O-3676-6-19 ORDINANCE NO.3676-6-19
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 AMENDING ORDINANCE
NO.3452-2-17 GRANTING SPECIFIC USE PERMIT NO. 152 TO EXPAND THE
PORTION OF THE BUILDING LOCATED ON LOT 1,BLOCK A,ALLEN BUSINESS
CENTER II (ALSO KNOWN AS 718 S. GREENVILLE AVENUE, SUITE 150) WHICH
MAY BE USED FOR A GYMNASTICS AND SPORTS TRAINING FACILITY USE IN
AN APPROXIMATELY 20,866± SQUARE FOOT PORTION OF THE BUILDING;
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 ordinances 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 Zoning Map of the City of Allen,
Collin County, Texas, shall be amended by amending Ordinance No. 3452-2-17, which originally authorized
Specific Use Permit No. 152,as follows:
A. Section 1 is amended as follows:
(1) The phrase"13,095 square foot portion"shall be changed to read"20,866 square foot portion."
(2) The address "718 S. Greenville Avenue" shall be changed to read "718 S. Greenville Avenue,
Suite 150."
B. Exhibit"A"of Ordinance No. 3452-2-17 is amended in its entirety to read as set forth in Exhibit"A-1"
attached to this Ordinance and incorporated herein by reference(the"SUP Site Plan").
C. Exhibit `B"of Ordinance No. 3452-2-17 is amended in its entirety to read as set forth in Exhibit`B-1"
attached to this Ordinance and incorporated herein by reference(the"Amended Parking Study").
SECTION 2. The Property,as defined in Ordinance No. 3452-2-17 and as amended by this Ordinance, shall
be subject to the development and use regulations of Specific Use Permit No. 152 as originally granted by
Ordinance No. 3452-2-17, it being the express intent of the City Council to merely expand the area of the
Property encompassed within Specific Use Permit No. 152 without further amendment to Section 2 of
Ordinance No. 3452-2-17.
SECTION 3. To the extent of any irreconcilable conflict with the provisions of this ordinance and other
ordinances of the City of Allen governing 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 6. 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 11TH DAY OF JUNE 2019.
APPROVED:
twc�)—Ica
Steph Terrell,MAYOR
APPROVED AS TO FORM: ATTEST:
Peter G.Smith,CiTY ATTORNEY She ey B.Geo ,TRMC,CITY SECRETARY
(kbl:5/31/19:108432)
Ordinance No. 3676-6-19, Page 2
TECH CENTER ONE at E-1"q
THE TECH CENTER on GREENVILLE \ a^
tonin¢PO 3 Ligte Industrial
o �
Lot Size, 2.896 Ac(117,420 sf) 1k
rf wav
BUM"Area 37.127 SF -�S:` '��` \ •\ '
Lot Coverage 31B% �', ' l
FAR 0.318.1 ..4S �'� ���6'6\p:.
Suodi g H.gtn 2T-one story �e.q•A7yg; �'4"ki'4t w'�'., 'J`
Parking Req'd 72
Parking ProVd
ACCesatola Perking Provided As Par TAS ml-ements 110011111111 1,4
SUP REQUEST FOR
0 ALLIANCE CHEER LLC EXPANSION
aUse.Gymnastics and Sports Training Faulty
Tenant Space 2O.666 SF
Parking Raao Vanes.see par"analysis
Pa
p rking Req'd par Code.123
Parking Req'a per Actual Usage 52
PeAmg Prov d(Pro-ratal. 67
41l
O Guidelines for parking.cirpaatmn and picwptarop-0U unit pe
provided by Tenant to tr r Clients upon enrollment and \-\ /f �`�Y ✓ '1*e f ;:, /�•-�
enforced M Tenant as Van of normal operations71
.
�,ro
SUP SITE PLAN,-----.,,
\ rIl N.NMN.ReM 9W[a IIJ
. -. 4!Sm1ESr. w>.NMn.WAq
2DN N,YN•eatl.5va n0
.gf•N.r' Sir„¢r,
EXHIBIT"B-1"
AMENDED PARKING STUDY
February 7, 2017
PK NO:1829-13.144
PARKING DEMAND
ANALYSIS
Alliance Cheer at Tech Center One
In Allen, Texas
Preu-,_,,r
City of Allen
GreenTech One LP
CJtPr( l i C�le�p�
2/7/17
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
Ordinance No. 3676-6-19, Page 4
EXHMIT"B-1"
AMENDED PARKING STUDY cont.
A Pacheco Koch
February 7,2017
TABLE OF CONTENTS
INTRODUCTION.._...... . . _........._... .. _.............._............................. ........_ . . .. ..........1
Purpose............. .............................. _ ...................... .... ...................... .... ..................... 1
ProjectDescription...................................................................................................................... 1
CodeParking Requirement..........................................................................................................2
PARKING DEMAND ANALYSIS..........................................................................................3
Office ShowroonyWarehouse.......................................................................................................3
Cheerleading/Tumbling Athletic Facility........................................................................................3
ProjectedSite Parking Demand...................................................................................................4
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
Parking Demand Analysis
Alliance Cheer at Tech Center One
Page
Ordinance No. 3676-6-19, Parc 5
EXHIBIT`B-1"
AMENDED PARKING STUDY cont.
A Pacheco Koch
February 7,2017
INTRODUCTION
The services of Pacheco Koch(PK)were retained by GreenTech 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.
GreenTech 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 same 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 One
Page 1
Ordinance No. 3676-6-19, Page 6
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
Pacheco Koch
February 7,2017
Table 1. Development Program Summary
USE AMOUNT
Suite 100 Office-6,749 SF
Warehouse-1,806 SF
Total-8,555 SF
Suite TBD Office-5,828 SF
Warehouse-1,943 SF
Total-7,771 SF
Suite 150 13,095 SF
Suite 190 Office-5,802 SF
Warehouse-1,413 SF
Total-7,215 SF
TOTAL 36,636 SF
NOTE: The development program provided above is based upon the most current and complete
information 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 DIRECT
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 I - 1 149,8
'A parking calculation-prepared by Owner, and approved by City—was based upon detailed use
and occupancy data. A prior parking study for a similar athletic facility prepared by C&P
Engineering,Ltd.and o letter explaining the operational characteristics of the proposed use were
also provided by the Owner and are included in the Appendix. Pacheco Koch reviewed all
Information provided and concludes that the parking requirement of 86 parking spaces is
reasonable and is consistent with 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
Ordinance No. 3676-6-19, Page 7
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
Pacheco Koch
February 7,2017
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 ShowroomlWarehouse
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
ID0>,
W
60`4
40`i
zap
,/L
Z
As summarized in the graph, the peak parking demand for the office
showroom/warehouse use occurs during the 11:00 AM hour.
Cheerleading/Tumbling Athletic Facility
The typical cheerleading/tumbling 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 parking 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
Ordinance No. 3676-6-19, Page 8
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
February?,1017 Pacheco Koch
Exhibit 2. Hourly Profile-Cheer/Tumbling Facility
100;
80%
60
40°r
20°x,
As summarized in the graph, the peak parking demand for the
cheerleading/tumbling 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
120
v
100
CL
L
v 80
V_
t
60
Y
40
O
a
20
0
■Office/Warehouse DAthletic Facility OAvailable Spaces
Parking Demand Analysis
Alliance Cheer at Tech Center One
Page 4
Ordinance No. 3676-6-19, Page 9
EXMIT`B-1"
AMENDED PARKING STUDY cont.
February 7,1017 Pacheco Koch
SUMMARY OF FINDINGS
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 morning-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
Page 5
Ordinance No. 3676-6-19, Page 10
TECH CENTER ONE at F,,,,hit
THE TECH CENTER on GREENVILLE
Zoning:PD 3 Light industrial
Lot Size: 32 6967.12 Ac(117.420 sry 1N ai \
Soikling Area 37,127$F
Lot=: 31.6%
FAR. 0.315.1
Buy d,ng Height 27'-one story
Par"Ra,d: 72
Packing PraYtl: 119
Accessible Padang Pravklad:As per TAS
SUP REQUEST FOR ALLIANCE CHEER_LLC
of Use:Gymnastics and Sports Training FacF:y ,� �•G,,,�,,,,�r+. //•' i r ��� \ r '/ /" /,
91. Tenant Space.13,095 SF
...
p Parking Rata-1:100
Parking Req'd per Coos eGch Center One
R /
Perkier ProYd(pre-rale):a3 ��,' �d/ - /��' �e �j � /(//,Z;---//. e
�A,yy Gu'dellnes for parking.crculation and pickup/drop off n111 be
provided by Tenant to their clients upon enrollment am /
0 enforceo by Tenant as part of norma;operations.
/ b
ON
u/y / •� m \ ' / / � / /r ', Fel
b •HSS�y,�� /�/k / // // // //� y 'r
SUP SITE PLAN,
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.. caraNr,.r.w..ve.e ao,etnm,00smss.w
sirt u.n,rx>fom
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EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
J/Pacheco Koch
APPENDIX
Ordinance No.3676-6-19, Page 12
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
EXHIBIT`B"
PARKING STUDY
i
ENVY CHEER
CHEER AND TUMBLE SCHOOL
PARKING STUDY
PfWomd for
Envy Cheer
! De m*w Z.2012
By
C&P Engineering,Ch1.
Demle cumm"P.PE
/ ONIKOU�MMMe
�80�47
N�C&P Eriglrteering,L[d.
1101 wteway sma. stria 101 r�o�.r«�TSDeo
i (97216442E00•T«o Ne�tntlm Na F-9115
Ordinance No.3143.2.13,Page 4
Ordinance No. 3676-6-19, Page 13
EXHMIT`B-1"
AMENDED PARKING STUDY cont.
EXHIBIT°B"
PARKING STUDY(Continued)
ENVY CHEER
PARKING STUDY
CITY OF ALLEN
BACKGROUND DATA
Ernry Geer is a Cheer and tumble schoa located in the City of Para at 961 Avenue N,
Suite 200. They currently lease a Mai of approximately 5,000 s.f.;n advert suites(#MO
and ft300)and use only 15 paftM spaces for staff and students.
They offs,classes prinaNy after schooi and conduct a few morning classes on Sahr.-day
and from 1:00 to 7:.30 on Sundays. Their peatt loss schedule occurs between 4:00 and
10:00 Monday trrough Thursday. On SaMiday and Sunday the viewing area is closed so
students are dropped off and off-sheet parking does not occur. Envy Cheer's class
schedule for 2012-2013 has bean attached to this report.
Envy Cheer does not host competition meets or stow uses. WfM they are involved in
such special events.Grey occur at renxAe bc2Wns such as the Dalas Convention Center,
the Garland Everts Center,or the UNT Super Pt
The other sullies within the Plano bu&ft are occupied by the Wowing businesses:
Lets Party with 2:00 p.rr..-8:00 pm.hoes of operation;
Track Studio Music Lessons with 3-OD p.m.to 9:00 pm.loin of operation;
Reca-&V Sessions with 8:00 am.to 12:00 a.m.hours of oper*on;
the Flooring Center with 8-0D a.m.b 8:00 p m.houas of operation:
the Pool Sbck Company with 8:00 a.m.to 6:00 p.m.hours of operaton;and
the Sem;-ConducW Company with 8:00 a.m.to 6:00 pin-hours 0.1 operation.
Pepe 1
Ordinance No.3143-2-13,Page 5
Ordinance No. 3676-6-19, Page 14
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
t�IdtIT.$"
PARKWG STUDY(Contin wO
PURPOSE OF STUDY
Envy Cheer is moving their tacftyy itom their press!, vocation in Plano b a new boon in
Alen with appro*rtaWy 7,700 sl of space. The City o(Men's perking standards do not
have a spedit-cM r and tumble sdwot'category As a resit the tam use that the City
submpiently applied to Envy Cheer mmled in their need to provide over 70 parting
spaces for their facility. This Is almost titre times the mrnber of spaces that Erry Ctneer
aatentty uses for their operabon In Piano.
The City of AlesYs Land Deveiopment Code in Section 7.04.1'Vehicle Parking'provides
ibr the foRawi g.
The Diredorand Dkoctor of Ertgis)ering may josri ly grant a modification b off-street
parking regrriremenfa when necessary for the etldent operation of the subject use.
Such a modification in parking spaces shall be justified through the development of
a paftg sb*Wepared by a professional er9neerarfrarrsportatiots plarrserwhich
demons Mies need,reviews y standards.and proposes a mod taim that '
will nil result in a panting del fncy.
CSP was engaged to conduct a par"study to delersrtirse and quantify the actual number
of dl-street trdrtaing spaces o enty required by its bcffly in Marv.
Page 7
Ordinance No.3143-2-13.Page 6
Ordinance No. 3676-6-19, Page 15
EXHMIT`B-1"
AMENDED PARKING STUDY cont.
EXHi1;1T`B"
PARKING STUDY(Continued)
STUDY METHODOLOGY
To detefmtne the aMal number of off-street pa"spaces currently required by Envy
Cheers Pkm favi ty,we developed the following five step process.
1. Engage a quaified traffic data wkdon compayt.
2. IOentiiy the time pend dung which to collect parkng data
3. Delermne the data to collect
4. A WVW and evaivale the collected data to der m**the peals number of
pig sPaws used by Envy Cheer and research ndustry stanclards for
possible parking rates kx tits type of taakty.
5. Prepare a report to summame the overall parking study process and present
the off-sheet parking findings.
COMIC INIG THE PAFWJNG STUDY
The fo mvV paragraphs lunrnartm and desatbe the five steps listed in the Stady
Methodology in the previous section of 1his report
TRAFFIC DATA COLLECTION COMPANY
hlehomrnt,located In Phm was engaged to oohed the pa*M data. They have been
co lectng traffics data in the DFW area for over 3C years.
IDENTIFY THE PERIOD
Based on the tours a:operation during wNch classes were offered we chose the Wowing
Wm pend for our data coM cbw:4:00-7:00 p.m.durahg a Monday t cuugh Thursday
weekday.
Page 3
Ordinance No.3143-2.13,Page 7
Ordinance No. 3676-6-19, Page 16
EXMIT`B-1"
AMENDED PARKING STUDY cont.
EXHIBTT"B"
PARKING STUDY(Continued)
DETERMNE THE DATA TO COLLECT
Data collectors were poshoned both in the from of the btatfi*and in the back of the
btaditg fo observe vehicles wMi passengers that eMered and exfied the Envy Cheer site.
Data was coleMd relating W`parked'vehicles. We collected data perUNft to the
mimber of vehicles that parked in paitdng spaces at Envy Cheer's site and the number of
vehicles that lett parking spaces at Envy Che&es sites_We defined these vetudes ars those
whose occupants all lett their vehicles and entered the Envy Chew site and those whose
occupy all exited*m the Envy Cheer site and entered their vehicles.
The'parked'vehicles data was recorded by the exact time Mail a vehicle wtIw parted in
a parking space or exited trvm a paftV space between 4:00 and 7:00 on Tuesday August
21.
We also coCected data reiatsrg th`drop oft'students. We defined these veludes as those
vehicles that pu0ed up to the Envy Cheer fact*and either dropped off or pureed up a
student They did not park. This data was col acted In five rnirw&ktte'vals between 4:00
and 7:00 p.m.on Tuesday August 21.
The field data sheets shoving the achy dada colected have been attached to this wport-
ANALYZE AND EVALUATE THE PARKING DA�9
Table 1 summar¢es the parking data that was cof+ecied by Metocount.
TABLE t
PARKING DATA
TIME I PARKi"PVELQEP
DROP OFF VEHICLES
PERIOD ARRIVE
DROP OFF P"UP
4:00-4:30 4 5 C
4:30-5:00 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 1
i
6:30-7:00 6 13 5 0
TOTAL 25 26� i3 1
Page 4
Ordinance No.3143-2-13.Page 8
Ordinance No. 3676-6-19. Page 17
EXHIBIT`B-1"
AMENDED PARKING STUDY cont.
EXEIIBIT`D"
PARNING STUDY(Continued)
During any one 30 n nhde Period of the parking data the maximum number at customer
p2!kng spaces needed was 10 which ocnured during the 4'30-5:00 time period. During
ar other 30 minute tette periods.we vehicies unparked than parked.
During that same time period of 4:30-5:00, four veftes were recorded dropping off
students_ Potentia0y these four vehicles could have chosen to park. If we combine the
Piked and drop off vehicles during lift 30 mirnAe Peak Period, We get a Potential
maximum curatonier parluing need at the existing Placa site of 14 spaces. The Owner
indicated a need fa two staff parking spaces which results in a maximum Parking need at
the exising Piano sire of 16 spaces. This correlates wet with the Owners original
shatamit of using 15 spaces for his carrent operations.
The new VIs in Allen will i cream the available spars by approximatety 50%• By applying
Nus factor to the Pias maximum parking need quantified in the preceding Pala~we
obtain a maximum parking need for the neer Allen site of 24 spaces-
We researched available Perking data as colvcted and doamvu ted by the Institute of
Transportation Engin eers,the Eno R indation.and the Urban Land Institute_ Data for
businesses such as a cfheer and kmtAe school or other gymnastics,type facilities were not
available. The closest possibly similar Wind uses were heallh and athletic dubs_
PREPARE REPORT
C&P has prepared this MW to doc urnent the process that we used to determine the
aduW number of off-street parking spaces that the Envy Cheer facility in Plana actn9y
needs for ft customers.
Our study has determined M during a typical peals Period the Potential rxanber of off-
street
&street spaa3s actually needed In Pham was 16. Wath an approximate 50%increase in the
square footage at the new site in Alen we recommend MW 24 parking spaces be used as
the number of off-street spaces that the new Envy Cheer facility in Allen be requited to
provide.
CLOSING
We have appred ged the oppoftundy to assist the owners of the Envy Cheer facility in the
preparation of tins Parking study for your new site:n Allen. Please do not hesitate to
contact our office should you have any questions or comments concerning this report.
Page 5
Ordinance No.3143-2.13,Page 9
Ordinance No. 3676-6-19, Page 18
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"2"d FRIDAY of evamir month Is FUPPIN FRIDAY NIGHT 6:348:30$10.00 7'
1-2 Tumbiina:A lot of focus Is put on the bask of tumbling:le Round-offs,handstands,and Introductloninto back handspring.
2d Tumbling:Round off handspringserles,trot walk over th rougN back handspring step-outs,and standing back handspring series.
24 nnbtifsc:Round off bock handspring tuck,spedalty pssses through atuck standing back handspring tucK and sbndingtutb are the sal
pohtofthis class.Aswell asIntroducing the students Into proper layout techniques.
43 TUmblim:Layouts standlng to layout,fulls,standing fulls,and standing to fulls are the main sklils worked on In this class.
••Students with a standing tuck are reoommendedfor this class onhy.•'
Iifgft Class:$20.00 StandinS BHS Classes:$45.00
Registration Fee:$45.00 Tun*kng Classes:$65.00 Standing Toch Classes:$45.00
EXIMIT`B-1"
AMENDED PARKING STUDY cont.
EDIT IS"
PARKING YfUDY(Continued)
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er 17
Ordinance No.3143-2.13,Page 11
Ordinance No.3676-6-19, Page 20
EXHMIT`B-1"
AMENDED PARKING STUDY cont.
EXHIBIT"n"
PARIONG STUDY(Continued)
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Ordinance No.3143.2-13.Page 12
Ordinance No. 3676-6-19, Page 21
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
JaRyCo Development,LLC
�� �O 780 N.Watters Rd.,Suite 120
Allen,TX 75013
Tel:(214)495-8581
D E V E L O P M E N T www.jaryco.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
grew very 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.
Ordinance No.3676-6-19, Page 22
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
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 parking 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
Ordinance No. 3676-6-19, Page 23
EXHMIT`B-1"
AMENDED PARKING STUDY cont.
Tech Center One
Alliance Cheer LLC
Code Parking Code Parking
use Size(sf) Ratio Required
Training 7644 100 77
Office/Restrooms/Storage 1014 300 4
Reception/Pro-Shop 843 200 5
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 floors,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.
Ordinance No. 3676-6-19, Page 24
EXHIBIT"B-1"
AMENDED PARKING STUDY cont.
Tech Center One
Alliance Cheer LLC Expansion
Code Parking Code Parking Anticipated
Use Size(sf) Ratio Required Parking Required
Training 11350 100 114 44
Office/Restroom s 1474 300 5 5
Storage 190 2000 1 0
Reception/Pro-Shop 585 200 3 3
Parking already Parking already
covered with covered with
participant in training participant in training
Parent Waiting 1932 area above area above
Open space between Open space between
training floors and training floors and
other areas,no other areas,no
occupants to drive occupants to drive
Circulation 5335 parking count parking count
Total 20866
Total Parking Required based on space breakdown 123 52
Notes:
1. With the five training floors,three will be dedicated to teams(16 people per team)and
two will be designated for training(20 people per floor).
2. Historical operating data indicates that less than half of the parents remaing
to watch practice which would indicate a total of 44 parking spaces needed per
session for participant parking.
3. Tenant operational hours are limited per the lease to evening and weekend hours
which does not interfere with the normal business hours of other tenants.
Ordinance No. 3676-6-19, Page 25