Why Class-A Self-Storage Is the Superior Use for 100 & 150 Flower Mound Road
Bottom line: a modern, climate-controlled self-storage facility supplies an under-served local need, generates very light traffic, consumes far fewer city services than other commercial options, and still delivers a healthy, stable tax base. The analysis below is fully sourced so that residents, staff, and commissioners can verify every claim.
1 – Market Demand: Tight Supply Meets Affluent, Owner-Occupied Housing
- High home ownership. Eighty-two percent of Flower Mound households are owner-occupied, a demographic that historically rents storage at higher rates than transient renters.
- Metro benchmark. The Dallas–Fort Worth metro offers roughly 9.7 square feet of storage per resident, while the national average is 7.3 SF. Flower Mound is well below both levels, with only a handful of facilities serving more than 80 000 residents.
- Limited pipeline. Over the past 24 months, only one sub-50 KSF project has been filed town-wide, leaving the proposed climate-controlled facility as the primary opportunity to close the gap.
2 – Traffic Impact: One of the Quietest Commercial Uses
| Use (ITE Code) | Daily Trips per 1 000 SF |
PM-Peak Trips per 1 000 SF |
|---|---|---|
| Self-Storage (151) | 1.51 | 0.15 |
| Strip Retail Plaza (822) | 6.59 | ≈ 0.65 |
| Fast-Food Drive-Thru (934) | 53.11 | ≈ 66 per KSF |
- ≈ 188 daily trips (124 710 SF × 1.51)
- ≈ 19 PM-peak trips (124 710 SF × 0.15)
Even a small 4 000 SF quick-service restaurant would exceed 200 daily trips, so self-storage remains among the lowest-traffic commercial uses available.
3 – Municipal Loads: Lowest in the Commercial Toolkit
- Water and sewer. Storage buildings average just 3.4 gallons per SF per year, versus 35 gal/SF/yr for typical retail.
- Parking and paving. Self-storage needs 5–10 customer spaces and one gated entrance, compared with far larger lots for retail or daycare.
- Energy. Efficient split systems plus a solar-ready roof reduce long-term utility loads.
4 – Public Safety: Secure by Design
- Gated keypad entry, 24-hour HD video, and disc locks deter theft.
- Police and EMS calls at comparable facilities are mainly false alarms, far fewer than at retail or restaurant sites.
5 – Economic Contribution with Minimal Footprint
- Pure tax base. Adds no new school-age population but contributes full assessed value.
- Stability. Occupancies in DFW self-storage stayed above 90 percent through recent downturns, supporting dependable tax revenue.
6 – Design and Neighborhood Compatibility
- Building height limited to 32 ft and all setbacks met or exceeded.
- Residential materials and a landscape buffer soften views from the street.
- Operating hours end at 10 p.m., eliminating late-night lighting or activity.
7 – Transparency and Next Steps
All figures come from public sources (U.S. Census, StorageCafe / Yardi Matrix, EIA CBECS, and the ITE Trip Generation Manual 11th Ed.). Final traffic counts, drainage details, and elevations will be validated during the Town’s formal review.
Figures reflect best-available data as of May 2025 and will be updated if newer statistics become available.
All figures are preliminary estimates based on publicly available data and may change after final engineering and Town approval.