11- C14-2024-0015 - Montopolis-Fairway Mixed Use; District 3 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET DISTRICT: 3 TO: CS-DB90-NP CASE: C14-2024-0015 ZONING FROM: SF-3-NP & GR-NP ADDRESS: 6202, 6204 Caddie Street; 6205, 6211, 6215 Fairway Street; 1600, 1604, 1606, 1608, 1610, 1612, and 1614 Montopolis Drive SITE AREA: 1.92 acres (83,905 sq. ft.) PROPERTY OWNER: 3rd Angle Developments LLC & 1614 Montopolis LLC (Ben S. Cobos) AGENT: Thrower Design, LLC (Ron Thrower & Victoria Haase) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The Staff recommendation is to grant community commercial – density bonus 90 - neighborhood plan (GR-DB90-NP) combined district zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: July 9, 2024: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. C14-2024-0015 Page 2 CASE MANAGER COMMENTS: The property in question is 1.92 acres, undeveloped, has frontage on Montopolis Drive (level 3), Caddies Street (level 1) and Fairway Street (level 1). The site has two zonings associated with it, community commercial-neighborhood plan (GR-NP) and family residences- neighborhood plan (SF_3-NP). The property has townhomes, Austin Youth Development Building and a Dollar Tree (MF-2-NP, P-NP, GR-NP) to the north. There are also business commercial buildings and single family residential (SF-3-NP, GR-NP). To the east are multifamily residential and undeveloped land (ERC). There closest bus stop is on the corner of Caddie Street and Montopolis Drive, right on the property. The site is mostly in the Riverside Station Imagine Austin Corridor, making this an ideal location to add housing. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting general commercial-density bonus 90-neighborhood plan (CS-DB90-NP) combining district for a proposed development that would include multi- family units requiring an affordable component. A building constructed under density bonus 90 (DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of approximately 76 residential units and will be seeking a modification for the commercial requirement on the Caddie Street Frontage. Please refer to Exhibit C (Applicant’s Summary Letter). A development utilizing the “density bonus 90” incentives is permitted with a base GR district and must include an affordability component for residential use in order to obtain incentives, including height maximum of 90 feet in the GR district (60 feet base plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. There are two options for projects including rental units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) a minimum of 10% of the rental units are affordable for a 40-year period as described above for households earning 50% or less MFI. There are two options of satisfying DB90 development affordability requirements which include ownership units: 1) a minimum of 12% of the rental units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2) an in-lieu-fee payment to the Housing Trust Fund, equivalent to the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of final site plan submission. C14-2024-0015 Page 3 BASIS OF RECOMMENDATION: 1. The rezoning should be consistent with the policies and principles adopted by the City Council. sought. City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. This request is consistent with the “VMU2” option and Ordinance No. 20240229-073, which replaced the invalidated “VMU2” option. 2. The proposed zoning should be consistent with the purpose statement of the district The Community Commercial district is intended for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and individually developed commercial sites, and typically requiring locations accessible from major traffic ways. The DB90 (DB90) combining district, in exchange for providing affordable housing units and in combination with commercial base zoning districts, allows a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. The Neighborhood Plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. EXISTING ZONING AND LAND USES: Site North South East West NEIGHBORHOOD PLANNING AREA: Montopolis WATERSHED: Country Club East (Suburban) LAND USES Undeveloped Townhomes, Public Facility and Commercial Uses Single Family and Commercial Uses Multifamily and Undeveloped Land Single Family ZONING GR-NP and SF-3-NP MF-2-NP, P-NP, GR-NP SF-3-NP and GR-NP ERC SF-3 C14-2024-0015 Page 4 SCENIC ROADWAY: No Martin Middle School Eastside Memorial High School CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Allison Elementary School COMMUNITY REGISTRY LIST: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Austin Regional Group Carson Ridge Neighborhood Association Crossing Gardenhome Owners Assn. (The) Del Valle Community Coalition Del Valle Independent School District East Austin Conservancy El Concilio Mexican American Neighborhoods Friends of Austin Neighborhoods Homeless Neighborhood Association AREA CASE HISTORIES: Montopolis Community Alliance Montopolis Community Development Corporation Montopolis Neighborhood Association Montopolis Neighborhood Plan Contact Team (MNPCT) Montopolis Tributary Trail Assocaition Neighborhood Empowerment Foundation Pleasant Valley Preservation Austin SELTexas Sierra Club Vargas Neighborhood Association NUMBER REQUEST COMMISSION CITY COUNCIL C14-2012-0112 - East Riverside Corridor Regulating Plan-Montopolis Neighborhood NPA-2012-0005.04 East Riverside Corridor Regulating Plan- Montopolis NPA C14-2008-0177 6007 Fairway To adopt the East Riverside Corridor (ERC) Master Plan To adopt the East Riverside Corridor (ERC) Master Plan SF-3-NP to MF-1-NP To adopt the East Riverside Corridor (ERC) Master Plan as an amendment to the Imagine Austin Comprehensive Plan (09/14/2012) To adopt the East Riverside Corridor (ERC) Master Plan as an amendment to the Imagine Austin Comprehensive Plan (09/14/2012) To Grant MF-1-NP (09/09/2008) Approved as Planning Commission Recommended (05/09/2013) Approved as Planning Commission Recommended (05/09/2013) To Grant MF-1-NP (10/23/2008) RELATED CASES: NPA-2023-0005.01: This is the NPA related to this rezoning case. ADDITIONAL STAFF COMMENTS: C14-2024-0015 Page 5 Comprehensive Planning There are no comments, see the related NPA case. Drainage: The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental: The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Country Club East Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Development Classification % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% % of Gross Site Area with Transfers 60% 60% 70% 90% PARD – Planning & Design Review: Parkland dedication will be required for the new applicable uses proposed by this development, multifamily with CS-MU-NP zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should fees in-lieu be required, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-607 (B)(1) & (2). C14-2024-0015 Page 6 If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: thomas.rowlinson@austintexas.gov. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. Site Plan: Site plans will be required for any new development other than single-family, two-family or duplex residential. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Any development which occurs in an SF-6 or less restrictive zoning district which is located 540-feet or less from property in an SF-5 or more restrictive zoning district will be subject to compatibility development regulations. The site is subject to compatibility standards due to the adjacent SF-3-NP districts. Airport Overlay The site is located within Austin-Bergstrom Overlay CCLUA. No use will be allow that create electrical interference with navigational signals or radio communications between airport and aircraft, make it difficult for pilots to distinguish between the airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, create bird strike hazards or otherwise in any way endanger or interfere with the landing, taking off, or maneuvering of aircraft intending to use the Austin-Bergstrom Airport. Height limitations and incompatible uses with each Airport Overlay zone are established in the Airport Overlay Ordinance. Airport Hazard Zoning Committee review may be required prior to Planning Commission Hearing. Fire Department: There are no comments at this time. Austin Transportation Department – Engineering Review: Additional right-of-way maybe required at the time of subdivision and/or site plan. Existing Street Characteristics: Name Existing ROW Existing Pavement Sidewalks Bicycle Route ASMP Classification ASMP Required ROW Fairway Street Level 1 Caddie Street Level 1 Montopolis Drive Level 3 58’ 58’ 80’ 68’ 50’ 80’ 40’ 30’ 42’ Yes No Yes Capital Metro (within ¼ mile) Yes Yes No No Yes Yes C14-2024-0015 Page 7 Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit B: Aerial Map Exhibit C: Applicant’s Summary Letter Correspondence from Interested Parties C14-2008-0122 CBD-CURE CBD TOWN LAKE PARK P P CBD-H T S E P U L A D A U G 88-0035 CBD T A S C A V A L W CESAR CHAVEZ ST CBD CBD SP-99-2152C T S O D A R O L O C C 7 7 1 1 - 5 0 - P S C 4 4 0 0 - 4 9 - P S LOT CBD CBD CBD-CURE-CO C14H-1999-0018 VACANT W 2ND ST OFFICE BLDG. CBD E V A S S E R G N O C TOWN LAKE PARK 88-0035 SP06-0769D P SP-90-0224CS P-NP FIE L D 89-0 0 39 W RIV E R SID E D R CS-1-NP PALMER AUDITORIUM P-NP NPA-2017-0013.01 C14-2017-0026 REST. C14-02-0031 C814-2017-0001 C14-2007-0220 PUD-NP REST. P-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! T T S S S 1 ! ! ! ! ! PARKING ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! HOTEL ! 79-137 P79-27 ! L-NP ! ! ! ! ! ! ! ! ! PUD-NP C814-06-0106.01 C814-06-0106 C814-06-0106.02 ! ! ! !! C14-2007-0220 C814-2012-0071 PUD-NP R E T A I L CS-1-V-NP STATE OFFICE P73-17 OFFICE LI-NP G L A S S C O . ! ! O F F I C E \ B L D G . B A R T O N S P R I N G S R D PARKING HOTEL CS-1-V-NP C14-2007-0220 9 6 0 0 - 9 9 ! ! ! ! ! ! LI-PDA-NP C14-99-0069.01 ! ! ! ! ! ! ! OUTDOOR\FURN. ! ! ! ! CS-1-V-NP ! ! E V A S S E R G N O C S . O C E TIR C814-89-0003 P81-086 SP90-0122C SP07-0070C 05-0139 NPA-2019-0022.02 PUD-NP C814-89-0003.02 78-179 72-161 REST. C14-2007-0220 CS-1-V-NP PAR KIN G O O D AV E H AY W 83-005 P-NP SP-96-0451C C14-78-189(RCT) SP90-0122C 72-161 REST. C14-2007-0224 RETAIL BLDG. - 6 8 Z R CS-1-V-NP SP90-0717C 05-0139.001 LI-NP C14-05-0139 CS-NP STATE OFFICE CBD-CURE C14-2009-0091 CBD HARDWARE C14-2010-0054 C14-2012-0048 SP-02-0152AW C14-2010-0053 CBD-CURE PARKING VAC. BLDG. LIGHT BULB AIL T E R CBD E 2ND ST OFFICE BLDG. CBD OFFICE SP92-176CS D E S U S R A C SP-02-0221C CBD - S N A R T N IO S IS M AIR P E R PARKING/STORAGE CBD CBD D V L B O T IN C A J N A S CBD E 3RD ST WHSE CBD AUTO PARTS CBD E CESAR CHAVEZ ST HOTEL CBD SP97-0135C PARKING GARAGE CBD CBD 4 1 0 9- 8 H RETAIL CBD AUTO REPAIR E IC F F O A 0 7 0 - 8 8 P S T S S O Z A R B HOTEL COMPLEX 84-354 CBD C14-06-0083 OFFICE/HOTEL COMPLEX 01-0073 88-0030 DMU CBD P L A D Y B I R C O L D L A K O E R A D O R I V E R T S Y T I N I R T 88-0030 P 7 9 - 6 2 E R I V E R S I D 05-0139 E D R CS-1-V-NP O . T. C F I C F O E Q E U I P 05-0139 R Z 8 7 - 0 3 8 C14-2007-0224 PARKING C14-05-0077 CS-V-CO-NP SP-05-1438C CS-MU-V-NP OFFICE E S T. R CS-1-V-NP 05-0139 CS-V-CO-NP ZONING CS-V-NP C14-2007-0224 STATE OFFICES 73-41 APARTMENTS SP-06-0378C C814-2008-0165 SP-06-0715C L-NP 72-161 OFFICE BLDG. L A D Y B I R D L A K E ZONING CASE#: C14-2023-0015 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. 1 " = 400 ' This product has been produced by the Housing and Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or Created: 2/13/2023 T RIS O FL CS-1-V-NP FAST C14-2007-0220 CS-MU-V-CO-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! MF-3-NP ! ! ! ! ! CS-1-V-NP C14-2007-0220 80-63 2007-0220(PART) CS-1-NP ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! !! ! ! !! CS-1-V-NP C14-2007-0220 OFFICE GAS CS-1-NP APARTMENTS P79-18 C14-2007-0220 CS-1-V-NP UNZ TEXAS STATE SCHOOL FOR THE DEAF ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!J21J22H21H22C14-2023-0015C14-02-0031C14-2017-0026NPA-2017-0013.01C14-05-0139C814-89-0003.02NPA-2019-0022.02C14-2007-0220C14-78-189(RCT)C14-2007-0224C814-06-0106.01C814-06-0106.02C14-2007-0224C14-2007-0220C814-2008-0165C14-2007-0224C14-2007-0220C14-2007-0220C14-06-0083C14-05-0077C14-2012-0048C14-2007-0220C14-2007-0220C14-2007-0220C814-2012-0071C814-2017-0001C14-2010-0053C14-2010-0054C14-2008-0122C14-2007-0220C14-99-0069.01C14-2009-0091C14H-1999-0018S 1ST STS CONGRESS AVEE 2ND STW CESAR CHAVEZ STBRAZOS STW 2ND STCONGRESS AVEBARTON SPRINGS RDE 3RD STE RIVERSIDE DRE CESAR CHAVEZ STLAVACA STTRINITY STSAN JACINTO BLVDW RIVERSIDE DRGUADALUPE STCOLORADO STHAYWOOD AVEPPUD-NPUNZP-NPPPP-NPPUD-NPCBDLI-NPP-NPL-NPPCS-1-NPCS-V-NPCBDCBDCBDCBDCS-1-V-NPCS-1-V-NPPCS-1-V-NPCS-1-V-NPCS-1-NPCBDCBDCBDCBDDMUPUD-NPCBDCBDCBDCS-1-V-NPCBDCBDPUD-NPCBD-CURECS-MU-V-NPCS-1-V-NPCBDCS-1-V-NPLI-NPCBDCS-V-CO-NPCS-1-V-NPCBDCBDCBDCS-NPCS-1-V-NPCBDCBDCS-MU-V-CO-NPCS-1-V-NPLI-PDA-NPMF-3-NPCBD-CURECBD-CURE-COCBD-CURECS-1-V-NPCBDP-NPCS-1-NPCS-V-CO-NPCBD-HL-NP200 S Congress Avenue±This product has been produced by the Housing and Planning Department for the sole purpose of geographicreference. No warranty is made by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:GRID:MANAGER:C14-2023-0015200, 208, 210& 220 1/2 S Congress Ave.58 AcresJ21Michael WatsonCreated: 3/14/2023SUBJECT TRACTZONING BOUNDARY!!!!!!PENDING CASECREEK BUFFER0200400600800100Feet April 4, 2024 Ms. Lauren Middleton-Pratt, Director Planning Department City of Austin 1000 E. 11th Street Austin, Texas 78702 RE: Montopolis-Fairway Mixed Use – C14-2023-0015 – Application Amendment for DB90 Overlay Dear Ms. Middleton-Pratt, On behalf of the Landowners, we respectfully amend the application to request the addition of the DB90 Overlay. Pursuant to Ordinance 20240229-073, adopted by the Austin City Council on February 29, 2024, with an effective date of March 11, 2024, the City of Austin is directing additional housing development in areas of Austin where appropriate through the DB90 Overlay. Our position is that this project meets the requirements to receive the DB90 Overlay and thus, the amended request is for CS-DB90-NP zoning. Further, under Section 25-2-652(F)(3) within the DB90 Ordinance, there is a Mix of Uses requirement related to DB90 projects. While a mix of uses certainly makes for an active street, not all properties can or should have a mix of uses for varying reasons. Pursuant to Section 25- 2-652(F)(3)(e), the rezoning to add DB90 can modify Section 25-2-652(F)(3)(b) that requires the Pedestrian Oriented uses along certain Principal Streets. In this case, the project is located on 3 Urban Roadways – Montopolis Drive, Fairview Street, and Caddie Street, all of which are qualifying Principal Roadways to waive the requirement and we request that the requirement be waived for the frontage along Caddie Street, as this street is mirrored with single-family use only along the southern side of the street. P . O . B O X 4 1 9 5 7 , A U S T I N , T E X A S 7 8 7 0 4 1 5 0 7 I N G L E W O O D S T . , A U S T I N , T E X A S 7 8 7 4 1 For all the reasons here, we submit the amended request to add the DB90 Overlay and respectfully request to waive the requirement for the mix of uses for the Caddie Street frontage. Please let us know if you have any questions. Sincerely, A. Ron Thrower RE: Postponement Request July 23rd-C14-2024-0015 & NPA-2023-0005.01 Victoria <Victoria@throwerdesign.com> Tue 7/2/2024 4:35 PM To: Susana Almanza Cc: Jama Joseph (WE ACT); Velasquez, Jose; Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Hadri, Cynthia <Cynthia.Hadri@austintexas.gov>; Hall, Victoria <Victoria.Hall@austintexas.gov>; Ron Thrower <ront@throwerdesign.com> External Email - Exercise Caution Hello Susana, We agree with the neighborhood’s request to postpone this case to July 23rd. Even so, we met with the NPCT about this case on October 30, 2023, and we agreed to disagree very quickly and respectfully. The NPCT made it very clear that an upzoning of any SF-3 zoned lands will never be supported. The DB90 overlay recently added to the request for rezoning will ensure that a development must include affordable units, something that was not required with the original request. If the NPCT’s position has changed, please let me know. Thank you, Victoria Haase www.throwerdesign.com 512-998-5900 Cell 512-476-4456 Office Mail: P.O. Box 41957 Austin, Texas 78704 From: Susana Almanza Sent: Tuesday, June 4, 2024 2:02 PM To: Hadri, Cynthia <Cynthia.Hadri@aus ntexas.gov> Cc: Victoria <Victoria@throwerdesign.com>; Jama Joseph (WE ACT) <jama.joseph@weact.org>; Velasquez, Jose <jose.Velasquez@aus ntexas.gov> Subject: Postponement Request July 23rd-C14-2024-0015 & NPA-2023-0005.01 Hello Cynthia Hadri- Today I had a discussion with Lauren-Middleton-Pratt and Maureen Meredith regarding the above zoning case and the NPA case. The C14-2024-0015 (6202 6204 Caddie Street; 1600, 1604, 1606, 16098, 1610, 1612, and 1614 Montopolis Drive; 6205, 6211, 6215, Fairway Street) has not been reviewed by the Montopolis Neighborhood Plan Contact Team (MNPCT). The MNPCT meets the last Monday of each month. Our next scheduled meeting is June 24th, 2024. We are requesting that the case be postponed until July 23rd, 2024. Several of the Contact Team members are on vacation during the first two weeks in July. The MNPCT respectfully request that the developer present his plan for the present tract of land zoned Single Family and Civic on July 23rd Contact Team Meeting at 6 pm, at the Montopolis Recreation Community Center, 1200 Montopolis Drive. The original request for this land was for Mix Use designation, we have received notice that the new request is CS-BD90-NP. This is a new designation for the Montopolis planning area. Also, we need to know if CS-DB90-NP falls under the designation of Mix Use. Thank you in advance for your assistance. Susana Almanza, President MNPCT -- PODER P.O. Box 6237 Austin, TX 78762-6237 www.poderaustin.org CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. 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