Self-Storage Development and Zoning Activity: June 2019

Update 9/23/19 – RRB’s proposal to convert a vacant gun club and range to self-storage was unanimously rejected by the Sandy Springs Council on Sept. 17. Prior to the vote, residents of the North End community spoke against the project, saying they wanted a different kind of development for their neighborhood.

“This is not what I had envisioned for the North End revitalization. I am not in favor of this right now,” said John Paulson, councilmember for district one.


9/11/19 – Kelly approved Silverfield’s application on Aug. 9 for administrative deviations for its self-storage project in Murray Hill. The nonconformities include a reduction of lot size from 2 acres to 1.2 acres, off-street parking spaces from 51 to seven, and property-line setbacks from 30 feet to 4 feet along Plymouth Street and 8 feet along Edgewood Avenue, according to a source.

Kelly added conditions to the approvals. The three-story facility can’t exceed 40 feet in height and must be designed similarly to the conceptual drawings submitted at the public hearing. The design also must be in line with the Murray Hill Town Center Vision Plan and the Jacksonville Design Guidelines and Best Practices Handbook. Awnings should be integrated, and a parapet will be included on all sides and high enough to screen mechanical equipment, a source reported.

The building design can’t include visible internal doors except on the corner of Nelson and Plymouth Streets. Internally illuminated pylon and monument signs will be prohibited. The developer must also minimize light pollution from the building and parking lots on adjacent residential properties.

Silverfield is to make reasonable efforts to preserve live oak trees and other vegetation along the northwestern property line. Landscaping will be planted along Plymouth Street.

“Grant of the deviation as conditioned will not substantially diminish property values in, nor alter the essential character of the area surrounding the site, and will not substantially interfere with or injure the rights of others,” Kelly’s report stated.


7/30/19 – Nearly 50 residents attended a July 19 meeting to oppose the Silverfield Group self-storage project for the former Jones College West Campus in Murray Hill. About 5,000 people have signed a petition to stop the development, which would comprise 97,000 square feet. Their concerns focus on the facility’s aesthetics, neighborhood incompatibility and impact on local property values. Residents are also upset about the developers’ intent to delay the retail phase of the project, according to a source.

Steve Diebenow, the attorney representing property owner Riverton Tower Senior Center Inc., is seeking several deviations from the zoning code, including a reduction in the required minimum lot area, parking spaces and setbacks on the east and south sides of the property. Matt Ray, a real estate appraiser, presented an analysis that showed the storage facility would have minimal impact on neighboring property values.

City planning officials recommended approving the deviations, noting the zoning-performance standards are outdated. Sean Kelly, the zoning administrator, has up to 21 days to grant or reject the requests. His decision can be appealed within 21 days to the Jacksonville Planning Commission.


6/26/19 – The Oak Ridge Planning Commission was expected to vote June 20 on whether to recommend a zoning text amendment that would define self-storage within the municipality and determine which districts would allow it as a use. A final vote by the city council will determine whether the redevelopment of the Oak Ridge Mall proposed by RealtyLink will be able to move forward.

The site proposed by RealtyLink is in a unified general business district (UB-2). Self-storage is currently allowed only in general-business (B-2), as a special exception, and light-industrial districts. Self-storage was previously allowed in UB-2 districts as a special exception, but that stipulation was removed in 2015, according to an analysis written by senior planner Nathalie Schmidt.

Under the proposed text amendment, self-storage would be allowed in UB-2 districts, but the “majority of ground-level building frontage that faces a public or private street” would have to be occupied by another use allowed within the district. The text explicitly indicates that an office or retail component to a self-storage operation won’t satisfy the requirement on its own.

During an earlier meeting, Brett Rogers, director of construction for RealtyLink, told planners the self-storage design would include a management office and retail area for selling moving and packing supplies, but not another kind of business. Commissioners Jim Dodson and chair H. Stephen Whitson had suggested a coffee shop or restaurant occupy the ground floor, but Rogers didn’t view either as a good fit for the location, citing low demand and vehicle volume as deterrents.

City manager Mark Watson has indicated a feasibility study would need to be conducted if officials decide to require a separate business use to satisfy the ground-floor provision of the zoning amendment.

The RealtyLink project could also face other obstacles. Some planners have expressed a desire to create more of a downtown or city-center aesthetic in the area as well as attract developments that will produce more sales-tax revenue than self-storage, according to the source.

An earlier report indicated planners weren’t expected to vote on the zoning text amendment until June 30. Minutes for the June 20 meeting aren’t yet available online. The city council would have to vote favorably for the amendment during two separate meetings for it to be adopted.


6/19/19 – 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 June 2019.

Aspire Development LLC has opened Envy Self-Storage and RV in Gilbert, Ariz. The two-story facility at 18612 S. Lindsay Road sits on more than 5 acres. It comprises 70,000 rentable square feet of self-storage and 76,000 square feet of covered and open RV and boat storage. The site is managed by 180 Self-Storage LLC, a local property-management and consulting firm run by principals Jeff Helgeson and Tim Jones.

Dominion Self-Storage has broken ground on a new facility in Mesa, Ariz., its fourth location in the state. The property at the corner of E. Point Twenty-Two Boulevard and S. Signal Butte Road is in the Eastmark master-planned community. The facility was designed by Philip Gollon, an architect with Architectural Concepts & Arc Services Inc., to fit specifically within the neighborhood. It’ll be housed on just under 2 acres and comprise 81,000 square feet in more than 500 units. Construction will be overseen by 180 Self-Storage, which will also manage the property upon completion.

E-Z Self Storage LLC intends to add 6,400 square feet to its facility in Silver Creek, N.Y., by constructing a second building. The property opened last year with 8,000 square feet and is at 90 percent occupancy, according to owner Randy Feinen. Addressing the town board last week, he requested a permit-fee waiver and adding the expansion under his current building permit. If approved, the project would add up to 35 units to the property at 12494 Hanford Road. Feinen wants to break ground on the addition this month.

The Pleasant Prairie, Wis., Planning Commission has approved operational and site plans for a new development by Extra Space Storage Inc., a self-storage REIT and third-party management company. The facility near Highways C and H will comprise 127,156 square feet, including a 1,000-square-foot office. Construction is expected to begin this summer and be complete in December. Headquartered in Salt Lake City, Extra Space owns or operates 1,696 self-storage properties nationwide and in Puerto Rico.

GreenSpace Holdings LLC, a self-storage development firm specializing in multi-story facilities that incorporate surplus shipping containers, has acquired a 2.4-acre site in Pearland, Texas, on which it intends to build a three-story, 100,000-square-foot facility. The property at the intersection of Kingsley Drive and Shadow Creek Parkway will house two buildings comprising about 1,000 units. Construction is expected to begin later this year.

Hills Building Group Ltd., which specializes in commercial and residential property development in the United Kingdom, has developed its first self-storage facility. The company converted the former East of England Co-Op furniture warehouse at the Brook Street Business Centre in Colchester, England. The £2 million Hills Self Store comprises 50,000 square feet. The company decided to venture into self-storage after receiving requests from its homeowner customers, according to Jonathan Hills, managing director.

The Lock Up Self Storage, which operates 41 facilities in four states, is building a new facility in Cape Coral, Fla. The company purchased the land off Summerlin Road in December for $1.1 million. Once complete, the four-story building will comprise 103,000 square feet. Gates Construction is managing the project. Founded in 1976 and headquartered in Northfield, Ill., The Lock Up is family-owned and -operated.

Lok'nStore Group PLC, which operates 33 facilities in Southern England, has opened a £1.8 million self-storage facility in the Futura Retail Park in Ipswich, England. The 15,306-square-foot facility is the fifth project built by West Midlands, England-based MCS Group Inc. Founded in 1995, Lok’nStore builds, buys or leases large warehouses or industrial buildings and rents storage to customers on a weekly basis.

The Hilliard, Ohio, Planning and Zoning Commission recently approved a conditional-use permit and site plan for a self-storage facility on the west side of Brown Park Drive, despite vocal opposition from neighboring business owners. Dewayne Bailey of Pine Forest Development intends to build a three-story facility comprising 116,237 square feet in 852 units. It’ll be built on 1.9 acres. Construction is expected to begin in September and take up to 18 months to complete.

Real estate firm Silverfield Group is facing opposition in its quest to raze the former Jones College West Campus in Murray Hill, Fla., and build a three-story self-storage structure in its place. Project representatives met with residents and local business owners on June 3 to discuss plans for 1195 Edgewood Ave. S. In addition to storage, the developer plans to add a 4,800-square-foot structure designed by architectural firm Design Cooperative for retail and restaurants. The storage facility would be built by Morales Construction Co. Inc. Although zoned properly for self-storage, Silverfield would need variances for off-street parking, loading zones, setbacks and other requirements. While some meeting attendees supported the project, others expressed concerns about the facility’s design, signage, lighting, parking and security. A petition on change.org had garnered 4,545 signatures opposing the project as of June 4. City officials will review the application on June 21.

Storage Express, which operates more than 110 self-storage facilities in five states, has opened a new location in South Indianapolis. The facility at 510 E. Thompson Road is near Interstate 465 and comprises 55,000 square feet in 360 units. Several of the company’s central Indiana field-service representatives will also be based at the new facility, according to company founder and owner Jefferson Shreve. Founded in 1992, Storage Express operates facilities in Illinois, Indiana, Kentucky, Ohio and Tennessee.

Twin Forks Moving & Storage is seeking approval to build an 80,000-square-foot self-storage facility on a 4.6-acre property it leases in Hampton, N.Y. The project at 77 Industrial Road would include 550 self-storage units in two above-ground floors and a basement for car storage. Twin Forks began leasing the former Wainscott Studios movie-sound stage from the city three years ago, turning the 23,700-square-foot building into bulk storage. If approved, the new building would be the company’s first dedicated self-storage facility. Construction could begin by the end of summer, according to company founder Chris Denon. Based on Long Island, N.Y., Twin Forks is a full-service moving and storage company founded 25 years ago.

Phoenix-based U-Haul International Inc., which operates more than 1,500 self-storage facilities across North America, has opened a three-story facility on 20 acres in McDonough, Ga. U-Haul Moving & Storage of McDonough comprises 87,558 square feet of self-storage in 1,275 units. The property at 2055 Avalon Parkway also includes a 6,955-square-foot warehouse that will hold up to 333 U-Box storage containers. In addition, there are 155 covered RV-storage spaces and an RV dump station. Established in 1945, U-Haul operates more than 55 million square feet of storage space in North America.

Two self-storage projects received initial approval earlier this month from the Quincy, Ill., City Council. One will be constructed at 6411 Broadway, while the other will be at 2500 N. 24th St. Both required a special-use permit. An ordinance will be drafted and read three times before final approval is granted.

An unnamed developer plans to build a mixed project called Kril Properties in Green Oak Township, Mich., that’ll include self-storage, offices and warehouse space. The project would be built in three phrases on nearly 13 acres on the west side of Green Oak Industrial Drive. The first phase would contain an 11,463-square-foot building broken into suites for offices, shops or warehouses. The second phase would include four 3,000-square-foot self-storage buildings as well as outdoor vehicle-storage spaces. The final phase would add a single 5,000-square-foot building surrounded by a drive and parking spaces. Site-plan approval was tabled during a June 6 planning-commission meeting to allow the developer and city staff to work out plans for screening on the south end of the property. The commission will review and vote on the project on June 20.


6/6/19 – 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 June 2019.

Charlotte, N.C.-based developers Tony Berry and Casey Brock have broken ground on a new self-storage facility in the West Ashley neighborhood of Charleston, S.C. The property at 1861 Ashley River Road is being developed as part of a joint venture with Atlanta-based Radco Ventures. It’ll comprise 96,000 square feet in 675 units and include approximately 2,200 square feet of leased commercial space fronting the site. The facility will be designed by SGA NarmourWright Design.

Self-storage developers Ann and Dave Brach will open their third facility at 2497 Power Road in Grand Junction, Colo., later this month. The two-story Brach’s Interior Storage will comprise 20,000 square feet in 173 climate-controlled units. It’s being built adjacent to Brach’s Self Storage and within a half-mile of Brach’s Mini-Storage.

Patrick Cash intends to build a self-storage facility on 1.5 acres in Rome, Ga. The development would be constructed across four tracts at Gibbons Street and Martin Luther King Jr. Boulevard but requires a zoning change from “high-density traditional residential” to heavy commercial. The planning commission is scheduled to hold a public hearing for the project today, with city commission expected to make a decision on June 17.

Extra Space Asia (ESA), a privately owned business that operates self-storage facilities across the Asian continent, has opened its third location in Azamino, Japan. The facility has 136 units. The property is part of a strategic partnership with Keiyo Logistics, which operates more than 75 Private Box facilities in the country, mostly in Tokyo. ESA opened its first self-storage location in Singapore in 2007 and now operates more than 40 facilities across Hong Kong, Japan, Malaysia, Singapore, South Korea and Taiwan.

Guardian Storage, which operates 25 self-storage facilities in Colorado and Pennsylvania, is set to open a new, four-story location in Peters Township, Pa., this month. The facility at 2670 Washington Road comprises 117,870 square feet in 739 units. The $14.5 million project was built on 5.1 acres. It was designed by Pittsburgh, Pa.-based Desmone Architects and constructed by Dallas-based ARCO/Murray Design Build. Guardian has 18 self-storage facilities in Pennsylvania and seven in Colorado.

Philippines self-storage operator Loc&Stor 24/7 Inc. recently opened its fourth facility. The property along South Luzon Expressway will serve businesses and residents in Alabang, Batangas, Cavite, Laguna, Las Piñas, Magallanes and Parañaque. It offers seven sizes of individually alarmed units.

Lok'nStore Group PLC, which operates 33 facilities in Southern England, is building a new location in the Triangle Retail Park in Gloucester, England. Expected to be complete in November, the facility will comprise 15,134 square feet. The contractor is West Midlands, England-based MCS Group Inc., which recently completed projects for Lok’nStore in Ipswich, Hemel Hempstead and Southampton, England. Founded in 1995, Lok’nStore builds, buys or leases large warehouses or industrial buildings and rents storage to customers on a weekly basis.

Orbit Developments has submitted plans to demolish an existing commercial building in Sale, England, and develop a self-storage facility in its place. The property off Cross Street is across from Citygate, the company’s multi-use commercial development that includes a Travelodge hotel, office building and a TGI Friday’s restaurant. The three-story building would comprise 24,000 square feet and include a contemporary design with a mixed brick and glazed façade.

Platform III-Third LLC, an affiliate of Coda Management Group, has purchased a former warehouse in Dayton, Ohio, for $1 million, for conversion to self-storage. The building at 535 E. Third St. was built in 1913 and comprises 86,640 square feet. The project is expected to be complete in late 2019 or early 2020, according to Scott Krone, managing partner for Coda Management, a Northbrook, Ill.-based real estate investment firm specializing in warehouse properties.

Public Storage Inc., a publicly traded self-storage real estate investment trust (REIT) and third-party management firm, has opened four new facilities in South Florida: one in Hialeah and three in Miami. Each was constructed within the last two years. Together they increase the REIT’s Miami footprint by 4 percent. Public Storage now has 95 locations in the local market.

Public Storage also opened a new location in Colorado Springs, Colo. The facility at 3601 Blue Horizon View offers more than 700 indoor, climate-controlled and drive-up units. It features grey and tan siding to blend with the traditional styles of the nearby housing developments. Based in Glendale, Calif., it has interests in 2,444 U.S. self-storage facilities in 38 states, with approximately 162 million net rentable square feet.

Commercial real estate developer RealtyLink is seeking a zoning amendment to build self-storage in Oak Ridge, Tenn. The company presented its plans at a May 23 planning-commission meeting for the project at Main Street Oak Ridge, a 58-acre redevelopment of the former Oak Ridge Mall. The three-story facility would be along Rutgers Avenue and comprise 100,000 square feet of climate-controlled storage. A city staff work session to discuss the rezoning will be held June 30 before any recommendations will be made to the city council, according to Wayne Blasius, community-development director.

Rock Solid Storage received initial approval from the county planning board on May 16 to add three new buildings to its facility in Edgecomb, Maine. An application regarding stormwater impact for the facility at 380 Route 1 is pending with the Maine Department of Environmental Protection, according to owner Ben Ellinwood. The project will be split into two phases, beginning with the construction of one 20-by-230-foot building. Rock Solid operates a second facility in Waldoboro, Maine. Ellinwood also owns Ellinwood Foundations Inc.

RRB Development LLC is seeking permission to convert the vacant Sandy Springs Gun Club and Range in Sandy Springs, Ga., to self-storage. The company held a required community meeting on May 22 to discuss its vision for the 1.1-acre property at 8040 Roswell Road, which closed in 2016 after an accidental fire. Plans call for a three-story facility comprising 100,000 square feet. Atlanta-based RRB is a commercial real estate development and advisory firm that acquires, develops and manages properties.

Simply Self Storage, which owns or manages facilities in the United States and Puerto Rico, has opened two new climate-controlled storage facilities in Hauppauge and Lindenhurst, N.Y. The property at 745 Old Willets Path in Hauppauge is north of the Long Island Expressway and will serve the communities of Brentwood, Central Islip, Hauppauge and Smithtown. The Lindenhurst location at 1070 Route 109 will provide services to the Amityville, Babylon, Farmingdale and Lindenhurst communities.

Los Angeles-based Trojan Storage has acquired a 1.9-acre property in Glendale, Calif., on which it intends to build a 220,000-square-foot self-storage facility. The existing structure at 620 W. Elk Ave. will be demolished. The company paid $9 million for the site. It operates 19 locations in Arizona, California, Oregon and Washington, with most concentrated in Southern California.

Waimate Self Storage Ltd. has opened its first location in Waimate, New Zealand. The company is a partnership between married couples Lyle and Robyn Green, who have been local dairy farmers for 20 years, and Darren and Suzanne Taylor, who live in Minnesota. The $1 million project is built on 1.1 hectares at the intersection of Bathgate Road and State Highway 82. The Taylors are also building a self-storage facility in the United States.

New Source:
Resident Community News, Proposed Storage Facility Approved for Murray Hill Location
Reporter Newspapers, Sandy Springs Council Approves One Storage Facility, Denies Another

Previous Sources:
Jax Daily Record, Murray Hill Self-Storage Facility Draws Opposition
WJCT, Dozens Sound Off at Public Hearing on Proposed Storage Center in Murray Hill
Resident News, Opposition Shown at Second Community Meeting for Proposed Self-Storage Facility in Murray Hill
WHMI, Multi-Use Storage Space Development Proposed in Green Oak Twp.
News-Press, More Self Storage
Ipswich Star, Giant Lok'nStore Centre at Futura Park Completed
KHQA, Two New Self-Storage Facilities Could Soon Pop Up in Quincy
27 East, More Big Storage Coming to East Hampton
Daily Gazette, State-of-the-Art £2M Storage Facility Created in Colchester
Kenosha News, Storage Business Coming to Pleasant Prairie
Observer, E-Z Self Storage Looks to Expand
PR Newswire, Growing McDonough: U-Haul Opens Sprawling New Full-Service Store|
This Week Community News, Commission OKs 852-Unit, 3-story Self-Storage Near Hilliard’s Cemetery Road
Dayton Business Journal, Self-Storage Facility Planned in Webster Station
Oakridge Today, Planning Commission to Study Zoning Amendment for Self Storage Facilities
SHD Logistics, MCS Group Secures Sixth Lok’nStore Contract
The Daily Herald, Storage Building Talk Continues
North West Place, Orbit Plots Self-Storage Scheme at Sale’s Citygate
Business Wire, Public Storage Adds New Storage Units in Colorado Springs
The Lincoln County News, Edgecomb’s Rock Solid Storage to Expand
Reporter Newspapers, Vacant Sandy Springs Gun Range Could Become Self-Storage Facility
Manila Standard, Storage Facility Opens Branch Along SLEx
Marietta Daily Journal, Apartment Complex, Mini-Warehouse Plans Set for Public Hearings Thursday
MENAFN, Extra Space Asia Self-Storage Opens 3rd Storage Facility in Azamino, Yokohama
San Fernando Valley Business Journal, New Self-Storage Facility Coming to Glendale
Stuff, Old High School Friends Set Up Storage Business in Waimate
The Almanac, New Storage Location Coming to Peters Township
The Daily Sentinel, Biz Buzz for June 2, 2019
Yahoo Finance, Hundreds More Miami Self Storage Units Opened by Public Storage
OakRidger, Storage Units Vote Expected Thursday
Oak Ridge Municipal Planning Commission, Meeting Agenda

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