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SELF STORAGE- TURNING OBSTACLES INTO OPPORTUNITIESA Case Study: Ranson, West Virginia

2006 Face-lift

When the Arcland Group set out in late 2008 to develop a new self storage facility on a parcel of land Ranson, West Virginia, the deck was stacked against them. Just North of downtown Ranson, West Virginia, the front of the site faced onto the main street of a quaint country town with historic masonry structures. The typical utilitarian self storage facility would have appeared out of character with community architectural standards. In addition, the back of the site sloped precipitously away from the street in such a dramatic fashion, it seemed unlikely any buildings would work on the lot. Finally unbeknownst to the architect and client, the bottom was about to drop out of the economy presenting unforeseen financial hurdles to the viability of the project. Thoughtful planning and a flexible architectural design turned the obstacles into opportunities and the Ranson Self-Storage facility has been a success.

The first challenge to overcome was the steep site itself and it informed all other design decisions to come after. The design response to this problem was a 10’ high retaining wall at the front of the site that allowed the main street building to appear one story but actually have a second level below grade which opened up at the rear of the structure. The street facade incorporated architectural upgrades such as split face concrete block, decorative awnings, and a generous amount of storefront glazing. To construct such a design, the architect and structural engineer designed a stepped foundation retaining wall made of cast in place concrete. The harsh look of a concrete wall at the side was tempered by stamping brick patterns onto the surface of the retaining wall visible to patrons entering the security gates. Through careful planning, the gates to the facility were shielded from the street while still maintaining a vehicular accesspoint from the main street. As a result, the front office building could then be designed in character with the town and the back buildings could be economical metal structures- making both the town and the owner happy. Typical metal wall panels were still utilized on the office building to save cost at the side and back of the office but were also designed into the façade so as to appear seamless to the overall aesthetic. In such a way, potential liabilities like a sloping site and architectural sensitivities became assets to the project.

1985 Conversion

The second major challenge to the viability of the project came after construction. Because of the flexibility of the design and a responsive management team, the business model was able to evolve as market conditions shifted. Originally the project was planned as a two phase mixed-use development with storefront glazing to accommodate retail tenants on the main street building. It was hoped that potential tenants might want to be located on the busy street front next to the self storage offices. However, as the economy turned, the possibility of rental tenants dried up and the spaces were converted into much sought after air-conditioned storage units with show doors facing the street. The lost rental income was offset by higher dollar storage options.

Often the best design is one that gives room for adjustment to on the ground conditions. The decision to build out a site in a couple phases allowed the management team to delay implementation of the second phase and not over extend themselves in a down market. Thus the problem of overbuilding and under renting was avoided. Additionally, the second phase can adjust the unit mix based on the actual demand after operating a facility for a significant period of time. Financing for the future phases, always a problem now, will likely be easier since the banks and lending institutions are more prone to lend money to a proven entity with a track record of success.

With all of the challenges confronted, the Ranson Self Storage project is well positioned to grow as the economy recovers.

Christopher Nason, AIA, LEED AP and Chris Elam, LEED AP