Park Cities Self Storage - Nominated for the 2013 New Facility of the Year. Park Cities Self Storage offers a variety of self storage and wine storage units to meet all of your needs.

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Submitted By:
Tom Maxfield
Director Of Operations
Move It Management
4015 Belt Line Road, Ste 300
Addison, TX 75001
Tel: (214) 389-3939
info@moveitstorage.com
www.moveitstorage.com
2013 New Facility Of The Year
6831 W. Northwest Hwy Dallas, TX 75225

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Table Of Contents
General Information
About Park Cities Self Storage
Location
Design & Construction
Aesthetics
Types of Storage
Security Features
Customer Service
Marketing
Community & Environment
Results & Summary
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General Information
OWNERS
Provident Realty Advisors, Inc.
17440 Dallas Pkwy
Dallas, TX 75287
(972) 733-3399
FACILITY MANAGEMENT
Move It Management
4015 Belt Line Rd, Ste 300
Addison, TX 75001
(214) 389-3939
ARCHITECT
PRA Construction, LP
10210 North Central Expressway, Ste 300
Dallas, TX 75231
(972) 385-4100
Chris Anderson, AIA
Development Partner, Provident Realty Advisors Inc.
17440 Dallas Pkwy
Dallas, TX 75287
(972) 733-3399
CONCEPTUAL DESIGNER
Chris Anderson, AIA
Development Partner, Provident Realty Advisors Inc.
17440 Dallas Pkwy
Dallas, TX 75287
(972) 733-3399
DESIGN ARCHITECT
Randall Owen, AIA
Partner at Hatch + Ulland Owen Architects
702 San Antonio St.
Austin, TX 78701
(512) 474-8548
Contributors, Providers and Vendors
GEOTECHNICAL/WATERPROOFING CONSULTANT
Professional Services Industries, Inc. (PSI USA)
4087 Shilling Way
Dallas, TX 75237
(214) 330-9211
INTERIOR HALLWAY SYSTEM
Janus International
134 Janus International Blvd.
Temple, GA 30179
(770) 562-2850
MANAGEMENT SOFTWARE/ACCOUNTING SYSTEM
Alonna Rogers, Operations Coordinator
U-Haul Self-Storage Affiliate Network
(602) 263-6736
SECURITY SYSTEM
Scott Deranger, Owner
Site Safe Security
2100 Hwy 360, Ste 904
Grand Prairie, TX 75050
(972) 602-9353
ROOF SYSTEM
PRA Construction, LP
10210 North Central Expressway, Ste 300
Dallas, TX 75231
(972) 385-4100
WEB MANAGEMENT/INTERNET MARKETING
ROI Online, LLC
617 SW 8th Ave, Ste 400
Amarillo, TX 79101
(806) 373-8700
getroionline.com
Contributors to and providers of the Park Cities Self Storage project who made the vision of
Provident Realty Advisors, Inc. come to life:

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About Park Cities Self Storage
Park Cities Self Storage in Dallas, Texas is the
“brainchild” of Provident Realty Advisors,
Inc., of Dallas, a high-end speciality commercial
developer renowned for its intuitive ideas and
business savvy tactics involving master planned
residential communities, anchored retail centers,
multi-family acquisition and development,
repositioning of outdated malls and apartments,
land investments, infill mixed use development,
and self storage facilities. In the past 25 years,
Provident Realty Advisors has constructed 14 self
storage facilities.
A long-standing Dallas developer, PRA is experienced in designing strip centers, “rifle shot development,” as you
will, in areas with high density plagued by municipal and real estate barriers. PRA owner and Project Director
Scott Morway and Development Partner Chris Anderson were eager to accept a new challenge. When they
noticed a gap in the Dallas self storage market, a need for a high-end, modern self storage facility, they
conceived what is now Park Cities Self Storage, a five-story facility that touts a customized climate controlled
wine cellar, energy-efficient implementation, advanced security measures, and a bevy of valued customer
amenities. It truly is one of a kind.
The Provident Realty development duo sought guidance from Move It Management, a company that could
provide precision and customer-centric administration. Morway and Anderson’s vision for a modern self storage
facility meshed well with the Park Cities community, which consists of two affluent municipalities, Highland
Park and University Park. Considered the highest demographic of the Dallas-Fort Worth, Texas metroplex, the
population of Park Cities is on the brink of 32,000, complete with upscale shopping, outstanding educational
institutions and luxury living. Before Park Cities Self Storage was built, however, the community lacked in one
area: self storage. It was “underserved,” says Tom Maxfield, Move It Management Director of Operations, due
to zoning restrictions that prevented development inside municipal areas. PRA found a solution that resided in
a 1950s-era doctor’s office. Zoning rules permitted a five-story structure, a project that would be uninterrupted
and a final product that would be aesthetically pleasing and of high value. After 14 months, Park Cities Self
Storage received the green light to break ground. The facility was completed in 10 months.
Opening June 21, 2013, Park Cities Self Storage exemplifies the definitions of fresh, modern and sleek. The 55,232
square foot, five-story facility touts 611 top-of-the-line units, including units ranging in size from 2.5x2.5 to 10 x 20,
with climate controls, roll-up doors and elevator access.
The Birth of Park Cities Self Storage

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Josh Springer
Senior Property Manager
(214)556-3833
josh@parkcitiesstorage.com
6831 W. Northwest Hwy
Dallas, TX 75225
Josh Springer, who has been the Senior Property Manager
since the facility’s inception in the summer of 2013, is the ideal
candidate to run Park Cities Self Storage. Having attended
Highland Park High School, which is situated in the Park Cities
area, Josh boasts a strong understanding of the community.
He earned a Bachelor of Business Administration from Baylor
University, graduating from the Hankamer School of Business.
In addition to a sterling education, Josh holds a unique blend
of work experience that helps shape his excellent customer
service abilities. Through two prestigious internships he learned
the true meaning of a “customer for life.” After graduating
from Baylor, Josh accepted a job with the Dallas Stars, later
joining the Move It Management (formerly Watson & Taylor
Management) team. He diligently learned the storage industry
and quickly advanced from relief manager of the Dallas area
to managing the flagship location in Uptown Dallas, Stow &
Go Self Storage. During his tenure at Stow & Go Self Storage,
the property saw dramatic increases in NOI (34% gain), gross
income (22.4% gain), occupancy (5% square foot increase)
and projected rent (18.8% increase). Through continued
revenue management, dedication to controlling expenses,
and his fastidious development of lasting relationships with
customers, Josh helped the facility grow from a $750,000
income property to a $1.2 million.
Leading into the Future
An integral part of the Move It and Watson & Taylor team since 2009, Josh has consistently proven he is
a vital asset to this company and industry. His genuine care for Park Cities Self Storage customers and his
pride for the facility is exhibited daily through client interaction and unflagging stewardship. Josh and his
wife currently reside in the Dallas area and enjoy cycling around White Rock Lake.
Park Cities Self Storage represents the future of self storage, a streamlined, visually pleasing facility and
accompanying staff who cater to customers’ interests, desires and demands.
Scan QR code to watch our
2013 New Facility of the Year Nomination Video.

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Location
As the premier area of Dallas, Texas, the University Park and Highland Park neighborhoods do not want for
much: upscale shopping, five-star eating, luxury real estate and outstanding schools merit its reputation.
However, with a population nearing 32,000, a place to store residents’ belongings and valuables was
absent. Strict zoning requirements have thwarted projects in the past, but Provident Realty Advisors,
Inc., was determined to make its ambitious project triumph. A vacant doctor’s office from the 1950s
presented an ideal location. All PRA needed to build was a five-story, aesthetically pleased and
uninterrupted project.
As with many aggressive projects, setbacks were inevitable. The initial concept of Park Cities Self Storage
was refined through work with the City of Dallas Planning personnel and the City of Dallas Arborist. This
collaboration resulted in a four-story plus basement design that maintained existing trees, fit the available
building area, met fire separations and zoning laws, coverage ratio, maximization of visibility, and
adequate space for the required new landscaping.
Overcoming Hurdles

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Design & Construction
The existing zoning of the Park Cities area provided for self storage
use under an SUP, but Provident Realty Advisors selected to go for a
rezoning to a PD in order to manipulate the FAR, building height and
archaic parking requirements. In order to influence a positive response
to the zoning request and to fit in with a higher demographic, PRA
presented an exterior design of masonry in integrally colored, specially
exposed aggregate block, curtain wall glazing, and EIFS similar to
surrounding office and commercial construction. This masonry design
not only provided a higher aesthetic, but it also provided structural
support and fire separation. The glazed walls show off the bright inviting
interior space to the outside and provide natural lighting inside, all in a
contemporary commercial design aesthetic.
Zoning restrictions were not the only obstacle PRA encountered. The small location site lacked room for
staging or material laydown. Barely measuring 38,000 square feet, the site includes one half of the adjacent
street. With several easements and old infrastructure, the project required ample work with utilities and
collaboration with the City of Dallas to abandon old facilities that were no longer providing service. The site
includes a street lined with several adult Live Oaks, which needed to remain undisrupted. In addition, the
site is off the main boulevard in the area, which created visibility issues.
Design and Conquer
In order to overcome the aforementioned quandaries,
PRA sought the counsel and expertise of PRA Construction,
Inc. PRA Construction, Inc., Provident Realty’s internal
construction subsidiary, carefully scheduled delivery of
material when it was needed in the construction process
and negotiated special access with neighboring properties.
PRA Construction worked in concert with the project’s design
team to produce realistic solutions to design issues in the field
as well as offer alternative designs to save time, money
and energy.
Special temporary protection construction was provided for
the adjacent office building only 6 feet away allowing for fire
exiting. PRA Construction worked with the design team and
geotechnical/engineering/waterproofing consultant
From the Ground Up
Professional Services, Inc., (PSI USA) to produce a design/build foundation system and basement wall
including a subsurface redundant waterproofing system immediately on the property line next to an
existing subsurface garage. After 14 months of planning, the project was able to break ground. Ten
months later, Park Cities Self Storage was complete, opening its doors on June 21, 2013.

8. Aesthetics
To complement the modern, streamlined motif, Park Cities Self
Storage incorporated glass paneling and expansive windows
to let in natural light and provide an inviting feel for employees
and tenants.
The wine cellar area is one of Park Cities Self Storage’s most
impressive elements. Customized with Oak cabinet doors,
stained concrete floors and low-level lighting, the wine cellar
evokes a Tuscan environment.
The blue and green color scheme
conveys a fresh, vibrant feel.
The Park Cities Self Storage brand
remains consistent throughout the
interior and exterior of the building
and property.
The spacious, tidy front lobby exudes
a welcoming experience for visitors
and customers.
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Types Of Storage
Park Cities Self Storage unit selection is unrivaled.
The building contains 79,740 gross square feet. While
the small footprint still contains two elevator and two
required exit stairs, it maintains about 72% gross/net
efficiency. The 611 storage units include 562 standard
units and 49 wine units. The standard units come in
the following sizes: 5x5, 5x10, 7.5x10, 10x10, 10x15, and
10x20, with various features such as climate controls,
elevator access and roll-up doors. The storage areas
feature a bright white and yellow Janus hallway system,
which elicits a cheerfully bright interior décor.
One of Park Cities Self Storage most noteworthy
features is its superior wine cellar establishment.
Customized and highly attractive as a whole, the
chilled and optimum humidity and climate controlled
wine storage cellar in the basement contains 49 units in
sizes 2.5x2.5, 2.5x2.5 half height, 2.5x5, and 5x5 for large
volume case storage. The wine cellar is adorned with
Oak cabinet doors, stained concrete floors, specialty
low-level lighting and generator backup power with
exterior building hook up. Arguably one of the finest
wine storage facilities in the Dallas-Fort Worth, Texas
area, the wine cellar was built for people with personal
wine collections. The facility can house anywhere
from 1-2 cases to 200 cases. Built and designed with a
personal touch in mind, wine lovers or sommeliers can
host wine tastings and meet and mingle with fellow
wine collectors at the facility. The wine storage area
is accommodating for restaurant and bar owners,
caterers and event planners, who may also be in need
of a safe, secure and good-looking wine cellar as well.
“We take great pride in this aspect of our facility, and
always look for ways to display its beauty,” says Senior
Property Manager, Josh Springer.
In addition to Park Cities Self Storage’s exquisite wine
cellar, the facility also includes five drive-up units, with
two currently acting as secondary garages for tenants.
All Your Storage Needs
Under One Roof

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Security Features
Since the No. 1 priority of Park Cities Self Storage is its
customers, it’s imperative that the safety and security of
customers’ belongings is at the top of list as well. Whether
someone is storing something as valuable as a designer
wedding dress, vintage wine, a classic car or a brand-new
boat, or something private such as legal documents and
tax records, or something as mundane as an unused piece
of furniture, Park Cities Self Storage goes to great lengths to
ensure all of these items are protected.
Park Cities Self Storage takes security very seriously, providing
the highest possible security in the City of Dallas. Excelling
with the latest security systems. Its alarm system is superior to
most currently guarding homes and office buildings. Every unit,
including units in the wine cellar, are individually alarmed. A
tour of the security system begins with a key fob system that
only allows you to the floor where the tenant’s unit is located.
It continues through each unit, all of which employ the safest
cylinder and latch locks on the market couples with each unit
being individually alarmed to a key fob. Alarms are routed to
a central server that notifies the on-site management, off-site
monitoring service and, if desired, has the capability of sending
email notifications to the tenant. Camera monitoring covers
all areas of the interior including the stairwells and emergency
exits as well as outside the facility. Thirty-two high-definition
surveillance cameras monitor the entire property 24/7. All
emergency exits are one way (out) and alarmed. The building
is fully fire protected and is of noncombustible construction. The
office and every floor of the facility features large flat screen
monitors with security camera feeds to provide awareness of
the customers surroundings. Last but not least, the building was
designed to accommodate a mobile diesel generator in the
event of a catastrophe or disaster when there is a total outage
on the building. This system keeps power for the wine storage
area as well, a very unique feature.
The final barrier of security is Park Cities Self Storage’s
management and staff members, who constantly watch and
walk the property to make sure items are safe.
Cylinder locks are used on each
individual self storage unit.
The office and every floor of the facility
employs large flat screen monitors.
Park Cities Self Storage implements a
key fob system.
Safe and Secure Storage

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Customer Service
Cleaning Services
Park Cities Self Storage is dedicated
to keeping its facility and property
orderly and polished.
“Customers are why we are here, and we must provide them with the perfect storage experience. Our
tenants are what is most important to us. We must work to maintain a positive and professional relationship
with every one of our tenants. Ultimately our goal is to make them ‘customers for life,’ whether that be
storage, boxes, moving supplies, or a U-Haul van rental.”
— Josh Springer, Senior Property Manager
We’ve all heard the sayings, “the customer is always right,” and “the customer comes first,” but how many
businesses and companies adhere to those adages? Park Cities Self Storage does through and through.
By offering an array of customer amenities, perks, discounts and promotions, and features, Park Cities
Self Storage is confident it presents tenants with the best possible service in the Dallas, Fort Worth, Texas
metroplex. In addition to free Wi-Fi, convenient online payment options, hours of access 365 days a year,
including holidays, 10 percent discounts to all Military servicemen and women, and a full parking and
loading area, Park Cities Self Storage prides itself on the following unique customer benefits:
The Customer Comes First
Tenant Insurance
The facility offers a great package from U-Haul called Safestor.
With this renowned company’s expertise and large organization,
Park Cities Self Storage is able able to leverage a perfect
package for storage tenants. You will see great prices for
tenants with coverage that is based on storage needs. 50%
Burglar Coverage begins at the level of $5,000, which is $9.995
a month. The coverage level of $10,000 is $19.95 per month and
the coverage level of $15,000 at $34.95 per month. 100% Burglar
Coverage is also available, including a coverage level of $5,000
at $16.95 per month; a coverage level of $10,000 at $31.95 per
month; and a coverage level of $15,000 at $44.95 per month.
Park Cities Self Storage staff members clean the property top to
bottom every week. This includes bathrooms that are cleaned
daily. Employees walk the property every day, picking up all
trash and debris inside and outside.
As you can see, Park Cities Self Storage isn’t just a self storage
facility. It is a one-stop shop for packing, moving and storage,
making it utterly exclusive in its customer service.
Environment

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U-Haul Partnership
Park Cities Self Storage’s professional partnership with U-Haul is about adding value and convenience to
customers’ self storage and moving experiences. By making the facility the one-stop shop for all of moving
needs, Park Cities Self Storage enables people to have easier moves and better storage experiences. The
neighborhood storage store provides everything tenants may need for moving, including van rentals, a
storage room and packing supplies. A wide variety of packing supplies are available on the U-Haul website. If
a customer sees something they require for their storage or move, Park Cities Self Storage will add those items
to its inventory. Customers can order boxes and supplies online, and these items will arrive on time at the
appointed site for their move. Large discounts are available for bulk purchases as well.
Convenience
The property is located in the heart of Dallas, perfectly located
between the Park Cities and Preston Hollow neighborhoods.
Park Cities Self Storage is easily accessible from either Hillcrest
or Northwest Highway and not far from popular North Park Mall.
The facility is laid out so that moving is a breeze with two freight-
sized elevators and five floors to choose from.
Valet Moving Services
This service is truly unique. If a tenant needs an extra hand or
is in a hurry, the Park Cities Self Storage team is there to help.
A customer can let the facility manager or member of the
support staff know when he or she will be arriving, allowing Park
Cities Self Storage to assist customers in placing their valuable
items into a secure unit. Park Cities Self Storage understands its
customers lead busy, often hectic lives. It takes a good amount
of time to pack and move items, but thanks to the facility’s
strong relationship with local moving companies that work on
an hourly basis, Park Cities Self Storage staff can take a load off
their tenants by saving them time and stress.
Preferred Provider Network
Moving can be difficult and you don’t always know who to trust. That’s why Park Cities Self Storage has
assembled a list of companies that have worked with the facility itself or other customers. The facility only
refers companies with perfect records to customers.

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Marketing
Marketing was instrumental in the success
of Park Cities Self Storage. The marriage of
traditional and modern marketing drew a
large amount of traffic. Prior to opening,
creative signage and a temporary banner
with the facility’s contact information was
made. The website launched in the spring
of 2013, more than 90 days ahead of the
opening. Park Cities Self Storage placed
advertisements in the local “Park Cities
People” newspaper, teasing the Grand
Opening. As soon as the Park Cities sign
was erected, phone calls and emails
came flooding in. Advertising with Southern
Methodist University in Dallas during the
sorority and fraternity Rush activities was
employed as well.
Referrals also played an integral part
in Park Cities Self Storage’s marketing
strategy. Park Cities Self Storage would
like to thank the following companies and
organizations for their combined efforts in
making the facility a possibility: the moving
companies, Fantastic Moves, AB Moving,
Pro Plus Movers, All My Sons Moving and
Two Men in a Truck. Several local apartment
complexes and retirement communities
helped Park Cities Self Storage succeed too:
The Edgemere, The Renaissance at Preston
Hollow, The Caruth, and Villa Del Norte. The
above businesses represent the majority
of Park Cities Self Storage’s partners at this
time, but the facility is constantly reaching
out to new ‘Strategic Partners’ and new
people to refer customers and practice
beneficial Business to Business methods.
Traditional Marketing

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Online Marketing
The preliminary launch of the Park Cities Self Storage website, 90 days before its opening, proved to be a
fundamental facet of the facility’s success. The website provided a large percentage of potential customers
and leads in the beginning, and continues to do so. Designed and maintained by ROI Online, LLC, an
Internet marketing agency in Amarillo, Texas, the site is easy to navigate and use, and is eye-catching with
a simple, yet pleasing logo and color scheme. A keyword strategy and search engine optimization tactics in
relation to Google throughout the website pave the way for a high-performing site. Information for potential
tenants regarding prices and unit sizes is readily available on the homepage of the site. Blogs have also
proved crucial to Park Cities Self Storage’s online presence and customer base. Parkcitiesselfstorage.com
published an initial blog post about the importance of security at a self storage facility in March of 2013. That
blog has been followed by two supporting blogs every week, ranging in topics from wine storage and fine
art storage to household and business storage. Park Cities Self Storage regularly meets with and collaborates
with ROI Online regarding web trends, blog topics, social media tools and ways to move forward in the
facility’s online footprint. ROI Online also created a website designated for a mobile and iPad format. In
addition to its diligent website efforts, ROI Online manages Park Cities Self Storage’s social media networking
sites, including Facebook, Twitter, LinkedIn and Google+, allowing Park Cities to integrate with a variety of
platforms and form online relationships with a diverse mix of potential customers and followers.
60+ Online form
submissions since June
An average of 100 visitors
daily on the website

15. Community & Environment
One in the Community
“At Park Cities Self Storage, our business is based on
providing a need for the community around us. In doing so
we feel connected to all aspects of the community around
us and continually look for ways to connect. We truly believe
that our involvement in the Park Cities Fourth of July Parade,
[Southern Methodist University] RUSH activities, and “Park
Cities People” have worked to establish a good name in the
community for the facility. We look forward to growing with
the area around us.”
— Josh Springer, Senior Property Manager
In order for Park Cities Self Storage to fully become part of
the University Park and Highland Park community, it must
exhibit continuous efforts to support and better the area.
Those efforts were seen merely two weeks after its grand
opening when Park Cities Self Storage helped sponsor
the local July 4 Park Cities Parade. The facility passed
out coloring books to children at the parade and those
attending the art show at the Zhen Music & Arts Institute on
West Lovers Lane in Dallas, which is less than four miles away
from Park Cities Self Storage.
Park Cities Self Storage is a member of the Self Storage
Association and the Texas Self Storage Association.
Going Green
In this day and age, it is paramount that as global citizens we help preserve and protect the Earth
and our environment. Our resources our finite, and Park Cities Self Storage acknowledges that. As a
reputable, modern business, Park Cities Self Storage is obligated to exhibit eco-friendly measures.
However, the facility’s environmentally conscious efforts extend beyond obligations. It genuinely cares
about maintaining its surroundings. During the construction phase of the project, we made sure to not
disturb and upset the local flora and fauna, including the Live Oak trees lining the street. While not a
LEEDS project, the building meets or exceeds all the new IBC and State mandated energy conservation
requirements for building envelope and energy consumption. Additional energy use reduction features
include a reflective single ply membrane roof, remote controlled lighting, high efficiency heat pump
HVAC systems, and low energy LED signage and accent lighting. Most of the materials used in the
construction were produced within 100 miles of the construction site. Recycling is also encouraged on-
site for employees, visitors and tenants.
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Results & Summary
Where We Are Today
Park Cities Self Storage’s mission was to stand out among other
self storage facilities, not just in the Dallas-Fort Worth Texas
area, but all over the United States, and to provide outstanding
customer service. With each coming day, it does just that and
more, thanks to its dedicated employees, exclusive services,
unparalleled amenities, and of course, its loyal customers that
have put their trust and valuables in the hands of Park Cities Self
Storage. The dream was to offer a facility that appeals to myriad
customers’ wants and needs, whether it’s for storing superfluous
business equipment and supplies, excess household items and
belongings, or a budding wine collection.
Open a mere few months, Park Cities Self Storage is currently
in front of its budgeted goal for 75 days operating, and is
renting units at proforma rent rates. In addition to Park Cities
Self Storage’s wonderful start to the storage lease up plan, its
exceptional sales and support team have sold more than $3,200
worth of retail items, and formed a strong U-Haul Van rental
business, grossing over $1,500.
As of September 4, 2013, Park Cities Self Storage is at an
occupancy rate of 14.4% per unit, and 16.19% per square foot,
but is continuously seeing customer interest and growth. Two
of the 49 wine cellar units are rented. The economic rate is
15.35%. The price of rent per square foot is $2.07. The prices for
individual units range from $89 for a 5x5 unit to $224 for a climate
controlled 10x10 unit to $419 for a climate controlled 10x20 unit
with a roll-up door and elevator access. Park Cities strives to
offer prices that can fit with each of its customers’ budgets and
storage needs.
Nestled in the well-to-do Park Cities community of Dallas, Park Cities Self Storage’s reputation not only must
uphold the fine character of the area, but must also cultivate it, and further its development and name.
Park Cities’ reputation within the community is one that represents a beautiful and cutting-edge facility, safe
and secure storage, and efforts to serve the surrounding community, its people and recreations. Park Cities
Self Storage endeavors to provide the cleanest and highest level of service for all its self storage customers,
tenants and neighbors.
The future is wide open and bright for Park Cities Self Storage, and its professional team is eager to see what
awaits around the next corner. Its unwavering dedication to its customers, state-of-the-art facility, drive to
offer the best available self storage and moving experience, unique blend of amenities and early success all
contribute to Park Cities Self Storage’s eligibility to win the 2013 Self Storage New Facility of the Year.