTION: This case was considered by the Environmental Commission on December 2, 2020. Commission recommended denial of the variance request in a 9-0 vote. The decision sheet is included in the back-up materials. ENVIRONMENTAL REVIEW STAFF: Mike McDougal PHONE: 512-974-6380 Mike.McDougal@austintexas.gov CASE MANAGER: Robert Anderson Robert.Anderson@austintexas.gov PHONE: 512-974-3016 1 of 33B-7 Development Services Department Staff Recommendations Concerning Required Findings Project Name: Ordinance Standard: Watershed Protection Ordinance Variance Request: 1514 W Koenig Ln Office Building SP-2019-0027CT Request to vary from LDC 25-8-261 to allow construction in the Critical Water Quality Zone Include an explanation with each applicable finding of fact. A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes. The applicant proposes to demolish the original single family structure built in 1952 and construct an office building. The proposed project is located on Koenig Lane between Burnet Road and North Lamar Boulevard (see Staff Exhibit 1 – Vicinity Map). Most properties fronting this segment of Koenig Lane consist of single family residences that have been expanded for or replaced with commercial use. The existing impervious cover is 35.5% (approximately 2600 square feet); the proposed impervious cover is 70% (approximately 5000 square feet). Adjacent properties on Koenig Lane have existing impervious cover ranging from 19% to 91%. The proposed project is generally consistent with other development located along Koenig Lane. 2. The variance: a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection …
Regular Meeting of the Planning Commission December 22, 2020 Planning Commission to be held December 22, 2020 with Social Distancing Modifications Public comment will be allowed via telephone; no in-person input will be allowed. All speakers, including applicants and representatives, must register in advance (Day before the scheduled meeting, December 21 2020 by noon). To speak remotely at the December 22 2020 Planning Commission Meeting, residents must: Preferably email the board liaison at andrew.rivera@austintexas.gov or call 512-974-6508 the day before the meeting. The following information is required: 1. The speaker name. 2. Item number(s) they wish to speak on. 3. Whether they are for/against/neutral. 4. Mailing address. 5. Telephone number. Must be the number that will be used to call-in. Failure to provide the required information by noon December 21, 2020 shall render a request null and void. A registered speaker may not sign up another speaker. Previous registration on an item does not automatically roll over. •Once a request to register to speak has been called in or emailed to the board liaison, residents will receive either an email or phone call with additional information regarding the call in process. •Handouts or other information must be emailed to andrew.rivera@austintexas.gov by 1:00 PM Tuesday, December 22, 2020 This information will be provided to Commission members in advance of the meeting. •Residents may watch the meeting here: http://www.austintexas.gov/page/watch-atxn-live Postponement requests must be submitted to the case manager and Andrew Rivera by 5PM Monday, December 21, 2020 Reunión de la Comisión de Planificación Fecha 22 de Diciembre de 2020 La Comisión de Planificación se reunirá el 22 de Diciembre de 2020 con modificaciones de distanciamiento social. Se permitirán comentarios públicos por teléfono; no se permitirá ninguna entrada en persona. Llame o envíe un correo electrónico al enlace de la junta en 512-974-6508 andrew.rivera@austintexas.gov a más tardar al mediodía (el día antes de la reunion, 21d e Diciembre 2020). 1. El nombre del orador. 2. Número (s) de artículo sobre el que desean hablar. 3. Si están a favor / en contra / neutrales. 4. Dirección postal. 5. Número de teléfono. Debe ser el número que se utilizará para llamar a la persona que desea hablar. Si la información solicitada no se envía antes del mediodía del 21 de Diciembre 2020, la solicitud será nula y sin efecto. Un orador registrado no puede registrar a otro orador. El registro anterior de un artículo …
PLANNING COMMISSION SITE PLAN WAIVER REQUEST REVIEW SHEET Dunaway/ Urban Design Group, Vanessa Mendez, (512) 399-5371 Moore JH 502 LLC, 814 West 10th Street, Austin, Texas 78701 PLANNING COMMISSION DATE: December 22, 2020 CASE: SP-2020-0202C PROJECT NAME: 15th St Office Building ADDRESS OF SITE: 502 W 15th St. APPLICANT: AGENT: AREA: 0.254 acres WATERSHED: Shoal Creek (Urban) WATERSHED ORDINANCE: Comprehensive Watershed Ordinance (urban) C.I.P. STATUS: N/A T.I.A.: N/A CAPITOL VIEW: N/A PROPOSED DEVELOPMENT: The applicant proposes to construct a 4-story, 27,251 sq. ft. administrative office building, including parking and utilities. The ground floor will consist of parking, a small art gallery, lobby, electrical vault, fire riser room, and elevator. The development is taking access to San Antonio Street and the alley to the west. EXISTING ZONING: The proposed office property is zoned Downtown Mixed Use (DMU). Administrative office is a permitted use in DMU. DESCRIPTION OF WAIVERS: The applicant is requesting a partial waiver of the following. LDC Section 25-6-591(B)(5) Except as provided in Subsections (C) and (D) of this section, a parking garage must be separated from an adjacent street by a pedestrian-oriented use described in Section 25-2-691 (Waterfront Overlay (WO) District Uses) that fronts on the street at the ground level. 25-6-591(D): The Land Use Commission may waive the requirement of Subsection (B)(5) of this section during the site plan review process after determining that: (1) present and anticipated development in the area is not amenable to access by pedestrians; (2) the requirement does not allow a reasonable use of the property; or (3) other circumstances attributable to the property make compliance impractical. 25-6-591(E): If a waiver is granted under Subsection (D), an area for which the requirement is waived must be screened. LDC Section 25-2-691(C)(12) A pedestrian-oriented use is a use that serves the public by providing goods or services and includes: (1) art gallery, (2) art workshop, (3) cocktail lounge, (4) consumer convenience services, (5) cultural services, (6) day care services (limited, general, or commercial), (7) food sales, (8) general retail sales (convenience or general), (9) park and recreation services, (10) residential uses, (11) restaurant (limited or general) without drive-in service; and other uses as determined by the Land Use Commission (12) 1 of 21B-8 Waiver request is as follows: The applicant requests a waiver from LDC 25-6-591(B)(5) to permit one parking space facing San Antonio Street and three parking spaces facing 15th street (total 4 …
M E M O R A N D U M Andrew Rivera, Planning and Zoning Department TO: FROM: DATE: December 7, 2020 SUBJECT: F#10356-2011, 10357-2011 Street Right-of-Way Vacation Stephany Roy, Senior Property Agent, Land Management Development Services Department Applications for 11910-12100 Samsung BLVD Attached are the departmental comments and other information pertinent to the two joint referenced right of way vacation applications requesting to vacate street rights, and also dedicate land to relocate Samsung Blvd. The area being requested for vacation will be developed in a fashion consistent with the zoning district within which it lies. The owner has submitted a rezoning application on October 12, 2020 to rezone the relevant parcel from PUD to LI-PDA (Limited Industrial Services – Planned Development Area). All affected departments and private utility franchise holders are reviewing this request and comments can be seen on the Master Comment Report, attached. A Public Utility Easement (PUE) and Access Easement will be retained along the current Samsung BLVD until construction of the new Samsung BLVD is finished. Land Management, with Development Services Department, is requesting the applications be submitted for placement on the December 22, 2020 Planning Commission Agenda for their consideration. The applicant and/or landowner adjoining the alleys, and/or their representative will be present at the meeting. Staff: Stephany Roy, Senior Property Agent, Land Management Development Services Department, 404-357-1814; landmanagement@austintexas.gov Applicant: David Anderson, Drenner Group, PC, 512-807-2908; danderson@drennergroup.com Adjoining Landowner: Samsung Austin Semiconductor LLC Stephany Roy, Senior Property Agent Land Management Development Services Department Attachment - PC Packet: Master Comment Report, Intro letter, Application (2), Survey with new Proposed Samsung BLVD (1), Surveys (2), Location Maps (2) B-091 of 40 CITY OF AUSTIN - R.O.W. VACATION MASTER COMMENT REPORT As of: December 07, 2020 PROJECT NUMBER: 2020-172935 LM PROJECT NAME: [10356-2011] 12100 SAMSUNG BLVD LOCATION: 12100 SAMSUNG BLVD, AUSTIN, TX 78754 Reviewer Phone Attempt Date Approved Date Approved With Conditions Lucy Cabading 11/19/2020 11/19/2020 I approve of this ROW vacation as long as we have an easement in place covering our existing facilities until the facilities are moved. Thank you, David A. Williams LEAD OSP PLNG & ENGRG DESIGN 817 W. North Loop Austin, TX 78756 737 255-4856 Review Dept. LM AT&T (SWBT) Comments: LM ATD Review Approved With Conditions Ravi Dhamrat 512-974-1217 11/18/2020 11/18/2020 Comments: Approved with the conditions that a public access agreement be provided for the vacated area until Arterial A is …
Planning Commission Speaker List B1/ B-2 Applicant - Alice Glasco For Ben Browder (avail. for questions) David Hartman B-3 / B-4 Applicant - Ron Thrower / Victoria Haase B-5 Applicant B-6 Applicant - Amanda Swor Matteo Pacifici Opposed Michael Ableson B-7 Applicant - Katie Kam B-8 Applicant Chase Humpheries Opposed: Chris Riley B-9 Applicant - Dave Anderson Steve Drenner Robert Spillar
