B-07 (SPC-2020-0261A - Dell Children's Medical Center North ; District 6).pdf — original pdf

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ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET ZAP DATE: December 15, 2020 SPC-2020-0261A CASE NUMBER: PROJECT NAME: Dell Children's Medical Center North ADDRESS OF APPLICATION: 9010 North Lake Creek Parkway APPLICANT: Ascension Seton 1300 West 34th Street Austin, TX 78705 AGENT: GarzaEMC, LLC. , Joe M. Farias 9442 N Cap. Of Texas Hwy Plaza 1, Ste 315 Austin, TX 78759 (512) 298-3284 23.73 acres (512) 974-2784 Buttercup Creek (Suburban) Rosemary.avila@austintexas.gov CASE MANAGER: Rosemary Avila AREA: COUNCIL DISTRICT: 6 WATERSHED: WATERSHED ORDINANCE: Comprehensive Watershed Ordinance C.I.P. STATUS: N/A T.I.A.: N/A CAPITOL VIEW: N/A PROPOSED DEVELOPMENT: The applicant is requesting a Conditional Use Permit for Hospital Services (General) land use. All construction for this site will be permitted under a separate B site plan permit, this application is for the approval of the the land use only. The development consists of one hospital building, one medical office building, parking, sidewalks, and other associated improvements. The proposed medical office use is a permitted use in the zoning district, only the hospital services use is a conditional use. The hospital services building will be 3 stories in height, 142,600 sq ft, and 36 beds. STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit for the proposed hospital services use. This site plan will comply with all Land Development Code requirements. PROJECT INFORMATION: 23.73 acres ALLOWED F.A.R.: 2:1 MAX. BLDG. COVERAGE: 95% MAX. IMPERVIOUS CVRG.: 95% REQUIRED PARKING: 398 PROPOSED ACCESS: North Lakecreek Parkway and US 183 SUMMARY COMMENTS ON SITE PLAN: Land Use: The proposed land use Hospital Services (General) is a conditional use in the CS (Commercial Services) base zoning district. All comments will be cleared prior to a land use permit is issued. This permit approval is pending the approval of the subdivision replat. This site is not subject to compatibility standards. EXIST. ZONING: CS- MU PROPOSED F.A.R.: 0.20:1 PROPOSED BLDG. CVRG: 8.9% PROPOSED IMPERVIOUS CVRG: 52.8% PROVIDED PARKING: 610 1 of 11B-7 ABUTTING STREETS North: East: South: West: Street IH 183 Avery Ranch Blvd North Lake Creek Parkway Hema Drive SPC-2020-0261A Dell Children's Medical Center North 2 Environmental: The site is located in the Butter Creek watershed, which is classified as Suburban. The site is in the Desired Development Zone. All environmental comments have been cleared. Transportation: All comments are cleared. SURROUNDING CONDITIONS: Zoning (Land Use) Avery Ranch Blvd, then MF-4 (multifamily) North Lake Creek Parkway, then MF-4 (multifamily) Hema Drive, then MF-4 (multifamily) and CS-MU (commercial) US Hwy 183 Right-of-Way Width Pavement Width Classification --- --- Highway 150 ft 25 ft + 25 ft (median) Collector- ASMP level 3 64 ft 60 ft Unconstructed Collector- ASMP level 2 Unconstructed Local – ASMP level 1 NEIGHBORHOOD ORGNIZATIONS: Bike Austin Davis Spring HOA Friends of Austin Neighborhoods CONDITIONAL USE PERMIT D. 25-5-145. A site plan may not adversely affect the public health, safety, or welfare, or materially injure property. If the Land Use Commission determines that a site plan has an adverse effect or causes a material injury under this subsection, the Land Use Commission shall identify the adverse effect or material injury. Neighborhood Empowerment Foundation SEL Texas Sierra Club, Austin Regional Group § 25-5-146 CONDITIONS OF APPROVAL. (A) To make a determination required for approval under Section 25-5-145 (Evaluation Of Conditional Use Site Plan), the Land Use Commission may require that a conditional use site plan comply with a condition of approval that includes a requirement for: a special yard, open space, buffer, fence, wall, or screen; landscaping or erosion; a street improvement or dedication, vehicular ingress & egress, or traffic circulation; signs; characteristics of operation, including hours; a development schedule; or other measures that the Land Use Commission determines are required for compatibility (1) (2) (3) (4) (5) (6) (7) with surrounding uses or the preservation of public health, safety, or welfare. CONDITIONAL USE PERMIT REVIEW AND EVALUTATION CRITERA A. The following evaluation is included to provide staff position on each point of the conditional use permit criteria. Section 25-5-145 of the Land Development Code states: “The Planning Commission shall determine whether the proposed development or use of a conditional use site plan complies with the requirements of this section. A conditional use site plan must: 2 of 11B-7SPC-2020-0261A Dell Children's Medical Center North 3 B. 1. Comply with the requirements of this title; Staff Response: This site plan will comply with all regulations and requirements of the Land Development Code prior to site plan release and approval. 2. Comply with the objectives and purposes of the zoning district; Staff Response: This site plan complies with all development regulations of the CS zoning district, including height, impervious cover, and building cover. 3. Have building height, bulk, scale, setback, open space, landscaping, drainage, access, traffic circulation, and use that is compatible with the use of an abutting site; Staff Response: Yes. The site plan will comply with all requirements of the Land Development Code. In addition, the site plan will comply with setback and height requirements. 4. Provide adequate and convenient off-street parking and loading facilities; and Staff Response: The site plan will comply with off-street parking and loading facility requirements. 5. Reasonably protect persons and property from erosion, flood, fire, noise, glare, and similar adverse effects. Staff Response: The site plan will comply with all requirements of the Land Development Code and reasonably protects the health, safety, and welfare of persons and property. 6. For conditional use located within the East Austin Overlay district, comply with the goals and objectives of a neighborhood plan adopted by the City Council for the area in which the use is proposed. Staff response: The proposed project is not in the East Austin Overlay. C. In addition, a conditional use site plan may not: 7. More adversely affect an adjoining site than would a permitted use; Staff Response: No 8. Adversely affect the safety or convenience of vehicular or pedestrian circulation, including reasonably anticipated traffic and uses in the area; or Staff Response: The site plan does not adversely affect the safety and convenience of vehicular and pedestrian circulation. 9. Adversely affect an adjacent property or traffic control through the location, lighting, or type of a sign. Staff Response: All signs and lighting will comply with the Land Development Code. 3 of 11B-7B O U N D A R Y L I N E O V E R L A P L O W E S T B O L U O N C D A R Y T 1, B K A, EAST LINE OF 97.24 ACRE TRACT - REMAINING PORTION OF 789.508 ACRE TRACT. 18 AVERY RANCH FAR WEST PHASE THREE SECTION THREE DOC. NO. 2012008956 O.P.R.W.C.T. 17 APPROXIMATE SURVEY LINE LCRA EASEMENT WITHIN THE 97.24 ACRES TRACT - 2.68 ACRES LOWER COLORADO RIVER AUTHORITY (39.852 ACRES) DOC. NO. 9805729 O.P.R.T.C.T. EXISTING PROPOSED DESCRIPTION LEGEND (4.0091 ACRES) DOC. NO. 2005102680 O.P.R.T.C.T. AVERY RANCH BOULEVARD UNITED STATES HIGHWAY 183A AVERY RANCH BOULEVARD EXISTING POND PERMITTED WITH C8-2019-0041.1B RACHAEL SAUL SURVEY ABSTRACT NO. 551 LOT 1 BLOCK A COMMERCIAL 19.12 AC. ZONING: MF-4 USE: MULTIFAMILY N O R T H L A K E C R E E K P K W Y PARKLAND DEDICATED TO THE CITY OF AUSTIN 3.95 AC. T D ZONING: CS USE: COMMERCIAL T T X PARKLAND DEDICATED TO THE CITY OF AUSTIN 7.03 AC. ZONING: MF-4 USE: MULTIFAMILY NOTES: BUTTERCUP CREEK SOUTH BRUSHY CREEK WATERSHED WATERSHED SITE INFORMATION SITE AREA 23.73 AC. (1,033,679 SF) ZONING CS - COMMERCIAL GROSS FLOOR AREA 202,600 SF FLOOR TO AREA RATIO 0.20:1 IMPERVIOUS COVER 12.53 AC. (52.8%) BUILDING COVERAGE 92,315 SF (8.9%) OPEN SPACE 148,239 SF (14.3%) BUILDING #1 INFORMATION PROPOSED USE HOSPITAL SERVICES (GENERAL) NUMBER OF STORIES BUILDING TYPE HEIGHT ALLOWED HEIGHT ACTUAL FOUNDATION TYPE SLAB ON GRADE SPRINKLERED YES BUILDING COVERAGE 70,900 SF GROSS FLOOR AREA 142,600 SF FINISH FLOOR ELEV. 935.0 BUILDING #2 INFORMATION PROPOSED USE MEDICAL OFFICE AMENITIES BEDS/ROOMS STAFF NUMBER OF STORIES BUILDING TYPE HEIGHT ALLOWED HEIGHT ACTUAL FOUNDATION TYPE SLAB ON GRADE SPRINKLERED YES BUILDING COVERAGE 21,415 SF GROSS FLOOR AREA 60,000 SF FINISH FLOOR ELEV. 933.0 AMENITIES STAFF - 75 3 IA 60 FT 60 FT - 36 144 2 IIB 60 FT 42 FT A 3 8 Y 1 A W H S HIG E T A T D S E NIT U STATE OF TEXAS STATE DEPARTMENT OF HIGHWAYS AND PUBLIC TRANSPORTATION (REMAINDER 789.508 ACRES) VOL. 1723, PAGE 855 D.R.W.C.T. HEMA DR ZONING: CS USE: COMMERCIAL ZONING: MF-4 USE: MULTIFAMILY KEY MAP AVERY RANCH BLVD FOR CITY USE ONLY: B D A C A 3 8 Y 1 W S H U E SPC-2020-0261A 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 0 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 2 1 e t i u S , . l d v B o t l i a R 8 0 7 7 5 3 7 8 7 s a x e T , n i t s u A I N O S V E R I . O N E T A D I N A L P E T S R E T S A M I H T R O N R E T N E C L A C D E M S N E R D L H C L L E D I ' Y W K P K E E R C E K A L H T R O N 0 1 0 9 N O T E S N O S N E C S A I 3 1 0 0 0 - 9 4 6 1 0 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 9 OF 16 M A 0 2 : 1 1 0 2 , 0 1 v o N i n o a g a c r u b m y b d e i f i . I - d o m g w d A E T S - 3 1 0 0 0 - 9 4 6 1 0 1 \ n a P e s U d n a l \ l D A C - 0 0 \ l i i \ v C 3 1 0 0 0 - 9 4 6 1 0 1 \ : V 4 of 11B-7UNITED STATES HIGHWAY 183A AVERY RANCH BOULEVARD 1 1 T E E H S , B N A L P E E S , I E N L H C T A M T E E H S EXISTING POND PERMITTED WITH C8-2019-0041.1B RACHAEL SAUL SURVEY ABSTRACT NO. 551 LOT 1 BLOCK A COMMERCIAL 19.12 AC. SHEET MATCHLINE, SEE PLAN C, SHEET 12 EXISTING PROPOSED DESCRIPTION LEGEND 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 0 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 2 1 e t i u S , . l d v B o t l i a R 8 0 7 7 5 3 7 8 7 s a x e T , n i t s u A I N O S V E R I . O N E T A D A N A L P E T S I I H T R O N R E T N E C L A C D E M S N E R D L I H C L L E D ' Y W K P K E E R C E K A L H T R O N 0 1 0 9 N O T E S N O S N E C S A I 3 1 0 0 0 - 9 4 6 1 0 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 10 OF 16 M A 5 2 0 1 : 0 2 , 3 v o N i n o a g a c r u b m y b d e i f i I . - - d o m g w d A A E T S - 3 1 0 0 0 - 9 4 6 1 0 1 \ n a P e s U d n a l \ l D A C - 0 0 \ l i i \ v C 3 1 0 0 0 - 9 4 6 1 0 1 \ : V SPC-2020-0261A NOTES: KEY MAP AVERY RANCH BLVD FOR CITY USE ONLY: B D A C A 3 8 Y 1 W S H U E 5 of 11B-7AVERY RANCH BOULEVARD EXISTING PROPOSED DESCRIPTION LEGEND 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 0 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 2 1 e t i u S , . l d v B o t l i a R 8 0 7 7 5 3 7 8 7 s a x e T , n i t s u A I N O S V E R I . O N E T A D B N A L P E T S I I H T R O N R E T N E C L A C D E M S N E R D L I H C L L E D ' Y W K P K E E R C E K A L H T R O N 0 1 0 9 N O T E S N O S N E C S A I 3 1 0 0 0 - 9 4 6 1 0 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 11 OF 16 M A 9 1 : 1 1 0 2 , 0 1 v o N i n o a g a c r u b m y b d e i f i I . - - d o m g w d B A E T S - 3 1 0 0 0 - 9 4 6 1 0 1 \ n a P e s U d n a l \ l D A C - 0 0 \ l i i \ v C 3 1 0 0 0 - 9 4 6 1 0 1 \ : V NOTES: KEY MAP AVERY RANCH BLVD FOR CITY USE ONLY: B D A C A 3 8 Y 1 W S H U E PERMITTED WITH 0 1 T E E H S , A N A L P E E S , I E N L H C T A M T E E H S RACHAEL SAUL SURVEY ABSTRACT NO. 551 ZONING: MF-4 USE: MULTIFAMILY SHEET MATCHLINE, SEE PLAN D, SHEET 13 P K W Y N O R T H L A K E C R E E K SPC-2020-0261A 6 of 11B-7A HIG (R.O.W. V 3 8 S 1 N U A 3 8 Y 1 A W H S HIG E T A T D S E NIT U SHEET MATCHLINE, SEE PLAN C, SHEET 10 T D SHEET MATCHLINE, SEE PLAN E, SHEET 14 EXISTING PROPOSED DESCRIPTION LEGEND 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 0 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 2 1 e t i u S , . l d v B o t l i a R 8 0 7 7 5 3 7 8 7 s a x e T , n i t s u A I N O S V E R I . O N E T A D C N A L P E T S I I H T R O N R E T N E C L A C D E M S N E R D L I H C L L E D ' Y W K P K E E R C E K A L H T R O N 0 1 0 9 N O T E S N O S N E C S A I 3 1 0 0 0 - 9 4 6 1 0 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 12 OF 16 M A 0 3 0 1 : 0 2 , 3 v o N i n o a g a c r u b m y b d e i f i . I - - d o m g w d C A E T S - 3 1 0 0 0 - 9 4 6 1 0 1 \ n a P e s U d n a l \ l D A C - 0 0 \ l i i \ v C 3 1 0 0 0 - 9 4 6 1 0 1 \ : V SPC-2020-0261A 3 1 T E E H S , D N A L P E E S , I E N L H C T A M T E E H S NOTES: ZONING: CS USE: COMMERCIAL FOR CITY USE ONLY: KEY MAP ZONING: MF-4 USE: MULTIFAMILY WILLIAMSON COUNTY (4.0091 ACRES) DOC. NO. 2005102680 O.P.R.T.C.T. AVERY RANCH BOULEVARD AVERY RANCH BOULEVARDAVERY RANCH BLVD UNITED STATES HIGHWAY 183A A EXISTING POND PERMITTED WITH C8-2019-0041.1B RACHAEL SAUL SURVEY ABSTRACT NO. 551 LOT 1 BLOCK A COMMERCIAL 19.12 AC. A 3 8 Y 1 W S H U A 3 8 Y 1 A W H S HIG E T A T D S E NIT U X C T X ZONING: CS USE: COMMERCIAL T PARKLAND DEDICATED TO THE CITY OF AUSTIN 7.03 AC. B ZONING: MF-4 USE: MULTIFAMILY N O R T H L A K E C R E E K P K W Y PARKLAND DEDICATED TO THE CITY OF AUSTIN 3.95 AC. D X E HEMA DR X X X 7 of 11B-7SHEET MATCHLINE, SEE PLAN B, SHEET 11 P K W Y N O R T H L A K E C R E E K 2 1 T E E H S , C N A L P E E S , I E N L H C T A M T E E H S ZONING: CS USE: COMMERCIAL X T T X X X X X EXISTING PROPOSED DESCRIPTION LEGEND PARKLAND DEDICATED TO THE CITY OF AUSTIN 3.95 AC. NOTES: FOR CITY USE ONLY: KEY MAP ZONING: MF-4 USE: MULTIFAMILY WILLIAMSON COUNTY (4.0091 ACRES) DOC. NO. 2005102680 O.P.R.T.C.T. AVERY RANCH BOULEVARD AVERY RANCH BOULEVARDAVERY RANCH BLVD UNITED STATES HIGHWAY 183A A EXISTING POND PERMITTED WITH C8-2019-0041.1B RACHAEL SAUL SURVEY ABSTRACT NO. 551 LOT 1 BLOCK A COMMERCIAL 19.12 AC. B ZONING: MF-4 USE: MULTIFAMILY N O R T H L A K E C R E E K P K W Y C PARKLAND DEDICATED TO THE CITY OF AUSTIN 3.95 AC. D ZONING: CS USE: COMMERCIAL A 3 8 Y 1 W S H U A 3 8 Y 1 A W H S HIG E T A T D S E NIT U PARKLAND DEDICATED TO THE CITY OF AUSTIN 7.03 AC. E HEMA DR 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 0 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 2 1 e t i u S , . l d v B o t l i a R 8 0 7 7 5 3 7 8 7 s a x e T , n i t s u A I N O S V E R I . O N E T A D D N A L P E T S I I H T R O N R E T N E C L A C D E M S N E R D L I H C L L E D ' Y W K P K E E R C E K A L H T R O N 0 1 0 9 N O T E S N O S N E C S A I 3 1 0 0 0 - 9 4 6 1 0 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 13 OF 16 M A 0 2 : 1 1 0 2 , 0 1 v o N i n o a g a c r u b m y b d e i f i I . - - d o m g w d D A E T S - 3 1 0 0 0 - 9 4 6 1 0 1 \ n a P e s U d n a l \ l D A C - 0 0 \ l i i \ v C 3 1 0 0 0 - 9 4 6 1 0 1 \ : V SPC-2020-0261A 8 of 11B-7SHEET MATCHLINE, SEE PLAN E, SHEET 12 X X X EXISTING PROPOSED DESCRIPTION LEGEND 2 9 5 2 - 8 9 2 ) 2 1 5 ( x a F 4 8 2 3 - 8 9 2 ) 2 1 5 ( . l e T 0 2 0 2 t h g i r y p o C © C L L , C M E a z r a G 9 2 6 4 1 - F # E P B T 5 2 1 e t i u S , . l d v B o t l i a R 8 0 7 7 5 3 7 8 7 s a x e T , n i t s u A I N O S V E R I . O N E T A D E N A L P E T S I I H T R O N R E T N E C L A C D E M S N E R D L I H C L L E D ' Y W K P K E E R C E K A L H T R O N 0 1 0 9 N O T E S N O S N E C S A I 3 1 0 0 0 - 9 4 6 1 0 1 : . O N T C E J O R P : Y B D E N G S E D I : Y B N W A R D : C Q / A Q SHEET 14 OF 16 M A 9 1 : 1 1 0 2 , 0 1 v o N i n o a g a c r u b m y b d e i f i . - - d o m g w d E A E T S - 3 1 0 0 0 - 9 4 6 1 0 1 I \ l n a P e s U d n a l \ D A C - 0 0 \ l i i \ v C 3 1 0 0 0 - 9 4 6 1 0 1 \ : V SPC-2020-0261A NOTES: FOR CITY USE ONLY: KEY MAP ZONING: MF-4 USE: MULTIFAMILY WILLIAMSON COUNTY (4.0091 ACRES) DOC. NO. 2005102680 O.P.R.T.C.T. AVERY RANCH BOULEVARD AVERY RANCH BOULEVARDAVERY RANCH BLVD UNITED STATES HIGHWAY 183A A EXISTING POND PERMITTED WITH C8-2019-0041.1B RACHAEL SAUL SURVEY ABSTRACT NO. 551 LOT 1 BLOCK A COMMERCIAL 19.12 AC. B ZONING: MF-4 USE: MULTIFAMILY N O R T H L A K E C R E E K P K W Y C PARKLAND DEDICATED TO THE CITY OF AUSTIN 3.95 AC. D ZONING: CS USE: COMMERCIAL A 3 8 Y 1 W S H U A 3 8 Y 1 A W H S HIG E T A T D S E NIT U PARKLAND DEDICATED TO THE CITY OF AUSTIN 7.03 AC. E HEMA DR HEMA DR 9 of 11B-7 December 7, 2020 Ms. Denise Lucas, Director City of Austin - Development Services Department 505 Barton Springs Road Austin, Texas 78704 RE: Engineer’s Summary Letter Dell Children’s Medical Center North – Hospital and MOB 1 SPC-2020-0261A Dear Ms. Lucas, On behalf of our Client, GarzaEMC is submitting this Land Use Commission Site Plan Application for the proposed development at 9010 North Lake Creek Parkway. The existing 19.12 acre site is currently undeveloped. This project proposes the construction of a new hospital including a medical office building, associated utilities, and surface parking lots. This project is located at the southeast corner of the intersection of Avery Ranch Blvd and Hwy 183A in the Full Purpose Limits of the City of Austin, Williamson County, Texas. This project is located within the Buttercup Creek Watershed which is classified by the City of Austin as a Suburban Watershed. This site is located within the Edwards Aquifer Recharge Zone per the City of Austin and TCEQ. No part of the site is located in a floodplain according to FEMA Map No. 48491C0610F, dated December 20, 2019. The master development will include a wet pond that will address storm water detention and water quality for the site. The tract is currently zoned CS-MU per zoning ordinance 20190523-049. The land use plan is being submitted for the approval of the proposed conditional use for the hospital (general). Please contact our office should you require any additional items or if you have any questions in your review of the application. Sincerely, Joe Farias, P.E. Senior Project Manager GarzaEMC, LLC 10 of 11B-7R R - I B Y N W A H 3 8 N 1 R R - I MF-4 V D L R A N C H B Y R E A V V D Y R A N C H B L E R A V 9010 9019 PUD 13113 MF-4 N O RTH LAKE CREEK PK W Y CS-MU H E M A D R L I N N A E A L N N 1 8 3 A H W Y S B I-RR ± 0 CASE#: ADDRESS: CASE NAME: MANAGER: SPC-2020-0261A 9010 North Lake Creek Parkway Dell Children's Medical Center North Rosemary Avila 120 240 480 Feet This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. This product has been produced by the Planning and Development Review Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. OPERATOR: R. Avila 11 of 11B-7