04 C14-2024-0165 - Zimmerman SF South; District 6 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2024-0165 (Zimmerman SF South) DISTRICT: 10 ADDRESS: 11301 Zimmerman Lane ZONING FROM: DR TO: SF-6 SITE AREA: 6.62 acres PROPERTY OWNER: Barbara Allen Agnew and Brian Matthew Smith AGENT: Jackson Walker LLP (Pamela Madere) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends SF-6, Townhouse and Condominium Residence district, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 18, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 04 C14-2024-0165 - Zimmerman SF South; District 61 of 14C14-2024-0165 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 6.62 acre vacant tract of land that takes access to Zimmerman Lane. The area to the north, across Zimmerman Lane, is developed with a single-family residence zoned DR. To the south there is an apartment complex that was zoned PUD as part of the Four Points Centre Planned Unit Development that takes access to North FM 620 Road. To the east, there are single family residences along the southern side of Zimmerman Lane and townhouse/condominium residences along the northern side of Zimmerman Lane that are zoned SF-6-CO. Toward the terminus of Zimmerman Lane, there is a single-family residence zoned DR and an undeveloped area zoned SF-1. The property to the west, is zoned MF-2 and is undeveloped. There is also undeveloped land on the northern side of Zimmerman Lane zoned MF-2-CO. The lot at the northeast corner of N. FM 620 Road, is developed with a convenience storage/vehicle storage use (Longhorn Boat & Camper Storage) zoned SF-2 that was constructed prior to annexation by the city. In addition, the lot at the southeast corner of Zimmerman Lane and N. FM 620 Road, is developed with a service station (Shell) and a restaurant use (Rudy’s Country Store and Bar-B-Que). The applicant in this case is requesting to rezone this site from DR zoning to SF-6 zoning to develop the property for single-family/condominium use. This tract of land fronts onto Zimmerman Lane, a twenty foot wide collector street that dead ends into a cul-de-sac. Originally, Zimmerman Lane was projected to connect with Forsythia Drive, to the east, as part of the Arterial 8 extension. Arterial 8 (Forsythia Drive) was planned to be a ninety-foot arterial roadway that was to connect Loop 360 to Yaupon Drive. The City of Austin deleted the plans to construct Arterial 8, due in part to BCCP issues and because of the City’s purchase of the Stennis Tract. Zimmerman Lane is a county roadway that was annexed by the city of Austin in 1997. There are no planned improvements for this portion of Zimmerman Lane and there will not be a traffic light constructed at the intersection of Zimmerman Lane and F.M. 620 because there is already a light at the intersection of Parke Drive and F.M. 620, to the north. Parke Drive and Zimmerman Lane will not be aligned in the future. The staff recommends SF-6 zoning for the property in question because the proposed SF-6 zoning is consistent with the previous City Council approved SF-6-CO zoning along Zimmerman Lane to the east. There are existing single-family homes and townhomes located to the east of this site. While there is undeveloped MF-2 zoning to the west of this tract, that takes access to FM 620 Road. In addition, the multifamily complex to the south (Elwood at Lake Travis) that is zoned MF-2 and PUD also takes access to FM 620 Road, not Zimmerman Lane. SF-6 zoning will permit the addition of moderate density residential units on this 20-25 foot wide/Level 2 designated roadway. 04 C14-2024-0165 - Zimmerman SF South; District 62 of 14C14-2024-0165 3 BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Townhouse and Condominium Residence district is intended as an area for moderate density single family, duplex, two family, townhouse, and condominium use, without the spacing and locational requirements for townhouses and condominiums that apply in SF- 5. This district is appropriate for areas in which unusually large lots predominate with access to other than minor residential streets, and in selected areas where a transition from single-family to multifamily use is appropriate. 2. The proposed zoning should promote consistency and orderly planning. The proposed SF-6 zoning would be consistent with the SF-6-CO zoning located to the east along Zimmerman Lane and the existing single-family homes and townhomes located directly to the east of this site. 3. The proposed zoning should allow for a reasonable use of the property. SF-6 zoning will permit the addition of moderate density residential units on this 20-25 foot wide roadway. The proposed SF-6 zoning will allow for new housing opportunities in this area of the city near an educational institution, Concordia University, which is located on FM 620 to the north and supporting retail services, Four Points Centre, to the south. EXISTING ZONING AND LAND USES: ZONING LAND USES DR Site North DR South East West MF-2 PUD SF-6-CO, SF-2 Vacant Single-Family Residence Multifamily (Ellwood at Lake Travis) Single-Family Residences Undeveloped NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Bull Creek NEIGHBORHOOD ORGANIZATIONS: 2222 Coalition of Neighborhood Associations, Inc., Austin Lost and Found Pets, Bull Creek Foundation, Canyon Creek H.O.A., Friends of Austin Neighborhoods, Leander ISD Population and Survey Analysts, 04 C14-2024-0165 - Zimmerman SF South; District 63 of 14C14-2024-0165 4 Long Canyon Homeowners Assn., Long Canyon Phase II & III Homeowners Assn Inc., Mountain Neighborhood Association (MNA), Neighborhood Empowerment Foundation, River Place HOA, SELTexas, Save Our Springs Alliance, Sierra Club, Austin Regional Group, TNR BCP - Travis County Natural Resources SCHOOLS: Leander I.S.D. AREA CASE HISTORIES: COMMISSION CITY COUNCIL NUMBER C14-2022-0044 (The Zimmerman: 11400 Zimmerman Lane) REQUEST DR to MF-3 6/21/22: Approved SF-6-CO zoning, with a conditional overlay to limit development to a maximum of 32 residential units on the property (7-4, C. Acosta, N. Barrera-Ramirez, L. Stern and H. Smith-no); B. Greenberg- 1st, J. Kiolbassa. 12/01/22: Approved MF-2-CO zoning by consent on 3rd reading (11-0); L. Pool-1st, P. Renteria-2nd. 11/15/22: Approved MF-2-CO district by consent on 2nd reading (Vote: 7-0, K. Tovo, P. Renteria-off the dais and S. Adler and M. Kelly- absent); L. Pool-1st, P. Ellis-2nd. 11/03/22: To approve MF-2-CO district by consent on 1st reading, and to amend Part 2 of the ordinance to add the following language to the conditional overlay: Development of the Property is limited to 32 dwelling units and the site development regulations for townhouse and condominium residence (SF-6) district shall apply, unless a site plan approved by the City of Austin permits vehicular access from the Property to a TxDOT authorized access point on FM 620 through an adjacent property or a connecting street other than Zimmerman Lane, with access to Zimmerman Lane prohibited except for emergency vehicle access if required by the City of Austin. Vote: (11-0) 04 C14-2024-0165 - Zimmerman SF South; District 64 of 14C14-2024-0165 5 C14-2021-0126 (7911 and 8001 N FM 620 Rd) C14-2020-0066 (Concordia Residence Hall- PDA Amendment: 11400 Concordia University Drive) 9/21/21: Approved staff's recommendation of MF-2 zoning by consent (11-0); H. Smith-1st, C. Thompson-2nd. 7/21/20: Approved staff's recommendation of R&D-PDA zoning (10-0); B. Evans-1st, J. Duncan-2nd. 11/21/21: Approved MF-2 zoning by consent on all 3 readings (10-0, G. Casar-off dais); A. Kitchen-1st, M. Kelly-2nd. 8/27/20: Approved R&D-PDA zoning by consent on all 3 readings (11-0); D. Garza-1st, L.Pool-2nd. W/LO-CO, LR- MU-CO, CS-CO to MF-2 R&D-PDA to R&D-PDA* *The applicant is requesting an amendment to the R&D- PDA zoning to amend conditions in Section 4(B)(1) of Ordinance No.20070215- 042, which states, “Any building in excess of forty (40) feet in height shall be at least three hundred (300) feet from the nearest residential unit (other than watchmen or custodial facilities) or university housing, including but not limited to student, faculty or administrative housing.” SF-2, SF-6, MF- 2 to P DR to SF-1 C14-2008-0178 (Canyon Creek Preserve: 13543 ½ N. FM 620 Rd) C14-2007-0089 (11200 Zimmerman Lane) 9/02/08: Approved staff rec. of P by consent (5-0) 9/25/08: Approved P zoning by Ordinance No. 20080925-116 (7-0); all 3 reading 8/07/07: Approved staff’s recommendation for SF-1 zoning by consent (6-0, K. Jackson, 9/27/07: Approved SF-1 zoning 6-0); all 3 readings 04 C14-2024-0165 - Zimmerman SF South; District 65 of 14C14-2024-0165 6 SF-2 to SF-6-CO C14-2007-0008 (Zimmerman Lane Condominiums: 11121 Zimmerman Ln.) GO to SF-6 DR to SF-6 I-RR to GR DR to SF-6* (Amended to SF-2 by the applicant on April 20, 2004) LR to GR C14-06-0021 (Versante: 8804 North R.M. 620) C14-04-0099 (Zimmerman Zoning: 11108 Zimmerman Lane) C14-04-0141 (Grandview Hills Sec. 11B, Lot 1: N. FM 620 at Wilson Park Ave.) C14-04- 0043(Attal Site: Zimmerman Lane, east of R.R. 620) C14-03-0102 Rudy’s Bar-b-que: 7709 R.R. 620 North) C14-02-0027 I-RR to MF-2 C14-01-0045 I-GO to GO C14-00-2055 R&D to P C14-99-2062 RR to LI J. Martinez-absent); J. Gohil-1st, S. Hale-2nd. 5/01/07: Approved SF-6-CO zoning with conditions of a maximum of nine residential units and 30% impervious cover or 40% impervious cover with transfers (6-1, J. Pinnelli- Nay, J. Martinez-absent, T. Rabago-left early) 4/18/06: Approved staff’s recommendation for SF-6-CO zoning by consent (9-0); J. Martinez-1st, M. Hawthorne-2nd. 8/3/04: Approved SF-6-CO zoning with conditions of a maximum of 25 living units, 30% impervious cover or 40% impervious cover with transfers (8-0, J, Pinnelli-absent) 10/05/04: Approved staff rec. of GR-CO (9-0) 4/20/04: Approved staff’s recommendation for SF-2 zoning by consent (7-0, B. Baker- absent) 9/23/03: Approved staff’s recommendation of GR-CO zoning, with conditions: Improve Zimmerman Lane through the first driveway on the site, at the time of site plan (9-0) 3/26/02: Approved staff rec. of MF-2 by consent (9-0) 5/15/01: Approved staff rec. of GO by consent (6-1, BB-No) 5/9/00: Approved staff rec. of ‘P’ by consent (8-0) 11/16/99: Approved RR (8-0); (Staff alternate rec. was CS-CO, Applicant’s request was for LI) 6/07/07: Approved ZAP rec. of SF-6-CO zoning by consent (7-0); all 3 readings 5/18/06: Approved SF-6-CO zoning by consent (7-0); all 3 readings 9/2/04: Granted ZAP Commission’s recommendation of SF-6-CO (7-0); 1st reading 11/4/04: Approved SF-6-CO (7-0); 2nd/3rd readings 11/04/04: Approved GR-CO zoning (7-0); all 3 readings 5/27/04: Approved SF-2 (6-0); all 3 readings 10/23/03: Granted GR-CO with a restrictive covenant requiring the widening of Zimmerman Lane according to specifications approved by the City of Austin, from the intersection of FM 620 North and Zimmerman Lane, through the first driveway cut on the property (6-0, Dunkerly-absent); all 3 readings 5/09/02: Approved MF-2 (7-0); all 3 readings 6/14/01: Approved GO (7-0); all 3 Readings 6/8/00: Approved PC rec. of ‘P’ on all 3 readings (7-0) 1/13/00: Approved W/LO, w/ conditions as rec. by staff (6-0, KW- out of room); 1st reading 04 C14-2024-0165 - Zimmerman SF South; District 66 of 14C14-2024-0165 7 2/3/00: Approved W/LO-CO; Limiting vehicle trips to 250 per day & 50 ft reservation of FM 620 to be placed on plat or site plan (5-0); 2nd reading 3/30/00: Approved 3rd reading (6-0) 12/2/99: Approved PC rec. of GR w/ conditions (6-0, WL-absent); 1st reading 1/13/00: Approved; subject to limitation of 100,000 sq. ft. of retail and 65,000 sq. ft. of office (6-0, KW-out of room); 2nd reading 3/2/00: Approved 3rd reading (5-0) 4/15/99: Approved PC rec. of MF-2 (7-0); all 3 readings 12/3/98: Approved PC rec. of W/LO-CO, LR-MU-CO, and CS-CO w/conditions (6-0); 1st reading 9/30/00: Approved W/LO-CO, LR- MU-CO, and CS-CO; 2nd/3rd readings. 7/23/98: Approved MF-2 and GO (7-0); all 3 readings 3/26/98: Approved PC rec. of MF-2 w/ conditions (6-0); all 3 readings 3/6/03: Approved PUD (6-0, Dunkerley-absent); 1st reading 4/24/03: Approved PUD (6-0-1, Garcia-absent) C14-99-0078 I-RR to GR C14-99-0011 GR to MF-2 C14-98-0108 I-RR to CS 10/26/99: Approved ‘GR’ with ‘LR’ uses (8-1, RC-Nay); Quality restaurant allowed, prohibit Fast Food Restaurants, Pawn Shops, Automotive Uses, Exterminating Services, permit ‘LO’ uses, and add conditions as per Neighborhood/Applicant agreement. 3/9/99: Approved staff rec. of MF-2 by consent (6-0) 10/27/98: Approved W/LO for front 615 ft., LR-MU footprint for 1500 ft., remainder of site as CS (6-0) C14-98-0050 LR, SF-6 to MF- 2 I-SF-2, I-RR to MF-2 PUD to PUD C14-98-0002 C814-95-0002.04 (Four Points Centre PUD Amend #4) 5/26/98: Approved staff’s alternate rec. of MF-2-CO (TR1), GO-CO (TR-2) by consent (8-0) 2/17/98: Approved MF-2 (7-0) 2/4/03: Approved staff rec. of PUD by consent (7-0) RELATED CASES: C14-2024-0169 (Zimmerman SF North) 04 C14-2024-0165 - Zimmerman SF South; District 67 of 14C14-2024-0165 8 OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 11301 ZIMMERMAN LANE. C14-2024-0165. Project: Zimmerman SF South. 9.12-acre tract from DR & SF-2 to SF-6. Existing: vacant. Proposed: 32 units of single-family/condominium. Imagine Austin Decision Guidelines Yes Y 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 *: • 0.12 miles from the Four Points Activity Center for Redevelopment in Sensitive Environmental Areas Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. 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 and services, and/or employment center. • Goods and Services available along N FM 620 Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. 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. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 3 Number of “Yes’s” 04 C14-2024-0165 - Zimmerman SF South; District 68 of 14C14-2024-0165 9 Environmental The site is located over the Edwards Aquifer Recharge Zone. This site is in the Bull Creek Watershed of the Colorado River Basin, which is classified as a Water Supply Suburban Watershed by Chapter 25-8 of the City's Land Development Code. This portion is in the Drinking Water Protection Zone, which is not included in the Desired Development zone. Under the current watershed regulations, development or redevelopment on the Water Supply Suburban portion of this site will be subject to the following impervious cover limits: Development Classification One or Two Family Residential 30% 40% Multifamily Residential 40% Commercial % of Net Site Area % NSA with Transfers 40% 55% 55% Development within a Water Quality Transition Zone is limited to 18%. 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 at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. 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 04 C14-2024-0165 - Zimmerman SF South; District 69 of 14C14-2024-0165 10 surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609, as amended. Note that residential units that are certified affordable and income-restricted are exempt from the parkland dedication requirements per City Code § 25-1-601(D)(4). If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@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 residential only project with up to 4 units. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Transportation The Austin Strategic Mobility Plan (ASMP) calls for 80 feet of right-of-way for Zimmerman Ln. It is recommended that 40 feet of right-of-way from the existing centerline should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. 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) Zimmerman Lane Level 2 80 Varies 20’ No No No 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 04 C14-2024-0165 - Zimmerman SF South; District 610 of 14C14-2024-0165 11 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 04 C14-2024-0165 - Zimmerman SF South; District 611 of 14CS-CO C14-03-0072 SPC-03-0008C 99-0078 C14-99-0078 GR-CO SP-05-0003C VISTA PARKE DR RECYCLING\FACILITY 98-0108 ! ! ! ! ! ! ! ! ! ! ! ! 99-2062 ! MF-2 ! ! ! ! ! ! ! ! ! ! ! ! SPC-99-0211A SP-99-2058C MF-2 C14-99-0011 EXHIBIT A C14-2021-0126 R&D-PDA C14-2020-0066 98-0108 GR SF-2 MF-2 C14-98-0002 DR MF-2-CO C14-2022-0044 LO SF-2 ! ! ! ! ! ! ! ! DR ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ZIM ! ! M E R ! ! M ! A ! N LN ! ! ! ! ! ! ! ! ! Y A S W N A Y R ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! DR ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! SF-6-CO C14-2007-0008 04-0043 SF-2 C14-04-0043 A L I S O L N 04-0099 SF-6-CO DR SF-1 C14-2007-0089 2007-0089 C14-04-0206 GR-CO 2 D 0 R M 6 N F BANK GR-CO C14-03-0102 03-0102 SPC-03-0016C 00-2030 I-RR *99-2054 WAREHOUSES SF-2 STORAGE FACILITY PUD SP-00-2047C SP-00-2048C SP-99-2130C SPC-02-0018C SPC-01-0245C SP-002164C SPC-06-0033C APARTMENTS SPC-03-0024C SPC-03-0382C FO U R POINTS DR C814-95-0002.10 PUD C814-95-0002 C814-95-0002.14 C814-95-0002.12 UNDEV PUD C814-95-0002.04 F O U R P OIN T S D R C814-95-0002.04 SP-06-0517C SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY *99-0141 C814-95-0002.09 RETAIL\CENTER ± ZONING ZONING CASE#: C14-2024-0165 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: 12/9/2024 04 C14-2024-0165 - Zimmerman SF South; District 612 of 14EXHIBIT B 04 C14-2024-0165 - Zimmerman SF South; District 613 of 14EXHIBIT C Pamela Madere (512) 236-2048 (Direct Dial) (512) 236-2002 (Direct Fax) pmadere@jw.com November 21, 2024 Joi Harden Zoning Officer City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, TX 78752 Dear Ms. Harden: Re: Revised Rezoning application- 11301 Zimmerman Lane, Austin, Texas 78726 - Zimmerman SF South (“Property”) As the authorized agent of the owners, Barbara Ellen Agnew and Brian Matthew Smith individually and collectively (“Owner”), I am submitting this zoning application to rezone the 6.62 acre Property from “DR” Development Reserve to “SF-6” Townhouse & Condominium Residence order to develop the Property for single-family/condominium use. The Property is not within a neighborhood plan. “ DR” zoning is north of Zimmerman Lane which is also proposed to be rezoned to “SF-6” under a separate zoning application (11300 Zimmerman Lane) which we have also filed. “SF-2” zoning is adjacent to the Property on the east, developed with single-family residences adjacent to a conservation lot; “MF-2” zoning along the west developed with apartments and “PUD” zoning along the southern Property boundary which is undeveloped. We have been in contact with the representative of the HOA from the Woods at Four Points neighborhood adjacent to the 11300 Zimmerman property directly north of this Property. We look forward to working with you on this zoning application. Sincerely, Pamela Madere J W | A U S T I N 100 Congress Avenue, Suite 1100 • Austin, Texas 78701 | www.jw.com | Member of GLOBALAW™ 04 C14-2024-0165 - Zimmerman SF South; District 614 of 14