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Home My WebLink About11-Planning CI1-t OF SAN BERNARD~ - REQUUT FOR COUNCIL Ao-AON Frank A. Schuma From: Planning Director Dept: Planning Date: October 15, 1985 Subject: Nini-Storage Facilities Survey Mayor and Council Meeting of October 21, 1985, 9:00 a:m. Synopsis of Previous Council action: August, 1985 Recommen<:led motion: That the Mini-Storage Facilities Report be received and filed. That staff be instructed to prepare an ordinance which would prohibit mini-storage facilities in the C-3A Limited General Commercial zone with a Conditional Use Permit. (1'A- Signature Frank A. Schuma Contact person: Frank A. Schuma Phone: 383-5057 Supporting data attached: Yes, Staff Report Ward: City-wide FUNDING REQUIREMENTS: Amount: Source: Finance: Council Notes: II Ancnrb l'tolTl 1\11"\ - - ~ ~ -- Clh OF SAN BERNARDhtO - REQU~T FOR COUNCIL AC1'ION STAFF REPORT Subject: Mini-Storage Facilities Survey Planning Department October 21, 1985 The City of San Bernardino currently has 600,600 square feet of developed mini-storage facilities and has another 500,000 square feet of mini-storage facilities in various stages of development. Meanwhile, the County unincorporated areas located within the City's sphere of influence contain approx imately 110,000 square feet of mini-storage fac Hit ies, with another 500,000 square feet having been approved. This represents a total of 716,000 square feet developed within the sphere of influence of the City of San Bernardino, with another one million square feet in various stages of development. This would be equal to 4.59 square feet of mini-storage space per person for existing facilities and 8.40 square feet per person for both existing and proposed facilities in the City. If the County totals are included, the figure would be approximately 9.53 square feet per person for both developed and proposed facilities, serving a population of 180,000 persons. A representative of the mini-storage industry has indicated that the national average is approximately four square feet per person. Mini-storage facilities are a permitted use of right in the following zones: M-l Light Industrial, M-IA Limited Light Industrial, M-2 General Industrial, C-M Commercial-Manu- facturing. Approval of a Review of Plans application through the Development Review Committee is also required. Mini- storage facilities have been approved in the C-3A Limited General Commercial zone by the Planning Commission through the Conditional Use Permit process. Issuance of a Condi- tional Use Permit by the Planning Commission is accomplished by the use of Section 19.78.020.20 of the San Bernardino Municipal Code: "Unlisted uses permitted. Where ambiguity exists concerning the appropriate classification and procedure for the authorization of a particular use or type of development within the meaning and intent of this code, said use or type of develop- ment may be authorized by conditional use permit (C.U.P.). Where a use is not expressly authorized or permitted in a particular zone (but which is authorized in another zone) and which use the c , Mini-Storage Facilities Survey - Planning Department October 21, 1985 Planning Director, or his designated represen- tative, finds to be similar to and compatible with the uses permitted or conditionally permitted in said zone, it shall be deemed a use conditionally permitted in said zone, provided that a conditional use permit is first obtained;" The Planning Commission, at a regularly scheduled meeting held March 2, 1982, interpreted this provision to allow mini- storage facilities in commercially zoned properties with the approval of a Conditional Use Permit. Although, the inter- pretation of the Planning Commission was made almost three years ago, the number of facilities proposed was insignif- icant until recently when a proliferation of applications for mini-storage facilities in commerciallly zoned areas has been experienced. A major concern relative to the development of mini-storage facilities in commercial areas is the compatibility of the proposed use with adjacent property and the potential devaluation effect upon those properties by the construction of mini-storage facilities. Mini-storage facilities are by their very nature an industrial usage and should be excluded from major commercial corridors located within the City which are zoned exclusively for commercial uses, i.e., Highland Avenue, Baseline Street, "E" Street, and portions of Waterman Avenue. It would be my recommendation that the City discontinue the use of the Conditional Use Permit as a vehicle for permitting a mini-storage facility in commercial areas and only allow mini-storage facilities in the industrial zones as currently outlined in the San Bernardino Municipal Code. - / l.. ...... ~-' EXISTING MINI-SPACE STORAGE FACILITIES City of San Bernardino and surrounding communities CITY LOCA TI ON NO. UNITS % VACANT SQ. FOOTAGE Co lton 1111 W. Valley Blvd. 479 82.3% 62.076 Colton 1600 F ai rway 947 89.4% 85,000 Colton 2137 Steele Road 265 80.0% 30.704 Lorna Linda 11105 Mt. Vi ew 338 1.8% 39.588 Grand I nf o. not Terrace 21971 OeBerry 339 avai lable 30.463 . SB Ci ty 322 S. Waterman 336 4.8% 28.200 SB Ci ty 601 S. Waterman 1.262 14.3% 132.902 SB Ci ty 401 S. Waterman 627 20.0% 70.417 SB Ci ty 875 E. Mi 11 400 54.710 . SB Ci ty 1473 E. Baseli ne 301 1.0% 26.870 SB Ci ty 1441 E. Baseline 1.023 12.7% 81.523 SB Ci ty 1877 Massachusetts 218 50.0% 15.358 SB Ci ty 2180 W. Highland 412 85.0% 43.167 SB Ci ty 1450 W. 23rd Street 786 9.0% 79.184 SB County 7932 Leslie 200 2.5% 18,640 SB County 26441 Highland Avenue 573 7.5% 62.411 SB County 27171 E. Fifth Street 255 65.0% 28.116 SB Ci ty 1718 Baseline 279 1.4% Unknown , SB Ci ty 2703 W. Foothi 11 Won't give any information SB Ci ty 2122 S. Waterman 130 0.0% 36.849 SB Ci ty 110 S. "0" Street 620 27.4% Unknown SB Ci ty 1198 E. Baseline 120 0.0% Unknown SB Ci ty 2850 W. Foothi 11 492 0.6% 36.925 Riverside 10090 Indiana Avenue 676 50.0% 63.000 -- . \'"""" Total Square Footage: San Bernardino City: San Bernardino County: --- - -- - /,., '"-' ~.,I EXI STING MI NI -SPACE STORAGE 606,105 + (3 mini-storage facilities) 109,167 . . . ---- - . '-.. CITY Fontana Fontana Fontana Ri alto Ri alto Ri alto Ri alto Colton SB Ci ty SB Ci ty SB City SB Ci ty SB Ci ty SB Ci ty SB Ci ty - - .. " PROPnSED MINI-SPACE ~TQRAGE -- ~ LOCATION N/S Ceres E/O Sierra 17400 Foothill Blvd. 16546 Arrow Bonnieview W/O Riverside NWC Baseline & Laurel Maple Street at Miro N/S Valley EIO Willow N/S DeBerry W/O 115 SWC Foothill & Meridian S/S Hi gh land E/O Val ar,i a E/O Hunt's Lane N/O Barton 322' S. Waterman (addition) . N/S Highland E/O Eucalyptus S/S Foothi 11 W/O Macy SEC Hunts Ln. & Caroline SB Cj ty SWC Basel i ne & "H" Street SB City N/S Highland E/O Macy SB County NWC 40th & "E" Street Fontana SB County N/O 1-10 W/O Cypress Red1ands SB County SWC Iowa & Park Fontana SB County SWC Cottonwood & Foothill Lorna Linda S/S Redlands E/O Mt. View Red1ands S/S Barton EIO San Timo. Crk. SB County S/S 5th W/O Palm (addition) Hi gh land SB County S/S 5th E/O Palm Red1ands W/S Alabama N/O Citrus NO. UNITS 575 247 120 593 821 732 SQ. FOOTAGE 56,740 43.045 55,000 44.960 75.200 46.200 52.000 156.455 49,103 31.024 53.100 19.960 100.000 59.210 61,572 57.760 61.500 42.876 76.006 23.920 30.975 65,150 64.797 42.600 74,850 72 .200 STATUS Appr. 4-84 Appr. 3-85 Plan Check Under Const. Appr. 8-83 Appr. 4-85 Appr. 4-85 Rec'd CUP . 7-85 Appr. 9-23 Deni ed R. P. 6-85 Appr.CC 8-85 Appr. 7-85 Appr. 6-85 Under Const. Recent. Sub. Appr. 7-85 Appr. 6-84 Appr. 2-84 Appr. 1-85 3-85 3-85 Recent Sub. 5-85 6-85 --- ~ , ( Total Square Footage: San Bernardino City: San Bernardino County: ...... -~ - ... ,,-' PROPOSED MINI-SPACE STORAGE 493,299 493.374 . . '.,....f....._..... ' ;~~._ . ,.\.:.',-.J- !~_;'9 .,. . ~:f'->- -..-::~:~~ :~~'J>'(~, ..........\. , - : q....\(,.r.;. :t";'i;';~~' f:i~'cz~-?;9" ~:~j~; f~.. -:":1;.~ <':!- I~ i~~ . ,\ ...~- ~ :';~;~~' ~~i{4j:~~':: ~.~~ ??:~r,;;:,:'~ f.~~: ~~";..:~ ~~~t~~:.;.~. !~I ~:~~-'~ .~,:! .;~~nE-.~ "':~r,.i y.. 't. . <~,..(~, .~ . '" ~ .< '~;l: ...;t~, ," "..:~';t:. ,.l~,\<:' ~'..: ;~. ~. : 'l".......:>., ,).'. '-C::,:,_t; ," . ~ ........ ......40' . :;~~:. . ',':_'-:. .:., .;.:~~: ~. .:.. Question: . What information is available on developing mini- warehouses and self.service storage facilities? Answer: The growth in the self-service storage industry, from its inception in the 1960s through rapid growth in the 1970s to maturity in the 1980s, can be at. tributed to changes in both the residential and com- mercial real estate sectors. In the residential sector, the trend toward smaller home sizes and multifamily housing has led to a greater need for storage outside the home for excess home appliances and furniture. boats and trailers, and sports equipment, for exam- ple. Commercial users are discovering that the esca- lating cost of commercial space can be offset by using ministorage facilities for storing inventory, supplies, or files not needed regularly. The demand for ministorage space within a given market is estimated at anywhere from one to thret square feet of space per capita. As of 1983, approxi- mately 4,500 facilities were operating in North America. Self-service storage facilities can be single" story buildings built in rows. or multistory buildings. and are often conversions of older buildings in or near large urban centers. Several recent publications address the develop. ment of self-service storage facilities, including: Cornwell. Richard E., and Buzz Victor. Self-Service Storage: The Htmdhook fin' lntleJ/oTJ and Mm;ngers. (Avail- able from the Institute of Real Estate Management. 430 North Michigan Avenoe, Chicago, 11. 6061 L) 19H:~. IH5 pp. "Self.service storage is a business that is ~llmost unillue in its ability to offer growth opportunities to investors and managers, no matter what economic conditions pre- vail." write the authors of this text that broadly surveys all aspects of developing property for this purpose. Chapters are devoted, in turn, to the basic idea, tl1e in- vestmenl opportunity, location and site selection. dcsi~n and c()nstruction, pr<~ject r~asibility. financing. prepara- ,ion of the financial packagi, management and ()per.t- tion, and the resident mamlger's role. DetII'/tlfJmmt(l M;niwnrl'lwl.L~I'.~. (Available from the N,i1~ lional Associ.nion of Home Builders, 151h and M Streets. N.W.. Washington. DC 20005.) WHO. 55 pp. This text is a be,sic guide to developing self-service slora~e facilities, and includes sections on site selcuion. economics, design .md mix, management and market- ing. and zoning. It also includes an in-depth case study of a proposed pr<~jcct in Hayward, California. Toner, \Villiam. Mi"i-W(lrI'JwUJI'.~. Planning Advisory Ser- "ice Report No. 323. (Avail.lble from the American Plal1- J ..c-.... ~~;{ ,"",~'''' . ~~~t{.._ o '~~.r ,.i-<.". ~t.J~;' .:?~~~". ili..r:t,,:.., ...'=.....~"..<;,~{~~I~:f:,. ._..'~. .":''HK.f. .... . .~_. -"r"'#h~,,:,,, ,~'....~-! ~I fll~:rf!ifnl~E . .' '. "? ~.. __ -..., _, ; ~~.~. c:-.......-'Jl"r......l~"q.~~t.r..J. ;~~fll1flla~~ >~~~~ ~ ~ - ]-;~. ,', - , " -: ~ 'J" . . J " ., .~l ~~ v~,~.'._>'~1 ~ f;-'t ~ ""'1;'" ;l"i'!.;<,' ~.~ . - .~:~! ~. ~_ .~~r ,....::t<'~.. :.:: . ~J ,~'" i,.,,~. '. ~"~: ',w.~"" . ~t;:''oI"" "~*:;':~' '~I,~:t".. ~,i'"", -~"',i;;' -;,i..:~ ..:"",.,r:.:~ ".1O:tr--:!.':.. .. _'. .. ~".y'" ....-:-:-~> 'oj d:'-~'" ",""',,, ". - -" Jl". '.' '- . .,~1.~..::'J .u ~",'" :;.t.'..."....... "" ".. ~'(~... :". t, .. ,~:' fJi '.. .~- -' 1:>";'-' .'t:.i,'. _;;... _ -':'''J .~ . .....;.0 t.'JII.' .. ~ ning: Association, 1313 East Sixtieth Srreet, ChiGlgO, II. 6()6:~7.) 1977.22 pp. This text focuses nn the regulatory cuncel"ns in mini- warehousl'development. Issues discussed include COIl- trolling uses in a miniwarehouse pn~ject. parking ,lnd in- terior driveways, zoning treaunent. and dcvclopmelll and performance standards. Appendices include exam. pies of ordinances developed specifically for miniwareh()lIses. Several periodicals should also prove helpfulw those considering self-service storage facility devel- opment. These include: SI'(/~Sff[J;Ct' StOTll/{1' MtlgRZi",. (monthly) Published by the Self-Service St<ml~e Associ.ttion P.O. Box IIU Eureka SprinHs. AR 72(j32 (5UI) 253-7iOI Min; SltmlKI' Afl'.'i.w'''J{rr (monthly) Published b~' the Inlinity Group H 152 N. 2:\rd Avenlle Phoenix. AZ H51l21 (HUll) H24-liHli4 Many in the industry emphasize that. although there are still mew}' npl>ol"tunities ff)r miniwarehollse development, cOl1lpctiliol1 has become keen, and many markets, especially ill Sunbelt areas. are dose to satuflCltion. Therefore. ~etling intn the husiness re- quires more careful planninf-t and market analysis thall before. espe<:ially wllsidering the high rosl of <:apital that is a 1'lCt of life in the 1 980s. . '. " THI 11111-510:11;1 .' , .' '\:L(;r~~1., .' "'~;\ , ~;..;;' ~".j~.7,;).,,:it"';JUNE 1985f",,,;;,,~,,~'::;1Ilir~',".c.~.j~'f~<;.",'~"' " .r!!/ilt' ~..v>>.;-~.~' ~ ~ "",'. ~:i!; , "~1~~~.\J"",,.,,j;~.r~~ ~~r:t _'l:'~ . ZONING WARS Minis move "uptown" Zoning tips Man with two hats Developer declares, zoning a partnership Packaged zoning -boon or blah? PSI says, "no magic" to method I," I I /' ,1 I ll'~ l'I'j , i :lii"I!I~:' · Li . z~ 'Vlt~~ j 1 II l'l' :1 ! ;: r :'i~l' '!HI!;:'" ,': i! ' ,p "t., "1"1"'" 'I: :'.',' ~t: ~'t~~ ! ,; 11:1 I :;~; lli,n" r ':l; :,:,:,1 I':;' .<, I" ~j& 't.~"':.~ j ~'I'rt 1($'" tfl!!f 4i:;_'I~ t 1t;- .! . 1,::,1'"".11" :,,',~_.:,,!;,", t~:,:jl', '.,: '''':,~~1'rj~;~ .j-" d:d> ~jlt,J It J,'; ,~-r;:,~~" );~~:f}: jt; Nii':llj :1;' -',' i -tith I ", '-.;l"~' ,:1 .-'" I .hi ",',," , .... 11.11 ". ' 1'1" t il ~ '"'; , \ '-:~_:" l:'h~"'ii,:-.'':'~:;h-,f-:j ; !:;i:i,~/-' ! iflj:! ; I ..~. '~;it::i J i: II~I' ,I r; ,:.we,,~,.;1Jif: 'j ; ,!:', '1;\' 1,1" i ,~"':"il"!ii t :I':!! I';' ~ ;,; 11;: \:r;.?i.t :j~ ., ,;;::;:, : /" :l'.~,,~,: :r~~lli':'l f, ij~'t.", I': ,; .' . ';,,; .;.t :,1$111>' ,: ; tj:'~ '.' :'. :I. --i:ltf'~' ~tit~: iJK'<- '.'-(1- ,'i i.i' ~~ ,~~~ _n ~<rlf;r:-~;~.,""'" ,-, "., '"\.-",'," "J:" ,~ lrJNING WARS ADiA'-' continued from page 7 '---- who are re.creating an imageforthe members of CIVIC and social clubs, such other 90 percent. es the Charnber 01 Commerce, the They are more sensitive to the flotary Club, and various concerned community and try to understand their citizenscommillee,; They become market area. They are the ones who go acquainted with the needs and desires of out of state to educate, conduct feasibility the commulllty and, conversely, the studies and keep up on the trends of people of the community become improvement in mini-storage acquainted With them, the quality of their construction and design. And these are business and their goals. the ones who'll spend the extra dollar on The bonom line is politics. I've become aesthetics for a property, and the extra six actively involved primarily in the Phoenix months to obtain zoning for an "P;' piece Chamber of Commerce and the of land. homebuildersassoclation, because I am They won't settle for anything less. They also a developer of shopping centers and believe, like I do, that mini-storage should tract homes. Through these affiliations, not be relegated to an industrial use, I've come to know the mayor, Terry when it is, in fact, a residential use. Goddard and our City Council It was the I am, in essence, one of the "little guys" in homebuilders association that the world of mini-storage. Mycompany, recommended me for the planning Armored Mini-Storage, encompasses six commission, and Goddard who facilities, and I own in partnerships and appointed me, because he saw that I had other real estate holdings approximating an interest in our city and its 30 minis. But I've learned to appreciate improvement. the industry giants. Like the birds who I am now able to educate my lellow glean their meals and their transportation commissioners in our favor about from the back of a rhinoceros, I've mini-storage. And while I am required to traveled in the wake of the big leave the room during one of my own mini-storage companies, and found zoning cases, as well as step down in the better holes to fill It's not only common midst of other mini.storage hearings, still sense-il's self.preservation. I am effective. My track record IS That is why, too, I've become active in my evidence: I've enti)red 74 zoning cases community, and, consequently, am a for myself and only lost four. planning commissioner I've found that But this is not to say my silver tongue is the most successful developers are my only weapon of deployment. ."lps~Cd'ritlIiJedti;'mjiage'i.~;'"<'1lC:.' ;";'~~i'tt";~ftst~r~gJ'f~cilities:'W~:~h~d'~ueSI~" ,Lln; r2din9 th~t ~,,!p$jtconfo'(fTl \0 lI1e,~:>;C;,;;!or"~riances andsofai'we'vegranted .' pcllaslVe style ofligrt comme/Clal anch~i.,:':'tham '-'OVer staff objections," .,,' L. ,::A ~esldenllalarea$'lhlSaspecldrewthe:..__":":-' "~c. "::".: " '.' .... .,'.'. ,."",." .JJ sf ccim~ntsfrQll)thacity.PI,!nners',fc;.,:;Wqr~lng clo$ely With the planners, 8n,d " .... e interviewed. '':\:'11,:'' '..;;' ':..,' ii,"} ~,,; getnQ flexible, mavbe as()lullon.:;We II, . . : :;1h!faesl!1etiG~ (O{~If-&t~ragef~Cilib~"J:;,,;~offer suggeslion~ on miligating ,apt < '.' '. } l1;::ve improved fro(t1the army barraCK~:)\,".,negatlve Impact, .... ~1c}~notherr'r1"'< '" '. Jook;:' SaYS Or]~ G<:immis~illDer, "and'i,,~,;~,CWWll'Psl()ner. .,.:, ';;i'>7.';t;;:'. .1.:X 'fwy're mora cornPa.llble todliY witho\l]ec' .';(::w~ irightsuggest li wall orwoQQ fence ,U nmml;ln::ia1propef/les.:" " ;'"":~ .instead oj ~cyclone.f~nce tq sO"!l,!Jh9,' :; ~;~,,1hefah?,";';ciM~s8i$!Qwn'S.:' ;l~~,t''1ffeor If It'S a two-story bu!,ldl~~:,~e..m?Y< ..eil.storage facjljtie~ as "d~d spaceon.i\~".:,;,!iH~~a~ta (a!llree so~e~n; .;: ,';:!i:.,, ;,;' ;,1 the road. ieanthtnkQfQntllhat lopks riiQi%,jiAgo()# w9r~ing relatl()nShip isimporlant" '.rom,the (Qad, P:\llit(l()esn}~roW \yeIF;<:;V1of,lh,e c.urrent proiect and its ~!allonshiP. JQmthe!\Jge~)s'~':i:\!; '.'>,; ". "f:l?:,'J~ Itsl)n~'ronmenl. s~ld.the plan~er, but ,', ':se\'~ral c()mml~q.nel1ll;lxpressed, ;.':;;;, :.,: It~ 81sp very beneficial If the eelf..storage '.; 'reservations ilbolJti/1e tendency of i "il',: '.;,.~r,rr) IS Intere~ted In fut4(e grow1.h.!~ th~ .:;; Jili~~~i~;r~:~1~~~~!~g.~i~~get~t~~({&e:;:u,~~:n6'S'~ cited ~YaG~~~~~s~s;Oll "'pfal'\9 co~rilge:iobuifili~gs, wh.f.l[t:0c;;;qq~ci;lmmissipners include: ;"'h:." :), Ji;;)(,;CaRipg IS ~~PflIi9ed Ie? ~!prage,lt Will. "A:hain link orcyclonelences ;-"~!..> .' ,. '\P~0raIlYlook.Q\.lf.(l!placemazoneth~\, ';'('over,building '. . . . ....,.. .,:' if!~,.~;siil~~~l~p" R~f~-h~.~ area~, to.n.'~ ,! insensitivity tp neighPoring pr~perties'J b-,.. .". '. '";,"';'". . . . . ,....... en "/fldustnal"fook wlthoulthe.. . , . _ . " ",,:,>; .' '!.., . .. d. r', "~ ~., " ' . I .....' ;.'^ . . . n ,j : :,;Ial frOm Amid-sized Sun belt city'.., '<softening effects of manageri/\ . '. ',l!\i;':.I\ local orolnapce here.requires;.';(i';!;l'parlmenl~, trees, etc;: . .: '.' :;.;... . b,,;,;.;aplng In.par~ll1g areas and alsqlrJ' ..... Llnattractlve metal bUllchngs',.,.,. .' ': ,,(,~. . :'reas wheril)\1ere is VehicUlar .?". """i,.lack 01 familiarity with local ordinances'...; ,. ,1 '. TechnicallY;:' lie stated, "thatC.:'; .reStrictions on parkin\),' ilxterior storage, f ....,.' O'O"hO)l.Jld.Elxtendtotho~lolesol'." ,01"" ." "'. . " .... ":X~~I~.~~u.ul:'r.!h~q'!"L~ ~:!4.'.1r.l..{_~"lf,;,o~'d\ '..:"~'~~1.!!'d,l;' ~'i..~"'" ,,': .,-,., "I: ',":. '-~ THEMINI.STORAGE MESSENGER JUNE 1985 J I've never had an easy time gaining zoning for any of my mini.storages, nor have I seen an easy case. This city is for professionals only, because even now, we go in at a disadvantage. I still have to break out my visual aids and alllhe razzmatazz it takes to convince them mme is no fly-by-night operation. I have what I term as my "flagship," my most anractive facility, which was designed to blend with a prestigious community near Phoenix, and which won an award for best architecture in the "Sharing the Best" competition sponsored by the Self-Service Storage Association. I've shown my flagship in pictures and in person almost 50 times to politicians. That often makes it easier, but iI's by no means a free ticket. When I go outside 01 Phoenix, I am Once more a stranger. My holdings include also San Diego, Albuquerque and Kansas City. In these areas I have had to prepare a comprehensive strategy, including feasibility studies, detailed renderings, and even in.home visits with opposing neighbors of a proposed project. I've had zoning cases thaltake two years when I've gone in for an "P;' property. I've had cases cost $50,000 and been glad afterward because the property was so valuable. Zoning iscosfly and time.consuming. In Phoenix, renderings cost between $1,000-$3,000. If a zoning allorney is retained, an additional $2,000-$3,000 is incurred. Added to that are the fees to the city for a zoning application, which can be between $500-$1 ,500 depending upon the size of the parcel and Ihe complexity of the application. And thaI's nolto mention the cost of tying up the ground (which in Phoenix is minimally six months), and my own personal time. For every 10 sites I've bought, only one wi!! becof'De a mini-storage. Because I choose prime sites in residential or commerCial areas, getting the land rezoned 10 allow mlni.storage is often a very long process. By the time I acquire zoning, the land is usually too valuable to use lor mini-storage. So I build a Shopping center instead, or sell It lor a higher price to those who'll pay for zoning ready.made Why do I stay in mini,slorage? Because iI's a business I believe in. II's consistent. It doesn't have a lot of variables. Iflwo tenants leave a mini' storage complex, it is a loss, but not a severe one. II two tenants leave an office buildmg, one-filth 01 the building could be gone. Ourfndustry is a great industry, but we need support. primarily lrom one another. I give credillo the SSSA for " , 9 ',.r-_ ~ ~ ~ I ZONING WARS ..\ trying to organize and educate its mBmbers. But we need more unison on a smaller and more local scale. I would like to gather all of my competitors in the city at a monthly meeting to discuss ways to impro~e our businesses. The last thing I or any other serious de~eloper wants to see is a foreclosure on a competitor's mini-storage. Because, as the old saying goes in business, if e~erybody is successful, I'm successful. It's basically the trickle-down effect: If de~elopers are intelligently and premeditati~ely going into an area to build, they will determine first if there is a need. If so, they'll find out what the needs are, where a facility is needed, how many --:. i. .. -...,.. ",!,,,,,,'J ..,";>'~ c~ ;;:'" ,",.1;-'';'' .- <;~,,,;,,!,i,""::' ',>' _ 'f~~~' ;j,t~ !, . ,1. .4;".' ' .~~',:,J~._:~~j.~t~:J ... ..'i.;~Ij_;~~,"i;.c'. "" ~'r . ';~;t:'.-i-:~. .;' .' -,," 't." . ." :#<"< "'j{ ".-,,,'.-~~,_.. ~JIi ..,-j', ,> '~ "-~I!: ~\to-."'';]- .~~~\;;.~t:;;fi~~2~)T'4';~ ~:-~~~r:r ~~"'~<i;( "lei;,;.... J'<""~'lil,,"~':iil1'.~.> ..-.... ' . i~~Pr<}:v:-:{~~,;'!lrf~"';:'1.~~;.,;....;.,J&;,. ..... . -i .. , ' ....... .........''" +,-~ . ," Cox "flagship" facility Ii'. . LESLIE '. "~ \~g~STRIES ./ and what kind of units are needed, and will then build a necessary and appealing structure. With this kind of approach, they will be successful. And because it won't impinge on my customer area, but will add to the positi~e and attracli~e image of all mini-storages, it will add to my success. Con~ersely, if they're unprofitable, I'm unprofitable. Acquiring zoning for a mini-storage is not just a procedure, it's practically a profession. It takes a knowledge of the marketplace, a thoroughly-prepared case, dedication and perseverance. Through my experience, I've found there are only three ways to acquire the zoning you desire: 1. Prove that a real need for self-storage exists, and that you can satisfy ir Your ammunition should consist of understandable facts, eloquence and visual aids. 2. The city or municipality justifies the need for you. Then with the government on yourside, allyoudo is kowtow and agree with them, but you must be eloquent and confirming. 3. Politics: Get involved in your community. Who you know and who they know can win a zoning case. BUILDING SYSTEMS DIVISION r' :::.~r: IIi:} < '.~~. 1~f~ nu: ....,N,.!';TORAGE MESSENGER JUNE 1985 MEMBER ~ SELF-SERVICE STORAGE I!' . ASSOCIATION . . LESLIE , IIINDUSTRIES . INC. 753 OLD DIRT ROAD TALLAHASSEE, FL 32301 HAROLD LESLIE (904) 656-2421 (904) 878-8340 . 1... Don't be atraid to go to a politician, even if you don't know him. I've had to represent my company outside of Phoenix and the state at many zoning hearings, and I've often visited with mayors and other city officials in an effort to educate them about my project. I've yet to tind a politician who won't see me. And I've often made a point of meeting early with planners and commissioners before a zoning hearing, to get a feel for their stand on my project and mini-storages in general. This aids in my strategy and how I present my case. There are a plethora of elements which can determine a successful outcome to a zoning case, if used in the right combination: professionalism, a thorough knowledge of the market, acquaintance with key individuals. . . and a little razzmatazz. I 1 Gene Cox is a partner in Armored Mini-Storages, and a member of the board of directors of AMS Management, Inc.. a mini-storage management company. He is also president of Cox Homes, Inc. and Cox Construction, Inc. fi ZONING wiAs . \ . PLANNER-DEVELOPER DECLARES: ZONING PROCESS A PARTNERSHIp, NOT A WAR By Owen Menard As an urban planner with some 25 years of experience in both the governmental and private sectors, I have been involved in virtually every kind of land use and building project in Southern Calilornia. My first exposure to the mini-storage industry was in my hometown of Claremont, Calif., where I was purchasing the land and handling the necessary conditional use permit process in concert with Linkletter Properties. it was a very sensitive area with great citizen concern and opposition. it took 14 months, but the permit was ullimately approved, the project was buill, and it is being sucessfully operated today. I recently returned to the neighborhood and conducted a door-to-door survey to determine the projecl's acceptance by those who h1ld not only supported it, but also those who had strenuously opposed the project. One hundred percent support for the project now exists. I am currently attempting another project in Claremont, which also has been very time-consuming. Several months ago this project was denied by a split vote of the city council even though we had strong staff support. In this case, weare attempting the project on a streel that has long been planned for office use. Several " .J--- professional office owners in the immediate area opposed our project and v<ere successful before the council. We understand the opposition and its reasons. Individuals who purchased land and constructed fine professional buildings over theYBars in accordance with the city's general pfan were vitally concerned about their investment and the image of an area in which they had practiced for years and in which they intended to continue into the future. Our solution, which we believe will be successful, is to recognize the rights and concerns of our neighbors and to redesign ourfacility.lnstead of a pure mini-storage project with excellent architecture and landscaping treatment, we Will now propose a mIXed-land use. The frontage will retain the image of this particular street by the construction of offices in front with the mini-storage facility taking up a major portion of the land in the rear. Whereas our original approach was to set the storage buildings a considerable distance from the slreet with heavy landscaping and the use of ' walls to hide them, we will now place attractive offices close to the street to accomplish the same purpose. This is in recognition that the nature of the storage buildings-in order to be as functional and efficient as possible - is not particularly attractive within an urban area of offices, residential condominiums, and single-family homes. Virtually the same square footage of storage will result with the added bonus of leasable offices, although admittedly a strong oflice demand does not exist. tn the course of this project. I drafted a sample mini.storage ordinance which, after some modifications and expansion by the planning staff, was ullimately adopted. II has some unique features such as guidelines upon design, locational criteria, etc. Copies can be obtained from the Claremont Planning Department or myself, Allhough certainly not an expert on mini-storage, I believe I have learned a great deal from these experiences. To begin with, our city staffs, our planning commissions, and our city councils and boards of supervisors need to be educated to the needs of storage facilities. Theseare unique needs which v "Just relax and tell the fellas precisely why we should grant your zoning permit. " THEMINI-STORAGE MESSENGER JUNE 1985 ~ \, ...---- ZONING vv,..JiS are a phenomenon of our contemporary society. As we all know, building costs, the costs of money, equipment-oriented hobbies and other factors have created an increased need for off-site storage. At the same time, city after city has instituted ordinances eliminating overnight parking of vehicles on the street or recreational vehicles anywhere on the residential properly. Yel, we own more cars and more motor homes, boats and campers. They must be placed somewhere and Ihe self-storage facility is one obvious answer. The upshot of these situations and their explanation to those who either approve or disapprove the storage project can go a long way in justifying such projects and, of course, in making our urban communities more attractive and less cluttered. Pointing out the advisability of severaf cenfral storage facilities within a community close to where the need exists can be a very positive argument. The misconception thatlhe mini-storage project does nol pay its fair share of taxes must be attacked. It does not require a math major or an accountant to determine that an acre of land, with the typical 25 percent coverage of an office, commercial or industrial building valued at $50 per SQ. ft. does not pay appreciably more in property tax than does an acre of land with mini-storage buildings which cover 50 to 60 percent otlhe land. Along with fhe education of staff, city councils, and county supervisors, Ihose within the mini-storage industry must also go to school. General plans, specific plans, and zoning ordinances are not whimsical documents, hurriedly drafted to maliciously thwart development or developers. They are, for the most part, carefully researched and drafted planning blueprints which accurately portray the desires of the community and are adopted as law by those we approve and electlo carry out the function of government. I am constantly astounded by the lack of knowledge that the developer has of such documents or the credence typically placed in them. The astonishment I mentioned comes from the fact that these documents control the destiny - the approval or disapproval- of the developer'S projects, yet they are far too often ig nored as land is placed into escrow and expensive plans and projects are designed. If only adequate research were undertaken into a government's plans and a recognition that these plans have been painstakingly drafted and publicly heard many times before adoption, many ill-conceived, expensive exercises doomed to failure could be avoided. We must also recognize that mini-storage isa relatively new industry. At its inception il was relegated to the industrial parts of our communities. Early projects were certainly less than attractive, being devoid of landscaping and surrounded by chain-link fence. Maintenance also left a great deal to be desired. Its image has improved, but far too often Ihe facility of old is what comes to the minds of (hose drafting ordinances or considering a mini-storage project. As we attempt to move these facilities from the industrial areas, so must we improve their design, their landscaping and their function. They belong where people need them, but must conform to community standards if such a transition is to occur. Lastly, I must speak to the terminology of "zoning wars." Let us not draw battle lines because, if we do, certainly a battle will ensue. Let us instead recognizethatlhe development of a city is a partnership-a partnership between those who govern and those who would develop within the area governed. , I have found over my many years as a government planner, consulfant and developer that the motives of those with the power to approve or disapprove are the creation of a good city or county in accordance with the wishes of a majority of its citizens. The keys to success of a Quality project are patience (it's a complicated procedure), perseverance (it's a lime-consuming process) and a willingness to compromise. A project which gives a bit of what the community wants, is well researched and professionally designed and presented will far more often than not be approved. Owen Menard is a principal of Planning and Development Services Co., of Claremont, Calif., a firm providing planning, zoning and environmental services exclusively for the private sector. He is also a mini-storage developer. THE MINI-STORAGE MESSENGER JUNE 1985 - - - - .I BUILDING YOUR BUSINESS? FREE Guid. has S7.ila' qu.stions to ask yours.1I b.tore you build. "~ ~~ Attantic Building Systems' FREE CONSTRUCTION PLANNING GUIDE helps you ask the right questions at the "pencil- ptanning" stage before you build. tt's a valu- able guide to choosing the right site, the right design - and the right builder - for your mini-storage center or warehouse. And it's yours free when you call or send us the coupon I I Mail coupon to: Atlantic Building Systems. Dept. AT-405. P.O. Box 2020. Cath.dral Station, Boston, I .~ MA02l1B. I atIantJc a"," 1"'00-231.1054 !.. ~~ ;ti;~ti~ I Abuilding s)Stems I YESIP/;"-;'--"'ail my FREE Construction Planning I Guide. I Name I ,,,. I Film I Address I C'" s.. I I 111' PIlon' I AIlafltlC Blllllling Systems ,s a unilol Armal AUallliC.lnt. 6 L_____________J 13 \~. ~N'NG WAF..-) Mencuccini explains. "We put out a price sheet that includes a legal description and reQuirements. The lirst person who comes to us, who's willing to purchase it at that price, and who meets those reQuirements, is generally the person we sellitto." These reQuirBments are no more than would be expected for a sell-storage in a residential area, she says: adherence to a wall and landscape design prescribed by Continental, and height restrictions which vary with thB development. Design of the facility behind thB wall is lelt up to the owner, as is running the business. "The only thing we might dictate to them is the number ot recreational vehicle spaces we want them to have, and that is based on a percentage 01 the number 01 housing units we have set lor a community:' Mencuccini says. Facade aesthetics are Continental's primary concern, and its maintenance is strictly enforced. Location is also predetermined, and facilities are usually on the periphery 01 the overall development. II laces a major street, so that the traffic generated by the The NeN Standard in Self Storage Units, The NeN Standard in Rapid Return on Investment VistaModules." VislaModules are the heart 01 our modular self slOr3ge building concept VislaModules are pre- tabflcated, aU-steel, free- standing, portable structures ideaUy suited tor immediate placement on future-use land. They can be staci<ed or arranged slde-tttside to f~ virtually a"l space and expanSlOO require- ments. And their superIOr construction and long' life exterior finishes wUI requIre little or no maintenance. .a VislaModules are dassified as eQuipmenl. not construction. So vau wil enjoy a 10% first ye3 inVeSlJOOIlllaX cred~ and an accelerated Ii'" year depreciation. And when the future use plans for the land are put in motion, 50 are the VislaModules They can be picked up by Iorkhfi and transported to a """ site by truck. i' . i-l~ .\1 ~ , .,1 ".. ,iil Set a new standard for profrtable investment for yourself. VistaModule Inc 1744 ~ Katella A\"enue 5uile21 Orange. CA 92667 n4997.2150 BOO 522.'500 - - - business does not intertere with normal residential trallic. "We don't have U-Haul trucks where kids are playing," Mencuccini says. Access is also available lrom the inside 01 the project,facilitating, if only conseQuently, a "best of both worlds" scenario. More than that, it is an escape from the zoning" balllefield," which is olten not only costly, but time-consuming as well. When Continental goes before a planning commission, it represents the whole community as one package, so the developer is able to skip that sometimes-dreaded step entirely. "I think the rBason why people are having such problems aCQuiring zoning is because they are trying to SQueeze mini-storage facilities in alter the facl. as opposed to making room lor it, making the right kind of adjustments and providing the right kind of buffers," she says. II is a developer's dream, and apparently not one that is entirely out of reach 01 others. "There are other large companies that do some master planning here in Phoenix," Mencuccini says. Others presumably abound elsewhere. For those with good timing and even ,~ ... beller luck, a master-planned ~ community may be all a developer could ask tor, Mencuccini believes. ..".,.."",.,,,,,,"."'.00"0_' I mini-storage facility, because here they . get land that is already zoned and in a ~ ready-made market," Mencuccini ~ muses. "Because we build a community. for them that is going to support their j', business, it makes it a very valuable proposition." ~i~~,;ti;'11~ll@:. CULTIVATING MINIS While deserted multi-story warehouses and ollice buildings tend to be popular choices for mini-storage conversions, one developer used a more imaginative approach. As reported in the Barre, VI., Times Argus, owner Paul Irons created a sell-storage facility on the site 01 his' previOUS business, Arbor Gardens greenhouses. Using the steel framing already in place, Irons converted the greenhOuses to storage space by replacing the glass panels and pouring a concrete 1I00r.1I has 16 individual storage rooms in lour sizes, from 24 SQ. ft. of 1I00r space, upto 12 teet by 17 leet. For large items, such a~ the antiQue and valuable cars already put away for the winter, there is 6,000 SQ.lI. 0 open warehouse space. THE MINI-STORAGE MESSENGER JUNE 1985 - -- -- rtON1NG WA~'-l . PUBLIC STORAGE ZONING CHIEF SAYS "NO MAGIC" TO METHOD '" don't know that we had any initial strategy that led to a successful zoning program," he says. "We have always treated each property on an individual, . ~ By Gwenn Lawrence, slaff writer "Cities aren't necessarily opposed to whatwedo," says Hugh Horne, president 01 the real Bstate group at Public Storage, Inc. "I think there isa misconception that cities are always opposed to the type 01 proiectlhat our industry builds. That may have been the case ten years ago, but I think now they're more intBrested in the projects being designed and operated properly." Horne has been with Pasadena, Calil.-besed PSI since its inception in 1972, and has been part of its growth to become what is noW the largest holder of mini-storage properties in the world. r---1t i Why 'ust rent our mini-s rage ell ides when you can sell them? Rentin~ out cubicles isn't the only way to make money, You can. also sell. The whole business, For a nice profit. To the right people, If you're interested, so are we, Just call Dennis Healy, Shurgard's acquisition director. And let lIS help you get your money out of storage. '" u SHUtGAAD i 1 , , ! For a confll\en\ial sale; anall'~ 01 yoor facility write or C'all: Shurgard, em Third Avenue, Suite tOOl, Seatde, WA 9810t, (206) 628-3200 THE MINI.STORAGE MESSENGER JUNE 1985 t. " """,,' case-by-case basis." Like many mini-storage developers, PSI does not 8cQuire property withoutlhe correct zoning, That means negotiating a "developer's contingency" with the seller, stipulating that PSI has the obligation to buy the property only after it is zoned . properly, and they have any other permils they need. "Most sellers arB not ag reeable to such a provision to start with, but if they're going to sBII property to a developer or to a user rather than a vacant land speculator, thBY ultimately have to live with that condition," Horne says. In such situations, he says, the site acquisition person can be invaluable. "He has to sell the seller on that idea But we are in the business of trying to develop properties, not trying to get out of contracts. " PSI follows a certain formula to acquire properties. A market study is first conducted within a city to determine if there is more demand than supply for mini-storage. Its staff of site acquisition personnel are then assigned to certain areas, and are given certain criteria with which to choose possible sites. Each site acquisition person will then go to the various planning and zoning departments in that city, and find out all MONING WA~S I the areas where PSI could potentially develop a facility. "Basically, they will say that you can build in most of the manufacturing and industrial zones, and in some of the commercial zones," Horne says. "Sometimes you can do that only with conditional use permits or variances. " The site acquisition person then surveys all the property which is zoned properly, "or could be zoned properly," and then rates those properties. ;'f!~,.<;{t. , \ --- _i Hugh Home "There may be two or three;" he says, "there may be a few dozen. In larger areas, there may be hundreds. Our site acquisition perron will rate those properties as 10 their suitability relative to our criteria. We will then visit that city, review those properties with him and instruct him tatry to buy the ones we think make the most sense, if they are . economically feasible to develop." In almost every incidence, Horne says, there is an "approval process," which, if not zoning, will involve various types of submissions at the municipal level. "WB make a submission and setforth our . position in writing, and verbally, atlhe various public hearings. In most cases we prevail, sometimes we don't," he says. Horne insists therB's really no secret to PSI's success. "Basically, zoning is different in every city and every state, and there are rules that not only the developers have to play by, but that the cities have to play by as well," he says. . "If one would carefully study the zoning ordinance, the general plan and the charter of the city that sets forth what the planning commission, city council or zoning board can and cannot do, it will enable the developer to better understand his chances for success as he goes in. There is nothing magic about- it's a matter of doing your homework, presenting a logical case and then articulating it as well as you can." rIl'1I The b~wayto l1ID your ll1llll-stotage lS to not even run it at all. Running a mini-storage business isn't easy. So why not let someone else take over? Someone with the resource; and know-how to rum a marginal operntion into a money-maker Someone with more than 10 years experience at 80 locations. 8 Someone like Shurgard, u SHutGARD For a oopy of our Guide to Mini-Stornge Management write or cHI: Shurgard, 999 Third A'<nue, Suile 1001, &J1I1e, WA 98101, (206) 628-3200 THE MINI.STORAGE MESSENGER JUNE 1985 18 - - L ~~ ~ UCIITECI'S laBlE LAND DEVELOPMENT MUST BENEFIT BOTH PUBLIC AND PRIVATE INTERESTS By Richard A Samrah, AlA This issue 01 THE MESSENGER is directed toward zoning, and you will find articles that deal with different aspects of thB presentation to a zoning board. I would like to discuss and review just what zoning is, how it came about, and its purpose. Modesto, Calif., has been credited with having the first zoning ordinance, established in 1885, bullhe first comprehensible zoning ordinance was developed in New York in 1913. New York's zoning ordinance waslhe first to incorporate fhe regulations on the use of land, the height and area, or bulk, of buildings for an entire city. It has been said that zoning is second only to taxes in the day-to-day impact on our lives. Zoning is basically the regulation of land use which shapes every city and town. One of the beller definitions 01 zoning I have found is: Zoning consists 01 dividing the community into districts or zones and regulating within such districts the use 01 land and the use, heights, and area 01 buildings for the purpose of conserving and promoting the health, safety, morals, convenience and general weltare of the people of the community. Zoning is the instrument forgiving eltect to that part of the comprehensive City plan or master plan which is concerned with the private uses of and the private developments on, privately owned land - as distinguished from that part which is concerned with public uses and facilities. The zoning or zoning plan along with regulations pertaining thereto, are thus a partollhe master plan - in essence the comprehensive land use plan of the community- while the enactment of the zoning ordinance and its administration are the legislative and administrative acts or processes forgiving effectlo or carrying out this part of the comprehensive plan.' Other definitions for zoning state simply that it is for the protection of the single-family-home neighborhood. One other reason that zoning was put into HGCRO Ce~FU"lEtll SO,"'FnI""~:' .\", .. .' . . J - T > ~f' , -........'l!,.- . j .' ~." II .:J:..;, ,It,- ,.. .> ! lfi1r',' 1 ~~ ~J;.r" .....r. . ", ~.' ,';~z:i_'~:~~c'" D Trial balance D Balance sheet D Budgeting D Check writing o Tenant informmion D Late notices billing D Exception reports D Complete tenant history D Available units D User defined reports Everything you need in a softmIre package for the management of your Self- Senice Storage facility. Here's an integrated software package designed \0 automate your work and give you easy access to both accounting and tenant infonnation. Micro Com- puter Software puts you in control of your Self Service Storage business. D FllII'General Ledger D Profit & Loss statement Compatibte with most business microcomputers. Call or write for more information. DO ODD ODD REALTY ALS1'"CII\IUlCT,I\IC. 18045 Cocklebur, Rowland Heights, California 91748 (818) 9\3-1244 44 THE MINI-STORAGE MESSENGER JUNE 1985 -- - effect was that the private owners~of property must always be tempered by the community interests. Upon hearing, "land isa precious commodity," have you ever wondered -to whom? Is that commodity precious to the community orto the individual who holdsa piece of paperthat says the land is his? Land is finite, land is not moveable. A base remains even after quantities of dirt have been relocated, adjusted or moved. There has been a belief in this country throughout its history that with land ownership comes "the right" to profit by the individual owning the land. The growth of our society and its cities, along with the demand for development in that expansion, and the required land for that development, impact on all in the community. Land development must provide benefits to both public and private interests, retaining the right to profit from its development without exploiting the publiC interest. Let's look at the specifics of a zoning ordinance, We are not going toallempllo make you experts on zoning. We do not have enough time or pages to do that. Giving you a broad understanding of a zoning ordinance can serve as a means to help you evaluate and prepare for any zoning action that you may take in the future. All zoning ordinances have a master plan, or zoning map. The development and preparation of this map usually takes in all the natural features 01 the community. This includes topography, drainage and river courses with their associated flood plains, soil conditions and the subjective beauty of the natural environment. One of the more important elements that zoning deals with is that of future development pallerns for the exisling population and future populations. Most of this information can be obtained from the U.S. Census Bureau, along with various private firms that compile this information. For zoning to serve the population, it has to pay allenlion to the characleristics, needs and desires of the people In the jurisdiction, now and in the future. Zoning deals with land use. This information is usually depicted in the zoning district map and used for reference in preparation for land use zoning changes. If you have ever gone through a rezoning, how often did the planning commission and city council members refer 10 or check the request's com pliance with the" master ptan"? Another part of Ihis is the informalion provided on lot sizes, setbacks, yard dimensions and any other regulation or restriction on physical development of land, usually found in the bulk 1 J J ! ~ ./; I ~~ 't ~ I Ji;': "(,: .~ ~ "\ .. M.." ......, I'.' . " , . '-' ~ deny the use of the land in the same way as other land in the same zoning district. Do not contuse a zoning variance with "spot zoning," which is usually defined as the total nonconformance use of a property in a zoning district A zoning amendment is the actual - , , C' schedules in the zoning ordinance. Zoning deals with traffic patterns and traffic circulation. Remember what the federal government's interslale highway system did, and in some cases is still doing, to expand the urban sprawl through communities in and around major cities? There has been a very long-standing ques- tion as to whether transportation plan- ning or land use planning has the greater effect on physical environ- ment and which should come first. Use districts within a zoning ordinance can, to a large .l"CJree, determine the economic base Dfacommunity It has always been lelt in the planning and architectural com- mUnity that good zoning, ie, good land utilization, relates to sound economic programs for a municipality. Another important feature that, unfortunalely, zon- ing ordinances do not cover are the municipal facilities and services provided: schools, parks, playgrounds, water supplies, sewer supplies, etc. Most of these topics are usually considered to be part of the building construction pro- cess and not that of zoning, but being cognizantoflhe ability to access water and sewage disposal, obtain garbage collection, and police and lire protection can be very important in any rezoning mailer. Zoning ordinances have two other parts you should be aware of, the zoning variances and the zoning amendment. Zoning variances are not. nor should they be thought of as, automatic upon request. You will have to -show unique circumstances, or that the literal enforcement of the ordinance will CALL US FOR A FREE COpy OF OUR INVESTOR'S GUIDE - - -- ,--,"..yo! be a long procedure, taking seven months in our case. In this connection, you may rernember reading in a recent edition of the Sell-Service Storage Association newsletter of our use of the industry slide show, introduced at the Association's national convention in New Orleans last year. Lastly, zoning is just a process. Zoning needs no purpose of its own, it is simply a part of the pOlitical technique through which the use of private land is regulated. The more one knows of the process and the whys of the process, the better able they are 10 deal with Ih~ process to their own benefit. If you wish to pursue the understanding of zoning, I recommend two books you should be able to find in your public library: "The Zoning Game:' by Richard F. Babock, publiShed by University of Wisconsin Press and "The Citizen's GuidetoZoning," by Herbert H. Smith, published by American Planning Association. I am sure you will find them not only informative but also interesting. oJ.H. Beuscher, Local Planning . Administration 3rd edition, edited by Mary McLean (Chicago. the International City Manager's Associa- tion, 1959.) lTT1I RichardA Samrah jOined Your Attic, Inc., Detroit, as corporate architect inJuly 1982. bringing 10 lhecompanyalmos120 years experience in his lie/d. Prior to joining lhe lirm, he served, lor live years, as direclor olconstruction documents wilh Progressive Associates, Archilects and Planners, a Delroit firm. ,I '-~ i) \', , .> ~ -1 ~ I "Ji ::Ii -, ~ ., ~ , .'! {I ~~ ~ ., ~i .~ .~ - , T ~; ~i , .~ 1 \ ,; 'Of ANY MlI'"NIC. Uf wash need: Call TOLL FREE MA~K VII EQUIPMENT INC. " 800-525-8248 In COIOl'adn 8OlI.3:J2-SlII2 change of the texl of the zoning ordinance. At Your Attic, we recently completed, thankfully, a successful amendment request to allow self-storage as a permitted use in a local community's business district. Affecting an amendment to a zoning ordinance can 5981 Tennyson Street Arvad.. CO 80003 13031423-4910 , , THE MINI. STORAGE MESSENGER JUNE 1985 45