Working with Neighborhoods to get Self-Storage Approved Part 2

Once you have gotten your neighborhood meeting set up and your online webinar with the neighbors set up, now you need to get ready. There are several things that you know people are going to be afraid of. You already know that they are afraid of the noise. Put together a power point that explains that your contracts prohibit rock bands. Let the neighbors know that you have set hours. They may start at 5 a.m. if you have Boat and RV storage so that people can go fishing. However, most people don’t need access to their Halloween decorations at 5 in the morning. 7 a.m. or 8 a.m. is plenty early and 9 p.m. is plenty late. Explain that you will actually be less noisy than a retail store.

Explain that self-storage is a nice buffer between industrial or retail properties and residential properties. The second big objection that neighbors have is traffic. Show them your traffic plan predictions. They will be surprised at how little traffic you actually generate. Show them how much traffic a retail store would generate and how that would affect the traffic patterns around their homes. The American Institute of Architects did a traffic study a few years ago. If a residential development went in with 4 units per acre on a 3.5 acre site, it would increase traffic by 965 trips a week. On the other hand, if a self-storage facility went in on that same 3.5 acre site, only 385 or less trips would be generated. That is less wear and tear on the roads, and it is less traffic noise, and it is less traffic to get caught in.

The third biggest objection is security. The neighbors are worried that your facility won’t be secure. If you explain that you have leases in place that prevent the storage of hazardous materials and your gating systems prevent them from being there after hours, they will be less concerned about having people around at night. In addition, talk to them about the security that you provide your clients to keep their belongings safe.

Tell them what the current zoning is on that property. Typically, self-storage facilities are also in areas that are zoned for industrial properties which allow strip clubs, bars, and pool houses. Those types of businesses are open much later than a self-storage facility and they attract a very different clientele than self-storage. Do they want that clientele around their homes?

Another possibility for the zoning is apartments. Do they really want an apartment complex next to their beautiful condominium or their homes? That will certainly not help retain the value of their property. Even worse, if they put in section 8 housing, then the values of their property could drop.

What you want them to understand is that the land is going to be developed. They just have to decide what they want to live next to. Help them to realize that you are the best choice for that vacant lot. As always, happy investing.