04 C14-2024-0101 - Scofield Farms Rezoning, District 7 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0101 (Scofield Farms Rezoning) DISTRICT: 7 ADDRESS: 1603 and 1605 West Parmer Lane, 12424 Scofield Farms Drive ZONING FROM: GR-CO, MF-2 TO: GR-MU SITE AREA: Tract 1: 1.85 acres Tract 2: 5.75 acres 7.60 acres PROPERTY OWNER: 1603 W Parmer LLC and MMK Ventures LLC APPLICANT/AGENT: Armbrust & Brown, PLLC, Jewels Cain CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-MU, Community Commercial-Mixed Use Combining District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 20, 2024 CITY COUNCIL ACTION: ORDINANCE NUMBER: C14-2024-0101 ISSUES: 2 There is an associated restrictive covenant amendment case, C14-85-149.70.02, that will proceed in tandem with this rezoning application. CASE MANAGER COMMENTS: The property in question consists of two tracts of land that make up 7.60 acres. Tract 1 is a 1.85 acre undeveloped area that is zoned GR-CO and fronts onto W. Parmer Lane. Tract 2 is a 5.75 acre lot that is currently developed with a religious assembly use (Parmer Lane Baptist Church), with a detention pond and surface parking zoned MF-2 that accesses Scofield Farms Drive. The lot to the north, at the southwest corner of Parmer Lane and Scofield Farms Drive, is zoned GR and is developed with a financial services use (Wells Fargo Bank). Further to the north, across W. Parmer Lane there is a retail shopping center with a food sales use (Hana World Market) that is also zoned GR. To the south there is an SF-2 zoned area that is undeveloped. The lots to the east, across Scofield Farms Drive are developed with an assisted living use (Parmer Woods at North Austin) zoned LO and a primary public school (River Oaks Elementary School) zoned MF-2 and SF-1. The lots to the west contain an automotive repair use (Austin Automotive Specialists), an undeveloped area zoned LR and duplex residences zoning SF-3. In this request the applicant is asking to rezone both tracts to GR-MU to allow for a multifamily project (please see Applicant’s Request Letter – Exhibit C). The staff recommends the applicant’s request for Community Commercial-Mixed Use Combining District zoning. The property meets the intent of the district as it is accessible from a major arterial/highway and a collector roadway. The proposed zoning is compatible with the commercial and office zoning designations to the north, east and west. GR-MU zoning will permit the applicant to develop this site with a mixture of uses, including residential uses, that will provide for additional housing opportunities and services in this area of the city. There is access to public transit in the vicinity as there are Capital Metro bus routes (#142, #325)/stops along Metric Boulevard to the west. The site under consideration is adjacent to Parmer Lane Activity Corridor and is within 0.50 miles from a recreation area (Walnut Creek Metropolitan Park). The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. 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. C14-2024-0101 3 Mixed Use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. 2. The proposed zoning should promote consistency and orderly planning. The proposed zoning is compatible with the surrounding commercial and office zoning to the north, east and west. The site is adjacent to Parmer Lane Activity Corridor, as designated by the Imagine Austin Comprehensive Plan. 3. The proposed zoning should allow for a reasonable use of the property. The proposed GR-MU zoning will permit the applicant to develop this site with a mixture of uses, including residential uses, that will provide for additional housing opportunities and services in this area of the city. There is access to commercial uses (Hana World Market), civic services (River Oaks Elementary School), a recreation area (Walnut Creek Metropolitan Park) near this property. In addition, there are public transit options in the vicinity with Capital Metro bus routes (#142, #325)/stops along Metric Boulevard to the west. EXISTING ZONING AND LAND USES: Site ZONING GR-CO, MF-2 North GR LAND USES Undeveloped Tract, Scofield Farms Event Center, Religious Assembly (Parmer Lane Baptist Church), Detention Pond, Undeveloped Area Financial Services (Wells Fargo Bank), Food Sales (Hana World Market) Undeveloped Tract South East SF-2, SF-1 LO, MF-2, SF-1 Assisted Living (Parmer Woods at North Austin), Primary West GR-CO, SF-3 Public School (River Oaks Elementary School) Automotive Repair (Austin Automotive Specialists), Undeveloped Tract, Duplex Residences PLANNING AREA: North Lamar Area Study WATERSHED: Walnut Creek NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, C14-2024-0101 4 North Growth Corridor Alliance, SELTexas, Sierra Club, Austin Regional Group SCHOOLS: Austin Independent School District: Pillow Elementary School Burnet Middle School Anderson High School Pflugerville Independent School District: River Oaks Elementary School Westview Middle School Connally High School AREA CASE HISTORIES: NUMBER C14-2014-0193 (MMK Ventures, LLC: 1601 Cedar Bend Drive) REQUEST LO-MU-CO, RR to SF-6 SF-4A COMMISSION 8/18/15: Approved staff’s recommendation for SF-4A zoning, with the NTA conditions, adding a conditional overlay to prohibit vehicular access from Old Cedar Lane to Cearly except for emergency (crash gates), pedestrian and bicycle access (6-5, S. Harris, G. Rojas, B. Evans, Y. Flores, D. Breithaupt-No); A. Denkler-1st, J. Kiolbassa-2nd. CITY COUNCIL 10/15/15: Approved staff’s rec. of SF-4-A-CO zoning, with NTA conditions. Keep public hearing open and bring back for 2nd/3rd readings on November 12, 2015 (10-0, A. Kitchen-off dais); L. Pool-1st, D. Zimmerman-2nd. 11/12/15: Approved the draft ordinance based on the conditions e commended by the Zoning and P Platting Commission on 2nd reading (9-3, P. Renteria, E. Troxclair and O. Houston-No); L. Pool-1st, D. Zimmerman-2nd. 12/17/15: Approved as amended for single-family residence-small lot-conditional overlay (SF-4A- CO) combining district zoning on Mayor Pro Tem Tovo’s motion, Council Member Pool’s second on an 11-0 vote. The amendment was to strike Part 3 B from the ordinance. 9/22/11: Approved LO-MU-CO zoning on consent on all 3 readings (7-0); B. Spelman-1st, L. Morrison-2nd. C14-2011-0023 (1601 Cedar Bend Drive) RR to LR 9/06/11: Approved the staff’s recommendation of LO-MU- CO district zoning on consent (5-0, S. Baldridge-absent); P. Seager-1st, C. Banks-2nd. C14-2024-0101 5 LR to GR C14-05-0199 (12195 Metric Boulevard-Texan Market Store Car Wash) 3/02/06: Approved GR-CO with conditions (7-0); all 3 readings C14-05-0016 (12251 Running Bird Lane) SF-6 to SF-6 (Tracts A & B) and LO (Tract C) 11/17/05: Approved SF-6 (Tracts A& B), LO-CO (Tract C), and Tract D to remain RR (7-0); all 3 readings 1/31/06: Approved GR-CO zoning for the area of 5,750 sq. ft. with car wash as the only GR district use, all other LR uses; 8-feet masonry wall to be constructed from the existing pavement south past the new improvements; public RC to limit the hours of the car wash from 6:00 a.m. to 10:00 p.m. (8-0, J. Gohil-absent) 10/18/05: Approved RR zoning for floodplain, SF-6 zoning for Tracts A & B, and LO-CO zoning for Tract C, with the following conditions: prohibit Communications Services, Medical Offices, Club or Lodge, Convalescent Services, Cultural Services, and Hospital Services (Limited). In addition, Tracts A, B, and C shall have a 450 trip limit per day. Vote: 9- 0; JM-1st, MH-2nd. 8/03/04: Approved P zoning by consent (8-0, J. Pinnelli-absent) 2/03/04: Approved LO-CO zoning with 2,000 vtpd limit and prohibiting the following uses: Art and Craft Studio (Limited), Communications Services, Medical Offices, Convalescent Services, Cultural Services (9-0) 5/21/02: Approved staff’s recommendation of GR-CO zoning, with a CO for a 2,000 vtpd, by consent (8-0, A. Adams-Not yet arrived); J. Matinez-1st, N. Spelman-2nd. 5/8/01: Approved staff rec. of CS-CO by consent (8-0) C14-04-0106 12100 block of Metric Boulevard- Walnut Creek Greenbelt at Metric) C14-03-0183 (12041 Bittern Hollow-St. Albert The Great Catholic Church) C14-02-0048 (1709 W. Parmer Lane-Boston Market) C14-01-0044 (1700 W. Parmer Lane-Scofield Farms Market Shopping Center) LR to GR GR to CS MF-2 to P 9/02/04: Approved P zoning (7-0); all 3 readings SF-2 to LO-CO 3/04/04: Approved LO-CO zoning (6-0); all 3 readings 6/27/02: Approved GR-CO (7-0); all 3 readings 7/19/01: Approved CS-CO w/ addition of prohibiting pawn shops (6-0); all 3 readings C14-2024-0101 6 C14-01-0043 (1700 W. Parmer Lane-Scofield Farms Market Shopping Center) C14-00-2033 (W. Parmer Lane- Little Steps Child Care Center) C14-00-2023 (1418 Cardinal Hill Road) C14-99-2067 (W. Parmer Lane) C14-98-0021 (12424 Scofield Farms Drive) C14-96-0062 (E. Parmer Lane- Brake Specialists) GR to CS-1 SF-3 to GR SF-1 to LO 5/8/01: Approved staff rec. of CS-1-CO w/ conditions, prohibit free standing CS-1 use (8-0) 3/28/00: Approved staff’s rec. of LR-MU-CO by consent (5-0); limit vehicle trips to 315 per day 4/18/00: Deny LO zoning (8-0) 7/19/01: Approved CS-1-CO w. addition of prohibiting pawn shops (6-0); all 3 readings 5/11/00: Approved PC rec. of LR-MU-CO by consent (7-0); all 3 readings 6/01/00: Denied rezoning request (4-3, KW/BS/DS-Nay) GR, GO to GR MF-2 to GR 1/18/00: Approved GR-CO by consent (9-0) 4/14/98: Approved GR-CO w/ conditions (8-0) 2/17/00: Approved GR-CO (7- 0); all 3 readings 5/14/98: Approved GR-CO w/ conditions (5-0); all 3 readings LR to GR 6/4/96: Approved GR (8-0) 7/11/96: Approved GR-CO w/ conditions (6-1); 1st reading 8/22/96: Approved GR-CO w/ conditions (5-2); 2nd/ 3rd readings RELATED CASES: C14-85-149 (North Lamar Area Rezonings) C14-2024-0101 7 OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 1603 W PARMER LANE. C14-2024-0101. Project: Scofield Farms Rezoning. 7.6 acres from GR-CO, MF-2 to GR-MU. Existing: undeveloped and church (9,150 sq. ft). Proposed: 328 multifamily residential units. Demolition is proposed. Yes Y Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • Adjacent to Parmer Lane Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • 0.18 miles to bus stop on Metric Blvd • Sidewalk present along Parmer Lane and services, and/or employment center Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.2 miles to Hanna World Market Grocery Store Y Connectivity and Education *: Located within 0.50 miles from a public school or university. • 0.2 miles to River Oaks Elementary School Y Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.5 miles to Walnut Creek Metropolitan Park Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) Y Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. C14-2024-0101 8 Industrial Land: Preserves or enhances industrial land. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 9 Number of “Yes’s” Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Walnut 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. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% 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. Fire No comments. Parks and Recreation Parkland dedication will be required for the new dwelling units proposed by this development, multifamily with GR-MU zoning, at the time of subdivision or site plan, per C14-2024-0101 9 City Code § 25-1-601. 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 § 25-1-609, as amended. 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. Site Plan Site plans will be required for any new development other than single-family or duplex residential. 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. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Compatibility Standards NEW COMPATIBIILITY COMMENTS (for now): On and after July 15th, 2024, this site will need to comply with compatibility requirements based on ordinance # 20240516-004 This tract is already developed, and the proposed zoning change is a footprint within the existing development. Transportation The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for W Parmer LN. It is recommended that 77 feet of right-of-way from the existing centerline should be dedicated for W Parmer LN. according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for Scofield Farms DR. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for Scofield Farms DR. according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Shag Bark TRL. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for Shag Bark TRL. according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. C14-2024-0101 10 The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) W Parmer Lane Level 4 – TxDOT Highway 154’ 6’ No Yes 148’ including median. Median varies: 4’ to 17’ Excluding median. NW direction: 45’ to 57’ SE direction: 45’ Scofield Farms Drive Level 2/Collector 84’ 65’ to 74’ 48’ No Yes Shag Bark Trail Level 1/Local 58’ 47’ 30’ No Yes 6’ 6’ Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. 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 TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. Comments from Interested Parties GO-CO C14-2008-0210 C14-2011-0069 MF-3 P P A D N Y L E R G E L MF-3 N E L P T R O E K P I C EXHIBIT A SF-2 ( SF-6 MF-3 N G L R I N H C C I N MF-3 (N O T O N G R O U N D) SP-00-2031C 91-086 R S D M R D FA L FIE O C S SP92-0370C MF-1 91-0086 ( ( ( LR 91-0086 ( ( ( ( ( ( BR AIDED R ( ( ( O PE D R ( ( SF-6 SF-6 85-149 N L Y N O P ( ( ( ( ( ( ( SF-6 ( ( ( ( ( ( ( ( ( SF-6 ( ( ( ( ( ( SP-01-0529C 91-086 LO SF-2 ( ( SF-2 ( 83-145 LR RETAIL CENTER ELEMENTARY SCHOOL P SP-93-0159C ELE S C H O M E OL NTA R Y SP-99-2158C C14-99-0008 99-2067 GR-CO SP-99-2158C C14-99-2067 99-2067 99-0008 91-86 SP-00-2031C 85-149 GR SP-00-2031C 91-0086 43 0 01-0 44 0 01-0 CS-1-CO C14-01-0043 C14-01-0044 CS-CO REST. SP-06-0131C RETAIL/SHOPPING CENTER W PA R M E 96-0062 AUTO R LN ! ! SERVICE ! ! SP97-0013C ! ! ! ! ! ! ! ! GR-CO 98-0021 ! ! C14-98-0021 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! CONV. STORE D LV RIC B T E M FAST FOOD REST. SP-98 -0149C 90-83 CAR WASH SP-96-0018C GR UNDEV GR-CO C14-05-0082 02-0048 SP-02-0433C 05-0082 85-149.70RC SP-04-1112C LR LR-MU-CO = SF-3 S H A D = O W VIE D U P LE X E S W D R = = = D U PLE XE S SF-3 = ( S H A G B A R = K TR L ( = = ( = = SF-3 ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! = = I R D W E V Y D A H S = SF-3 DUPLEXES = = = ( = LO-MU-CO RR C14-05-0016 90-0083 LO-CO ( V D C N E R B A D E C SF-6-CO 87-109 SP-99-0099CF SP-04-0132C GR-MU-CO UNDEV SP-05-0946C LR CLINIC 90-0083 RR UNDEV N D L G BIR NIN N U R MF-3-CO UNDEV LO E S U O H E R A 90-0083 E/W FIC F O SF-3 C E D A ( R B E N D D R RR ( SF-2 C A MIN O VIEJ O R D D WIL ( E L G N TA ( SF-2 99-0073 ( ( RR P SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ± 98-0021 SP-04-0175C ! ! ! ! ! ! ! ! ! ! 85-149 85-149.70R.C. ! ! ! ! ! ! ! ! SP-96-0022C MF-2 ! ! ! ! ! ! ! ! ! ! ! ! MF-2 CHURCH C14-90-0030 ! ! ! ! ! ! ! ! ! ! ! ! ! ! SF-2 SP91-0308C ELEMENTARY SCHOOL SP91-0308C 85-149.7 SF-1 00-2023 (DENIED) SF-1 ASSISTED LIVING LO SPC96-0338C ( ( ( ( ( ( ( ( SF-2 ( ( ( ( ( ( ( ( ( ( I W L L O W W L D I D R ( ( ( ( ( ( ( ( ( ( ( ( SF-1 ( ( C A R DIN ( ( ( AL HILL D ( R ( ( ( ( ( ( ( ( SF-1 K N O L L R I D G E D R SF-1 SHAG BARK TRL ROLL ING H ILL DR C14-2011-0023 C U L P E O T R C E LO-MU-CO LO-MU-CO SF-4A-CO C14-2014-0193 85-149 I R C T K I C E ARLE Y D R FE N N E C W AY Y A C W A S R O C ZONING OLD C E D A R LN KIT CIR P ZONING CASE#: C14-2024-0101 OAK SHADO WS CIR SF-1 SF-1 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 Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 7/8/2024 EXHIBIT B EXHIBIT C EXHIBIT D From: To: Subject: Date: dikearns Sirwaitis, Sherri Re: Case Number C14-2024-0101 Wednesday, August 14, 2024 4:41:29 PM External Email - Exercise Caution This is for Public Hearing: August 20, 2024, Zoning and Platting Commission. I object to the application for rezoning. On Wednesday, August 14, 2024 at 04:38:06 PM CDT, > wrote: Below are the comments I would like to submit for the meeting next Tuesday. On Tuesday, August 13, 2024 at 08:32:06 AM CDT, Sirwaitis, Sherri <sherri.sirwaitis@austintexas.gov> wrote: Hi Ms. Kerns, Comments are due to be included with the backup material for the case the Wednesday prior to the meeting (i.e. – tomorrow). You can fill out the form included in the paper notice, pdf it and e-mail it to me or you can just e-mail your individual comments to me. Information about the Zoning and Platting Commission meeting, including the agenda and speaker registration directions, will be posted on the Commission’s website the Friday prior to the meeting at: https://www.austintexas.gov/content/zoning-and-platting-commission https://www.austintexas.gov/cityclerk/boards_commissions/meetings/54_1.htm Thank you, Sherri Sirwaitis City of Austin Planning Department sherri.sirwaitis@austintexas.gov 512-974-3057(office) Please note: E-mail correspondence to and from the City of Austin is subject to required disclosure under the Texas Public Information Act. From: dikearns Sent: Monday, August 12, 2024 8:38 PM To: Sirwaitis, Sherri <Sherri.Sirwaitis@austintexas.gov> Subject: Re: Case Number C14-2024-0101 External Email - Exercise Caution Hi Sherri, I found the record on the abc website but it was not easy! I will provide comments, and would like to speak at the public hearing. Can you please advise what the deadline is to submit comments in time for the 8/20/24 meeting? Thanks, Diane Kearns 512-799-1221