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HomeMy WebLinkAboutO-3452-2-17ORDINANCE NO. 3452-2-17 ' AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, AMENDING THE ALLEN LAND DEVELOPMENT CODE AND ZONING MAP, AS PREVIOUSLY AMENDED, BY GRANTING SPECIFIC USE PERMIT NO. 152 TO ALLOW A 13,095 SQUARE FOOT PORTION OF THE BUILDING LOCATED ON LOT 1, BLOCK A OF LOTS 1 AND 2, ALLEN BUSINESS CENTER H (ALSO KNOWN AS 718 S. GREENVILLE AVENUE) PRESENTLY ZONED PLANNED DEVELOPMENT NO.3 LIGHT INDUSTRIAL. "LI" TO BE USED FOR A GYMNASTIC AND SPORTS TRAINING FACILITY USE; PROVIDING A CONFLICTS RESOLUTION CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000) FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Planning and Zoning Commission and the governing body of the City of Allen, Texas, in compliance with the laws of the State of Texas and the ordmances of the City of Allen, Texas, have given the requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all the property owners generally and to all persons interested and situated in the affected area, and in the vicinity thereof, and in the exercise of its legislative discretion, have concluded that Allen Land Development Code Zoning Regulations and Zoning Map of the City of Allen, Texas, as previously amended, should be amended. ' NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, THAT: SECTION 1. The Allen Land Development Code Zoning Regulations and the Zoning Map of the City of Allen, Collin County, Texas, be amended by granting Specific Use Permit No. 152 for a 13,095 square foot portion of the building depicted on Exhibit "A," and attached hereto and incorporated herein by reference, located on Lot 1, Block A of Lots 1 and 2, Allen Business Center H (also known as 718 S. Greenville Avenue) (the "Property"), which is presently zoned Planned Development No. 3 Light Industrial "LI," to be used for a Gymnastics and Sports Training Facility use. SECTION 2. The Property shall be used only in the manner and for the purposes provided for in the Allen Land Development Code Zoning Regulations, as heretofore amended, and as amended herein, subject to the following special conditions: A. The Specific Use Permit granted hereby is expressly limited to the area of the Property shown as shaded and labeled "Alliance Cheer" on Exhibit "A" hereto. B. Only Alliance Cheer, LLC is authorized by this Ordinance to use the Property for a Gymnastics and Sports Training Facility. C. Use of the Property for conducting tournaments, show cases, or other special events in association with the Gymnastics and Sports Training Facility use shall be limited to Saturdays and Sundays. D. The minimum number of off-street parking spaces required by Section 7.04.1 of the Allen Land ' Development Code that would otherwise be required by using the portion of the Property shown on Exhibit "A" as a Gymnastics and Sports Training Center may be reduced to one hundred nineteen (119) for so long as (i) the portion of the Property labeled on Exhibit "A" as "Alliance Cheer" is used only for a Gymnastics and Sports Training Center and (ii) the facts set forth in the parking study attached hereto as Exhibit "B" and incorporated herein by reference relating to the operations of the Property and those who jointly use the parking areas as noted in the parking study retrain substantially unchanged. ' E. The number of participants at tournaments, show cases, or other similar special events (inclusive of, but not limited to, contestants, spectators, judges, coaches, event coordinators, employees, volunteers, and others who will be present on the Property during such events) conducted in association with the Gymnastics and Sports Training Facility use shall be limited so that the number of vehicles parked on the lot on which the Property is located does not exceed available off-street puking on said lot. SECTION 3. To the extent of any irreconcilable conflict with the provisions of this ordinance and other ordinances of the City of Allen govetmng the use and development of the Property and which are not expressly amended by this ordinance, the provisions of this ordinance shall be controlling. SECTION 4. Should any word, sentence, paragraph, subdivision, clause, phrase or section of this ordinance, or of the Allen Land Development Code Zoning Regulations, as amended hereby, be adjudged or held to be void or unconstitutional, the same shall not affect the validity of the remaining portions of said ordinance or the Allen Land Development Code Zoning Regulations, as amended hereby, which shall remain in full force and effect. SECTION 5. An offense committed before the effective date of this ordinance is governed by prior law and the provisions of the Allen Land Development Code Zoning Regulations, as amended, in effect when the offense was committed and the former law is continued in effect for this purpose. SECTION & Any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in Allen Land Development Code Zoning Regulations of the City of Allen, as previously amended, and upon conviction shall be punished by a fine not to exceed the sum of Two ' Thousand Dollars ($2,000) for each offense. SECTION 7. This ordinance shall take effect immediately from and after its passage and publication in accordance with the provisions of the Charter of the City of Allen, and it is accordingly so ordained. DULY PASSED AND APPROVED BY THE CITY COUNCIL, OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, ON THIS 14TH DAY OF FEBRUARY 2017. APPR YOD: i / Stephen Terrell, MAYOR APPROVED AS TO FORM: ATTEST: Peter G. South, CITY ATTORNEYrnw:uarn:ossn Shelley B. Ceo C, CITY CRETARY Ordinance No. 3452-2-17, Page 2 I EXIMrlr "A" Site Plan Ordinance No. 3452-2-17, Page 3 1 EXHIBIT `B" PARKING STUDY See separate attachment. Ordinance No. 3452-2-17. Page 4 February 7, 2017 PK NO. 1829-15.144 PARKING DEMAND ANALYSIS Pro,,, Alliance Cheer at Tech Center One In Allen, Texas Prepared for City of Allen On ben,.!, d GreenTech One LP Prepared by J4 Pacheco Koch 7557 Rambler Road, Suite 1400 Dallas, Texas 75231-2388 (972) 235-3031 www.pkce.com TX. REG: ENGINEERING FIRM F-14439 TX. REG. SURVEYING FIRM LS -10193805-00 SfkVV E SIONEN Aeg}A rC 5� W SLS/A�( zmn February ], 2017 TABLE OF CONTENTS INTRODUCTION ........1 Pacheco Koch SUMMARY OF FINDINGS..................................................................................................5 LIST OF TABLES: Table 1. Development Program Summary Table 2. Base Code Parking Requirement LIST OF EXHIBITS: Exhibit 1. Hourly Profile - Office Showroom/Warehouse Use Exhibit 2. Hourly Profile - Cheer/Tumbling Facility Exhibit 3. Project Hourly Profile -Tech Center One APPENDIX Parkmg Demand Analysis Alliance Cheer at Tech Center One Page, February 7, 2017 INTRODUCTION ,Pacheco Koch The services of Pacheco Koch (PK) were retained by Greeniech One LP, to conduct a Parking Demand Analysis (PDA) for the proposed Alliance Cheer (tenant) within the development known as Tech Center One (the "Project") located at 718 S. Greenville Avenue in Allen, Texas. A proposed site plan (provided by the Owner) is provided at the end of this report. Greeniech One LP is seeking a Specific Use Permit from the City to facilitate development of the Project. Submittal of a PDA, prepared by a skilled professional was requested by the City as part of the review process. This PDA was prepared in accordance with industry and local standards by registered professional engineers employed by Pacheco Koch. Pacheco Koch is a licensed engineering firm based in Dallas, Texas, that provides professional services in traffic engineering, transportation planning, parking analysis, and related fields. Purpose A PDA is an investigation of actual and/or published parking demand characteristics for a specific site with specific land use(s). The analysis is designed to take into consideration any site-specific factors that may affect parking demand. Therefore, the results presented in this analysis may not apply to other examples of the some land use. Parking demand is theoretically represented by local zoning ordinances. However, in many cases, these ordinances are overly -simplified and/or do not sufficiently reflect actual parking needs. The purpose of this PDA is to project the site parking demand at full occupancy and determine if the available parking supply is sufficient. Approval of any reduction is a subject to the approval process of the City of Allen. Project Description The Project consists of a single building containing approximately 36,636 gross square feet of building area. The building has two existing tenants representing 43% occupancy. The proposed tenant, Alliance Cheer, is an athletics facility for cheerleading and tumbling with three separate studios. The use would occupy 13,095 square feet. The remainder of the building, including an existing 7,771 -SF vacancy, would be occupied by Office Showroom/Warehouse uses. A summary of the building occupancy and the associated base code parking requirements is provided in Table 1. Parking Demand Analysis Alliance Cheer at Tech Center Ore Page 1 February 7, 2017 Table 1. Development Program Summary USE AMOUNT Suite I W Office -6.749 SF Office Warehouse -1,806 SF 1 space per 300 GSF Total- 8.555 SF Suite TBD Office -5,828 SF 1 space per 2,000 GSF Warehouse -1,943 SF Athletic Facility Total -7,771 SF Suite 150 13,0955F Suite 190 office -5,802 SF -- Warehouse -1,413 SF Total- 7.215 SF TOTAL 36,636 SF Xacheco Koch NOTE: The development program provided above is based upon the most cuaent and complete infonnah'on available at the time of this study Publication. The site provides an off-street parking supply of 119 spaces. Code Parking Requirement The study site is currently zoned PD 3 - Light Industrial. The standard parking requirements are outlined in Article VII of the Land Development Code. A summary of the parking requirement per standard code rates is summarized in Table 2. Table 2. Base Code Parking Requirement LAND USE AMOUNT RATE DIRER REQUIREMENT Office 18,379 SF 1 space per 300 GSF 61.3 Warehouse 5,162 SF 1 space per 2,000 GSF 2.6 Athletic Facility 13,095 SF See summary- 86.0' Total 36,636 SF -- 149.8 A parking cdculation-prepared by Owner, and approved by Ofy— cs based upon detailed use and occupancy data. A poor poking study for a similar athletic facility prepared by C&P Engmeenng, Ltd. and a letter ex,obinmg the operational characteristics of the proposed use were also provided by the Owner and are included in the Appendix. Pacheco Koch reviewed as information provided and concludes that the parking requirement of W parking spaces is reasonable andr, consistent win the findings of the previous study. NOTE: The cumulative parking requirement of 150 parking spaces for all uses exceeds the on-site parking supply of 119 spaces. However, the basis for the parking calculation is that the site will utilize shared parking as illustrated in the following section. Parking Demand Analysis Alliance Cheer at Tech Center One Page 2 Pacheco Koch February ], 2017 PARKING DEMAND ANALYSIS The parking demand for the two primary uses - office showroom/warehouse and athletic facility - are complementary In nature due to hours of operation and general operational characteristics. In other words, the peak parking demand for both primary uses do not coincide, so parking spaces can be used by both uses at different times of day. The following analysis summarizes the respective parking demand characteristics. Office Showroom/Warehouse The typical office showroom/warehouse use, including the existing tenants at the subject site, has business hours from 8:00 AM to 5:00 PM on weekdays (closed on weekends). Based upon hourly occupancy data obtained from visitation statistics at similar businesses', the parking demand profile on a typical business day is graphically illustrated in Exhibit 1. Exhibit 1. Hourly Profile - Office Showroom/Warehouse Use 100% 60% 40% 20% 0% 1 xs $ sex a s x s s x a s x a s s a 8 6 '. As summarized in the graph, the peak parking demand for the office showroom/warehouse use occurs during the 11:00 AM hour. CheerleadinglTumbling Athletic Facility The typical cheerleading/fumbling facility conducts group instruction from 4:30 PM - 10:00 PM on weekdays. Office hours and private instruction may begin as early as 8:00 AM. Most facilities also have additional business hours on weekends: however, the weekend analysis is not Included In this study since the office showroom/warehouse businesses are typically closed during this time, and available parlang is abundant. Based upon hourly occupancy data obtained from visitation statistics of similar businesses', the parking demand profile on a typical business day is graphically illustrated in Exhibit 2. ' Based upon hourly visitation data of individual businesses obtained by Google from aggregated and anonymized visitation data. Data available in Google Maps. Parking Demand Analysis Alliance Cheer at Tech Center One Page 3 Pacheco Koch February7,2017 Exhibit 2. Hourly Profile- Cheer/Tumbling Facility la6h 80% 40% 20% 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 As summarized in the graph, the peak parking demand for the cheerleading/fumbling facility use occurs during the 7:00 PM hour. Projected Site Parking Demand Using the respective City code requirements as the peak parking demand, the hourly parking demand for both land uses at full occupancy (i.e., no vacancies( were tabulated. As summarized graphically in Exhibit 3, the peak parking demands for the two uses are offset. The overall peak parking demands are anticipated to occur during the 11:00 AM hour and the 7:00 PM hour on weekdays. The parking demand during the overlapping hours of operation (generally 3:00-5:00 PM) are during the off-peak times for both uses and, therefore, do not cumulatively result in a peak condition. For all hours of a typical day, the parking supply of 119 spaces provided on site is anticipated to provide sufficient parking for the proposed land uses. Exhibit 3. Project Hourly Profile - Tech Center One At Full Occupancy 140 _.. _ _. _... ..... ........ £ 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 ■Office/Warehouse ❑Athletic Facility • Available Spaces Parking Demand Analysis Alliance Cheerat Tech Center One Page 4 February ], 2017 SUMMARY OF FINDINGS APacheco Koch The following findings and recommendations are based upon buildout of the subject property in accordance with the development scenario outlined in the Project Description section of this report. FINDING: The office showroom/warehouse uses on site generally operate during the hours of 8:00 AM to 5:00 PM on weekdays. The peak parking demand for the uses typically occur during the late moming-noon period on weekdays. FINDING: The proposed cheerleading/tumbling athletic facility is expected to conduct group activity from 4:30 PM to 10:00 PM on weekdays. Office hours and private instruction may begin as early as 8:00 AM on weekdays. Additional hours of operation may also be provided on weekends; however, the office showroom/warehouse uses are expected to be closed on the weekends. The peak weekday parking demand for the athletic facility is expected to occur during the early evening hours, which does not coincide with the other uses on site. FINDING: Due to the complementary nature of the parking demands for the uses on the subject site, the parking supply of 119 spaces is expected to provide sufficient parking to accommodate the site at full occupancy. END OF MEMO Parking Demand Analysis Alliance Cheer at Tech Center One Page5 TECH CENTER ONE at THE TECH CENTER on on GREENVILLE Zcnlry PED 3LtyItIMlaMal Lot See3&96Ao I11T.410a1) •p•: �R 3/ BUWFq NBe' 31.1$]SF ING ," 31 S!{ FAR: 0.3161Aro, B Min,..nrt R]'-oneMry A, PUNn9 nor, 12 02vislEb Parong Prwtlf] M w TAS rerytiamenls SUP REQUEST FOR ALLIANCE CHEER LLC Use:GYnrnmdco and SWrh Training Feaixv Tenant Stare:13.095 SF ParFYq Ratio I I- Past-.s Rapd parcoaaes � / hCaMx One a1 / PartPrald 1pro.aml: GUNaNes for pricing,d Iirten aM plGwpldr ff WilM prWded q Tenant b Noir clients upon enrolment aro anmmd W Tenant as ooR" maleperatiene / / SUP SITE PLAN, Pacheco Koch APPENDIX EXHIBIT`W' PARKING SI'UI1Y ENVY CHEER CHEER,AND TUMBLE SCHOOL PARKING STUDY Anpandlar Envy Cheer DeaeFnber 7.2D12 By C&P Engineering, Ltd. Donole Cworok p, P.E. C&P Engineering, Ltd. MI W1e B14 - S 101.1 Olid., ramMMD will 197II B4 M • Tom kla .tlm W. F-aW Ordinance No. 3143.2-13 Page 4 [-' EXMIT `B" PARIQNG STUDY (Continued) ENVY CHEER PARKING STUDY CITY OF ALLEN BACKGROUND DATA Envy Chea is a cheer and Gentle school located n the Cly of Plano at 951 Avenue N, Suite 200. They nsratly 19ase a trial oKaWw&nahrgy 5.0005 f n adtacenhsuites (OX0 and 1300) and use orgy 15 pa*xV spaces for stall and students. They offs,' classes pre ally allersctwal and conduct a few momag classes on Saturday and from 1 W b 730 on Sundays. Ther peak class schedule occurs beheen 4 O and 18W Monday through Thursday. On Saturday and Sunday the ung area Is dosed w studs is are dropped of and otSreet parb does rot ocw. Envy Cheers class sdednle (a 2012 - 2013 bas boon attached to this report. Envy Cheer does not lost comeetTlon mem a slaw C19fee. When they are iwolvad In such spedal events. ley occur atremole locabans such as to Delos Convention Center, the Garland Events Center, or to UNT Super Pd. The other stltes *11an the Plan buldoy are ompled by the following businesses: lets Party with 2:08 pm. - BW pm. hoes of opwaaon, Trak SkKW Music Lessons wth 3W pm. b 9W pm. hours of operation: Recara ig Sessions with 8:00 a.m. to 12W amt hours of egaa6an; the Rowing Canter with 8W an. to 8W pm. hours of opendhon; the Paul Sack Company with 898 am. to 6W pm. hours ofoperator; and the SamACanador Compaq with 8:00 am. to 6W pm. holes of open ition. Pape 1 Ordinance No. 3143-2.13 Page 5 ETDDRIT `B" PARKING STUDY (Continued) PURPOSE OF STUDY Envy Cheer is trrayig their kwft porn tte geswd ioca6an in Ran to a new Ioabon n Alen With appo4ntalely 7,700 s t dspace. The M of Allen's padug stargads do rwt have a spetl0c'Cieer and kanbls Wool* alegoty- As a fesuil 11w land the Mal the City sCeegwrft appHed to Tiny Cheer fesuaed In their need to provide over 70 parkM spans fpr Ot w burly. This Is almost live times the nether of spaces Vat Ery Cheer asten" uses for theiropetalon in Plan. The City of Allen's Lan Development Cafe In Section 7 04.1 'Veldde Pattng' p ovic es for Cte briawhg. The Dkectoranf DkecivofEtpneenugoW Willy yana maa0ialbnboR-Street pwkyg regtiemenawhat necessay for Ute e0ldent operation tithe slaled use Suds a mo6ficaf4n niont" Spaces stat be Justified tWotgh the development of a pakeg study prepaedM aimobst Tonal engmetwatianePortatdn pte whint damn ales raed, reviews atdtety daMaNs. and poposes a modita0dt tlat w1P not result n a pa" Mc envy. G&P was engaged to m wW a pakbg study to determine and wMW the actual mmbber of df -stets WdW spaces aarertY nguvad by its WRY n Raw. Page 2 Ordinance No. 3143.2-13. Page 6 Exmrr `B" PARN3NG STUDY (Continued) All syd,141-[e To deffimine the actual number of of -sheet pXkM spaces nurenty recurred by Envy Cheers Phno faci fty, we developed the folnwkg five step Process. I . Fngage a qualified traffic data m6edw co pay. 2. identify the time POW dWkg Which to WOW per" data 3. De12rml a the data In collect 4. Anayze and eva�uele the collected data to determine the Peat number of Per" spaces used by Erhry ChW aid re Mh khdusby SUFA rds fu possdAe palhg rates for tris type of fa day. 5. PrapaearepattosummahetheoucrglparkingS"proceseand pnlsertt the oB4reet pak:g fMffW. CONDIICTMG THE PARKING STUDY The foraft paragraphs summa¢e aro describe the fire steps listed in the Sbdy WVroddogy n the Prevous sector of Ilus naport. Nebocoah4 gcassd o PUM was engaged Io cdect the PAM data. They have been collecting kaTK data ki the DPW area for over 3C yeem Based on the hours pfopWatipn MAIN Ouch Gasses was dWW we Chose the MMU ane period for our data nblection: 4,00 - 7'00 p.mdhrag a Monday through TMasday weekday. Page 3 Ordinance No. 3143.2,13 Page 7 EKMEF •B" PARKING STUDY (Cominued) Data co4adars Here positioned bo0r in the freed a' 0he budding and in the back of the Wilding to observe veNCIes WM h passengers that ereeWd and Wiled the EtM Chem site. Data was collected relating to 'parked' vehicles. We collected data pert2mi g to the number of veMdes that parked m paddng spaces at E4lvy MOWS site and the number of vehdM halletpanmgsparesatEmy(2e&^S%bM WedeihedthaseveW lesasUme whose ocnpants all let their vehicles and entered the En W CXheer site and those whose we pants an exiled Wom the Envy Ctleef site and WWW Heir vehicles. The'parked' veNtles data was mwRW by the exact time that a YeNCe Baler parted In a padding space or ev40dtOM a M46 g space between 4:00 and 7.00 on Tuesday August 21. We also col.Acted data relaVg to'Oap or sbtlems. We defined twese volutes as Vt vehicles that pulled tip W the Eery Cheer facity and either dropped c f or picked up a student Theydidnotpark. This data was tolecledmthe r ede kltetYdle betoeen 4:00 and 7:00 p.m. on Tuesday August 21. The held data sheets slwng the actual data infected nave been al lchW to this report. LN U P .1 il 111 W.1 WA Table 1 sunmNlRas the parkbg data that was coilecied by MetocnmL TABLE 1 PABIONG DATA 4:00-4:30 4 4:30 - 590 10 0 4 0 5-00-5-30 2 1 1 1 5:30 - 6:00 2 7 1 0 6:00 - 6:30 1 2 1 0 630-700 6 13 5 0 -TOTAL " 25 _ . .. 26 13 1 Page 4 Ordinance Na. 3143.2-13 Page 8 EXHIRfT "W' PARKING STUDY (Continued) Doig any one 30 mi ule period of the pang data the rnaiunum nunber d customer perktg spaces needed was 10 which emitted during the 430- 5110 tires Period. During 9 other 30 minute true periods, ehora velides uparked than parked. During that same tare period of 430 - SM, four vehdes were recorded dropping off students- Potenlialy these fohn velWies could have chosen to park. If we comb7he the piked and rap of vehicles during this 30 tNrR* peak period, we get a potential maxanun c sli pakug hand a We evistmg Ptarn site of 14 spaces- The Owner mcfwated a need fortwo start parking spamswNch resuks m a matman parking nand at the euetyg Piano site of 16 spaces. This correlates wet with the Owners ongihal statement of using 15 spaces for his [parent operations. Thenewe:IDinAteowilmaaasetheavailablespambyappro>amatey50%. BYappyng the factor In the Ran nueo nun parking need quantified in the precedkg pa'aWaph we octan a malerfun parking need kir to new Allen site of 24 spaces - We researched available parking data as Wit ectad and doasnardW by the Instibrn of Transportation Engineers, the Eno FouMaton. and the Urban land Institute. Data for busmesves such as a [hear and bauble sdnd or othergymustics type facilities were not available. The Wsest postub y sanies and uses were heath and aMlebc dubs. C&P has P OP27ad this report n downed the Process tlat we used n detefodW the ad" unYher of df -street pakag spaces Uha One Envy Cheer pdWy in Plan achnty needs kir its wstomers- Our study has dearnno d Mai dung a typical peak period the potential uanber of of - so spacesactntyneededin Raowasl6. WilhanappoWate 50%kicreasenthe square footage at the new site in Allan we recorrernend Mat 24 paling spaces be used as the umber of Off -sheet spaces Mal the new Eery Cheer taciity in Alien he repui!ed to provide. CLOSM We have apprecaad the opportuhiy to assist the owners of the Envy Greer aaCny in the prepaati n of Uus parking study for your new site n Alen- Phase do not hesitate to contact our office should you have any question or canments concemag Mils report. Page 5 Ordinance No. 3143-2-13 Page 9 Ordinance No. _— _ 10 EXHIBIT'S" PARKING STUDY (Condauaq Ordinnna No. 3143.2-13. Pulte 11 soon Irt TIM z=:Ml C L ■ ■ no ■■ES �■ ■ �C Ci■ ■■! ■ ■� .HD■!H■■ 1{..l���■ Ordinnna No. 3143.2-13. Pulte 11 EX®Pf •B" PARK NG STUDY (Continued) OMimom No. 3143.2.11, Page 12 ll ■ER .E _ ■C3Un■ ■Srr�SnrmSc�■■tc�si■c n ■■■nma WIN M1I�■■■Cl ■E� {� ■►i■■ r �■ �rt C rS�xr�S■■S■n■ a �`■S■■ IZEN �;� ■ tts�S i■ii■■uiii■ r SKIM r �➢■���� :� 1 � amZZ n ■ asr ■ ll ■■ OMimom No. 3143.2.11, Page 12 Jai Devalopmem, LLC j@RyCo 700 (2 Watters Rd., Suite 120 Allen, TX 75013 Tel: (214) 4958581 O E v e L O P M a N T www.jaryoo.com VIA E-MAIL/HAND DELIVERY February 1, 2017 Bo Bass Madhuri Mohan City of Allen 305 Century Parkway Allen, TX 75013 RE: Alliance Cheer SUP Dear Bo and Madhuri I know we are meeting in the morning but thought it might be helpful to provide the Information below for review prior to our meeting. We are always as concerned, possibly more so, than the city, with any potential parking issues created by a tenant. These types of problems only create challenges with our other tenants and ultimately lower the value of our asset. Sixteen years ago on our first Allen project, The Atrium at 1333 McDermott, we had a tenant that grewvery quickly and created a parking problem. We resolved the problem but the time and effort required to do so made Cindy and I realize that we never wanted to re -live that experience. We modified our leases whereby any creation of such problems is a default under the lease that is required to be corrected. The default does not terminate the lease, it simply required the tenant change their processes to avoid causing the problem while they continue to pay rent. Our lease with Alliance Cheer contains these default provisions. In addition, we maintain a parking spreadsheet on all JaRyCo properties that tracks code required, lease required and anticipated actual parking use by each tenant so that we make sure we do not create a problem during the leasing of a project. Special type uses always need to be analyzed carefully. We shared the same concern as the city staff when we were first approached by Alliance Cheer. Given the limited use types in the typical ordinance for parking counts, a detailed review of the actual tenant operations is the best way to determine tenant demand and usage requirements. We did that with Alliance Cheer and became very comfortable with the anticipated parking needs. Per the parking breakdown previously provided to staff and attached, using the ordinance requirements, a need of 86 spaces would be required. In reviewing the actual business model for Alliance Cheer, the anticipated parking demand will be much less. Our primary concern was the peak activity times (worst case scenario) for the facility. There are no competitions at this facility, only training and practice activities. Nearly all of Alliance Cheer's clients will be school age children and most do not drive, therefore they are brought to the facility by their parents. Historically, less than half of the parents stay to watch practice (especially the cheer practices which last 2-1/2 hours) and simply drop off the children, go run errands or go back home and return an hour later to pick up their child. The maximum size cheer team is 20 individuals. With three training floors, that would result in a total of 60 clients at any one time. With half of the parents staying, that would create a need for 30 parking spaces, well less than the 43 allotted to this facility even during daytime hours. February 1, 2017 Page 2 of 2 The anticipated weeknight scheduling for the facility is as follows: Tumbling Floor: Class Times of 4:30 pm -5:20 pm, 5:30 pm -6:20 pm, 6:30 pm -7:20 pm, 7:30 pm —8:20 pm and 8:30 pm —9:20 pm. Cheer Floor A: Cheer Team Practice at 6:00 pm — 8:30 pm Cheer Floor B: Cheer Team Practice at 7:00 pm -9:30 pm The Saturday and Sunday schedules are only cheer team practices that will only be using two of the floors at any one time. As you can see, the session times are staggered to avoid a huge "shift change" parking requirement. In addition, typically only one floor will be in use while our other typical 8:00 am— 5:00 pm tenants are at the property. With a total of 119 parking spaces at this property, we will have more than enough parking for the peak periods of use. The second concern was the off-peak usage during the day when our other tenants are present. Based on a pro - rata distribution of parking based on tenant square footage, 36% of the parking, or 43 spaces would be allocated to Alliance Cheer during the day. There would be no public scheduled activities at the facility on a regular basis during the non -peak times. The activities during these times would be staff activities, individual and small group extra training with a coach or perhaps a cheer team (but only the ones that are old enough to drive during the day) that would practice. The maximum use if a cheer team did practice would be 20 clients and even if each of them drove separately, that team and a few staff people would only use slightly over half of the allocated parking. Again, none of these activities are open to the public. Thank you for sending the parking study prepared in 2012 by C& P Engineering for Envy Cheer. I reviewed and found that the basis of that study matches nearly identically the proposed operations of Alliance Cheer. That study recommended a total parking need for the 7,700 sf facility (two training floors) to be 24 spaces. In comparing those recommendations with the size of Alliance Cheer, 41 parking spaces are needed if calculated on a square footage basis or 36 parking spaces are needed if calculated on the number of training floors. These parking space requirements can be met even in our daytime conditions (we are providing 43 spaces) and are less than one third of our 119 total parking spaces at the property. As we have discussed, there have been no packing issues at Envy Cheer that the City is aware of. This likely validates the parking study prepared. When comparing the properties, the 21 Prestige Circle location has a total parking count on site of 62 spaces or a 1.2 per thousand parking ratio to the total building size. Tech Center One provides a 3.2 per thousand parking ratio. The parking provided for Envy Cheer ranges from 2.78-3.2 per thousand depending if you use the space square footage on their website or in their SUP. We are providing parking for Alliance Cheer at a ratio of 3.3 per thousand. If we ever have a parking problem due to Alliance Cheer, I will be first to get the Landlord call from an angry tenant. I don't want that call and I certainly will never let the situation escalate to where the city needs to get Involved. I look forward to finding a way to present this project to the City Council and obtaining approval of our SUP so that we can proceed with bringing this tenant and their services to the citizens of Allen. Sincerely, Bruce R. Heller President Tech Center One Alliance Cheer LLC Open space between training floors and other areas, no occupants to drive Circulation 3098 parking count Total Parking Required based on space breakdown 86 Notes: 1. Full usage of each training floor consists of a team of 20 participants. Based on three training noon, a total of 60 parking spaces would be required intead of the 77 noted above. 2. Historical operating data Indicates that less than half of the parents remaing to watch practice which would indicate a total of 30 parking spaces needed per session for participant parking. Code Parking Code Parking Use Sizes Ratio Required Training 7644 100 77 Office/Restrooms/Storage 1014 300 4 Reception/Pro-Shop 843 200 S Parking already covered with participant in training Parent Waiting 496 area above Open space between training floors and other areas, no occupants to drive Circulation 3098 parking count Total Parking Required based on space breakdown 86 Notes: 1. Full usage of each training floor consists of a team of 20 participants. Based on three training noon, a total of 60 parking spaces would be required intead of the 77 noted above. 2. Historical operating data Indicates that less than half of the parents remaing to watch practice which would indicate a total of 30 parking spaces needed per session for participant parking.