April 2, 2024

24 Min Read
Self-Storage Development and Zoning Activity: February 2023

Update 4/3/24 – A judge has ordered the Bridgeport, Connecticut, Planning and Zoning Commission to approve the self-storage development proposed by Hugh Scott, owner of SimCove LLC. Superior Court Judge Dale Radcliffe ruled that the commission violated the city's zoning regulations by denying the application because the site is in a previously created zone that allows for customer service, office and retail.

8/3/23 – Shurgard opened its conversion project in Amersfoort, Netherlands, last month. The property is in the De Hoef Business Park near an industrial area.

7/21/23 – The self-storage proposal by Del Corp Holdings LLC to build Drum Point Storage on a 2.3-acre parcel was denied after its third hearing with the Brick, New Jersey, Township Board of Adjustment. Several residents and one city official expressed concerns about the project. In a letter, Kevin Batzel, the township’s fire-safety chief, said the design presented safety risks including limited access and a tight turning radius on the narrow lot. Del Corp was seeking several variances including a use variance, which would require a super majority of votes from the board, and a change in setbacks and waivers for buffers and parking spaces. 

7/18/23 – Hugh Scott, owner of SimCove LLC, filed an appeal this week with the state superior court following a rejection from the Bridgeport, Connecticut, Zoning Commission, to convert the former Stop & Shop to self-storage. Drafted by Scott’s attorney, Patricia Sullivan, the appeal calls the commission’s decision "illegal, unlawful, arbitrary, capricious and/or an abuse of the power and authority vested in the commission,” according to a source.

The document states Scott met all the “requirements of the regulations for the approval of the application and the issuance of a special permit.” It also mentioned the commission’s reasons for rejecting his project, which include a decrease in nearby property values and a negative impact on neighborhood traffic, though there’s no evidence to support either supposition. A traffic study commissioned by Scott showed the storage facility would generate about 34 daily car trips vs. 859 if the space were occupied by a supermarket. He also argued that the existing abandoned building has more of a negative impact on local home values than his project would, the source reported.

In a statement, Scott also said city officials have pressured him to build elderly housing and a senior center. The property was rezoned more than a year ago and does allow residential but limits structures to three stories, with commercial on the first floor.

“We brought forth a very profitable development application for an allowed use entirely contained within an existing building that met every single one of the city's requirements,” Scott said. "Their [city officials] response was to deny the application because they wanted another use instead, as stated by numerous city officials. That is not grounds to deny an allowed use in an existing structure.”

Russell Liskov, an attorney who advises the zoning board, said the commission will defend its decision.

7/1/23 – The self-storage facility proposed for 160 Sunny Valley Road in New Milford, Connecticut, by HREA-Janc LLC received criticism from neighboring residents regarding its size and other factors during a recent zoning commission meeting. The project has expanded to six buildings. A 30,000-square-foot, multi-story structure, along with two 10,000-square-foot buildings and two 8,450-square-foot buildings with drive-up units, are earmarked for the northern portion of the 11.44-acre site. In addition, a 68,600-square-foot warehouse with loading and drive-in bays is proposed for the southern half of the property. Residents also expressed concerns about lighting, proximity to the road, hours of access and what could be stored. The zoning commission was scheduled to hold a public hearing this week to discuss a special permit for the project as well as its site plan. If approved, construction on the $8 million development would take about a year.

The Bridgeport, Connecticut, Zoning Commission rejected the special-permit request by SimCove LLC to convert the former Stop & Shop grocery store on Madison Avenue to self-storage. Developer Hugh Scott indicated we would file a legal appeal to the decision but also likely pursue an alternative solution for the property that didn’t require regulatory approval, such as retail—another use that’s opposed by residents and city officials. The mayor, along with some councilmembers and residents, have pushed for a residential use for the site, such as senior housing, though Scott has argued such a project would be too expensive. Deputy chief of staff, Thomas Gaudett indicated the mayor’s administration might be willing to offer some financial incentives for housing including the potential for monetary aid. Housing is currently not an allowable use for the parcel.

6/10/23Bristol Pike Storage received approval for its self-storage development along Route 13 in Bristol Township, Pennsylvania. The town council approved waivers for preliminary and final land development and also greenlit two 1,200-square-foot billboards that will face the Pennsylvania Turnpike.

A decision about the proposed conversion of the former Stop & Shop supermarket in Bridgeport, Connecticut, by SimCove LLC has been rescheduled again. The zoning commission postponed the discussion until its June 26 meeting at the applicant’s request. Developer Hugh Scott’s attorney, Patricia Sullivan, told commission members that he’s still exploring options for the property following community opposition. Scott is still considering self-storage for the site, but also residential or retail.

More than two dozen people attended the May 30 zoning meeting to object to the project. The commission must vote on the application within 65 days of the latest postponement or the project will receive automatic approval, according to Russell Liskov, the municipal attorney who advises the zoning commission.

4/5/23 – The zoning hearing for SimCove LLC’s proposed conversion of the former Stop & Shop supermarket in Bridgeport, Connecticut, has been rescheduled to later this month. Developer Hugh Scott is now planning to add housing to the project following feedback from community members. The proposal was originally scheduled to appear before the zoning board in February, then again in late March.

2/16/23 – 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 February 2023.

Baton Rouge QOZ Self-Storage LLC is converting a former office building in Baton Rouge, Illinois. The company purchased the property at 415 N. 15th St. for $3.9 million from California-based Renaissance Park LLC. The 158,000-square-foot structure is in a Qualified Opportunity Zone. It was originally built as a Goudchaux department store, but later housed a Netflix distribution center. Baton Rouge QOZ is reportedly affiliated with Oak Brook, Illinois-based Inland Real Estate Group of Cos., a real estate investment manager with a self-storage portfolio comprising 172 properties across 29 states.

Entreposage Montreal Mini-Storage, which operates 23 self-storage facilities in Quebec, Canada, opened a conversion project in the Montreal neighborhood of Hochelaga Maisonneuve. The former industrial complex at 5090 rue Hochelaga offers 600 units across two floors. Founded in 2004, Entreposage offers more than 10,000 units.

Harbinger Sunderland Developments Ltd. intends to convert a former retail building to self-storage in Sunderland, England. The facility on Wessington Way will be branded as The Store Room, which operates seven locations in the country. The project involves refurbishing the exterior, replacing the roof, reconfiguring the parking area and adding green space. The city council is expected to make a decision on the development by May 5.

Real estate development company HREA-Janc LLC received approval from the New Milford, Connecticut, Inland Wetlands Commission to build a self-storage facility in the city. The project at 176 Sunny Valley Road will include three buildings and a warehouse. The vacant lot had been cleared multiple times, with significant soil removal, prior to the town establishing wetland regulations.

KBM Commercial Properties is developing Highway 394 Self Storage in Blountville, Tennessee, through affiliate developer K.D. Moore. The facility at 1912 Highway 394 will comprise about 75,000 square feet across five buildings. The project is part of a mixed-use plan that already includes a TruShine car wash that opened in January. The storage component is expected to be complete this fall. Based in Bristol, Tennessee, KBM has interests in office, multi-family, residential, retail and self-storage.

Little Puddle Farm Storage opened in Piddlehinton, near Dorchester, England. The facility off Old Sherborne Road offers 15 container-storage units ranging in size from 75 to 160 square feet.

Atlanta-based Nacoochee Corp. received approval to build a mixed-use project in Suwanee, Georgia. The property at 300 Peachtree Industrial Blvd. will include a three-story, 115,200-square-foot self-storage building and a 4,375-square-foot car wash. Plans include subdividing the 5-acre property into two tracts and demolishing an existing 11,000-square-foot retail center.

York Road Realty Co. L.P. intends to convert a 115,000-square-foot former ice rink at 8116 Church Road in Elkins Park, Pennsylvania, into a four-story self-storage facility. The developer recently resubmitted revised plans that include four indoor pickle-ball courts on the first floor. The project requires several zoning variances. The developer is also seeking setback and buffer relief. Zoning commissioners took no action on the project during a committee meeting earlier this month.

An unidentified developer recently revised the design for a planned self-storage facility in Osoyoos, British Columbia, Canada. The town council recently appeared favorable to increasing the building at 5816 51st St. from one and a half stories to two. Though the addition would increase the height of the structure, planners noted that no opposition had been received from neighboring residents.

2/2/23 – 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 February 2023.

Arcland Property has opened a self-storage facility in Randallstown, Maryland. The location at 9127 Liberty Road will be managed and branded by Self Storage Plus. The property contains two bi-level buildings comprising 110,000 square feet in 825 units, plus 48 outdoor vehicle-storage spaces. Arcland is a real estate development and investment firm that owns more than 40 properties along the mid-Atlantic. Self Storage Plus operates more than 60 sites in the Southeast.

David Axel of Axel Real Estate is seeking permission to build Tuskawilla Storage in Seminole, Florida, at the intersection of Avery Lake Drive and Tuskawilla Road. Though the mostly wooded 5-acre parcel is zoned for self-storage, residents and community leaders adamantly oppose the three-story facility. Plans include 116,000 square feet of self-storage in 75 units. Owned by Anna Ondick, the property has been vacant for 20 years. The application is under review by city staff.

BRB Development, an affiliate of The Lock Up Self Storage, intends to build a three-story facility off State Road 7 in Wellington, Florida. In addition to traditional self-storage, the facility would include around 50 wine-storage units. The planning, zoning and adjustment board voted on Jan. 18 to allow the use on the site, which is owned by Pepperjack Palm LLC. The village council must still vote on the project. The Lock Up operates more than 45 facilities across eight states. Its portfolio comprises more than 3 million rentable square feet.

Bristol Pike Storage LLC intends to develop a four-story self-storage facility in Bristol Township, Pennsylvania, on three mostly wooded parcels comprising 3.57 acres. The project along Route 13 and the Pennsylvania Turnpike would comprise 121,392 square feet of storage units as well as two 1,200-square-foot billboards facing the turnpike.

Brookwood Properties LLC opened six self-storage facilities across four southern states. They are:

  • 3651 Government Blvd. in Mobile, Alabama (three stories, 100,000 square feet, 1,000 units)

  • 5256 W. Bell Road in Glendale, Arizona (two stories, 86,000 square feet, 900 units)

  • 1400 Westbank Expressway in Harvey, Louisiana (four stories, 107,000 square feet, 1,100 units)

  • 69008 Highway 190 Service Road in Covington, Louisiana (three stories, 102,000 square feet, 1,000 units)

  • 7275 Washington Ave.in Ocean Springs, Mississippi (three stories, 93,000 square feet, 900 units)

  • 3701 Bienville Blvd. in Ocean Springs, Mississippi (three stories, 89,000 square feet, 1,000 units )

All locations are being managed and branded by self-storage real estate investment trust (REIT) Life Storage Inc. Kaufman Design served as architect, and affiliate Rosehill Construction was the general contractor. Founded in 1986 and headquartered in Baton Rouge, Louisiana, Brookwood operates 56 facilities and plans to open four more in Louisiana this year.

South Carolina-based Centennial American Partners received zoning approval to build a mixed-use project in Oro Valley, Arizona. Plans for the 2.53 acres west of La Canada Drive include a three-story self-storage building comprising 105,756 square feet in 534 units. The first floor, at 4,000 square feet, will be dedicated to retail. The project still needs approval from the Oro Valley Town Council.

Cogent Capital Management, a development and asset-management firm, is seeking zoning approval to build a 94,000-square-foot self-storage facility on a 4.3-acre wooded site in Lakeland, Florida. City officials denied the developer’s request for 2575 Harden Blvd. in April. Since then, Cogent has made significant changes to the site plan, according to Tim Campbell, the attorney representing the company. The latest design eliminates a third story and removes 17 outdoor vehicle-storage spaces. In addition, the building will be moved to the southeast corner of the property, creating a 200-foot buffer between it and neighboring homes. Finally, the plan calls for muted colors and doors and windows to resemble an office building. Despite the changes, several community members still oppose the project including Tony Hudson, president of Beacon Terrace Homeowners Association, who submitted an objection letter and petition. The planning and zoning board are expected to discuss the project at its February meeting.

Crocker’s Lockers received unanimous approval from the Watsonville, California, City Council to build a self-storage facility in an abandoned parking lot between Watsonville Municipal Airport and the Community Hospital. The project at 70 Nielsen St. will comprise 149,769 square feet in 1,072 units. It required a special-use permit because the site’s 21 parking spaces are much fewer than what’s normally required for a development of this size. Company principals Dick and Ted Crocker are Watsonville natives. They built the city’s first self-storage location in 1973 under the Crocker’s Lockers brand and have since developed more than 50 in Arizona and California.

Del Corp Holdings LLC intends to develop Drum Point Storage in Brick, New Jersey. The project at 345 Drum Point Road would include nine storage buildings. An existing house on the property would be converted into the management office. The board of adjustment was scheduled to review the site plan and variances on Wednesday. Del is based in Toms River, New Jersey.

Diversified Properties LLC broke ground on a new self-storage development in Montgomery, New York. The site will include a two-story building and six single-story structures comprising 80,400 rentable square feet in 495 units. The facility will be managed by REIT CubeSmart. Founded in 2000, Diversified specializes in the development of industrial, multi-family, office, self-storage and retail real estate.

REIT Extra Space Storage Inc. is converting a former Kmart store in Englewood, Ohio, to self-storage. Built in the early 1970s, the 84,000-square-foot building at 360 W. National Road has been vacant since July 2016. The project will include a new façade, interior storage units and an outdoor area designated for boat/RV storage. Site improvements include additional green space and landscaping. The site was rezoned from a community-commercial to a planned-unit development district to allow self-storage as a use. Excess parking at the north end of the property will be carved into three out-parcel lots for future development. Extra Space operates 2,327 self-storage facilities in 41 states and Washington, D.C.

Commercial real estate development and management firm Holladay Properties LLC is converting a 39,900-square-foot building in its home town of South Bend, Indiana, to self-storage. The project at 850 Marietta St. will comprise 348 units across four buildings. It’s expected to be complete by July 1. Holladay Construction Group will serve as general contractor, with Peterson Architecture providing design services. The facility will be managed by Winter Garden, Florida-based Store Space Self Storage.

Horizon Self-Storage received permission to build a facility in Palm Coast, Florida. Plans for the 7 acres off U.S. Highway 1 include 98,400 square feet in 637 units and 40 outdoor vehicle-storage spaces. It’ll be built by Barnard Construction Co. Inc.

Kirchhoff Acquisitions is converting a former office building in Shelton, Connecticut, to self-storage. The company purchased the property for $4 million from 917 Bridgeport Avenue LLC. It received zoning approval to expand the 32,000-square-foot structure at 915-917 Bridgeport Ave. in November. Plans call for the addition of three floors to a portion of the existing building, plus a new four-story, 6,000-square-foot structure. Once complete, the facility will total 115,000 square feet. It’ll be managed and branded by REIT Extra Space Storage Inc. Two businesses that are currently operating at the site, Community Residences Inc. and Pieces of the Puzzle Early Learning Center, will continue to occupy 12,700 square feet in the existing building for the remainder of their lease. Kirchhoff is a real estate principal-investment firm based in Poughkeepsie, New York.

Metro Storage LLC, which operates the Metro Self Storage brand, opened a new facility in Spring Hill, Florida. The property at 3286 Barclay Ave. includes a three-story building and two single-story structures offering a total of 675 units. It also has 114 vehicle-storage spaces, including 83 covered boat/RV spots with electrical hookups. Metro is a privately owned, international company specializing in storage acquisition, construction, development and management. It operates more than 85 facilities in 12 states.

Premier Storage Investors is razing a vacant industrial building in Ballard, Washington, and building self-storage in its place. The company paid $6.5 million for the 1-acre property at 1115 N.W. 46th St. Once complete, the facility will be managed and branded by REIT Extra Space Storage. Founded in 2013, Premier is a privately held self-storage acquisition, development and asset-management company.

Rivercrest Realty Investors is converting a building in Monroe, North Carolina, to self-storage. The 93,000-square-foot structure on West Roosevelt Boulevard is in the Union Village shopping center. Founded in 1969, Rivercrest is a privately owned commercial real estate company specializing in the acquisition and development of shopping centers and self-storage facilities.

Norway-based Self Storage Group ASA (SSG) purchased a property in Vejle, Denmark, for DKK 11 million on which it intends to build a new facility. Expected to open in the fourth quarter, the 1,400-square-meter building in Friis Hansens vej 9 will operate under the company’s City Self-Storage brand.

SSG is also buying a property in Malmö, Sweden, for SEK 13.5 million on which it intends to build a 1,200-square-meter City Self-Storage facility. The project is expected to be complete this year. SSG operates 131 facilities across Scandinavia under the City Self-Storage and OK Minilager brand names. Its portfolio comprises 182,600 square meters.

Shurgard Self Storage Europe SARL, the European affiliate of U.S.-based REIT Public Storage Inc., is building a facility in Frankfurt, Germany. Expected to open in late 2025, it’ll comprise 78,576 square feet in 1,100 units.

Shurgard is also converting two buildings to self-storage in Amersfoort and Randstad, Netherlands. Expected to open this summer, the Amersfoort location will contain 33,368 square feet in 450 units. The Randstad facility will comprise approximately 3,200 square meters in about 500 units. It’s expected to be complete by the end of this year. Shurgard operates 267 self-storage properties comprising 1.4 million net rentable square meters in Belgium, Denmark, France, Germany, The Netherlands, Sweden and the United Kingdom.

SimCove LLC is seeking zoning approval to convert the former Stop & Shop supermarket in Bridgeport, Connecticut, to self-storage. The building at 2600 Madison Ave. has been vacant for more than a decade. SimCove purchased the property in August 2021 for $4 million from LT Bridgeport LLC.

Storage Fox intends to build a six-story self-storage facility on a vacant lot in Rockaway Park, New York. The 135,719-square-foot project at 106-02 Rockaway Beach Blvd. must be rezoned to an M1-3 district. If approved, construction is expected to begin in March. Managing partner Dino Tomassetti Jr. first pitched the proposal in 2015 and twice appeared before the Queens Community Board 14 in 2021. It previously stalled due to board concerns that the rezoning could result in a hotel or similar use. Tomassetti and his partners are in the process of rebuilding the Storage Fox portfolio after selling four locations to valet-storage operator Clutter in 2019.

Storage King, which operates 19 facilities in Australia and New Zealand, is converting a former car dealership in the Woolloongabba suburb of Brisbane, Australia. Plans for 179 Logan Road call for three stories of self-storage comprising 40,752 square feet. Focus Architecture will design the project.

Storage Giant Ltd. opened a new self-storage facility in Bridgend, Wales. The South Road site comprises 47,625 rentable square feet in more than 600 units. Founded in 2007 and based in Newport, Wales, the company operates 14 locations across the United Kingdom. It expects to open one other facility this year and has four more in its pipeline.

StoreNow intends to expand its existing facility in New Palestine, Indiana, onto 3 acres it owns to the east of the site. The project at 4693 S. CR 400 W. would add eight buildings comprising about 40,000 square feet but requires rezoning the adjacent property from residential to commercial. As a condition of approval, planners may request an upgrade from the chain-link fence at the current facility to a more decorative buffer as well as a change to the facade on the buildings visible from the road. The planning commission will next discuss the project on Feb. 21. StoreNow operates six facilities in Indiana.

Phoenix-based U-Haul International Inc. is seeking zoning approval to build a self-storage facility in Aurora, Ohio. Plans for the 10.8 acres on North Aurora and Treat Roads include a three-story, 112,644-square-foot structure for traditional storage units, plus a single-story, 13,088-square-foot building to house the company’s U-Box portable-storage containers. Established in 1945, U-Haul owns and manages more than 78.1 million square feet of storage space across North America.

New Sources:
CT Post, Bridgeport Rejects Self-Storage Facility for Former Madison Ave. Stop & Shop, Not 'Special Enough'
CT Insider, Developer's Plan for 6 Storage Buildings in New Milford Draws Criticism From Neighbors
Levittown Now, Four-Story Self-Storage Facility Approved Along Route 13
CT Insider, Local Resident to Fill New Milford’s Warehouse Space ‘Void’ With New Storage Facilities
Glenside Local, Plans for Four-Story Self-Storage Facility at Old York Ice Rink to Go Before Cheltenham Township on Monday
Sunderland Echo, Self-Storage Development Planned for Former Harveys and Carpetright Unit in Sunderland’s Castletown Area
The Advocate, Former Goudchaux’s Building Sold for $3.9 Million, Could Become Location of Self-Storage Units
The Atlanta Journal-Constitution, Suwanee Approves New Car Wash, Self-Storage
Times Chronicle, Council Supports Self-Storage Facility
WJHL, Hwy 394 Project Phase One Brings Car Wash, Self Storage
Yahoo, Montreal Mini-Storage Opens New Location in Hochelaga Maisonneuve
CT Post, Owner of Former Bridgeport Stop & Shop Making 'Some Changes' to Self Storage Plan
Connecticut Post, Bridgeport Zoning Board Has 65 Days to Decide Fate of Former Madison Ave. Stop & Shop Location
CT Post, Madison Ave. Stop & Shop Property Owner Takes Bridgeport to Court Over Self-Storage Rejection
Jersey Shore Online, Self Storage Denied Near Houses
CT Post, Judge: Bridgeport Must Approve Self-Storage Facility at Former Stop & Shop
Patch.com, Judge Orders Bridgeport P&Z To OK Self Storage at Former Stop & Shop

Previous Sources:
Akron Business Journal, U-Haul, Goddard School Seek to Build in Aurora
Connect CRE, Rivercrest Realty Investors Eyes Transformation of Monroe Purchase into Self-Storage Facility
CT Post, Developer Seeks Self-Storage Business at Site of Shuttered Bridgeport Stop & Shop
Daily Journal of Commerce, Ballard Self-Storage Site Sells for Over $6M
Daily Reporter, Self-Storage Location Looks to Expand
Dayton Daily News, Vacant Kmart Building in Englewood to Be Redeveloped Into Self-Storage Facility
Explorer, La Canada Self-Storage Gets P&Z Nod
Flagler Live, Palm Coast Approves New Self-Storage Facility Across from Sawmill Creek on US1
Levittown Now, Self-Storage Center, Billboards Proposed for Wooded Area Along Route 13
Market Screener, Self Storage Group ASA - Acquisition of Property in Vejle, Denmark
Market Screener, Self Storage Group ASA Acquires Property in Malmö, Sweden
News Chief, Self-Storage Company Pushes Revised Plans for Harden Boulevard
Northwest Indiana Business, Store Space Coming to South Bend
Orlando Sentinel, Winter Springs Leaders Urge Seminole to Reject Proposed Self-Storage Facility
Patch, Self-Storage Proposal, Synagogue Proposals Before Brick Zoning Board
PR Newswire, Arcland Property Company and Self Storage Plus Open Class A Storage Facility in Randallstown
PRWeb, Brookwood Properties LLC Expands Their Portfolio Rapidly, Opening Six New Self-Storage Facilities in 2022, with Four More on the Way in Early 2023
PRWeb, Metro Storage LLC Opens New Self Storage Facility in Spring Hill, Florida
REBusiness Online, Diversified Properties Breaks Ground on 495-Unit Self-Storage Facility in Montgomery, New York
The Darien Times, New York Co. Buys Shelton Property, Plans Self Storage Facility on Bridgeport Ave.
The Pajaronian, Council Approves Self-Storage Facility Near Airport
The Town-Crier, Wellington PZA Board Supports Self-Storage Project Off SR 7
The Wave, RBB Self-Storage Facility Project Could Break Ground as Early as March
The Urban Developer, Storage King Lined Up for Woolloongabba Retrofit
Wales247, Storage Giant Launches New High-Security Storage Facility in Bridgend
Westchester and Fairfield County Business Journals, Shelton Office Property Sold to Become Self-Storage Facility

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