ZA24-0051PUBLIC HEARING NOTICE
ZA24-0051
(formerly noted as ZA24-0042)
•Zoning Change and Development Plan/Site Plan on property described as Lots 1A-
3, Parker’s Corner Addition, and Tract 2A02, J. Allen Survey Abstract No. 18, and
located at 300-684 Davis Blvd.
•Current Zoning: “SF1-A” Single Family Residential District and “RE5”
Residential Estate District
•Proposed Zoning: “S-P-1” Detailed Site Plan District and “TZD” Transitional
Zoning District
•The purpose of this item is to seek approval of a Zoning Change and
Development Plan for an age-restricted single family residential district and a
Zoning Change and Site Plan for a senior living facility.
Dear Property Owner,
Your property has been identified as being within 300 feet of the above Zoning Change and
Development Plan application.
If you wish to register your opposition or support to this case, you may complete the attached
Notification Response Form and either mail to the Planning & Development Services Department
(address listed at the top of notice) or email (e-mail listed at the bottom of the notice).
You are encouraged to follow the requested action through final approval because changes
are often made during the review process.
Please contact the Planning Department at (817)748-8621 or MBarclay@ci.southlake.tx.us if you have any
questions. Thank you.
CITY OF SOUTHLAKE
PLANNING & DEVELOPMENT SERVICES
1400 Main St.; Suite 310
Southlake, TX 76092
Phone: (817)748-8621
www.cityofsouthlake.com
Planni ng and Zoning Commission
Thursday, November 7, 2024 6:30
PM
Town Hall Council Chambers
1400 Main Street
Southlake,
Texas
Notification Response Form
ZA24-0051:
Zoning Change and Development Plan/ Site
Plan for Forefront Senior Living
Meeting Date: September 19, 2024, at 6:30 P.M.
Fill out:
Owner: _____________________________
Address: ____________________________
City, State, Zip Code: __________________
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Development Plan/Site Plan referenced above.
Space for comments regarding your position:
___________________________________________________________
___________________________________________________________
___________________________________________________________
___________________________________________________________
___________________________________________________________
Signature: _______________________________________ Date: ______
Additional Signature: _______________________________ Date: ______
Printed Name(s): _____________________________________________
Must be property owner(s). Otherwise contact the Planning Department. One form per property.
Phone Number (optional): ______________________________________
Direct questions and mail responses to:
City of Southlake
Planning & Development Services
Notification Response
1400 Main St; Ste 310
Southlake, TX 76092
Phone: (817) 748-8621
Email : Planning@ci.southlake.tx.us
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Vicinity Map ZA24-0051
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0 375 750187.5 Feet
300-684 Davis Blvd.
Legend
City Parcels
Right Of Way
City Limit
Case Parcel(s)
200 Foot Buffer
300 Foot Buffer
Parcels Within Buffer
Dunaway No. B011270.001
October 21, 2024
City of Southlake
Planning & Development Services
1400 Main Street, Suite 310
Southlake, TX 76092
Narrative for the Forefront Living Southlake Site Plan
ZA24-0051
300 Davis Boulevard Southlake, TX
TZD Zoning District
Project Description:
Forefront Living is proposing to construct a senior living community that encompasses 21.04
acres, situated in Lots 1a, 1b, 2 & 3 of the Parker’s Corner Addition and Lot 2A02 situated in
Allen Survey Abstract Number 18 Survey. Currently Lots 1A, 1B, 2 & 3, totaling 16 acres, are
zoned “SF1A” Single-Family Residential and Lot 2A02, 5 acres, is zoned “RE” Residential
Estate. The project site is bounded by Davis Blvd. along the east property line.
Our request is for the rezoning of Lot 3 and a portion of Lot 2, totaling 10.13 acres, to “TZD”
Transition Zoning District and the remainder of 10.91 acres to “SP-1” Detailed Site Plan
District.
The TZD Zoning District will contain twenty (20) residential cottages which will be on separate
lots, but will be part of the greater age-restricted residential community. The development
regulations are similar to single family residential units. The internal circulation road is a
privately maintained, mutual and emergency access, drainage and utility easement which will
provide access for residents and emergency vehicles. The proposed development regulations
are proposed:
Forefront Living Southlake
Number of Residential Units 20
Gross Acreage 10.13 ac
Density 2.0 du/acre
Open Space Acreage 6.34 ac
Development Regulations
Minimum Lot Size 5500 sq ft
Maximum Height 2 Stories Max.
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 2
Front Yard Setback 20 ft from Private Streets
Side Yard Setback 5 ft
Rear Yard Setback 10 ft
Maximum Lot Coverage 60%
Maximum Impervious Coverage 75%
Forefront Living Model
Forefront Living is a 501c3 nonprofit faith-based, local organization that has been
providing community care retirement living for older adults for over 60 years in the Dallas –
Fort Worth Metroplex and has expanded into the San Antonio market within the last year.
Forefront Living entities are the Forefront Living Foundation, Faith Presbyterian Hospice,
Presbyterian Village North senior living community in Dallas, The Outlook at Windhaven
senior living community in Plano, and the newest addition, Bella Vida senior living
community, currently under development in San Antonio.
The Forefront Living leadership team has over 100 years of collective experience in the
senior living and healthcare industry. Forefront Living is guided by a Texas-based
volunteer board of directors who are deeply invested in the communities they operate. As
a nonprofit, revenues exceeding expenses are invested back into the community to stay
relevant for current and future residents. Forefront Living is fully committed to investing in
our assets through routine capital expenditure, refresh and redevelopment for beautiful
communities, and the ongoing retention of happy and highly satisfied residents. An
example of this is Forefront Living’s flagship campus, Presbyterian Village North, located
in north Dallas. This scenic campus has been evolving over the years to better meet the
changing needs and preferences of its senior residents.
The senior market in Southlake is growing, with 4,684 senior-qualified households and a
projected 5.1% annual growth in the senior population in the defined primary market area.
This data demonstrates a strong demand for Forefront Living’s offerings in the area.
Additionally, the CCRC model promotes long-term stability and community, attracting
younger seniors and fostering a sense of permanence.
The development plans for the Southlake community will be luxury resort-style residences with
a robust set of amenities and services including multiple dining venues, lounge, fitness,
wellness, and activity spaces for continuing education and hobbies. In addition, there are
outdoor amenities for wellness to include walking trails and fitness space, as well as areas for
social gatherings and events. The proposed campus will be resident centric with a focus on
wellness and hospitality.
The financial structure of the residences is an entrance fee model of care. Residents will pay
a one-time entrance fee for a lifelong lease to secure their residence, and the entrance fee is
highly refundable upon move-out (based on the contract selected, with several options of
refundability offered). The entrance fee is often part of a resident’s long-term financial and
estate planning as the community manages the “re-sale” on the Resident’s behalf. There is
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 3
also a predictable monthly service fee that covers some dining services, housekeeping
services, interior and exterior maintenance, some utilities, fitness and social programming, as
well as access to community amenities such as an indoor pool, fitness center, library, and
private dining areas, to name a few.
Under the Continuing Care Retirement Community (“CCRC”) model of care, residents plan
ahead for the future with access to a continuum of care should needs change over time with
access to assisted living, assisted living with memory support, personal assistance services,
and hospice care.
According to the National Investment Center (NIC), there is lower turnover and higher
occupancies in CCRC communities as compared to “rental” communities. Residents in
entrance fee communities often experience a greater sense of stability and community,
knowing their neighbors are committed to staying long term, typically 14 years. Furthermore,
a CCRC community generally attracts a younger senior as compared to “rental” communities.
If a resident departs the community the entrance fee refund outlined in the contract will be paid
once the residence is released to a new prospect, typically coming from a waiting list of ready
prospective residents. Under a CCRC model, residents must meet the age qualification of at
least 62 years of age and have income and assets to qualify for the fee structure.
Forefront Living is committed to being a partner to the community of Southlake by being a
resource through education, expertise in care of older adults, and assisting in resolving senior
centric issues in the Southlake community. Forefront Living desires to keep older adults
connected to the community of Southlake by offering a style of living that meets their current
living expectations and lifestyle without all the maintenance and support of owning their home.
It affords older adults a focus on living, thriving, and purpose.
Modifications to the TZD Standards
The Transition Zoning District (TZD) states that the City Council may approve modifications to
any of the standards in the Transition Zoning District after a recommendation by the Planning
and Zoning Commission based on unique site conditions and development intent at the time
of the application. Forefront Living proposes the following modifications to the TZD zoning
district as follows:
1. TZD Component
The Transition Zoning District requires that two (2) of the three (3) TZD components
(Retail, Retail/Neighborhood Edge, Neighborhood) be part of the proposed development.
For the TZD district area, Forefront Living proposes only one (1) component,
(Neighborhood), although the residents of the cottages will have full access to the services,
activity venues, salons and dining elements of the community located in the primary
building.
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 4
2. First Floor Elevation
The Transition Zoning District requires that the first floor elevation of single-family dwellings
shall be raised a minimum of two (2) feet above the finished elevation of the public
sidewalk/trail in front of the residential structures. Forefront Living is requesting that the
first floor elevation be at the grade of the lot where it is located. This serves our age
restricted population best as at-grade entries are easier to navigate as residents age.
Additionally, all internal circulation will be privately maintained; roads designed to carry
emergency vehicle traffic and personal vehicles will be allowed within the community.
3. Continuous Planter Strip
The Transition Zoning District requires that a minimum of six (6) feet of continuous planter
strip width be located between the back of curb of the road and the sidewalk. Forefront
Living is requesting that no planter strip be required between the curb and sidewalk. Trees
will be planted within the front yards of the cottages and sidewalks will be privately
maintained along with the internal circulation roads.
City Staff / Citizen Input / Public Meetings with Committees
In anticipation of potentially developing the site, Forefront Living has been proactive in bringing
the scope and business model to the surrounding residents of Southlake, to the SPIN
meetings, as well as the Corridor Committee established by the City of Southlake.
City of Southlake Meetings:
Staff Meeting 1 – January 4, 2023
Staff Meeting 2 – January 31, 2024
Staff Meeting 3 (DRC – Comment Review) – August 28, 2024
Staff Meeting 4 via Zoom – October 15, 2024
Corridor Committee Meetings:
Corridor Committee Meeting 1 – September 19, 2022
Corridor Committee Meeting 2 – October 23, 2023
SPIN Meetings:
SPIN Meeting 1 – February 28, 2023
SPIN Meeting 2 – January 9, 2024
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 5
Neighborhood Meetings:
The surrounding property owners were mailed postcards directly providing the neighbor
meeting notification. Postcards were sent to residents in the Ridgeview I and Ridgeview II;
Stony Brook and Brock Addition subdivisions.
Neighborhood Meeting 1 at The Marq – March 19, 2024 (76 notices mailed)
Neighborhood Meeting 2 at The Marq – April 23, 2024 (73 notices mailed)
Neighboring HOA Zoom Meeting via Zoom – October 3, 2024
Neighborhood Meeting 3 at The Marq – October 7, 2024 (80 Notices Hand Delivered)
Tree Preservation and Streamway Buffer
The proposed project will establish a Streamway Buffer along the western portion of the site,
which will preserve the natural features and the heavily dense areas of trees as well as
providing a dedicated area to be utilized for the future multi-use trail connection per the City’s
Master Trail Plan. A complete Site Plan, Schematic Landscape Plan and Preliminary Grading
& Drainage Plan have been prepared for the entire 21.0-acre project site. The project proposes
a six (6) foot sidewalk along Davis Boulevard and six (6) foot sidewalks internal to the site
between the primary structure and the cottages.
Surrounding Property Uses are:
• North – Undeveloped Lot – “RE” Residential Estate
• East – Single-Family Residential – “TZD” Transition District
• South – Self Storage – “SP-1” Detailed Site Plan
• West – Single-Family Residential – “RUPD” Residential Unit Planned
Development
Existing Site Conditions:
• The existing site consists of 5 single-family residential occupied homes. The
existing single-family use will remain until the start of construction.
• The existing residential utility easements along the side yards will be
vacated during platting.
• The utility easements along the western property line will remain.
• The existing 40’ building setback along Davis Boulevard will remain.
• A large portion of the site along the west property line is inundated with floodplain
and heavily dense trees.
• The site slopes from the eastern property line along Davis Blvd. to the existing
creek centerline in the western portion of the property, approximately 40 ft. of fall.
• The site’s highest point of elevation is along Davis Blvd., approximately
675’.
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 6
• The approximate centerline of the creek elevation is 626’.
Permitted Uses
The proposed uses in the “TZD” Transition Zoning District:
• Residential Cottages
The project site shall comply with all conditions of the City of Southlake Comprehensive
Zoning Ordinance, as it pertains to Section 47, “TZD” Transition Zoning District as
modified by the requests above.
Project Regulations
Community Type:
a. An age restricted Mixed-Use senior housing community, that is to be gated/access
controlled.
b. Up to 210 total residences, across the entire ownership
a. Residential Cottages 20 Units
Proposed Parking Tabulation:
Front, side and rear bufferyard:
a. North – No buffer yard required along rear lot line of overall residential cottage
developed area.
a. East - To keep in compliance with the Corridor Overlay District and the buffer
along Davis Boulevard, a forty (40’) foot setback from the existing right of way
line of Davis Boulevard will be respected. Each individual cottage unit will
respect internal setback distances as outlined in the development standards
table. A ten (10’) foot TYPE “C” bufferyard is required, providing a twenty (20)
foot along Davis Blvd.
b. South – On the TZD zoning the south is incorporated into the overall site plan
with the primary structure.
c. West – Incorporates the existing floodplain and heavy tree area into a
Streamway Buffer, which allows for the proposed eight (8) multi-use trail as
per City of Southlake Trail Plan. There will be a significant retaining wall on
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 7
the west side of the development. The wall will be engineered to uphold the
property. The materials utilized will be structurally significant and engineered,
but will maintain the aesthetic of the primary structures to be developed.
Open Space:
a. The total area of open space of the site is fifty-nine (63%) percent.
An 8’ wide multi-use trail
a. As indicated on the Site Plan, the future 8’ multi-use trail per the City’s Trail
Plan along the western portion of the property, will be situated in the
designated as the Streamway Buffer Easement.
All curb cuts into Davis Boulevard are subject to approval by TxDOT. The intent and
spacing are to match the Ridgeview Subdivisions on the east side of Davis Boulevard.
Drive approaches will allow for two points of access to the whole of the community
Building Articulation – Building articulation is required in accordance with the Corridor
Overlay Zone, in the Zoning Ordinance, Section No. 43, per Exhibit 43-A.
General Project Standards – Architecture Standards are required in accordance with the
Corridor Overlay Zone, in the Zoning Ordinance, Section No. 43.
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 8
Narrative for the Forefront Living Southlake Site Plan
ZA24-0051
500 and 600 Davis Boulevard Southlake, TX
SP-1 Zoning District
Project Description:
Forefront Living is proposing to construct a senior living community that encompasses 21.04
acres, situated in Lots 1a, 1b, 2 & 3 of the Parker’s Corner Addition and Lot 2A02 situated in
Allen Survey Abstract Number 18 Survey. Currently Lots 1A, 1B, 2 & 3, totaling 16 acres, are
zoned “SF1A” Single-Family Residential and Lot 2A02, 5 acres, is zoned “RE” Residential
Estate. The project site is bounded by Davis Blvd. along the east property line.
Our request is for the rezoning of Lot 3 and a portion of Lot 2, totaling 10.13 acres, to “TZD”
Transition Zoning District and the remainder of 10.91 acres to “SP-1” Detailed Site Plan
District.
The SP-1 Zoning District will contain a multi-use primary structure which will be on a single lot,
and will be part of the greater age-restricted residential community. The proposed mixed-use
community will address the demand for senior housing in Southlake, providing a high-quality
living environment for residents while preserving the character of the neighborhood. The
internal circulation road is a privately maintained, mutual and emergency access, drainage
and utility easement which will provide access for residents and emergency vehicles. The
proposed development regulations are proposed:
Forefront Living Southlake
Number of Residential Units 190
Gross Acreage 10.91
Density 17.4 du/acre
Open Space Acreage 5.45 ac
Development Regulations
Minimum Lot Size 10.91 ac
Maximum Height 2 – 4 Stories Over Parking Garage
Front Yard Setback 40 ft from public right-of-way
Side Yard Setback 20 ft
Rear Yard Setback 20 ft
Maximum Lot Coverage 40%
Maximum Impervious Coverage 50%
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 9
Forefront Living Model
Forefront Living is a 501c3 nonprofit faith-based, local organization that has been providing
community care retirement living for older adults for over 60 years in the Dallas – Fort Worth
Metroplex and has expanded into the San Antonio market within the last year. Forefront Living
entities are the Forefront Living Foundation, Faith Presbyterian Hospice, Presbyterian Village
North senior living community in Dallas, The Outlook at Windhaven senior living community in
Plano, and the newest addition, Bella Vida senior living community, currently under
development in San Antonio.
The Forefront Living leadership team has over 100 years of collective experience in the senior
living and healthcare industry. Forefront Living is guided by a Texas-based volunteer board
of directors who are deeply invested in the communities they operate. As a nonprofit,
revenues exceeding expenses are invested back into the community to stay relevant for
current and future residents. Forefront Living is fully committed to investing in our assets
through routine capital expenditure, refresh and redevelopment for beautiful communities, and
the ongoing retention of happy and highly satisfied residents. An example of this is Forefront
Living’s flagship campus, Presbyterian Village North, located in north Dallas. This scenic
campus has been evolving over the years to better meet the changing needs and preferences
of its senior residents.
The senior market in Southlake is growing, with 4,684 senior-qualified households and a
projected 5.1% annual growth in the senior population in the defined primary market area.
This data demonstrates a strong demand for Forefront Living’s offerings in the area.
Additionally, the CCRC model promotes long-term stability and community, attracting
younger seniors and fostering a sense of permanence.
The development plans for the Southlake community will be luxury resort-style residences
with a robust set of amenities and services including multiple dining venues, lounge,
fitness, wellness, and activity spaces for continuing education and hobbies. In addition,
there are outdoor amenities for wellness to include walking trails and fitness space, as well
as areas for social gatherings and events. The proposed campus will be resident centric
with a focus on wellness and hospitality.
The financial structure of the residences is an entrance fee model of care. Residents will
pay a one-time entrance fee for a lifelong lease to secure their residence, and the
entrance fee is highly refundable upon move-out (based on the contract selected, with
several options of refundability offered). The entrance fee is often part of a resident’s
long-term financial and estate planning as the community manages the “re-sale” on the
Resident’s behalf. There is also a predictable monthly service fee that covers some
dining services, housekeeping services, interior and exterior maintenance, some utilities,
fitness and social programming, as well as access to community amenities such as an
indoor pool, fitness center, library, and private dining areas, to name a few.
Under the Continuing Care Retirement Community (“CCRC”) model of care, residents plan
ahead for the future with access to a continuum of care should needs change over time
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 10
with access to assisted living, assisted living with memory support, personal assistance
services, and hospice care.
According to the National Investment Center (NIC), there is lower turnover and higher
occupancies in CCRC communities as compared to “rental” communities. Residents in
entrance fee communities often experience a greater sense of stability and community,
knowing their neighbors are committed to staying long term, typically 14 years.
Furthermore, a CCRC community generally attracts a younger senior as compared to
“rental” communities. If a resident departs the community the entrance fee refund outlined
in the contract will be paid once the residence is released to a new prospect, typically
coming from a waiting list of ready prospective residents. Under a CCRC model, residents
must meet the age qualification of at least 62 years of age and have income and assets to
qualify for the fee structure.
Forefront Living is committed to being a partner to the community of Southlake by being a
resource through education, expertise in care of older adults, and assisting in resolving
senior centric issues in the Southlake community. Forefront Living desires to keep older
adults connected to the community of Southlake by offering a style of living that meets
their current living expectations and lifestyle without all the maintenance and support of
owning their home. It affords older adults a focus on living, thriving, and purpose.
Modifications to the SP-1 Standards
The Site Plan Zoning states that the City Council may approve modifications to any of the
standards in the Transition Zoning District after a recommendation by the Planning and Zoning
Commission based on unique site conditions and development intent at the time of the
application. Forefront Living proposes the following modifications to the TZD zoning district as
follows:
1. Eight (8’) foot masonry screening wall from adjacent Residential Zoning
An eight (8’) foot masonry screening wall is required buffering the more intensive use of
this district to properties used as single family residential. In this case, it would be the west
boundary of the property. Forefront Living is requesting a waiver from this requirement for
two reasons.
a. Placing an eight (8’) foot masonry wall along the mutual property line on the west side
of the property would require the wall be placed in portions of floodplain, which is not
in the best interest of the site to be developed or align with the goals of the City of
Southlake to preserve floodplain environments.
b. Placement of a wall would also impede the visual quality of the homes from their back
yard into the floodplain. The site’s development plan intends to preserve as much of
the natural floodplain environment as possible as both an amenity for the proposed
community and for the surrounding neighbors. This includes existing tree preservation
as indicated on the plan, and the cleaning of the floodplain from excess debris and
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 11
unnatural refuse, allowing the floodplain to act naturally to continue to provide natural
drainage from the area.
City Staff / Citizen Input / Public Meetings with Committees
In anticipation of potentially developing the site, Forefront Living has been proactive in bringing
the scope and business model to the surrounding residents of Southlake, to the SPIN
meetings, as well as the Corridor Committee established by the City of Southlake.
City of Southlake Meetings:
Staff Meeting 1 – January 4, 2023
Staff Meeting 2 – January 31, 2024
Staff Meeting 3 (DRC – Comment Review) – August 28, 2024
Staff Meeting 4 via Zoom – October 15, 2024
Corridor Committee Meetings:
Corridor Committee Meeting 1 – September 19, 2022
Corridor Committee Meeting 2 – October 23, 2023
SPIN Meetings:
SPIN Meeting 1 – February 28, 2023
SPIN Meeting 2 – January 9, 2024
Neighborhood Meetings:
The surrounding property owners were mailed postcards directly providing the neighbor
meeting notification. Postcards were sent to residents in the Ridgeview I and Ridgeview II;
Stony Brook and Brock Addition subdivisions.
.
Neighborhood Meeting 1 at The Marq – March 19, 2024 (76 Notices Mailed)
Neighborhood Meeting 2 at The Marq – April 23, 2024 (73 Notices Mailed)
Neighboring HOA Zoom Meeting via Zoom – October 3, 2024
Neighborhood Meeting 3 at The Marq – October 7, 2024 (80 Notices Hand Delivered)
Tree Preservation and Streamway Buffer
The proposed project will establish a Streamway Buffer along the western portion of the site,
which will preserve the natural features and the heavily dense areas of trees as well as
providing a dedicated area to be utilized for the future multi-use trail connection per the City’s
Master Trail Plan. A complete Site Plan, Schematic Landscape Plan and Preliminary Grading
& Drainage Plan have been prepared for the entire 21.04-acre project site. The site proposes
a six (6) foot sidewalk along Davis Boulevard and six (6) foot sidewalks internal to the site
between the primary structure and the cottages.
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 12
Surrounding Property Uses are:
• North – Undeveloped Lot – “RE” Residential Estate
• East – Single-Family Residential – “TZD” Transition District
• South – Self Storage – “SP-1” Detailed Site Plan
• West – Single-Family Residential – “RUPD” Residential Unit Planned
Development
Existing Site Conditions:
• The existing site consists of 5 single-family residential occupied homes. The
existing single-family use will remain until the start of construction.
• The existing residential utility easements along the side yards will be
vacated during platting.
• The utility easements along the western property line will remain.
• The existing 40’ building setback along Davis Boulevard will remain.
• A large portion of the site along the west property line is inundated with floodplain
and heavily dense trees.
• The site slopes from the eastern property line along Davis Blvd. to the existing
creek centerline in the western portion of the property, approximately 40 ft. of fall.
• The site’s highest point of elevation is along Davis Blvd., approximately
675’.
• The approximate centerline of the creek elevation is 626’.
Permitted Uses
The proposed uses in the “SP-1” Detail Site Plan District:
• Independent Living
• Assisted Living
• Memory Assist
• Dining Venues for Residents
• Wellness, fitness center and salons for Residents
The project site shall comply with all conditions of the City of Southlake Comprehensive
Zoning Ordinance, as it pertains to Section 31, “SP-1” Detailed Site Plan District. With the
exception of the requested waiver as stated above.
Project Regulations
Community Type:
a. An age restricted Mixed-Use senior housing community, which is to be
gated/access controlled.
b. A modern, multi-tiered structure that complements the natural topography of the
site. The design ensures that the project integrates seamlessly with the
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 13
surrounding environment and does not obstruct the sight visibility of adjacent
properties. The building is placed into the natural topography of the site so as to
allow multiple heights and not overwhelm the view from Davis Boulevard or from
the residential development to the west. From Davis Boulevard, the structure will
appear as a maximum three-story building containing age-restricted senior
housing, assisted living housing and memory care housing as well as ancillary
commercial uses for residents including dining, fitness/wellness, salons and limited
retail and services.
c. Up to 190 total residences:
• Independent Living: 158 Units
• Assisted Living: 16 Units
• Memory Support: 16 Units
Proposed Parking Tabulation:
Most of the parking for the primary structure within the SP-1 district will be located in
sheltered parking as the ground floor to the rear of the building. The parking will be within
the garage facility and used primarily for the residents. Surface parking will be located
primarily to the rear of the building, with very limited parking in the front for guests of
residents, and future prospective residents. There will be ample open driveway space for
daily deliveries, and denial of access turnarounds for vehicles that do not need to access
the private gated areas of the site.
Front, side and rear bufferyard:
d. North – No buffer yard required along rear lot line of overall residential cottage
developed area.
b. East - To keep in compliance with the Corridor Overlay District and the buffer
along Davis Boulevard, a forty (40’) foot setback from the existing right of way
line of Davis Boulevard will be respected.
e. South – A five (5’) foot TYPE “A” buffer yard is required, providing a ten (10)
foot.
f. West – Incorporates the existing floodplain and heavy tree area into a
Streamway Buffer, which allows for the proposed eight (8) multi-use trail as
per City of Southlake Trail Plan. There will be some areas with an engineered
Forefront Living Southlake - Davis Boulevard Southlake, TX
October 21, 2024
Page 14
retaining wall along the parking area. The wall will be engineered to uphold
the property. The materials utilized will be structurally significant and will
maintain the aesthetic of the primary structure’s to be developed.
Impervious coverage:
a. The total impervious area of the site is forty-six (50%) percent.
Open Space:
b. The total area of open space of the site is sixty (50%) percent.
An 8’ wide multi-use trail
b. As indicated on the Site Plan, the future 8’ multi-use trail per the City’s Trail
Plan along the western portion of the property, situated in the designated as
the Streamway Buffer Easement.
All curb cuts into Davis Boulevard are subject to approval by TxDOT. The intent and
spacing are to match the Ridgeview Subdivisions on the east side of Davis Boulevard.
Drive approaches will allow for two points of access to the whole of the community
Building Articulation – Building articulation is required in accordance with the Corridor
Overlay Zone, in the Zoning Ordinance, Section No. 43, per Exhibit 43-A.
General Project Standards – Architecture Standards are required in accordance with the
Corridor Overlay Zone, in the Zoning Ordinance, Section No. 43.
Please do not hesitate to contact us with any questions or concerns. I can be reached by phone
at 817-266-7366, or by email at cleblanc@dunaway.com. We appreciate your assistance and
look forward to working with you throughout the process.
Sincerely,
DUNAWAY ASSOCIATES, L.P.
a Texas limited partnership
Chance LeBlanc, AICP
Associate / Senior Planner
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TEXAS REGISTERED SURVEYING FIRM NO. 10098100
PLOTTED BY: Chance LeBlanc ON: Monday, August 12, 2024 AT: 12:51 PM FILEPATH: P:\011200\011270\001\Survey\Drawings\B0011270.001 Southlake TOPO-ALTA.dwg SITE
ALTA/NSPS LAND TITLE SURVEY
OF
LOTS 1-3 PARKER'S CORNER and
21.039 ACRES TRACT OF LAND
Situated in the J. Allen Survey, Abstract No. 18, City of Southlake, Tarrant County, Texas,
and being an Addition to the City of Southlake , recorded in Volume 388-150, Page 49,
Plat Records Tarrant County, Texas
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TEXAS REGISTERED SURVEYING FIRM NO. 10098100
PLOTTED BY: Chance LeBlanc ON: Monday, August 12, 2024 AT: 12:42 PM FILEPATH: P:\011200\011270\001\Survey\Drawings\B0011270.001 Southlake TOPO-ALTA.dwg SITE
TOPOGRAPHIC / TREE SURVEY
OF
PARKERS CORNER AND
5.0 ACRES TRACT OF LAND
Situated in the J. Allen Survey, Abstract No. 18, City of Southlake, Tarrant County, Texas, and
Being Lots 1-3, Parker's Corner, an Addition to the City of Southlake, according to the plat recorded in
Volume 388-150, Page 49, Plat Records, Tarrant County, Texas.
EX-OH EX-OH
TEXAS REGISTERED SURVEYING FIRM NO. 10098100
PLOTTED BY: Chance LeBlanc ON: Monday, August 12, 2024 AT: 12:43 PM FILEPATH: P:\011200\011270\001\Survey\Drawings\B0011270.001 Southlake TOPO-ALTA.dwg TOPOGRAPHIC / TREE SURVEY
OF
PARKERS CORNER AND
5.0 ACRES TRACT OF LAND
Situated in the J. Allen Survey, Abstract No. 18, City of Southlake, Tarrant County, Texas, and
Being Lots 1-3, Parker's Corner, an Addition to the City of Southlake, according to the plat recorded in
Volume 388-150, Page 49, Plat Records, Tarrant County, Texas.
HPI SOUTHLAKESTORAGE LLC.ZONED "SP1"L.U.D."MU"CREEKSIDE LANDCOMPANY LTD.ZONED "RUPD"L.U.D."LDR"GEORGEJOHNSONZONED "AG"L.U.D."MU"CT PLUS 4 LLC.ZONED "AG"L.U.D."MU"MARJORIE'SPAPILLARDZONED "SFA-1"L.U.D."LDR"MARJORIE'SPAPILLARDZONED "SFA-1"L.U.D."LDR"ERICMORGANZONED "SFA-1"L.U.D."LDR"LYNBAHOLDINGS LLC.ZONED "RE5"L.U.D. "MU"EXISTINGDRIVEWAYEXISTINGDRIVEWAY81083PRIVATE STREETPRIVATE STREET
S89°26'38"E 692.58'S12°39'22"E28.00'∆=3°41'47"R=2231.83' L=143.98'CH=S2° 05' 13"E 143.96'S00°14'22"E 733.28'N00°31'06"W 875.27'N00°31'06"W 362.71'N89°18'02"W 744.81'6109101083∆=8°43'16"R=2231.83' L=339.71'CH=S8° 17' 44"E 339.38'PRIVATE STREET
PARK &OPEN SPACERESIDENTIALCOTTAGES(20 LOTS)1234PROPOSEDZONING"TZD"(10.13 AC.)567891011121314151617181920DAVIS BLVD.(VARIABLE WIDTH R.O.W.)25' BUILDINGSETBACK40' BUILDINGSETBACK 25' BUILDINGSETBACK8' SCREENED DUMPSTERENCLOSURE.MATERIALS TO MATCHPRINCIPLE BUILDING.GENERATOR /TRANSFORMERPERIMETERFENCING(SEE ARCHITECTURALPLANS FOR DETAILS)PROPOSED6' PUBLICSIDEWALKFUTUREMULTI-USE TRAILEXISTING6' PUBLICSIDEWALK118' R.O.W.EMERGENCY EXITDRIVEWAY ONLYWITH SLIDING GATE(SEE NOTE 2)FLOODWAYSLIDING GATE(SEE NOTE 2)601'SLIDING GATE(SEE NOTE 2)FUTURESIDEWALKCALLBOXMONUMENT SIGN100 YR.FLOODPLAIN200'
50' MAX HEIGHT
(PROJECTED 4:1 HEIGHT
SETBACK ADJACENT
TO SINGLE-FAMILY)
300'
75' MAX HEIGHT
(PROJECTED 4:1 HEIGHT
SETBACK ADJACENT
TO SINGLE-FAMILY)MONUMENTSIGN130'STACKINGDEPTHPERIMETERFENCING(SEE ARCHITECTURALPLANS FOR DETAILS)PERIMETERFENCING(SEE ARCHITECTURALPLANS FOR DETAILS)EXISTINGFIRE HYDRANT"SP-1"STREAMWAYBUFFER1.03 AC."TZD"STREAMWAYBUFFER4.32 4AC.R30'24'R30'R30'24'20'26'FIRELANE3 - 4 STORYINDEPENDENTLIVING100 YR.FLOODPLAINPROPOSEDZONING"SP-1"(10.91 AC.)PARKING
GARAGE ENTRY
PARKINGGARAGE ENTRY
100'24.7'
26'
FIRE
LANE
6'SIDEWALKTYP.PROPOSEDZONING BOUNDARY20' FRONTYARDTYP.5' MIN.PRIVATE STREET2-3 STORYINDEPENDENTLIVINGLOADINGZONEAL / MSENTRYACTIVITYAREAENTRYENTRYENTRYENTRYENTRYENTRYENTRYBACK OFHOUSE1 STORYMEMORYSUPPORT2 STORYASSISTEDLIVINGDOGPARKENCLOSEDCOURTYARDDOGPARKMAINENTRY2-3 STORYINDEPENDENTLIVING2 STORYINDEPENDENTLIVING2 STORYINDEPENDENTLIVING2-3 STORYINDEPENDENTLIVINGENTRY116'116'55'50'50'50'50'55'50'50'50'50'115'
118'200'50'50'50'50'80'
115'
114'
118'
108'
87'91'67.8'86'6'SI
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R37'198'104'110'116'110'110.5'110'R30'R30'368'361.7'389'ENTRY84.7'26'FIRELANEOPEN SPACE(UNDERGROUNDDETENTION AREA)PLOTTED BY: Chance LeBlanc ON: Monday, October 21, 2024 AT: 6:08 PM FILEPATH: P:\011200\011270\001\PLA\Drawings\Exhibits\Zoning Change\24-1021 DEVLP SITE PLAN.dwg VICINITY MAPSCALE: 1" = 2000'NORTHENGINEER / PLANNERDunaway Associates550 Bailey Ave., Suite 400Fort Worth, TX 76107DEVELOPER:Forefront Living12467 Merit DriveDallas, TX 77024DEVELOPMENT PLANFOREFRONT LIVING SOUTHLAKEBEING 21.04 ACRE TRACT OF LAND SITUATED IN THEPARKER' CORNER ADDITION AND IN THEALLEN SURVEY, ABSTRACT NO. 18CITY OF SOUTHLAKE, TARRANT COUNTY, TEXASPREPARED OCTOBER 21, 2024PROPERTY LINEEXISTING RIGHT OF WAYPROPOSED CONCRETE PAVEMENTPROPOSED PAVERSSITEFEMA FLOODPLAIN / FLOODWAYPROPOSED FENCEPROPOSED LOTPROPOSED BUILDING SETBACKPROPOSED CONCRETE SIDEWALKLEGENDUNION CHURCH RD.DAVIS BLVD.W SOUTHLAKE BLVD.BEAR CREEK
PKWY
.INDEPENDENT LIVINGASSISTED LIVINGMEMORY SUPPORT1581616"SP-1" SITE DATA SUMMARY TABLEEXISTING ZONINGPROPOSED ZONINGSF1-A & RE5SP1LAND USE DESIGNATIONMUPROJECT SITE ACREAGE21.04 AC.GROSS SP-1 ACREAGE10.91 AC. (475,218.9 SF.)NUMBER OF PROPOSED LOTS1 LOTMAX. NUMBER OF UNITS190 TOTAL UNITSPERCENTAGE OF BUILDING COVERAGE29% (40% MAX. per MF-2)AREA OF OPEN SPACEPERCENTAGE OF OPEN SPACE50%AREA OF IMPERVIOUS COVERAGE237,738 SF.PERCENTAGE OF IMPERVIOUS COVERAGE50% (50% MAX. per MF-2)BUILDING FOOTPRINT AREA139,000 SF.NUMBER OF STORIES3 STORIES OF INDEPENDENT LIVING OVER1 LEVEL OF UNDERGROUND PARKINGGRAPHIC SCALE01 inch =5010050'NORTHCITY CASE NUMBER: ZA24-0051MAX. BUILDING HEIGHT2-4 STORIES OVER PARKING GARAGEGROSS FLOOR AREA492,000 SF.PROPOSED FLOOR AREA BY USESURFACE PARKINGPROPOSED PARKING GARAGE AREA68,000 SF.PROPOSED PARKING243 SPACES83 SPACES153 SPACESPARKING GARAGEREQUIRED LOADING SPACES1 SPACEPROVIDED LOADING SPACES1 SPACEAREA OF OUTSIDE STORAGENO OUTSIDE STORAGEPERCENTAGE OF OUTSIDE STORAGENO OUTSIDE STORAGEANTICIPATED SCHEDULE OF DEVELOPMENTCONSTRUCTION START DATE:12/01/2026CONSTRUCTION END DATE:12/01/20281.3 SPACES / IL UNIT206 SPACES32 SPACES1 SPACES / AL & MS UNIT7 SPACESHANDICAPINDEPENDENT LIVING393,589 SF.19,746 SF.ASSISTED LIVING10,665 SF.MEMORY SUPPORTREQUIRED PARKINGNOTES:1.ALL FIRE LANES HAVE A MINIMUM 30 FT. INSIDE TURN RADIUS AND MINIMUM54 FT. OUTSIDE TURN RADIUS.2.GATED ENTRIES WILL BE EQUIPPED WITH AN OPTICOM OR KS-2 SWITCH FORFIRE DEPARTMENT ACCESS.3.ALL FIRE LANES WILL BE A MINIMUM OF 26 FT. IN WIDTH.4.ALL STREETS WILL BE PRIVATE AND SITUATED IN A MUTUAL / EMERGENCYACCESS AND UTILITY / DRAINAGE EASEMENT.5.ALL PRIVATE STREETS WILL BE MAINTAIN BY THE PROPERTY OWNER'SASSOCIATION.6.ALL PROPOSED OPEN SPACES AREAS WILL BE MAINTAIN BY THE PROPERTYOWNER'S ASSOCIATION."TZD" SITE DATA SUMMARY TABLE"TZD" RESIDENTIAL STANDARDSEXISTINGZONINGEXISTINGLAND USEPROPOSEDZONINGNUMBER OFRESIDENTIAL LOTSAVERAGE RESIDENTIALLOT SIZE (SF.)R.O.W.DEDICATIONNET DENSITY(DWELLING UNITS / ACREAGE)GROSSACREAGERE5SINGLE-FAMILYRESIDENTIALTZD205,700 SF.NO R.O.W.DEDICATION(PRIVATE STREETS)2.0 UNITS / AC.10.13 AC.(441,262.8 SF.)FRONTBUILDING HEIGHTSETBACKS2 STORIES MAX.20 FT.5 FT. MINIMUM10 FT. MINIMUMSIDEREARMUTUAL & EMERGENCY ACCESS,DRAINAGE & UTILITY EASEMENTPROPOSED STREAMWAY BUFFERLIMITS OF FEMA FLOODPLAINPROPOSED ZONING BOUNDARYREQUIRED47,500 SF. (REQ. 250 SF. / UNIT)237,481 SF. (5.45 AC.)PROVIDEDOPEN SPACEACERAGE6.34 AC.(276,267 SF.)PERCENTAGEOF OPEN SPACE63%MINIMUM LOT AREA5,500 SF.MINIMUM LOT WIDTH50 FT.MINIMUM LOT DEPTH110 FT.MAXIMUM LOT COVERAGE60%MAXIMUM IMPERVIOUS COVERAGE75%DENSITY17.4 UNITS / ACRE238 SPACES
&RS\ULJKW35'*//&7UDYLV6W6XLWH'DOODV7H[DVW ZZZSUGJDUFKFRP(/DV&ROLQDV%OYG,UYLQJ7;W ZZZ*UH\VWRQH&RPPXQLWLHVFRP5(9,6,21635'*352-(&76KHHW7LWOH0HULW'ULYH'DOODV7;WZZZ)RUHIURQW/LYLQJRUJ 30& ?8VHUV?GHDWVM?'RFXPHQWV?)RUHIURQW6RXWKODNHBMDNHGHDWVUYW)RUHIURQW/LYLQJ6RXWKODNH'DYLV%OYG6RXWKODNH7; &LW\RI6RXWKODNH3UH6XEPLWWDO=3URSRVHG)HQFLQJ12 ,668( '$7(FNC-03 WoodHeight: 8’ - 0”FNC-02 StoneHeight: 6’ - 0”FNC-01FNC-01FNC-02Existing FenceSITE PLAN11” = 60’ - 0”FNC-01 Stone and MetalHeight: 6’ - 0”FNC-01FNC-03
&RS\ULJKW35'*//&7UDYLV6W6XLWH'DOODV7H[DVW ZZZSUGJDUFKFRP(/DV&ROLQDV%OYG,UYLQJ7;W ZZZ*UH\VWRQH&RPPXQLWLHVFRP5(9,6,21635'*352-(&76KHHW7LWOH0HULW'ULYH'DOODV7;WZZZ)RUHIURQW/LYLQJRUJ 30& ?8VHUV?GHDWVM?'RFXPHQWV?)RUHIURQW6RXWKODNHBMDNHGHDWVUYW)RUHIURQW/LYLQJ6RXWKODNH'DYLV%OYG6RXWKODNH7; &LW\RI6RXWKODNH3UH6XEPLWWDO=0DWHULDO%RDUG12 ,668( '$7(ASP-01 Asphalt ShinglesColor: CharcoalMFG: GAFMTL-01 Metal RoofColor: Charcoal GrayMFG: BerridgeSTU-01 StuccoColor: SW 7005 Pure WhiteSTU-02 StuccoColor: SW 7069 Iron OreSTN-01 Smooth LimestoneMFG: Blackson BrickBK-01 Modular Face BrickMFG: Blackson BrickASP-01ASP-01BK-01MTL-01STN-01STU-02BK-01STN-01STN-01STN-01ENTRY PERSPECTIVE1STN-01STN-01
&RS\ULJKW35'*//&7UDYLV6W6XLWH'DOODV7H[DVW ZZZSUGJDUFKFRP(/DV&ROLQDV%OYG,UYLQJ7;W ZZZ*UH\VWRQH&RPPXQLWLHVFRP5(9,6,21635'*352-(&76KHHW7LWOH0HULW'ULYH'DOODV7;WZZZ)RUHIURQW/LYLQJRUJ 30& ?8VHUV?GHDWVM?'RFXPHQWV?)RUHIURQW6RXWKODNHBMDNHGHDWVUYW)RUHIURQW/LYLQJ6RXWKODNH'DYLV%OYG6RXWKODNH7; &LW\RI6RXWKODNH3UH6XEPLWWDO=(OHYDWLRQ12 ,668( '$7(ASP-01 Asphalt ShinglesColor: CharcoalMFG: GAFMTL-01 Metal RoofColor: Charcoal GrayMFG: BerridgeSTU-01 StuccoColor: SW 7005 Pure WhiteSTU-02 StuccoColor: SW 7069 Iron OreSTN-01 Smooth LimestoneMFG: Blackson BrickBK-01 Modular Face BrickMFG: Blackson BrickEast Elevation Percentage of Exterior Materials: - Masonry: 80% - Stucco: 20%Blended Percentage of Exterior Materials on all Elevations: - Masonry: 50% - Stucco: 50%ASP-01ASP-01BK-01MTL-01STN-01STU-02EAST ELEVATION11” = 60’ - 0”BK-01STN-01STN-01STN-01BK-01BK-01STN-01STN-01BK-01STN-01STN-01BK-01STN-01STU-02
&RS\ULJKW35'*//&7UDYLV6W6XLWH'DOODV7H[DVW ZZZSUGJDUFKFRP(/DV&ROLQDV%OYG,UYLQJ7;W ZZZ*UH\VWRQH&RPPXQLWLHVFRP5(9,6,21635'*352-(&76KHHW7LWOH0HULW'ULYH'DOODV7;WZZZ)RUHIURQW/LYLQJRUJ 30& ?8VHUV?GHDWVM?'RFXPHQWV?)RUHIURQW6RXWKODNHBMDNHGHDWVUYW)RUHIURQW/LYLQJ6RXWKODNH'DYLV%OYG6RXWKODNH7; &LW\RI6RXWKODNH3UH6XEPLWWDO=&RWWDJH(OHYDWLRQV12 ,668( '$7(ASP-01 Asphalt ShinglesColor: CharcoalMFG: GAFMTL-01 Metal RoofColor: Charcoal GrayMFG: BerridgeSTU-01 StuccoColor: SW 7005 Pure WhiteSTU-02 StuccoColor: SW 7069 Iron OreSTN-01 Smooth LimestoneMFG: Blackson BrickBK-01 Modular Face BrickMFG: Blackson Brick Primary Elevation Percentage of Exterior Materials:Cottage A - Masonry: 80% - Stucco: 20%Cottage B - Masonry: 80% - Stucco: 20%STU-01STN-01STU-01STN-01ASP-01ASP-01COTTAGE ELEVATION A1COTTAGE ELEVATION B2Blended Percentage of Exterior|Materials on all Elevations:Cottage A - Masonry: 50% - Stucco: 50%Cottage B - Masonry: 50% - Stucco: 50%STN-01BK-01
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&RS\ULJKW35'*//&7UDYLV6W6XLWH'DOODV7H[DVW ZZZSUGJDUFKFRP(/DV&ROLQDV%OYG,UYLQJ7;W ZZZ*UH\VWRQH&RPPXQLWLHVFRP5(9,6,21635'*352-(&76KHHW7LWOH0HULW'ULYH'DOODV7;WZZZ)RUHIURQW/LYLQJRUJ 30& ?8VHUV?GHDWVM?'RFXPHQWV?)RUHIURQW6RXWKODNHBMDNHGHDWVUYW)RUHIURQW/LYLQJ6RXWKODNH'DYLV%OYG6RXWKODNH7; &LW\RI6RXWKODNH3UH6XEPLWWDO=6LJQDJH'HWDLOV12 ,668( '$7(ASP-01 Asphalt ShinglesColor: CharcoalMFG: GAFMTL-01 Metal RoofColor: Charcoal GrayMFG: BerridgeSTU-01 StuccoColor: SW 7005 Pure WhiteSTU-02 StuccoColor: SW 7069 Iron OreSTN-01 Smooth LimestoneMFG: Blackson BrickBK-01 Modular Face BrickMFG: Blackson BrickSTN-01Entry Lawn Monument SignENTRY LAWN MONUMENT SIGN ELEVATION2Backlit SignageDavis BlvdMonument SignDAVIS BLVD MONUMENT SIGN ELEVATION1STN-01
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Light LocationsSheilded BollardHeight: 3’ - 1 1/4”MFG: Louis PoulsenSheilded BollardStreet Lamp Post LIGHTING PLAN11” = 60’ - 0”
()*+"$"#(",("-."("-."/0$""#()*()*()*()*()*()*+"$"#(",()*$""#/0$""#("-."1..$$""#2***!$012345!!"#$!!666$%!&’(!) #*!!666!" *&+7&+/ !)8&)#+""#*!!666%(,,--.+&-/0/(1/"’/’2’’34514!(!%(&"#922#&"#5):;<2=1!(&"#&"#>311214?22>&&67! )0% ".%SITE SECTION11” = 60’ - 0”1Z-081Z-08