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Texas & Louisiana Project of the Year:
Landmark New Orleans Courthouse Born Anew

December 11, 2023

Massive renovation restored the 170-plus-year-old building and gave it a new life, earning it recognition as ENR Texas & Louisiana’s Project of the Year

By Jim Parsons

The Carrollton , New Orleans

BEST PROJECT, RENOVATION/RESTORATION

KEY PLAYERS

Submitted by: IMPETUS
Owner: Felicity Property Group
General Contractor: Impetus
Structural Engineer: Batture Inc.
Civil Engineer: SEF Engineers
MEP: Hi-Tech Electric Inc.
Landscape: Dale Sublette Landscape Architects


The Greek Revival structure served as a courthouse and several K-12 schools, then sat vacant for years.
Photo courtesy Impetus


Put simply, the Carrollton Courthouse was a mess.

Built in 1855, the two-story Greek Revival landmark of New Orleans’ Carrollton neighborhood evidenced the effects of time. From deteriorated wooden trusses and masonry to damage from weather and neglect, not to mention vandalism and animal infestation.

Yet this true diamond in the rough has regained its lost luster. A fully renovated centerpiece of the Carrollton, the city’s newest and most distinctive senior living facility.

Flanked by two newly constructed three-story wings containing more than 90 assisted living and memory care units, the historic 16,500-sq-ft building’s grand interior now provides elegant common spaces for residents and visitors. New areas include an entry lobby, sitting and entertainment areas, formal dining room, cocktail bar and galleries.

May 2020 Groundbreaking

The Carrollton’s project team was well aware of the challenges associated with renovation projects. It was only after the May 2020 groundbreaking that many of the aged structure’s secrets came to light.

“We knew that the building was dilapidated,” says Alex Stuart, project manager for lead contractor Impetus of New Orleans. “What we didn’t know, was the extent of the damage because of the decades of finish work covering the structure.”

Indeed, each step of the planned demolition process seemed to reveal new issues. We discovered termite rot, failing wooden structural elements, and leak-riddled masonry. In addition, damaged parapet tiles, undocumented asbestos and buried kerosene storage tanks. As more problems were discovered, it was apparent that the contractor’s originally budgeted unit allowances for repairs would not be enough.

Yet despite the effects on both cost and schedule, owner Felicity Property Co. of New Orleans was determined to press on and approved budget changes that would eventually bring the total project cost to more than $28 million.

“We had the mindset that once you go live with a project, you’re going to see it through,” explains Patrick Schindler, the company’s co-founder and managing partner. “Our feelings were committed to honoring the building and the history associated with it. We were fortunate to have a good project team that worked well together.”

Architect David Curtis of lead design firm Waggonner & Ball agrees. “It was a teamwork effort that benefited from having a good, proactive contractor and an owner that was closely involved,” he says.

The Carrollton New Orleans is back from the brink of demolition. The former courthouse is now an assisted living center.
Photo courtesy Impetus

Transformation Trends

Once full construction got underway in May 2021, the old courthouse’s many problems gradually gave way to solutions.

Prior to erecting 20 new structural steel elements to support the back third of the courthouse, for example, the team had to shore up the existing timber framing. At this point,the work required development of a detailed shoring plan that included temporary steel in confined spaces.

“We had a lot of meetings with shoring and structural engineers to get a good idea of the workflow and sequence. Important to make sure it was safe,” Stuart says. “The pace was slow, but it was the best way to proceed given the limited room.”

Many of the 16-in. by 16-in. roof trusses and second-floor decking elements were cut out and replaced with steel tubing. In addition the 3-and-3/4-in. by 16-in. first-floor joists were replaced with a 6-in. cast-in-place concrete slab. Several dozen rotted wooden window and doorway lintels—some spanning 8 ft in both height and width—were replaced with custom-fabricated structural steel elements that match the building’s historic profile.

Outside, Impetus oversaw an extensive masonry tuckpointing effort that utilized a historic mortar based on the vieux carre mixes used extensively for restoration projects in New Orleans’ French Quarter. Expert craftsmanship was also needed to repair the courthouse’s four 35-ft-tall front columns, precisely matching the parapet’s clay coping tiles and restoring three failing brick arches to their original profile.

“We touched everything in that building,” Stuart says.

Restoration work returned original wood features to the former courthouse.
Photo courtesy Impetus

Restoration and New Construction

Concurrent with the renovation, Impetus was constructing the Carrollton’s new residence wings, which total 85,500 sq ft. With the courthouse’s corbel footings stabilized by structural foam blocks, Impetus excavated approximately 10 ft to install nearly 770 55-ft D25 timber piles, with 2-ft-deep pile caps to support elevated slab-on-grade structures. Expansion joints wrap the perimeter of the new buildings to prevent potential damage from differential settlement. An inconspicuous system of interior ramps makes the 2-ft height differential between the second level of the courthouse and the second level of the adjacent wings virtually unnoticeable to residents.

Early release of work packages helped mitigate post-pandemic supply chain issues and cost uncertainty. Impetus often had to take delivery of some materials long before they were needed. Adding yet another challenge to an already confined site that offered little in the way of laydown space.

“What we didn’t know was the extent of the damage because of the decades of finish work covering the structure.”
Alex Stuart, Project Manager, Impetus

“We stored foam, studs and windows up to six miles away, while continually adjusting site activities to make the most of the space. In addition, keeping the trades up to date on logistics,” Stuart says. “It really showed the importance of having a flexible site plan, something that we’ll apply to future projects.”

Despite its many complexities, the Carrollton was a remarkably safe construction effort. Totaling nearly 346,000 work hours with no recordable incidents or lost-time accidents when work wrapped up in February 2023.

Artistic Renovation

Today, the old courthouse is a far cry from what the project team first found. In addition to its full structural and exterior makeover, the building is a testament to technical artistry. Notice the intricate trim details such as multi-tiered crown molding at the ceilings, wainscotting around the windows and distinctive mosaic floor tiling. Reclaimed wood framing from the original structure was milled down and repurposed as stair treads and risers. Other original wood elements were repurposed into a custom entry desk and a rail cap in the light well.

Outside, a pair of courtyards between the new wings offer sheltered outdoor spaces for residents to gather and socialize. Surroundings include a network of sculptural stormwater ponds that holds 100% of the block’s rainfall on site.

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Brightmore of South Charlotte

Levels of Care Provided: Independent Living, Assisted Living, Memory Support, Rehabilitation, Skilled Care

Address: 10225 Old Ardrey Kell Road, Charlotte, NC 28277
Website: www.brightmoreofsouthcharlotte.com
Phone: 704-557-0511

Located near the Ballantyne community, Brightmore of South Charlotte introduces a full service retirement community with no entrance fees. Brightmore is a rental retirement community with 148 Independent living units, 14 assisted living units and 16 memory support units. This 255,000 square foot building sits on 9 acres and opened in the fall of 2014. Sharing the Brightmore of South Charlotte campus is The Pavilion Heath Center at Brightmore, a 120-bed SNF facility.

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Brightmore of Wilmington

Levels of Care Provided: Independent Living, Assisted Living, Memory Support

Address: 2324 S 41st St, Wilmington, North Carolina, 28403
Website: www.brightmoreofwilmington.com
Phone: 910-350-1980

Located in midtown Wilmington, North Carolina between the Cape Fear River and Wrightsville Beach, Brightmore of Wilmington has been a part of the community since 1990 and has had numerous modern updates since its inception. Brightmore of Wilmington offers a full continuum of care with 137 Independent Living apartments in a beautiful 191,283 square foot building.

Also on the Brightmore Campus, The Kempton is a 50,185 square foot building, licensed for 136 Assisted Living beds and has been in operation since 2003. Next door, The Commons is licensed for 201 Healthcare beds and has provided Assisted and Memory Care since 1989. The Brightmore Campus sits on 14.5 acres and has a total of 300,000 square feet between the 3 buildings.

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Carolina Bay at Autumn Hall

Levels of Care Provided: Independent Living, Assisted Living, Memory Support, Rehabilitation, Skilled Care

Address: 630 Carolina Bay Drive, Wilmington, NC 28403
Website: www.carolinabayatautumnhall.com
Phone: 866-455-0599

Carolina Bay is a Life Plan community that epitomizes the essence of independent living. You may choose to live in a luxury rental apartment, or to live in a lovely garden flat. Living at Carolina Bay, you will have the peace of mind that a continuum of healthcare, including assisted living, skilled nursing, and memory support, are readily available in the same building as your home.

Carolina Bay at Autumn Hall is located off Eastwood Road on 24 acres within Wilmington, North Carolina’s charming Autumn Hall mixed-use community. The Main Campus is comprised of 122 Independent living units and 100 Healthcare units. Additionally, Carolina Bay offers 3 Garden Flat buildings totaling 24 units. With a total of 330,000 square feet, Carolina Bay offers multiple dinning venues, social areas and a full wellness and aquatics center to fit the needs of seniors engaged in an active aging lifestyle.

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The Carrollton

Levels of Care Provided: Assisted Living, Memory Care

Address: 701 South Carrollton Avenue, New Orleans, LA 70118
Website: www.thecarrollton.com
Phone: 504-380-0067

The Carrollton is located in the historic New Orleans landmark, The Carrollton Courthouse. The storied Greek revival courthouse was designed by noted 19th century architect Henry Howard and opened in 1855, and was meticulously renovated and expanded to provide 73 assisted living and 20 memory care private units for New Orleans’ growing population of seniors.

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Hayes Barton Place

Levels of Care Provided: Independent Living, Assisted Living, Memory Support, Rehabilitation, Skilled Care

Address: 2010 Fairview Road, Raleigh, NC 27608
Website: www.hayesbartonplace.com
Phone: 919-803-6734

On over seven of the most sought-after acres in Raleigh, Hayes Barton Place, a Life Plan Community, is scheduled to open early 2025. Nestled beside the Hayes Barton historic neighborhood, Hayes Barton Place will offer 214 Independent Living residences featuring high-end finishes. Should you or your spouse eventually require additional daily living or healthcare services, our on-site Bloomsbury Health Center will provide a continuum of care that includes assisted living , memory support, skilled nursing and rehabilitative services in 85 private residences within the Hayes Barton Place community.

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Located just outside Raleigh, NC in the beautiful, wooded city of Pittsboro, our 55+ Apartment Community features 1 and 2 bedroom floor plans with upscale amenities so you can live the lifestyle you love. Relax in luxury with chef-inspired kitchens enhanced by granite countertops, vinyl wood flooring, in-unit washer and dryer, oversized closets, and private balconies. Inspiration is just outside your door! Enjoy community amenities, including a resort-style pool, manicured courtyards, an exclusive athletic club, yard games, the creative arts center, concierge services, and more.

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Inspire Brunswick Forest

Senior 55+ Rental Apartments

Address: 6146 Liberty Hall Drive Leland, NC 28451
Website: www.inspirebrunswickforest.com
Phone: 803-828-3322
Opening Date: Now Open

Located in the beautiful, wooded city of Leland, NC, our 55 and older apartment rentals feature 1- and 2-bedroom floor plans with upscale amenities so you can live the lifestyle you love. Relax in luxury with chef-inspired kitchens enhanced by granite countertops, vinyl wood flooring, in-unit washer and dryer, oversized closets, and private balconies. Inspiration is just outside your door, enjoy community amenities, including a resort-style pool, manicured courtyards, exclusive athletic club, yard games, creative arts center, concierge services, and more.

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Our 55+ apartment rental community located in beautiful, wooded North Carolina offers one, two, or three bedroom apartment & cottage homes. Relax in luxury with chef-inspired kitchens enhanced by granite countertops, vinyl wood flooring, stainless steel sinks and appliances, oversized closets, and spacious balconies. Inspiration is just outside your door with our senior community living features including a resort pool and outdoor courtyards, exclusive athletic club, yard games, walking trail, creative arts center, concierge services, and more.

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Inspire Sandhill

Active Senior 55+ Rental Apartments

Address: 440 Town Center Place, Columbia, SC 29229
Website: www.inspiresandhill.com/
Phone: 803-828-3322

Located in the beautiful capital city of South Carolina, our 55 and older apartment rentals feature 1-, 2-, and 3-bedroom floor plans with upscale amenities so you can live the lifestyle you love. Relax in luxury with chef-inspired kitchens enhanced by granite countertops, vinyl wood flooring, in-unit washer and dryer, oversized closets, and private balconies. Inspiration is just outside your door, enjoy community amenities, including a resort-style pool, manicured courtyards, exclusive athletic club, yard games, walking trail, creative arts center, concierge services, and more.

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Kempton of Charleston

Levels of Care Provided: Assisted Living, Memory Support, Skilled Nursing and Rehabiltation

Address: 194 Spring Street, Charleston, SC 29403
Website: www.kemptonofcharleston.com
Phone: 843.754.6940

Kempton of Charleston is a planned 94,000 square foot building consisting of 71 assisted living units and 21 memory support units, which caters to the affluent elderly population in and near Downtown Charleston.

The community is developed in the highly desirable, high barriers-to-entry area of Downtown Charleston, on Charleston’s West Side of the Peninsula. The site is situated adjacent to the Medical District of Charleston to the south and the mixed use high growth waterfront area to the west.

Liberty is planning to bring an independent feel to this community. Some amenities that are available to residents include a roof terrace courtyard with a dining area, library, fitness center, and lounge area. All living units are equipped with a dining table, full kitchen, and private bathroom, expanding the independent, home-like feel for residents.

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The Kempton of Hermitage

Levels of Care Provided: Assisted Living, Memory Support

Address: 3778 Central Pike, Hermitage, TN 37076
Website: www.kemptonofhermitage.com
Phone: 615-928-1400

Liberty’s first venture in Tennessee, The Kempton of Hermitage was purchased and has been operated by Liberty since October 2019. The Kempton of Hermitage is an elegant, modern assisted living and memory care facility located on 3.65 acres right on the outskirts of Nashville, Tennessee. The community offers 77 assisted living units and 22 memory care units in a country club atmosphere. The facility features modern amenities such as enclosed courtyards, multiple dining room settings, and multiple levels of care for resident needs. The Class A nature of the facility includes spacious and attractive floor plans, private bathrooms and showers in all units, and kitchenettes in every apartment.

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Kempton of Jacksonville

Levels of Care Provided: Assisted Living, Memory Support

Address: 3045 Henderson Drive Extension, Jacksonville, NC 28546
Website: www.kemptonofjacksonville.com
Phone: 910-355-1996

An atmosphere of grace and charm awaits you at Kempton of Jacksonville, an Assisted Living and Memory Care community. Offering all the comforts of home, Jacksonville promotes independence while providing residents the support and assistance needed to live life to which they are accustomed. With a focus on whole-person wellness, our staff encourages residents to participate in activities and life enrichment opportunities that enhance their physical, emotional, and spiritual wellbeing. At Jacksonville, our residents and their families are not just our priority, but our privilege.

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Kempton of Rockhill

Levels of Care Provided: Assisted Living, Memory Support

Address: 1611 Constitution Boulevard Rock Hill, SC 29732
Website: www.oakleafvillagelexington.com/
Phone: 803-900-4125

Kempton of Rock Hill is a premier assisted living and memory care community dedicated to providing exceptional care and a vibrant lifestyle for its residents. Located in Rock Hill, South Carolina, Kempton offers a warm, welcoming environment where residents can enjoy a range of activities, services, and amenities designed to enhance their quality of life. With a passionate team committed to individualized care, residents at Kempton of Rock Hill experience a perfect blend of independence and support. From beautifully appointed living spaces to engaging wellness programs, Kempton fosters a strong sense of community, ensuring residents feel at home and truly cared for.

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Oakleaf Village of Lexington

Levels of Care Provided: Assisted Living, Memory Support

Address: 800 N Lake Dr Lexington, SC 29072
Website: www.oakleafvillagelexington.com/
Phone: 803-808-3477

A more recent addition to The Liberty Senior Living portfolio, Oakleaf Village of Lexington is a name that is recognized in the Lexington, SC community for excellent service and outstanding care. This community consists of 66 assisted living and 24 memory care apartments. Boasting 100% on their DHEC survey for 2 years and counting, Oakleaf Village of Lexington provides residents with an elegant atmosphere with all the comforts of home. The facility features a restaurant-style dining venue, serene outdoor spaces including a beautiful covered patio, and several activities and amenities spaces for resident use. The studio, one-bedroom, and two-bedroom floorplans are suited for any lifestyle, and offer kitchenettes and private bathrooms with zero-entry showers.

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Pisgah Valley

Levels of Care Provided: Independent Living, Assisted Living, Rehabilitation, Skilled Care

Address: 95 Holcombe Cove Road, Candler, NC 28715
Website: www.pisgahvalleyretirement.com
Phone: 828-418-2333

Nestled in the picturesque setting of Hominy Valley just outside of Asheville, North Carolina, Pisgah Valley is the ideal community for people ready to embrace their retirement years as among the best in their lives. Purchased and operated by Liberty since February 2018, this Life Plan Community is located on 40 acres offering 72 independent living patio homes, a 24-unit assisted living, and a 118-bed skilled nursing building. Pisgah Valley epitomizes the essence of independent living allowing our residents to enjoy an active, vibrant lifestyle, with the peace of mind knowing that a continuum of healthcare is readily available.

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Quail Haven Village

Levels of Care Provided: Independent Living, Assisted Living, Memory Support, Rehabilitation, Skilled Care

Address: 155 Blake Boulevard, Pinehurst, North Carolina, 28374
Website: www.quailhavenvillage.com
Phone: 910-295-2294

Immersed in the golfing community of Pinehurst, NC, Quail Haven Village was purchased and has been operated by Liberty Healthcare since 2013. This licensed Life Plan Community offers 94 Independent Living apartments and 60 Skilled Nursing beds. Quail Haven Village is designed for an active aging lifestyle offering a variety of lifestyle choices and diverse services and amenities for our residents who appreciate a well-planned fee-for-service retirement community.

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South Bay at Mount Pleasant

Levels of Care Provided: Independent Living, Assisted Living, Memory Support

Address: 1400 Liberty Midtown Dr, Mount Pleasant, SC 29464
Website: www.southbayatmountpleasant.com
Phone: 843-936-2800

South Bay at Mount Pleasant is a luxury retirement community that offers residents stunning surroundings, a beautiful, maintenance-free apartment home, an exceptionally fulfilling lifestyle, and a continuum of care in place should additional healthcare services be required. South Bay is set on approximately 27 acres in a mixed-use area of Mount Pleasant, a vibrant part of the Charleston metro area, connected to one of the nation’s most historic and charming cities by the scenic Arthur Ravenel, Jr. Bridge.

In all, South Bay at Mount Pleasant offers 143 independent living apartments and 78 assisted living / memory support units. Transition from one level of care to another is seamless, allowing residents who need additional services to stay in their home community.

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The Barclay at SouthPark

Levels of Care Provided: Independent Living, Assisted Living, Memory Support, Rehabilitation, Skilled Care

Address: 4801 Barclay Downs Drive Charlotte, NC 28210
Website: www.barclayatsouthpark.com
Phone: 980-224-8540

The Barclay at SouthPark is a luxury Life Plan Community located on 10.5 acres in the highly desirable area of South Park in Charlotte, North Carolina. The Barclay offers both choice and elegance, in both living spaces and lifestyle. The luxury apartments vary in floor plans and sizes from 700-1550 square feet, with one and two bedroom apartments. The apartments are offered as a rental and boast desirable floor plans that pair the traditional with the current in both design and finish selections.

Amenity areas are luxurious as well. The Clubhouse features opportunities for formal or informal dining, a corner market with all-day service and wireless internet, a business center, billiards and card rooms, and a ballroom. Residency at The Barclay affords all residents a rich program of whole-person wellness programming in a wellness center with an indoor, heated, saltwater pool, a wellness classroom, and a stationary equipment room for cardio and resistance training. Addressing other areas of wellness, the life enrichment program will provide an engaging array of events, excursions and educational opportunities to encourage continued stimulation and connection. For peace of mind, the community also includes a Healthcare Center with 22 skilled and 108 assisted living residences.

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The Peninsula of Charleston

Levels of Care Provided: Independent Living, Assisted Living, Memory Support, Rehabilitation, Skilled Care

Address: 609 King St, Charleston, SC 29403
Website: www.thepeninsulaofcharleston.com
Expected Opening: 2026

Enjoy Home Ownership in Downtown Charleston’s Only Life Plan Community. The Peninsula of Charleston is sponsored by local families with centuries of experience in hospitality and healthcare. Luxury residences will be complimented by upscale amenities, concierge services and the reassurance of care should you need it. The community is only steps away from award-winning restaurants, high-end shopping and all the special places where Charleston’s art, music, culture, history and fun lives. Keep or create the active, social lifestyle uniquely found in the Holy City. The Peninsula team will take care of residents’ homes so they can enjoy the freedom of worry-free travel and more time to focus on the people and passions that enrich their lives. They can indulge and pamper themselves and their guests in the heart of historic Charleston while providing their loved ones a legacy and a plan.

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The Templeton of Cary

Levels of Care Provided: Independent Living, Assisted Living, Memory Support, Rehabilitation, Skilled Care

Address: 215 Brightmore Drive Cary, NC 27511
Website: www.thetempletonofcary.com
Phone: 984-200-3688

Strategically located in a thriving section of Cary, The Templeton of Cary incorporates 20 wooded acres across from WakeMed Cary Hospital, with immediate access to various shops and restaurants, as well as to Highway 64.

The Templeton of Cary offers 199 luxury senior living apartments with floor plans including one bedroom, one bedroom with den, two bedrooms, and two bedrooms with den residences, all with rental agreements. Amenity spaces reinforce elegance with entry halls, library and dining areas enhanced with arched architecture. Delicious culinary options are available in one of three venues, each with its unique dining options. In addition to lovely living spaces, the lifestyle you experience while living at The Templeton enhances your life on a daily basis. Whole-person wellness is a priority at The Templeton. Our certified wellness instructor encourages you to maintain or improve your physical functionality through classroom instruction or guidance in the use of the indoor, heated saltwater pool, stationary equipment room, and wellness classroom. Other dimensions of wellness are addressed through stimulating activities, educational and cultural programs, and excursions, allowing you to live life to its fullest.

Additionally, the campus offers assisted living, memory support, and rehabilitation and skilled care to afford each resident the peace of mind achieved through planning for the unforeseen circumstance of the future.

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Wellington Bay

Levels of Care Provided: Independent Living, Assisted Living, Memory Care

Address: 10430 Stable Lane, Wellington, Florida 33414
Website: www.wellingtonbayfl.com
Phone: 561-423-9001

Wellington Bay is a planned 46-acre, 283-unit, Class AA luxury senior living rental community, located within the Village of Wellington, designed specifically for today's most discerning adults.

Liberty planned to bring a country club experience to renters. Some of the main amenities included are three different dining venues, multipurpose rooms, fitness and spa centers, and two pools: an indoor pool for therapy and a family pool for visitors. The most unique planned amenity is a horse paddock. Wellington calls itself “the winter horse capital of the world” and this community will provide equine therapy for residents.

Additionally, our residents enjoy easy access to a wide assortment of dining, shopping and entertainment immediately adjacent to The Mall at Wellington Green. In addition to shopping and dining, the area surrounding the site offers residents a vast array of community amenities, including championship golf and country clubs, world renowned polo clubs, and easy access to major transportation.

The Wellington Bay campus offers a variety of product types, ranging from detached villas with garages, mid-rise active adult apartments with resort-style amenities, as well as accommodations for higher levels of care, including assisted living and memory care. The project will include 298 independent living units, 100 assisted living units and 24 memory care units.

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