FALL 2009
SELF STORAGE Northeastern University School of Architecture ARCH G691 Graduate Degree Project Studio
FALL 2009
SELF STORAGE Northeastern University School of Architecture ARCH G691 Graduate Degree Project Studio
JESSIE CARROLL POONEH FASSIHI NEALIA GIARRATANI CHRIS GIBLIN MIKE GRIFFIN JAMIE PIRPERIS
Self Storage
Sources Most Influential The American Institute of Architectural Graphic Standards, 11th Edition. Hoboken: Architects Wiley & Sons Inc., 2007. ISS Inside Self-Storage www.insideselfstorage.com Using Site Security as a Marketing Tool-Luz. A Ber Self-Storage Construction-Heath Mulkey and Joe Trepke Kiwi II Construction www.kiwiconstruction.com Libery Building Systems www.libertybuildings.com 2009 BlueScope Buildings North America, Inc. Massachusetts Building Code Commonwealth of Massachusetts William F. Galvin Mini Storage Outlet www.ministoragecompanies.com Providing Self-Storage www.askactive.com Solutions Self Storage Association www.selfstorage.org Self Storage Deals www.storage.selfstoragedeals.com Five Top Reasons Why People Use Self Storage-Daniel Myers The Onion www.theonion.com Local Self Storage Facility A Museum of Personal Failure TBS Trachte Building Systems www.trachte.com Texas Self Storage Association
www.txssa.org
Wise Geek www.wisegeek.com What Size Storage Unit Do I Need?-Cathy Rogers 2
Self Storage
Table of Contents
4 6 16 28 44 66 76 88 98 120
Introduction Evolution Site Organization Structure Units Systems Access Economy Matrix
3
Introduction
Self Storage
Self Storage As Typology The United States currently has 2.3 billion square feet of self storage space...more than seven square feet for every man, woman and child. It’s now “physically possible that every American could stand - all at the same time- under the total canopy of self storage roofing.
The erecting of self-storage facilities, and the evolution of self storage as a building typology, is one specific to the last half century. The initiation of the movement was based on a human need. Co
ns
um
M
ism
y
This need transpired from issues including; consumerism, mobility and life crisis. Post WWII the price of goods plummeted 50% while American wages increased. The result was vast consumerism, that is people buying more than ever before and needing a place to store their items.
ilit
ob
er
Life Cris
is
-$$
+$$
Efficienc
ty
Profitabili
y
SS
American mobility also sponsored a need for temporary storage. The average American moves eleven times in one’s lifetime. In the US alone 40 million people move each year. Therefore there is an immense need for temporary self-storage. Lastly life crisis also added to the growing need for storage. Many connect this to the “no fault” divorce laws and the subsequent need for storage. Other life milestones include; college students, empty nesters, dramatic downsizing, and home or business foreclosures. As the need for storage evolved real-estate developers realized the economic profits available in the industry of storage. Therefore the most economic efficient means were utilized in the formation of facilities to cut upfront costs and increase profitability. It is the economics that shape the form of this typology. 5
Evolution
evolution
Self Storage
8 10 12 14
Timelines Domestic Storage Disembodiment from the Home Analysis
The evolution of Self Storage has strong ties to American culture. Topics of culture such as economy, family, geography, ideals, etc have all shaped the industry of Self Storage. Both fixed and portable Self Storage types have been influenced by specific cultural trends over the past century.
7
evolution
Self Storage
Timeline
2008: GDP $14,441.4 B
2008: 51,251 Self Storage Facilities
1984: GDP $3,930.9 B
uct s domestic prod
gros
1950s
1984: 6,601 Self Storage Facilities 1960s
The history of self storage as we know it in America begins with the growth of suburbia in the 1950s. As Americans became wealthier they were acquiring more possessions than they needed on a regular basis. This lead to the need for storage outside of the home.
8
f
1964: GDP $663.6 B
1964: First Self Storage Facility 1940s
m
nu
f
ro
be
t
fs
l se
ge
a or
s
itie
il ac
1970s
1980s
In 1964 the first self storage facility was built in Odessa, Texas. Most items in the original Self Storage facility were household products. In the graph above notice the similarity between the rate of change of the Gross Domestic Product (GDP) and the number of Self Storage facilities.
portable
fixed
1990s
2000s
Timeline
1780s
1900s
1951
Railroad
Loose Boxes Open top containers used to ship raw materials via rail
Closed Container Rail containers with covered roof to protect materials within
1952
Container Ships
Purpose-Built Vessel Ships designed to transport cargo, converted tankers until this point fixed
portable
CONEX US Army “Container Express� standardized steel containers
1998 Truck Based
PODS Portable On Demand Storage system which moves and/ or stores personal/ office items 9
evolution
Self Storage
evolution
Self Storage
Domestic Storage Percentage of Storage within the Home
5.36%
storage
2.18%
storage
<0.1% storage
house size: 700 sq ft storage size: 0.7 sq ft
house size: 2,400 sq ft storage size: 128.64 sq ft
house size: 983 sq ft storage size: 21.43 sq ft
house size-sq ft
storage amount-sq ft 10
1950
1900 portable
fixed
2000
evolution
Self Storage
The relationship between Self Storage and the American house is complicated. As the size of the home has grown, the percentage of storage within the home has also increased. Also, family size has decreased over the past century, essentially the home is getting larger with more storage within it and less people living there. However, the need for Self Storage has grown rapidly. In the graph on the previous page the shaded section shows the square footage of the home that is not taken up by storage. From right to left there is a decrease in the margin between what is living space and what is storage space. Early to mid-century typical house plans show small deposits of storage (in green) compared to the later plan showing dispersed storage through out the house, especially around bedrooms and bathrooms. None of these diagrams account for basement, attic, or garage storage; the focus is on the historically living spaces and the encroachment of storage into that.
11
evolution
Self Storage
Disembodiment from the Home
Historically Americans provided their own storage within the home, clustered in areas such as closets, basements, and attics.
12
As Americans became more â&#x20AC;&#x153;house proudâ&#x20AC;? storage was ejected from the home and forced into the garage.
portable
fixed
Finally, Americans were able to store their overflow of possessions in storage facilities. These facilities are away from the home, but usually within the same town to allow for easy access.
During the 1990s portable storage containers became a popular alternative to self storage facilities. Portable containers are dropped at the userâ&#x20AC;&#x2122;s home and packed by the user. The user has the option to keep the container on their own property.
Disembodiment from the Home
The user could also have the container shipped to a new location, generally for moving to a new home.
fixed
portable
Or alternatively the user could choose to have the contain stored at a facility owned by the container company. The facility is generally not accessed by the user, and the container has to be brought to the userâ&#x20AC;&#x2122;s home to retrieve items from within. Essentially the user has lost a geographic connection to their items being stored.
13
evolution
Self Storage
evolution
Self Storage
Analysis “Who” Stores One in ten U.S. households now rent a self-storage unit. The use of self-storage and its demographic has increased dramatically in recent years. With the US facing an economic recession a record number of homes and businesses are finding themselves in foreclosure. Therefore the demand for larger units has skyrocketed in comparison to the smaller unit utilized in the consumerism/ economic boom.
Families in Transition
Home/ Buisness Foreclosures
College Students in Transition
Divorcee’s
Empty Nester’s Downsizing 14
portable
fixed
Analysis Store “What” Sentimental Items
Appliances People moving, downsizing, or experiencing home/ buisness forclosures may need to store large household items.
People often store items from deceased loved ones or items from failed relationships or marriages. Storing is used as a way of preserving one’s history.
Academic Documents Students store their academic documents and small household items between semesters. Adults often store these dated documents for later reference.
Furniture 50% of people store furniture. It is the most commonly stored item. This is a result of what is referred to as the IKEA effect - furniture costs less so people buy more.
Exercise Equipment
In an interview published by The Onion, one storage facility claimed to store the largest collection of Nordic Tracks, and the owner foresaw an eventual increase in Bow Flexes.
Office Equipment Failed businesses store their equipment in hopes of utilizing it someday. Households store dated electronic devices.
fixed
portable
15
evolution
Self Storage
Site
site
Self Storage
19 20 22 24 26
Site Location Urban Compact Highway/ Edge-City Industrial/ Suburban Private Property
Self-storage facilities are built on different sites. They are divided into four different sites: Urban Compact, Highway/Edge-City, Industrial/ Suburban, and Private Property. There are many important factors that are taken into consideration for the different sites, but the four most important factors are: demographics, land values, speed/ visibility and parking space. Demographics studies of a specific site indicate the population that live in the area and help to understand the need for self-storage facility in the area. Land values are the most important factor. In Urban compact and highway/edge-city sites, because of dense population land value is higher compared to the Industrial/Suburban sites. Self-storage facilities should be built on a site with high visibility to drivers, therefore, looking at the vehicle speeds of the neighborhood is also important.
17
Self Storage
site
Site Location
Site Location
Urban Compact
Highway (edge-city)
Industrial Suburban
fixed
portable
Private Property (Portable)
19
Self Storage
site
Site Urban Compact
Demographics Self-storage facilities located in urban compact sites are designed in dense residential areas. The population is usually consisted of single male and female, young married couples usually with one child, and college students.
Land Values Due to high property values and dense population, urban sites create an ideal site for building a multi-story selfstorage facility.
$$$$
20
portable
fixed
Self Storage
site
Site Urban Compact
Speed/ Visibility The self-storage facilities in urban compact sites are located on a main road, where the speed limit is 30 mph. This allows the drivers to see the self-storage facility while driving.
Parking Due to high land value parking space is minimized for multi-story self storage facilities in the urban compact sites, because these facilities try to provide more storage space than parking.
fixed
portable
21
Self Storage
site
Site Highway - Edge City
Demographics Some self-storage facilities are located by local highways for high visibility to the drivers. They are on zones between residential and commercial areas or edge of the city. The population is consisted of families with children where the need for storage space is a must.
Land Values Sites located at highway/ edge city are expensive but the land value is considered to be cheaper than urban/ compact sites. Therefore, this type of site is an ideal site for building a multi-story self-storage facility.
$$$
22
portable
fixed
Self Storage
site
Site Highway - Edge City
Speed/ Visibility The average speed limit on a highway is 60 mph. A selfstorage facility that is built on a highway is visible to all people who drive by daily.
Parking Due to high land value parking space is minimized for multi-story self storage facilities that are built by a highway. Since parking space is always an issue in a city, self-storage facilities try to provide parking space to the customers for easy access.
fixed
portable
23
Self Storage
site
Site Industrial/ Suburban
Demographics The Industrial/ Suburban sites house multiple of single story buildings, and the portable storage facilities. Since these sites are at the edge of industrial and suburban housing, the population is consisted of families with children living in single family houses.
Land Values The Industrial/ Suburban sites provide bigger and cheaper land compared to the urban compact sites. This gives a flexibility of adding as many storage buildings as possible.
$
24
portable
fixed
Self Storage
site
Site Industrial/ Suburban
Speed/ Visibility Self-storage facilities in an Industrial/ Suburban site are located on a main road, with high visibility to drivers. The average speed limit is 40 mph, where the driver can easily see the storage units while driving by.
Parking Since these sites house the single-story buildings with access to units from the exterior, parking space is minimized, because people can drive their cars to their units and access their goods, therefore there is no need for parking space. There is usually a few parking spots located by the entrance for customers who need to rent a unit.
fixed
portable
25
Self Storage
site
Site Private Property
Home Garage One of the sites for placing a portable storage container is on a home property/ parking garage. Therefore, the container will become part of home and can stay on site as long as the owner needs to access it.
Street Sometimes these containers can be place on the street by the house, but the amount of time where they can be placed there is limited.
26
portable
fixed
Self Storage
site
Site Private Property
Office Portable containers are not only used by households, but they are also used by offices to store supplies. These containers can be stored in a basement level, storage room or parking garage of an office building. They can be placed on site as long as needed.
Facility The portable storage containers can also be transported to a self-storage facility and stored there as long as needed and they can be transported to a home or an office when needed. These facilities are usually located in Industrial/ Suburban sites.
fixed
portable
27
Building Organization
30 32 34 36 38 40
Introduction Single Story Single StoryConditioned Multi-Story Mechanized Warehouse
Self Storage facilities can have many different building types. These types are often dependant on the site where the building is located. These building types can be divided into two main building categories, fixed and portable. The fixed type can be divided into several subcategories each with several different building types. The layout of these subcategories can vary depending on whether it is located in a single story or a multi story building. Single story buildings consist of both single story and single story conditioned buildings. These are typically located on industrial/suburban sites. Multi-story buildings have two types, multi-story and mechanized. Multi-story buildings are usually located on urban compact or edgecity sites. Mechanized storage is a high-end storage type where units are located on a rotating carousel so they can only be accessed by being lowered down to the entry level. Portable storage facilities are typically located on industrial/ suburban sites. The individual units can then be delivered to any home or business for the client and either moved to the facility for storage or to another location.
29
organization
Self Storage
Self Storage
Building Organization Introduction
organization
Building Organization
Fixed Storage
Single Story
Single Story Conditioned
Multi-Story
Portable Storage
Mechanized Warehouse
30
portable
fixed
Self Storage
organization
Building Organization Introduction
Fixed Storage
Portable Storage
Fixed storage buildings are either multiple of one story buildings or a multi-story building. The single story buildings are common in the suburban areas, where land is bigger and cheaper. The multi-story buildings are ones that are located in urban areas, where land is smaller and population is dense.
Portable self-storage is a portable alternative to the traditional or fixed storage. Instead of renting a storage unit and having to take the belongings to the unit, the portable unit is brought to the house or office. When the unit is filled with goods, it is then returned to the facility, usually located in suburban areas.
fixed
portable
31
Self Storage
25’-0”
Fixed Storage Single Story
Dimension to Fence
organization
25’-0”
Vehicle Path
Parking
32
portable
Vehicle Path
fixed
25’-0”
Office
These buildings have units that are accessed from the exterior. They have fencing around the building with a gate system and an office on the front. The dimension between buildings is 25’-0” for vehicular access to the drive-up units. The common building width is 25’-0” with a height ranging from 9’-0” to 12’-0”.
Self Storage
Fixed Storage Single Story
9’-12’-0”
organization
Dimensions
Varies
Building Width
25
’-0
”
ft 2
38
%
square footage efficiency
See economy chapter for more information
fixed
portable
33
Self Storage
Fixed Storage Single Story - Conditioned
organization
Interior Units
Interior Corridor Interior Units
5’-0”
25’-0”
Office/ Parking
The exterior and interior type in addition to exterior drive-up units also has interior units. These units are called climate-control-units. They are units that are temperature controlled and protect the materials from humidity and severe weather. These units are connected with an interior corridor. Similar to exterior units, there is an office at the entrance for customer service.
34
portable
Dimension to Building
Office
Parking
fixed
Self Storage
Fixed Storage Single Story - Conditioned End-Units y
r Va s e
organization
z
Si
25
â&#x20AC;&#x2122;d
ee
p
un
its
Building Wide Units Interior Units - Climate Control Units
ft 2
63
%
square footage efficiency
See economy chapter for more information
fixed
portable
35
Self Storage
Fixed Storage Multi-Story Interior Units
7’-0”
Interior Units
organization
Interior Corridor
5’-0”
Office/ Entry
Elevator
Multi-story buildings are ones that all of their units are located inside and access to them is only possible through the facility. They have a loading dock where the goods are brought to the facility. They are taken to the elevator and then to the upper floors. These buildings can have many stories, but they are usually 3-4 stories tall.
36
portable
Entrance Lobby
Office
fixed
Office
Self Storage
Fixed Storage Multi-Story Smaller Units
Interior Corridor organization
Inside Units
Perimeter Units Interior Corridor
Larger Units Multi-story buildings have various sizes of units that are connected to each other with a 5â&#x20AC;&#x2122; corridor, and in some areas 7â&#x20AC;&#x2122; corridors. These units are usually climate controlled since they are located inside the building. Larger units are usually located on the perimeter of the building and smaller units are dispersed throughout the building.
ft 2
68
%
square footage efficiency
See economy chapter for more information
fixed
portable
37
Self Storage
Fixed Storage Mechanized Interior Units
Units
organization
Units
Lobby
Office/ Entry
Mechanized types use the newest technology. The units are individual spaces which are placed on a carousel. Access to these units is limited, and only the staff who work at these facilities can access the units. These buildings have an entry/lobby/ office were the customer can go to and ask for his/her storage unit. Then the unit is brought down to the customer for use.
38
portable
Lobby Entry
fixed
Self Storage
Fixed Storage Mechanized
organization
Units on Carousel
No Access Interior Units
stacked
ft 2
103 square footage efficiency
%
See economy chapter for more information
fixed
portable
39
Self Storage
Portable Storage Warehouse
organization
Interior Corridor
20’-0”
30’-0”
Corridor width
16’-0”
Unit layout Portable storage facilities require several on-site amenities that are not required by fixed site facilities. More offices are required in order to maintain the ordering of containers and arranging the moving of units. This also requires more parking for the increased number of employees required to run the facility. Finally, an access area for customers to access containers on site once they have been extracted from the warehouse is also a common feature. 40
portable
fixed
Portable Warehouses also require more corridor space. The corridor must be wide enough for a forklift to lift it and be able to turn within the corridor space. Unlike fixed storage where the unit size depends on the space available, portable containers must be stacked with like sized containers both for support when they are stacked and for extraction purposes.
Self Storage
Portable Storage Warehouse
organization
Offices
Access area
stacked
ft 2
Parking
123 square footage efficiency
%
See economy chapter for more information
fixed
portable
41
Self Storage
organization
Portable Storage Warehouse
Portable storage allows for containers to be moved from one location to another. The containers are loaded at your home or business location. They can then be stored at your location, at a portable storage facility or moved directly to a new location. If a container is stored at a storage facility it must be extracted from the warehouse in order to access the unit or deliver it to a different location. 42
portable
fixed
Self Storage
Portable Storage Warehouse
organization
On site
On your site
On a new site fixed
portable
43
Self Storage
structure
Structure
44
46 48 50 52 54 56
Systems Beam and Purlin Masonry Shell, Interior Metal Partitions Light Gauge Construction Masonry Shell, Steel Spanning Pre-Fab Code Requirements
Components 58 Panels 60 Doors + Partitions 62 Matrix 64 Combination
Within the Self Storage Industry structural systems are typically constructed by the most economical means available. This decrease in capital costs means greater opportunity for profitable gains. The site cost and allowable square footage typically generates the organizational type and structural system. Steel systems are most commonly used for their economic and spanning advantages. These steel spans are then supported either by steel columns as in the Beam and Purlin example, or by masonry bearing piers or walls, as shown in the Masonry Shell model. Existing multistory buildings can be retro-fitted for storage facilitates through the combination of bearing partitions and free standing partitions. There are a host of typical components of the self storage type including; doors, partitions, roofs, and corridor systems. These too are typically metal prefabrication for their cost efficiencies and fire proofing characteristics. All systems and components will be discussed in this chapter along with their typical configurations.
45
structure
Self Storage
Self Storage
structure
Beam and Purlin Structural System
Beam and Purlin The “Beam and Purlin” is the most typical structural strategy for Self Storage Facilities. Steel’s capacity to span great distances makes steel the optimum material for this use. This self-sufficient structural system is compatible with most enclosures including: masonry block, tilt-up construction, brick or synthetic finished like Stucco or Dryvit. This system is typically tied to concrete slab and footing and is considered a fixed storage system. Its single story arrangement makes it most suitable for sites with large amounts of available square footage to optimize profits. No corridor are included and its net to gross efficiencies are at 100% as no interiorized space is required to maintain the facilities. It is the most typical and most economic model.
46
Beam and Purlin
portable
fixed
Self Storage
BASE FLASHING
ANCHOR 4'-0" O.C, FRAMED OPENING JAMB COVER (INSTAL ON JAMB BEFORE FASTENING JAMB TO CLIP)
CAULKING
SCREW FASTENER FOUR PER JAMB BASE CHANNEL FLASHING
JAMB CLIP
RAKE TRIM
TUBE COLUMN FLOOR SLAB
FRAMED OPENING JAMB
ANCHOR BOLT
1/2"ACCENT ANCHOR BOLT TRIM ROOF PANEL STEEL PLATE
FOUNDATION
WALL CAP
FOUNDATION
HEAD ASSEMBLY
NOTE: PLACE 2 FASTENERS TOWARDS MIDDLE OF THE JAMB TO ELIMINATE INTERFERENCE WITH DOOR TRACK, FASTEN THRU JAMB INTO CLIP
ACCENT ANGLE FASTENER
Beam and Purlin Typical Features
HEAD COVER
PURLIN Purling Detail at Base SECTION
H
PARTITION WALL
L
Multi Story Base Detail
Section @ Jamb Clip
Roof Rake Detail PURLIN/ PARTITION SPLICE
2 1/4".
FRAMED OPENING JAMB Purlin Connection Detail
JAMB CLIP
3 1/2".
MW SADDLE
STEEPED WALL CAP
1. 1/2” per 12’- Typical Slope, 1/4”- 12’ minimium 2. 10’ x 20’ Typical Unit Dimension 3. Mullion Cap- Typically Metal, or concrete block or tilt-up wall construction 4. Purlin 5. Beam 6. 8’-6” Typical Eave Height, Varries 8-6”-18’ 7. 10’ Typical Unit Width 8. 8’-8” Typical Opening
SELF DRILLING FASTENER (4) EACH WALL CAP
1/2" MACHINE BOLT
FRAMED OPENING JAMB COVER (INSTAL ON JAMB BEFORE FASTENING JAMB TO CLIP)
SCREW FASTENER FOUR PER JAMB BASE CHANNEL FLASHING ANCHOR BOLT
PURLIN
FOUNDATION
PURLIN CLIP , MOUNT CLIP USING APPROPRIATE HOLES TO ALLOW PURLIN TO MATCH ROOF SLOPE FLAT SIDE PARTITION PANEL
NOTE: PLACE 2 FASTENERS TOWARDS MIDDLE OF THE JAMB TO ELIMINATE INTERFERENCE WITH DOOR TRACK, FASTEN THRU JAMB INTO CLIP
Beam and Purlin Structural System
CROSS PARTITION
RAKE TRIM
ROOF PANEL
PURLIN
PARTITION WALL
RIB SIDE PARTITION PANEL
LENGTH PARTITION
Optimal Features
CROSS PARTITION
Roof Rake Detail
Roof Insulation to reduce condensation Side Wall and Roof insulation for maximum climate control efficency Highly Pitched Roofs for weather resistance and Visibility
Section @ Jamb Clip
Partition Connection
Purlin To Prulin Connection Detail
1/2" MACHINE BOLT
Purlin Connection Detail
RAKE TRIM
SELF DRILLING FASTENER (4) EACH WALL CAP
ROOF PANEL
2 1/4".
3 1/2".
MW SADDLE
PURLIN PURLIN CLIP , MOUNT CLIP USING APPROPRIATE HOLES TO ALLOW PURLIN TO MATCH ROOF SLOPE FLAT SIDE PARTITION PANEL RIB SIDE PARTITION PANEL
PURLIN PARTITION WALL
8
Purlin to Purlin Connection Detail
Purlin To Prulin Connection Detail
fixed
Purlin Connection Detail
portable
47
structure
BASE CHANNEL
Self Storage
structure
Masonry Shell, Interior Metal Partitions Structural System
Light Gauge Metal and Masonry Shell Construction The â&#x20AC;&#x153;Masonry Systemâ&#x20AC;? provided the opportunity for the exterior shell to participate in taking lateral loads. Therefore there is a reduced amount of columns required to support the roof system. Some masonry construction including masonry block may incorporate insulation. The depths of these blocks alone promote a higher R value when compared to similar metal envelops. These facilities are not site specific and may include existing buildings which are then converted to storage facilities. This could also be considered a warehouse type if expanded to a larger scale. Masonry Shell
Typically metal framing supporting fixed or movable partitions make up the modest interior. The bearing columns are typically tied to the foundation with a base clips.
48
portable
fixed
Self Storage
Masonry Shell, Interior Metal Partitions Structural System TUBE COLUMN
Light Gauge Metal and Masonry Shell Typical Features
1/2" ANCHOR BOLT
2
PURLIN PLATE PURLIN
STEEL PLATE FOUNDATION
1/2" BOLT Copy of Purling Detail at Base SECTION Purling Detail at Base SECTION
Steel Column and Beam
BASE CHANNEL BASE FLASHING TUBE COLUMN
BASE CLIP ANCHOR 4'-0" O.C, FRAMED OPENING JAMB COVER (INSTAL ON JAMB BEFORE FASTENING JAMB TO CLIP)
1/2" ANCHOR BOLT CAULKING STEEL PLATE
FRAMED OPENING JAMB
SCREW FASTENER FOUR PER JAMB BASE CHANNEL FLASHING
JAMB CLIP
FLOOR SLAB FOUNDATION
ANCHOR BOLT
ACCENT TRIM
FOUNDATION
WALL CAP HEAD ASSEMBLY
NOTE: PLACE 2 FASTENERS TOWARDS MIDDLE OF THE JAMB TO ELIMINATE INTERFERENCE WITH DOOR TRACK, FASTEN THRU JAMB INTO CLIP
ACCENT ANGLE FASTENER HEAD COVER
Optimal Features
Purling Detail at Base SECTION
Steel Column and Beam Multi Story Base Detail
JAMB CLIP
1/2" MACHINE BOLT
FRAMED OPENING JAMB PURLIN/ PARTITION SPLICE SCREW FASTENER FOUR PER JAMB STEEPED WALL CAP BASE CHANNEL FLASHING
Roof Insulation to reduce condensation Side Wall and Roof insulation for maximum climate control efficency Gutters required for proper water proofing
SELF DRILLING FASTENER (4) EACH WALL CAP
RAKE TRIM
ROOF PANEL
MW SADDLE 2 1/4".
FRAMED OPENING JAMB COVER (INSTAL ON JAMB BEFORE FASTENING JAMB TO CLIP)
Section @ Jamb Clip
ANCHOR BOLT
3 1/2".
WALL PANEL
1. Sidewall/ Parapet 2. 1/4: 12’ Min. Slope 3. Anchor Braces Required, based on wind loads 4. Purlin 5. Typical Fixed Metal Partitions 6. 10’ Typical span between metal columns 7. 9’- 4” Typical Height of Peirs 8. Masonry Block Bearing wall, Typically uninsulated 9. 4” Typical Concrete Slab Foundation
FOUNDATION PURLIN
NOTE: PLACE 2 FASTENERS TOWARDS MIDDLE OF THE JAMB TO ELIMINATE INTERFERENCE WITH DOOR TRACK, FASTEN THRU JAMB INTO CLIP
PURLIN CLIP , MOUNT CLIP USING APPROPRIATE HOLES TO ALLOW PURLIN TO MATCH ROOF SLOPE FLAT SIDE PARTITION PANEL CROSS PARTITION
PURLIN PARTITION WALL
RIB SIDE PARTITION PANEL
LENGTH PARTITION Section @ Jamb Clip
CROSS PARTITION
fixed
portable
49
structure
1/2" MACH. BOLT TUBE COLUMN
Self Storage
structure
Light Gauge Construction Multi-Story Structural System
Multi-Story The â&#x20AC;&#x153;Multi-Storyâ&#x20AC;? self storage facility is the most common among urban or constricted sites. It is also the most economical when land value is high. The interior corridor systems required to access units makes this type the least efficient in net to gross calculations. These facilities also typically require services which also reduce efficiencies. These areas include; stairs, elevators, entry lobby, bathrooms, and retail elements. The Multi-Story facilities commonly feature some element of climate control and insulation. Therefore they fall into the medium to high price bracket per unit. Security within the building is also heightened as many customers must access their belongings without disturbing other units.
Light Gauge Construction
As the example shows here multi-story building can be retro fitted with interior systems. The the building envelope supplied the cost is greatly reduced. Light Gauge Construction is simular to wood contruction framing.
50
portable
fixed
(4" TO 6" BEARING)
Self Storage
Light Gauge Construction Multi-Story Structural System
TUBE COLUMN
1/2" MACH. BOLT TUBE COLUMN
1/2" ANCHOR BOLT
PURLIN PLATE
STEEL PLATE
PURLIN
FOUNDATION
Multi Story 1/2" BOLT Copy of Purling Detail at Base SECTION Purling Detail at Base SECTION
BASE CLIP
WALL PANEL
ANCHOR 4'-0" O.C,
BASE CHANNEL BASE FLASHING
FRAMED OPENING JAMB COVER (INSTAL ON JAMB BEFORE FASTENING JAMB TO CLIP)
CAULKING
FRAMED OPENING JAMB SCREW FASTENER FOUR PER JAMB BASE CHANNEL FLASHING
Optimal Features
JAMB CLIP
FLOOR SLAB
ANCHOR BOLT
ACCENT TRIM
FOUNDATION
WALL CAP NOTE: PLACE 2 FASTENERS TOWARDS MIDDLE OF THE JAMB TO ELIMINATE INTERFERENCE WITH DOOR TRACK, FASTEN THRU JAMB INTO CLIP
ACCENT ANGLE FASTENER HEAD COVER
Concrete Slab Connection Multi Story Base Detail
Section @ Jamb Clip
1/2" MACHINE BOLT PURLIN/ PARTITION SPLICE
Floor plans custom on second floor Free standing partitions offer greater flexibility Climate control can be easily integrated Retro-fit can work with and existing structure including: tilt wall, metal building, masonry Sprinkler and mechenical systems are a viable option.
SELF DRILLING FASTENER (4) EACH WALL CAP
RAKE TRIM ROOF PANEL
MW SADDLE 2 1/4".
STEEPED WALL CAP
STEEL JOISTS
3 1/2".
HEAD ASSEMBLY
IF JOISTS ARE CONTINUOUS OVER SUPPORT PROVIDE WEB STIFFENERS
1. Retro-fit roofs to cover existing to resist water leaks 2. Free standing partition system 3. Second composite slab/ retro-fit 4. Reto-fit Corridor System 5.Concrete Slab 6. Load bearing Typical Partition Type structure
HORIZ. JOINT REINFORCEMENT MAY BE REQUIRED @ JOIST BEARING TO ACT AS A BOND BEAM
PURLIN PURLIN CLIP , MOUNT CLIP USING APPROPRIATE HOLES TO ALLOW PURLIN TO MATCH ROOF SLOPE FLAT SIDE PARTITION PANEL
DOUBLE CHANEL CONT. RUNNER METAL STUD BEARING WAR
CROSS PARTITION
PURLIN PARTITION WALL
RIB SIDE PARTITION PANEL
LENGTH PARTITION CROSS PARTITION
Bearing Partition Connection Partition Connection
fixed
Purlin To Prulin Connection Detail
portable
51
Purlin Connection Detail
Self Storage
structure
Masonry Shell, Spanning Steel Warehouse Structural System
Masonry Shell, Spanning Steel The warehouse one of the most prominent building type. These facilities are used to storing the portable systems, as well as being retro-fitted to house fixed units. The large spans and tall interiors of these facilities allow for uninterrupted stacking of units. The exterior shell is usually masonry with trussâ&#x20AC;&#x2122;s made of steal spanning. The warehouses are not typically constructed for the purpose of self storage but rather adapted. They also can adapt to many other programs once self storage no longer exists there. The site locations are generally located in proximity to historically urban industrial neighborhoods. These areas are already zoned for either commercial or industrial use so building permitting is usually an easy task. Units can only be stacked three high so these facilities must clear this height and additional space above will be wasted. There are sufficient aisles to accommodate the forklifts and other machinery required to stack and access units. If temperature regulations are required the entire volume must be conditioned. 52
Storage Warehouse
portable
fixed
PARAPET WALL FOR COPING AND FLASHING.
Masonry Shell Spanning Steel Warehouse Structural System
1
STEEL ROOF JOISTS (4" TO 6" BEARING)
Masonry Shell Spanning Steel
HORIZ. JOINT REINFORCEMENT MAY BE REQUIRED @ JOIST BEARING TO ACT AS A BOND BEAM
structure
1. Retro-fit roofs to cover existing to resist water leaks 2. MasonryParapet 3. Pods stack limit 3 high 4. Bearing Masonry Wall 5. Steel open web Truss 6. Loading 7. Entry Optimal Features
Parapet and Truss Connection
Climate control can be easily integrated but must condition entire space. Ideal for Retro-Fit Warehouse Type Sprinkler and mechanical systems are a viable option.
.
2 1/2" FOR K SERIES; 5" FOR LH/DLH SERIES (7" FOR DLH 18 AND 15)
1/2" CLEARANCE .
EXTENSION FOR CEILING
BOTTOM CHORD BEARING POSSIBLE
Truss Connection 2 1/2" FOR K SERIES; 5" FOR LH/DLH SERIES (7" FOR DLH 18 AND 15)
1/2" CLEARANCE
IF JOISTS ARE CONTINUOUS OVER SUPPORT PROVIDE WEB STIFFENERS STEEL JOISTS
.
Truss Profile
EXTENSION FOR CEILING
.
'-0"
Self Storage
PARAPET WALL FOR COPING AND FLASHING. DOUBLE CHANEL CONT. RUNNER STEEL ROOF JOISTS
BOTTOM CHORD BEARING POSSIBLE
fixed
portable
53
Self Storage
Pre- Fab Enclosures
structure
PRE Light Gauge Metal and Shell Construction The â&#x20AC;&#x153;Pre-Fab Facilityâ&#x20AC;? offers great economic advantages. This type typically appears on suburban sites where land values are low and the facility is free to sprawl without constriction. The net to gross building efficiency is 100% as all circulation and support space are exterior. Their placement on asphalt allows for users to drive directly to their unit to load, access, and unload, without the inconveniences of stairs and elevators.
metal enclosure
The typical example here shows a 10x20 aggregated on a flat site. Within this 10x20 module there are many ways to subdivide the unit. Up to eight units within one 10x20 is possible, requiring a new small door type. The tie-down mechanism is of great significance with this type. The mechanism design and price is based on wind load requirements. As wind load increases as does the tie down mechanism and facility as a whole.
rubber enclosure
As with many Pre-Fab systems this system is typically manufactured off site and brought on site for installation. Because they connect onto a slab on grade there is little site work required. They can be temporary site installments or exist for an extended amount of time.
54
portable
fixed
Self Storage
Pre-Fab Unit Structural Components
1
10’
Pre-Fab Unit
2
20’
3
4
structure
1. Tie downs to resist wind load 2. Metal Stud base 3. Metal Stud frame 4. 20’ Typical depth 5. 8’-6” Typical Height 6. Metal panel enclosure Typical 7. Rubber Roof System Typical 8. Plywood floor and interiors Optimum Features
5’
5’
5’
5’
5’
5’
5
20’
Roof Insulation to reduce condensation Side Wall and Roof insulation for maximum climate control efficency Highly Pitched Roofs for weather resistance and Visibility
6
20’
5’
5’
5’
5’
7 8
fixed
20’
portable
55
Self Storage
Code Requirements Area Maximums Type 1, Construction
Type II, A Construction
Type II, B Construction
Type III, A Construction
26,000 x4
17,500 x3
26,000 x3
26,000 x5
17,500 x4
26,000 x4
48,000 x11
Maximum Area
structure
48,000 x11
Maximum Area with Sprinklers
21,000 x5
32,240 x5
32,240 x5
58,368 x11 Maximum Area Frontage Area Modifications for Frontage Height and area specified based on general use. Self Storage is considered S-1 Moderate Hazard Storage Group. Type 1 construction in unlimited and warehouse requiring crane use are no subject to these requirements. Frontage includes a building in which 25%is on a public way or has 20â&#x20AC;&#x2122; of open space accessible to fire engines. 56
Aa = A t + A
t
If +
100
A t Is 100
A a = Allowable sq/ft per floor A t = Allowable from row 1 I s = Area Increase with Sprinkler
portable
fixed
I f = 100
F P- .25
W 25
I f = Area Increase F = Building Perimeter (ft) P = Perimeter Entire Buidling W = Open Space 20 < W <30
Self Storage
Type III, B Construction
17,500 x3
Type IV, A Construction
Type IV, B Construction
25,500 x4
14,000 x4
25,500 x5
14,000 x5
Type IV, Construction
9,000 x1
9,000 x2 structure
17,500 x4
Code Requirements Area Maximums
21,000 x5
17,248 x5
31,620 x5
Area Modifications for Sprinklers
Live Load Requirements
If facility is fully sprinklered then the height can increase by one floor or 20’. The structure shall not exceed 60’.
S-1 Moderate Hazard Storage Storage Warehouse: Heavy = 250 psf Residential Storage: 40psf Garage: 50psf Multi Family Dwellling: 80psf
fixed
portable
11,105 x2
Type I & II Non Combustable Type III Exterior Wall Non Combustable Type IV Exterior Non Combustable Interior fire resistant framing Type V Any Material 57
Self Storage
Components Panels
Unit Partition Panel
Interior Wall Panel
A Panel
structure
R Panel
High Security (interlocking joint panel)
Soffit Flush Panel
Standing Seam
Trapezoidal StandingSeam
58
portable
fixed
Exterior Wall Panel
Roofing Panel
Self Storage
Components Panels
36”
Length
Roof Slope
Max 41’
-Attractive exterior finish -Requires less fasteners than most panels, which lowers installation costs and enhances thermal performance
Min 3’ Max 25’
-Versatile -Flexible -Economical -Easy Installation
1 1/4” 36” 1/4”
36”
1 1/4”
36”
Max 41’
Min
1/2:12
1 1/4”
12”
Min 2’ Max 30’
3”
-Unique interlocking joint -Durable -Vertical application eliminating dust
-Polished and complete look -Low-maintenance -Decorative treatment for walkways and entrances
7/8”
Min
16”
Min 5’ Max 45’
24”
Min 5’ Max 45’’
2”
Features
structure
Coverage
fixed
1/4:12
Min 1/4:12 Max 6:12 *designed for low slopes
portable
-Attractive finish -Thermally responsive galvanised clips -Weather resistant
-Weather resistant -Allows up to 3 1/2” thermal movement -Ideal for projects with low slopes -Meets or exceeds most local codes
59
Self Storage
Components Doors and Partitions Roll Up Door Swing Door Partiton
Load-bearing
Free-standing
structure
Movable
Latch Top Channel 3’-0” W 6’-8” H 10’-0” W 6’-8” H
Partitions Load-bearing partitions are required in multi-story buildings. However, on top floors of such buildings and in singlestory buildings, free-standing and movable partitions can be used. This way unit sizes can be adjusted, allowing for a flexible layout. 60
Doors Typically both swing and roll-up doors can be used in any building type. Rollup doors are more commonly found in single-story drive up units, and swing doors are used in interior and corridor conditions.
portable
fixed
Self Storage
Components Corridor Systems
Soffit Flush Panel
A Panel
Doors should be painted a bright color to reflect the light in the corridor. The more light, the more attractive the facility is to customers. It is recommended that there be 8â&#x20AC;&#x2122; flourescence for every 10â&#x20AC;&#x2122;.
Soffit Flush Panel allows for a clean and polished look. It also does not get damaged as easily from carts, because it has less grooves.
High Security Panel fixed
portable
61
structure
Interior Wall Panels
Self Storage
Components Matrix Building Type
Unit Partition
Load-bearing
Unit Partition Panel
Movable
structure
Free-standing
High Security
Single Story
Single Story Conditioned
Mulit-Story
Mechanized
Warehouse
62
portable
fixed
R Panel
Interior Wall Panel
Soffit Flush
High Security R Panel
Self Storage
Components Matrix
Exterior Wall
Soffit Flush
CMU
R Panel
A Panel
EIFS
Brick
Roll-Up
Roofing Panel
Swing
R Panel Standing Seam Trapezoid
The self storage industry began to increase in the 1980s and new developers and owners were looking to find more economical and efficient building systems. This led to the finding of prefab units. Since then, self storage has become almost all metal construction. Typical self storage building components vary among different geographical regions. In an article in the SSA, by Heath Mulkey, it says that “In the future, you may not be able to say there are “basic” materials for self-storage construction, because so many varieties of materials are being used.” The matrix reveals that single panel types can serve for several uses in a building. For example, the R Panel can be used for unit partitions, interior walls, exterior walls and roofing. This further proves the flexibility in the construction of self storage.
fixed
portable
63
structure
Doors
Self Storage
Beam and Purlin System and Components
structure
Efficiencies in Metal Construction Not only is there a certain efficiency in the structural systems employed in self storage facilities, but their components also follow the same economic agenda. The use of metal panels in many applications is popular in their low price, water proofing capability, and pest reduction.
Roof Panels R Panel, Standing Seam, and Trapezoid are all useful here. Economy and water resistance are prioritized in the roof application.
Partition Panels Partitions can be freestanding or movable. Not typically load bearing. High Security and R Panel are both viable options
Wood, another relatively cheap material is susceptible to mold, and pests and has decrease durability. Doors Roll-Up doors are optimal for their capacity to span the typical width of 7â&#x20AC;&#x2122;-7â&#x20AC;?. Also when in the open position they are out of the way of the mover.
Exterior Wall Exterior Wall
Mullion Caps are used to conceal the framing members on the exterior face. They are typically metal and non rated.
64
Infill panels of Soffit Flush, R Panel, A Panel are all typical. Vibrant colored panels are useful in reflecting light.
portable
fixed
Self Storage
Light Gauge Construction Systems and Components
Roof Panels
Corridor Systems
Partition Panels On the top level free standing and movable partions with Soffit Flush, R Panel, and High Security are used.
structure
Corridor Systems are pre-frabricated for fast assembly. These too are typically metal.
R Panel, Standing Seam, and Trapezoid are all useful here. Economy and water resistance are prioritized in the roof application.
Partition Panels Load-bearing paritions are used. They are typical framed with metal studs and metal finishes. Metal is optimal for waterproofing/ durability.
Framing Cross bracing is required in light gauge construction as simular to wood construction. Framing occurs 16â&#x20AC;? 24â&#x20AC;? OC simular to wood.
fixed
portable
65
Units
Self Storage
Portable Storage 72 Dimension Survey 74 Unit Dimensions
Many factors must be considered when trying to find the right unit size. Most unit sizes can actually be compared to spaces in the home and also to sizes of moving vehicles. They also vary according to fixed and portable storage Dimension sizes may have also been influenced by previous used storage places and containers throughout history. Included in this chapter is some history on both fixed and portable storage and various charts to help anyone either looking for a storage unit or even someone looking to start their own business.
67
units
Fixed Storage 68 Dimension Survey 70 Unit Dimensions
Self Storage
Dimension Survey Fixed Storage
5x5
5 x 10
5 x 15 10 x 10 10 x 12 10 x 15
8 x 24 10 x 20 10 x 25 10 x 30 10 x 35 12 x 25 12 x 30 10 x 50 12 x 35 20 x 20 20 x 30 30 x 30 40 x 30
UstoreIt usstoragesearch.com selfstorage.com public storage extra space storage US selft storage Network texasselfstorage.com selfstoragefinders.com storagewest.com
units
ccrstorage.com
68
portable
fixed
Self Storage
Dimension Survey Fixed Storage 5x5 A survey of several self storage business unit dimensions was taken in order to find the most common unit dimensions. In this way the dimensions could be described in detail.
5 x 10
There is a wide variety of several different sized units, however there were many that seamed to reappear multiple times.
10 x 10
10 x 15
units
Throughout history there also seems to be a common standard of container sizes that still exist in today’s industries. For example, the RCH container was used in the United Kingdom in the 1920s and it was the first standardised container that had lengths of 5 to 10 feet, a measurement we see in today’s self storage untis. RCH Container
10 x 20
10 x 30
5’
fixed
portable
10’
69
Fixed Storage Unit Dimensions Unit Dimensions
Self Storage
Room Comparison
Vehicle Comparison
5x5 Small Closet
5 x 10 Walk-in Closet
16’
10 x 10
units
Small Bedroom
22’
10 x 15 Living Room
24’
10 x 20 One Car Garage
10 x 30
26’ Two Car Garage
70
portable
fixed
Self Storage
Fixed Storage Unit Dimensions Contents
-small furniture -computer -bicycle -several small boxes -seasonal clothing -furniture for a one bedroom apartment: -chairs -mattress set -several boxes
units
-furnishings for a one or two-bedroom apartment -patio furniture -boxes -sofa -desk -furnishings for a three bedroom apartment -lawn and garden equipment -boxes -refrigerator -small home furnishings -ladders -a small boat -washer and dryer -car or pick-up truck -large home furnishings -pianos -machine tools -billiard table
fixed
portable
71
Self Storage
Dimension Survey Portable Storage 5x7
8x5
8x7
8x8
PODS storetodoor.com movablestorage.com U-Store-It Pack Rat
units
Go Miniâ&#x20AC;&#x2122;s
72
portable
fixed
8x9
8 x 10
8 x 12
8 x 16
8 x 20
8 x 40
Self Storage
Dimension Survey Portable Storage
8 x 12
U.S. ARMY
8’
8 x 16 8’
8 x 20
fixed
portable
units
Transporters were used during World War II to ship goods to officers in the field. The container has an 8x8 crosssection which we still find in today’s shipping containers, including portable self storage units.
73
Self Storage
Portable Storage Unit Dimensions Unit Dimensions
Truck Dimensions
8 x 12
16’
8 x 16 units
22’
8 x 20 22’
74
portable
fixed
Self Storage
Portable Storage Unit Dimensions Contents
Diagram
contents of a one bedroom apartment or condo
units
contents of a two bedroom apartment or a small home
contents of a three bedroom home or larger
fixed
portable
75
Systems
Self Storage
82 Power 84 Life Safety 86 Climate Control 87 Amenity v Necessity
The needs of self storage is unique and similar to any other building type. There are many combinations of systems that are used. They include needs for lighting, power, mechanical systems and fire protection. There are four different methods of lighting used in selfstorage facilities: site/parking lighting, exterior mounted, interior public (corridors) and interior private (units). Each of these methods are unique in that they provide safety for the users.
systems
78 Lighting
77
Self Storage
Lighting Site
18’’-0” - 30’-0”
SELF-STORAGE
50’-0”
systems
50’-0”
The first method of lighting in a self-storage facility if site lighting. Site illumination contributes greatly to the user safety and patrons are more likely to select a storage facility that includes high illumination for parking, walkways and building perimeters. In a facility with parking space light posts are located 50’ apart.
78
portable
fixed
Self Storage
Lighting Exterior Mounted
Decorative Exterior Mounted
Wall Mounted
Exterior mounted lights are mounted to the buildings, which is common in the single-story self-storage buildings. These lights are divided into two types: Decorative and Wall Mounted.Decorative lights are fixtures that add curb appeal. These lights should be placed 9’ above the ground and the storage doors.
fixed
portable
systems
9’-0”
9’-0”
Varies
Wall mounted lights should be placed 9’ above the ground. The distance between these fixtures varies, but they should usually be 40’ apart. They should also be placed on the center of two doors.
79
Self Storage
Lighting Interior Public
5’-0”
8’-0”
systems
1x4 Recessed Indirect
1x4 Channel Strip
In multi-story buildings corridors are always lit, for easy access to the units and security. There are two types of lighting that are generally used inside these facilities: 1x4 recessed fluorescent and 1x4 channel strip lighting. These lights should be installed in the center of the hallway. The electrician needs to provide supports that tie them into the structural purlin.
80
portable
fixed
Self Storage
EQ
Lighting Interior Private
EQ
EQ
EQ
1x4 Channel Strip
systems
Round Fixtures
Inside self-storage facilities lighting is usually provided inside the units. Multi-story buildings have light fixtures for access and security, whereas the single-story buildings donâ&#x20AC;&#x2122;t have any. These buildings use natural lighting during the day and have light poles during the night. Inside the units the light fixtures should be installed on the purlin. Lights usually come with motion sensors which can be used to automatically turn lights on and off. fixed
portable
81
Self Storage
Power Electrical Panels Self-storage facilities, similar to other buildings also have requirements for the use of electrical panels. Their requirements are different for singlestory and multi-story buildings. The electrical panels are placed differently: False unit door (single-story)
5’-0”
Exterior (single-story)
systems
3’-0”
82
portable
fixed
Corridor (multi-story)
Self Storage
Power Outlets Office/ lobby (single story)
Interior Units systems
Corridors (single and multi-story)
fixed
portable
83
Self Storage
Life Safety
5â&#x20AC;&#x2122;-10â&#x20AC;&#x2122;
systems
Fire Rated Materials All materials are designed to mitigate the spread of fire from unit to unit. For more information see Components.
Fire Protection The the elements that are needed for a fire are all available in Self Storage facilities. 1. Fuel 2. Oxygen 3. Temperature Building Classification determines how extensive fire protection is integrated into the structure. Self Storage falls into the category of Ordinary Hazard 84
with warehouses. The main type of fire that is a concern for Self Storage construction is Fire Class A which involves solid combustible materials such as wood. The structural material is only a small portion of what may ignite, the personal materials with the storage unit are a great risk as well. Most facilities do not allow storage of hazardous materials (such as gasoline).
portable
fixed
Sprinkler System Used to mitigate, not always extinguish fires. Sprinklers are not always used in storage applications, dependent of local building codes and market level.
The most important principle in Self Storage fire protection is variability. Facilities differ greatly in the extent of their protection systems. All should meet code, but going above and beyond is a matter of consumer need. Extra protection is enticing, but lower cost is a more tangible factor.
Self Storage
Life Safety
50’ maximum
Exit Signs must be at every exit door, exit stair and intersection of corridors. No point within a corridor should be >100’ from an exit sign. fixed
portable
systems
Fire Extinguishers Maximum travel distance to an extinguisher cannot be more than 75’. Alarm System Detects fire and initiates fire mitigation systems. All units must be within 50’ of a visual/ audio alarm.
85
Self Storage
Climate Control Mechanical Climate control within self storage facilities is widely dependent on the organization of units and their material construction. In addition to heating and cooling, facilities also incorportate humidity control into their systems.
Single Story Usually in interior units, generally not drive up units
Units that have climate control generally are within a larger room or structure where the entire space is heated, including the unit through an open ceiling system. Occasionally units can have temperature control through hydronic flooring systems.
Warehouse Building has climate control, units usually do not
Multi-Story Usually accommodates climate control for units
Duct Work Entire floor to ceiling areas are conditioned allowing for one duct system to service all units.
systems
Ceiling Either completely open to above or covered with a metal mesh for security reasons
Units Uniformly conditioned, generally without unit-by-unit control.
86
portable
fixed
Self Storage
Requirement and luxury both play a role in the amount of systems present in Self Storage locations. The necessities as based on requirements by law such as building codes, generally addressing safety. Amenities are features provided by the facility that go above and beyond the required systems to extend customer comfort. Additional to Code Required by Code
There is a direct tie between amenities and market rate, see Economy.
fixed
portable
87
systems
Lighting
Alarm
Rated Mateirals
Extinguishers
Sprinklers
Climate
Humidity
Required by Code
Signage
Systems Amenity v Necessity
Additional to Code
Access + Security
Self Storage
93 94 95 96 97
Access Single-Story Single-Story Conditioned Multi-Story Portable Storage Mechanized
Security is a major marketing component for selfstorage. All self-storage facilites have the same program, but the security systems each one uses is what could set them apart from others. There are many elements to self- storage security. They can be addressed separately, but the key to a successful strategy is recognizing how these elements work together. The key is to create a visibly secure environment that reassures renters and prospects and discourages potential wrongdoers. Depending on the building type, there are several steps in accessing a unit. Different security components are also required for each type.
access
Site 90 Entry Access and Security 92 Surveillance and Lighting
89
Self Storage
Site Entry Access and Security The first and most important security element is your gate. The placement of your gate is influenced by several factors: Zoning Local zoning may indicate the location of the gate and its size. Spacing of Keypad to Gate
Security Keypad -Standard -Protect with bollards
Card Reader -Protect with bollards
access
Type of Gates
Swing Gate -Seldom used -High maintenance -Lots of wear and tear
90
Sliding Gate
Vertical Lift Gate -Ideal -Pivots from one side -Works well
portable
-Requires space to pull back
fixed
Self Storage
Site Entry Access and Security A site should have minimum amounts of access points in order to be safe and secure.
Position of Office Relative to Parking The office and parking should be outside the gate.
Safety
It is extremely rare that theives will break in through the fence. They usually break in through the gate.
access
The gate should be far enough from the street to eliminate traffic and back-ups.
fixed
portable
91
Self Storage
Site Security Surveillance and Lighting
Lighting
40â&#x20AC;&#x2122;
Surveillance
access
Cameras are an important piece of storage security. Not only will it enhance your security system but it will also attract customers as they look for maximum security and safety of their belongings. Having a screen in the office will assure customers you are serious about security. Just having a camera visible discourages users from storing illegal objects or stealing. 92
portable
fixed
Exterior lighting should be placed every 40 feet. They keep customers and staff safe from getting hurt and having any accidents. In addition, having plenty of exterior light eliminates need for lighting within the unit.
Self Storage
Access Single-Story
Keypad - input password
Single-story facilities that are not conditioned have drive-up units. When first entering the lot, the user must input their password in the keypad. This grants them access into the facility. From there the user drives up to his or her unit and accesses their belongings.
access
Unit Access
fixed
portable
93
Self Storage
Access Single-Story Conditioned
Lobby - access granted to building
A conditioned single-story facility becomes an interior corridor condition. The user must report to the lobby first to be allowed to enter the rest of the building. Then, the user can access his or her unit.
access
Unit Access
94
portable
fixed
Self Storage
Access Multi-Story
Lobby - access granted to building
The steps to accessing a unit in a multistory unit start to increase. A user must enter the lobby first, to be granted access into the building. Next, the user must use an elevator to get the floor of their unit. From that point the user can finally access their unit.
Elevator - take to floor of unit
access
Unit Access
fixed
portable
95
Self Storage
Access Portable Storage
Home
To access a portable storage unit, one must call ahead. Within 24 hours the unit will be delivered to the owner. The unit can then either stay on the property for as long as the user wants or it can be returned to the warehouse once the user is done with it.
Call for unit
Truck - delivers unit from warehouse to home
Business Call for unit
Truck - delivers unit from warehouse to business
Home
Drop Off or Return to Warehouse
access
Business
96
portable
fixed
Drop Off or Return to Warehouse
Self Storage
Access Mechanized
Call - ahead to access unit
In order to access your unit in a mechanized storage facility, you must call ahead of time. Then, you have to go to the facility and go directly to the front desk. There the attendant will allow you into the lobby. The attendant will then call down your unit by punching in your number in a key pad. The unit, which is stored on a carousel is brought down for the user to access.
Front Desk - access granted to building
3
3
entry2
entry2
Lobby - security calls down unit using keypad
4
4
lobby
lobby
access
Unit Access - unit comes down on carousel
2
2
open garage
open garage
fixed
portable
97
Economics
Self Storage
104 Floor Plan Efficiency 108 Profit Producers 111 Market Position 116 Branding
For architects, it is important to look at the self-storage building type as a business. The client is developing the project strictly as an investment. The purpose of the facility will be to produce income. Costs are always cut and profits are maximized. This is why the vast majority of self-storage facilities are nothing more than dumb architecture. Design with a capital D is hardly considered a wise expense in these cases. However, the way buildings are organized and finished and how the business is framed will affect profits. This section will look at the self-storage industry as a whole, ways to structure the storage business and how architecture can impact profits. Profitability efficiencies for each type will be looked at as well as the incorporation of various amenities to increase profit. These amenities will elevate a business to serve a more premium target market. As a result, market niches, target markets and pricing will be discussed. Lastly, the graphic language of the commercial storage world will be evaluated.
99
economy
100 Self Storage Industry
Self Storage
The Self Storage Industry Major Players and Protocols
economy
There is no single governing power of the self storage industry. While the SSA is the national standard, only about 1/3 of all self storage facilities belong to the association.
100
National
State Run
National Brands
The mission of the Self Storage Association is to promote the highest standards of professionalism, conduct, honesty, integrity and ethical business practices adhered to by all Association Members; to provide leadership and support for the self storage industry in the United States and throughout the world; to address issues which specifically affect the self storage industry; to be the paramount resource for industry information, education, research, and technical expertise; and to enhance the quality and performance of self storage services and facilities.
The mission of the CSSA is the promotion of a high standard of professionalism which is adhered to by all of its members, to provide a unified voice for the Self Storage Industry for the State of California and to enhance the performance and quality of the services our industry has to offer. Guiding us in achieving an overall mission of member satisfaction.
National brands operate by creating a unique identity for themselves. Each company has a different set of basic standards it follows. For example, Pods created the portable torage industry. Fortress is unique in its high quality facilities . Many other companies have made a name for themselves not only by their iconic logos but also by the unique besiness business practices they have introduced to the industry.
portable
fixed
Self Storage
Self Storage Business Structure Franchising, Branching, or Independent
Branching
Franchising allows people to buy the rights to use a well known name and image. These businesses typically occupy the mid to highend markets. Franchising is the most common option with portable storage companies. Examples:
Branching allows a company to create an identity that can be expanded. These companies often use bright colors to create a memorable, iconic image of the company. These businesses typically occupy the mid to highend markets. Examples:
fixed
Independent
portable
Independent self storage facilities are good for business freedom. However, there is no predetermined brand identity or loyalty. These facilities must be in a prominent location in order to advertise their business. These businesses are typically found in the low to midmarket range. Examples:
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economy
Franchising
Economic Rules of Thumb What You Need to Know about Developing Self Storage
Operational Expenses Around 30 - 40 % of gross income Pricing Variability Pricing will vary weekly or monthly depending on the facilityâ&#x20AC;&#x2122;s occupied percentage and the economic market. Largest Group of Players Real-estate Developers Facility Size Small facilities make little financial sense Circulation space About 20 % or square footage is lost to circulation in a typical enclosed facility Construction Cost The cost of construction/installation should be able to be paid off with 14 months of storage revenue. Unit Installation In 6 weeks the facility should be ready
economy
Self-storage is a Business Money drives and shapes the industry Everything is done in the cheapest way Pricing Metric for the Industry Dollars per square foot per year Average price per Square Foot per Year $18 / sqft / year Typical Pricing for a 5x5 unit $120 / month Typical Return of Investment 10 - 12 % ROI Land Mark-up The price of land should be 66 % of what you charge clients for renting Typical Occupancy to Expect 90 % occupancy Business Development Timeline Takes about 12 months to reach 90 % occupation
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Self Storage
fixed
Common Obstacles Against Development What Will Delay Your Project
Community and Neighborhood Groups Groups often oppose the development of industrial facilities in residential areas. They are often concerned with noise, traffic, poipulation growth and project unsightiness. This will be your biggest problem. Issues Retro-fitting a Building Negotiating a plan for unit layout usally is not a problem. Location of entrances and loading docks often are. Massaging a plan within a column grid is not a problem, as much as it is just a common issue to be addresses. Unforeseen Site or Construction Issues Human error or miscommunication often drive these problems. Also, construction hiccups such as an unsound foundation or leaky ceiling will cause delays. Investment Capital Self-storage attracts a lot of developers because it is often a sure thing that involves relatively little initial capital and yeilds a high return. Very rarely does the issue of not having enough capital arise. Permiting and Zoning Self storage, in most cites and states, is zoned as industrial. This rarely causes an issue because most facilities are developed on indsutrial land. This is because land there is cheap and often easily accessible. Facilities are also favored more than loud and busy industrial plants, factories or yards. Self Storage is minimally invasive to its surrounding community and is politically neutral.
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Self Storage
Self Storage
Floor Plan Efficiency Analysis Why Assess Square and Cubic Footage
The self-storage business is based on profiting from from rentable square footage. Square footage is the industry standard for measuring rentable space. Unit heights are included on many unit descriptions, but across the industry clients rent on a per square foot basis. So, theoretically, the more square footage a facility has, the more profit it will produce. However, this is not an exact science but more of a guide to thinking about maximizing profit. Some potential square footage will be needed for support spaces - all spaces not rentable for profit. Support spaces include criculation (car, foot, elevators and stair cores), reception room, offices, facilities and mechanical space. Generally, 20% of floor space is lost to support space. Also, any space wasted volumetically, for instance, where units do not meet the decking above, can be considered considered support space by architects. Developers may not acknowledge supportive volumetric space as an expense, but if considered when designing, an architect could produce a more profitable building. Support spaces are expenses. They require construction cost, conditioning and operatioanl costs as well. Operational costs should account for 30 - 40% of gross income.
economy
rentable space (income) support space (expense)
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= efficiency rate
fixed
Self Storage
Floor Plan Efficiency Analysis How to Assess Efficiency There are three basic metrics in broadly evaluating an organizational scheme’s efficiency for profitability. If we consider for now, the amount of rentable space to have a directly proportionate correlation to profits, then naturally, as rentable space increases so do profits. Because the organizational schemes vary so greatly, it is best to use these three metrics to paint the best overall picture. The metrics are as follows:
This gauge measures the amount a facility’s floor plan occupied by rentable space. This measure is best for assessing open-air and enclosed single-story facilities as well as discorving plan and program inefficiencies.
Storage Stacked/Total (ft2)
Volumetric Storage/Total (ft3)
This gauge measures the amount of rentable square footage, including stacked rentable square footages that occupy the same footprint, against the facilitiy’s total square footage.
This gauge measures the amount of a facility’s volume in cubic feet that is occupied by rentable space.
Rentable square footages on separate floors occupy separate footprints. Also, if enough rentable space is stacked on the same floor, a product of more than 100% usage could be attained.
This gauge is best for assessing all enclosed-structure types including single-story, multi-story, warehouse and one-offs as well as finding organizational and volumetric inefficiencies.
This measure is best for assessing warehouse facilities and one-off types such as a mechanized tower scheme.
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Storage/Total (ft2)
evolution
background
Self Storage
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Single Story
site
38
Storage/Total (ft )
building organiation
of
square footage
literal stacking
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% of
square footage
literal stacking
38
*
% of
*
63
% of
square footage
square footage
97
48
units
structure
63
%
systems
*
economics economy
access
9ROXPHWULF 6WRUDJH Total (ft )
% of
cubic footage
10 106
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fixed 多 [HG
% of
cubic footage
background
Self Storage
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of
square footage
square footage
of
103
%
of square footage
51
38
123
of square footage
units
square footage
%
structure
68
literal stacking
*
%
of
square footage
literal stacking
of
cubic footage
fixed 多 [HG
portable
of
cubic footage
11 107
economics
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84
%
access
cubic footage
%
systems
%
economy
*
41
%
building organiation
literal stacking
97
*
%
site
68
*
%
evolution
Multi-Story
Self Storage
Profit Producers Retail Space
Customer Primary and Secondary Intentions The guest who arrive at a self storage facility will have an intention for being there. That primary intention is usually to rent a unit, pay for a unit or simply inquire about renting a unit. The secondary intention is often not own to the customer until it is presented in front of them. Stocking a room with storage essentials with a convenience mark-up will trigger a customer to buy a lock or get more tape. Goods for Self Storage Retail Locks, boxes, tape, plastic wrap, tape measures, protective packaging peanuts/air bags/foam, securing straps and chords, truck rentals, 2-wheeler rentals.
economy
The retail part of self storage is an important part of the business. It allows self storage facilities to make a higher profit per square foot than just renting units would. In facilities with a retail store, this is the highest profit area of the site. Most facilities have some type of retail space even if it is just a small shelf selling boxes and tape in the office. Other facilities have a larger area that sells a much larger selection of moving supplies. Many facilities also offer rental items. These can be small things like dollies or often trucks.
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Three Locations for Successful Retail One The main display of goods. These items will be things that are typically forgotten when moving, such as extra tape, locks or boxes. The client should see this right as they enter the establishment. Two The front desk display. This is a spot for smaller items, other adverstisements or pamphlets. Three On the way out the door. Signs thanking the customer for business and advertising deals will be the last thing they see before they go.
portable
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Self Storage
Retail Business
to self storage units
2
retail
1 3
entrance
fixed
portable
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economy
front desk
Self Storage
Profit Producers Billable Amenities Like square footage is an area for generating income, so are billable amenities. The addition of amenities can elevate your business and set it apart from the competition. Also, including them will validate a premium price. Each of these amenities has a range of options.
More Amenities Result in a Premium Price On-Site Security
Brand Recognition
Having an actual person on site 24/7 will instill trust in your clientele.
Creating or aligning with a brand will associate your business with a set of principles and priorities. This will bring in an appropriate clientele.
Security Cameras
Professionalism
Cameras are standard throughout the industry. The difference is in the caliber of camera system.
Focusing on customer service will tend to draw in wealthier clients who are more hassel-free.
Temperature Control
Quality Finishes Finish quality is a tell-tale sign of a businessâ&#x20AC;&#x2122; target market. Adjust the facilities atmosphere to appropriately fit your business.
Temperature maintainability is more accurate. Most facilities claim to never drop below a bottom line. Few maintain between a small range.
Humidity Control
economy
Claimed by many, executed by few. This is true climate control and will draw in clients with more delicate goods.
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portable
fixed
Self Storage
Market Positioning Choose a Niche
Affordable
Mid Market
Premium
Portable
This market is good for urban and rural areas with a low income population and/ or basic storage needs.
This market is good for urban areas, suburbs and along highways. This market makes up the majority of the industry.
This unique market is good for areas near institutions and businesses. Clients will travel far for these high-end secure facilities.
This recently created market approach appeals to people who wish to not travel or need a temporary unit on- site. Units can also be shipped between warehouses.
Target Market: Low income population Middle class population Displaced people Students Artists
Target Market: Middle class population Young professionals Displaced people Students Artists Businesses
Target Market: Middle class population Upper class population Businesses Museums Government
Target Market: Middle class population Young professionals Students People moving Young families Contractors
Pricing*: $0.40 / sqft
Pricing*: $1.10 / sqft
Pricing*: $4.50 / sqft
Pricing*: $0.70 / sqft plus about $90/transport
$
$$
$$$
$$
*as pricing is constantly changing for most facilities, these are only extimates, for a 10â&#x20AC;&#x2122; x 10x unit per month fixed
portable
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economy
It is important to decide how to position your business. More specifically you must determine your target market. With your audience in mind, most decisions about the business can easily be made. Additionally, some variables may affect your target market such as site, investment capital, adjacent population and brand identity. Mid Market makes up the majority of the industry.
economy
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$
Affordable
$$
Mid Range
$$$
High End
$$
Portable
fixed
Cameras
Facility is AirConditioned
Facility is Heated
Cameras watched to stop problems before they happen
On-Site Security Closed circuit cameras monitor site
Customers are not allowed in storage area of facility
Customers must be escorted to units
Security guard on duty at all times
Security points throughout facility
Facility locked after business hours
Niche Descriptions Typical Amenities by Market Position Self Storage
Temperature Control
fixed portable 113 economy
Try to create a professional looking atmosphere
Associate esthetics with brand
Professionalism No focus on Aesthetics
Transport goods between different locations
Knowledgable about the business to help ensure safety of goods
Branding
On site Service to assist with problems
Provide extra services - Truck Rental - Moving Supplies
Outside advertising of brand name
Humidity Control
Familiar name
Facility is Humidity controlled
Self Storage
Niche Descriptions Typical Amenities by Market Position
Aesthetics
Self Storage
Service Radii How Large an Area Will Each Niche Serve
economy
$
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$$
Affordable
Mid Range
Average Customer Radius: 2-3 Miles
Average Customer Radius: 5 Miles
Customers are looking for a facility close by to store some items. If they are looking in this range most people want the closest facility to their location.
This is the most common type of facility especially in urban areas. customers want affordable storage but are willing to travel farther for basic amenities.
portable
fixed
Self Storage
$$
High End
Portable
Average Customer Radius: 25-30 Miles
Average Customer Radius: 50+ Miles
Customers are willing to travel farther to find a facility where they know theri goods will be safe. quality is more important than proximity in this case.
Location is not important to this type of facility. since the customer deals with the unit at their site, the storage facility can be out of the way and service a large area.
fixed
portable
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economy
$$$
Service Radii How Large an Area Will Each Niche Serve
Self Storage
economy
Architectural Iconography
Exterior
Signage
Logo
Branding A Matrix of Business Visuals
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portable
fixed
Self Storage
fixed
portable
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economy
Branding A Matrix of Business Visuals
Self Storage
Site Relationship Signage, Building, Street, Automobile Relationships
Public Storage
65mph
65mph
40mph
65
65
40
Fortess
PODS
30
Planet
65
economy
Patriot
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65
35
portable
fixed
Self Storage
Site Relationship Signage, Building, Street, Automobile Relationships
50
40
Store-N-Lock
Compass
U-Store
Access
40
40
50
50
40
40
fixed
portable
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economy
Uncle Bobâ&#x20AC;&#x2122;s
Self Storage
Matrix
Structural Types
Building Types
Bean and Purlin
Single Story
Light Gauge
Single Story Conditioned
Masonry
Multistory
Masonry with Steel Spanning
Mechanized
PRE Prefab
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Warehouse
Self Storage
Site Types
Matrix
Market Positions
$ Urban
Amenities
On-Site Security
Affordable
Cameras
$$ City Edge
Mid Range
$$$ Suburban
High End
$$ Private Property
Temperature Control
Humidity Control
Branding
Professionalism
Porable Aesthetics
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SELF STORAGE ARCH G691 GRADUATE DEGREE PROJECT STUDIO FALL 2009 This publication has been prepared as part of a five week graduate thesis studio assignment in the Northeastern University School of Architecture for the Fall 2009 Architecture G691 course. Other publications in this series include urban retail, office, and parking garage typologies, all produced by graduate students in the Northeastern University architecture program.