September 1, 2001

6 Min Read
Evolution & Elevators

Evolution & Elevators

Elevator placement in a multistory self-storage building

By Nicholas Jodhan

Duringthe past three decades, the evolution of the self-storage building type from thetraditional garden-variety, single-story facility to the more visible multistorybuilding has given developers pause for thought in the design phase. Thisevolution has ushered in an era of new design criteria, leaving developers toconsider aesthetic and functional aspects as never before. The following factorsnow play a key role in self-storage design:

1. The product has moved from industrial zoned parcels tobusiness/commercial ones, making the self-storage facility a more integral partof the community landscape. This movement demands the addition of architecturalelements, which meet the goals and vision of planning commissions.

2. The change from single-story facilities with exterior unit accessto the new multistory properties with internal access makes life safetyconsiderations a priority design criteria. In an emergency, customers must behave quick, easy access to safe exit passages, and sprinkler and alarm systemsmust adequately protect customers' stored belongings.

3. Although the gross square footage of these new structures hasremained roughly the same (plus or minus 100,000 square feet), the vertical vs.horizontal configuration gives rise to considerations for access to units andmanagement of internal foot traffic. Gone are the days of vehicular trafficmovement and drive-up unit access as major design considerations.

The design challenges mentioned above are but a few that greet today'sself-storage designers and developers. As storage facilities become high-risestructures, the need for an elevator becomes paramount. This article focuses onthe challenge of elevator placement in the new facility type.

The elevator is to high-rise structures what the truck is to a single-storybuilding. It is a vertical vehicle that must take clients to the upper floors asreadily as the truck took clients to their drive-up units. Although multistorybuildings do not offer drive-up access, designers can make it as effortless aspossible to get to units on upper floors. To create a truly effective layoutwith well-positioned elevators, the designer of a multistory site must designwith a few fundamental axioms in mind.

Site Configuration

Before we can fully understand the inner workings of a building, the selectedsite and desired building must be configured to conform to all site-relatedrestrictions (lot coverage, setbacks, easements, servitudes, right-of-ways,landscape buffers, detention requirements, parking requirements, etc.). Thisconfiguration should be completed first because here is where we discover thecriteria for exterior skin options and staircase exit location, as well assite-configuration limitations that force the office and lobby/ elevators into aparticular location. A good designer will carefully consider the mandatedparameters and should offer several layout options.

Code Compliance and Building Systems

Every municipality will be governed by several zoning, building, life-safetyand ADA codes. Be they federal, national, state or local, these codes must bethoroughly understood and complied with during the design process. When layingout a multistory building, the designer must understand the building codes, typeand system of construction being proposed.

This would allow the designer to lay out building grid lines andstrategically place ingress/egress staircases that are life-safety-code driven.He will also be able to place any fire separation or demising walls through thebuilding. The building's exterior could also now receive some additionalevaluation that may or may not influence the interior placement of theelevators. Keep in mind that elevator function is suspended in fire-alarmconditions. Elevators are not considered a means of ingress/egress, so theirplacement is not typically code-driven.

Efficiency

Designing with efficiency in mind is another critical design considerationthat can effect elevator placement. In the self-storage industry, individualproperty is valued on post lease-up (stabilized) net-operating income. Bearingthis in mind, it behooves the designer to maximize the net-leaseable squarefootage of the building. If ever you examined the stabilized value of a facilityat 72 percent efficiency vs. 78 percent, you would understand why designing withthis objective in mind is so critical.

Placing the elevators in a location that affords maximized buildingefficiency should be the designer's prime objective. Because unit mixes areunique to each property, there is no standard placement of elevators. However,be aware this does not mean elevators should be placed haphazardly, but ratherin a location that does not disrupt efficiency by causing a significant loss ofleaseable space.

Elevator Types

The type of elevator selected can influence its eventual placement. Forexample, a hole pneumatic elevator requires that a hole be drilled on site toaccommodate the piston. In some instances, these holes could be in excess of 60feet. The site may have some locations that would prohibit such a hole, butothers that would accommodate it. Pneumatic elevators also require rooms tohouse their reservoirs.

Another elevator type to consider is a traction elevator, which requiresspecific shaft heights to accommodate its gearing. In buildings with gable rooflines, placing this type of elevator directly under the ridgeline couldeliminate any roof penetration and possible future roof leaks. Other features ofelevators, such as dimensions, or single or double doors, would also have someimpact on design considerations and could play a role in determining the bestplacement of the elevator.

Access

Give ground-floor access the next weighted value. There is a fair amount ofdesign flexibility here. Elevators can be placed at the exterior wall with doorsopening right onto a covered drive or they may be placed inside the building.Potential users of these facilities will view the access to the upper floors asan inconvenience if the ground-floor elevator access is too difficult. If theelevators are clearly visible and accessible upon entry, the general perceptionis that the upper floors are accessible as well.

Both location options offer particular benefits, such as convenient access,weather protection, security or efficient function. When elevators are set intothe building, the distance from the face of the building depends on severaldesign issues. If clients unload their stored items onto a cart and then into anelevator, incorporating a lobby/staging area into the design is a good idea.This gives clients enough space and time to get out of the elements, enter theiraccess code and secure items on the cart before entering the elevators. Stagingcan range in depth, but 10 feet is a good practical number, particularly whenthere is more than one person trying to access the upper floors. Staging anydeeper tends to be wasted space and can create unit-mix problems on the upperfloors.

Internal Traffic

The next major consideration is foot-traffic movement. Obviously, there mustbe adequate width for people and carts to move through the facility aisles, butin regard to elevator placement, walk distance is the governing factor. Walkdistance is measured from the elevator landing to the furthest unit from allaccessible directions. Ideally, walk distance should not exceed 150 feet. Insome facilities, that distance may be increased somewhat if the options forelevator placement are severely restricted.

There are several design criteria that must be considered in order toproperly place elevators in a storage facility. The controlling factors must bebalanced in a way that results in the best product. It is often a delicatebalance to strike and a somewhat inexact science. Each property can havevariations unique to that property. I suggest using double-sided doors, keepingall structural elements on a 5-foot design module, placing the elevators no morethan 10 feet into the building and placing the elevators halfway along thelonger dimension of the building. This will lead to the highest efficiency,creating the greatest investment value.

Nicholas Jodhan has been involved in the development of self-storage forthe past four years, designing and developing self-storage facilities in severalmajor cities in the Midwest, Northeast and South. He continues to developcreative ways of addressing the new parameters of the modern self-storageindustry. Mr. Jodhan can be reached at [email protected].

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