2 Key Ingredients for a Successful Self-Storage Development: Site Layout and Unit Mix

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Self-storage facility design requires careful consideration of various key elements. As with any good recipe, each ingredient plays a crucial role in the final product, and in the world of industry development, these include site layout and unit mix. If you don’t get these right, the entire concoction is liable to be a flop.

Choose Your Building Size and Type

It all starts with determining your self-storage building size and type (drive-up, climate-controlled, single- or multi-story, etc.), and for this, you need a detailed market study. This should reveal demand for storage in the area and help identify the square footage that can be absorbed. For deeper insight to market needs, you might look beyond quantitative data to consider qualitative factors such as traffic patterns, the age of existing facilities and their management styles (traditional, automated, hybrid).

Local knowledge of current and potential competition is also invaluable. Even if the market already holds multiple facilities, an important question to answer is whether it has the right kind of self-storage offerings. Many customers benefit from amenities like enclosed loading areas, for example, and yet few operators offer this feature. These are things you can consider as you contemplate your building type.

Tip: Don’t discount your own self-storage experience and instincts, especially if you anticipate growth in the area due to a new a military base or multi-family development, for example. Understanding local demographics, economic indicators and trends can provide critical context that informs decisions about facility size and offerings.

Adhere to Local Codes and Requirements

The navigation of local building codes and requirements is a task best left to architects and civil engineers. Self-storage zoning can be intricate. What seems permissible may not be, and vice versa.

Whoever addresses the city planners, it’s essential to engage with them early in the self-storage development process to understand zoning nuances and ensure the project’s viability. Regular communication with local authorities can help you anticipate potential hurdles and streamline the approval process.

Once zoning compatibility is confirmed, the next step is to determine whether your property can accommodate the necessary amount of self-storage to make the project financially feasible. Architects and engineers consider factors like coverage ratios, permitted building heights, access-point restrictions and setbacks in this assessment. Their expertise ensures the design meets aesthetic and functional requirements while adhering to legal standards.

Tip: When getting planning approval, seek the largest potential size for your self-storage facility. Even if you don’t build the entire amount right away, it’s prudent to safeguard your project against future zoning changes that could impede expansion. Plus, pre-approved future phases can enhance facility value if you decide to sell. This proactive approach can provide a competitive edge, as it allows you to scale your operation as demand increases.

Address the Essentials of Site Layout

Whatever size and type of self-storage project you plan to build, certain principles are constant when it comes to site layout.

First, land topography is critical in the decision-making process. For instance, when dealing with sloping ground, it's essential to avoid long rows of doors, as this can lead to issues with accessibility and stormwater management. Instead, the spine of a long building can serve as a retaining wall, with the slope running perpendicular to the long axis. This ensures stability and efficient water management.

Building placement is another vital consideration. Positioning structures to maximize visibility from the street and facilitate property access is crucial for intuitive navigation by self-storage visitors. The office, security gate and driveways should be located strategically to ensure a seamless experience for customers.

Convenience and safety are paramount in a self-storage project. Again, make sure the office is easy to find and access. Consider organizing your buildings in a “fortress” style around the perimeter of the property to serve as a natural barrier to trespassers. Make sure you have places to pile snow in the winter (if applicable), so it isn’t an impediment to traffic. Consider providing covered or interior loading areas, particularly in harsh climates. These kinds of layout considerations can make a significant difference in long-term success.

Tip: Consider using duplicate buildings in your layout to reduce design costs and streamline future development phases. When buildings are identical, it also makes it easier to estimate expenses for future phases, as they’re supported by data from previous builds. This method not only helps in budgeting, it speeds the construction timeline, allowing you to bring your facility to market quicker.

Find the Right Unit Mix

Self-storage unit mix is generally influenced by population density and average dwelling unit size in the market. Urban areas with dense populations often require smaller, interior units suitable for storing items like skis, bikes or seasonal clothing. In contrast, suburban areas may demand larger drive-up spaces for residential and business use. Understanding the demographic and economic trends in your area can guide decisions about the types and sizes of units to offer.

In mature markets, a balanced combination of storage types is typically necessary. Your thorough market study and industry expertise can be leveraged to determine the optimal unit mix for a given parcel, ensuring that customer demands are met.

Tip: It may be beneficial to consider seasonal fluctuations and design your self-storage inventory accordingly, ensuring that the facility remains competitive year-round.

All the Right Ingredients

Designing a successful self-storage site is akin to following a recipe in which each ingredient—building size and type, market needs, codes and regulations, topography, building placement, amenities, climate and more—must be carefully measured and blended. A harmonious combination results in a thriving development, but neglecting or overemphasizing any one element can lead to challenges.

Just as a chef must cater to diverse tastes, you must tailor your self-storage project to suit the unique demands of your market, ensuring a perfect blend of functionality, unit sizes and type. In doing so, you’ll not only build a profitable business, you’ll contribute positively to the community, providing valuable services that meet the evolving needs of the public.

Peter Stuhlreyer is chief architect for Designhaus LLC, which provides professional architectural services as well as interior and landscape design to self-storage and other business sectors. He’s been the architect for more than $250 million worth of commercial and residential construction. For more information, call 248.601.4422 or email [email protected].

About the Author

Peter Stuhlreyer

Chief Architect, Designhaus LLC

Peter Stuhlreyer is chief architect for Designhaus LLC, which provides professional architectural services as well as interior and landscape design to self-storage and other business sectors. A graduate of the University of Cincinnati College of Design, Architecture, Art and Planning, Peter has worked on projects for companies including The Bank of Tokyo, Bayer Pharmaceuticals, Rupert Murdoch's News Corp and the World Trade Center. He’s been the architect for more than $250 million worth of commercial and residential construction. For more information, call 248.601.4422; email [email protected].

See more from Peter Stuhlreyer

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