January 6, 2023

20 Min Read
Self-Storage Development and Zoning Activity: December 2022

Update 1/6/23 – JPF Development LLC submitted a new design plan for its project in Rochester, Massachusetts. The company plans to split two of the 60-square-foot self-storage buildings into three 30-foot structures. The size of the office has also been reduced. The total total square footage will be decreased from 47,000 to 42,000.

The new plan also addresses lighting and signage concerns from members of the Rochester Zoning Board of Appeals. Wall-mounted lighting will be positioned at every third bay and feature down-pointing illumination. Signage will be designed to town-bylaw specifications, with the light pointing down on the lettering.

After reviewing the plan, the zoning board continued the hearing until its Jan. 2 meeting.

12/14/22 – The global self-storage development pipeline continues to be extremely dynamic. Inside Self-Storage regularly covers new projects being planned and approved as well as zoning and other municipal issues. Following is additional activity taking place in December 2022.

10 Leonard St LLC received zoning approval to convert a former factory in Amsterdam, New York, to self-storage. The three-story, 32,800-square-foot building at 10 Leonard St. is being purchased from Guang Huan Mi Zong Inc. Plans include a mix of indoor units and vehicle storage on the ground floor. The company aims to open in October.

Banner Real Estate Group is developing a three-story facility in the Woodland Hills neighborhood of Los Angeles. Plans for the vacant lot at 20401 W. Ventura Blvd. include 158,000 square feet of climate-controlled units. Based in Chicago, Banner has developed more than 2 million square feet of self-storage.

Basis Industrial, a privately held real estate owner and operator, is building a self-storage facility in Melbourne, Florida. Plans for the 4-acre site at 2480 Aurora Road call for 125,000 square feet. Launched this year, Basis owns more than 2 million square feet of self-storage and industrial real estate, primarily in Florida and across the Sun Belt. It was formed by industry veterans and sponsors Stephen Garchik, Jay Massirman and Daniel Weinstein.

Blue Bear Storage opened a new location in Bury St. Edmunds, England. The facility on Dettingen Way offers 20,000 square feet of container storage. The operator will open its sixth facility later this month in Huntingdon, England. It also has developments underway in East Anglia and the Midlands.

Central Avenue Self-Storage received approval for its preliminary development plan in Delaware City, Delaware. The city council also issued a rezoning amendment and a conditional-use permit for the project, planned for the 8.28 acres on the north side of West Central Avenue. Plans include a 49,600-square-foot building containing 371 interior units. Two additional structures will encompass 4,600 square feet and 6,900 square feet, with both offering 23 units. The facility will also offer 22 covered vehicle-storage spaces.

Collins Capital Advisors LLC is developing a 70,000-square-foot Storify Self Storage location in Gainesville, Georgia. The facility is expected to open during the first quarter of 2023. It’ll be overseen by Sentry Self Storage Management, a Coral Springs, Florida-based management and consulting firm.

A joint venture between Devon Self Storage Holdings LLC and Inland Private Capital Corp. opened a new facility in Racine, Wisconsin, through the Inland-sponsored Self-Storage Qualified Opportunity Fund LLC. The property at 822 Marquette St. comprises 80,655 square feet in 765 units. It was converted from a former moving-company facility. The project is the second of 10 planned developments through the fund. Based in Oak Brook, Illinois, Inland is a real estate investment manager. It’s self-storage portfolio comprises 172 properties across 29 states, many of which are managed by Devon.

Devon is also converting a former Kmart in Kenosha, Wisconsin. Plans for the building at 4100 52nd St. include 120,000 square feet of self-storage in 800 climate-controlled units. It’s expected to open in spring. Headquartered in Emeryville, California, Devon operates 87 facilities across 23 states.

First State Self Storage received approval to build a facility in Milford, Delaware, following changes to the plans to accommodate the topography at South Dupont Boulevard. The eight single-story buildings will comprise 90,000 square feet of climate-controlled storage.

Developer Brian Fleming is seeking approval to build a self-storage facility in Fort Wayne, Indiana. Plans for the 9.5-acre property at 14431 Illinois Road include seven buildings comprising 127,000 square feet. The site is zoned commercial. Fleming is also developing a storage facility at the corner of Coldwater and Till Roads. Once complete, the single-story building on 4 acres will offer 92,000 square feet of climate-controlled storage.

Ronald Frieman and Chris Genard opened Safe Space Storage in Gulfport, Mississippi, after recently acquiring and redeveloping the property. The facility at 3112 Pass Road comprises 20,350 rentable square feet in 172 units, with room for expansion. It’ll be managed by Absolute Storage Management, a self-storage operator and management firm.

Gaw Capital is constructing a mixed-use project in Los Angeles that’ll include self-storage and an apartment building. Plans for the 3220 N. Figueroa St. call for a six-story, 106,800-square-foot building. An existing ice-cream-storage building will be demolished. Gaw purchased the site in 2019 for $14.3 million. Headquartered in Hong Kong, Gaw is a real estate private-equity fund-management firm with $35 billion in assets under management.

Haddon Property Group LLC intends to develop a four-story self-storage facility in Camden, New Jersey. The project at 2621 Mount Ephraim Ave. would be built on 4 acres of vacant woodlands behind a retail complex containing an AutoZone and Family Dollar stores. The zoning board of adjustment formally approved the 160,240-square-foot, 900-unit project last month, though the city must still grant site-plan approval. Based in Haddon Township, New Jersey, the developer is a real estate investment firm that specializes in the acquisition and management of self-storage facilities in primary and secondary U.S. markets.

Highland Capital Holdings LLC received unanimous site-plan approval for a self-storage facility it intends to build in South Windsor, Connecticut. The four-story building at 249 Ellington Road will comprise 99,200 square feet. The $7 million project is expected to begin early next year. Based in Hudson, New Hampshire, Highland specializes in self-storage new construction, facility expansions and conversions.

A conditional-use permit required for Mally Wagnon Self-Storage to be built in the 2100 block of Mally Wagnon Road failed to pass the Washington County, Arkansas, Quorum Court last week when there was no second motion to approve it. More than 60 people attended the hearing to oppose the project, citing incompatibility with the residential character of the area, potential impact on traffic, and concern that it would alter the natural flow of water runoff. The developer has the option to appeal the decision or refile an application with the county planning department.

Ms. Lillian’s Self-Storage, which operates 11 facilities in Florida and George, opened a new location in Blackshear, Georgia. The facility at 4588 New School Road offers drive-up units and outdoor vehicle storage.

Real estate investment trust Public Storage Inc. reopened a property in Cupertino, California, after an extensive expansion. Originally built about 40 years ago, the facility at 20565 Valley Green Drive now features two five-story buildings comprising 195,000 square feet in 2,593 climate-controlled units. It’s under consideration for Leadership in Energy and Environmental Design (LEED) Silver Certification. Site enhancements include solar panels, motion-sensor LED lighting and sustainable landscaping. Based in Glendale, California, Public Storage operates 2,836 self-storage facilities across 40 states. It has 20 redevelopment projects in its pipeline that will add about 3 million square feet of new space.

Chris Russo received conditional-use approval to convert a former newspaper office in Lorain, Ohio, to self-storage. The building at 1657 Broadway Ave. has a footprint of 5,227 square feet. Local firm Fisher & Associates Architects Inc. will design the project.

Private-equity real estate firm Stoic Equity Partners LLC began construction on a 50,000-square-foot, climate-controlled self-storage facility in the Beulah submarket of Pensacola, Florida. Crucible Construction from Daphne, Alabama, will build the 379-unit project on a 3-acre parcel beside the new Publix supermarket on Beulah Road. StoreEase will provide a virtual management solution. Stoic was founded by Jeremy Friedman and Grant Reaves to pursue value-add commercial real estate opportunities. It’s developing and acquiring self-storage and flex-industrial properties throughout the Southeast.

StoreLocal, which operates more than 60 locations in several states, received zoning approval to convert a former Kmart in Waterloo, Iowa, to self-storage. The building at 3810 University Ave. comprises 106,000 square feet. Mann Road Storage LLC sought the zoning change and special permit. The project is expected to cost about $18 million.

Talcott Mountain Self Storage opened in Simsbury, Connecticut. The 13-acre parcel at 70 Hopmeadow St. contains a single-story building with 478 units. The facility also offers outdoor vehicle storage. It’s owned and was developed by David Burr and David Richman.

Phoenix-based U-Haul International Inc. intends to convert a former Walmart store in Juneau, Alaska, into a self-storage and truck-rental center. The 121,000-square-foot building at 6525 Glacier Highway has been vacant since 2016. The company acquired the property last week.

U-Haul also received approval to build a self-storage facility in Shawnee, Kansas. The 5-4 vote came after the city council was unable to reach an agreement for the project at 7020 Silverheel St. in August due to resident opposition. Plans for the facility in the Zarda Business Park include 123,630 square feet in 1,000 units. Established in 1945, U-Haul owns and manages more than 76 million square feet of storage space across North America.

Ultimate Storage Plex opened in Greeneville, Tennessee. The facility at 1640 E. Andrew Johnson Highway was converted from a retail discount store. It’s owned by The 4 Partners, which consists of Caine Ballard, Brian Click, Josh Quillen and Willie Swatzell. They purchased the property from local businessman BJ Broyles in August.

An unnamed developer proposed a mixed-use development in Boise, Idaho, that’ll include self-storage, apartments and a hotel. The parcel on Elder Street is owned by Cherry 40 LLC, which is controlled by Santa Barbara, California-based Reichard Brothers IV LLC. The storage buildings would be on the east side of the property. The site isn’t zoned for self-storage and city planners said they wouldn’t support a change.

The Lockport, Illinois, City Council approved final development plans for an as yet unnamed self-storage project on Adelmann Road. The four-story facility will be built in the Lockport Square commercial development and comprise 117,600 square feet. The planning and zoning commission unanimously recommended approval in November.

12/1/22 – The global self-storage development pipeline continues to be extremely dynamic. Inside Self-Storage regularly covers new projects being planned and approved as well as zoning and other municipal issues. Following is activity taking place in December 2022.

All Storage opened in Saginaw, Texas. The facility at 1416 N. Old Decatur Road offers more than 1,300 units. It’s managed by Storage Asset Management (SAM), a self-storage property-management and consulting company.

Bigger Garage Self-Storage opened a new location at 5981 S. State Road 39 in La Porte, Indiana, which offers 24-hour access. The company operates multiple sites in Indiana and Michigan.

Several applications for self-storage developments have been filed with Manatee County, Florida, Development Services:

  • Core Suncoast LLC is developing a three-story, 89,910-square-foot facility at 8030 State Road 64 E. in Bradenton.

  • Hide Away Storage seeks to build a 106,117-square-foot facility at 12129 U.S. 301 N. in Parrish.

  • Self-storage real estate investment trust (REIT) Life Storage Inc. is developing a three-story, 132,500-square-foot facility at 911 64th St. Ct. E. in Largo.

  • Lorraine Self-Storage at 5906 Lorraine Road will comprise 76,560 square feet and include outdoor vehicle storage.

  • Stor All State Road 64 LLC is developing a 68,124-square-foot facility at 9408 State Road 64 E. in Bradenton.

  • An unnamed developer is planning to build a three-story, 120,000-square-foot facility and retail space on 8.16 acres west of 30th Street East in Bradenton.

Diamond Point Development is building a three-story self-storage building in Kingston, New York, with major equity partner Rosewood Property Co. Plans for the 1.9-acre site at 620 Washington Ave. include 68,000 rentable square feet in 650 climate-controlled units. The project involves the demolition of a 3,766-square-foot diner and 3,670-square-foot building that was once used for offices and storage The facility is being designed by SAA Architects, with EDC serving as general contractor. Expected to be complete in late 2023, it’ll be managed by REIT Extra Space Storage Inc. and branded under its name. Atlanta-based Diamond Point is a real estate investment, development and asset-management company led by brothers Aaron and Jason Sommer. Dallas-based Rosewood has a 76-faciity self-storage portfolio that spans 21 states.

Phillip Edwards and brothers Chad and Clint Shoaf received zoning approval to develop a self-storage facility in South Hall, Georgia. Plans for the 3.5-acre parcel at 2928 Mountain View Road call for a bi-level structure comprising 60,950 square feet. The Shoafs operate the Carquest Auto Parts franchise in Georgia.

Guardian Storage, which operates 34 locations, opened a four-story facility at 1890 Airport Road in Allentown, Pennsylvania. The company operates 14 sites in Colorado and 20 in the Pittsburgh area. It has another project underway in Lower Macungie Township, Pennsylvania.

Hialeah Gardens Storage Associates, a joint venture between Chicago-based real estate investment firm Blue Vista Capital Management and Aventura, Florida-based H&M Development, intends to convert a private soccer facility in Hialeah Gardens, Florida, to self-storage. Built on 2.2 acres at 10953 N.W. 138th St., the structure would yield about 97,000 square feet. If approved, the project will break ground in April, with the facility eventually managed by REIT Extra Space Storage. The partnership, which acquired the property for $4.7 million, is pursuing approximately $100 million in self-storage development across multiple projects. H&M specializes in commercial and residential real estate including industrial, multi-family and retail. Blue Vista has invested in more than 45 self-storage properties.

Holmdel Storage Developers LLC received approval to build a three-story Extra Space Storage facility in Holmdel, New Jersey. The developer, a division of self-storage development firm Feldman Cos., revised the plans for 2125 Route 35 after the zoning board made several requests during the first project meeting. The size of the structure was reduced from 109,400 square feet to 78,400 square feet including a basement.

Kirchhoff Cos., a real estate principal investment firm, received approval to convert a portion of a Shelton, New York, building to self-storage. Plans for the 32,000-square-foot structure at 915-917 Bridgeport Ave. include the addition of three floors. Once complete, the building will offer 102,000 square feet in 770 units. The site will be managed by REIT Extra Space Storage and branded under its name.

Johnson Development Associates intends to build a six-story self-storage facility on the site of an existing Courtyard by Marriott hotel in Woodland Hills, California. The facility at 21101 W. Ventura Blvd. will comprise about 104,000 square feet of storage and 7,000 square feet of office space. It’s unclear if it would replace the hotel or be built adjacent to it. Johnson is seeking to rezone the property and subdivide the site into two parcels. Based in Spartanburg, South Carolina, the company owns commercial and industrial properties including self-storage, multi-family rental communities and single-tenant industrial space.

JPF Development LLC intends to build a self-storage facility on 14.93 acres in Rochester, Massachusetts. The project on Cranberry Highway would comprise 47,568 square feet in seven buildings. It requires a special-use permit because self-storage isn’t an allowable use within the industrial zone. Members of the zoning board of appeals recently indicated they view the project favorably but continued the public hearing until Dec. 22 so the developer can address questions regarding the lighting plan and other project details.

Lock Stock Self Storage is building a facility in Porthmadog, Wales. The Penamser Trading Estate site will have capacity for more than 160 storage containers ranging from 10 to 20 feet long. It’ll be the company’s third location in Gwynedd County. Founded in 1999, Lock Stock operates 25 facilities comprising more than 4 million cubic feet of storage space, mostly in Wales.

Montar Group LLC intends to build a three-story self-storage facility in South Whitehall Township, Pennsylvania. The project at 3350 and 3354 Walbert Ave. would comprise 112,800 square feet of self-storage and 16 vehicle-storage spaces. The company plans to consolidate the two parcels and raze existing structures on the properties. It has received variance relief for the lot size and road frontage. Several public agencies recently provided input to site engineering, ingress and egress, frontage improvements, and other issues.

Nashville Properties LLC, in association with Clow Ventures LLC, intends to build a four-story, 156,000-square-foot Armored Storage facility on Piney Creek Road in Centreville, Maryland. The Queen Anne’s County Planning Commission this month gave a favorable recommendation to reclassify 2.8 acres from a Limited Development Area to an Intense Development Area to allow the project. In July, planners approved the overall concept plan, with the stipulation that the developers work with adjacent property owner James Hutson to quell security and privacy concerns. The applicants subsequently agreed to change a border buffer to a six-foot fence with additional vegetation. Still, the project is opposed by residents on environmental grounds, as it would remove 1.4 acres of surrounding woodlands and disturb about an acre of non-tidal wetlands to meet stormwater-management standards. The developers must seek growth-allocation approval because of the development-area reclassification request. A public hearing has yet to be scheduled.

Quinlan Development Group LLC, a privately held real estate investment and development firm, is building a four-story self-storage facility in South Orange, New Jersey. The project at 317 Valley St. will comprise 130,000 square feet in 997 climate-controlled units. It’ll be managed by PS Advantage Inc., the third-party management affiliate of REIT Public Storage.

SecureSpace Self Storage intends to build a seven-story facility at 6235 Brandon Ave. in Springfield, Virginia. It’ll be developed on a vacant portion of a site that houses a TownePlace Suites by Marriott. Though the proposal is in line with the site-specific plan amendment for the property, it still requires a zoning change. SecureSpace has allocated 2,700 square feet for retail use or community space. Based in Torrance, California, it’s the operating brand for Insite Property Group, which has more than 35 self-storage facilities in 11 states.

Stack-N-Stor opened in Patterson, New York. The facility at 2160 New York State Route 22 offers 780 units and is managed by SAM. The operator opened its first self-storage location in February in Milton, New York. It expects to open a third in early 2023 in Schenectady County, New York.

Phoenix-based U-Haul International Inc. intends to convert a former Kmart store in Filer Township, Michigan, into a self-storage and truck-rental center. It acquired the building at 1560 U.S. Highway 31 in August and has been using the site for truck and trailer rentals, portable and vehicle storage, and the sale of moving supplies. The conversion would add more than 700 climate-controlled storage units. Built in 1992, the structure closed in September 2016.

U-Haul also received special-permit approval from the Shawnee, Kansas, Planning Commission for a proposed facility at 7020 Silverheel St. that would include 126,630 square feet of self-storage in about 1,000 units as well as some retail space. This is the second time planners have approved the permit, as the previous application stalled in August after the city council failed to take definitive action. The development is opposed by neighboring residents, and the council is expected to review the new application on Dec. 12. U-Haul owns and manages more than 76.6 million square feet of storage space across North America.

UMH Properties Inc. opened Marysville Storage at 548 N. Main St. in Marysville, Ohio. It’s one of the company’s first ventures into the self-storage market. Founded in 1968, UMH is a public-equity REIT that operates 132 manufactured-home communities in 10 states.

Vision Marlboro LLC is seeking a zoning variance from the Marlboro, New Jersey, Zoning Board to build a self-storage facility on Tennent Road. A decision was postponed to Dec. 13 after the board discussed the project at its Oct. 25 meeting. The proposal includes two single-story, 74,592 square feet structures and a 1,200-square-foot front office. An existing house and garage would be demolished. The property is in a land-conservation zone, and self-storage isn’t currently a permitted use.

New Sources:
Arkansas Democrat Gazette, Washington County planners reject self-storage business east of Fayetteville
Boise Development, Hotel, Apartments, Storage Possible on Snake-Like Site Near I-84 and Vista Ave.
Business Wire, Public Storage Opens State-of-the-Art Self-Storage Facility in Silicon Valley’s Cupertino Market
Hartford Courant, South Windsor’s I-291 Corridor to Get 4-story, Climate-Controlled Self-Storage Center
Insider Media Limited, Storage Firm Expands With Bury St. Edmunds Site
Kenosha News, Work Underway on Storage Facility to Replace Former Kmart Site in Kenosha
KINY, U-Haul Alaska in ‘Expansion Mode’ With Purchase of Former Walmart Building in Juneau
Patch, Lockport Approves Self-Storage Facility Final Plans
Real Estate Weekly, Basis Industrial Completes $32 Million Orlando Acquisition, Buys Self-Storage Development Site in Melbourne, Florida
REBusiness Online, Inland Private Capital Completes Development of 765-Unit Self-Storage Property in Metro Milwaukee
Tap Into Camden, City Okays Storage Facility on Elgin Diner Site on Mount Ephraim Avenue
The Delaware Gazette, Storage Facility Gets Initial Nod
The Morning Journal, Lorain: Former Morning Journal Building to Become Storage Facility
The Real Deal, Chicago Firm Plans Self-Storage on Ventura Boulevard
The Real Deal, Gaw Capital to Build Apartments and Storage Complex in Cypress Park
The Recorder, Leonard Street Building to Be Rehabbed for Indoor Storage Facility
Wane.com, Self-Storage Business Totaling 127K Square Feet Coming to Illinois Road
Digital Journal, Ms. Lillian’s Self-Storage Expands its Location in Georgia
Hartford Business Journal, Self-Storage Facility Opens in Simsbury
Shawnee Mission Post, Divided Shawnee City Council Approves U-Haul Storage and Retail on Silverheel
The Greeneville Sun, Ultimate Storage Plex Now Open in Greeneville
The Courier, Former Kmart Building to Become Storage Facility
The Wanderer, Self-Storage Proposal Needs Site-Plan Review

Previous Sources:
App.com, Holmdel Approves Self-Storage Facility on Route 35 After Developer Shrinks It
Bay Times and Record Observer, QA Planning Commission Grants Favorable Recommendation to Proposed Storage Facility in Chester
Benzinga, UMH Starts a New Self-Storage Business in Marysville, OH
Bradenton Herald, ‘Hot Properties.’ Six New Self-Storage Facilities to Be Built in the Bradenton Area
Central Jersey.com, Applicant Seeks Use Variance From Marlboro Zoners to Construct Self-Storage Buildings
Daily Freeman, Construction Starts on Self-Storage Units at Former Town of Ulster Diner Site
FFX Now, Self-storage Facility Proposed Near Marriott in Springfield
Insider Media Limited, Storage Giant to Open New North Wales Site
Midland Daily News, U-Haul Renovating Former K-Mart Building in Filer Twp.
OpenPR, Bigger Garage Self-Storage Expanding to Serve Areas In Indiana!
Shawnee Mission Post, Fight Over Shawnee U-Haul Self-Storage Facility Isn’t Over
Shelton Herald, Shelton P&Z Approves Self Storage Facility on Bridgeport Ave.
South Florida Business Journal, Private Soccer Facility to Be Redeveloped Into Self-Storage
The Real Deal, Johnson Group Sees Self-Storage at Woodland Hills Hotel Site
The Wanderer, Self-Storage Use Gains Approval
WFMZ, Self-Storage Company Opens First Lehigh Valley Location
WFMZ, South Whitehall's Walbert Ave. Could Get New Storage Facility
Yahoo News, Self-Storage Development Proposed at This Busy Crossroads

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