Bee Safe Storage - Parking Demand StudyA MOLL
R NT
E N C. I N E E R 1 N G, I N C.
Bee Safe — Parking Demand Study
BACKGROUND
• New Hanover County's Unified Development Ordinance (UDO) allows applicants to
demonstrate that the minimum off-street parking requirement is different from the
standards listed in the UDO.
• The UDO requires that mini-warehouse/self -storage facilities provide a minimum of 0.5
parking spaces per 1,000 square feet of rentable storage area (1 space per 2,000
square feet).
• The applicant is proposing to construct a four-story self -storage facility at 8138
Market Street consisting of 139,920 square feet, of which about 98,000 square feet
will be rentable storage area. The UDO would require a facility of this size to provide
49 off-street parking spaces.
COMPARABLE DEVELOPMENTS
• This study examines the following three comparable developments:
o Cardinal Self Storage — 8146 Market Street
o CubeSmart Self Storage — 7755 Market Street
o Go Store It Self Storage — 71 35-A Market Street
• The three comparable developments are located in the general vicinity of the
proposed development in the Ogden/Porters Neck communities and consist of multi-
storied storage buildings.
• The parking space numbers provided in this study reflect only the marked spaces in the
parking lot and not any loading areas adjacent to the storage buildings.
1. Cardinal Self Storage — 8146 Market Street
a. Per New Hanover County records, Cardinal Self Storage consists of the
following buildings:
i. (1 ) Two-story building with a 37,000 square foot footprint;
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ii. (1) One-story building with a 12,800 square foot footprint; and
(1) 2-story office building with a 1,200 square foot footprint.
b. Tax records indicate there is a total of 88,800 square feet under roof.
c. Per County records, the approved plans included 10 parking spaces, however,
based on aerial photography only 9 parking spaces were constructed. This
equates to:
i. 1 space per 9,867 square feet (total square footage)
ii. 1 space per 6,907 square feet if 70% of the facility was rentable
storage area.
d. Under the County's current parking standard, and assuming 70% rentable
storage area, this facility would require 31
parking spaces.
e. There has been no evidence of any issues related to the number of parking
spaces occurring at the facility.
f. Using available aerial photography, the
following number of vehicles were
observed parked in the parking lot:
...............
Source:
; Date:
Number of Vehicles:
NHC GIS -- - --
2021 **
1
Google Earth
9/2021 **
1
NHC GIS
2020
1
NHC GIS 2019
1
Google Earth 1 1 /2019
1
Google Earth 6/2019
2*
Google Earth 2/2019
1
Ave: 1. 7 3
*Includes a Cardinal Self Storage moving van.
**Existing vegetation completely blocked the view of one parking space.
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T O N, N C 2 B 4 0 3
(9 1 O) 7 9 1 • 6 7 6 0
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2. CubeSmart Self Storage — 7755 Market Street
a. Per New Hanover County records, CubeSmart Self Storage consists of the
following buildings:
i. (1) Two-story building consisting of 74,400 square feet (includes a 600
square foot office); and
ii. (1) One-story building consisting of 4,850 square feet.
b. Tax records indicate there is a total of 78,122 square feet under roof.
c. Per County records, the approved plans required 2 parking spaces for the
facility based on a ratio of 1 space per 400 square feet of office space.
d. 5 parking spaces were constructed at the facility. This equates to:
i. 1 space per 15,624 square feet (total square footage)
ii. 1 space per 10,938 square feet if 70% of the facility was rentable
storage area.
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P H: (9 1 O) 7 9 1 - 6 7 0 7 F A X: (9 1 O) 79 1 • 6 7 6 0
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e. Under the County's current parking standard, and assuming 70% rentable
storage area, this facility would require 27 parking spaces.
f. There has been no evidence of any issues related to the number of parking
spaces occurring at the facility.
g. Using available aerial photography of suitable quality, the following number of
vehicles were observed parked in the parking lot:
Source:
Date:
Number of Vehicles:
NHC GIS
2021
1
Google Earth
9/2021
2
NHC GIS
2020
10
-- ._ .-......
NHC GIS
- __...1....
. ........ .. .....---
2019
_ _ ._}
_-. ----- - ---. -
12
�--- ---------- -- ----- -------- ------ ------ --
Google Earth
- -
-....--- ------ ..__..-
1 1 /2019
- - -- ..{--------------- _ ._- ------
1
Google Earth
6/2019
2
------ -
Google Earth
----- --------
2/2019
- -- -
1
Google Earth -
------- —?-9/2018
- -
0
Ave: 7.73
3. Go Store It Self Storage - 7135-A Market Street
a. Per New Hanover County tax records, Go Store It Self Storage consists of the
following buildings:
i. (1 ) Two-story building consisting of 64,128 square feet (includes a
1,200 square foot office); and
ii. (1 ) Two-story building consisting of 40,720 square feet.
b. Tax records indicate there is a total of 104,848 square feet under roof.
c. No approved zoning plans were located at the County offices.
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d. 15 parking spaces were constructed at the facility. This equates to:
i. 1 space per 6,990 square feet (total square footage)
ii. 1 space per 4,893 square feet if 70% of the facility was rentable
storage area.
e. Under the County's current parking standard, and assuming 70% rentable
storage area, this facility would require 37 parking spaces.
f. There has been no evidence of any issues related to the number of parking
spaces occurring at the facility.
g. Using available aerial photography of suitable quality, the following number of
vehicles were observed parked in the parking lot:
Source:
Date:
Number of Vehicles:
NHC GIS
2021
0
Google Earth
9/2021
1
NHC GIS
2020
1
NHC GIS
2019
1
Google Earth
1 1 /2019
2
Google Earth
6/2019
8
Google Earth
2/2019
4
Google Earth
9/2018
0
Ave: 2.7 3
TRIP GENERATION
• Based on the ITE Trip Generation Manual, the proposed use is estimated to generate
the following number of trips:
0 14 trips in the AM peak; and
0 24 tips in the PM peak.
• Trip generation includes both vehicles entering and exiting the site.
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P H: (9 1 O) 7 9 1 - 6 7 0 7 F A X: (9 1 ❑) 7 9 1 - 6 7 6 0
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• Due to the operational characteristics of a self -storage business, it is expected that a
portion of the customers will not utilize the designated parking spaces located by the
office but will instead park in the loading areas closer to the entry canopies to the
storage units.
CONCLUSION
• The three comparable developments averaged the following:
0 1 parking space per 10,827 square feet;
0 1 parking space per 7,579 square feet of rentable storage area (assuming
70% of building area).
0 10 total parking spaces per development.
• Aerial photography showed an average of 1-2 vehicles parked at the three
comparable developments from late 2018 to 2021.
• New Hanover County staff has verified there have been no zoning violations issued or
investigated at the comparable developments relating to parking. There has been no
other evidence that these developments are experiencing issues relating to being under
parked.
• The proposed 10 parking spaces at Bee Safe Storage would equate to:
0 1 parking space per 13,992 square feet;
0 1 parking space per 9,794 square feet of rentable storage area (70% of
building space).
• Overall, the proposed 10 parking spaces is comparable to the other multi -storied
storage facilities located in the Ogden/Porters Neck communities. Based on available
data, the parking lots at these facilities are not used at or near capacity. In addition,
there have been no reported zoning violations or compliance issues relating to the
number of parking spaces at these facilities.
Sincerely,
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PARAMOUNTE ENGINE
SEAL
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Robert P. Balland, P.E., LEEDrO
President IN P
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