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HomeMy WebLinkAboutMisc Kimley-Hom ❑ and Associates, Inc. TECHNICAL MEMORANDUM To: Alan Gibbs, P.E. City Engineer City of College Station, Public Works , From: Aaron W.Nathan, P.E., AICP Jeff Whitacre, E.I.T. Kimley-Horn and Associates, Inc. Date: October 1, 2008 Subject: Spring Creek Commons—Rough Proportionality Analysis City of College Station, Texas Purpose The purpose of this memorandum is to provide a rough proportionality calculation of the proposed Spring Creek Commons along Lakeway Drive in the City of College Station. For roads,the"rough proportionality"calculation is a comparison of the capacity provided by a development exaction against the traffic impacts of the proposed development. Proportionality Methodology Traffic generation of new development impacts the area roadway system by using available capacity. To measure system impacts,an analysis using vehicle- miles of travel in the PM peak hour was conducted. Using vehicle-miles of travel,the capacity provided by roadway improvements can be compared with the traffic generated by a proposed development. For roadway improvements, supply(vehicle-miles)is determined by multiplying the length of the facility by its available capacity. For site traffic generation, demand(vehicle-miles) is determined by multiplying an appropriate trip rate for a specific use by an average trip length associated with such use. Trip generation rates and resulting trip estimates are found in the Institute of Transportation Engineers(ITE) publication entitled Trip Generation, 7th Edition. Pass-by rates from the ITE Trip Generation Handbook were also utilized. Trip length information is derived from the 2001 National Household Travel Survey. Using this supply and demand information, a comparison can be made to determine the rough proportional impact. Spring Creek Commons—Rough Proportionality October 2008 College Station,Texas Page 1 1 Kimley-Hom ❑I. and Associates, Inc. Proposed Development and Roadway Improvements Based upon information provided by the City of College Station,the proposed Spring Creek Commons will ultimately consist of twelve lots totaling 47.717 acres that are currently zoned general commercial. Based on the preliminary plat(dated August 2008),the development was subdivided into the following lots: • Lot 1, Block 1 0.941 Acres • Lot 1,Block 2 1.537 Acres • Lot 2, Block 1 1.353 Acres • Lot 2, Block 2(not buildable) 0.993 Acres • Lot 3, Block 1 0.641 Acres • Lot 4,Block 1 1.181 Acres • Lot 5, Block 1 0.805 Acres • Lot 7, Block 1 0.808 Acres • Lot 8, Block 1 0.810 Acres • Lot 9, Block 1 4.736 Acres • Lot 10,Block 1 13.592 Acres • Lot 11, Block 1 5.144 Acres • Lot 12, Block 1 5.179 Acres • Lot 13,Block 1 6.083 Acres • Reserve Area 0.522 Acres • Lakeway Drive 3.372 Acres The proposed roadway improvements for the development consist of the following(based upon the currently adopted Master Thoroughfare Plan): • Lakeway Drive—Construction of a Major Collector(Three(3)lane undivided section within 80' of ROW)adjacent to the proposed development(1,850 linear feet). Proportionality Calculation Projected Demand of Proposed Site Using Acreage and Zoning The projected vehicle-miles of demand are calculated by multiplying the proposed size of development by its appropriate trip rate and trip length. Trip generation estimates rely upon building square footage for commercial land uses. A floor-to-area ratio of 15%is typical for commercial land uses in suburban areas. The PM peak hour trip rates per 1,000 square feet are as follows. The trip rates for the commercial land use include a 34%reduction for pass-by trips. • Commercial Land Use(ITE#820) 2.48 vph Spring Creek Commons—Rough Proportionality October 2008 College Station,Texas Page 2 EJ1.'1 Kimley-Hom and Associates,Inc. Trip length data for the development was adjusted to account only for the trips associated with the site that are projected to travel on City roadways(thus, removing travel on state and federal facilities). The resulting average trip length is approximately 1.5 miles. Using this methodology, below is a listing of the vehicle-miles of demand for each buildable lot within Spring Creek Commons. • Lot 1,Block 1 0.941 acres *43,560 ft2 *0.15/1,000 ft2*2.48 vph * 1.5 miles =22.87 vmd • Lot 1,Block 2 1.537 acres *43,560 ft2 *0.15/1,000 ft2*2.48 vph * 1.5 miles =37.36 vmd • Lot 2,Block 1 0.353 acres *43,560 ft2*0.15/1,000 ft2*2.48 vph* 1.5 miles =32.89 vmd • Lot 3,Block 1 0.641 acres *43,560 ft2*0.15/1,000 ft2*2.48 vph* 1.5 miles = 15.58 vmd • Lot 4,Block 1 1.181 acres *43,560 ft2 * 0.15/1,000 ft2*2.48 vph* 1.5 miles =28.71 vmd • Lot 5,Block 1 0.805 acres *43,560 ft2 * 0.15/1,000 ft2*2.48 vph* 1.5 miles = 19.57 vmd • Lot 7,Block 1 0.808 acres *43,560 ft2 * 0.15/1,000 ft2*2.48 vph* 1.5 miles = 19.64 vmd • Lot 8,Block 1 0.810 acres *43,560 ft2 * 0.15/1,000 ft2*2.48 vph* 1.5 miles= 19.69 vmd • Lot 9,Block 1 4.736 acres *43,560 ft2*0.15/1,000 ft2*2.48 vph* 1.5 miles= 115.12 vmd ■ Lot 10, Block 1 13.592 acres *43,560 ft2 *0.15/1,000 ft2*2.48 vph * 1.5 miles=330.37 vmd • Lot 11,Block 1 5.144 acres *43,560 ft2 *0.15/1,000 ft2*2.48 vph* 1.5 miles= 125.03 vmd • Lot 12, Block 1 5.179 acres *43,560 ft2 *0.15/1,000 ft2*2.48 vph* 1.5 miles= 125.88 vmd • Lot 13, Block 1 6.083 acres*43,560 ft2 * 0.15/1,000 ft2*2.48 vph* 1.5 miles= 147.86 vmd Total vehicle-miles of demand 1,040.57 vmd Spring Creek Commons-Rough Proportionality October 2008 College Station,Texas Page 3 ❑ ri Kimley-Hom and Associates, Inc. Capacity Supplied by Proposed Roadway Improvements This calculation determines the vehicle-miles of supply provided by the proposed roadway improvements and is based on length of improvement and hourly roadway capacity. Capacity values are based on a 3 lane collector facility with a two-way left-turn lane in an area type of suburban residential resulting in hourly capacity values of 575 vehicles per hour per lane(vphpl). ■ Lakeway Drive; 3 lane collector facility, 1,850' (1,850/5,280'/mile)x 2 lanes x 575 vphpl= 402.94 vms Total vehicle-miles supplied 402.94 vms Results A comparison of projected demand of Spring Creek Commons relative to the roadway supply being provided on Lakeway Drive reveals that the projected demand exceeds the capacity supplied. 1,040.57 vmd>402.94 vms [258.26%] Detailed Results Per Lot A comparison of the projected demand of each lot of Spring Creek Commons relative to the roadway supply provided on Lakeway Drive can also be performed to show the maximum length of roadway facility that the City could require from each lot. While the calculation above shows that the City is justified in having Lakeway Drive constructed with Spring Creek Commons, the City must also recognize that multiple owners and users may develop the site; therefore each lot may only be required to contribute an amount up to the maximum length listed below. • Lot 1,Block 1 22.87 vmd < 402.94 vms [5.68% or 105.08 ft] • Lot I, Block 2 37.36 vmd < 402.94 vms [9.27% or 171.50 ft] • Lot 2, Block 1 32.89 vmd < 402.94 vms [8.16% or 150.96 ft] • Lot 3, Block 1 15.58 vmd < 402.94 vms [3.87% or 71.60 ft] • Lot 4, Block 1 28.71 vmd < 402.94 vms [7.13% or 131.91 ft] • Lot 5, Block 1 19.57 vmd < 402.94 vms [4.86% or 89.91 ft] • Lot 7, Block 1 19.64 vmd < 402.94 vms [4.87% or 90.10 ft] • Lot 8, Block 1 19.69 vrnd < 402.94 vms [4.89% or 90.47 ft] • Lot 9, Block 1 115.12 vmd < 402.94 vms [28.57% or 528.55 ft] • Lot 10, Block 1 330.37 vmd < 402.94 vms [81.99% or 1,516.82 ft] • Lot 11, Block 1 125.03 vmd < 402.94 vms [31.03% or 574.06 ft] • Lot 12, Block 1 125.88 vmd < 402.94 vms [31.42% or 577.94 ft] • Lot 13, Block 1 147.86 vmd < 402.94 vms [36.70% or 678.95 ft] TOTAL 1,040.57 vmd < 402.94 vms [258.26% or 4,777.85 ft] Spring Creek Commons-Rough Proportionality October 2008 College Station,Texas Page 4 ❑ ❑ Kimley-Hom and Associates, Inc. Conclusion(using commercial zoning) The purpose of this evaluation was to assess the impacts of the proposed development on the City roadway system and to determine the roughly proportional supply of roadway capacity necessary to address the added demand. The analysis revealed that.the City is justified in having the developer construct or contribute towards the construction of 1,850 linear feet of Lakeway Drive(the City could actually justify the construction of approximately 4,777.85 linear feet of Lakeway Drive considering the amount of demand placed on the City's roadway network). Alternative Proportionality Calculation Projected Demand of Proposed Site Using Site Plans Once a site plan for Spring Creek Commons has been developed, a revised proportionality calculation can be developed to account for the actual traffic demand generated by each lot of the development. Lots 9, 11, 12, and 13 of Block 1 are part of a proposed outpatient center. Lot 13 is being planning to be partially constructed in the first phase. This will consist of a 15,000 ft2 hospital. Based on information provided by the City, the remainder of the build out of Lots 9, 11, 12,and 13 will be approximately 250,000 square feet. In addition, Lot 10 of Block 1 is proposed to consist of a 103,000 home improvement store. The PM peak hour trip rates for these land uses(per 1,000 square feet)are as follows. The trip rates for home improvement superstore include a 30% reduction for pass-by trips. • Hospital/Hospital Expansion 1.18 vph • Home Improvement Superstore 1.72 vph The vehicle-miles of demand for each buildable lot are listed below. • Lot 13, (1S`Phase Only) 15,000 ft2/1,000 ft2* 1.18 vph* 1.5 miles= 26.55 vmd • Lots 9,11,12,and Remainder of 13 (assume 250,000ft2 Hospital) 250,000ft2/1,000 ft2* 1.18 vph* 1.5 miles = 442.50 vmd • Lot 10, Block 1 (Home Improvement Superstore) 103,000ft2/1,000 ft2* 1.72 vph* 1.5 miles = 265.74 vmd Spring Creek Commons—Rough Proportionality October 2008 College Station,Texas Page 5 ❑ ❑ Kimley-Hom and Associates, Inc. Results A comparison of projected demand of Lots 9 through 13 of Block 1 of Spring Creek Commons relative to the roadway supply being provided on Lakeway Drive reveals that the projected demand exceeds the capacity supplied. It should be noted that Lots 1-5, 7,and 8 of Block 1, along with Lot 1 of Block 2 were not included in this calculation. 734.79 vmd>402.94 vms [---182.2%] Detailed Results Per Lot A comparison of the projected demand of each lot of Spring Creek Commons relative to the roadway supply provided on Lakeway Drive can also be performed to show the maximum length of roadway facility that the City could require from each lot. While the calculation above shows that the City is justified in having Lakeway Drive constructed with Spring Creek Commons, the City must also recognize that multiple owners and users may develop the site; therefore each lot may only be required to contribute an amount up to the maximum length listed below. • 15,000 ft2 Hospital Lot 13, Block 1 26.55 vmd < 402.94 vms [6.59% or 121.92 ft] • 250,000 ft2 Hospital Lots 9, 11-13 442.50 vmd > 402.94 vms [109.82%or 2,031.67 ft] • 103,000 ft2 Home Improvement Superstore Lot 10 265.74 vmd < 402.94 vms [65.95% or 1,220.08 ft] Alternative Conclusion The purpose of this evaluation was to assess the impacts of the proposed development on the City roadway system and to determine the roughly proportional supply of roadway capacity necessary to address the added demand. The analysis revealed that the City is justified in having the developer construct or contribute towards the construction of 1,850 linear feet of Lakeway Drive. It should be noted that when additional information is known about the traffic generation characteristics of each lot, the results of the calculation change. For example, using the zoning category alone, Lot 10 can be required to contribute towards 1,516.82 linear feet of Lakeway Drive. When the actual land use is known(home improvement superstore),the trip generation characteristics result in a maximum contribution to Lakeway Drive of 1,220.08 linear feet. Regardless of the methodology,however, this analysis revealed that either approach to the proportionality calculation results in the conclusion that the City is justified in having Spring Creek Commons construct or contribute towards the construction of Lakeway Drive. Spring Creek Commons—Rough Proportionality October 2008 College Station,Texas Page 6 Execution: The undersigned signs this document subject to the penalties imposed by law for the submission of a materially false or fraudulent instrument. Date: June 5, 2007 John J Buckley, Jr. Signature of authorized officer FILING OFFICE COPY \�a� RU6-27-2008(WED) 08: 23 Cori,. .1 Properties (FRU. .2195616 P. 002/004 Co.n^nrations Section • Ro er Williams P.O.Boi 13697 /ca ♦ , .'\ Secretary of State Austin.Texas 787.11-3697 `Q ai'• 4 A `.., Office of the Secretary of State January 30,2006 Capitol Services Inc PO Box 1831 • Austin,TX 78767 USA RE.. CORINTH- S.H. 6&GREEN PRAIRIE,L.P. File Number. 800605659 • It has been our pleasure to file the certificate of formation for the referenced limited partnership. This letter evidences the existence of the domestic entity as of the effective date noted on the certificate. Limited partnerships do not file annual reports with the Secretary of State,but do file a report not more often than once every four years as requested by the Secretary.It is important for the partnership to continuously maintain a registered agent and office in Texas as this is the address to which the Secretary of State will send a request to file a periodic report. Failure to file a report when requested may result in the involuntary termination of the limited partnership. If we can be of further service at any time,please let us know. Sincerely, Corporations Section Business&Public Filings Division (512)463-5555 Enclosure • { 21 -u� Come visit us on the Internet at http:llwww.sos.state.bc.usl kb:4 S' ; Phone:(512)463-5555 Fax:(512)463-5709 TTY:7-1-1 Prepared by:Debi Mojica Document:115756510002 C.(J RUG-27-2008(WED) 08: 23 Cori. , Properties (FRX), 2195616 P. 003/004 Corporations Section p .; Roger Williams P.O-Box 13697 � Secretary of State Austin,Texas 78711-3697 Office of the Secretary of State CERTIFICATE OF FILING OF CORINT H- S.H. 6 & GREEN PRAIRIE, L.P. File Number: 800605659 The undersigned, as Secretary of State of Texas, hereby certifies that a Certificate of Formation for the above named Domestic Limited Partnership (LP)has been received in this office and has been found to conform to the applicable provisions of law. ACCORDINGLY, the undersigned, as Secretary of State, and by virtue of the authority vested in the secretary by law,hereby issues this certificate evidencing filing effective on the date shown below, The issuance of this certificate does not authorize the use of a name in this state in violation of the rights of another under the federal Trademark Act of 1946,the Texas trademark law, the Assumed Business or Professional Name Act,or the common law. Dated: 01/27/2006 • Effective: 01727/2006 -")f)/ >4 •„00070144.641,4, ,M Roger Williams k r Secretary of State 21s Come visit us on the interact at http://www.sos.state.tx.us/ 10 U Phone: (512)463-5555 Fax:(512)463-5709 TTY:7-1-1 CG Prepared by:Debi Mojica Document: 115756510002 RUG-27-2008(WED) 08: 2 Cori, Properties (FRX)i 2195616 P. 004/004 FILED lnthaOffice ofthe Secretary of State of Texas JAN 2 7 2006 CERTIFICATE OF FORMATION Corporations Section FOR A • LIMITED PARTNERSHIP TINS CERTIFICATE OF FORMATION is executed pursuant to the Texas Business Organizations Code(the"Code"): 1. The name of the filing entity is: CORINTH—S.H. 6&GREEN PRAIRIE, L.P. 2. . The filing entity is a limited partnership. 3. The street address of the initial registered office of the limited partnership is: 4645 North Central Expressway,Suite 300 Dallas,Texas 75205 4. The name of the initial registered agent at the above office address is: Maryann Sarris Brousseau 5. The address of the principal office in the United States where records are to be kept or made available under Section 153.551 of the Code is: • 4645 North Central Expressway, Suite 200 Dallas,Texas 75205 6. The name and address of the sole general partner are: CORINTH GENERAL,LLC 4645 North Central Expressway,Suite 200 Dallas,Texas 75205 GENERAL PARTNER: CORINTH GENERAL,LLC, a Texas limited liability company • By. • - Frank Mihalopoulos,M- • Vi DD (- • Requested variances to subdivision regulations& reason for same: Because this is a commercial development we would like to request a variance to this regulation. The 20 foot PUE at the rear of all lots is a requirement that was originally intended for residential subdivisions as they typically require rear yard services. In the case of a commercial project, the utility easements are not necessarily located on the rear lot lines but rather under drive aisles or parking areas and do not follow a rear lot line pattern as they do in residential developments. We have indicated on this preliminary plat where all utilities will be provided and have shown the necessary easements over those locations. A 20 foot PUE at rear lots will not be used in this development case and to require that all utilities be located along the rear tots of this development would relegate utilities to areas that would not be accessible and therefore costly to maintain. Form 503 ,s��H o,p This space reserved for office use. (Revised 01/06) /<r��. + FILED Return in duplicate to: Inthe Offof the Secretary of State Secretary of State of Texas Austin,P.OBTXx 787 Assumed Name Certificate APR 0 2 MOB 78711-3697 512 463-5555 FAX: 512 463-5709 CO rporatlona Section Filing Fee: $25 � Irk A � l 3i° • The assumed name under which the business or professional service is, or is to be, conducted or rendered is: St. Joseph Health System irr, , r yyBr ? r ..• 9i}Way .� 9• # kt .. _ .:tee.,-.. ..wM. `,?S.. .. -: :k !l't ?t„x The name of the entity filing the assumed name is: St.Joseph Services Corporation State the name of the entity as currently shown in the records of the secretary of state or on its certificate of formation,if not filed with the secretary of state. The filing entity is a: (Select the appropriate entity type below.) ❑For-profit Corporation 0 Professional Corporation Nonprofit Corporation 0 Professional Limited Liability Company ❑Cooperative Association 0 Professional Association ❑Limited Liability Company 0 Limited Partnership ❑Other Specify type of entity if there is no check box applicable. The file number, if any, issued to the filing entity by the secretary of state is: 102649401 The state, country,or other jurisdiction of formation is: Texas The registered or similar office of the entity in the jurisdiction of formation is: 2801 Franciscan Drive, Bryan,TX 77802 ®The entity is required to maintain a registered office and agent in Texas. The address of its registered office in Texas and the name of the registered agent at such address is: 2801 Franciscan Drive, Bryan,TX 77802 John J. Buckley Jr. The address of the principal office of the entity(if not the same as the registered office) is: ❑ The entity is not required to maintain a registered office and agent in Texas. Its office address in Foran 503 4 `%`{, Dc C, 1 in Texas is: ❑ The entity is not incorporated,organized or associated under the laws of Texas. The address of the principal place of business in this state is: The office address of the entity is: Theeriod p during which the assumed name will be used is 10 years from the date of filing with the secretary of state. OR ❑ The period during which the assumed name will be used is years from the date of filing with the secretary of state(not to exceed 10 years). OR 0 The assumed name will be used until (not to exceed 10 years). mm/dd/yyyy Cou*r ':'' r l s l!ic.: ' ` u> 1 e 1l The county or counties where business or professional services are being or are to be conducted or rendered under the assumed name are: All counties ❑ All counties with the exception of the following counties: 0 Only the following counties: TIPD The undersigned signs this document subject to the penalties imposed by law for the submission of a materially faise or fraudulent instrument. If the undersigned is acting in the capacity of an attorney in fact for the entity,the undersigned certifies that the entity has duly authorized the undersigned in writing to execute this document. Date: April 2, 2008 ; • John J. Buckley Jr., sident Signature and title of authorized person(s)(see instructions) Form 503 5 % Corporations Section q,'TE p�,�\ Phil Wilson P.O.Box 13697 ‘)+1 Secretary of State � Austin,Texas 78711-3697 ` o _o_ „t31 Office of the Secretary of State CERTIFICATE OF FILING OF ST. JOSEPH SERVICES CORPORATION File Number: 102649401 Assumed Name: St.Joseph Health System The undersigned, as Secretary of State of Texas,hereby certifies that the assumed name certificate for the above named entity has been received in this office and filed as provided by law on the date shown below. ACCORDINGLY the undersigned, as Secretary of State, and by virtue of the authority vested in the secretary by law hereby issues this Certificate of Filing. Dated: 04/02/2008 Effective: 04/02/2008 (31,14.4e1-- � 1�1 ►4j Phil Wilson Secretary of State ch` � Come visit us on the internes at http://www.sos.state.tx.us/ \\_)0) Phone:(512)463-5555 Fax:(512)463-5709 Dial:7-1-1 for Relay Services Prepared by: Lisa Sartin TID: 10342 Document:210675830002 Slave Filed For Record in: BRAZOS COUNTY On: Aar 04,2008 at 10:33A As a Recordings STAT>r OF T BRAS Documen t�Ite FR110993340 KNOW ALL MEN BY THESE PRESENTS Amount 15.00 COUNTY OF BRAZOS Receipt Number - 338444 891. Lynn Greer THAT I ,the undersigned, for the purpose of complying with Chapter 36, Title 4, Business and Commerce Code of the State of Texas,do hereby certify to the following facts: I_ St. Joseph Health System is the assumed name under which the business or professional services is or is to be conducted or rendered. 2. Registrant St. Joseph Services Corporation 3. Names and Addressee !• John J. Buckley, Jr. 2801 Franciscan Drive President Bryan' TX 77802 • Tide City State rap 2. Name Address Title City State Zip 3. Name Addres. Tide City State Zip Said Company was duly associated under the laws of TEXAS and its registered or similar office address is 2801 Franciscan Drive, Bryan,TX 77802 Country or counties within the State of Texas where the business or professional services arc being or are to be conducted or rendered under said assumed name:All 4. The business service is s Health care urganization 5. • • The odd,not to exceed ten(10)years,during which the asstuned name will be used is from the 21 day of April , 2008 until the 27 day of April 2ELQS IN TESTIMONY WHEREOF, have hereunto set hand , this the day of 20_ 1909241,2.4m1(4.13(:-.4 SWORN TO AND SUBSCRIBED BEFORE ME this day of C'V Qr t, ,d2Q-saL_ Notary Public State of TexA-n&e2rso,, s�'''�OTARYPUBLIC � v � •®• THEDA ANDERSON By:i d State of Texas My Commission E*us 06.224008 �c ) 1b# Office of the Secretary of State Filed in the Office of the Secretary of State of Texas Reports Unit Filing #: 102649401 06/05/2007 P.O. Box 12028 Document#: 173051690002 Austin, Texas 78711-2028 Image Generated Electronically (Form 802) for Web Filing _ . PERIODIC REPORT- NONPROFIT CORPORATION File Number: 102649401 1. The corporation name is: ST. JOSEPH SERVICES CORPORATION 2. It is incorporated under the laws of: TEXAS, USA 3. The name of the registered agent is: John J Buckley Jr 4. The registered office address, which is identical to the business office address of the registered agent in Texas, is: 2801 Franciscan Drive, Bryan,TX, USA 77802 5. If the corporation is a foreign corporation, the address of its principal office in the state or country under the laws of which it is incorporated, is: 6. The names and addresses of all directors of the corporation are: Director/Executive 1: (Individual Name) John C Hicks title: Director Address: Box 1166 Franklin, TX, USA 77856 Director/Executive 2: (Individual Name) Donald E Voelter title: Director Address: 450 Country Place West Brenham, TX, USA 77833 Director/Executive 3: (Individual Name) James W Stegall 'Title: Director Address: 2509 Memorial Drive Bryan, TX, USA 77802 Director/Executive 4: (Individual Name) John J Buckley Jr Title: Director Address: 2801 Franciscan Drive Bryan, TX,USA 77802 7. The names, addresses and titles of all officers of the corporation are: Officer 1: (Individual Name) John C Hicks Title: Chairperson Address: Box 1166 Franklin, TX, USA 77856 Officer 2: (Individual Name) John J Buckley Jr Title: President Address: 2801 Franciscan Drive Bryan, TX,USA 77802 Officer 3: (Individual Name) James W Stegall Title: Secretary . . Address: 2509 Memorial Drive Bryan, TX, USA 77802 Officer 4: (Individual Name) Donald E Voelter Title: Vice-Chairperson Address: 450 450 Country Place West Brenham, TX, USA 77833 \\).6)