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Item 6 - Narrative 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