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2010-02-01 Meeting Report (Invitation Park)SPIN MEETING REPORT CASE NO. ZA09 -059 PROJECT NAME: Invitation Park Southlake SPIN DISTRICT: SPIN 9 MEETING DATE: February 1, 2010 MEETING LOCATION: 1400 MAIN STREET, SOUTHLAKE, TEXAS MEETING ROOMS 3A 3B TOTAL ATTENDANCE: Approximately sixty (60) SPIN REPRESENTATIVE(S) PRESENT: Ray Tremain 9) APPLICANT(S) PRESENTING: Gary White, Good Neighbor Care LLC; Marco Martinez, Vision Southwest Silverlake; Dan Bryson, Consultant; Nels Nelson, et al (1) STAFF PRESENT: Alison Ortowski, Assistant to the City Manager, Richard Schell, Planner II, Pilar Schank, Community Relations Officer STAFF CONTACT: Richard Schell, (817)748 -8602; rschell @ci.southlake.tx.us EXECUTIVE SUMMARY Property Situation The property is located at 821 E. Southlake Boulevard Development Details The applicant is proposing to build an assisted living facility, nursing college, and professional offices on 5.841 acres. An S -P -1 zoning was approved in February 2008. The changes currently proposed will require a new zoning change and site plan approval. The change of use is from strictly professional office to a mix of professional office /assisted living facility /and nursing college. There are two phases of construction proposed. The nursing college and assisted living facility are planned in phase one. The professional offices in phase two. Building sizes are as follows: Assisted Living Facility max 90 beds 62,373 GSF parked at 1 space per max bed count Nursing College 40 students 12 classrooms 20,358 GSF parked at 1 space per classroom 1 space per 3 students Professional Offices 3 separate buildings planned for Phase II 40,140 GSF parked at 8 spaces per first 1,000 SF plus 1 space per 300 SF QUESTIONS CONCERNS Location Comment: Property near SH114 regional hospital would be a better location for assisted living because of proximity to medical services. Response: Proximity to Town Square and medical offices is good for residents and visitors. It offers more choice on how the residents live their lives. Vans will transport residents to medical services. Concern: The location of the assisted living center next to busy streets is not good because of the traffic noise. Response: Construction methods can mitigate noise. Question: Has a traffic study been done? Response: A traffic study has been done. Traffic would be the same or less than the previously approved plans for offices. There would not be as much ingress /egress as an office development. Comment: Having a place near shopping, restaurants and entertainment is important. The residents do go out. Leases Question: Have leases been signed with the assisted living center and UTA? Response: Leases will be signed after zoning is approved. Question: What kind of agreement is it? Response: The agreement with the assisted living center is a long term lease with an option to renew. The nursing school would also be a lease. Question: What happens if UTA backs out? Response: We would look at leasing another school or changing the use. The building would not go forward without a tenant. Financially viable Question: If funding doesn't come through, what funding will you seek? Do you have other options? Response: Yes. Other investors are interested. Concern: Southlake has a AAA bond rating and we don't want Southlake's name on anything that goes bad. Question: What equity will you retain if you accept municipal bond funding? Comment: A lot of people are looking at the precedent being set by using bond money. Question: Is preleasing required for financing? Response: Preleasing by the school and Good Neighbor is required, but not by residents. Question: What is the status of the bond? Response: We have been approved for the bond. Concern: More transparency with the market analysis and business plan is desired to ensure the project will be successful. Response: Information on the market analysis and details of the business plan is proprietary. Question: Have any Good Neighbor facilities failed? Response: No. Question: Does the operator of the assisted living center have other similar facilities in the area? Response: This would be the first of five similar facilities planned for the area. The second facility would be in Grand Prairie. Question: How many residents would there be at the maximum occupancy rate? Response: There would be approximately 90 people at 100% occupancy. Question: What is the market? Response: Approximately 40% of Watermere residents are from Southlake. Question: What is the niche that is not being served? Answer: It will be a premier facility that is more personal with a family feel. Concern: If it doesn't succeed, the empty buildings could become public housing. Question: What is the demand for nurses? Response: There won't be enough nurses in 2020. Currently, 97 -98% of nurses are currently being placed. Safety of residents Concern: Balconies would not be safe for residents. Response: Railings would be higher and they would be designed to be safe for residents. Concern: There is concern about residents with memory issues being close to a busy street. Question: Have any residents ever left the site at other locations? Response: Yes. It happens at all facilities. Steps are put into place to minimize the risk to residents. Zoning Concern: This is the first rental units in Southlake. It would open the door to developers wanting to build multi family units. Comment: The assisted living center is already multi family Response: Independent living for seniors would be multi family. Assisted living is not multi family. Concern: We don't want multi family if it fails. Response: The zoning requested would require the property to be rezoned to allow multi family. Question: How do the assisted living center and nursing school fit with the 2025 and 2030 goals and plans? Response: The property is designated as "Transitional" in the 2025 Plan, which calls for a transitional buffer between more intense development and less intense uses, such as residential. Question: The site is a commercial gem. Is this the best use of the property? Response: This development provides diversity. You can only have so much retail and office space. Question: What percentage of the development is the school? Response: About 40% Concern: There is too much pavement and not enough park space. Concern: There is not enough parking. Response: We are overparked now, but future phases must be approved by the City. Employees Question: How many employees will work in the assisted living center? Response: Approximately 100 employees. Question: Where the employees come from? Nursing School Question: What type of classes will be offered? Response: Twelve classrooms will be set up as simulated hospital rooms and there will also be a lecture hall. Question: Will there be dormitories? Response: No. Question: Is there a formal relationship between the assisted living center and the school? Response: No, but Good Neighbor is looking forward to developing a relationship. Levels of care to be provided Question: What will be the proportion of memory care? Response: It will be cyclical. Question: What is the average time that someone is in this type of facility? Response: About 16 18 months. Question: Is there a minimum age requirement? Response: No. Impact on City Services Question: Can you provide number of calls to 911 at other facilities? Response: Yes. Question: Do you have a sense of what the City needs to provide and the impact to infrastructure? Response: No new utilities would be required. Impact on property taxes and schools Concern: The development would have a negative effect on schools. Question: How did you calculate 38% increase in property tax over the previously approved plan? Response: Total cost times the tax rate. 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.