Self-Storage Development & DOT Research: What Every Developer Must Know Before Buying Land

garrett581
20 hours ago
3 min read

By Garrett Byrd

When developers evaluate a self-storage site, most focus on population density, household income, and square feet per capita. But one critical factor often overlooked until it’s too late is the Department of Transportation (DOT) research.

DOT issues can quietly derail a self-storage project through access limitations, future road expansions, or driveway restrictions that weren’t obvious during initial due diligence. Experienced developers treat DOT research as early-stage risk mitigation, not an afterthought.

Below is a practical breakdown of what DOT research involves, why it matters for self-storage, and how to do it right.

Why DOT Research Matters for Self-Storage

Self-storage is a drive-by business. Visibility, access, and ease of entry are essential to lease-up velocity and long-term NOI.

DOT regulations directly affect:

Site access and curb cuts
Traffic flow and turning movements
Future road widening or right-of-way takings
Required improvements or off-site costs
Approval timelines and development feasibility

Ignoring DOT constraints can result in:

Loss of primary access
Reduced visibility
Mandatory road improvements costing six figures
Projects that are “technically zoned” but practically undevelopable

Core DOT Research Areas for Self-Storage Development

1. Road Classification & Ownership

Determine whether the adjacent road is:

Local
Collector
Arterial
State highway
Limited access roadway

Why it matters: The higher the classification, the more restrictive DOT access rules become. State and arterial roads often require formal permits, traffic studies, or may prohibit new curb cuts altogether.

2. Access Management & Driveway Permits

DOT controls:

Number of allowed driveways
Driveway width
Turning restrictions (right-in/right-out only)
Spacing from intersections or medians

Self-storage risk:A site that “looks perfect” may only allow one restricted access point, impacting traffic flow, signage placement, and customer convenience.

3. Traffic Counts (ADT – Average Daily Traffic)

Review current and projected ADT data.

What to look for:

Is traffic high enough to support visibility?
Is it so high that DOT may require:
- Deceleration lanes
- Turn lanes
- Signalization
- Traffic Impact Studies (TIS)

High traffic can be a blessing—or a major cost driver.

4. Future Road Widening & Right-of-Way (ROW)

DOT long-range transportation plans often reveal:

Planned lane expansions
Road realignments
Future right-of-way acquisition

Critical risk: If DOT plans to widen the road, they may:

Take frontage land
Push buildings back
Eliminate signage zones
Reduce rentable square footage

Always confirm existing vs. future ROW lines.

5. Median & Turning Movement Restrictions

Many DOT corridors restrict:

Left turns into the site
U-turn access
Median cuts

Self-storage implication: If customers must drive an extra half-mile to make a U-turn, lease-up can suffer, especially in competitive markets.

6. Traffic Impact Study (TIS) Thresholds

DOT may require a TIS based on:

Square footage
Trip generation
Proximity to intersections

While self-storage is low-trip compared to retail, some DOTs apply blanket thresholds that still trigger studies.

Cost impact:

$10,000–$40,000+
Added approval time
Potential off-site improvements

7. Construction & Permitting Constraints

DOT oversight may extend to:

Construction access
Lane closures
Temporary traffic control plans
Bonding or escrows

These requirements affect timeline, carrying costs, and GC coordination.

How Smart Developers De-Risk DOT Issues Early

Experienced self-storage developers:

Engage civil engineers early (not after contract)
Pull DOT access standards before LOI
Review long-range transportation plans
Confirm access feasibility in writing
Price DOT risk into land offers
Avoid “hope zoning” tied to access changes

DOT research should happen before earnest money goes hard, not during permitting.

Final Takeaway: DOT Research Is a Profit Protector

In self-storage, zoning may tell you what you can build, but DOT determines whether customers can reach it easily and affordably.

The best projects combine:

Strong demographics
Clear visibility
Simple, compliant access
Minimal off-site improvement risk

DOT research isn’t just a box to check; it’s a strategic filter that separates institutional-grade deals from land traps.

If you're serious about developing, join us for our upcoming webinar this month, Drive-by traffic and visibility is a metrics you need to measure.

Webinar Details:

Stop Letting Sq. Ft. Per Capita Fool You: What Top Self Storage Developers Measure Instead

Date: Thursday, January 15, 2026

Time: 11:00 AM EST / 8:00 AM PST

Duration: 25 minutes + live Q&A

Hosts: Storage Authority Experts

Registration is open, but filling quickly, only 12 seats left

Register Now for Free

Direct link: https://storage-authority.webinarninja.com/live-webinars/10747196/register

See you on January 15th.

If you have questions about how to get started in self-storage or about self-storage franchising?

📩 Questions? Contact: Garrett@StorageAuthority.com