4356 BONNEY ROAD, VIRGINIA BEACH, VIRGINIA

PH: (757) 498-9800, WWW.GMFPLUS.COM

SELF STORAGE CONVERSION A Case Study: AAAA Chamberlayne Self-Storage, Richmond, VA

In 2008, Tom and Dave Kern purchased a 58 year old, 77,000 square foot industrial laundry facility which they converted into a storage facility and incubator office space. In today’s market, such distressed properties are particularly attractive because they can be purchased and rehabbed for modest cost and maximum returns. As such, the Kern brothers realized that “there were a lot of people living in the old area of the city so they could be close to their work, but there was not much in the way of self-storage to serve them” says Tom (footnote 1). From the beginning, they had the idea of combining a traditional business office with the self storage spaces for small companies who wanted a formal work environment and a place to store their merchandise. “We see this as a sort of incubator. A company can get it’s start here and grow to a point where they move to a bigger space” (footnote 1) says Dave Kern. The final Chamberlayne design features 500 storage units, five loading docks, a first-class office space with receptionist and Wi-Fi.

4356 BONNEY ROAD, VIRGINIA BEACH, VIRGINIA

PH: (757) 498-9800, WWW.GMFPLUS.COM

SELF STORAGE CONVERSIONA Case Study: AAAA Chamberlayne Self-Storage, Richmond, VA

For the design of the Richmond facility, they turned to the self-storage architecture firm of G.M. Frech & Associates. In conversion projects, it is important to differentiate between a general architect and one who has relevant self-storage experience. After the initial site visit to document the existing building conditions, the architect assisted the owner in determining the feasibility of the project with the help of an independent self-storage consultant. Preliminary plans were created to respond to market metrics and translate data into a proposed unit layout. A contractor was brought on board early in the design process to work with G.M. Frech & Associates to determine the owner’s construction budget. From these explorations, it was determined that the project was viable and would be profitable for all concerned. The architect then completed the construction drawings and remained involved during construction to advise the owner as to substitutions as well as check on the progress of the work.

4356 BONNEY ROAD, VIRGINIA BEACH, VIRGINIA

PH: (757) 498-9800, WWW.GMFPLUS.COM

SELF STORAGE CONVERSION A Case Study: AAAA Chamberlayne Self-Storage, Richmond, VA

The aesthetic approach to this conversion was to highlight attractive elements on the existing building and hide those that detracted. For budgetary reasons, the majority of the façade enhancements were focused on the areas most visible from the main street. The distinctive art deco inspired entry element provided inspiration for the use of EIFS detailing along the front facade. The existing structure was preserved but opened up for show doors to highlight the new use of the building and enhance natural lighting within the facility. Internally, handicapped accessible bathrooms were added to the facility to meet current building code. And as a practical design consideration, new loading doors were placed so that every unit was conveniently located within 50 feet of a loading dock. Special units (20’ x 30’) marketed to building contractors wereclustered together near one particular loading dock so loading and off loading would not detract from the other tenants. In the office area, individual incubator offices (12’ x 12’) back up to smaller rentable units (12’ x 12’) to allow the tenant a closer relationship to their merchandise.

This creative and flexible approach to building reuse is essential to a vibrant and profitable conversion project. Given today’s challenging economic environment, the lessons learned at the Chamberlayne facility provide an excellent model for self-storage owners and developers to emulate as they try to stay relevant in their market.

Christopher Nason, AIA, LEED AP and Chris Elam, LEED APFOOTNOTE:1. From “Combining the Best of Both Worlds” in SSA Globe, January 2010 issue.