All Forum Posts by: Henry Clark

@Robert Tinker

CONSIDERATIONS FOR RV OR VEHICLE STORAGE

A. Pull through- The front, pull as far forward as possible, gives the person next to you an easier angle to turn into, from behind you. Align your front with the fronts of all other vehicles. Be courteous and leave enough room on the Driver side, so that RV can open their doors.

B. Back to back parking- our locations are set up at 60 degree parking. Also, they are setup for the driver to back in on their side, so they can use the lot next to them for alignment. This way you only have one blind side on the right side backing in. Otherwise you have two blind sides.

We have 20/30/40 foot parking at our location at 26763 Highway 34, Glenwood, IA. Each size has a different width due to how hard it is to park a longer unit at the very front angle of their turn in. 20’s- 10 wide; 30’s- 12 wide; 40’s- 15 wide. Although you could park an RV in any of these sizes, it is easier with a wider width to make the “front” turn. Or ask for an end parking spot, so you are doing a 90 degree parking, but have the whole drive way to back in with, without a turn.

C. Canopy- same issues as others, depending on if 60 degree or 90 degree parking.

D. Enclosed- Really a matter of width and depth. Keep in mind all measurements for storage are relative. For example: A 10 wide x 20 deep x 8 tall unit, with studs, roll up door and door jambs; is really 9 wide x 19 ft 6 inch deep x 7 ½ foot tall. Also if you have a 20 ft boat or Camper, its really 22/23/24 ft depending on Propeller, bumper or front hitch.

E. Surface- Rock or hard surface (concrete/asphalt); If on rock/asphalt put your tongue leg or stabilizer pads on wider pads to spread the weight out. These pads are needed on Asphalt since in hot weather they will sink into the asphalt.

F. Pest control- we put mouse bait out along the fence lines and under the units, mow excess weeds and grass. You should put both rodent and bug control in your unit. Dispose of all food sources, for long term storage. If you want to be really diligent with pest control, don’t park next to overhead lights. They attract bugs at night and then mice underneath. Put scented drier sheets in all compartments and rooms. Open all cabinets and doors.

G. Stabilizers- if doing long term storage put you stabilizers down. Most parking is in an open area and the units can rock and move with the wind. This will also help with taking pressure off your tires so they last longer.

H. Security- Put a lock on the hitch. Although you are in a secure location, RV’s and trailers are the easiest storage to break into or take without notice. Recommend you put in motion sensors or GPS tracking security. Check your vehicle at least twice a month. Most Security systems only maintain footage for 2 weeks due to camera memory capacity.

I. Propane Fuel Tanks- disconnect and store if leaving for long term storage.

J. Electronic Lifts- disconnect the battery if leaving for long term storage.

K. Insurance- most storage unit insurance policies do not cover vehicles. Keep your insurance, just have them adjust your automobile to fewer miles or just comprehensive coverage. Wind, Flood, tornado, Hail, or third party damage or theft can still occur. Traditional insurance coverage, RV’s normally stay a flat rate throughout the year, thus you will still need to maintain full coverage. Or, if you seek out a specific RV or rec vehicle insurance company, you can move in and out of winterization rates.

L. Pricing- use a 30 foot vehicle as an example:

-In the country about a $1 per foot on rock.

-With Paved access and parking spot, this might run $60 to $90

- Enclosed parking this will cost about $120 to $170 for a 30 foot.

- Enclosed parking for a 50 foot, might cost $225 to $350.

The price extremes are the cost of the concrete/asphalt road and the storage bay. Also the longer the unit the price goes up significantly because it takes more driveway width to park and the type of door changes in both size and type (remote operated). A 50 ft RV will require about a 70 foot wide driveway to back in.

We are only addressing the long term Parking portion of storage. Other items are specific to each vehicle such as water clean out, Tire/window shades, etc.

Quick non Parking list:

Wheel/tire covers; Vehicle cover.

Remove and store your tires.

Store with a full fuel tank to prevent condensation

Add fuel stabilizers

Place RV completely off the ground to prevent flat spots on your tires, if left for a long time.

Cover your HVAC, skylights, vents and windows to prevent exposure to sun and breakdown.

Boats leave your plug out, whether covered or not.

@Robert Tinker

Here are some exercises to help you find a location to check out.

Get on Sparefoot or Google.  Prefer Sparefoot since they show you the price.

Type in Round Rock/Austin/Temple/Waco/Killeen or just type in one of them.  Then in the upper left of Sparefoot you will see a drop down with vehicles, RV or boats, doesn't really matter, pick one.   On the map you can scroll between the towns.  As you get over them, there locations will show up on the map.

Round Rock/Austin are the same market.  Normally in Selfstorage you hear about your 1 to 3 mile market.  RV/Boat storage market range is even further, up to 20 miles.  Because there isn't as much competition.  Vehicle storage can't compete profitably when compared to Self Storage, "generally" speaking.

On the sparefoot page on the left side you can select covered, open, enclosed, etc.  I would pick uncovered and outdoor covered (canopy).  The cost of enclosed is huge and more risky.  Being in Texas with a lot of drill rod, if you have a welding friend with a high lift, I would look to do Canopy parking.  Need some shade down there.  

Back to looking at Google maps, what I am about to say isn't very scientific. You could go around and count, then compare to population.  But lets do this quick.  

Round Rock/Austin- lot of competition, plus your land is going to be higher.

Temple/Waco/Killeen- less competition.

Next look at the map and the competition closer.  You want to "out position" them.  Keep in mind most of them were built as "Self Storage" locations and not as RV/Boat locations.  They will want to be closer to the population and their land will be more expensive and harder to find a zoned location.  If they are doing vehicle storage it is more of Name calling.  Example: A 10 x 20 can be both self storage and Vehicle storage.  Beyond that, most self storage only being 8 1/2 foot tall or so wide, a 10 x 30 or 10 x 40 storage unit can't handle RV's and boats.

Recreation areas/cheaper land:  The way you beat your competition is to build closer to the Recreation areas or on routes to them, from the populations. Most people would prefer to not have to drag their RV or Boat back "into" town, especially if it is on the way to their primary rec area.  Also the land and rent will be cheaper out there.  "Out position".

Your Market:   Boats and RV's are the same thing.  Don't get into Enclosed right off the bat.  A lot of money and risk.  Your in the 30 to 40 foot range.  With some 20's.  Don't do the 50's.  This is for "A" class motor homes, which there are not a lot of.  Also if I buy a $250,000 to $1mm "A" class home, I want enclosed.

Don't look at the 20 foot vehicle storage, that won't be your decisive market.  

Mix:  equal parking 20/30/40 foot spaces.  

Zoning:

Read my Zoning I3? post.

Setup:

Read my Parking post.

Security:

Read my Security post.

 Financing:

Read my post on "Broad discussion on Financing".  Covers SBA.

Subject to in depth research, I like Belton, 317/36 intersection, 340/84, small towns/intersections between populations and recreation area.

Another business opportunity.  Your near Ft Hood, in Killeen.  I would look at RV/pontoon boat rentals near the lakes.  Especially if you can buy some land close by to stage/store them.  Require them to take out insurance.  

Good luck.  I'll attach some more info in a minute.

28 August 2020, 03:41 PM1. Retaining Wall finished on the large wall and a curved wall. Still one left to do at the front but not to big. The large wall was about 380 feet long and 3 to 5 feet high.
2. You can note the oats and brome grass has started to sprout on the side hills. This is helping with soil erosion and to make it a smooth lawnmower ride with no ruts.
3. Dirt excavators are set to come back on Mon/Tuesday to finish up. Their owner who rolled the Earth scraper and got crushed by it, is out of the hospital. Working on his rehabilitation. Shoulder/armed healed, internal organs okay, and needs to rehabilitate with his hips.
4. Permit got held up. The sewer line for the apartment line above us runs through our property. Used to be owned by the same owner. They never recorded an easement for their private sewer line. City would not issue permit until I put an easement in. Another $2,000 for the engineer to draw up and record. I was okay with tearing out, but City Engineer said the apartment would win in court since this pre-existed the split. Didn't want to tell him that the city should have required it 10 years ago when the two pieces were subdivided.
5. Ordering half the buildings on Monday, once permit is signed off. Will build half this year, since I am going to let some of the ground settle over the winter and compact.
Slow but sure. If you don't have your own construction company you have to work with all of the subcontractors.

Noted above we were having to segregate this land through a subdivision process for Financing purposes (SBA doesn't finance projects where other companies will be operating out of them).  Had the City Council meeting last night.  Did a brief reason on why this subdivision is occurring.  Passed.

Now just waiting on Appraisal.  Then go back to SBA show them they have enough collateral and to get their sign off on releasing this portion of the land.

Kind of anxious on the appraisal.  Bought this 8 acres for about $20,000 per acre as "farm ground".  Should appraise a lot higher since it has been cleared, levelled, filled in, and Water/Sewer/Electric are now on site; and put to commercial use.  This will account for a good portion of our Collateral going into the next phases of both of these properties.

Either way, pay $5,000 to $10,000 for a Trust lawyer to set up a trust and go through the tax ramifications.
There are way to many questions to be asked and answered through this forum.  Both from a Family and business standpoint.

For example, if this was an income producing property, then he could do a Sale and leaseback from/with his kids.  Good short-term and long-term ramifications for both groups.

If he is at this stage in his life and is open to investment discussions, and I assume based on this gift he has other assets, he needs to go through a checklist:

1.  Long-term health policy

2.  Long-term assisted living policy.

3. End of life, Legal, health, access POA to assets/bank accounts versus in court, etc.

4.  Grandkids college

5.  His accountant should pull together all documentation for "Basis" on his assets.

Don't chip away at the discussion.  Go to an estate/Trust attorney.

Rule 1 thru 10.  Pick an investment strategy and stick with it.  Not that you never change, but doing many things will just make you less effective.  Don't do single family and then all of a sudden do commercial.

11.  Determine your investment goals.  Returns, cash flow, down payment or collateral, passive/active investor, long term or flip, sweat equity or not, etc.  This will help narrow down your search for investments.

12.  Partner- are they on the same page as above?  How do you get out?  This goes for all deals.

13.  Make a check list and keep improving it.  Example:  Property taxes, roof, insurance, closing costs, finance, floors, epa- chemicals/asbestos/etc, etc.

Have him talk with his tax person first, then with a Trust lawyer.

A.  Basis $100k with $500k value, then they have to pay taxes on $400k.  Is this easily valued?  If not need an appraisal.  Gift tax 18 to 40%, does he have the cash to pay the taxes?  Does he have the basis documented?

Basis $450k with $500k value, then don't worry.  Pay the small taxes.

B.  Negative value asset.  If he has a loss, then he should sell and use this himself.  Gift the money.

C.  Maintenance upkeep, property taxes, insurance, etc.  Are the kids prepared to take this on.  Do they have the cash flow to handle this and also the Income to take advantage of the costs as an offset?

D.  How old are the kids?  What happens if the friend dies before they are of age? Is this settled with his spouse, ex, or other?  Can the kids handle the legal ramifications?

E.  How old is he?  How healthy is he or his family side?  

Lot of questions that need to be answered.  What is his objective financially for this gift, not emotionally.

Got an update from City planning on our site.  Attend City Council meeting for approval next week.

Zoning:

The property we are using for this project is part of the same 8 acres we are using for our Storage location. It was collateralized under that SBA Agreement. Unfortunately SBA does not finance these types of contractor buildings, where someone else works in them. So we are having to subdivided the 8 acres and go through the City. Attached below are the City notes for an upcoming council meeting for approval. For your info. Summary, key thing is all utilities go underground. And a sidewalk along the street needs to be installed. I have deleted most of the non-information data. For the Quick Read, just look at the Bold and Underlined. I will attend the upcoming Council Meeting to address any quesitons.

City Council Development Notes:

Subject/Title
Request: Final plat approval of a two-lot minor subdivision to be known as Clark Storage, LLC Subdivision.
Clark Storage LLC Subdivision, as shown and legally described on Attachment ‘A.’ The subdivision contains 8.24 acres more/less of land and is located at 4810 South 35th Street. Proposed Lot 1 will contain 3.93 acres and proposed Lot 2 will contain 4.31 acres of land. The applicant’s commercial storage operation will be located on Lot 1. The applicant will retain ownership of Lot 2 and intends to locate contractor incubator buildings on this lot.
Zoning/Land Use
The subject property is zoned C-2/Commercial District and has nine (9) existing storage buildings and one (1) existing office building on the northern portion of the property. The proposed final plat shows six (6) additional proposed storage buildings.

Surrounding zoning in the general vicinity of the request includes R-1M/Single-Family Manufactured Housing District zoning to the north, A-2/Parks, Estates and
Agricultural District zoning across South 35th Street to the east and Veteran’s Memorial Highway to the south, and R-3/Low-Density Multifamily Residential District and C-2/Commercial District zoning to the west.
CASE #SUB-20-008
Staff Report Page 2
Existing land uses in the general vicinity of the request includes a residential neighborhood, Trailer park, to the north, and undeveloped land to the east, south, and west. xxxxx, a residential subdivision, is located across Memorial Highway to the southeast. The future land use plan of the Bluffs Tomorrow: 2030 Plan designates the area as Rural Residential/Agricultural.

Comments
1. The proposed subdivision is consistent with the Bluffs Tomorrow: 2030 Plan (comprehensive plan) as well as the purpose and intent of the City Subdivision and Zoning Ordinances.
2. Both lots in the proposed subdivision exceed the minimum C-2/Commercial District lot size requirements and have direct frontage on public roadways.
3. All development in the subdivision shall comply with the standards stated in Section 15.15 C-2/ Commercial District of the Municipal Code (Zoning Ordinance). Proposed Lot 2 is considered a corner/double frontage lot as the lot has frontage along both Memorial Highway and South 35th Street. Chapter 15.03, Definitions, of the City Municipal Code (Zoning Ordinance) defines the ‘front lot line’ of a corner lot as “the shortest lot line along a street other than an alley (§15.03.430)”. Based on this definition and the lot dimensions shown on the proposed final plat, the lot line adjacent to South 35th Street shall be considered the front lot line for proposed Lot 2 for zoning
setback purposes. The property line abutting Memorial Highway right-of-way shall be classified as the street side property line for zoning setback purposes.
4. A sign permit was issued to allow a 128 square foot pole sign in the southeast corner of proposed Lot 2 in June of 2020. The proposed minor, two-lot subdivision would not result in the creation of a nonconforming off-premises pole sign as Mr. Clark will retain ownership of both Lots 1 and 2. If Lot 2 is ever sold, at such time the pole sign would become non-conforming.
5. Public water, sanitary sewer and storm sewer utilities are available to service both lots in the subdivision. Any cost to construct, extend, remove and/or relocate any utilities within or to this subdivision shall be at the sole expense of the applicant and/or developer, and not the City.
6. All electric, cable and communication facilities shall be installed underground. All costs to construct, remove and/or relocate any utilities in this subdivision shall be the responsibility of the applicant and/or developer, and not the City.
7. Section 14.14.040, Sidewalks/Pedestrian Ways, of the Municipal Code (Subdivision Ordinance) requires that sidewalks be installed in all subdivisions and they be designed and constructed to comply with Public Works Department criteria. Proposed Lot 1 has frontage along South 35th Street and Proposed Lot 2 has frontage along both South 35th Street and Memorial Highway; however there are no existing sidewalks along South 35th Street adjacent to the proposed subdivision. A sidewalk designed and constructed to comply with all Public Works standards shall be installed along South 35th Street adjacent to the proposed subdivision. Installation of the sidewalk shall occur in two
(2) phases. The first phase of the sidewalk shall be installed along Lot 1 prior to issuance of a certificate of occupancy for the proposed additional storage buildings. The second phase of sidewalk installation shall extend the sidewalk along the entire length of Lot 2 and shall be completed at the time proposed Lot 2 is developed.

CASE #SUB-20-008
Staff Report Page 3
8. The cross access easement between the two (2) proposed lots shall be extended to the far west property line to ensure no access issues arise in the future between the two parcels.
9. The City Fire Department stated that they have no comments in regards to the proposed minor subdivision.
10. Cox Communications stated that they have no issues with the proposed minor subdivision.
11. The following technical corrections shall be made to the proposed final plat:
a. Revise the side yard easement for each parcel to state five (5) feet, as opposed to the 10 feet, stated on the plat.
b. The full metes and bounds legal description for the overall subdivision boundary shall be stated on the final plat.
c. The following standard easement notes shall be included on the final plat.
a) ERECTION OF STRUCTURES PROHIBITED: Grantor shall not erect any structure over or within the Easement Area without obtaining the prior written consent of the City Engineer, provided however grantor shall have the right to place and maintain a surfaced roadway over and within the Easement Area.
b) CHANGE OF GRADE PROHIBITED: Grantor shall not change the grade, elevation or contour of any part of the Easement Area without obtaining the prior written consent of the City Engineer.
c) RIGHT OF ACCESS: City shall have the right of access to the Easement Area and have all right of ingress and egress reasonably necessary for the use and enjoyment of the Easement Area as herein described.
d) REMOVAL AND REPLACEMENT: The cost of removal and replacement of any unauthorized
improvement or structures within the Easement Area, necessitated by the exercise of the rights under this easement, shall be borne by the Grantor or their successors or assigns.
e) SURFACE RESTORATION: City’s liability to restore the surface within the Easement Area shall be limited only to grading and seeding, and replacement of grantors surfaced roadway.
f) DUTY TO REPAIR: City agrees that any drain tile, drive or access way, fence, or yard or other improvements outside of the Easement Area which may be damaged as a result of any entry made through an exercise of the City’s right of access shall be repaired at no expense to Grantor.
g) EASEMENT RUNS WITH LAND: This easement shall be deemed to run with the land and shall be binding on Grantor and on Grantor’s successors and assigns.
h) GRANTOR RESERVATION: Grantor reserves the right to use the Easement Area for other purposes provided however these purposes shall not interfere with grantees use of the Easement Area under the rights of this agreement.
d. All building renderings shown on the final plat are not necessary and shall be removed.
Recommendation The Community Development Department recommends approval of the proposed two-lot minor subdivision to be known as Clark Storage LLC Subdivision, as shown on Attachment A, and subject to the comments above and the conditions below:
1. The final plat shall be recorded within 90 days of City Council approval or the plat will become null and void unless an extension has been requested and granted by the Community Development Department Director.
2. Conform to all City standards and specifications, the zoning and subdivision ordinances and the Department of Public Works Standards for Public Improvements.
3. All comments and technical corrections stated in the case staff report shall be addressed on the final
CASE #SUB-20-008
Staff Report Page 4
plat prior to execution of the document.
4. All utilities shall be installed underground. Any costs to construct, remove and/or relocate any utilities shall be the responsibility of the applicant and/or developer, and not the City.
5. A sidewalk designed and constructed to comply with all Public Works standards shall be installed along South 35th Street adjacent to the proposed subdivision. Installation of the sidewalk shall occur in two (2) phases. The first phase of the sidewalk shall be installed along Lot 1 prior to issuance of a certificate of occupancy for the proposed additional storage buildings. The second phase of sidewalk installation shall extend the sidewalk along the entire length of Lot 2 and shall be completed at the time proposed Lot 2 is developed.

@Ismael Loreto

What I'm recommending above is to see it it can fit before you get any more expense or time into it for the Site plan.  You should be able to go back to your original surveyor and have him lay in into the survey.

For the guest house, recommend you just find an existing plan and purchase it.  Make modifications as needed.  If you start with an architect to design the guest house you might have $20,000 to $40,0000 wrapped up in engineering fees.

@Cole Bigbee

The major differentiator between locations I have seen is actually the parking outside.  In your leases have you assigned outside parking?  It’s usage so you don’t get a bunch of junk?  

Cleanliness of the location. I’ve seen two ways.  Professional and clean outside. No derelict vehicles.  Or Joes weekend warrior location with spare vehicles and equipment sitting around.  What are your approaches?