self storage

FALL 2009

Northeastern University School of ArchitectureARCH G691 Graduate Degree Project Studio

SELF STORAGE

FALL 2009

SELF STORAGENortheastern University School of ArchitectureARCH G691 Graduate Degree Project Studio

JESSIE CARROLL

POONEH FASSIHI

NEALIA GIARRATANI

CHRIS GIBLIN

MIKE GRIFFIN

JAMIE PIRPERIS

2

Self Storage

SourcesMost Influential

The American Institute of Architects

ISS Inside Self-Storage

Kiwi II Construction

Libery Building Systems

Massachusetts Building Code

Mini Storage Outlet

Providing Self-Storage Solutions

Self Storage Association

Self Storage Deals

The Onion

TBS Trachte Building Systems

Texas Self Storage Association

Wise Geek

Architectural Graphic Standards, 11th Edition. Hoboken: Wiley & Sons Inc., 2007.

www.insideselfstorage.comUsing Site Security as a Marketing Tool-Luz. A Ber Self-Storage Construction-Heath Mulkey and Joe Trepke

www.kiwiconstruction.com

www.libertybuildings.com2009 BlueScope Buildings North America, Inc.

Commonwealth of MassachusettsWilliam F. Galvin

www.ministoragecompanies.com

www.askactive.com

www.selfstorage.org

www.storage.selfstoragedeals.comFive Top Reasons Why People Use Self Storage-Daniel Myers

www.theonion.comLocal Self Storage Facility A Museum of Personal Failure

www.trachte.com

www.txssa.org

www.wisegeek.comWhat Size Storage Unit Do I Need?-Cathy Rogers

Self Storage

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IntroductionEvolutionSiteOrganizationStructureUnitsSystemsAccessEconomyMatrix

Table of Contents

Introduction

Self Storage

5

SS

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SS

+$$-$$

Mobili

ty

Profitability

Consumerism

Life Crisis

Efficiency

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. Its 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.

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.

American mobility also sponsored a need for temporary storage. The average American moves eleven times in ones 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.

Self Storage As Typology

Evolution

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Self Storage

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.

8101214

TimelinesDomestic StorageDisembodiment from the HomeAnalysis

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Self Storage

Timeline

portable fixed

1964: First Self Storage Facility

1984: 6,601 Self Storage Facilities

2008: 51,251

Self Storage

Facilities

1964: GDP $663.6 B

1984: GDP $3,930.9 B

2008: GDP $14,441.4 B

numb

er of

self s

torag

e fac

ilities

gross domestic product

Railroad Container Ships Truck Based

1780s 1900s 1951 1952 1998

1940s 1950s 1960s 1970s 1980s 1990s 2000s

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.

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.

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Self Storage

Timeline

portablefixed

1964: First Self Storage Facility

1984: 6,601 Self Storage Facilities

2008: 51,251

Self Storage

Facilities

1964: GDP $663.6 B

1984: GDP $3,930.9 B

2008: GDP $14,441.4 B

numb

er of

self s

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ilities

gross domestic product

Railroad Container Ships Truck Based

1780s 1900s 1951 1952 1998

Loose BoxesOpen top containers used to ship raw materials via rail

Closed ContainerRail containers with covered roof to protect materials within

Purpose-Built VesselShips designed to transport cargo, converted tankers until this point

CONEXUS Army Container Express standardized steel containers

PODSPortable On Demand Storage system which moves and/or stores personal/office items

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Self Storage

Domestic StoragePercentage of Storage within the Home

portable fixed

1900

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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.

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Self Storage

Disembodiment from the Home

portable fixed

Historically Americans provided their own storage within the home, clustered in areas such as closets, basements, and attics.

As Americans became more house proud storage was ejected from the home and forced into the garage.

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.

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Self Storage

Disembodiment from the Home

portablefixed

During the 1990s portable storage containers became a popular alternative to self storage facilities. Portable containers are dropped at the users home and packed by the user. The user has the option to keep the container on their own property.

The user could also have the container shipped to a new location, generally for moving to a new home.

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 users home to retrieve items from within. Essentially the user has lost a geographic connection to their items being stored.

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Self Storage

portable fixed

AnalysisWho Stores

Families in Transition Home/ Buisness Foreclosures

College Students in Transition Divorcees

Empty Nesters Downsizing

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.

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portablefixed

AnalysisStore What

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.

FurnitureSentimental ItemsPeople often store items from deceased loved ones or items from failed relationships or marriages. Storing is used as a way of preserving ones history.

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.

Exercise Equipment

Failed businesses store their equipment in hopes of utilizing it someday. Households store dated electronic devices.

Office Equipment

People moving, downsizing, or experiencing home/ buisness forclosures may need to store large household items.

Appliances

Academic DocumentsStudents store their academic documents and small household items between semesters. Adults often store these dated documents for later reference.

site

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Self Storage

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.

1920222426

Site LocationUrban CompactHighway/ Edge-CityIndustrial/ SuburbanPrivate Property

site

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Self Storage

Site Location

portablefixed

Site Location

UrbanCompact

Highway(edge-city)

IndustrialSuburban

Private Property(Portable)

site

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Self Storage

SiteUrban Compact

portable fixed

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 self-storage facility.

$$$$

site

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Self Storage

Site Urban Compact

portablefixed

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.

site

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Self Storage

SiteHighway - Edge City

portable fixed

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.

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.

$$$

Demographics

Land Values

site

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Self Storage

Site Highway - Edge City

portablefixed

The average speed limit on a highway is 60 mph. A self-storage facility that is built on a highway is visible to all people who drive by daily.

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.

Speed/ Visibility

Parking

site

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Self Storage

SiteIndustrial/ Suburban

portable fixed

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.

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.

$

Demographics

Land Values

site

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Self Storage

Site Industrial/ Suburban

portablefixed

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.

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.

Speed/ Visibility

Parking

site

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Self Storage

SitePrivate Property

portable fixed

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.

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.

Home Garage

Street

site

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Self Storage

Site Private Property

fixed portablefixed

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.

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.

Office

Facility

Building Organization

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Self Storage

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 edge-city 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.

IntroductionSingle StorySingle StoryConditionedMulti-StoryMechanizedWarehouse

303234363840

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Self Storage

Building OrganizationIntroduction

portable fixed

Building Organization

Fixed Storage Portable Storage

Single Story Multi-Story

Warehouse

Single StoryConditioned

Mechanized

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Self Storage

Building OrganizationIntroduction

portablefixed

Portable StorageFixed 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.

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Self Storage

Fixed StorageSingle Story

portable fixed

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.

25-0

25-0

Vehicle Path

Dimension to Fence

Office

Vehicle Path

25-0

Parking

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Self Storage

Fixed StorageSingle Story

portablefixed

9-1

2-0

Varies

25-0

Dimensions

Building Width

See economy chapter for more information

38%square footage efficiency

ft2

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Self Storage

Fixed StorageSingle Story - Conditioned

portable fixed

5-0

Interior Corridor

Interior Units

Office

25-0

Parking

Dimensionto Building

Interior Units

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.

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Self Storage

Fixed StorageSingle Story - Conditioned

portablefixed

9-

0

- 1

2-

0

Varies

9-

0

- 1

2-

0

Varies

End-Units

Building Wide Units

Interior Units - Climate Control Units

25 deep units

Sizes

Vary


ft2


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Self Storage

Fixed StorageMulti-Story

portable fixed

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.

Interior Corridor

7-0

Interior Units

5-0

Interior Units

Office/ Entry

Elevator

Office

EntranceLobby

Office

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Self Storage

Fixed StorageMulti-Story

portablefixed

Smaller Units

Larger Units

Multi-story buildings have various sizes of units that are connected to each other with a 5 corridor, and in some areas 7 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.

Interior Corridor

PerimeterUnits

Inside Units

Interior Corridor


ft2


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Self Storage

Fixed StorageMechanized

portable fixed

Entry

LobbyMechanized 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.

Office/ Entry

Units Units

Lobby

Interior Units

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Self Storage

Fixed Storage Mechanized

portablefixed

Units on Carousel

No Access

Interior Units


ft2stacked


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Self Storage

Portable StorageWarehouse

portable fixed

Unit layout

Corridor width

Interior Corridor

30-0

20-0 16-0

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.

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.

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Self Storage


portablefixed

Offices

Access area

Parking


ft2stacked


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Self Storage


portable fixed

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.

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Self Storage


portablefixed

On site

On your site

On a new site

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Structure

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Self Storage

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 sitecost 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 andPurlin 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 andfire proofing characteristics. All systems and components will be discussed in this chapter along with their typical configurations.

4648

5052

5456

586062

64

SystemsBeam and PurlinMasonry Shell, Interior Metal PartitionsLight Gauge ConstructionMasonry Shell, Steel SpanningPre-FabCode Requirements

ComponentsPanelsDoors + PartitionsMatrix

Combination

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Self Storage

portable fixed

Beam and Purlin The Beam and Purlin is the most typical structural strategy for Self Storage Facilities. Steels 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.

Beam and Purlin

Beam and PurlinStructural System

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Self Storage

Beam and Purlin Typical Features

1. 1/2 per 12- Typical Slope, 1/4- 12 minimium 2. 10 x 20 Typical Unit Dimension3. Mullion Cap- Typically Metal, or concrete block or tilt-up wall construction4. Purlin5. Beam6. 8-6 Typical Eave Height, Varries 8-6-187. 10 Typical Unit Width8. 8-8 Typical Opening

Optimal Features

Roof Insulation to reduce condensationSide Wall and Roof insulation for maximum climate control efficencyHighly Pitched Roofs for weather resistance and Visibility

portablefixed

8

MW SADDLE

1/2" MACH. BOLTTUBE COLUMN

PURLIN PLATEPURLIN

1/2" BOLT

HEAD COVER

FASTENER

ACCENT ANGLE

FLOOR SLAB

ACCENT TRIM

CAULKING

BASE FLASHING

WALL PANEL

BASE CHANNEL

BASE CLIP

ANCHOR4'-0" O.C,

WALL CAP

HEAD ASSEMBLY

CROSS PARTITION

LENGTH PARTITION

STEEPED WALL CAP

PURLIN/ PARTITION SPLICE

CROSS PARTITION

ROOF PANEL

PURLIN

PARTITION WALL

RAKE TRIM

1/2" MACHINE BOLT

SELF DRILLING FASTENER (4) EACH

FLAT SIDE PARTITION PANEL

2 1/

4".

3 1/

2".

PURLIN CLIP , MOUNT CLIPUSING APPROPRIATE HOLESTO ALLOW PURLIN TO MATCHROOF SLOPE

RIB SIDE PARTITION PANEL

PURLIN

WALL CAP

TUBE COLUMN

STEEL PLATE

1/2" ANCHOR BOLT

FOUNDATION

FRAMED OPENING JAMB

SCREW FASTENER FOURPER JAMBBASE CHANNEL FLASHING

ANCHOR BOLT

FOUNDATION

FRAMED OPENING JAMBCOVER (INSTAL ON JAMBBEFORE FASTENING JAMBTO CLIP)

JAMB CLIP

NOTE:PLACE 2 FASTENERS TOWARDSMIDDLE OF THE JAMB TO ELIMINATEINTERFERENCE WITH DOOR TRACK,FASTEN THRU JAMB INTO CLIP

Copy of Purling Detail at Base SECTION

Multi Story Base Detail

Partition Connection Purlin Connection DetailPurlin To Prulin Connection Detail

Purling Detail at Base SECTION

Section @ Jamb Clip

MW SADDLE


PURLIN PLATEPURLIN

1/2" BOLT

HEAD COVER

FASTENER

ACCENT ANGLE

FLOOR SLAB

ACCENT TRIM

CAULKING

BASE FLASHING

WALL PANEL

BASE CHANNEL

BASE CLIP

ANCHOR4'-0" O.C,

WALL CAP

HEAD ASSEMBLY

CROSS PARTITION

LENGTH PARTITION

STEEPED WALL CAP


CROSS PARTITION

ROOF PANEL

PURLIN

PARTITION WALL

RAKE TRIM

1/2" MACHINE BOLT



2 1/

4".

3 1/

2".



PURLIN

WALL CAP

TUBE COLUMN

STEEL PLATE

1/2" ANCHOR BOLT

FOUNDATION

FRAMED OPENING JAMB


ANCHOR BOLT

FOUNDATION


JAMB CLIP






Section @ Jamb Clip

MW SADDLE


PURLIN PLATEPURLIN

1/2" BOLT

HEAD COVER

FASTENER

ACCENT ANGLE

FLOOR SLAB

ACCENT TRIM

CAULKING

BASE FLASHING

WALL PANEL

BASE CHANNEL

BASE CLIP

ANCHOR4'-0" O.C,

WALL CAP

HEAD ASSEMBLY

CROSS PARTITION

LENGTH PARTITION

STEEPED WALL CAP


CROSS PARTITION

ROOF PANEL

PURLIN

PARTITION WALL

RAKE TRIM

1/2" MACHINE BOLT



2 1/

4".

3 1/

2".



PURLIN

WALL CAP

TUBE COLUMN

STEEL PLATE

1/2" ANCHOR BOLT

FOUNDATION

FRAMED OPENING JAMB


ANCHOR BOLT

FOUNDATION


JAMB CLIP






Section @ Jamb Clip

Roof Rake Detail

Roof Rake Detail

Purlin to Purlin Connection Detail

Beam and PurlinStructural System

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Self Storage

portable fixed

Light Gauge Metal and Masonry Shell Construction The Masonry System 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.

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.

Masonry Shell

Masonry Shell, Interior Metal PartitionsStructural System

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Self Storage

Light Gauge Metal and Masonry Shell Typical Features

1. Sidewall/ Parapet2. 1/4: 12 Min. Slope3. Anchor Braces Required, based on wind loads4. Purlin5. Typical Fixed Metal Partitions 6. 10 Typical span between metal columns7. 9- 4 Typical Height of Peirs8. Masonry Block Bearing wall, Typically uninsulated9. 4 Typical Concrete Slab Foundation

Optimal Features

Roof Insulation to reduce condensationSide Wall and Roof insulation for maximum climate control efficencyGutters required for proper waterproofing

2

portablefixed

MW SADDLE


PURLIN PLATEPURLIN

1/2" BOLT

HEAD COVER

FASTENER

ACCENT ANGLE

FLOOR SLAB

ACCENT TRIM

CAULKING

BASE FLASHING

WALL PANEL

BASE CHANNEL

BASE CLIP

ANCHOR4'-0" O.C,

WALL CAP

HEAD ASSEMBLY

CROSS PARTITION

LENGTH PARTITION

STEEPED WALL CAP


CROSS PARTITION

ROOF PANEL

PURLIN

PARTITION WALL

RAKE TRIM

1/2" MACHINE BOLT



2 1/

4".

3 1/

2".



PURLIN

WALL CAP

TUBE COLUMN

STEEL PLATE

1/2" ANCHOR BOLT

FOUNDATION

FRAMED OPENING JAMB


ANCHOR BOLT

FOUNDATION


JAMB CLIP






Section @ Jamb Clip

Steel Column and Beam

MW SADDLE


PURLIN PLATEPURLIN

1/2" BOLT

HEAD COVER

FASTENER

ACCENT ANGLE

FLOOR SLAB

ACCENT TRIM

CAULKING

BASE FLASHING

WALL PANEL

BASE CHANNEL

BASE CLIP

ANCHOR4'-0" O.C,

WALL CAP

HEAD ASSEMBLY

CROSS PARTITION

LENGTH PARTITION

STEEPED WALL CAP


CROSS PARTITION

ROOF PANEL

PURLIN

PARTITION WALL

RAKE TRIM

1/2" MACHINE BOLT



2 1/

4".

3 1/

2".



PURLIN

WALL CAP

TUBE COLUMN

STEEL PLATE

1/2" ANCHOR BOLT

FOUNDATION

FRAMED OPENING JAMB


ANCHOR BOLT

FOUNDATION


JAMB CLIP






Section @ Jamb Clip

Steel Column and Beam

Masonry Shell, Interior Metal PartitionsStructural System

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Self Storage

portable fixed

Multi-Story The Multi-Story 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.

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.

Light Gauge Construction

Light Gauge ConstructionMulti-Story Structural System

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Self Storage

Multi Story

1. Retro-fit roofs to cover existing to resist water leaks2. Free standing partition system3. Second composite slab/ retro-fit4. Reto-fit Corridor System5.Concrete Slab6. Load bearing Typical Partition Type

Optimal Features

Floor plans custom on second floorFree standing partitions offer greater flexibilityClimate control can be easily integratedRetro-fit can work with and existing structure including: tilt wall, metal building, masonrySprinkler and mechenical systems are a viable option.

portablefixed

MW SADDLE


PURLIN PLATEPURLIN

1/2" BOLT

HEAD COVER

FASTENER

ACCENT ANGLE

FLOOR SLAB

ACCENT TRIM

CAULKING

BASE FLASHING

WALL PANEL

BASE CHANNEL

BASE CLIP

ANCHOR4'-0" O.C,

WALL CAP

HEAD ASSEMBLY

CROSS PARTITION

LENGTH PARTITION

STEEPED WALL CAP


CROSS PARTITION

ROOF PANEL

PURLIN

PARTITION WALL

RAKE TRIM

1/2" MACHINE BOLT



2 1/

4".

3 1/

2".



PURLIN

WALL CAP

TUBE COLUMN

STEEL PLATE

1/2" ANCHOR BOLT

FOUNDATION

FRAMED OPENING JAMB


ANCHOR BOLT

FOUNDATION


JAMB CLIP






Section @ Jamb Clip

.

.

1/2" CLEARANCE

EXTENSION FORCEILING

BOTTOM CHORDBEARING POSSIBLE

2 1/2" FOR K SERIES;5" FOR LH/DLH SERIES(7" FOR DLH 18 AND 15)

PARAPET WALL FOR COPINGAND FLASHING.

STEEL ROOF JOISTS(4" TO 6" BEARING)

HORIZ. JOINT REINFORCEMENTMAY BE REQUIRED @ JOISTBEARING TO ACT AS A BONDBEAM

IF JOISTS ARECONTINUOUS OVERSUPPORT PROVIDEWEB STIFFENERS

STEEL JOISTS

DOUBLE CHANEL

CONT. RUNNER

METAL STUDBEARING WAR

1 1/2" = 1'-0"1Truss

1 1/2" = 1'-0"2Truss and Parapet

1 1/2" = 1'-0"3Multi Story Bearing Partitions

Concrete Slab Connection

Bearing Partition Connection

Light Gauge ConstructionMulti-Story Structural System

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Self Storage

portable fixed

Masonry Shell, Spanning SteelThe 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 trusss 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.

Storage Warehouse

Masonry Shell, Spanning SteelWarehouse Structural System

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Self Storage

Masonry Shell Spanning Steel

1. Retro-fit roofs to cover existing to resist water leaks2. MasonryParapet 3. Pods stack limit 3 high4. Bearing Masonry Wall5. Steel open web Truss6. Loading7. Entry

Optimal Features

Climate control can be easily integrated but must condition entire space.Ideal for Retro-Fit Warehouse TypeSprinkler and mechanical systems are a viable option.

1

portablefixed

.

.

1/2" CLEARANCE








STEEL JOISTS

DOUBLE CHANEL

CONT. RUNNER


1 1/2" = 1'-0"1Truss



.

.

1/2" CLEARANCE








STEEL JOISTS

DOUBLE CHANEL

CONT. RUNNER


1 1/2" = 1'-0"1Truss



.

.

1/2" CLEARANCE








STEEL JOISTS

DOUBLE CHANEL

CONT. RUNNER


1 1/2" = 1'-0"1Truss



Parapet and Truss Connection

Truss Connection

Truss Profile

Masonry Shell Spanning SteelWarehouse Structural System

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Self Storage

portable fixed

Light Gauge Metal and Shell Construction The Pre-Fab Facility 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.

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.

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.

rubber enclosure

metal enclosure

Self Storage

Pre- FabEnclosures

PRE

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Self Storage

Pre-Fab Unit

1. Tie downs to resist wind load2. Metal Stud base3. Metal Stud frame4. 20 Typical depth5. 8-6 Typical Height6. Metal panel enclosure Typical7. Rubber Roof System Typical8. Plywood floor and interiors

Optimum Features

Roof Insulation to reduce condensationSide Wall and Roof insulation for maximum climate control efficencyHighly Pitched Roofs for weather resistance and Visibility

8

7

6

5

4

3

2

1

portablefixed

Self Storage

Pre-Fab UnitStructural Components

2020

20

20

20

10

5 5

55 5 5 5

5 5 5 5

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Self Storage

portable fixed

48,000 x11

48,000 x11

58,368 x11

26,000 x4

26,000 x5

32,240 x5 21,000 x5 21,000 x5 31,620 x532,240 x5

17,500 x3

17,500 x4

26,000 x3

26,000 x4

17,500 x3

17,500 x4

25,500 x4

25,500 x5

14,000 x4

14,000 x5

17,248 x5

9,000 x1

9,000 x29,000 x2

11,105 x2

Code RequirementsArea Maximums

Type 1, Construction Type II, A Construction Type II, B Construction Type III, A Construction

Area Modifications for Frontage

A = A + A I + A Ia t f t s100 100

I = 100 F WfP- .25 25

I = Area IncreaseF = Building Perimeter (ft)P = Perimeter Entire BuidlingW = Open Space 20 < W

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Self Storage

48,000 x11

48,000 x11

58,368 x11

26,000 x4

26,000 x5

32,240 x5 21,000 x5 21,000 x5 31,620 x532,240 x5

17,500 x3

17,500 x4

26,000 x3

26,000 x4

17,500 x3

17,500 x4

25,500 x4

25,500 x5

14,000 x4

14,000 x5

17,248 x5

9,000 x1

9,000 x29,000 x2

11,105 x2

portablefixed

Code RequirementsArea Maximums

Type III, B Construction Type IV, A Construction Type IV, B Construction Type IV, Construction

Area Modifications for Sprinklers

If facility is fully sprinklered then the height can increase by one floor or 20. The structure shall not exceed 60.

Live Load Requirements

S-1 Moderate Hazard Storage

Storage Warehouse:Heavy = 250 psf

Residential Storage: 40psfGarage: 50psfMulti Family Dwellling: 80psf

Type I & IINon Combustable

Type IIIExterior Wall Non Combustable

Type IVExterior Non CombustableInterior fire resistant framing

Type VAny Material

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A Panel

R Panel

Standing Seam

Soffit Flush Panel

Trapezoidal StandingSeam

High Security(interlocking joint panel)

Interior Wall PanelUnit Partition Panel Exterior Wall Panel Roofing Panel

ComponentsPanels

portable fixed

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Self Storage

LengthCoverage Roof Slope Features

Max 41

Min 1/4:12

Min 1/4:12Max 6:12*designed for low slopes

Min 1/2:12

Min 3Max 25

-Versatile-Flexible-Economical-Easy Installation

-Attractive exterior finish-Requires less fasteners than most panels, which lowers installation costs and enhances thermal performance

Max 41

Min 2Max 30

36

36

36

1/4

1 1/4

1 1/4

-Polished and complete look-Low-maintenance-Decorative treatment for walkways and entrances

-Unique interlocking joint-Durable-Vertical application eliminating dust

-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

Min 5Max 45

Min 5Max 45

12

7/8

24

3

16

2

36

1 1/4

ComponentsPanels

portablefixed

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Self Storage

Load-bearing partitions are required in multi-story buildings. However, on top floors of such buildings and in single-story buildings, free-standing and movable partitions can be used. This way unit sizes can be adjusted, allowing for a flexible layout.

Typically both swing and roll-up doors can be used in any building type. Roll-up doors are more commonly found in single-story drive up units, and swing doors are used in interior and corridor conditions.

Roll Up Door

Swing Door

3-0 W6-8 H

10-0 W6-8 H

Partiton

Latch

Top Channel

Load-bearing

Movable

Free-standing

Partitions Doors

ComponentsDoors and Partitions

portable fixed

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Self Storage

High Security Panel

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 8 flourescence for every 10.

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.

Interior Wall Panels

ComponentsCorridor Systems

portablefixed

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Self Storage

Single Story

Building Type

Single Story Conditioned

Warehouse

Mechanized

Mulit-Story

Interior Wall PanelUnit Partition PanelUnit Partition

Load-bearing MovableHigh Security Soffit Flush High Security R PanelR PanelFree-standing

ComponentsMatrix

portable fixed

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Self Storage

Exterior Wall Doors Roofing Panel

A Panel

BrickEIFS Roll-Up Swing R Panel Standing Seam TrapezoidCMU

R PanelSoffit Flush

ComponentsMatrix

portablefixed

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.

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portable fixed

Beam and PurlinSystem and Components

R Panel, Standing Seam, and Trapezoid are all useful here. Economy and water resistance are prioritized in the roof application.

Roof Panels

Partitions can be free-standing or movable.Not typically load bearing.High Security and R Panel are both viable options

Partition Panels

Infill panels of Soffit Flush, R Panel, A Panel are all typical. Vibrant colored panels are useful in reflecting light.

Exterior Wall

Roll-Up doors are optimal for their capacity to span the typical width of 7-7. Also when in the open position they are out of the way of the mover.

Doors

Mullion Caps are used to conceal the framing members on the exterior face. They are typically metal and non rated.

Exterior Wall

Efficiencies in Metal ConstructionNot 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.

Wood, another relatively cheap material is susceptible to mold, and pests and has decrease durability.

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portablefixed

Light Gauge ConstructionSystems and Components

Cross bracing is required in light gauge construction as simular to wood construction. Framing occurs 16 24 OC simular to wood.

Framing

Load-bearing paritions are used. They are typical framed with metal studs and metal finishes. Metal is optimal for waterproofing/ durability.

Partition Panels

On the top level free standing and movable partions with Soffit Flush, R Panel, and High Security are used.

Partition PanelsR Panel, Standing Seam, and Trapezoid are all useful here. Economy and water resistance are prioritized in the roof application.

Roof Panels

Corridor Systems are pre-frabricated for fast assembly. These too are typically metal.

Corridor Systems

units

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Self Storage

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.

6870

7274

Fixed StorageDimension Survey Unit Dimensions

Portable StorageDimension SurveyUnit Dimensions

units

68

Self Storage

5 x 5 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

UstoreItusstoragesearch.com

selfstorage.com

public storage

extra space storage

US selft storage Networktexasselfstorage.com

selfstoragefinders.com

storagewest.com

ccrstorage.com

Dimension SurveyFixed Storage

portable fixed

units

69

Self Storage

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.

There is a wide variety of several different sized units, however there were many that seamed to reappear multiple times.

Throughout history there also seems to be a common standard of container sizes that still exist in todays 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 todays self storage untis.

5 x 5

5 x 10

10 x 10

10 x 15

10 x 20RCH Container

10 x 30

Dimension SurveyFixed Storage

5 10

portablefixed

units

70

Self Storage

5 x 5

5 x 10

10 x 10

10 x 15

10 x 20

10 x 30

Room ComparisonUnit Dimensions Vehicle Comparison

16

22

24

26

Small Closet

Walk-in Closet

Small Bedroom

Living Room

One Car Garage

Two Car Garage

portable fixed

Fixed StorageUnit Dimensions

units

71

Self Storage

-small home furnishings -ladders -a small boat -washer and dryer -car or pick-up truck

-large home furnishings -pianos -machine tools -billiard table

Contents-small furniture

-computer -bicycle -several small boxes -seasonal clothing

-furniture for a one bedroom apartment: -chairs -mattress set -several boxes

-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

Fixed StorageUnit Dimensions

portablefixed

units

72

Self Storage

5 x 7 8 x 5 8 x 7 8 x 8 8 x 9 8 x 10 8 x 12 8 x 16 8 x 20 8 x 40

PODS

storetodoor.com

movablestorage.com

U-Store-It

Pack Rat

Go Minis

Dimension SurveyPortable Storage

portable fixed

units

73

Self Storage

Transporters were used during World War II to ship goods to officers in the field. The container has an 8x8 cross-section which we still find in todays shipping containers, including portable self storage units.

8 x 12

8 x 16

8 x 20

U.S. ARMY8

8

portablefixed

Dimension SurveyPortable Storage

units

74

Self Storage

Unit Dimensions Truck Dimensions

8 x 12

8 x 16

8 x 2022

22

16

Portable StorageUnit Dimensions

portable fixed

units

75

Self Storage

contents of a three bedroom home or larger

Contents Diagram

contents of a one bedroom apartment or condo

contents of a two bedroom apartment or a small home

portablefixed

Portable StorageUnit Dimensions

Systems

syst

ems

77

Self Storage

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 self-storage 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.

78

82

8486 87

Lighting

Power

Life SafetyClimate ControlAmenity v Necessity

syst

ems

78

Self Storage

LightingSite

portable fixed

SELF-STORAGE

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.

18-

0 -

30-0

50-0

50-0

syst

ems

79

Self Storage

LightingExterior Mounted

portablefixed

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.

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.

Wall MountedDecorative Exterior Mounted

9-0

9-0

Varies

syst

ems

80

Self Storage

LightingInterior Public

portable fixed

8-0

5-0

1x4 Recessed Indirect

1x4 Channel StripIn 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.

syst

ems

81

Self Storage

LightingInterior Private

portablefixed

EQ EQE

QE

Q

Round Fixtures

1x4 Channel Strip 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 dont 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.

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Self Storage

PowerElectrical Panels

portable fixed

Self-storage facilities, similar to other buildings also have requirements for the use of electrical panels. Their requirements are different for single-story and multi-story buildings. The electrical panels are placed differently:

3-0

5-0

Exterior (single-story) False unit door (single-story) Corridor (multi-story)

syst

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83

Self Storage

PowerOutlets

portablefixed

Interior Units

Corridors (single and multi-story)

Office/ lobby (single story)

syst

ems

84

Self Storage

Life Safety

portable fixed

5-10

Fire Rated MaterialsAll materials are designed to mitigate the spread of fire from unit to unit. For more information see Components.

Fire ProtectionThe the elements that are needed for a fire are all available in Self Storage facilities. 1. Fuel 2. Oxygen 3. TemperatureBuilding Classification determines how extensive fire protection is integrated into the structure. Self Storage falls into the category of Ordinary Hazard

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).

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.

Sprinkler SystemUsed to mitigate, not always extinguish fires. Sprinklers are not always used in storage applications, dependent of local building codes and market level.

syst

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Self Storage

Life Safety

portablefixed

5-10

50 maximum

Fire ExtinguishersMaximum travel distance to an extinguisher cannot be more than 75.

Alarm SystemDetects fire and initiates fire mitigation systems. All units

must be within 50 of a visual/audio alarm. 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.

syst

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Self Storage

Climate ControlMechanical

portable fixed

UnitsUniformly conditioned, generally without unit-by-unit control.

CeilingEither completely open to above or covered with a metal mesh for security reasons

Duct WorkEntire floor to ceiling areas are conditioned allowing for one duct system to service all units.

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.

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.

Single Story Usually in interior units, generally not drive up units

Multi-Story Usually accommodates climate control for units

Warehouse Building has climate control, units usually do not

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Self Storage

SystemsAmenity v Necessity

portablefixed

Hum

idity

Clim

ate

Spr

inkl

ers

Ext

ingu

ishe

rs

Rat

ed M

atei

rals

Ala

rm

Sig

nage

Ligh

ting

Additional to Code

Required by Code

Hum

idity

Clim

ate

Spr

inkl

ers

Ext

ingu

ishe

rs

Rat

ed M

atei

rals

Ala

rm

Sig

nage

Ligh

ting

Additional to Code

Required by Code

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.

There is a direct tie between amenities and market rate, see Economy.

Access + Security

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Self Storage

Security is a major marketing component for self-storage. 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.

9092

9394959697

SiteEntry Access and Security Surveillance and Lighting

AccessSingle-StorySingle-Story ConditionedMulti-StoryPortable StorageMechanized

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Self Storage

Swing Gate Vertical Lift Gate Sliding Gate

portable fixed

Site Entry Access and Security

Card ReaderSecurity Keypad

The first and most important security element is your gate. The placement of your gate is influenced by several factors:

Local zoning may indicate the location of the gate and its size.

-Ideal-Pivots from one side-Works well

-Requires space to pull back-Seldom used-High maintenance-Lots of wear and tear

-Standard-Protect with bollards

-Protect with bollards

Type of Gates

Spacing of Keypad to Gate

Zoning

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Self Storage

It is extremely rare that theives will break in through the fence. They usually break in through the gate.

The gate should be far enough from the street to eliminate traffic and back-ups.

The office and parking should be outside the gate.

SiteEntry Access and Security

Safety

Position of Office Relative to Parking A site should have minimum amounts of access points in order to be safe and secure.

portablefixed

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Self Storage

Surveillance

Lighting

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.

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.

portable fixed

Site SecuritySurveillance and Lighting

40

acce

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Self Storage

AccessSingle-Story

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.

Keypad - input password

Unit Access

portablefixed

acce

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Self Storage

AccessSingle-Story Conditioned

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.

Lobby - access granted to building

Unit Access

portable fixed

acce

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Self Storage

AccessMulti-Story

The steps to accessing a unit in a multi-story 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.

Unit Access

Elevator - take to floor of unit

Lobby - access granted to building

portablefixed

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Self Storage

AccessPortable StorageTo 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

Drop Off or Return to Warehouse

Drop Off or Return to Warehouse

Truck - delivers unit from warehouse to business

Call for unit

Home

Home Business

Business

portable fixed

acce

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97

Self Storage

Call for unit

AccessMechanized

1/8" = 1'-0"1 Copy of Level 1 Presentation

3 entry2

4 lobby

2 open garage

1/8" = 1'-0"1 Copy of Level 1 Presentation

3 entry2

4 lobby

2 open garage

Front Desk - access granted to building

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.

Unit Access - unit comes down on carousel

Lobby - security calls down unit using keypad

Call - ahead to access unit

portablefixed

Economics

econ

omy

99

Self Storage

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.

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Floor Plan Efficiency

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Market Position

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The Self Storage IndustryMajor Players and Protocols

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National

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.

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.

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Self Storage Business StructureFranchising, Branching, or Independent

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Franchising Branching IndependentFranchising allows people to buy the rights to use a well known name and image. These businesses typically occupy the mid to high-end 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 high-end markets. Examples:

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 mid-market range. Examples:

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Operational Expenses Around 30 - 40 % of gross incomePricing Variability Pricing will vary weekly or monthly depending on the facilitys occupied percentage and the economic market.Largest Group of Players Real-estate DevelopersFacility Size Small facilities make little financial senseCirculation space About 20 % or square footage is lost to circulation in a typical enclosed facilityConstruction 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

Self-storage is a Business Money drives and shapes the industry Everything is done in the cheapest wayPricing Metric for the Industry Dollars per square foot per yearAverage price per Square Foot per Year $18 / sqft / yearTypical Pricing for a 5x5 unit $120 / monthTypical Return of Investment 10 - 12 % ROILand Mark-up The price of land should be 66 % of what you charge clients for rentingTypical Occupancy to Expect 90 % occupancyBusiness Development Timeline Takes about 12 months to reach 90 % occupation

Economic Rules of ThumbWhat You Need to Know about Developing Self Storage

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Operational Expenses Around 30 - 40 % of gross incomePricing Variability Pricing will vary weekly or monthly depending on the facilitys occupied percentage and the economic market.Largest Group of Players Real-estate DevelopersFacility Size Small facilities make little financial senseCirculation space About 20 % or square footage is lost to circulation in a typical enclosed facilityConstruction 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

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.

Common Obstacles Against DevelopmentWhat Will Delay Your Project

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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.

=rentable space (income)

efficiency ratesupport space (expense)

Floor Plan Efficiency AnalysisWhy Assess Square and Cubic Footage

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There are three basic metrics in broadly evaluating an organizational schemes 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:

Storage/Total (ft2)

This gauge measures the amount a facilitys 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.

This gauge measures the amount of a facilitys volume in cubic feet that is occupied by rentable space. 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 gauge measures the amount of rentable square footage, including stacked rentable square footages that occupy the same footprint, against the facilitiys total square footage. 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 measure is best for assessing warehouse facilities and one-off types such as a mechanized tower scheme.

Storage Stacked/Total (ft2) Volumetric Storage/Total (ft3)

Floor Plan Efficiency AnalysisHow to Assess Efficiency

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Self Storage

Profit ProducersRetail Space

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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.

Customer Primary and Secondary IntentionsThe 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 RetailLocks, boxes, tape, plastic wrap, tape measures, protective packaging peanuts/air bags/foam, securing straps and chords, truck rentals, 2-wheeler rentals.

Three Locations for Successful RetailOneThe 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. TwoThe front desk display. This is a spot for smaller items, other adverstisements or pamphlets. ThreeOn the way out the door. Signs thanking the customer for business and advertising deals will be the last thing they see before they go.

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Retail Business

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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.

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 clientel

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Documents

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industry of storage

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self storagedaniel myerswww

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growing need