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SPIN2024-01 - 300 DavisUSOUTHLAKE SPIN MEETING REPORT SPIN Item Number: SPIN2024-01 City Case Number: ZA24-0051 Project Name: Forefront Senior Living SPIN Neighborhood: 11 Meeting Date: January 9, 2024 Meeting Location: 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: 14 Hosts: Douglas Lies Applicant Presenting: Russell Jones City Staff Present: Madeline Prater, Business Manager Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthlake.com and clicking on "I Want to" and "View" "Video on Demand" — forums are listed under SPIN by meeting date. FORUM SUMMARY: Property Situation: 300 — 684 Davis Blvd. Development Details: • 501 c3 Nonprofit faith -based organization • Multiple levels of Living and Care o Independent Living (IL) o Assisted Living (AL) o Memory Support (MS) • Continuum of Care o Satisfies residents' life-long needs, enabling them to age in place o Provides residents with guaranteed access to health care (peace of mind) • Location Address: 300-684 Davis Boulevard • Existing Uses: Single Family and Vacant • Size o Gross Acreage: 20.97 acres o Net Acreage: 14 acres (approximate) • Current Zoning: RE5 and SF1-A • Concept Plan/Test Unit Counts and Density o Independent Living Units:133 o Free -Standing Independent Living Homes: 20 o Assisted Living Units: 32 o Memory Support Units: 24 o Total Unit Count: 209 o Potential Density: 9.9 Units Per Acre • Average Independent Living Unit Size: 1,300 square feet • Free -Standing Home Size Range: 1,800-2,200 square feet • Project Size: 280,000+ square feet, not including underground parking and free- standing homes • Building Heights: 1-3 stories Presentation: SOUTHLAKE SPIN MEETING PROSPECTIVE SENIOR LIVING COMMUNITY ON DAVIS BOULEVARD Forefront Living and Greystone SPONSOR: FOREFRONT LIVING • 501c3 nonprofit faith -based organization — Revenues exceeding expenses are reinvested back into the organization to benefit residents — Long-term commitment to community • Forefront Living entities — Presbyterian Village North — The Outlook at Windhaven — Bella Vida at La Cantera — Faith Presbyterian Hospice — T Boone Pickens Hospice Center — Forefront Living Foundation • Nearly 60-year history of service excellence • Leadership team has more than 100 years of collective experience in the senior living and healthcare industry • Guided by a Texas -based, volunteer Board of Directors FOREFRONT LIVING Mom:cn-s M�olhr. CONTINUING CARE RETIREMENT COMMUNITY (CCRC) • Multiple levels of Living and Care — Independent Living (IL) — Assisted Living (AL) — Memory Support (MS) • Continuum of Care — Satisfies residents' life-long needs, enabling them to age in place — Provides residents with guaranteed access to health care (peace of mind) • Longer length of stay/younger resident — Typical length of stay 10-12 years vs. 4-5 years at stand-alone senior living options LOCATION MAP OF SENIOR HOUSEHOLDS 5,108 SENIOR HOUSEHOLDS :. � Y ..�•• ny � m�mn...w s.x. AGE 75+ WITH ANNUAL INCOMES 1 l} OVER $75K 71 � i- z IT Forefront Living I Moments Matter. DEVELOPMENT CONSULTANT: GREYSTONE • A trusted advisor in senior living since 1982 • Based in Irving, TX — Strategic planning — Project planning — Development GREYSTONE — Marketing — Strategic Business Analyses — Operations — Management • Consulted with more than 500 not -far -profit owners and sponsors in more than 42 states • Responsibility for more than 160 community start-ups, redevelopments, and expansions SITE AERIAL -TAX MAP EXISTING CONDITIONS • Location Address: 300-684 Davis Boulevard • Existing Uses: Single Family and Vacant • Size — Gross Acreage: 20.97 acres — Net Acreage: 14 acres (approximate) • Current Zoning: RE5 and SF1-A • Adjacencies — North: Vacant — East: Davis Boulevard and Single Family — South: Mini Storage — West: Single Family • Floodplain: Runs north and south along western property line • Existing Utilities — Existing water along Davis Boulevard — Existing sanitary sewer on west side of assembled lots — Potential sanitary sewer improvements to the north are under consideration 14 010141992aW.:101 -ripe Haas r- Target una Mix, Program: Indepemem [army: ill *H, A=ed lrvin9: it unm Mew.ar cage: xum� eater: 189unm Nul G-,Area:-1140.0009f' vdxW.nnm ry n nm n, M nt.utg,l arx IW-d'...IW— Indepe"eM Larm@ Canapes 39[M2290-de hj ——- nnWeae .inNgayea•ee Fgal NKC.M: R9 Um l 19.96unm peeaver N► PROJECT NARRATIVE Prospective Use: State -of -the -Art Senior Living Community (CCRC Model) — Multiple levels of living and care; resident -focused — Multiple dining venues, wellness, fitness and recreation areas, lounges and salons Concept Plan/Test Unit Counts and Density — Independent Living Units: 133 — Free -Standing Independent Living Homes: 20 — Assisted Living Units: 32 — Memory Support Units: 24 — Total Unit Count: 209 — Potential Density: 9.9 Units Per Acre — Comparison: Watermere SP-2 (core) area: 12.23 units per acre — Nate: Final unit count and mix may be revised upon additional analysis • Average Independent Living Unit Size: 1,300 square feet • Free -Standing Home Size Range: 1,800-2,200 square feet • Project Size: 280,000+ square feet, not including underground parking and free-standing homes • Building Heights: 1-3 stories) PROJECT NARRATIVE CONTINUED • Linear Park or Trail Easement: Project will consider dedicating Right -of -Way or a park/trail easement in the 100-year flood plain • Open Space: TBD; Objective - Approximately 50%; Preserve as many trees as possible, especially in the flood plain area • Setbacks: Consistent with RE District. Front: 40', Side: 25', Rear: 40' • Parking: 209 spaces; Mix of underground and surface spaces • Davis Access: Coordinate with TXDoT to align with cuts and breaks • Impact to Traffic: Trips are not much more than Single Family districts and are mostly confined to non -peak hours • Signage: 1-2 monument signs along the Davis Boulevard frontage, located in landscaped areas or medians; adhere t❑ City signage ❑rdinances • Sidewalks: To be constructed along Davis Boulevard per City requirements • Prospective Project Team: Greystone, PRDG Architects, Dunaway and Associates and Andres Construction Forefront Living I Moments Matter. } :.: - .. _. Plnasb ian Villa4orth1 Presbyterian Village North - Dallas jail Presbyterian Villgge North - Forefront Living I Moments Matter. Tlhe.Outlliok at: AAA j The OUtIDDkiid"Winilhaven J, QpAjb0jrrV Go S, P.ItSlat GrmanJkab-v� .1 W-IT- Nrl Aim The Outlook at,,Wjnd The Outlook at Forefront Living I Moments Matter. J The Crossings Foreft nt Living I Moments Matter. PRDG -COMPLETED PROJ ECTS DAVIS BOULEVARD FRONTAGE _ ..u, U. Davis Blvd , f '' t DAVIS BOULEVARD FRONTAGE JA! fl Yte�A�ai ' 6!v!M'n!!M. I weTYw ilwl Y I Y q�q ! Davis Blvd ! I11 !*="opt I GMlMl 1=��Fyil ry l{ I 1 I ! 1 p 1 I ! FUTURE LAND USE MAP Land Use Designation: 100 YR FP f Mixed Use Future Land Use Updtts a+w. cmman �` LU_TYPE 100-Yesl F'in:A Pl— •-: •,.� �.- M�4-j Pr Ccrpl of F� g,nea.n ppwy wdK PO,Wp4n spots PNK/sear-NOK 3 """j F—ory RemdsnMsl 3 tit d n ClxnUr, Rol donlal hi>C p1lGvc spds ` *w% '••Utl �:ururnrrcwl at wP [I 1154 Rm+Jlnn a+. Rm la�l +rm ,.. Rtlrt:YAl � n6i: .I,ial ar,ri IIIIOiT1►. 1`"'� z� r� ForefTont Living Moments Matter. PREVIOUS CONCEPT PLAN �7p- r TEST FIT - FFL° Online Comment, Questions, and Concerns Forms: Question: Will these be a for -purchase property or lease property? Answer: This is a continuing care retirement community that will have a one-time up -front entrance fee. The entrance fee is refundable, about 90% refundability. A question might be how we are financing this community — and how we raise funds through a municipal bond market. This is financed over a long period of time, 30-year bonds. These refundable entry fees help pay down the debt to keep the service fees lower. This is not a rental. Question: The cottages — if you follow the Watermere model — you buy the cottage. Hypothetically, do I buy the cottage then go to assisted living? Or do I rent the cottage? Answer: There are few models where the homeowners actually own the real estate with the independent living — it's usually with the cottage model. In our model you pay a refundable entrance fee and there is no actual ownership. The not -for -profit 501 c3 owns the entire community. We assist with the resale of the unit once the individual needs a step-up in care. This removes the burden from the family having to resale the unit. Does the person own the cottage or the villa? The answer is no; it is owned by the not -for -profit. The entry fee gives you the right to live in the unit until you move to a higher level of care. Comment: Based on the topography of the land, it appears that we will see a sizeable development in height. Question: What's the caliber of people that you will be entertaining with a 501 c3? Who is your target market? Answer: Age of 75 with an annual income of $75,000. The average entry fee (in Plano) is around $500,000. The individuals who move into a community like this would typically have assets of 2M, and an income of over $75,000 a year. Question: Inaudible Answer: When people move in, sometimes they decide they do want to move out and go to another senior living community. On average, you typically see 10-15% of your independent living units turnover each year. Probably 95% of those individuals are moving to a higher level of care or have passed away on campus. What you see is a much longer length of stay with not much turnover. Comment: We think this development would be a perfect fit for the Southlake community. Question: Timing — If you were to be successful and move forward with this, how much time are we looking for this development to be built? Answer: Once we know the city and the community is receptive to this concept, we will start modeling and do engineering work. Once we get permits, we can open a sales office — probably in the span of a year to a year and a half. After that, we can start construction which takes about two years. So total, we're looking at a three -and -a -half -year process. Comment: This will be nowhere near an apartment complex. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Southlake Connect Results for the January 9, 2024 SPIN Town Hall Forum 1124/24, 12:29 PM v Everbil Suite Dashboard Universe Notifications Incidents Reports > Detailed Notification Analysis > SPIN Town Hall Form - January 9th Detailed Notification Analysis SPIN Town Hall Forum -January 9th DETAILS Call Results Everbridge - Notifications City of Southlake - Citizen Alert (organizai'o ,. Contacts Reports Settings Access Notification ID 1368034593747203 Notification Live Mode Notification Standard Type Start Date Jan 2, 2024 Start Time 15'19'42 CST Confirmation Yes Hide Details Requested Call Throttling Yes Call Results(per Delivery Path) Duration 6 hits) Message Voice/Text At:emPfed-Ccrrfarmed Format Voicemail Message Only Confirmed Preference Delivery Order Organization Default Attempted - Not Confirmed Delivery Methods Organization Contacts 1.Ph mary SMS Delivered 2.Secondary SMS 3.Primary Email 4.Pn mary Mobile Delivered -To Vo icema i l 5.Secondary Email 6-Secondary Mobile _ 7-Home Phone Not Del ivered - No Answer 8.Home Phone #2 9.Business Phone 10.TTY /TTD Device Delivered -To Handset I I.Everbridge Mobile Ap Resident Connection 1.Vol P Not Delivered - Voicemail Hung 2.Landline Up Not Del ivered - Recipient Hung Up Sent Attem�ied -Not Cflanerztii Not Del ivered - Invalid Number Not Del ivered - Out of Service Not Del ivered - Carrier Expired Not Del ivered - Downstream Communication Error https:/Imanager.everbridge.net/reports/notificationlview/l 368034593747203 U ■ 229 (2.00%)Attemptetl - Confirmed 8627 (75.16%) Attempted - Not Confirmed 267 (2.33%)Attemptetl - Not Connected ■ 2274 (19.81%) Not Attempted 81 (0.71%) Other Total % of Total 229 2.00 % 116 1652 134 2855 153 413 3304 63 1.01 % 14.39 % 1.17% 24.87 % 1.33 % 3.60 % 28.79 % 0.65 % 0.85 % 0.22% 0.55 % 1 /2 1124/24, 12:29 PM Everbridge - Notifications Call Results(per Delivery Path) Total of Total Not Delivered - Carrier Rejected 1 0.01 % Not Delivered - Line Busy 5 0.04% NOt eia Not Attempted - Inactive Path 251 2.19 % Not Attempted - Unsuhscrihed 1222 10 65°% Not Delivered - Contact Path Not Defined 6 0.05°.n Not Delivered - Duplicate Path 795 6.93% ----------------------------------------------------------------------------------------------------------------------------------------------------- 01'hff Not Delivered - Bounced Email 76 0.66% Not Delivered - Contact Unavailable 5 0.04% Attempts Over Time 7.5k Sk 2.Sk Ok ti�hb ti°jhb It, Show Details "r9VBfbfldge' Privacy Policy I Terms of Use I © 2024 Everbridge, Inc. 23.9.0.8-2023-12-19-01:51 FE-VERSIONS ebs-manager-portal-569d65fb-7xpxn https://manager.everbridge.net/reports/notificationA/iew/l 368034593747203 212