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A day of thanks?

11/25/2015

Tomorrow is Thanksgiving Day.   It is the day we historically give thanks for all our blessings, including friends, relatives, homes, jobs, political freedom, etc. It is a time honored tradition. In that regard, I wish you all the very best and most memorable Thanksgiving Day ever.

But, I've got a little secret. I have many Thanksgiving Days during the year. I can't help feeling thankful for so many things. I don't have to wait for a special day to relish in the special blessings I have. Not the least of which is living in Rowlett. I have friends around the USA that only know of Rowlett because of me. They have no idea what a nice place Rowlett is, and what it can be.   Many of my old classmates live in very nice retirement areas, but that's not a real town. I live in a real town that could become a very nice retirement area, but my friends can't make a real town out of their retirement village. Their future, as nice as it is, is controlled by owners. That is a totalitarian government. If you wish for others to control much of your life, totalitarianism is for you.   We in Rowlett have to work for our town. We have to vote. We have to volunteer.  We have to study and ask questions. None of that luxury totalitarianism for us. I guess I kinda like that. I have undisputable evidence that others in Rowlett like that, too.

Therefore, we're called upon to voice our opinions from time to time. If we don't talk much, we display our opinion at the ballet box.

I certainly display my opinion occasionally. Most of city hall thinks I have a vendetta against them. I don't.    I pick on some of them, but in a fee society, that's okay if you have documentation supportive of the criticism. I think real estate development, and the subsequent effect on our tax base, is our "officialdom's" weakest point. However, I think they try......perhaps even try hard.    As I have said before, they just aren't trained in such skills and disciplines.

But, they're still part of Rowlett, and I love Rowlett. I may vote against them next election, but they're a part of the Rowlett I love, and that is okay with me. I just have to get them to read my blog.......and learn.

So.......even Rowlett's "officialdom" is a part of my thanksgiving. Whatever Rowlett "officialdom" is, it is a part of my world, and I like my world. It could have been far worse. I reckon we'll keep at it.

Happy Thanksgiving Day to you all!! I hope you can visit with family and friends. If for some reason you can't, make a new friend today and be with them tomorrow.

Oh, I almost forgot. One of the things I'm thankful for is my readers. Thanks a whole bunch.

.

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Survey results

11/20/2015

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Below are the results of the survey. I didn't get the 100 responses I wanted, but I received 68, including mine.    The results are interesting and truly "grass roots." .
________________________
Senior Housing Survey

Single most Important feature of the development
Close to medical facilities        13 responses         19%
Close to major shopping          17 responses         25%
Close to public transport        18 responses          26%
Shops on site                                12 responses          18%
Other: Affordable                         4  responses          6%
Other:Exceptional Management   2 responses      3%
Other:All are important               2 responses          3%
                     Total                              68 responses        100%
What Style of Sturcture?
"Texas" or "Austin" look             15 responses        22%
Nautical Look                                     0 responses           0%
Contemporary Look                         2 responses            3%
Garage Parking                                   15 responses        22%
High Rise Towers                                 6 responses          9%
Community/Game Rooms              20 responses         29%
Meal Preparations                             10 responses           15%
                        Total                               68 responses      100%
Household Income
I am not reporting income information here. However, the developer will be informed. The income range was pretty much as expected for a large group of seniors. There was a few in the low end, and a few in the high end, with a big bubble in the middle.
____________________________________
The results are interesting, but more of an aid to any developer.

There were a few surprises to me. For example, I expected closeness to medical facilities to be THE major ingredient for a good retirement center. However, it was  public transportation that was the winner. Medical facilities was third, following close behind shopping.

That tells me the respondents to the survey have good health. They are active. They go places and shop. I am delighted to see that. A developer will take note. Also, senior retirement isn't marketed only locally. Senior housing can be marketed all over the USA. Active seniors seem to attract other active seniors. For example, look at the Villages in Florida.   This is a highly successful retirement village with active seniors. I think a first class facility is what's needed. However, a way is needed to keep the rents acceptable. There are ways. We can get into that later. Section 8 is not the answer. Probably a tax credit program works best. These are tax advantages offered to the lender of any development. It's been around a long time. It works.

Not quite a surprise, but at least a reaffirmation, seniors like Texas and they like covered parking. However, the big winner is a place to go socialize. That's cool. That is probably the best result one could ask for. That's my kind of people.    The "Texas" or "Austin" look got 15 responses for 22%, as did garage parking. Highrise garage parking offers huge benefits to occupants. The walk from car to apartment is much shorter. The car is always covered, and the highrise garage leaves more land for landscaping and the site is not covered up with concrete. Instead of paving, its quite nice to have conversation "parks" around the site. However, the big winner in this style of category was community/game rooms with 20 responses and 29% of the respondents.   Yep, you like to socialize.

People, our seniors are active.

I'm in touch with a multi-family developer, now. They are experienced in all kinds of apartments, but locally are developing senior housing. I'm going to look at their product in Dallas and Houston. Their accomplishments over the past 37 years are impressive. They know the financing program I am thinking about.

Good job, folks. Thanks a lot.

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Catching you up to speed

11/19/2015

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Below is an email I sent to Jermel Stevens, Director of Parks, Todd Gottel, Mayor, Brian Funderbunk, City Manager, and Wayne Baxter, Chairman of the Parks Committee. I attached to the email a copy of my post," Revisiting a Thought," posted on 10/15/15.

I sent the email on 10/24/15. It has now been nearly a month, and I have not received any reply from anyone. None. Zip. Nada. Not even an almost obligatory "I'll take it under advisement." Below is my email.
_________________________________________________________________

Jermel--

I know we don't exactly agree on this topic. I'm not sure why you're not, but my reasons are pretty straightforward.

Running a Parks department is your business. I won't tell you how to run a park. Knowing what a city can do to improve their lot and enhance their image and create value is mine.   I would hope we could have a meeting of the minds on this.

Below is my post of 10/15/2015 and a reader's comment on

Ron
               (Attached copy of 10/15/15 post....also check the comment)
__________________________________

I think the pocket parks would be good for Rowlett, and they wouldn't cost much money. We can maintain and police them with the Rowlett Navy. (See Post)

As mentioned above......not even a peep out of city hall. Clearly, there was no interest in pursuing and any further conversation about lakeside Pocket Parks for Rowlett. Apparently there is no interest. So.....on to other endeavors.

I took a look at downtown. Even though we gave away far too much money on the Villages of Rowlett, the apartments will rent, and that will bring people into downtown Rowlett. Once the people are there, it would be nice for them to have something to do. There was a super effort to make a tea and crumpets restaurant work, and we gave additional land for two other restaurants to the same person.

I told one high ranking elected official that that deal wouldn't work. The economics and marketing wasn't right. I doubted the ability to get the necessary financing.   Of course, the high ranking elected official didn't pay any attention to me. About a month, or so ago, the deal cratered. I have no idea why. There were probably plenty of reasons.

So, I thought we needed something stronger than tea and crumpets to attract and keep a downtown social population.

So......I found a neat enterprise that I think will work. It's ideal for young professionals living in The Villages and find advantages to the DART station. It could also pull other spenders to the downtown area.

Ft. Worth is cleaning up an area south of I-30 along the Main Street area for several blocks. It was a high crime and drug area. Well, the bad folks are getting beat up pretty good down there. New businesses are moving in. Warehouses are becoming apartments. Loading docks are becoming outside seating for bar/restaurants. I have finished two projects in the area, nearly completed one more, and just starting one. I am approving the funding of the projects for the banks.

The business that I found is called a "craft beer" bar/restaurant. It is really cool.

I sent an email to all the City Council, the Planning Department, the City Manager, and the Economic Development Department.

It will take a little time to read thru all this stuff, but look at it this way........it took a lot more time to do it. The email is copied below.

to tgottel@rowlett.com, oldm0m@yahoo.com, bfunderburk@rowlett.com, mkurbansade@rowlett.com, tdana-bashian@rowlett.com, mgallops@rowlett.com, robbertvb@rowlett.com, cpankratz@rowlett.com, rsheffield@rowlett.com, jgrabenhorst@rowlett.com
cc
bcc

Just a thought....maybe a lead
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Ft. Worth has a pretty extensive program to "clean up" an area south of I-30 and on and around the old Main Street area. It needed some clean up. The area was rife with drug dealers and users.

Nearly the whole area is now underway with new utilities, and buildings being remodeled. It's a bit of a gamble, but I think it will work.

I have already completed two remodels on a small office building, and conversion of a warehouse into a small bar and 48 apartments. Nearby was the "hottest" cocaine store in the area. It is now vacant. The remodels went very well and the owners of both projects are now leasing space. I have another office building that we're just starting about two blocks further south. It is a much bigger project.

There is another project that I just now finished approving the last of the bank's development loan.   It is this project that I'm writing to you about.

The building is pretty small, containing only about 3,000 sq. ft. However, it has been completely gutted and is being remodeled as a bar/restaurant; but what a great idea to revitalize an area. It is about a $1.6 million deal, including a $100K TIF loan.

The restaurant is called a "craft beer" place, with a really good short order kitchen. The kitchen is small, but very well equipped. Both owners are chefs. They will only have about 8 bar stools, and perhaps 6 tables and a patio area at the rear. Two large bay doors open up to the outside when weather permits. It is definitely a "gathering place."

The décor and theme is "industrial." They will serve 64 different brands of beer, 7 of which come from Ft. Worth. They also are returning to a 100 year old ago practice of sending beer home in an approved container. (Before cans). It is called "growlering." They have a license to do so. I have one of their jars. It is now empty.

This is going to be an absolute delightful gathering place. While I was there yesterday, there must have been 10 people stick their heads in the door and ask when they intend to open.   They should be open in a week. This will clearly be a place to go for the under 40 crowd........which is the same crowd that is renting apartments in the nearby renovated apartment space.

Every time I look at this place, I think of The Villages in downtown Rowlett. I believe it would be a perfect fit for what everyone wants for downtown. Located in downtown Rowlett, close to apartments, DART, a place to meet family and friends after work, and a destination for other visitors into the area are all clearly visible attributes.

Both owners, who are chefs, know Rowlett. They would be interested in talking to someone. Please be assured,
I have absolutely no dogs in this hunt. I have no financial interest in any part of this deal. I simply found it and I think it's a good fit. I do know the banks that funded these deals, but no other association, nor promise of any.

If you have any thoughts, pass them on and I will let the owners know that Rowlett is interested in talking. They're a little busy right now trying to finish their current project by next week. However, if you think it's worth while, I will let them know to contact whoever you wish to have them contact.

I have attached some photos. Let me know your thoughts.

Ron
_______________________________________________________
Well, the above is my deal I found.   I think it would be great for downtown. It would become a "place" to meet. Can you imagine getting off DART after a hard day's work, walking over to the "craft beer" place and meeting your spouse before going home to The Villages. It would be a great lifestyle for the young professionals.

I sent the above email on November 1.   As with the pocket parks, there has not been one comment from anyone I sent the email to.    Now folks, if I was a weirdo, crank, I could understand. I am not. I forgot more about real estate development while shaving this morning than the entire City Council knows. You people we call voters are getting short sheeted.

Now, I'm on to my third "deal." I'm studying the Senior housing situation. The Rowlett "officialdom" has started the ball rolling. It's a little late and not much enthusiasm, but its a start... I'm beginning to assemble data to deliver to any qualified developer that I can get interested in Rowlett. The operative word here is "qualified." They have to have a track record that can be vetted.

So......people. That's what I've been doing.

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My apologies

11/17/2015

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I have received three comments that seem to be disappointed in my questions.

I admit that the survey, or poll, was not scientific in nature. It was not intended to be. Actually, there were more mistakes than those in which I was held to account. I pretty much threw the questions together without much thought about protocol, and more about finding out what you thought. I was pleased with the honesty that I think I received. I really appreciate the time you took to respond.

I now have a meaningful sampling........even tho imperfect. Imperfect, or not, the results will be interesting and useful to a proposed developer.

As of this date, I am drawing a close to the survey. We have had 68 respondents. And....I appreciate every one of them. I will post the results, soon. I have a meeting to attend now.

As for the imperfections, I wouldn't lose any sleep over them.

.

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Questionaire progress

11/16/2015

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Responses to the questionnaire continue to come in. Four more have come in this morning, and I expect 4-6 more by end of day. I will probably stop collecting responses on Thursday or Friday. I don't know if we will make 100, but I'm comfortable we will have a representative pool.

In a few days, I will tally the results, report them, and write some thought about what I think I see.

Now, there is a purpose to my madness. Let me explain some things.

First, I'm about the most "unofficial" person you know. I represent no one; certainly not Rowlett "officialdom." I am flying alone. In fact, a lot of "officialdom" do not like me. They think I pick on them. These are the big babies that take up some of "officialdom's" chairs. They take their football and go home if they can't be quarterback. Advice from a wide out receiver just isn't permissible.

If you have read my blog over the past couple of weeks, or so, you would know that I have addressed some of Rowlett's current needs. Some of these needs are being addressed by "officialdom" but I'm offering some tweaks. I have been working on some pocket parks on Lake Ray Hubbard for canoes, kayaks, paddle boats, bass boats, and all other shallow draft water craft. We need to develop this bayou look we have. I would buy Spanish Moss by the carload, if I could. Then, I think I have an idea for a special touch downtown. It should enhance our appeal to younger people who might want to live here. You will learn about it soon. Then, more recently, you have been reading and responding to a questionnaire aimed to developing additional Senior Citizen life style.

These three issues address one feature I think we need to develop, plus two more that two consultants have recommended we address. Namely, Lake Ray Hubbard (mine), housing for young people and young families, and finally our Senior Citizens. I do have some concern about our development of single family detached housing, but that's a different problem and I don't have time for it at this point.

You will be receiving information on all the above soon.

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Outa the fence again.

11/16/2015

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I'm gonna ramble off the ranch, again.

I just finished watching the French President Hollande address the French Parliament regarding the terrorist attack on Paris. The entire Parliament stood and joined Hollande in singing the French national anthem. This would include the right, the left, the progressives and the conservatives. They were all unified behind President Hollande, and swore to kick some ISIS ass.

I then turned to watch our President Obama during his speech to the nations assembled in Turkey. As he walked off the stage at the conclusion of his speech, I felt empty inside. I felt I had been given a cardboard box with nothing inside.

I have never been a real big fan of the French. I felt they were okay, but a little bizarre. I have only had a little exposure to the French, but I generally thought they were a little elitist and not particularly friendly.

Today, as I walked from my TV set to my computer, I found myself strongly supportive of the French.   I wish them success against ISIS and would do anything I could to help them. I was moved by their devotion to their country and I don't think they gave a flip about what the USA thought.

I'm not completely sure what a magnificent malfunction really means, but whatever it means, I think I felt that way about Obama's speech. I listened to each word carefully. I didn't hear anything. I looked for emotion. There wasn't any. I looked for adhesive to bind the USA together. There was nothing.

I had been given a cardboard box with nothing in it.  I feel Europe will address the problem of ISIS. I don't think they care what the USA does. I don't blame them. The USA can no longer lead thirsty horses to the water trough. I think we have become a magnificent malfunction.

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Thanks to all

11/15/2015

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Thanks to everyone for their response to the questionnaire. I still don't have 100 responses, however I feel I will get a good sampling. Some responses are coming in from private email and the "contact" section of the blog. I will have to put them all together.

In any event, I'm pretty pleased. I will hold the survey open for a few more days. Many readers only read the blog every 4 or 5 days. We need to give them time to see it. Then, I will tally the results and post them. I'm getting a couple of surprises. That is the good part of tailor making a survey. One size doesn't fit all.

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A Wise Man

11/14/2015

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Many Thanks

11/14/2015

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We are beginning to get some responses in on the questionnaire about Senior Housing. Thanks very much to all that participate. It really helps. However, the more, the merrier. The results become much more meaningful as we get more responses. I have a favor to ask.

Could you talk to your friends and ask that they go to the blog and fill out the questionnaire? You can not do it for them. They must do it on their own computers. If you have already responded, the questionnaire software already knows that and will prevent another response from the same computer. I would love to get 100 responses, but I'll take what I can get. You do not have to be a senior to participate. Just let us know what's important to you. It could be very valuable information to a Senior housing developer. It would allow a developer to "tailor make" the development to suit the town. There are national and regional data available, but nothing beats a "grass roots" database.

Thanks to all. Let's try to get something really special. We want the best location, with the best design, to suit the best of Rowlett's people. This questionnaire just helps do that.

A day of thanks?

Survey results

Catching you up to speed

My apologies

Questionaire progress

Outa the fence again.

Thanks to all

A Wise Man

Many Thanks

A questionnaire for Senior developments

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