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SELF STORAGE FACE-LIFTA Case Study: AAAA 22nd Street Self-Storage, Norfolk, VA

Over 100 years ago, a tobacco warehouse was built at the corner of 22nd Street and Colonial Avenue in Norfolk, Virginia. In recent years, the building has changed use to become a thriving self-storage facility. The story of this transition embodies an emerging trend in saturated self-storage markets. Leaders in the self-storage community like Caesar Wilson, president Mako Steel Inc, feel that the future will see more of this type of project, “Well located facilities of inferior construction quality or those that suffer some curable obsolescence will undergo restoration, renovation or modernization” (footnote 1).

The story of 22nd street as a self-storage facility began in 1985 when the dilapidated structure was

converted into Norfolk’s first multi-story self-storage facility. The original structure was retained and updated to current building codes. This involved the adding of stairs, elevators, air conditioning and sprinklers. In time, new phases were developed as the occupancy need developed. In 2006, GMF + Associates (self-storage architects) were hired by the owner to give the existing building a face-lift as a way to better compete with the new rival facility across the street. Historically, rental rates are comparably higher for newer appearing facilities with modern services and an updated façade.

2006 Face-lift

SELF STORAGE FACE-LIFTA Case Study: AAAA 22nd Street Self-Storage, Norfolk, VA

1985 Conversion

In a competitive environment where rental rates may be dropping, a renovated building may staunch the dip in rates or even allow for an increase in rates. For those existing rental clients, a renovation may prompt them to upgrade their unit to meet previously unknown needs such as climate controlled units.

Today’s challenging economic environment has owners contemplating capital improvements to an existing facility for a myriad of reasons. Financing is much easier for an owner because the lending risks are much less for a proven business with a track record of income. Also, the cost to remodel an existing property can often be significantly less than a new project. “If you have a good cash flow with your property or a good relationship with your lending institution, you can get that money a little easier than you can for new construction” says Matt Doyle (footnote 2). Furthermore, material and labor costs are at an all time low and general contractors are more willing to take on smaller (lower margin) projects in order to keep their business afloat. Finally, the project is more likely to be completed on time and at a better quality since contractors are working on fewer projects and are able to demand better service from their subcontractors.

The 2006 face-lift design at 22nd street featured a relocated customer entrance to a high visibility and well traveled street corner. The business office is not only prominent and inviting to passersby but it was outfitted with state-of-the art electronic management equipment and retail merchandizing displays. On the façade, the original limestone panels with ornamental medallions (under the new storefront windows) were restored to help disguise the elevated existing floor level. New signage along with ornamental canopies elevated the appearance of the building from the corner. And a covered vehicle entrance adjacent to the sidewalk door was configured with a ramp for handicapped entry directly for the sidewalk. This proved to be a very tight fit and involved field adjustments as well as negotiations between the code officials and architect during construction.

Today, the AAAA facility has recovered its initial appeal to new customers in spite of the surrounding competition. The final result of the renovation and face-lift for this project is a case study in technical ingenuity and aesthetic sensitivity that can inform other facilities hit hard by the recession. Christopher Nason, AIA, LEED AP

1.From the article “ State of Self-Storage Industry 2010, Part II Finance and Construction” in Inside Self-Storage Magazine 1/19/19.2. From the article “The Rise in Restorations- Breathing New Life Into Old Sites” in Mini Storage Messinger, March 2010 issue.