Innovative Self Storage Design: Maximizing Grade Variation
DXD's latest dual ground floor loading development in the Alamo Ranch community of San Antonio leverages basement construction for a multi-level facility with ground-level loading access.
While land with significant grade change can pose a host of challenges for real estate such as industrial or multifamily, it presents an opportunity for self storage facilities. DXD has successfully tackled three projects involving significant grade variations.
Traditionally, basements are viewed unfavorably in commercial real estate due to the increased costs and tenant desirability. For renters of self storage, basements don't generally deter customers. A basement is likely to be as attractive to renters as a second or third floor—it's still an elevator ride.
Utilizing the grade call allows a facility to have two floors with ground-level access, and those units command a premium price. We have even seen opportunities for three grade-level floors.
DXD - Lithia Springs, Atlanta Metro, GA
DXD’s Atlanta Metro facility is four levels in total, and was designed to take advantage of the 6' grade drop by loading the bottom level on the west side of the site and the second level on the east side of the site, both at ground level. In this submarket, ground floors command a 17% rent premium to elevator-accessed floors. Only the very top floor has an elevator discount.
DXD - Albuquerque, NM
Basements have other advantages, such as reducing the appearance of the size of a building. In Albuquerque, DXD transformed a piece of retail-designated land into self storage. During the City of Albuquerque approval process, the neighbors were outspoken about the size and height of the building.
Albuquerque construction site during the shoring/excavation process
The solution was to bury one story underground, making the building appear one-third smaller and 12’ shorter. A solution that got the neighborhood firmly behind the project.
Albuquerque elevation showing partially buried levels
