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Self-Storage Development and Zoning Activity: January 2022

May 16, 2022

16 Min Read
Self-Storage Development and Zoning Activity: January 2022

Update 5/16/22 – The Draper Family has encountered environmental and parking issues in its quest to build a self-storage facility in Danbury, Connecticut. The city has concerns about flooding on the site, forcing the developers to return to the Environmental Impact Commission and reapply for a wetland permit, which had previously been approved. Officials also discovered that cutting and filling had occurred at the back of the property, which is in a regulated floodplain. A contractor had been burning wood and dumping the ashes on the land. The debris has been removed, according to Michael Mazzucco, an engineering consultant for the Drapers.

The planning commission also had concerns about the limited number of parking spaces for the three-story building. Ethan Draper assured them five spots was enough based on other storage facilities he had visited in the area.

2/18/22 – A request by U.K. self-storage operator Lok'nStore Group PLC to demolish a former office-outlet store in Chester, England, and build self-storage in its place has been denied. The Cheshire West and Chester Council turned down the operator’s revised plans for the property on Sealand Road because the building’s size “would intrude upon a strategic view of the city” and “not respect local character,” according to a source. The proposal included a three-story structure with a “crisp, modern appearance” featuring the brand’s signature white, tangerine and silver.

A city planner officer recommended rejecting the project, noting the building would “harm the key views of the city for people approaching from Sealand Road” and block a section of the city’s skyline. “The impact of the loss of the city skyline is compounded by the design, which is bulky and fails to enhance this key approach into the city,” the planner stated.

1/20/22 – 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 January 2022.

Property owner 1400 NCRD LP received exceptions for building- and lot-use zoning regulations, which should allow it to convert a former Genuardi’s Family Market to self-storage in Lower Pottsgrove, Pennsylvania. The project at 1400 N. Charlotte St. would transform the 65,163-square-foot retail space on the south end of the shopping center. No detailed project plans have been submitted to the city. Additional approvals must go through the planning commission and board of commissioners. 400 NCRD LP has owned the 8.4-acre property since 2014. The former grocery store has been vacant for several years.

Apple Self Storage, which operates 41 facilities in Canada, opened a new location in Winnipeg, Manitoba. The facility at 1340 Notre Dame Ave. comprises more than 40,000 square feet of indoor storage. Founded in 1975, family-owned Apple also operates properties in New Brunswick, Nova Scotia and Ontario.

Centennial American Properties LLC received approval to raze the former Tequilas Jalisco restaurant in Granger, Indiana, and build a three-story self-storage facility in its place. The $10 million development for the 2.25-acre property at 512 W. Cleveland Road will also include a drive-thru restaurant, according to C. Brody Glenn, who represented the developer during the council meeting. Founded in 1976 by David W. Glenn, Centennial has developed more than 7 million square feet of commercial space in the Southeast.

Local entrepreneur Andrew Dejana intends to build a two-story self-storage facility in Fort Salonga, New York. Located near the intersection of Pulaski and Town Line Roads, the property would comprise about 70,000 square feet in 643 interior units and 24 drive-up units large enough for boats and RVs. It would also include enough outdoor storage for 230 vehicles. The board of zoning appeals is expected to discuss the project on Feb. 8. The design is trimmed down from an earlier, three-story submission that was opposed by town officials and residents. The new design would still require variances to exceed the permitted floor area ratio for the main building, setback distances and an 80-square-foot sign.

East Bay Plaza Self Storage LLC will build a storage facility behind the main building of the East Bay Plaza shopping center in Traverse City, Michigan. The property at 722-752 Munson Ave. will comprise 18,750 rentable square feet in 25 units and be accessible from Avenue B. The large units, equipped with lighting and electrical, will be designed to hold motorhomes, boats and multiple vehicles. Local contractor REI Construction is expected to break ground on the project in April, with opening slated for later this summer.

A partnership consisting of real estate investment firm Kirchhoff Cos. and the Kirchner and Yassky Families have opened a self-storage conversion project in Nyack, New York. The property at 100 Snake Hill Road formerly housed McLaren Engineering and Bel-Bee Products for three decades. The 52,000-square-foot building was transformed into a two-story structure comprising more than 100,000 square feet of storage. It’ll be managed by self-storage real estate investment trust (REIT) Extra Space Storage Inc. and branded under its name. Kirchhoff is a real estate principal investment firm specializing in self-storage, student housing, multi-family and medical offices.

Self-storage REIT and third-party management firm Life Storage Inc. received approval to expand an existing facility in Elk Grove, California. The company will add a three-story, 55,367-square-foot structure and a solar carport to the 8.5-acre site at 9800 Dino Drive. The new building will offer 432 units, while the carport will add 16 vehicle-storage spaces. Built in 2000 and expanded in 2016, the current site comprises eight storage buildings and a management office. The new project includes improvements to lighting and the demolition of an existing vehicle-storage area. Based in Buffalo, New York, Life Storage operates more than 1,000 self-storage facilities in 34 states. Its portfolio of owned and managed facilities comprises more than 74 million square feet.

U.K. self-storage operator Lok'nStore Group PLC has submitted a revised site plan for its proposed development in Chester, England. The company is seeking to demolish the former office-outlet store on Sealand Road and replace it with a self-storage building. The original design, submitted in May 2020, raised objections from several government agencies concerned about flood risk and property access. Those groups have since withdrawn their concerns. The council will discuss the proposal on Jan. 21. If approved, the facility will open next year. Founded in 1995, Lok’nStore operates 37 self-storage facilities in Southern England.

In a partnership with MV Investment, Miller Valentine Construction (MVC) opened a facility in Nicholasville, Kentucky. The three-story building at 431 E. Brannon Road comprises 96,600 square feet of climate-controlled storage.

The joint venture is also developing climate-controlled facilities in Lakeland, Florida, as well as Calabash and Fayetteville, North Carolina. The three-story building in Lakeland will offer 94,500 square feet of climate-controlled storage. The three-story Calabash facility will comprise 98,550 square feet, while the Fayetteville project on Raeford Road will encompass 105,000 square feet. Slated to open in mid-2023, they’ll be managed by self-storage REIT CubeSmart and branded under its name. Founded in 1963, MVC has developed more than 100 million square feet of commercial real estate and 15,000 multi-family units in more than 25 states.

The Palm Coast, Florida, City Council approved rezoning for two parcels within a 23-acre site between Interstate 95 and Old Kings Road that’ll allow property owner OKR Investors LLC to pursue developing a Secure Space self-storage facility. The zoning was changed from office to general commercial and given a special exception. The proposed structure on the west side of Old Kings Road would comprise 95,500 square feet of storage space and 287 covered vehicle-storage spaces. The zoning change was granted despite significant opposition from residents of nearby subdivisions and an assisted-living facility. OKR acquired the land in 2018 for $2.5 million.

PAR Storage Development received site-plan approval to build a new self-storage facility on a 9-acre parcel in Ormond Beach, Florida, near the Plantation Bay residential community. The property at 2150 S. Old Dixie Highway will comprise 103,255 square feet. It’ll include a three-story structure and three single-story buildings. Founded in 2018 and based in Largo, Florida, PAR Storage is a commercial real estate development firm that specializes in self-storage.

Chad Puckett received zoning approval for a self-storage development in Iredell, North Carolina. The 8.42 acres are along Flower House Loop. The storage facility would be built on the southern part of the property.

SafeNest Storage opened its third location in Asheville, North Carolina. The facility at 7 Roberts Road offers temperature-controlled units. It’ll be managed by Storage Asset Management, a self-storage property-management and consulting company. SafeNest operates 17 facilities in the Carolinas.

Trojan Storage, which operates 32 locations along the West Coast, has submitted an application to build a mixed-use property in Sylmar, California, that’ll include apartments and self-storage. Designed by Jordan Architects, the project at 13260 W. Maclay St. would comprise 200,000 square feet. Plans include demolishing an existing 22-unit apartment building and replacing it with 163,455 square feet of self-storage in two buildings plus 25 one- and two-bedroom apartments. One storge structure would be four stories, while the other would be three and include the housing component. It would also feature a ground-floor office, art studios, a recreation room and a courtyard.

Westport Properties Inc. (WPI), which operates more than 130 self-storage facilities under the US Storage Centers brand, completed construction on a new property in Los Angeles. The facility at 4800 Valley Blvd. comprises 157,116 square feet in 1,182 units. Founded in 1985, WPI is a fully integrated self-storage operator that acquires, develops and manages its own portfolio in addition to providing third-party management services.

1/6/22 – 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 January 2022.

Adrian Development Group (ADG) is seeking permission to convert parts of a shopping mall in Adrian, Michigan, to a mixed-use project that would include self-storage, apartments, retail, restaurants and a church. The former JCPenney store would be transformed into 100,000 square feet of storage. The proposal was presented to the planning commission by ADG and mall ownership. Though the commission didn’t take action on the project, members expressed enthusiasm for it, a source reported. Led by general contractor Daniel Garno, ADG is comprised of community members and business owners.

Apple Self Storage, which operates 40 facilities in Canada, opened a new location in Leamington, Ontario. The facility at 197 Talbot St. W., Unit 500, comprises 40,000 square feet of indoor storage. Founded in 1975, family-owned Apple operates properties in New Brunswick, Nova Scotia and Ontario.

Commercial real estate developer Ferber Co. received site-plan approval for a mixed-use project it intends to build in Pembroke Park, Florida. Seneca Town Center would be built on 6.2 acres at 3195 W. Hallandale Beach Blvd. It would include a 120,900-square-foot self-storage facility alongside a convenience store and gas station, fast-food restaurant, and an undetermined fourth structure. The storage facility would be more than 50 feet tall with faux French balconies on the exterior. Ferber is under contract to buy the development site, pending final approvals. The company would like to demolish the existing structures and break ground this spring, with project completion scheduled for 2025. Ferber has offices in Florida and New Jersey. Its development pipeline includes 16 commercial projects in Florida.

National 360 LLC received zoning approval to build a mixed-use project in Duluth, Georgia, that’ll include self-storage, office space and warehouse space. The nearly 16-acre property at 2641 N. Berkeley Lake Road N.W. is owned by Berkeley Point Associates LLC. Plans include converting an existing seven-story, 137,823-square-foot, unfinished building to indoor, climate-controlled self-storage. The project also includes 96,000 square feet of warehouse space and 71,000 square feet for flex-office or industrial use. National 360 is a general contractor based in Miramar, Florida.

Real estate developer SAAD Investments Inc. intends to build a mixed-use project including self-storage and retail in South Hall, Georgia. The proposal calls for a 60,000-square-foot storage facility and a 6,943-square-foot retail building on 3 acres at 4396 Friendship Road and 4426 Ridge Road. The retail component would include a convenience store and gas station. The storage building would be built as part of the second phase. The project requires a zoning change from agricultural-residential and suburban shopping to planned commercial development. The Hall County, Georgia, Planning Commission is expected to review it this week.

Norway-based Self Storage Group ASA (SSG) has purchased a property in Askoy, Norway, for NOK 12 million on which it intends to build a new facility. Expected to open in the fourth quarter, the 1,050-square-meter building in the Storebotn Næringspark Business Park will operate under the company’s OK Minilager brand. SSG operates 126 facilities across Scandinavia under the City Self-Storage and OK Minilager brand names. Its portfolio comprises 165,300 square meters.

Shurgard Self Storage Europe SARL, the European affiliate of U.S.-based real estate investment trust (REIT) Public Storage, has two development projects underway in Rotterdam, The Netherlands. The company is building a new facility that’ll comprise about 4,500 square meters in 700 units. It’s also converting an existing structure that’ll encompass approximately 2,000 square meters in more than 300 units. Both projects are expected to open by year-end. These will be Shurgard’s 62nd and 63rd locations in the country.

Shurgard is also constructing a new facility in Paris, its fifth project in the region. Slated to open in late 2023, it’ll comprise 4,000 square meters in 550 units. The operator’s total portfolio includes 255 properties comprising more than 1.3 million net rentable square meters in Belgium, Denmark, France, Germany, The Netherlands, Sweden and the U.K.

Storage Tech Inc. has opened Napa Vault, a condominium-style storage facility in Napa, California. The first phase at 1055 Soscol Ferry Road includes 43 units that are either 20 or 24 by 48 feet. Each unit includes LED lighting, wiring for high-speed Internet, fire sprinklers and 125 amp/220-volt electric service, with the option to add air-conditioning. The property also offers a clubhouse with several amenities, electric-vehicle charging stations, a wash bay and a dump station. Once complete, it’ll comprise 11 buildings containing 124 units. Designed by Ware Malcolm Architects, the $10 million project was constructed by DesCor Builders, with steel provided by Rhyno Built LLC. Storage Tech is owned by Peter Bedford, former chairman and CEO of Bedford Properties Inc. and Bedford Property Investors.

U.K. self-storage operator The Store Room intends to convert a Poundstretcher discount store in Darlington, England, if it closes. Though the retail space on Whessoe Road is still in business, Poundstretcher has been under a company voluntary arrangement since 2020, a British legal agreement that allows it to pay creditors over a fixed period. It’s unknown how soon the store might close. Based in Manchester, England, The Store Room operates seven self-storage facilities.

Valley Storage opened five self-storage facilities in North Carolina, Tennessee and Virginia at the end of 2021. Locations in Burgaw and New Bern, North Carolina, opened before Dec. 25 and comprise about 250 units. The Burgaw property has a nearby annex site that offers additional storage options. Facilities in Mount Airy, North Carolina; Clarksville, Tennessee; and Christiansburg, Virginia; opened on Dec. 29. The Clarksville location, along with a nearby annex site, are the company’s first properties in Tennessee. The facilities will be managed by Storage Asset Management, a property management and consulting company. Based in Hagerstown, Maryland, Valley owns 45 self-storage facilities in seven states comprising more than 2 million net rentable square feet.

Washington Property Co. (WPC), a commercial and residential real estate firm, intends to build a self-storage facility in Laurel, Maryland. The three-story, 891-unit building will be developed on a 2.3-acre lot the company recently acquired for $3.5 million. Headquartered in Bethesda, Md., WPC specializes in acquisition, land use, design, development, finance, leasing, construction and property management. It owns commercial, residential, retail and mixed-use projects in the Washington, D.C. Metropolitan Area.

West Coast Self Storage Group (WCSSG) opened a new facility in Happy Valley, Oregon. The facility at 8319 S.E. Otty Road comprises 72,665 square feet in 839 units. Designed by Jackson | Main Architecture, it was built by Perlo Construction and is owned by NWB Clackamas LLC. Headquartered in Everett, Washington, WCSSG is a property-management, acquisition and development company. It operates 95 managed and owned locations in California, Nevada, Oregon and Washington.

New Sources:
Elk Grove Citizen, Planning Commission Approves Three-Story, Storage Facility for Dino Drive
FlaglerLive.com, City Approves Self-Storage Facility on Old Kings Road, Near Hidden Lakes, Against Public Opposition
Iredell Free News, Iredell Commissioners Approve Rezoning Requests for Commercial Dog Kennel, Mini-Storage Business
Newsday, Ex-Truck Maker Tries Again to Build Mini-Storage Facility in Fort Salonga
Palm Coast Observer, Despite Neighborhood Opposition, City Council Approves Self-Storage Facility in 4-1 Vote
Palm Coast Observer, Self-Storage Facility Approved for Site Next to Plantation Bay Entrance
PRWeb, Apple Self Storage Opens a Self Storage Facility in Winnipeg, Manitoba
PRWeb, Westport Properties Completes Construction of Self Storage Facility in Los Angeles
RCBJ, Extra Space Storage Opens At 100 Snake Hill Road In West Nyack
Record Eagle, East Bay Plaza Self Storage Planned
San Fernando Valley Business Journal, Combo of Apartments and Storage Units Proposed
South Bend Tribune, Self-Storage Facility, Drive-Thru Eatery Coming to Former Mexican Restaurant Site in Mishawaka
The Post, Storage Proposed For North Charlotte Shopping Center
The Standard, Revised Bid to Demolish Former Office Outlet Chester Store for New Self-Storage Business Submitted
The Standard, Self-Storage Site Bid for Old Office Outlet Store Rejected - As it Would Block View of Chester
News Times, Plans for a 3rd Self-Storage Facility on Single Danbury Block Raise Concerns About Flooding, Parking

Previous Sources:
Market Screener, Self Storage Group ASA - Acquisition of New Property in Askøy, Norway
The North Bay Business Journal, Napa Vault Project Brings Condo Ownership Concept to Self-Storage Marketplace
PR Web, New Apple Self Storage Facility Now Open in Leamington
The Real Deal, Pembroke Park Approves 6-Acre Retail Development With a Wawa
Spot On Maryland, Washington Property Plans Future Self-Storage Facility for Laurel Site
Teeside Live, Darlington Poundstretcher Could Be Turned Into Huge Self-Storage Facility as New Plans Revealed
The Times, Gas Station/Self-Storage Facility Proposed at This Friendship Road Site in South Hall
What Now Atlanta, Troubled Duluth Hotel and Office Site to Be Redeveloped Into a Storage and Multi-Purpose Space
Yahoo News, New Adrian Mall Proposal Includes Housing, Self-Storage, Retail and Dining

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