Welcome to Ultraground. We track developer/neighborhood negotiations for you.
CC April 24, 2025
District: 4 | North Loop
754-Unit Mixed-use | 501 E Koenig Ln | Approved ③
CC April 10, 2025
District: 10 | Northwest Austin
700-Unit Mixed-use | 7201, 7201 1/2, 7205, 7121 Hart Ln | Postponed
District: 3 | West Congress
312-Unit Mixed-use | 4910 & 4930 South Congress Ave | Approved ③
CC March 27, 2025
District: 4 | Highland
250-Unit Mixed-use | 5931 & 6003 1/2 Dillard Cir | Withdrawn
CC April 10, 2025
District: 1 & 9 | Northeast Austin
0.68-Acre Mixed-use | 2967 Manor Rd | Postponed
CC March 27, 2025
District: 3 | Montopolis
57-Unit Multifamily | 318 Saxon Ln & 6328 El Mirando St | Postponed
You saved: 3h 36m, 4h 15m, 6h 14m
DISTRICT: 4
The 501 (Airport & Koenig) 501 E Koenig Ln
North Loop | 7.45 Acres (13.45 Total) | 754 Units (2,300 Total) | Reading: ① - ② - ③ | Approved
City Council 4/10/25
CS-MU-V-CO-NP, CS-V-CO-NP → CS-MU-V-CO-DB90-NP | A | Reading: ③
United Properties is developing a 754-unit mixed-use project called The 501 on a 7.45-acre site in Austin's North Loop neighborhood. The project is part of a larger 13-acre assembly divided into seven parcels (A through G) owned by United Properties (Victor Young, Phil Cattanach) and Leif Johnson Ford (T.J. Schultz). Stephen Buchanan serves as United Properties' point person for the development.
U/ Product
Parcel A (7.39 acres) contains the core of the development with two buildings totaling 754 units and 11,896 SF of commercial space. Building 1 includes 358 units (62 studios, 223 one-bedrooms, 59 two-bedrooms, 10 three-bedrooms, and 4 live-work units) with 6,097 SF of commercial space. Building 2 contains 396 units (35 studios, 274 one-bedrooms, 70 two-bedrooms, 10 three-bedrooms, and 7 live-work units) with 5,799 SF of commercial space.
The development provides 825 parking spaces (1.09 spaces per unit) and 325 bicycle spaces. Building heights reach 85'-2" within a 90' allowable maximum. The combined FAR is 2.90:1 with 68% lot coverage. The 12% affordable component (91 units) targets either 60% MFI for rentals or 80% MFI for ownership.
Approval Status and Process
‟It's gonna be a very large project where we're largely replacing industrial area with housing and commercial and all this kind of good stuff… an underused industrial area that should be blossoming into a lot of apartments and shops and different things.
At the April 24 and April 10, 2025 City Council meetings, District 4 Council Member José "Chito" Vela expressed strong support. He specifically acknowledged Brian Bedrosian, North Loop Neighborhood Association president, for building community consensus around the project.
‟That is another DB 90 project that's gonna be going up on the corner of Airport & Koenig. Very excited about it. Unanimous support of the neighborhood. Looking forward to see it.
Entitlement Incentives
The project employs multiple regulatory incentives:
DB90 zoning grants 30 additional feet of height (to 90 feet) and relaxed development standards in exchange for 12% affordable units.
Equitable Transit-Oriented Development (ETOD) designation (within ½ mile of 53rd St MetroRapid Bus station, "Encourage" typology) supports density bonuses.
Location within Highland Mall Station Regional Center and adjacent to Airport Boulevard Activity Corridor aligns with Imagine Austin comprehensive plan priorities.
40% parking reduction through VMU regulations (requiring 757 spaces versus approximately 1,262 standard spaces).
Deal Nuances
Several aspects of The 501 reveal sophisticated development strategies:
Building Bifurcation: The site plan splits Parcel A into two buildings with independent parking facilities, likely enabling phased construction and separate financing packages while maintaining unified design.
Live-Work Integration: The inclusion of 11 live-work units (14,768 SF) potentially qualifies for additional incentives under Austin's creative space provisions while creating flexible ground-floor activation.
Alternative Transportation Emphasis: The project heavily invests in bicycle infrastructure (325 spaces) with dedicated indoor storage, potentially reducing parking requirements while appealing to Austin's mobility priorities.
Impervious Cover Allocation: The site plan includes 15,000 square feet (0.34 acres) of impervious cover for future public parkland, suggesting a pre-negotiated public space component likely tied to parkland dedication requirements.
Commercial Programming: The modest 11,896 SF commercial component (4,111 SF restaurant, 7,785 SF retail) creates street activation while avoiding overcommitment to retail. Likely supported by surrounding parcels.
Education Impact: Austin ISD analysis indicates the overall development would add 293 students across three schools, potentially straining capacity (Reilly ES to 128%, Lamar MS to 133%, McCallum HS to 128% of capacity by 2028-29), yet this hasn't impeded approvals.
City Council 4/24/25
CS-V-CO-NP → CS-V-CO-DB90-NP | B–G | Reading: ①
The April 24, 2025 City Council meeting marked a crucial step forward for the remaining parcels of the Airport & Koenig development (Parcels B through G), complementing the earlier approval of Parcel A (The 501) on April 10th.
Parcel B (C14-2025-0010): 605 E 56th St
Parcel C (C14-2025-0014): 5500 Martin Ave
Parcel D (C14-2025-0012): 701 & 703 E 55th St
Parcel D Restrictive Covenant Termination (C14-79-019/RCT)
Parcel E (C14-2025-0015): 5509 Martin Ave; 707 E 56th St
All parcels (B through G) received first reading approval only, with Item 97 (a restrictive covenant termination for Parcel D) postponed to May 8th.
Developer: United Properties, Stephen Buchanan Phone: (817) 487-6560 Email: [email protected] LinkedIn, Victor Young Email: [email protected] LinkedIn, Phil Cattanach Phone: (720) 898-8866 Email: [email protected] LinkedIn
Owner: Leif Johnson Ford, TJ Schultz Phone: (512) 454-3711 Email: [email protected] LinkedIn
Legal/Repr: Dubois Bryant & Campbell, LLP, David Hartman Phone: (512) 685-3409 Email: [email protected]; WGI, Rita Wersich Phone: (512) 669-5560 Email: [email protected]
The 501 Staff Report: C14-2024-0167
Project Plans: The 501 Site Plan Part 1 | The 501 Site Plan Part 2
Deal Tracker analyzes the critical path from entitlement approval to breaking ground. We are rolling out this feature to provide visibility into the post-entitlement journey of multifamily projects across Texas, revealing which developments are actively progressing.
Deal Tracker transforms complex permitting timelines into clear visualizations that communicate a project's status. Points we are tracking:
Days between site plan approval and permit applications
Time spent in each review cycle
Current status of all permits (development, building, etc.)
Upcoming review dates and deadlines
Historical approval patterns for similar projects
This visualization tracks the site plan permitting process for the 501 E Koenig Mixed-Use development (Parcel A), located at the northeast corner of Airport Boulevard and East 56th Street in Austin's District 4.
The timeline illustrates the project's journey through various city department reviews since its initial intake in November 2024. After the January 2025 distribution, the site plan faced rejections across multiple departments in February, with specific issues identified in water service design (inadequate for the 754-unit capacity), stormwater quality controls, emergency vehicle access, detention calculations, and heritage tree protection requirements. The project team submitted updated materials with several departments requesting informal updates. Currently, the site plan is undergoing multiple simultaneous reviews as of April 25, 2025.
Note: please help shape the development of this feature by using the poll below:
Deal Tracker Feedback
DISTRICT: 10
Acacia Cliffs 7201, 7201 1/2, 7205, 7121 Hart Ln
Northwest Austin | 10 Acres | 700 Units | Reading: ① - ② - ③ | Postponed
City Council 4/10/25
MF-3 → GR-V-CO-DB90 | Reading: ② - ③
The Acacia Cliffs redevelopment represents a significant affordable housing challenge facing Austin's affluent District 10. Located at 7201 Hart Lane in the Shoal Creek Watershed, this aging multifamily complex currently provides approximately 290 Naturally Occurring Affordable Housing (NOAH) units with rents ranging from $800-850, placing them among the most affordable market-rate apartments in Austin. Developer/owner Price Realty Corporation is seeking to rezone the property from its existing multifamily residence medium density (MF-3) to community commercial-mixed use-vertical mixed use building-density bonus 90 (GR-MU-V-DB90). This would allow for demolition of the existing structures and construction of approximately 700 new units, with 70-84 units (10-12%) designated as income-restricted affordable housing at 50-60% MFI.
The case has generated significant controversy due to the net loss of approximately 200 affordable units in a district that has only produced 31 affordable units against a Strategic Housing Blueprint goal of over 4,200. The 31 total affordable units that District 10 has produced in the last five years represents just 2% of Austin's subsidized housing inventory.
District 10 Council Member Marc Duchen has been actively exploring alternative financing structures, including potential partnerships with the Austin Housing Finance Corporation, Public Facility Corporation (PFC)s, and the Austin Affordable Housing Corporation (AAHC), as well as property tax waivers and land trusts/swaps to preserve deeper affordability.
The proposal falls within territory identified for Project Connect displacement mitigation through PFCs, offering potential alignment with transit-oriented development priorities. Despite the area’s designation for PFC potential, Council Member Duchen said District 10 currently has zero PFC/HFC deals.
‟Chasing down a lot of leads, tried to work with and start a conversation with the Austin Housing Finance Corporation to look at HFCs and PFCs were actually. The territory that they've identified related to project connect displacement for PFCs… trying to find ways to either build those properties or developments in the district, of which my understanding is we have none right now in the entire district. It's certainly something I hope to continue to have conversations with HFC about… We've looked into if there's a way to do a property tax waiver, which is one thing the city can do for greater affordability and something AAHC does do.
After heated public testimony from residents facing displacement, the Council voted on April 10, 2025 to postpone the decision until May 22nd to allow for continued negotiations between the tenant association and the developer.
The site location is prime - situated in the Far West Imagine Austin Center with access to transit (0.03 miles from bus stops), groceries (0.5 miles to HEB), medical services, and schools. The property is surrounded by commercial uses to the south, multifamily to the east and north, and a Jewish Community Center PUD to the west.
The DB90 program offers significant development advantages: 30 feet of additional height (to 90 feet maximum) plus modifications to FAR, setbacks, and compatibility standards. In exchange, either 12% of rental units at 60% MFI or 10% at 50% MFI for 40 years. For ownership units, 12% at 80% MFI or pay an in-lieu fee follows code.
Traffic impacts appear manageable. The project would increase daily trips from 1,934 to 3,293, but engineering analysis confirms Hart Lane intersections would maintain Level of Service B. The project would add 88 students to local schools while keeping utilization rates acceptable (Doss ES: 87%, Murchison MS: 104%, Anderson HS: 84%).
Price Realty Corp successfully secured support from the Northwest Austin Civic Association by agreeing to a conditional overlay prohibiting most commercial uses. However, their stance toward existing tenants created significant opposition. Their attorney, Michael Whellan, stated plainly, "The amount of affordable housing that can be provided under DB90 is what we're prepared to comply with." This led to organized tenant opposition and council members extending a requested postponement from April 24 to May 22, 2025.
The council is divided on this case. Ryan Alter articulated the pro-development opinion:
‟Zero percent times anything is always less than 10 percent times something... we passed a policy, this adheres to that policy.
His point highlights the developer's implicit leverage - they could redevelop under existing MF-3 zoning with no affordability requirement whatsoever. Natasha Harper-Madison offered more nuanced advice to both sides based on her experience, voting to allow more negotiation time – "when compromise goes well, everybody feels like they lost something." District 7 Council Member Mike Siegel explicitly told the neighborhood to push for a "better deal" with the developer.
‟My hope here is that you can work with this newly formed tenant association to see if we can get a little bit more... I was inspired to push for a little bit more time so that you can internally have a process to come up with a strategy and to negotiate in good faith with the applicant and see if you can come back on May 22nd with a better deal.
The postponement vote on April 10 split 6-3-2, with Mayor Watson, CMs Alter, and Ellis opposing further delays out of concern the developer might abandon the DB90 approach entirely.
City Council 3/27/25
MF-3 → GR-V-CO-DB90 | Reading: ①
Developer attorney Michael Whellan countered with pragmatic points about the property's age and condition. He emphasized the property was 50+ years old and confirmed a two-year timeline before any redevelopment would begin, allowing adequate tenant notice. Whellan committed to providing the required tenant protections:
Four months' rent
Moving expenses
Early lease termination options
Security deposit returns
His most compelling argument noted they could redevelop the site under existing MF-3 zoning "without affordable housing," but preferred providing "onsite affordable housing with new structures." The Council unanimously approved first reading only, allowing further discussion before final approval.
Zoning & Platting Commission 2/18/25
MF-3 → GR-V-CO-DB90 | Approved
The Zoning and Platting Commission offered an early look at the project's contentious nature, eventually approving it 7-1 despite significant concerns. Commissioner Stern praised the location as "terrific" for housing near transit in an underserved district, while Commissioner Thompson questioned the prohibition of ground-floor commercial uses that would enhance walkability.
The lone dissenting vote came from Commissioner Greenberg, who researched current rents and discovered one-bedrooms rented for just $812 monthly and two-bedrooms for $841. She contrasted these with the future income-restricted units, noting even the deeper affordability option (50% MFI) would cost $1,181 for one-bedrooms and $1,417 for two-bedrooms—a significant increase for current residents.
‟I really have problems with the vulnerable populations, the people who need affordable housing, that we're losing deeply affordable housing. We're getting back some income restricted, but not at the same level of affordability as what's being lost.
Whellan emphasized the project's strategic location in the Far West Imagine Austin Center near transit and existing commercial uses. He also noted the current development featured "older suburban style development that is about half a century old and is approaching its end of life." The Commission ultimately approved the project with staff's recommended conditional overlay prohibiting most commercial uses, setting the stage for the more heated Council discussions to follow.
You saved: 36m
Investor/Owner: Price Realty Corporation, Michael J. Ochstein Phone: (972) 788-1925 Email: [email protected] LinkedIn
Staff Report: C14-2024-0181
DISTRICT: 3
West Congress | 6.84 Acres | 312 Units | Reading: ① - ② - ③ | Approved
City Council 4/10/25
CS-MU-CO-NP/CS-1-MU-CO-NP → CS-MU-V-CO-NP/CS-1-MU-V-CO-NP | Reading: ③
Charlotte-based Artesia Real Estate’s proposal for 312 units with 8,000 SF retail received Council approval April 10. Colin Brothers led Artesia’s rezone to add the Vertical Mixed-use "V" to their site on South Congress.
6.84 acres on South Congress (a prime corridor) with standard 10% affordability at 80% MFI. 31 affordable units out of 312 total, with no additional concessions beyond the standard VMU requirements. Council approved with zero opposition or modifications to the proposal, keeping the existing 30-foot vegetative buffer from the West Congress Neighborhood Plan.
The site has considerable advantages. Two Cap Metro bus stops directly serve the property. The South Congress location qualifies as both a Core Transit Corridor and Imagine Austin Activity Corridor, triggering streamlined approvals. No Traffic Impact Analysis was required, saving substantial time and money compared to other Austin projects.
Site constraints that would typically be problematic actually worked in Brothers' favor. The city is condemning 2.05 acres along Williamson Creek, reducing the buildable area but creating a natural buffer from single-family compatibility triggers to the west. This effective reduction of compatibility requirements means they can achieve greater density on the remaining buildable area.
Council member commentary was minimal, suggesting the routine nature of these approvals along designated corridors. The Planning Commission previously approved it 9-0 on consent, with only one resident opposition letter citing privacy concerns.
Developer: Artesia Real Estate, Colin Brothers Phone: (832) 654-8230 Email: [email protected] LinkedIn, Email: Daniel Forbes Phone: (360) 510-6951 Email: [email protected]
Owners: Colin Brothers Phone: (832) 654-8230 Email: [email protected], Alan Ware Phone: (512) 322-0512 Email: [email protected]
Staff Report: C14-2024-0184
DISTRICT: 4
5931 Dillard Cir 5931 & 6003 1/2 Dillard Cir
Highland | 3.08 Acres | 250 Units | Reading: ① - ② - ③ | Withdrawn
City Council 3/27/25
CS-MU-V-CO-NP → CS-MU-V-CO-DB90-NP | Withdrawn
Urban Genesis pulled their 250-unit multifamily deal in northeast Austin’s Highland neighborhood after intense debate over Austin's new DB90 zoning category. The project, which sought to rezone from CS-MU-V-CO-NP to CS-MU-V-CO-DB90-NP, would’ve provided either 12% of units at 60% MFI or 10% at 50% MFI for 40 years. The project has faced significant opposition from neighbors concerned about its scale and proximity to single-family homes. At the August 29, 2024 City Council meeting, the case was postponed to September 26 at the request of the neighborhood. Then Urban Genesis postponed the deal indefinitely on October 24, 2024, before finally withdrawing it completely on March 27, 2025.
Planning Commission 8/13/24
CS-MU-V-CO-NP → CS-MU-V-CO-DB90-NP | Approved
Urban Genesis’ 3.08-acre, 250-unit deal at 5931 and 6003 1/2 Dillard Circle generated significant community opposition. Neighbors expressed concerns about the project's impact on their properties and quality of life. Cynthia Warring, a neighbor, highlighted the proximity issue.
‟Those balconies and those windows will be 25 feet from our homes, straight up 5 stories, looking into our backyards, our lives.
However, the development also had neighborhood supporters. Zachary Faddis, a community member, argued for increased density near transit.
‟I'm not sure if they realize when they're fighting against the developer, but I'm not sure if they've considered that they're dictating the terms by which future people will live their lives. They're asking that future residents live with less light and less access to outdoor space.
The Planning Commission's discussion reflected this divide. Commissioner Ryan Johnson supported the rezoning.
‟It's a site in immediate walking distance to existing mass transit, with great access by car, bike, and foot to amenities, parks, and other resources that you need for urban living.
On the other hand, Commissioner Grayson M Cox expressed concerns about DB90 zoning's inflexibility.
‟DB90 doesn't afford us that flexibility, and I think we're running up against that more and more.
The project's affordability component, requiring either 12 units at 60% MFI or 10 units at 50% MFI for 40 years under DB90 zoning, was seen as an improvement over the current VMU requirements. However, the request to waive the ground floor commercial requirement due to site constraints drew criticism. Commissioner Jennifer Mushtaler argued, "When a developer comes to us with DB90 and then needs changes to make it financially viable, that's not the right solution to their problem."
The negotiated height restrictions (65 feet for the first 150 feet from the property line) demonstrate a willingness to compromise with neighbors. Vice Chair Awais Azhar noted this was "significantly less than what is allowed under DB90."
You saved: 5h 13m
Developer: Urban Genesis, Rick Atwood Phone: (281) 414-0102 Email: [email protected] LinkedIn, Nathaniel Lounsbury Email: [email protected]
Owner: R Cullen Powell Phone: (713) 256-0086 Email: [email protected] LinkedIn
Staff Report: C14-2024-0080
DISTRICT: 1 & 9
Northeast Austin | 0.68 Acres | Postponed
City Council 4/10/25
TOD-NP→ CS-DB90-NP | Postponed
The 2967 Manor Road project was postponed again on April 10, 2025, at the neighborhood's request until May 8th, marking the latest delay for this precedent-setting case. This 0.68-acre site, currently an auto repair shop in Northeast Austin, is the first potential removal from Austin's MLK TOD Station Area Plan since 2009. Developer/owner Austin Growth Ventures seeks to rezone from TOD-NP to CS-DB90-NP, with city staff surprisingly supporting the change because the density bonus program would require affordable units near high-frequency transit, unlike the current TOD zoning.
The site's strategic location between MLK Station and Mueller, near two MetroRapid routes, enhances its significance in Austin's housing landscape. Community opinion remains divided, with some residents concerned about traffic at the "almost comically chaotic" Manor-Airport intersection and building scale "that looks like it belongs at the Domain," while others support increased density to reduce car dependency.
Planning Commissioners similarly split between those concerned about precedent and those favoring quick action, with Commissioner Cox worried about "setting a precedent with this case" while Commissioner Skidmore argued "There's no better way to keep the conversation moving than to have a hard deadline." Neighborhood advocates have consistently pushed for more time for community engagement, with Brad Massingill noting it's "really frustrating for folks to know that something's gonna be next to their house, blocking out their garden, their solar panels, the life that they've been living." The case has experienced multiple postponements since January, originally delayed from January 30th to March 6th by staff, then further extended to its current May 8th hearing date.
Planning Commission 1/28/25
TOD-NP → CS-DB90-NP | Postponed
‟I just want to point out that you're saying yes, we're setting a precedent, but don't worry because we don't always have to do this even though we're setting a precedent with this case. That's a little concerning to me.
‟There's no better way to keep the conversation moving than to have a hard deadline.
Neighborhood feedback centered on traffic and compatibility. Longtime resident Steve Hunt described the Manor-Airport intersection as "almost comically chaotic," while property owner Mark Hilton argued the proposed scale "looks like it belongs at the Domain." However, some residents like Marty Combs supported increased density to enable ground-floor retail and reduce car dependency.
The commission ultimately voted 7-3 with one abstention to postpone to February 11th instead.
City Council 1/30/25
TOD-NP→ CS-DB90-NP | Postponed
‟Without having proper public participation, it's really frustrating for folks to know that something's gonna be next to their house, blocking out their garden, their solar panels, the life that they've been living.
You saved: 1h 6m, 5h 12m
Developer/Owner: Austin Growth Ventures, Danny Walker Phone: (713) 213-8495 Email: [email protected]
Staff Report: C14-2024-0107
DISTRICT: 3
Montopolis | 2.89 Acres | 57 Units | Reading: ① - ② - ③ | Postponed
City Council 3/27/25
SF-6-NP → MF-2-NP | Postponed
The Saxon Acres project continues to navigate Austin's complex rezoning process with another postponement on March 27, 2025, this time by Council Member Harper-Madison. Situated on 2.89 acres at 318 Saxon Lane and 6328 El Mirando Street in East Austin's Montopolis neighborhood, this controversial development proposal represents Olivos Group's second attempt to increase density on this undeveloped parcel. Developer Matthew Shaw successfully upzoned the property from SF-3 to SF-6 in 2020 but never built anything. Now he's seeking MF-2-NP zoning, which would allow up to 57 units instead of the 36 currently permitted, with traffic studies suggesting the development would generate 384 additional daily trips.
The project has faced significant headwinds despite a favorable 10-2 Planning Commission vote on January 14, 2025. City staff recommended denial based on three primary concerns: the recent 2020 rezoning with no subsequent development, potential traffic exceeding desirable levels on Saxon Lane, and inadequate infrastructure on this narrow dead-end street. Nevertheless, Planning Commissioners like Felicity Maxwell emphasized the site's commercial surroundings and the need for affordable housing, while Commissioner Danielle Skidmore praised its location set back from busy roadways, noting residents would benefit from reduced noise and air pollution compared to typical multifamily developments along major thoroughfares.
Planning Commission 1/14/25
SF-6-NP → MF-2-NP | Approved
Commissioner Felicity Maxwell, District 5, strongly supported the rezoning:
‟This entire site's surrounded by commercial. We are talking about a very low level of multi-family density, with affordable units in an area that they're definitely needed versus continuing to let that land lay unused and underdeveloped, hurting both our communities as well as our tax base.
Commissioner Danielle Skidmore highlighted a unique advantage of the site's location, stating,
‟So often we're seeing multifamily located on these really busy roadways and we have all of the health effects, noise and air pollution, and the fact that this is set back from the roadways, the benefits to the residents being away from the highways, I think is really important and shouldn't be ignored.
Chair Claire Hempel framed her support in the context of fighting sprawl, stating this area needs housing if "we're saying no to sprawl in other parts of the city."
Not all commissioners were convinced. Commissioner Nadia Barrera-Ramirez abstained, concerned about the lack of concrete affordability details. Commissioner Adam Haynes pressed on whether affordability commitments should be established before commission approval rather than after, asking the applicant:
‟Are you making a commitment to this commission tonight or is it all still up in the air?
The case now moves to City Council, where the applicant has committed to finalizing detailed affordability commitments before the hearing.
You saved: 1h 41m
The Montopolis Neighborhood Plan Contact Team has secured multiple postponements while working through concerns about unit count, affordability standards, site access, and environmental impact. Olivos Group has committed to providing "at least 10% of units at 80% MFI" with potential for "deeper levels of affordability," though specific details remain unfinalized. Additional complexities include compatibility requirements limiting building heights to 40 feet within 50 feet of SF-6 zoning boundaries and the property's location within the Austin-Bergstrom Airport Overlay.
Developer/Owner: Olivos Group, Matthew Shaw Phone: 512-878-3940 Email: [email protected], Kammie Marshall Phone: (512) 878-3940 Email: [email protected]
Staff Report: C14-2024-0099
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