The complexity of the entitlement process in relation to a self-storage project is always a tremendous concern for the developer and architect. On the seventh of 13 facilities we’ve worked on with SurePoint Storage—this one in Pearland, Texas—the company wanted a location near “Main and Main,” at the intersection of two highly trafficked thoroughfares. In any municipality, this makes it more difficult to obtain development approvals.

As we began to analyze sites and review the area, we realized self-storage wouldn’t be approved by the city council if it was on Broadway, so we had to turn our search to arterial streets at the center of town that crossed it. Ultimately, the developer chose an incredibly long and narrow site on Kirby Drive, one block off Broadway and near a high school. Being within the Kirby Corridor Overlay District, it required an extensive review and approval process.

Zoning Requirements

The goal was to change the zoning from “residential general business” to allow self-storage with a conditional-use permit. The school district was one of the first hurdles, as officials were concerned about potential traffic problems related to school arrival and departure times. We worked with the district and city to complete a traffic study, which showed the minimal impact self-storage would have on the vicinity. Now, the district was in favor of our use.

We designed the site so the drive aisle traversed only one side and the back of the structure, which meant we had to apply for a variance to put the primary entry closer to an adjacent property, which was a fire station. We put it near an existing street light and cross-thoroughfare curb cut, which allowed site access from both directions on Kirby Drive. This also helped create an aspect of traffic control in relation to timing with the street, which could be controlled by the city.

From there, we dove into all the building-design requirements with which we had to comply. Site planning wasn’t completely approved at this point, so we dove into more architectural civil engineering and landscape design to meet the city’s goals for the project.

The design spanned the length of more than four football fields, with the drive aisle along the back of the building and extensive landscaping along the street frontage, which was close to 800 feet. The building itself was 465 feet long!

To help secure the variance for the new entry, we created a park-like pad at the opposite end of the property, flanked by a combination of existing trees and new landscaping. Tree preservation was one aspect of this buffer, but a requirement for mature, 3- to 4-inch caliper trees and 60 percent evergreens was also added to our project scope. Guidelines required that 15 percent of our total site be landscaped. A sidewalk running along the entire site and landscaping along the visible street-side were also required.

In addition, the back-of-the-house drop-off and loading functions were supplemented with continuous parallel parking along the building’s entire length. Working with the fire marshal, we widened the rear drive aisle to allow for a continuous fire lane along the entire property, invisible from the main thoroughfare.

After designing the site to meet these various parameters, we dealt with the functional need to reroute a storm-drainage system that crossed Kirby Drive and cut through the very center of the self-storage building. We had the civil engineer work with the city and the Texas Commission on Environmental Quality, and ultimately got approval to relocate the drainage around the building. At last, we had a site that worked for all governing entities!

Design Specifics

For its design, this project faced corridor-overlay guidelines with exterior mandates rivaling that of a college campus or medical facility. While most self-storage designs relate primarily to function, we had to meet extreme material and fenestration requirements that dramatically affected the overall cost to build.

First, the entire building was required to be 100 percent masonry in an earthtone color scheme. The guidelines also entailed horizontal “push and pull” of the façade every 25 feet along the entire 465-foot length, supplemented by vertical articulation, also in 25-foot increments. We incorporated a combination of split-faced concrete block with fields of stucco to create a rhythm of materials and texture. Stucco could comprise only 30 percent of the façade, however, and there was a 25 percent glazing guideline to help create a “streetscape” for the community. The combination of the stucco with the rockface look of concrete masonry and glazing resulted in a dynamic look.

Since roll-up doors weren’t allowed to be visible on our primary façade, we created a cube tower at the office, with roll-up doors visible behind the glass, to be the focal point. This was supplemented with shading devices to assist with energy savings, and huge expanses of glazing were added at multiple spots along the length of the building. These show functioning corridors and doors, which reduced the overall rentable space but have marketing appeal.

The Cost of Meeting Requirements

There were other requirements to meet for the city and county, including windstorm guidelines from the Texas Department of Insurance. To satisfy these, we incorporated additional structure, roof-design parameters and inspection requisites.

Together, the cost of the reduced rentable area, windstorm design and other severe requirements mandated a second review of the pro forma to determine if the property was still financially feasible. The development team determined it was. After numerous phone calls and meetings with the planning commission and zoning committee, we received recommendation for the project to proceed to a vote. We got our acceptance by a narrow margin, and we could move forward!

In the end, diligent work through extreme entitlement and design requirements led to successful approval for the Pearland project. Not only does the property function well, it creates a desired streetscape along a main thoroughfare that meets the parameters of many and is rivaled by few.

Jeffrey S. Dallenbach is managing partner and Cheryl L. Cole is associate partner of Dallenbach-Cole Architecture (formerly Archcon Architecture). Based in San Antonio, the company offers architecture, facility-assessment and project-management services. It provides architectural and engineering documents, permitting and design. For more information, call 210.493.2234; e-mail [email protected]; visit https://dallenbachcole.com.

Update 11/21/19 – Burke Development and TDAK Development received zoning approval last week to add 120 covered boat- and RV-storage spaces to their project in Seffner, Fla. Two climate-controlled buildings comprising 59,000 square feet were previously approved by Hillsborough County. The property is under contract.

“The RV storage that has been approved today will help alleviate the inability of many local RV owners to safely store their RVs,” said Connor Burke, president of Burke Development. “The 11 months it has taken to secure these RV and boat spaces has been well worth it, and will complement the two storage buildings.”

Located 20 minutes from downtown Tampa, Fla., the facility will serve the communities of Brandon, Mango, Seffner and Thonotosassa.

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10/8/18 – Burke Development and TDAK Development Inc. have a 6.5-acre property under contract in Seffner, Fla., on which they plan to build a self-storage facility. It’ll be city’s first new storage project in 18 years, according to a press release.

The proposed 60,000-square-foot building for the northeast corner of E. Hillsborough Avenue and Pine Street will be built in two phases. Once finished, it’ll contain 450 climate-controlled units. Construction is slated to begin in next spring, with completion expected in the fall.

“We are truly excited to pursue a project that will complement the rapidly evolving Seffner market,” said Connor Burke, president of Burke Development. “The development will provide much-needed storage space to the booming population of Seffner.”

Headquartered in Clearwater, Fla., Burke Development is a real estate development company that focuses on using hands-on management and unique design to create successful, market-driven projects, according to the company website.

Based in Seymour, Ind., TDAK is a real estate owner and developer with a team that has more than 20 years of property-management experience. It also provides commercial roof installation and repairs, and facility maintenance.

 

Update 11/21/19 – The self-storage project developed by Titan on Primrose Drive in Orlando is now open. The three-story facility is managed by self-storage real estate investment trust Extra Space Storage and branded under its name.

Plans to expand that location were foiled earlier this month when a new developer came forward to take over the front half of Colonial Bowling Lanes parcel, preventing the self-storage operator from claiming the additional space, according to a source.

City officials approved the site for mixed-use project in October 2018, preserving the bowling alley so it might be restored by another party. Developer Phil Rampy had originally planned to convert that portion of the land into an “upscale entertainment complex,” but backed out last summer after determining the renovation costs were too high, a source reported.

Giovanni and Elise Fernandez, owners of National Real Estate, now have that parcel under contract. The couple plan to preserve the bowling lanes and add modern elements, a source reported.

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11/21/17 – The municipal planning board unanimously recommended the Titan self-storage project for approval last month, with several conditions. Plans for what will now be a three-story structure will be examined by city staff during an appearance-review meeting to ensure the requested revisions and additions are being met, according to the source.

Titan will be required to build a sidewalk along Primrose Drive as part of phase-one construction, and the building design must fit aesthetically within the character of the Milk District neighborhood. Planners also added a post-demolition condition that an unused portion of the 2.46-acre site include grass and sod. Titan must get rid of the recycling-donation bins onsite and completely remove an existing foundation on the vacant section of the property, the source reported.

After the public hearing, an appeal notice was filed by someone who spoke in opposition to the project. The appeal was lifted after Titan agreed to install cross-hatched markings in the Primrose right of way as a safety measure to protect pedestrian traffic between a nearby charter school and the new sidewalk.

Planners recommended project approval despite several residents objecting to the plan. Voiced concerns included the potential for criminal activity at the site and the safety of students walking through the area to school, according to the source.

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8/7/17 – Real estate company Titan Properties Inc. is seeking approval to convert a bowling alley in Orlando, Fla., into a four-story Primrose Self-Storage facility. The property at 400 N. Primrose Drive, which has housed Colonial Bowling Lands for the past 30 years, would also feature ground-floor retail. The project would involve dividing the lot into two parcels, with the second being developed at a later date, according to the source.

Designed by architectural firm Keesee Associates, the facility is still in the early planning stages, the source reported. A public hearing to discuss the project has yet to be set.

Extra Space Storage Inc., a self-storage real estate investment company (REIT), was also included in the application for the conditional-use permit, according to the source. It’s unclear how the REIT is involved in the project.

Based in Winter Garden, Fla., Titan specializes in commercial, office and retail brokerage.

Stor-Age Property REIT, which operates self-storage facilities in South Africa and the United Kingdom, has released its earnings report for the first half of its fiscal year, which ended Sept. 30. Property revenue grew 44.6 percent, while operating profit increased 52.4 percent year over year. Physical occupancy across the company’s portfolio was 83.8 percent at the end of the period, up from 83.1 percent.

“Intense operational focus and discipline at a property level proved successful in extracting occupancy and revenue growth,” officials said. “Our hands-on management approach across both markets remains critical to delivering outperformance. The [South Africa] portfolio continued to record solid occupancy gains and rental-rate growth despite increasing pressure on consumers and a stagnating economy.”

The company reported a closing occupancy of 83.7 percent for its South Africa properties and a record high 84.2 percent for those in the United Kingdom. Rental income for its total portfolio increased 39.5 percent during the period, with same-store rental income in South Africa growing 7 percent due to higher average occupancy and a 5.5 percent increase in average rental rate.

The company’s U.K. portfolio had a 3 percent increase in same-store rental income, driven primarily by occupancy growth. Closing rental rates in the region were up 1 percent year over year.

Stor-Age opened a new facility in Craighall, South Africa, during the period and has secured eight properties in the region estimated at more than 53,000 square meters of gross leasable area. It also has a new property under development in Sunningdale, South Africa, through a joint venture with real estate developer Garden Cities.

Stor-Age issued an interim dividend of 54.89 cents per share, a 7 percent increase. The company previously forecast an increase of up to 10 percent for its anticipated dividend at the close of the fiscal year.

Headquartered in Cape Town and established in 2006 by the Lucas family, Stor-Age operates a 66-property portfolio, primarily in four South African metropolitan areas, that comprises approximately 429,400 square meters. It’s the operator appointed by Stor-Age Property Fund Managers Pty. Ltd. to manage and market the property portfolio owned by Stor-Age Property Holdings Pty. Ltd., and was listed on the Johannesburg Stock Exchange in November 2015.

Source:
Stor-Age, Condensed Unaudited Consolidated Interim Results for the six months ended 30 September 2019

U.K. self-storage operator Big Yellow Group PLC released financial results for the first half of its 2020 fiscal year, which ended Sept. 30. The company reported same-store revenue of £63.8 million, up 4.2 percent year over year. Total revenue for the six months was £64.3 million, a 3.4 percent increase from the previous year. Average occupancy across its portfolio closed at 83.4 percent compared to 83.8 percent a year ago, while same-store occupancy was 84.1 percent, up from 83.8 percent.

“The economic and political environment is currently less than helpful; however, despite this, we have continued to deliver growth in revenue, cash flow and profit,” said Nicholas Vetch, executive chairman. “We have a proven business model which we have developed over the last two decades, and we will continue to innovate and optimize our marketing strategy and improve our operating performance to drive revenue. Crucially, we will also maintain our focus on managing costs such that revenue growth transmits efficiently to the bottom line.”

During the period, Big Yellow acquired development sites in the Harrow, Hayes and Slough areas of London, bringing the number of properties in its project pipeline to 13. They comprise 890,000 square feet. It also received planning approvals for development projects planned for the Hove, Queensbury and Uxbridge areas of the city.

“As we open new stores from spring 2020, we anticipate that shareholders will see an increasing contribution in our performance from that expansive strategy,” Vetch said.

Big Yellow Group operates 100 self-storage locations in the United Kingdom under the Big Yellow Self Storage and Armadillo Self Storage brand names, with most concentrated in Greater London and Southeast England. Its total portfolio comprises 5.7 million square feet.

Source:
Big Yellow, Results for the Six Months Ended 30 September 2019

People everywhere use the Internet as a primary source of information, but for those with disabilities, common barriers make much of the content inaccessible. Videos without captions or transcripts, the inability to adjust text colors and sizes, and images without alternative text all make online browsing difficult.

Website accessibility is critical for all businesses, including those in the self-storage industry. If your website isn’t accessible for everyone, it can lead to legal issues. In fact, according to a recent blog from law firm Seyfarth Shaw LLP, the number of website-accessibility lawsuits filed in federal court under Title III of the American With Disabilities Act (ADA) skyrocketed to 2,250 in 2018, an increase of 177 percent from the previous year.

Self-storage operators can provide a more inclusive user experience, reach more prospects and potentially avoid legal trouble by ensuring their websites are up-to-date with the latest accessibility laws practices.

What Is Website Accessibility?

Website accessibility refers to development and design best practices that allow all users, regardless of their ability, to perceive, understand, navigate and interact with a website. The most widely accepted standards are the Web Content Accessibility Guidelines (WCAG), which provide procedures for creating websites that accommodate users who rely on assistive devices, adding a layer of usability and improving the experience for all.

Assistive devices such as screen readers allow people with visual impairments to understand images and other visual content on a website. Accessible websites include features that improve usability with these devices.

Clearing Up a Common Misconception

Although there are no enforceable legal standards to follow for website accessibility, a lawsuit may still be filed against your company. Most lawsuits filed against businesses for allegedly having inaccessible websites do so under Title III of the ADA:

Title III prohibits discrimination on the basis of disability in the activities of places of public accommodations (businesses that are generally open to the public and that fall into one of 12 categories listed in the ADA, such as restaurants, movie theaters, schools, day care facilities, recreation facilities, and doctors' offices) and requires newly constructed or altered places of public accommodation—as well as commercial facilities (privately owned, nonresidential facilities such as factories, warehouses, or office buildings)—to comply with the ADA Standards.

When the law was originally written, companies didn’t conduct business online the same way they do today. No language in the law identifies websites specifically, though plaintiffs assert that websites are a “public accommodation.”

Why Compliance Is Important

Self-storage operators need to make website-accessibility compliance a priority to mitigate legal risks and do their part in making the Internet a better place for all users. Consider the following when updating your website for accessibility:

• Reduce risk. Get ahead of possible litigation by addressing accessibility issues, maintaining an accessibility statement, and providing options for users to contact you when they encounter issues on your website.
• Improve website performance. General accessibility updates can have a positive impact on overall website performance, including usability and search engine optimization.
• Reach a wider audience. Following website-accessibility best practices ensures all visitors can have a good user experience and can easily access information about your facility.
• Stand out from your competition. If a user can’t understand the content on your website, he’ll likely move on to another. Ensuring your website meets accessibility guidelines can help your facility stand out from the competition.
• Show customers you care. Communicate to your customers that you care by taking steps to make your website more accessible. An accessible website conveys that your company focuses on providing a positive experience for all.

Factors to Address

The World Wide Web Consortium’s WCAG documents explain how to make Web content more accessible to people with disabilities and impairments. “Web content” generally refers to the information on a Web page or application, including user-facing information such as text, images and sounds, and code or markup that defines structure, presentation, etc. Following the WCAG principles helps you address factors to make your website more accessible for everyone.

Perceivable. Information and use-interface components on a website or Web application must be presented to users in a way they can perceive. For example, text alternatives should be available for any non-text elements (photos, video). Use color, contrast and text size to make it easier for users to distinguish content on the page. Information should be presented in different ways without losing meaning.

Operable. Navigation and user-interface components must be operable. For example, all website functionality should be operable through the keyboard. Pages display content titles, section headers and labels to ensure navigability—and in a way that can be read without time limits. Make sure content on your website doesn’t cause seizures or physical reactions due to things like flashing.

Understandable. User-interface components and navigation must be understandable. For example, pages should be written in a readable language, not computer code or symbols. Labels or instructions are provided when content requires user input and navigational mechanisms are repeated on multiple Web pages.

Robust. Content on your website must be robust enough to be interpreted reliably by a wide variety of user agents, including assistive technology. Elements should have start and end tags and shouldn’t contain duplicate attributes.

Website-Accessibility FAQs

Below are frequently asked questions and corresponding answers many self-storage operators often have about website accessibility.

Will making sure my website meets WCAG mean that I won’t be sued? No, meeting these principles doesn’t guarantee you won’t be sued. If you have legal concerns, I recommend consulting an attorney with experience in this field. However, by not addressing website accessibility, you put your business at greater risk.

How frequently do I need to check my website to ensure it's WCAG-compliant? Once your website has been updated to meet WCAG standards, minor updates could affect whether your site still meets those standards. It's a good idea to check that you’re still in compliance every time you make a change to your website.

Does my online leasing software conform to WCAG requirements? Most online-leasing platforms can be used with assistive devices, though the experience may be cumbersome. Consider providing a phone number to the facility office for customers with disabilities who need more assistance.

Should I include an accessibility statement on my website? Yes. An accessibility statement provides guidance for users in case they encounter a usability issue with your website. It indicates that your business takes accessibility seriously and you’re working to provide a good user experience for all customers. The statement should include an assistance phone number that can be used during or after hours.

Make Compliance a Priority

As an innovative self-storage operator, you have the opportunity to contribute to a more inclusive user online experience, reach more prospects and mitigate legal issues by making website accessibility a priority. Following WCAG standards and updating your website to be perceivable, operable, understandable and robust helps make it more accessible to everyone, including users on assistive devices. 

A better user experience and more accessible website helps you reach a wider audience, improve performance, stand out from your competition and show customers you care. With a rise in accessibility litigation, it’s essential to ensure your website is compliant.

Thomas Lavallee is a compliance director at G5, which specializes in real estate marketing optimization. He studied law in Ireland, Connecticut and Boston, where he spent five years as a civil litigator. He’s currently licensed to practice in Oregon and Washington. He joined G5 in 2016 as the director of business operations before turning his focus to compliance. For more information, call 800.554.1965; visit www.getg5.com.

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• Finding Your Opportunity Zone: A New Government Program for Self-Storage Investors
• The Anatomy of a Self-Storage Startup: An Owner-Taught Case Study
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Additional discount DVD packages focus on building, management, marketing, ownership and technology, while larger bundles provide even greater savings. Individual videos are also available. Visit the ISS Store for full product details. With millions of dollars on the line, make sure your investment strategy is a smart and sound one!