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Apple Self Storage Opens 2 New Facilities in Mississauga, Canada

Article-Apple Self Storage Opens 2 New Facilities in Mississauga, Canada

Update 6/13/18 – Apple Self Storage will hold a grand-opening celebration for its Erindale location on June 28. The event, noon-3 p.m., will be open to the community.

“This building was vacant for several years and we were very excited to put our adaptive-reuse program to work in Mississauga,” Allan said. “We took the existing structure and re-used as much of the building and materials as possible. We believe strongly in finding ways to try and reduce our carbon footprint, and this was one where we were able to creatively reuse much of the materials that were already present.”

The initial lease-up has been so successful that the company is already beginning phase two, Allan said. “This will expand the current space by the addition of 75,000 square feet of premium self-storage to serve the Mississauga market even better,” he added.

7/26/17 – Apple Self Storage will hold a grand-opening celebration for its Meadowvale location on July 27. The first phase of the facility opened with 800 units and will later expand to 1,300. It employs a staff of four, which will increase once its fully built out, according to the source.

“The demand for self-storage is increasing a lot,” Allan told the source. “It has been an incredibly popular [site] already.”

The location has drawn particular interest from business customers, according to Allan. In addition to package delivery and shipping services, the facility offers mailbox rentals.

4/6/17 – Apple Self Storage, which operates 26 locations in New Brunswick, Nova Scotia and Ontario, Canada, has opened two new facilities in Mississauga, Ontario, in the communities of Erindale and Meadowvale. The company has one existing site in the city.

The Erindale property at 1000 Central Parkway W. is just south of Ontario Highway 403. It comprises 80,000 square feet of indoor, climate-controlled space. Property features include drive-in loading bays, computer-controlled access, outdoor vehicle parking and video cameras. The site also offers mailbox rentals and will accept package deliveries on behalf of its customers.

The Meadowvale facility at 7045 Millcreek Drive is just off Derry Road and near Ontario Highway 401. It comprises 120,000 square feet of space in 1,200 ground-level units. A second phase will add more units, according to company officials. The property features an indoor loading bay and computer-controlled access. It also accepts packages deliveries.

"Apple Self Storage has been in the Mississauga market for three years now, and it’s a great place to be,” said David Allan, business-development manager. “Mississauga is such a dynamic and beautiful global city with vibrant communities. We’re happy to be a part of these communities and support them with increasing investment and innovation.”

Founded more than 35 years ago, Apple Self Storage is family-owned and -operated. Its properties comprise more than 1.4 million square feet of rentable space. The company offers standard and premium storage units, mailbox rental, package acceptance, hold-key service, and packing and moving supplies.

Sources:
EIN Presswire, Apple Self Storage Official Grand Opening Mississauga - Erindale
Brampton Guardian, Apple Self Storage to Be Launched in Meadowvale

Olympia, WA, Area Gets 2 New Self-Storage Facilities

Article-Olympia, WA, Area Gets 2 New Self-Storage Facilities

Two self-storage facilities are under construction in the Olympia, Wash., area. One is on the west side of town, while the other is in the suburb of Lacey.

Secure It Self Storage, which operates seven facilities in the state, is building a new location at 2225 Cooper Point Road S.W. in Olympia. The property is between U.S. Highway 101 and the Percival Creek ravine. Once complete, it’ll comprise 160,500 square feet of space in seven buildings, plus an office. The development is being led by the property owner, Lanzce Douglass of Lanzce Douglass Properties in Spokane, Wash., according to a source.

Secure It operates five facilities in Spokane and one each in Cheney and Tacoma. The facilities offer 24-hour access and climate-controlled units.

The Lacey project by C2 Holdings LLC is between the Horizon Pointe neighborhood and the railroad tracks, near Yelm Highway. The development will include five buildings constructed in two phases. It’ll comprise 77,000 square feet of storage space and 8,300 square feet of retail. The project received a conditional-use permit during a public-hearing examiner meeting, according to Samra Seymour, senior planner for the city.

Sources:
The Olympian, What's That Being Built Off Yelm Highway Near the Railroad Tracks?
The Olympian, What’s That Under Construction on Highway 101 Near Cooper Point Road?

Self-Storage Technology and Modernization
Self-Storage Technology and Modernization

Self-Storage Conversion Case Study: Comfort Storage in Punta Gorda, FL

Article-Self-Storage Conversion Case Study: Comfort Storage in Punta Gorda, FL

The self-storage industry is having a moment. Facility development is booming; and while there are many factors to this, there are two major forces in play: Occupancy levels are at an all-time high, and the market is ripe with conversion opportunities.

What exactly is a conversion? Basically, it’s the process of turning an existing building into a fully functional storage facility. The opportunities for additions or even remixes are almost endless on these pre-existing structures. You may even be able to extend your rental capabilities with outdoor storage and relocatable units.

There are many advantages to pursuing a conversion project. First, it can be less expensive to acquire an existing property than to pursue ground-up construction. There can be fewer city and local ordinance permits required. It can also mean an expedited time frame from purchase to opening date, as the structural framework is already in place.

To better understand the process of self-storage conversion, let’s look at a project that’s already underway by Comfort Storage LLC in Punta Gorda, Fla.

Building a Legacy, Seizing a Moment

Lance Stockhausen isn’t new to the construction business. His family’s experience can be traced back five generations, beginning in Germany. At a young age, Stockhausen and his brother were already building houses alongside their grandparents and turning them into rental properties. In 1989, he shifted his focus toward a new market: self-storage.

“We’ve always loved storage units over apartments,” Stockhausen says. The legalities and some of the other “drama” involved with wayward house renters (and subsequent evictions) proved to be too great of a headache, which led the brothers to explore other options. They erected their first storage facility in Wisconsin, consisting of three exterior buildings with a total of 150 units. They never turned back!

Fast forward to 2018, and Stockhausen’s team is nearing completion on its Punta Gorda conversion project. Formerly a Walmart, the building was first turned into a classic-car museum that housed more than 200 rare, collectible vehicles. When the owner moved to a new location, the Stockhausen brothers saw the opportunity to convert the space, which had an appealing size and shape, into a state-of-the-art self-storage property.

From Plan to Action

Once the purchased was finalized, they got to work on the blueprints and the project began to take shape. The position of the girders provided enough height that they could add a second-level mezzanine to maximize revenue. This allowed them to “build up” rather than out, creating an additional floor on top of the original structure.

Skylights were added where old air-conditioning units were removed, providing more natural light. Rather than closing in the mezzanine, a railing will be used off the elevator and stairwell. This will give the area a more open feel and add safety for customers.

Outside, the Walmart operators had begun (but never completed) an expansion that included posts and an overhang. Stockhausen’s crew saw the chance to use this structure as the groundwork for a boat/RV-storage shelter, creating an additional revenue source without investing a boatload of time and energy.

A strip of land between the building and retention pond was perfect for RV parking—if the pond could be reshaped. The city also required a screen wall to block any exterior stored property. The brothers worked with engineers to find a solution. They not only redesigned the pond, they chose a 16-foot concrete wall, which would be more visually appealing and cost-effective than block, and take less time to install.

The facility design also includes a drive-through that allows tenants to drive their vehicles into the facility for loading/unloading and stay protected from rain, sun, humidity, wind and bugs. Not only can they skip the awkward umbrella juggle, their items will be saved from any undue damage.

Lessons Learned and Advice to Give

With an expected open date of Sept. 1 and a soft opening planned for mid-August, Stockhausen and his crew are working seven days a week to ensure all elements of the conversion proceed smoothly. This schedule isn’t driven by panic or desperation, but by Stockhausen’s longstanding work ethic. “Every project we’ve ever done, we see it through to the end,” he says.

Having the owner act as the general contractor proved to be beneficial in planning and building. The Stockhausens have an innate ability to visualize what can be accomplished with a physical structure and the surrounding land. Being on site daily allowed them to make design decisions and changes as the project progressed.

Fortunately, the Comfort Storage team didn’t encounter any significant problems during the development process … well, except for the removal of a 7-foot alligator from behind the property. He was affectionately named “Chevy” and left without much of a fight.

“It’s all about having an open mind when you’re in this business,” Stockhausen says. “Know that you’re going to run into problems—that’s just construction! But the important element is to not have your blinders on. Be ready to come up with a different solution or go in a different direction than you originally planned so you can get the best outcome for your project.”

Stockhausen also notes the truth of the popular real estate mantra “location, location, location” when buying a property for conversion. “If you can find an old Walmart, Kmart building, a Target, you can already know that they’re in great locations. That’s the way to go!” Luckily for anyone looking to do his own project, the market is ripe with vacant big-box retail stores, Stockhausen says. If you’ve ever considered a self-storage conversion, there’s no time like the present!

Rachael Wheeler is a copywriter for Janus International Group LLC, a global manufacturer of turnkey self-storage building and security solutions, including roll-up and swing doors, hallway systems, portable-storage solutions, door-replacement programs, and the SecurGuard mobile-entry system. To reach her, call 770.562.2850; visit www.janusintl.com/ISS-R3. 

ISS Blog

Automation Makes Its Way Into Self-Storage

Article-Automation Makes Its Way Into Self-Storage

Whether you’re depositing a check or buying groceries, many aspects of your daily routine may look very different than they did 10 years ago. Technology has given us tools including bank mobile apps and self-checkout lanes to make everyday transactions faster, easier and more convenient for consumers while increasing business efficiency. Many industries are adopting automation to provide customers and users with fast, real-time results. It was only a matter of time before this trend made it to self-storage.

Five years ago, kiosks weren’t readily accessible in storage facilities. Customers came in, visited with the manager, went to their units and left. Believe it or not, there wasn’t nearly as much hustle and bustle back in 2013. Many sites didn’t even have a website, so payments were made in person or through the mail.

Automation is changing the self-storage landscape, enabling owners to cut costs and enhance the customer experience. The one-on-one interaction between tenants and a real person is still significant, however, there are ways to increase efficiency and return on investment without losing that personal touch.

For a self-storage operator, automation allows you to control expenses and increase margins. Online reservations/rentals and keypad gate access will enable you to securely operate your facility beyond traditional business hours, without the incremental cost of an hourly employee. With rental-rate increases slowing down, expense reduction is one way to add more to the bottom line.   

Automation may not work at every facility, but it’s an option for facilities in rural and urban areas. "Automation can provide a far superior customer experience, which results in higher occupancy and higher rents. We are experiencing these effects first hand on the deals we are acquiring and automating," says Brad Minsely, owner of 10 Federal, which operates 11 self-storage locations in North Carolina.

If you’re looking to add technology to your self-storage facility, you’re one of many. There are ample benefits to automation.

Anna Taylor joined Live Oak Bank in 2013. She was a dedicated credit officer for more than a year before joining the self-storage team as a loan officer. With a background in credit and financial analysis, Anna is committed to helping clients navigate the loan-application process. A graduate of the University of North Carolina at Chapel Hill, she earned a degree in advertising and completed the Minor in Entrepreneurship Program. She enjoys playing tennis and spending time with her beloved Golden Retriever, Griffin.

From the 2018 ISS World Expo: Marketing-Communications Specialist Jana Haecherl Discusses Niche Products and Services for Self-Storage

Video-From the 2018 ISS World Expo: Marketing-Communications Specialist Jana Haecherl Discusses Niche Products and Services for Self-Storage

In this video filmed at the 2018 Inside Self-Storage World Expo, Jana Haecherl, marketing-communications specialist for software and technology provider storEDGE, discusses specialty products and services facility operators can offer in today’s market and the niche markets they serve. She shares insight to the business benefits as well as implementation and customer-service strategies. Discover which offerings may be viable for your location!

Read more about the 2018 ISS World Expo in this article recapping the event.

Bayou Development Pursues Beyond Self-Storage Project in Palm Harbor, FL

Article-Bayou Development Pursues Beyond Self-Storage Project in Palm Harbor, FL

Real estate developer Bayou Development Inc. has applied to rezone a vacant lot in Palm Harbor, Fla., to build a three-story self-storage facility. The company is proposing a Beyond Self Storage location for 4.93 acres at the corner of 9th Street and Missouri Avenue. Pinellas County, Fla., commissioners would need to change the zoning on two adjoining parcels from residential to light industrial as well as grant a conditional overlay for the project and land purchase to move forward, according to a source. The overlay would restrict uses on the property to self-storage or offices.

Residents near the site are opposed. Linda Block, who lives 600 feet from the property, believes the project would better serve the community along the U.S. Route 19 corridor, which is already zoned for commercial use. “I personally think that 25 homes, which is what it’s zoned for, is a much better option,” Block told the source.

Residents would also prefer to see a dog park or trail built on the site, which sits to the west of the Pinellas Trail and the highway. The proposal includes a 50-foot-wide buffer along the western property line, which would be used as a barrier from residences. No construction would occur within the buffer, though it could include drainage retention.

The property owners told a source they wanted to sell the land to the county for $1.2 million but couldn’t reach a deal during a two-year period. They believe the self-storage facility will fit the land perfectly.

County staff has recommended approval of the rezoning and overlay. County commissioners were scheduled to review the proposal this morning.

The listed applicant is JJ Jenkins, project manager for Beyond Self Storage parent company NorthPoint Development, which launched its multi-facility development initiative in February 2016. NorthPoint recently opened a facility in Maplewood, Minn., and also operates two Beyond Self Storage facilities in Chesterfield and McCausland, Mo., and Joco Self Storage in Overland Park, Kan.

Based in Riverside, Mo., and founded in 2012, NorthPoint is a development, management and leasing firm that’s principally focused on the industrial, multi-family, senior living and self-storage markets in the Central United States. The company has $2.1 billion in raised capital and operates 28 million square feet of industrial properties, thousands of multi-family apartment units, and numerous developed or managed senior-living communities.

Sources:
WFTS, Neighbors Concerned About Proposed Storage Facility in Palm Harbor
Pinellas County, County Commission Agenda

Storage of America Moves Headquarters, Receives Tax Abatement in Anderson, IN

Article-Storage of America Moves Headquarters, Receives Tax Abatement in Anderson, IN

Update 6/12/18 – SOA has opened its new regional headquarters in Anderson as well as another newly built property in the city. The company held grand-opening celebrations for both facilities earlier this month, according to a press release.

SOA completed its purchase of the 230,000-square-foot Warner Press building last year. The first phase of the regional headquarters includes 218 climate-controlled units and a 10,000-square-foot co-work/executive office space under the brand “Work, etc.” Additional phases will include a 3,000-square-foot retail store as well as more storage units and office space. Once complete, the facility will contain 700 climate-controlled units, the release stated.

The ground-up facility at 8805 Pendleton Pike contains 270 units. Plans are underway to add a self-serve kiosk to the site, accordion to the company’s website.

1/19/18 – Storage of America LLC (SOA), which operates seven self-storage facilities in Indiana, Michigan and Ohio, will receive a tax abatement from Anderson, Ind., for moving its corporate headquarters into the former Warner Press building at 1201 E. 5th St., near Anderson University. The project will include 50,000 square feet of self-storage, a retail store, and rentable work space in addition to corporate offices, according to a source.

SOA intends to invest about $200,000 and create 15 jobs at $21.63 per hour, Kathleen Lamb, vice president of operations, told a source. The facility will house the company’s call center, and may eventually include a manufacturing component that would provide parts to its store locations.

The city council granted a 10-year tax abatement that will begin at 100 percent before decreasing annually by 10 percent, a source reported. The abatement was one of three given recently by the council on projects that represent more than $1 million in investment and will create 20 jobs.

Warner Press is a nonprofit business-administration service that provides church and ministry resources, children’s products, and greeting cards to its partners. It's been headquartered in Anderson since 1906. It vacated the 5th Street building in the 1990s when it moved its operation to the Flagship Enterprise Center, according to a source.

Founded in 2003 and currently based in Indianapolis, SOA has 10 self-storage locations under development, according to its website. It uses a vertical-integration model, in which 12 wholly owned subsidiaries perform most of the design, planning and construction on its projects.

Sources:
Inside Indiana Business, Anderson Council to Vote on Warehouse Project Incentives
The Herald Bulletin, Indy Company Moving Headquarters to Anderson

Ribbon Factory to Be Converted to Self-Storage, Apartments and Commercial Space in Quakertown, PA

Article-Ribbon Factory to Be Converted to Self-Storage, Apartments and Commercial Space in Quakertown, PA

Real estate investment firm Ranger Properties LLC is turning a former ribbon factory in Quakertown, Pa., into a mixed-use site that will include self-storage, apartments and commercial space. Borough officials recently approved a concept plan and conditional use permit for the Thermco Products Corp. building at 1409 W. Broad St. The development will include 62 apartments, eight commercial spaces and 4,640 square feet of indoor storage, according to the source.

Built in 1919, the three-story building sits on nearly 2 acres and comprises just over 65,000 square feet of space. The site operated as a textile factory for 50 years.

“It’s excellent to see that building to be repurposed into something attractive and make it a viable part of the landscape,” said Don Rosenberger, council president.

Quakertown officials have launched rebranding efforts to attract developers to the borough’s inventory of vacant buildings. Eight projects are in progress or complete. Developers are repurposing vacant turn-of-the-century manufacturing buildings into professional offices, apartments and retail shops such as salons, boutiques and a yoga studio, the source reported.

“Efforts are paying off,” said Ed Scholl, economic-development consultant and a former borough councilman. “People drive through and they see empty storefronts, but they don’t realize there are developers who are rehabilitating buildings. People [are] reinvesting in the buildings, and these are the ones that are filling up.”

Based in New York, Ranger Properties provides development and property management. Its projects include hotels, multi-family residential and office space.

Sources:
LVB.com, Quakertown’s Quantum Leap in Development
LoopNet, 1409 W. Broad St.

Happy Tymes Fun Center May Become Self-Storage in Warrington, PA

Article-Happy Tymes Fun Center May Become Self-Storage in Warrington, PA

Land-development firm Premier A-2 Warrington PA LLC is seeking zoning approval to turn the site of the former Happy Tymes Fun Center into a self-storage facility in Warrington, Pa. The company purchased the property 2071 County Line Road in April for $3.4 million, according to the source.

Representatives from Premier will present the plans for the 8.6-acre site to the Warrington Township Zoning Hearing Board on Thursday. They’re requesting five zoning variances that include permission for self-storage use, a reduction of the front setback along County Line Road from 75 feet to 65, and authorization to install fencing. The company would demolish existing structures, the source reported.

Constructed in 1995 and closed in 2015, the amusement park once included an arcade, bowling, mini-golf and go-karts.

Source:
The Intelligencer, Closed Warrington Amusement Center to Become Storage Site

Amazing Spaces Develops 2 Self-Storage Facilities in Spring and The Woodlands, TX

Article-Amazing Spaces Develops 2 Self-Storage Facilities in Spring and The Woodlands, TX

Update 6/12/18 – Amazing Spaces presented a check for $10,000 to the Texas Children’s Hospital on June 1. The total was collected through fundraising efforts that began last fall and ended with the grand-opening celebration of the operator’s sixth self-storage property last month. For the first 30 days of operation at the new site, the company donated a portion of its revenue, in addition to collecting pledges from business partners and customers.

"One of our operational pillars is to give back to the communities in which we service," Tautenhahn said in a press release. "We saw the grand opening of our newest property as an opportunity to do something amazing for our community. Texas Children's Hospital is an invaluable asset to the area, and we know the funds raised will impact the lives of so many in need."

"Raising $10,000 is not an easy feat for a company the size of ours," added Sabrina Cruthird, property manager of the new location. "We succeeded in achieving our goal with the support of our clients, neighbors and business partners. Our team asked every person who visited one of our properties to donate."

4/25/18 – Amazing Spaces has opened its new site in Spring, Texas, the company’s sixth property. To celebrate, it’ll host a community fundraiser on May 9 to benefit the Texas Children’s Hospital. The 6 p.m. event will include refreshments and property tours, according to a press release.

The company also plans to donate 10 percent of its profit from the first days of facility operation to the hospital. Additionally, it has collected donations from its clients and business partners, including Assessment Advisors Inc., Brothers Lighting & Electrical Specialist, Chateau Products Inc., Daniel Movers, Edgecomb & Associates Inc., Empire District Electric Co., Lile Bourland & Associates Inc., The Oilerie, SiteLink, Trinity Real Estate Finance Inc., and UBC Networking. A check will be presented to hospital officials during the fundraiser, the release stated.

1/25/16 - Amazing Spaces has broken ground on its Research Forest Drive development. The facility is being built by Rowland Construction LLC.

“We’re excited about starting construction on this project at FM 2978 and are looking forward to breaking ground on our sixth property later this year,” Tautenhahn said.

Based in Katy, Texas, Rowland is a commercial general contractor serving greater Houston and surrounding areas.

7/6/15 – Amazing Spaces Storage Centers has officially closed on its land acquisition at Holzwarth Road and Spring Stuebner Road in Spring, Texas, near the new Exxon Campus. Construction will begin in early 2016, and the facility will be built according to green-friendly building standards, according to a company press release. The property will also serve as a GREENspot DROPoff for the recycling of electronics.

The Holzwarth Road facility will be the company’s sixth location in the state.

Locally owned and operated by Scott and Kathy Tautenhahn, Amazing Spaces Storage Centers are created with the customer in mind, according to the release. Property features include climate-controlled and individually alarmed units, truck rental, video cameras, and a retail center that sells moving and packing supplies.

“We look forward to being a part of this wonderful new community and assisting new clients with their storage, moving and relocation needs,” the Tautenhanhs said in the release.

4/20/15 – Amazing Spaces Storage Centers, a self-storage operator with four existing facilities in Texas, has two new projects under development in The Woodlands, Texas. The company is building a 103,000-square-foot storage facility at FM 2978 and Research Forest Drive as well as a 98,000-square-foot facility just south of the city, about a mile from the new Exxon Mobile corporate campus.

The larger property is slated to open in March 2016 and will be built in accordance with green-friendly building standards, according to company press release. It’ll also serve as a GREENspot DROPoff for the recycling of electronics including computers, monitors, DVD players, laptops and televisions. Amenities will include climate control, conference rooms with free Wi-Fi, drive-through loading/unloading zones, individually monitored unit alarms, video cameras, wine storage, and a retail center that offers packing and moving supplies.

The smaller facility is scheduled to open in fall 2016.

Open since 1998, Amazing Spaces has two locations in Houston as well as facilities in Spring and The Woodlands, Texas. In addition to traditional self-storage units, the facilities offer boat/RV storage, wine storage and more.

Sources:
Digital Journal, Amazing Spaces Storage Centers Raises $10,000 for Texas Children's Hospital The Woodlands and Celebrates the Grand Opening of its 6th Location
PR Web, Now Open! Amazing Spaces Storage Centers Celebrates Bringing Amazing Storage to Springwoods Village and Exxon Campus with a Texas Children's Hospital Fundraiser
Amazing Spaces, Amazing Spaces Breaks Ground on its Latest Storage Property on FM 2978 in The Woodlands
Digital Journal, Amazing Spaces Has Done it Again! Plans for Another New Upscale Storage Property Are Underway!
Release Wire, Extraordinary Storage Property to Be Built on FM 2978 in the Woodlands, TX Opening 2016

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