The Alchemy of Approval: Applying Teamwork and Creativity to Overcome Self-Storage Zoning Challenges

Challenges upon challenges! Anyone who’s built a self-storage facility in recent years knows just how difficult the approval process can be. The industry is booming, attracting developers of all experience levels and backgrounds, which has intensified competition for prime, properly zoned properties. Even when a parcel has the right zoning, it can be tough to get to the go-ahead from the municipality.

Fortunately, there are ways to turn obstacles into opportunities.

Communicate Openly and Often

Any self-storage development should start with an open, transparent conversation with the governing jurisdiction. Many municipalities offer an initial project review in which developers and their teams can present preliminary drawings to city or county staff, allowing them to gather early feedback and establish valuable contacts.

While this step can be taken before assembling the full development team, it’s most beneficial when all design members are involved. Having an architect on board from the outset allows you to present a more detailed plan, leading to more constructive insight.

In challenging regions, such as most major metropolitan areas, it’s often wise to add an expeditor or land-use attorney to your team, too. These professionals can help streamline the entitlement process, improve communication with the jurisdiction and navigate the inevitable red tape. Time and again, I’ve seen this approach yield long-term benefits, even with the upfront costs involved.

After the pre-application meeting, you should have a clear roadmap for getting the project approved and built. Sometimes, this process involves a lengthy entitlement phase with discretionary design or site-plan reviews. Maybe you’ll need a conditional-use permit. Close communication between the jurisdiction and project team is crucial, as these processes can be delayed by concerns about the impact of self-storage on the surrounding area.

For example, even though self-storage is one of the lowest generators of traffic among commercial real estate, cities often worry about traffic congestion. I’ve found success in presenting comparative analyses, like showing the greater effect from a grocery store vs. a self-storage facility, which often surprises stakeholders.

Sometimes, visual aids are necessary to help the jurisdiction and neighbors fully grasp your self-storage project’s potential. More municipalities now require 3D renderings to see the architectural vision for the project. These foster a healthy dialogue between all parties.

They’re also instrumental in highlighting key project aspects, such as shadow lines, view corridors and line-of-sight implications, which aren’t always evident in 2D elevations and site layouts. Ultimately, they help tell a story that might not be immediately apparent in traditional drawings. They also provide valuable marketing material for pre-leasing!

Be Creative When It Comes to Design

So, what happens if your presentation doesn’t win over the crowd? Sometimes, it’s necessary to adjust the self-storage project to get approval.

As industry projects have evolved to enter commercially zoned areas with retail appeal, developers have increasingly been required to meet stringent design criteria. Overlays, specific plans for CC&Rs (covenants, conditions and restrictions) and the like have allowed city planners and officials to be more intentional with development, often inviting public input. While standards like floor-area ratios, lot coverage and parking requirements can make it difficult to arrive at a profitable project, they also present unique opportunities to push the industry toward next-generation design.

For example, I recently encountered a jurisdiction with a parking requirement of one space per 500 square feet of building area and a design overlay that demanded Spanish-style architecture. While this could have derailed many deals, it worked to the developer’s advantage in this case. After extensive negotiations, we were able to reduce the required number of standard parking spaces and replace them with RV storage, creating a highly successful project in a suburb with strong demand.

Another recent project was in a gentrified suburban area focused on pedestrian-friendly design. All buildings were required to be accessible from the public rights-of-way. Rather than install faux self-storage units behind glass along the hallway fronting the right-of-way, we added “active space” in the form of executive suites. This allowed us to meet the design standards while maintaining a functional and attractive facility.

Design objections are a frequent hurdle project approval, as many people still envision outdated self-storage architecture. This can be overcome with a thoughtful, high-quality structure that appeals to neighbors as well as the municipality. For example, I’ve included a tasting room and fountain on a project in wine country and a hand-painted mural at a project along historic Route 66. The key is to engage with the locals and integrate the facility into the fabric of their community.

Just remember: While flexibility is key, it’s crucial to protect the most profitable elements of your self-storage project. You can make certain kinds concessions without impacting the bottom line, for example, switching between concrete block and metal panels. However, compromising on square footage or other financially critical elements should be avoided whenever possible to ensure long-term profitability.

We’ve seen steady growth in the self-storage sector for more than a decade. As new facilities come online, prime locations are becoming more highly sought-after, often leading to tougher entitlement processes. While these challenges can be costly and difficult, they don’t have to derail your project. With the right team and approach, any obstacles can become opportunities to create a stronger, more successful development.

David Meinecke is vice president of Jordan Architects, a design firm that specializes in self-storage, custom residential, hospitality, multi-family and retail projects as well as land planning. He has more than 14 years of experience in self-storage design and development. A member of the Self Storage Association’s Young Leadership Group, he holds a bachelor’s degree from the University of San Diego and is an associate member of the American Institute of Architects. For more information, call 949.388.8090 or email [email protected].

About the Author

David Meinecke

Vice President, Jordan Architects Inc.

David Meinecke is vice president of Jordan Architects. He has more than 14 years of experience in self-storage design and development. He’s a member of the national Self Storage Association’s Young Leadership Group. He holds a bachelor’s degree from the University of San Diego and is an associate member of the American Institute of Architects. For more information, call 949.388.8090; visit www.jordanarchitects.com.

See more from David Meinecke

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