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Home My WebLink About10101985 ZPC Agenda Item October 10, 1985 Mr. Reid Wilson, Chairman Planning & Zoning Commission City of West University Place 3800 University Boulevard Houston, Texas 77005 Dear Mr. Wilson: On behalf of The City Partnership, Ltd., I am pleased to be able to present the materials we have assembled for our proposed retirement center, MILTON PLACE. • On the personal side, as residents of West University Place and with parents in their 70's, and the professional side, my wife and I believe that our devel- opment will be an additional positive amenity to the community. We were, and are, drawn to the site because of its location close to city services, churches, and bus routes. It is ideal for the elderly, yet still active, resident. We are seeking a zoning classification within the existing Business/Retail zoning of the JMH site, to enable us to proceed with our development. We believe based on research and advice of counsel, that the existing zoning would enable us to construct our project. However, we want to cooperate and accommodate fully through the zoning process. We welcome your questions and guidance through the process to yield the best project possible for all. Thank you for your consideration. Sincerely, /t 1,G k j. r -1+/17. Richard G. Knight General Partner • RGK:hp CC: See Page Two THE CITY PARTNERSHIP, LTD. 1 001 Fannin, Suite 2200 Houston,Texas 77002 (71 3) 759-1600 A - -- • Mr. Reid Wilson October 10, 1985 Page Two Distribution List: Bell, Buddy Dougherty, Jim Lindsay, Robert Lusk, Charles M., III Milan, Bobbie Munisteri, Stephen Perry, Wayne Rachlin, Susan Rockenbaugh, Richard R. Ruhlen, George Simpson, R. E. (Bob) • Stevenson, Terry • • MILTON PLACE A Retirement Center For Active Adults In West University Place, Texas • A Development of The City Partnership, Ltd. • • MILTON PLACE CONTENTS DESCRIPTION FACT SHEET SITE MAP & PLANS DEVELOPMENT TEAM • LETTERS ON UTILITIES, SAFETY & PARKING . • MILTON PLACE A Retirement Center For Active Adults It is generally accepted and recognized that West University Place is a very unique, independent city within Houston. It is located close to the Texas Medical Center, the Central Business District, Galleria, Rice University, museums, the Village (a renovated specialty retail area), plus many fine galleries, churches, and schools. In total, it offers all the amenities and attributes of a small town, while being proximate to Houston, the nation's fourth-largest city. However, the City has been, and still is, largely comprised of an elderly population ... people who have lived in the area for close to forty years since the City was incorporated and sincerely have no desire to go elsewhere. Of IIIthe total population of 12,000, more than 30% are over the age of 55. Responding to the need for elderly housing, The City Partnership, Ltd. proposes to build MILTON PLACE. This facility will offer an alternative lifestyle to active, elderly persons, on a site at the southwest corner of College and Milton Streets. The location is currently occupied by a JMH Grocery store, and is within two blocks of churches, town hall, community center, police and fire departments, and the new Senior Citizens Center. The residents at MILTON PLACE will enjoy a lifestyle that includes many services that they do not have in their private homes. The basic rent provides daily dinner, weekly maid/cleaning service, scheduled van transportation, 24-hour security, coordinated social, cultural and physical activities, flat laundry, building maintenance, covered parking and choice of carpeting. At additional cost the residents can obtain private transportation, personal laundry service, room-service meals, assistance-in-living, and phone service. S • MILTON PLACE was developed after meetings with city staff, local citizens, and experts in the retirement field. We are in the process of selecting a management firm to provide daily operational guidance. We sincerely believe that MILTON PLACE will be an asset to West University Place by providing a new dimension in living for the elderly. • • MILTON PLACE FACT SHEET MILTON PLACE is a proposed rental retirement center to be located on the Southwest corner of College and Milton Streets in West University Place, Texas. BUILDING/SITE: 27,000 Square foot site area 5-Story (height of 47 feet), plus basement; estimated total of 84,000 square feet Concrete Frame; Brick Exterior 47 Parking Spaces (based on a ratio of .6) 76 Apartments: 12 Studio - 300 SF 60 One Bedroom - 615 SF 4 Two Bedroom - 820 SF COMMON FACILITIES: APARTMENTS: Central Kitchen & Dining Individual Kitchens Laundry Painted Walls • Lounge Wall-to-wall Carpeting Crafts & Exercise Rooms Bathroom Patio Window Coverings Administrative Offices Security/Communications System Private Party Room Phone Wiring Landscaping & Grounds Maintenance Central TV Antenna Smoke Alarm INCLUDED SERVICES: OPTIONAL SERVICES: Daily Dinner/Special Diets Private Transportation Weekly Housekeeping Assistance-in-Living Scheduled Van Transportation Personal Laundry Services 24-Hour Security Room Service - Meals Exercise Classes Phone Service Hobbies & Crafts Social & Cultural Activity Coordination Flat Laundry Maintenance of the Building Supervised Medication Coordination with Local Hospital/Physicians Coordination with Home Health Care Agency • MILTON PLACE • /1/ I L _4€06111_-_ - c_ - 1 1 —: . • i =t_=1 8_ J = ICI _ . , s , ril - ..,,N. 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This development firm of 10 persons was formed by Richard G. Knight in late 1984 and came primarily from the staff of Urban Investment and Development Company's Southwest Region office. Knight headed this office for several years with Urban, and was responsible for area developments such as First City Tower and the adjacent garage, as well as projects in Dallas, Austin, San Antonio, and New Orleans. All members of The City Partnership have prior real estate experience with expertise in fields including finance and accounting, project management, property and parking management, brokerage, appraisal and consulting, and historic preservation. Fayez Sarofim & Co. is the group's financial backer and is a limited partner. • MILTON PLACE represents a commitment by The City Partnership to undertake projects that are not only economically feasible but help to solve a real community need. Other projects now under development by the group include: Congress Plaza, a major Harris County complex addition housing new juror assembly areas, civil courts and law library with a supporting parking structure within; the Pillot Building, on the historic-register, a three-story structure, adjacent to the County Administration Building, will undergo extensive restoration; development services for Harris County on additional facilities expansion; and the management and sale of downtown properties owned by Aetna Life & Casualty as well as leasing of a major block of space in First City Tower. • • Charles Tapley Associates, Inc. Well-known Houstonian and noted architect, Charles Tapley, FAIA, heads the design team for MILTON PLACE. The firm has been honored by its peers, both nationally and locally, for this work as well as many commercial and recreational use facilities designed over the past twenty years. Commercial clients in addition to UH-Downtown include Tenneco, Woodlands Corporation, Prudential Life and Esso Eastern. Services provided include architectural planning and design, urban landscape architecture, and construction management. Mr. Tapley's community involvement complements his professional skills, having been involved with the Houston Arboretum, Downtown Parks Committee, Chamber of Commerce, Buffalo Bayou Coalition and Preservation Society, as well as the Rice Design Alliance. • Engineers -- Weitman Engineering Co. (Mechanical) Walker Parking and Structural Consultants Legal -- Liddell, Sapp, Zivley & LaBoon Tax and Accounting -- Arthur Young • • September 30 , 1985 Mr . R.E. Simpson Superintendent Water & Wastewater City of West University Place 3800 University Boulevard Houston , Texas 77005 RE: MILTON PLACE Water & Wastewater Dear Mr . Simpson: I want to thank you for your time and assistance on August 27 , 1985 regarding our proposed retirement project . This letter is to confirm our discussion of utilities to the site at College and Milton Streets . • It is my understanding that there is a 10" water main in College Avenue for the source of water. We may have to consider a booster pump and or water tanks to maintain pressure in a building of four or more stories . This will be part of our engineering. Concerning wastewater, the city treatment plant and its mains do have capacity but you are not sure about the 6" branch line running along the rear of our property. We may have to install a small "hydro grid" lift station , which would in effect , improve the branch line service for all tapped into it . We intend to landscape portions of our land which will reduce the amount of storm water run off that currently exists . If there are any inconsistencies in my interpretations please call . I am looking forward to working with you as the project proceeds . Sincerely, r,444.4der Michael B. Gruby PE Development Manager • MBG: sw THE CITY PARTNERSHIP, LTD. 1 001 Fannin, Suite 2200 Houston,Texas 77002 (71 3) 759-1 600 • September 30 , 1985 Chief Terry Stevenson Fire Department City of West University Place 3800 University Blvd . Houston , Texas 77005 RE: FIRE SAFETY Dear Chief Stevenson: I want to thank you for your time and assistance on August 27 , 1985 regarding our proposed retirement project . This letter is to confirm our discussion of fire protection and safety in the building. You mentioned that your ladder limit was 30 feet , but that rescue by ladder would be the most dangerous way to rescue an elderly person . We both recognized that the best way to pro- !" tect the residents in a multi-story building is through the design itself . As we discussed , our design will include: -A heat and smoke detection fire alarm system. With your permission , the fire alarm will be tied via telephone line directly to the fire station. -At least one of two elevators will be large enough to accommodate a stretcher . -The flame spread and smoke contribution ratings of the surface materials , will meet the standards of the 1981 Life Safety Code for Health Care Occupancies . -Each floor will be divided into at least two major smoke compartments ; the corridor walls and partitions between apartments will extend to the underside of the structure above . -Of course , the design for stand pipes , sprinklers , and all else will be in accordance with existing codes . • THE CITY PARTNERSHIP, LTD. 1 001 Fannin, Suite 2200 Houston, Texas 77002 (71 3) 759-1600 Page 2 September 30, 1985 • Chief Terry Stevenson Recognizing from your experience that most fires start from heaters , irons , and smoking, our management policies will address these issues directly. We will formulate a fire evacuation plan in conjunction with your department , train our staff , have a full evacuation drill at least yearly, and test the alarm systems monthly. I am looking forward to working with you as the project proceeds . If there are any inconsistencies in my interpretations , please call . Sincerely, . u..11 g. Michael B. uby, Development Manager MBG: sw 001. LL "->> G wa per .,11) w '(,l, ,.)� y I Parking Consultants F ± t q Restoration Engineers ' llw\'x" October 3, 1985 Mr. Michael B. Gruby The City Partnership 1001 Fannin, Suite 2200 Houston, Texas 77002 RE: Milton Place - A Retirement Home in West University WALKER #32-4656.0 • Dear Mike: In September of 1985 The City Partnership retained WALKER Parking Consultants to assist them in detennining the parking demand generated by the above project. This anticipated demand will then be used to determine how many parking stalls are developed on the project site. In general , and in the absence of more specific information, the zoning codes of various cities offer approximate parking requirements for any specific type of project in that these codes require the development of off-street parking in association with a new project. While most zoning codes are generally very conservative, in that they provide more than than a suitable amount of parking, they can generally be relied upon to arrive at an approximate parking demand. The reason for this reliability is the fact that many codes are based upon Access And Parking For Institutions as published by the "Eno Foundation for Highway Traffic Control " in 1960. A sample of some zoning requirements for off-street parking for a residence home for the aged is provided as follows: Dallas 1 space per 6 beds + 1 space per employee Austin 1 space per 4 beds + 1 space per 2 employees Seattle 1 space per 6 beds + 1 space per 5 employees Sacramento 1 space per 2 beds • Suite 620 One Greenway Plaza Houston, Texas 77046 713/622-0101 Mr. Michael Gruby October 3, 1985 Page 2 More recently, the Minneapolis office of WALKER Parking Consultants performed a parking demand study for the Ridgedale Elderly Housing project in Minneapolis, Minnesota. The study was completed and dated August 6, 1984. In that study, parking demand statistics were solicited from six existing elderly housing projects which are listed below: Northridge St. Therese's 5430 Boone Avenue North 8008 Bass Lake Road Crystal , Minnesota New Hope, Minnesota Ms. Ruth Ann Youngren fir. Richard Ludwig Calvary Cooperative Augustana Highway 55 & Winnetka 1510 Eleventh Avenue South Golden Valley, Minnesota Minneapolis, Minnesota Mr. Doug Spiotta Mr. Harry Nye 7500 York Glen Lake 7500 York Street 5416 Beacon Hill Road Edina, Minnesota Minnetonka, Minnesota Mr. Ray Johnson Mr. Dick Nelson 410 Each of the above facilities was surveyed, typically on three occasions, in order to determine the maximum parking demand for that project. A summary of these demands, with the calculated demand on a per unit basis, is provided in the following table: Demand Total Per Unit Home Size Date Cars (Stalls) North Ridge 200 Apts. 6/19/84 127 .635 6/21/84 131 .655 6/23/80 114 .570 Calvary 120 Apts. 6/19/84 66 .550 6/21/84 79 .658 6/23/84 75 .625 St. Therese's 220 Apts. 6/19/84 118 .536 302 Nursing 6/21/84 125 .568 6/23/84 92 .418 Augustana 331 Apts. 6/19/84 135 .408 382 Nursing 6/21/84 155 .468 6/23/84 125 .378 Glen Lake 97 Apts. 7/03/84 32 .330 • 7500 York 330 Apts. 7/28/84 181 .548 7/31/84 195 .591 8/02/84 206 .624 Average .535 i!!!lia • Mr. Michael Grimy October 3, 1985 Page 3 Based upon the above information, if one assumed the development of a retirement home of approximately 80 units, which employeed 12 persons for operations, the zoning requirements in various cities would project to a minimum parking requirement of 16 or a maximum parking requirement of 40. From the above demand surveys made last summer if one takes the calculated average of .535 spaces per unit as being the typical demand, one might project that a minimum demand would be in the range of .500 spaces per unit or the typical demand would not exceed .550 spaces per unit. For the described project of 80 units and 12 employees this projects out to a parking requirement of approximately 40 to 44 stalls. In summary, we at WALKER feel that if 44 parking stalls are provided for the above described project it would meet the parking demand requirements for all typical occasions throughout the year. Should you have any questions on the above or require further clarification, please call us at your convenience. Sin rely, 4110 (7 . J Bennett J. ede , A A Vice Presi ent BJM/kl File:KL • e1240