Self Storage- Layout 1

Was asked for comments on a new Self storage Location layout. Layout is a little hard to read on the attachment. Questions and responses below. This is just a quick glance. I will try to note the reason for each of my questions on each one. Normally I recommend someone to get a long tape measure or roller wheel, flags and cones and lay out on the ground. Then drive and walk around to get the feel of your layout. This is a good discussion to share since this had a mixture of products and discussion items.

You might say you never plan to build a location, just buy one. Financially all things might be equal between two prospective locations, not all facilities are equal.

A. What are your rental rates? Varies depending on size, would need to refer to another document I don't have with me at the moment to accurately share. Reason- Want to understand the type of market. If low rates, then they won't want Climate controlled as an example.

B. What is your road surface? Considering asphalt. Reason- Roads are dead space, so when you set up your location, you want to utilize them to their fullest. Example. Why have 4 roads all around a Controlled Climate building if only one access point. Do you have a choice of rock. Use Geogrid so no potholes and you use 1/2 the rock needed. In the South Asphalt at traffic points and curves will develop holes. Also needs sealing every 4 to 6 years. Concrete more expensive and although just one time, takes longer to pour.

C. CC versus NC; what is in your community? No other CC in my community, 2 other older facilities at capacity. Reason- does the location support climate control.

D. Couldn't read the prints clearly but will take a shot.

E. Only do 20's on the outside, not 15's. Your losing money on your road. I'll look into this and likely heed to your advice. Reason- if your putting single sided units along the sides of the property put the larger sizes. Example: 20's versus 15's. Utilize your roads more versus rentable space. Especially if Asphalt or Concrete roads.

F. Don't do any 20's or larger inside the Climate Controlled. Especially not 30's. The more you have, the more you want drive up and not have to cart it into a building. Plus, you make less per square foot. You want more per square foot for enclosed. Agreed, this is a free preliminary drawing provided by a builder. I would prefer all drive up. Reason- Climate control you're looking for the highest pay back per square foot. This goes with smaller sizes. Also, people who want large units, really want to drive up and unload on the outside and not do lots of buggies in hallways and elevators.

G. Driveways make them 25 versus 30. Agreed. Reason- 25 is perfect for two cars to pass or for someone to park next to their unit and load/unload, while someone else drives by. 20 is tight. 30 is too much space. Remember roads are a waste of money, they don't make money.

H. Turnarounds, I would go with 50 feet versus 30. Put some cones on the ground at the corner of your different building widths. Put corners for your fence. Then drive an Extended truck with trailer behind it and see how it goes. A 20 wide building with a 30 wide turnaround will be really tight. Good info, thanks. Reason- When designing something always get the "feel" for it. Put some cones on the ground and drive around it.

I. Don't do a 20-foot-wide building. Go with a 30. Your losing money on your road. 30's give you 10/20; 15/15. Do your 5x10's at the ends of the buildings. I personally don't like 5 x 10's because that is your lower end customer. More trouble. Might do inside but charge a high rate. Good info again, thanks again. Reason- 20 wide gives you 10/10 or a 5/15 combo. Could do 5/10's also. You don't want to many smaller units. Your competing against Climate Controlled also. They should be geared towards smaller units and your strength is towards larger units. Also, again the Road cost. You want as little road sqft versus rentable building sqft as possible.

J. Storm Pond. Can it go full length along the side behind where you show your parking? Narrower versus wider? Likely so, meeting my engineer on site next week to discuss. Reason- Storm Ponds cost money and they also take up roadway and building potential. Even though the pond might be the same square feet, it will impact less of the roads and buildings if placed long ways along the property line.

K. What is the road in front of your gate area? Two lane road? What is traffic count? 2 lane highway connecting 2 towns along I-77, 6500+ VPD. Reason- Can't tell the turn ins from both sides. You would prefer median turn lanes on the opposite side if 4 lane or no median if 2 lanes. You want them to be able to access your entrance from both ways.

L. Why are you 55 feet off the road frontage all along the property? There is a large overhead power line ROW creating a larger setback from the highway. The road to the gate needs to be 50 foot in, but if possible, move the rest of the fence line to the Right of way and setback allowance if less than 55. Reason- looked too far. High lines. You can't build permanent structures under them. But you can do roads, parking and movable storage units. They can move the fence line on this layout towards the road closer and gain more usable space.

M. Can you do a rentable billboard along the front? Yes, plan on it. I already own 2 other billboards on the interstate, will likely add one here, the local ordinances do allow it. Reason- decide before your place your buildings.

N. Enclosed building. Would have no building doors opening into the Turn lanes. Good insight. Reason- traffic flow.

O. Enclosed building. Would have all doors towards the middle of the building and not near the corners. Better access for more people. Also no one onloading at the corner of the buildings creating traffic issues. Good feedback. Reason- Traffic flow. Actually, would put this building against the property line. Waste of roads having on all 4 sides of the building.

P. What's the population in the city limits? Between two towns rural towns seeing population growth. Reason- does the market support this location? If not, layout differently.

Q. Is this located on a road going to the next largest city? 2nd highest traffic count in the area, but increasing annually and outpacing the other highway traffic, it should surpass the other high traffic area nearby due to natural growth in the area. Reason- does this market and location support this layout.

R. Enclosed. Climate Controlled. Are you going after Humidity or Temperature control? Are you in the South or the North. In the South, haven't decided. Building "C", the large building is the only part being considered for CC as of now. Reason- Pick your climate system and build to that. Air conditioners can only take humidity down so far. De Humidifiers are more efficient for humidity and also help with the temperature "fee". 60 moist is a lot colder than 60 dry. 88 dry is a lot cooler than 88 moist.

S. Do you plan to hold or to keep? Prefer to hold, learn, reach capacity and expand. Then do another, and another... Reason- This gets to cost. Road cost rock/asphalt/concrete. Example at the turns and entrances I would do concrete versus Asphalt in the south. If you're keeping you might go with Standing seam versus screw down roof. Do Solar panels for the Climate controlled. etc.

T. What will your parking surface material be? Probably asphalt. Reason- if you plan to build over this in the future, recommend they go with Geogrid with minimal recycled concrete or recycled asphalt on top. A lot cheaper to install, easier to remove, lower maintenance.

U. Does your zoning require parking stalls or handicap parking, or bathrooms? Not required. Reason- make sure you have zoning covered. Also decide best place to put before you layout. Also, you do want some parking maybe for an office.

V. Does your zoning require fire hydrants? What distance? Nope, and I don't need fire suppression if I am below 12,000 sf of any building.​ Reason- if fire hydrants are needed, our entities require within a 300-foot distance. That is not as the crow flies. They need to be able to reach it with 300 feet of hose. So, if you put in along the fence, on the backside of a 200-foot-long building, your using 100 foot each way before you even enter the property. You might need more fire hydrants then.

W. Orientation. In the North got North and South for snow and ice melt. For security run 90 degree to external road, so people can see down aisles as they pass.

Start small and Make Your Big Mistakes Early.