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CONTACT INFORMATION
AT END OF PAGE
Project
got storage?
Victorville
Self Storage / RV Storage
Super Center
Location
Victorville, CA
APN# 3128-621-04
Owner
got storage? inc.
31241 Avenida Terramar
San Juan Capistrano, CA 92675
Got Storage? VICTORVILLE, CA
I Disclaimer
This Memorandum has been solely designed for
informational purposes. The information has
been obtained from sources believed to be
reliable; however, it is the responsibility
of the Buyer to validate all information
contained herein.
Interested individuals should evaluate all
information to ascertain its accuracy. All
financial data has been evaluated and
provided in a manner which is considered
industry standard. Financial projections
have been based on cautious assumptions
relating to the general economy, competition
and other factors which are beyond the
Owners reasonable control, and therefore,
are subject to material variation.
Got Storage? Victorville, CA
II Summary of Offering & Physical
Description
LOCATION: Corner of Mojave Drive & Mesa
Linda Avenue
Victorville, CA
PROPOSED PROJECT: Class A Full Service Self
Storage & R/V Storage Super Center
PARCEL SIZE: 8.52 Acres (371,131 sq. ft.)
ASSESSORS PARCEL NUMBER: 3128-621-04
ZONING: M-1 CUP Has Been Obtained for
Intended Use
MAXIMUM PROJECT HEIGHT: Two 38 ft. Towers
Facing Mojave Drive
2 Story
PROJECT STATUS:
• CUP obtained
• Construction Drawings Completed
• Civil Engineering Drawings Completed
• Soils Study Completed
• Hydrology Study Completed
• Biological Survey Report Completed
• 2nd Plan Check. Estimate 60 Days to
Complete.
ESTIMATED PROJECT COMPLETION: February 2008
SITE COVERAGE:
• Building Footprints 100,480 sq. ft.
• Landscape 18,947 sq. ft.
• Pavement / Hard Scape 251,704 sq. ft.
STORAGE AREA:
• Building “A” 32,100
• Building “B1” 7,250
• Building “B2” 35,100
• Building “B3” 22,950
STORAGE GROSS TOTAL 97,400
STORAGE EFFICIENCY 89,362 (91.7%)
• Office / Retail Area 1,510
• Manager’s Office 1,524
Got Storage? VICTORVILLE, CA
PARKING PROVIDED: 9’ x 20’ 8 stalls
Managers Garage 2 stalls
Handicap Parking 1 stall
PROPOSED CONSTRUCTION: Fortress style
perimeter block (articulated) wall, steel
buildings with block dividing doors, 100%
roll-up doors, standing seam roof, non-sprinklered.
SECURITY: The facility will be fully
monitored with individual alarmed units. An
industry recognized security and computer
system will be utilized. There will be a
computerized key-pad controlled electronic
gate with video monitoring from the office.
SELF STORAGE KIOSK: On-site management
duties will be augmented by implementing
OpenTech Alliance’s INSOMNIAC™ self storage
kiosk. This implementation is expected to
reduce management costs by $ 65 per day or $
23,000 per year. With this patented product,
the facility owner can greet customers
outside, provide virtual tours, facilitate
24 hour rent payments, collect fingerprints
and photographs, rent units, provide locks,
and handle overflow when the manager is
busy. Customers are also able to purchase
insurance and update their accounts 24-hours
a day. This reduces the number of hours an
owner has to pay for an employee to sit
on-site, while also providing better
availability to customers.
UNIT MIX / SELF STORAGE: At the time of this
report there are 542 planned self storage
units ranging in size from 5’ X 5” to 12’ X
40’. The average size of the self storage
units is 164.9 sq. ft. in order to
capitalize on the severe demand for larger
units in the area.
UNIT MIX / RV STORAGE: At the time of this
report there are 315 RV parking stalls
ranging in size from 10’ X 20’ to 15’ X 50’.
OWNER: got storage? inc.
31241 Avenida Terramar
San Juan Capistrano, CA 92675
ARCHITECT: Valli Architectural Group
81 Columbia Suite 200
Aliso Viejo, CA 92656
Got Storage? VICTORVILLE, CA
CIVIL ENGINEER: Madison Engineering
109 N Maple Street Suite “C”
Corona, CA 92880
STRUCTURAL: Binny Um & Associates, Inc.
3325 Wilshire Blvd. Suite 545
Los Angeles, CA 90010
ELECTRICAL ENGINEER: Pro Engineering
69 San Rafael
Dana Point, CA 92629
Got Storage? VICTORVILLE, CA
III PROJECT OVERVIEW
A) OVERVIEW
The development team of got storage? inc. (GSI)
plans to develop a self-storage / RV Super
Center located on Mojave Drive at the corner
of Mojave Drive & Mesa Linda Avenue in
Victorville, CA. The project site consists
of 8.52 acres of flat raw land. The subject
property is located in western Victorville;
the most rapidly growing commercial and
residential area of Victorville. The
property is located approximately 1/3 mile
east of Hwy. 395 on the north side of Mojave
Drive. Mojave Drive will provide 271 ft. of
highly visible frontage. Two towers will be
constructed on the front of the project; one
on the northeast and one on the northwest
corners of the facility. Mojave Drive is one
of just a few major east/west thoroughfares
in Victorville. The project has tremendous
visibility and traffic count compared to
other facilities located to the south and
east. The subject site is zoned M-1 but a
Conditional Use Permit has been obtained to
permit the use of self storage and RV
storage.
B) PROJECT DESIGN
Every effort has been made to design a
“state-of-the-art” self storage facility
utilizing architectural elements such as
attractive colors and compatible materials.
Strong frontage wall articulation, a
pleasant landscape buffer, and street
improvements including asphalt, sidewalk and
concrete curb will be used to create an
aesthetically pleasing architectural
presence in the neighborhood. The method of
construction, color and finishes are
expected to closely resemble those as seen
at the got storage? facility located nearest
the corner of Cobalt Road & Bear Valley Road
in Victorville, CA.
A fortress design will be constructed
consisting of split faced block around the
entire perimeter. This highly efficient
design will provide the maximum in security,
privacy, and will screen internal loading
activities, noise, and the RV storage area
from neighbors. Mojave Drive provides the
ingress/egress and, at 291 linear ft., will
provide excellent visibility. The two tower
elements have been designed to be 38 feet
high and will rise above storage units on
the northeast and northwest ends of the
project. The project will provide for a
1,524 manager’s residence. The orientation
of the manager’s residence, including
balcony, will face the into facility.
The project has been configured to provide
(4) one-story buildings for a total of 542
self-storage units. A 1,510 square foot
office will be located at the entry of the
project. The office has abundant glass
providing management with unobstructed
viewing of all inbound and outbound customer
traffic.
C) ARCHITECT
Industry renowned Valli Architectural Group
was selected to work with GSI to develop the
project drawings. Ariel and his skilled team
provided GSI with over 40 years combined
experience in the design and development of
self-storage projects. This vast experience
includes over 350 completed facilities, 80
projects in various stages of current
development and nearly 1,000 site studies
for zoning compliance and/or feasibility
analysis. A partial list of past and present
clients includes Shurgard Storage Centers,
Storage U.S.A and Public Storage.
Got Storage? VICTORVILLE, CA
D) ABOUT GOT STORAGE ? INC.
Got storage? Inc. is a California
Corporation based in Southern California.
With projects in various stages of operation
and development, GSI is owned and operated
by Mr. Larry Souza, President; Mr. Tim
Huizenga, Vice President; and Mr. Bart
Moran, Secretary and CFO. GSI is involved in
daily operations of all got storage?
projects. In some cases, a professional
management company is retained to provide
daily management.
E) SECURITY
This facility will possess “high tech”
state-of the-art technology to keep
customers and their valued possessions safe
and secure at all times. The facility shall
feature a twenty-four hour security system
including keypad entry security gates to
record facility access, individually
monitored and alarmed storage units,
facility-wide video surveillance with remote
monitoring capability, zoned infrared
perimeter motion detection devices, burglar
alarms, and an intercom system. Superior
lighting will direct all light downward to
enable the majority of all illumination
confined within the facility.
F) RV AMENITIES
The project will be an RV Super Center and
will provide renters with a dump station,
wash racks, propane, vacuum, ice, firewood,
& trash. A free standing canopy is
envisioned over the RV service area.
Driveways will be extra wide to provide safe
navigation. The store will provide an
abundance of RV supplies including ice. GSI
envisions the implementation of an
e-commerce workstation located in the office
which will allow customers to order and
receive RV essentials from various catalogs
at the manager’s office.
G) PARKING
The proposed site layout has been designed
to provide adequate parking to meet the
City’s requirements. Eight (8) spaces,
including one (1) handicap stall are
provided for potential customers adjacent to
the office area.
H) INFRASTRUCTURE IMPACT
All utilizes are in close proximity to the
facility. The project will have minimal
impact on infrastructure such as sewer,
water and electrical service. The office
will provide two restrooms designated for
men and women. Water utilization will be
minimal with the vast majority being devoted
to maintaining the drought tolerant desert
landscape. Overall electrical demand should
be less than one half of the requirement for
a similarly sized office building or retail
commercial center.
I) LANDSCAPING
Prominent design elements will be emphasized
and appropriately provided landscaping will
be planted. Irrigation plans will be
implemented to maintain a water efficient
landscaping throughout the life of the
development.
Got Storage? VICTORVILLE, CA
J) SUMMARY
The proposed got storage? Victorville Mojave
Drive facility will be a clean, modern,
aesthetically pleasing project ideal for
this highly visible location. It will
provide minimum traffic impacts, compatible
hours of operation while contributing to the
needs of the community. Landscaping will
create focal points while providing privacy
for its neighbors. There will be a minimum
of City, utility, police, and fire services
required. GSI feels that the proposed
project will be an excellent use of the
property, provide a needed service in the
area, and compliment the surrounding
properties.
Got Storage? VICTORVILLE, CA
IV UNIT MIX
Self Storage Rents
# Total Monthly Monthly Rents Monthly Annual
Size Sq. Ft. Units Sq. Ft. Rents Per Sq. Ft.
Income Income
5 X 5 25 39 975 $43 $1.72 $1,673 $20,077
5 X 10 50 58 2900 $64 $1.28 $3,700 $44,405
10 X 5 50 31 1550 $68 $1.36 $2,114 $25,370
5 X 15 75 1 75 $77 $1.03 $77 $924
10 X 10 100 107 10700 $101 $1.01 $10,828
$129,941
10 X 13 130 7 910 $108 $0.83 $755 $9,055
10 X 15 150 93 13950 $120 $0.80 $11,151
$133,808
10 X 18 180 6 1080 $139 $0.77 $832 $9,979
10 X 20 200 60 12000 $151 $0.75 $9,042
$108,504
10 X 23 230 12 2760 $162 $0.70 $1,940
$23,285
10 X 25 250 63 15750 $176 $0.70 $11,088
$133,056
12 X 30 360 35 12600 $276 $0.77 $9,664
$115,962
12 X 38 456 12 5472 $348 $0.76 $4,171
$50,054
12 X 40 480 18 8640 $380 $0.79 $6,831
$81,972
Totals 164.9 542 89362 $67,035 $886,393
Rents are based on current revenue at
existing Victorville Cobalt Project
Got Storage? VICTORVILLE, CA
R/V Storage Rents
RV Sizes # of Spaces Rental Rate Monthly
Income Annual Income
10 X 20 22 $60 $1,320 $15,840
10 X 25 6 $72 $432 $5,184
10 X 30 68 $84 $5,712 $68,544
10 X 35 47 $105 $4,935 $59,220
10 X 40 11 $114 $1,254 $15,048
12 X 20 20 $60 $1,200 $14,400
12 X 30 69 $84 $5,796 $69,552
12 X 35 49 $105 $5,145 $61,740
12 X 40 13 $114 $1,482 $17,784
15 X 45 6 $121 $726 $8,712
15 X 50 4 $151 $604 $7,248
Totals 315 $28,606 $343,272
Rents are based on current revenue at
existing Victorville Cobalt Project
Got Storage? VICTORVILLE, CA
V PROJECTED INCOME / EXPENSE ANALYSIS
Estimated Income
Income Potential / Storage $ 67,035 $
886,393
Income Potential / RV $ 28,858 $ 346,296
Gross Potential Income $ 95,893 $ 1,232,689
Less Vacancy Factor (15%) $ 14,384 $ 184,903
Gross Operating Income $ 81,509 $ 1,047,786
Miscellaneous Income (5%) $ 4,075 $ 52,389
EFFECTIVE GROSS INCOME $ 85,585 $ 1,100,175
Estimated Operating Expenses
Property Taxes $ 5,208 $ 62,500
Insurance $ 2,000 $ 24,000
Marketing/Advertising $ 3,500 $ 42,000
Utilities $ 1,500 $ 18,000
Inventory/Supplies $ 2,000 $ 24,000
Office Supplies $ 500 $ 6,000
Payroll Expense $ 4,333 $ 52,000
Payroll tax $ 333 $ 4,000
Postage & Delivery $ 10 $ 120
Rent & Deposit Refunds $ 267 $ 3,200
Repair & Maintenance $ 480 $ 5,760
Software Support $ 383 $ 4,596
Telephone $ 483 $ 5,800
Truck Expense $ 867 $ 10,400
Water $ 119 $ 1,428
Call Center $ 225 $ 2,700
Miscellaneous $ 2,000 $ 24,000
TOTAL OPERATING EXPENSES $ 24,209 $ 290,504
NET OPERATING INCOME $ 61,376 $ 809,671
Assumptions
1.) Rents are based on current revenue at
our Victorville Cobalt Project
2.) Expenses based on (average) current
costs from our Victorville Cobalt Project
3.) Project Gross Square Footage = 97,385
4.) Project Net Square Footage = 89,365
5.) RV Storage Spaces = 315
6.) Self Storage Doors = 542
Storage? VICTORVILLE, CA
VI PROJECT LOCATION / COMPETITION
Note: Yellow “Push Pin” is project location.
Yellow dot is a new project under
construction. Red dots are existing
facilities. The project site is expected to
dominate the west section of Victorville &
the south section of Adelanto.
Storage? VICTORVILLE, CA
VII APPENDIX
Safe & Secure
“If our tenants do not feel safe in our
facility, we will not keep their business.”
Perimeter Fencing: We must appear as secure
as possible without being intimidating.
Superior Lighting: Since the majority of
renters are women, lighting is incredibly
important. When asked what makes them feel
safe at a self-storage facility, a majority
of tenants will cite good lighting as one of
the primary reasons for feeling secure.
Digital Video Surveillance
Clarity
Prompt Acquisition
Intelligent Recordings
Instant Retrieval
Remote Viewing
Fool Proof
Access Control: Other than video monitors,
the access gate is one of the most visible
security elements. The gate-access system
can also act as a billboard for promotions
and other announcements.
Motion Sensors are utilized to monitor
movement in the office and storage hallways.
Two-Way Communications: Today’s storage
facilities require that there be two-way
communications between the point of access,
the keypads, and the manager's office for
the tenant’s convenience and ease of
operation.
Individual Door Sensors allow our manager to
know whether an unauthorized party has
opened a door. The video displays in the
office use color identifiers to show each of
the units on site - and the status (open or
closed) of any door.
Setting the Standard
“We
will provide our
customers with an
impeccable environment
and unparalleled
amenities.”
Full Service Facility ……
Retail Center:
Our retail center provides a full inventory
of convenience goods specific to the
self-storage industry. In addition, we
provide critical Boating & RV accessories
for those “must have” items that were lost
or forgotten.
24 Hour Operation
The INSOMNIAC 900 self storage kiosk lifts
customer convenience and security to new
levels. Resembling an ATM, it’s much more.
With built in credit card scanner, digital
camera, signature pad and fingerprint
scanner, it’s more like your own homeland
security system. Yet the 900 self storage
kiosk is also a selling machine. Its voice
prompts, simple touch screen instructions
and multimedia virtual tours guide customers
through the rental and payment process just
like your best manager would.
Boat & RV Storage:
Full Service Offerings
• 1500 sq. ft. Retail Center
• Dump Station
• Detailing Services
• Propane Sales
• Extended Hours of Access
• “Web Cam” Remote Viewing
• Vacuums & Air Compressor
• Ice Concession
Why the Demand for Boat & RV Storage? Boat &
RV storage is the fastest growing segment of
the self-storage industry. Most cities
restrict long-term parking of such vehicles,
requiring them to be moved every 72 hours.
Some ban all parking of RVs and boats in
driveways, while others require a petition
to be signed by neighbors to allow storage
of vehicles over a certain size. Most new
housing developments do not allow any
overnight RV or boat parking, as houses
being built generally have smaller yards
than in the past. Finally, many baby boomers
are opting to live in adult communities
comprised of condominiums and townhouses,
which means there is often no yard at all.
CONTACT:
Graeme Carr at
760-242-6073 or use the form
below to send him an email