Update 9/17/21 – After three hearings and more than 11 hours of debate, the Henderson County, North Carolina, Zoning Board of Adjustment denied the zoning permit Matthew Cooke needed to build Crab Creek Mini Storage in Hendersonville. Ten more residents spoke against the development on Wednesday, including county commissioner Michael Edney, whose family owns land near the site. Despite objections from Cooke’s attorney, Brian Gulden, Edney was allowed to speak as a private citizen.

Ultimately, the board concluded the development could jeopardize the “health, safety and welfare of the area” and harm the environment. The project was also incompatible with the surrounding community, according to the source.

Cooke indicated he was undecided whether he would appeal the decision. Gulden told the source he’d advise his client to contest because the board chair had allowed “speculation based on generalized fear” rather than facts. An appeal would be heard through the county civil superior court.

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8/2/21 – A vote on the zoning request by Matthew Cooke, owner of Apple Country Storage Inc. in Hendersonville, N.C., has been pushed to Aug. 11 following a lengthy public hearing last week. Cooke faces opposition from the community in his quest to build Crab Creek Mini Storage in a primarily residential area. Ron Kauffman, board chair for the Henderson County Zoning Board of Adjustment called the July 28 meeting to a close at 8:23 p.m. after four and half hours of debate between residents, Cooke and his attorney, Brian Gulden. More than 100 people attended.

Residents insist the project is incompatible with the rural residential and farming community. Rick Hall, a traffic engineer from Florida, testified on a traffic-impact analysis he completed on their behalf. He claimed Crab Creek Road isn’t designed for heavy traffic, and the motor-vehicle activity, particularly from large moving trucks, in and out of the storage facility would create an unsafe environment.

Gulden explained the property would include buffers required by the county zoning code, and there are other commercial uses within two miles of the proposed site. He noted the county’s comprehensive plan calls for a “rural-urban transition area,” and the development doesn’t contradict its “growth-management strategy.” The land is zoned Residential Two Rural, which allows for some educational, institutional, recreational and other light uses.

Cooke modified the plan to appease community members, such as changing the property entrance per guidelines from the North Carolina Department of Transportation. He also added buffers to hide the building rooflines and moved the dumpster to the southeast corner. During the meeting, Cooke noted other business uses in the area include an automotive garage, event center, a catfish farm and an emergency-response station.

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6/17/21 – The former fiber-drum industrial plant in Tonawanda, New York, that was previously reported as being a development target for REIT Life Storage is actually being acquired and converted by self-storage developer Boxes Builders Inc. The project will be handled by subsidiary Boxes Storage Developers. The purchase was contingent on project approvals, which the company received last week. Life Storage will still manage and brand the facility.

Newly revealed aspects of the project include a central, interior drive-through and the addition of a 3,300-square-foot office storefront. New fencing and an access gate will be added to the parking lot to the north of the main structure. The building will also get a new façade. The project is expected to be complete within 12 months.

Boxes Storage is owned by Jered Duke, a veteran contractor who’s developed more than 120 self-storage properties, including conversions and ground-up projects, according to the source. The company has offices in Greenwood, Indiana, and Park City, Utah.

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5/20/21 – 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 May 2021.

Property owner Glenn Greenberg, operating as 129 Amity Road LLC, intends to develop a self-storage facility on a vacant lot in New Haven, Conn. The four-story structure would be built by contractor Boardwalk Storage Solutions on a .74-acre plot at 129 Amity Road. The board of zoning appeals unanimously approved a use variance on May 11 to allow the project, though Greenberg must still win site-plan approval from the planning commission. He previously received city approval to develop a medical-marijuana dispensary and then a Wendy’s fast-food restaurant at the site, but those projects fell through, partly due to traffic-control upgrades required by the Connecticut Department of Transportation (CDOT), which owns the surrounding land. The site is flanked on three sides by the Wilbur Cross Parkway. CDOT wouldn’t require the upgrades if the site is used for self-storage due to lower traffic volume. Greenberg’s company acquired the property in 2018 for $800,000.

B&G Enterprises LLC received zoning approval to build a fourth Eagle Self Storage location in Henderson County, N.C. Plans for the property at 2310 Asheville Highway in Hendersonville include seven buildings comprising 99,480 square feet and two covered vehicle-storage spaces. B&G operates two facilities in Flat Rock and one in East Flat Rock, N.C.

Burlington Self Storage, which operates eight facilities in Florida, Massachusetts and New Hampshire, will open a new location in Fort Lauderdale, Fla., next month. The five-story facility at 1375 Progresso Drive will offer 820 climate-controlled units. Founded in 1990, Burlington operates four facilities in Florida, and two each in Massachusetts and New Hampshire. It offers drive-in buildings as well as climate-controlled and vehicle-storage spaces.

Cherney Development Co. Inc. opened Fort Knox Drive-Thru Self-Storage in Roanoke, Va., on the former site of Happy’s Flea Market. Built on 11 acres at 5411 Williamson Road, the facility was converted from a pre-existing, 90,000-square-foot structure. It offers drive-through, interior self-storage in addition to rentable office space. The developer is also converting a former Kmart in Danville, Va., to another Fort Knox location. Based in Roanoke, Cherney specializes in commercial-property conversions and multi-family housing. It has developed 14 self-storage facilities in North Carolina and Virginia.

Compass Self Storage, a member of the Amsdell family of companies, opened a facility in Jupiter, Fla. The property at 50 Frederick Small Road comprises 122,900 net rentable square feet in 1,000 units. Compass operates nearly 100 facilities nationwide.

Property owner Joe Harding intends to convert a portion of the vacant Chestnut Hill Shopping Center to self-storage in Staunton, Va. Built in 1971 on 9.75 acres at the intersection of W. Beverly Street and Grubert Avenue, the property comprises 91,500 square feet in two buildings. The project would convert both structures to climate-controlled storage space and add new storage buildings to the existing parking lot. It would require rezoning a portion of the property from general business to light industrial. The planning commission recommended against the rezoning in April. The city council was scheduled to hold a public hearing on the request on May 13. A portion of the property along W. Beverley Street would remain zoned for general business. The shopping center has been vacant since 2019.

J&P Synergy is proposing a mixed-use project for a nearly 20-acre parcel in McDonough, Ga. The proposal for the southwest corner of Airline Road and Georgia State Route 20 would include a gas station and self-storage on 6 acres. The county zoning advisory board was expected to review the project at its May 13 meeting, then schedule a public hearing.

Madison Capital Group Holdings LLC, which operates the Go Store It brand, intends to convert four recent building acquisitions to self-storage in Baton Rouge, La.; Boise, Idaho; Melbourne, Fla.; and Savannah, Ga. The Baton Rouge project was a former Hobby Lobby store, while the other three are former Sears outlets. The purchases were funded through a $25 million line of credit from Bay Point Advisors LLC. Madison affiliate MCG Baton Rouge Owner LLC purchased the 7-acre Baton Rouge property at 1683 O’Neal Lane for $3.9 million from H&E Properties LLC. The site includes the 104,000-square-foot building Hobby Lobby that was vacated last year. The outparcels along the front of the property will be sold. Go Store It specializes in the acquisition, development and management of self-storage nationwide. It operates 28 self-storage facilities in eight states. Its portfolio comprises more than 3 million square feet.

Freehold, N.J.-based Manalapan Land Holdings received zoning approval to build a self-storage facility in Manalapan, N.J. Plans for the 6.72-acre parcel at 200 Madison Ave. include two stories comprising 87,320 square feet in 830 units, plus outdoor vehicle storage. The property was previously approved for an office building.

A proposal by North Main Street Properties of Hendersonville LLC to build a three-story self-storage facility in Hendersonville, N.C., was vetoed 4-1 by the city council. The vacant 1.83-acre parcel off Signal Hill Road is zoned as low-density residential. The proposal called for 47,485 square feet in 228 storage units. Council members said the proposal wasn’t compatible with the city’s comprehensive plan.

RazorBox Storage opened in Fort Smith, Ark. The facility at 8601 Chad Colley Blvd. offers ground-level units, some of which are climate-controlled. It’ll be managed by United Properties Group, a provider of consulting, real estate and management services.

The Peoria, Ariz., Planning and Zoning Commission approved a conditional-use permit request from RKAA Architects Inc. to allow the development of a self-storage facility on 5.6 acres near the northwest corner of 75th Avenue and Cactus Road. The project will comprise about 79,700 square feet of interior self-storage, along with 60 outdoor boat/RV-storage spaces, of which 35 will be covered. The site is zoned as intermediate commercial and has been used to farm alfalfa for several years. Founded in 1976, RKAA is a full-service design firm that specializes in commercial projects, including self-storage. It has offices in Newport Beach, Calif., and Phoenix.

Officials in Sault Ste. Marie, Mich., approved two self-storage projects from brothers Dave and Joe Ruscio. Ruscio Developments Inc., led by Joe, will construct a 30,000-square-foot warehouse and up to 60,000 square feet of self-storage at 885 Second Line E., near a wastewater-treatment plant. Separate entity Ruscio Masonry and Construction Ltd. received a zoning change that’ll allow it to build a storage facility at 2176 Queen St. E. The Queen Street site, adjacent to Vaultra Self-Storage, was approved for an outdoor-storage project in 2016 that was connected to a planned Honda dealership, but that development fell through.

Self Storage Investing (SSI) will convert a former warehouse in Sheboygan, Wis., into a mixed-use building for self-storage, business offices and artist space. The vacant structure at the corner of S. 13th Street and Kentucky Avenue will comprise 236 storage units, with floors alternating between self-storage use and customizable office/maker space. Amenities include conference rooms, open space for cubicles, and specialized areas such as a soundproof room for podcasting. The top floor will include event space and a rooftop deck. The $2.5 million first phase of the project will include work to the exterior, along with insertion of the storage units and framing for the office spaces. SSI CEO Scott Meyers is in talks with Lakeland University about having students manage the property as part of their curriculum. Meyers is a self-storage developer, owner, syndicator and operator. Since 2005, he and his companies, including Kingdom Storage Holdings, have bought, sold, developed and converted more than 2.1 million square feet of storage across 11 states.

Stash Spot Storage is seeking zoning approval to build a facility in Smithers, British Columbia, Canada. The rezoning request by company co-owner Christopher Fitzpatrick includes four lots at 4351 Highway 16. The project would include six self-storage buildings containing 80 to 100 units each. The structures would be connected by the roofline to comply with the town’s alpine theme. The council approved the first and second reading of the zoning amendment at its April 27 meeting. A public hearing will be scheduled to address the proposal.

Commercial development firm Stirling Properties has broken ground on River Chase Self Storage as part of its 253-acre River Chase master-planned community in Covington, La. The three-story facility on the 2.7-acre parcel on Brewster Road will comprise 108,000 square feet in 641 units. Expected to open by year’s end, it was designed by Greenleaf Lawson Architects. Kent Design Build Inc. is the general contractor, with Duplantis Design Group serving as civil engineer and Richard Price Construction Inc. LLC managing the site work. Stirling Properties is a commercial development and real estate company with projects in Alabama, Florida, Louisiana and Mississippi. Its portfolio includes 1,750 self-storage units.

Phoenix-based U-Haul International Inc. is developing a moving and self-storage center on 4.49 acres in Goodyear, Ariz. The three-story facility at 13650 W. Van Buren St. will comprise about 100,000 square feet and more than 700 storage units. The project is expected to be complete by year-end.

U-Haul is also converting the former Roll On America roller rink in Lancaster, Mass. The Perkins family converted the building at 90 Duval Road Route 2 from an ice-skating rink to roller skating in 1979.

In Williston, Vt., U-Haul is building a two-story moving and storage center on 4 acres of a former farm at 4964 Williston Road. Construction began in March and is expected to be complete in November. DEW Construction Corp. is serving as general contractor. Established in 1945, U-Haul owns and manages more than 62.5 million square feet of storage space nationwide.

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5/6/21 – 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 May 2021.

21st Century Storage intends to upgrade a facility it recently acquired in Long Island City, N.Y. The property at 47-30 29th St. comprises 1,100 units and is the largest in the company’s portfolio. The previously converted warehouse will be updated during the next 12 months to include climate-controlled units on all floors. The retail-office area will also be redesigned, among other building improvements. New York-based RAND (Restoration and New Design) Engineering & Architecture DPC will handle the construction. The acquisition was facilitated by Colliers International and The BSC Group. Based in Aspen, Colo., 21st Century is a real estate development, investment and management company. It operates six self-storage facilities in California, New Jersey, New York and Pennsylvania.

Commercial real estate developer ADEVCO Corp. opened a three-story self-storage facility in Peachtree Corners, Ga. The property at 7112 Peachtree Industrial Blvd. comprises 71,530 square feet in 684 units. It has two electric-vehicle charging stations. The site will be managed by self-storage real estate investment trust (REIT) Life Storage Inc. and branded under its name. WePartner LLC was the joint-venture partner, and Polara Capital was a capital partner. Woolard Attman Construction Inc. served as the general contractor.

Matthew Cooke, owner of Apple Country Storage Inc. in Hendersonville, N.C., is seeking a special-use permit to build Crab Creek Mini Storage in a primarily residential area elsewhere in the city. Plans for the 9.53-acre parcel at 547 Crab Creek Road include 126,000 square feet to be built in four phases. A vote on Cooke’s zoning request has been pushed to June 30. The continuance came after community members began an online petition against the project and voiced their concerns during an April 28 zoning-board meeting. The extra time will allow them to conduct a traffic-impact analysis as well as noise and light pollution studies, and hire a real estate appraiser. Cooke said he’s working to accommodate neighbors' concerns.

The Cody, Wyo., Planning and Zoning Board approved site plans for two self-storage facilities. Ballistic FX off Big Horn Avenue will include four buildings containing 182 units. Mountain View Drive Storage on Mountain View Drive will offer vehicle storage. The property will contain five large buildings: one 20-by-110 feet, two 50-by-173 feet, and two 50-by-200 feet. Owners Brian and Lisa Stott hope to complete the project this year.

U.K. self-storage operator Big Yellow Group PLC purchased a 0.9-acre site in Kentish Town, North London, for £16.5 million. The company is seeking planning approval to construct 68,000 square feet on the Regis Road property. Big Yellow has 14 projects underway, eight of which have been approved. The company operates more than 100 locations in the United Kingdom under the Big Yellow Self Storage and Armadillo Self Storage brand names, with most concentrated in Greater London and Southeast England.

The Coweta County Board of Commissioners approved a rezoning request from Childress Klein Inc. to build a StorageMax self-storage facility in Newnan, Ga. Once complete, it’ll comprise 102,000 square feet. The three tracts at 520, 536 and 552 Poplar Road were impacted by a new interchange on Interstate 85. Two homes were demolished, and the property failed to attract a developer for more than two years. Childress has developed more than 50 million square feet of commercial real estate and owns assets valued at more than $2 billion.

Compass Self Storage, a member of the Amsdell family of companies, opened a newly constructed facility in Jupiter, Fla. The property at 50 Frederick Small Road comprises more than 122,900 net rentable square feet in about 1,000 units. It’s the company’s 26th location in Florida. Headquartered in Cleveland, Compass operates 98 facilities nationwide.

Coyle Enterprises received approval to build a second Prairie Grove Self-Storage facility in Prairie Grove, Ark. The 10-acre development on East Butler Street will contain 27 buildings, including two for retail. The smallest structure will be 80-by-20 feet, with the largest at 160-by-30 feet. Founded in 1998 by Jerry Coyle, Coyle Enterprises constructs custom homes and commercial properties.

Diamond Point Development LLC will break ground this summer on a new self-storage property in Lafayette, Ga. Expected to be complete in February, the facility at 2270 Highway 138 S.W. will comprise 120,000 rentable square feet, plus vehicle-storage parking. It’ll be managed by a third party. Diamond is led by Aaron and Jason Sommer, who are experienced in all facets of commercial real estate, including ground-up self-storage development and asset management.

Diversified Properties LLC opened a self-storage location in Montville, N.J. The facility at 352 Main Road comprises 98,000 square feet in 750 units. It’ll be managed by REIT CubeSmart and branded under its name. The site is behind an office building Diversified purchased eight years ago, according company owner Nick Minoia. A foundation had been laid for a second structure, but it was never built. Minoia submitted and received rezoning to allow for storage. Founded in 2000, Diversified specializes in the development of industrial, multi-family, office, self-storage and retail real estate.

Canadian self-storage operator Dymon Storage Corp. intends to build a six-story facility in the Malvern neighborhood of Toronto, its fourth location in the city, but residents oppose the project. The property at 1370 Neilson Road would include boardrooms and workspaces. Residents object to the modern design and height of the building. A petition against the proposal has collected about 200 signatures. Founded in 2006, Dymon operates 13 self-storage facilities primarily in the Ottawa and Toronto markets. It’s an affiliate of the Dymon Group of Cos.

FollettUSA, which operates the Storage Star brand, opened a new location in Napa, Calif. The facility at 400 Devlin Road will be 100% powered via a 1-megawatt rooftop-solar installation. The company has partnered with utility Marin Clean Energy and solar installer Shorebreak Energy Developers. In addition to traditional self-storage, the facility will offer luxury, mini-warehouses and wine storage. Construction was provided by Thomastown Builders Inc. Founded in 1989 and based in California, FollettUSA is a boutique real estate firm that acquires, develops and manages residential, self-storage and other investment properties. It operates 32 storage facilities comprising 2.5 million rentable square feet in more than 18,500 units.

GoldOller Real Estate Investments is set to break ground on a five-story self-storage facility in the Grays Ferry neighborhood of Philadelphia. The property at 3145 Grays Ferry Ave. will comprise 157,000 square feet. The $20 million project will be the second self-storage development for GoldOller, which last year completed an 80,000-square-foot facility in the Fishtown area of Philadelphia as part of a joint venture. Headquartered in Philadelphia, GoldOller specializes in multi-family properties and owns more than 40,000 apartment units in 18 states.

Horizon Road Self Storage LLC opened in Rockwall, Texas. The facility at 231 Ranch Trail comprises 40,275 square feet in 288 units. Just north of the intersection of Horizon Road and Ranch Trail, it’s near the Buffalo Creek community. Phase two will add nearly 50,000 more square feet in 287 units. The facility will be managed by Life Storage.

Self-Storage REIT Life Storage is buying and intends to convert a former fiber-drum industrial plant in Tonawanda, N.Y. The 138,000-square-foot building at 2122 Colvin Blvd. would comprise 895 climate-controlled units and more than 100 boat/RV-storage spaces. Pending approvals and final reviews, construction could begin this summer, with completion anticipated by summer 2022. The company is expected to close on its acquisition this month. Based in Buffalo, N.Y., Life Storage operates more than 950 self-storage facilities in 33 states and Ontario, Canada. Its portfolio of owned and managed facilities comprises more than 69.9 million square feet.

A joint venture between Live Oak Capital Partners LLC, Lumpkin Development LLC and MacArthur Holdings LLC broke ground on a 9.2-acre parcel in Canton, Ga. The property at 7222 Cumming Highway will comprise 93,000 square feet of self-storage and is expected to open next spring. JM Williams Contractors will serve as general contractor. Renasant Bank is providing debt financing. The facility was designed by Max Design Group and Travis Pruitt & Associates. Based in Atlanta, Live Oak Capital has acquired, developed and sold more than $120 million in commercial properties. Lumpkin operates 4 million square feet of commercial real estate in Alabama and Georgia. Family-operated MacArthur builds, owns and operates hotel, multi-family, office, retail and self-storage.

Metro Storage LLC, which operates the Metro Self Storage brand, opened a new location in Coon Rapids, Minn. The facility at 3021 124th Ave. comprises 95,000 rentable square feet in 908 climate-controlled units. It also has rooftop solar panels. Metro is a privately owned, international company specializing in storage acquisition, construction, development and management. It operates more than 140 facilities in 14 states.

Moove In Self Storage, which operates 34 locations in six states, intends to convert and expand a 74,200-square-foot former factory building in Garden Township, Pa. The project includes adding a mezzanine, which will result in a 100,000-square-foot facility. The development will be handled by York, Pa.-based Storage Construction. It’ll be the eighth project between the two companies.

StorCon Development LLC intends to build a new self-storage facility in Orlando, Fla., on the site of a former Golden Corral restaurant, which would be demolished. The three-story Semoran Grant Storage at 2328 S. Semoran Blvd. would comprise 87,450 square feet, including 4,500 square feet of commercial space. StorCon is under contract to acquire the property from Metro Corral Partners, which is selling the site in accordance with its Chapter 11 bankruptcy reorganization. The planning board is scheduled to review the project on Jun 15. If approved, construction is expected to begin in January, with completion scheduled for January 2023. Winston-Salem, N.C.-based Randolph C. Henning Architect Inc. is the project designer. StorCon principal Jonathan Dorman is also principal of Toronto-based Bluebird Self Storage.

Ostego, Minn., officials granted a zoning change that will allow developer Todd Jones, principal of Todd Realty LLC, to convert four existing structures at 5887 Queens Ave. N.E. to self-storage and construct four new buildings. The facility will include boat/RV storage and be managed by REIT Extra Space Storage Inc.

True Storage expanded its facility at The Shoppes at South Willow in Manchester, N.H. An additional 161 ground-floor units were added at 665 S. Willow St., which now offers 727 climate-controlled spaces. Managed by REIT Life Storage and branded under its name, the facility is one of 14 businesses at The Shoppes and the first to be completed in the 191,000-square-foot shopping center. True Storage is a national self-storage developer that specializes in conversions and ground-up construction.

The Strasburg, Va., Planning Commission recommended approval for a special-use permit that would allow the Whitacre Family to build a self-storage facility on a 12-acre lot along Borden Mowery Drive. Due to gas and powerline easements, about nine acres of the vacant lot are buildable. If approved, the facility would be comprised of a two-story building and 14 smaller structures. City staff had recommended against the project, citing conflicts with the municipality’s Comprehensive Plan and the project’s architectural design. The city council is expected to vote on the permit on May 11. The Whitacre Family developed Route 37 Self-Storage in Winchester, Va., 20 years ago.

Chris Weiss, owner of Wilmark LLC, received approval to build six self-storage buildings on a 4-acre parcel next to his business, Crest Auto World, in Conway, N.H. Plans for 802 Eastman Road include 34,800 square feet of storage in 260 units and a 5,000-square-foot personal garage. The facility will be automated and open 24 hours. Construction will begin soon.

WMG Partners, a subsidiary of Miami-based MCSS Self-Storage Development & Investment LLC, intends to convert a former Bon-Ton retail store at the York Galleria Mall in York, Pa. Built on 7.5 acres at 2899 Whiteford Road, the structure comprises 126,000 square feet. The facility is expected to offer 900 units and will be managed by REIT Life Storage. Construction is scheduled to begin in August. WMG, which acquired the property last month from WP Carey Inc., is targeting development opportunities in urban-infill markets nationwide. MCSS is a joint venture between Rivergate Companies and SJM Partners, which was formed by industry veterans Steve Garchik, Jay Massirman and Steve McBride. It has 2 million square feet of storage in various stages of development and lease-up.

New Source:
Hendersonville Lightning, Zoning Board Denies Permit for Self-Storage Facility

Previous Sources:
The Buffalo News, More Self Storage Coming to Tonawanda
Blue Ridge Now, Crab Creek Mini Storage Decision Slated for Wednesday; Meeting Expected to Draw Large Crowd
Hendersonville Lightening, Zoning Board Delays Action on Crab Creek Storage Units
Blue Ridge Now, Council Rejects 228-Unit Storage Building off Signal Hill Road in Hendersonville
Blue Ridge Now, Storage Facility on Asheville Highway Approved by Hendersonville City Council
Businesswire, Bay Point Advisors Funds Four Development Projects in $25 Million Line of Credit for Madison Capital Group Holdings
CentralJersey.com, Manalapan Zoners Approve Route 33 Self-Storage Facility
Daily Independent, RV, Boat Storage Planned on Cactus Road in Peoria
Greater Baton Rouge Business Report, Former Hobby Lobby on O’Neal Converting to Self-Storage Facility
Moving Henry Forward, Gas Station, Self-Storage Proposed at SR 20 and Airline Road
New Haven Independent, Self-Storage — Not Burgers, Not Pot — Coming To Amity Lot
News Leader, Old Big Lots Shopping Center in Staunton’s West End Could Become Storage Units if Rezoned
New Orleans City Business, Self-Storage Complex to Join North Shore Development
Sentinel & Enterprise, Roll On America to Be Converted Into a Storage Facility
Sheboygan Press, This Warehouse on Kentucky Avenue in Sheboygan Is Being Brought Back to Life
SooToday, Ruscio Brothers Adding Storage Facilities on Queen St., Second Line
The Advocate, Former Hobby Lobby Building on O'Neal Lane Sold for $3.9M for Self Storage
The Interior News, Rezoning for Highway Mini Storage Passes 1st and 2nd Readings
Times Record, RazorBox Storage Holding Grand Opening May 11 in Fort Smith
West Valley View, Business Briefcase
WFXR, Fort Knox Drive-Thru Self-Storage Opens in Roanoke
U-Haul, U-Haul Land Acquisition Means New Facility, Jobs in Goodyear
Big Yellow Group PLC, Website
Blue Ridge Now, Decision on Proposed Crab Creek Road Storage Facility Pushed to June 30
Buffalo Business First, Life Storage to Invest $30M in Tonawanda Center
Cody Enterprises, New Storage Facilities Approved by Cody Planning and Zoning
Globe Newswire, Compass Self Storage Announces Opening of State-of-the-Art, Flagship Store in Jupiter, Florida
Hendersonville Lightning, Crab Creek Homeowners Win Delay of Zoning Request to Allow Storage Units
Hendersonville Lightning, Neighbors Organize to Oppose Crab Creek Road Storage Unit Development
Manchester Ink Link, True Storage Expands Manchester Footprint With 161 Additional Units
Napa Valley Register, Biz buzz: Storage Star Opens New Solar-Powered Self-Storage Facility in Napa
Orlando Business Journal, A former Golden Corral Location to Be Demolished for New Self-Storage Project
Penn Live, Here’s What’s Coming to the Site of this Former Central Pa. Bon-Ton Store
PR Newswire, GoldOller Real Estate Brings Self-Storage to Greys Ferry
PR Web, Metro Storage LLC Opens New Self Storage Facility in Coon Rapids, Minnesota
REBusiness Online, Joint Venture Breaks Ground on 93,000 SF Self-Storage Facility in Canton, Georgia
Star News, Otsego Approves Zone Change to Allow Storage Space Outfit
Tap Into Montville, CubeSmart Holds Ribbon Cutting in Montville
The Conway Daily Sun, Self-Storage Facility Proposed Next to Crest Auto World
The Conway Daily Sun, Weiss Gets OK for Self-Storage Facility
The Newnan Time-Herald, Self Storage Coming to Poplar @ I-85
The Northern Virginia Daily, Special Permit for Storage Facility Approved in Strasburg
Toronto Star, A Company Wants to Build the ‘Ritz Carlton’ of Storage Facilities in Scarborough’s Malvern Community. Residents Are Fighting Back
Washington County Enterprise-Leader, Commission Approves First Steps for New Casey's

Before the pandemic, self-storage development was already booming, with brisk activity nationwide. But as COVID-19 swept across the globe, it stimulated even more building because of changes in how and where people suddenly lived and worked. Due to strong, sustained demand, the storage industry became increasingly attractive to the real estate investment community, particularly institutional investors searching for stability amid increased turbulence in other sectors like hotels and multi-family.

While it was once relatively easy to secure the necessary municipal approvals to build self-storage, the proliferation of facilities across the country has prompted many jurisdictions to push back. Some have enacted moratoriums on self-storage development. Others are taking an increasingly cautious approach to approvals for storage projects.

In states where entitlements are already difficult and expensive to secure, such as my home state of New Jersey, further delays and complications in the entitlement process can sink a project before it ever begins. The good news is it doesn’t have to be a headache as long as developers keep the following in mind: compromise, design and education. Let’s take a look at each.

Compromise

While compromise is key in any real estate entitlement process, the backlash against self-storage development in many municipalities makes it vital. Even if a town doesn’t have a moratorium, it might have zoning rules in place to limit our product.

For example, on a recent project my company built, the municipality was agreeable to our development but had restrictions on outdoor storage. Fortunately, this didn’t kill the project; but it did prevent us from adding outdoor boat/RV storage or offering truck rentals. Knowing this ahead of time, we conservatively underwrote the proposal to ensure it would still be viable without those revenue streams. Though we would have liked to include both, we knew compromise would be key to approval.

Design

For many non-industry people, the phrase “self-storage” conjures images of dated, obsolete construction, deteriorated landscaping and poorly maintained asphalt, often in an industrial park or on the outskirts of town. But modern self-storage design is a far cry from that first generation of facilities, which offered very little in terms of aesthetics.

In recent years, planning and zoning boards, consumers, and institutional-grade operators have pushed for a higher standard in self-storage design, particularly as facilities have moved into more visible, accessible locations that offer more customer convenience. Now, any developer hoping to win approval must understand that the look of a facility is critical.

Our stores have become part of central business districts and local communities, and design must often complement the surrounding area to succeed. For this reason, self-storage buildings are increasingly designed to reflect the neighborhoods which they serve. In many places, they’re designed to look like apartments or office buildings, incorporating upscale materials such as brick and stone.

Before you submit a development proposal, get to know the area’s character and history, and build those elements into your plan. Though it can add to project cost, the time and effort you invest won’t be lost on skeptical planning boards. It’ll also pay for itself later in the form of increased revenue.

Education

Many city officials and community members have preconceived notions about self-storage, and you’ll likely need to fight against these negative perceptions throughout every stage of the entitlement process. For example, you’ll likely hear concerns about hazardous materials being stored or poorly managed properties resembling junkyards. It’ll be up to you to educate the decision-makers.

People outside of our business aren’t aware of new operational techniques and the heightened professionalism and sophistication brought by institutional capital, digital marketing, revenue-management software, etc. Take time to articulate what modern self-storage looks like. Highlight its many municipal values, such as minimal impact on local traffic and community resources like schools, police stations and hospitals. Emphasize that a storage facility has significantly less impact than any other building of similar size. It’s also important to reference the high tax revenue it generates, and that it often can serve as incubator space for small local businesses and startups.

Don’t assume your audience understands the safety measures and features of modern storage facilities, either. It’s crucial to underscore these elements, including the fact that institutional-grade storage facilities are maintained to the highest possible standards and boast state-of-the-art security and fire-suppression systems.

Winning entitlement for a self-storage project is ultimately about how well the developer conveys the benefits of the asset class to less-knowledgeable stakeholders who control its fate. While the industry will continue to see tremendous demand over the next several years, there’ll be matching pushback from municipalities. Recognizing the knowledge gap is important, but it’s also vital to be strategic in providing key compromises, a welcoming design and an education process that ensures officials can make an informed decision. During the entitlements phase, you want to ensure decision-makers are inspired to help bring your project to life as a partnership with the public.

Nick Minoia is founder and managing principal of Diversified Properties LLC, a commercial real estate developer and owner, with a diverse portfolio of assets throughout the Northeast. He has overseen the firm’s decade-long expansion into ground-up self-storage development. To date, the company has acquired or developed self-storage properties valued at $75 million. The company is actively pursuing additional self-storage opportunities and has a development pipeline valued at $50 million. To reach him, call 908.273.2400.

 

The Milford, Massachusetts, Board of Health recently sent letters to at least three local self-storage operators, urging them to ensure tenants aren’t living inside their units. The board initially sent a letter last month to an unidentified facility at 15 Beach St. after a man authorities believe was living in his unit was stabbed to death. Last week, similar letters were sent to a CubeSmart on Fortune Boulevard and Secure Self Storage on E. Main Street, according to the source, though it’s unclear why those properties were singled out.

The letters reminded facility owners that any tenants living in their units is a violation of the self-storage lease agreement and subject to legal liabilities. Officials also detailed why living inside a storage unit is unsafe and provided support materials, such as tips on how to prevent and detect onsite habitation. The board recommends that operators use motion-sensor lighting, keep bathrooms locked, and strictly limit access to hot water and electricity. “With enough deterrents, stowaway tenants will realize staying on site is not a viable option,” it wrote.

“As self-storage owners or managers, you are probably aware that oftentimes unhoused individuals or families in desperate situations turn to storage units as a more affordable place to live,” the letters said. “No matter how bleak their living situation or how nice the tenant is, it is illegal to inhabit a storage unit.”

The board also suggested that self-storage businesses should provide customers with information on homeless shelters, transition assistance, food pantries, churches and other resources that might help those in need, though it didn’t recommend any specific services or organizations, according to the source. “If you don’t have pamphlets available, simply print out something for the tenant with information on where the nearest shelter is, how to get there, what days they’re open, and what time they close,” the letter stated.

CubeSmart owns or manages 1,259 facilities nationwide. Its operating portfolio comprises 87.2 million square feet.

Secure operates 15 self-storage facilities in the Northeast and Ontario, Canada.

Source:
Milford Daily News, After Slaying, Milford Tells Owners to Make Storage Units 'Uncomfortable' to Live in

An employee of Economy Heated Self Storage in Coventry, Rhode Island, was arrested on Monday for allegedly stealing collectibles and other items from customers’ units. Michael McGill, 59, has been accused of thefts that occurred over several years at 6 Industrial Drive, according to the source.

When searching McGill’s home, investigators discovered action figures, baseball and novelty cards, comic books, music and sports memorabilia, and other items. They estimate the objects to be worth thousands of dollars, the source reported.

Tenants of the business are encouraged to inspect their units and notify Coventry police if any belongings are missing.

McGill has been charged with larceny over $1,500.

Sources:
ABC 6, Economy Self Storage Employee Arrested for Allegedly Stealing Items From Storage Units
WPRI, Police: Storage Facility Worker Stole Thousands of Dollars’ Worth of Collectables From Units

For many self-storage operators, a digital-marketing strategy can feel overwhelmingly complex. A healthy one incorporates several moving parts such as online advertising, local listings, social media and on-page content. That last is an area in which many of you struggle.

But content marketing doesn’t have to be intimidating. Even when you factor in search engine optimization (SEO) and Google’s frequently changing algorithms, the development of an effective content strategy is simple, as it’s all about one thing: Telling your brand story to customers.

The Purpose of Content

To begin, let’s take a moment to examine what digital, SEO-driven content is. It encompasses the following:

• Static page content that shares details about your company, facilities and features
• Articles that seek to educate your customers about storage and storage-adjacent topics
• Social media messaging that promotes services and products and distributes information

Before you sit down to create content—whether in-house or via an agency partner—it’s important to also understand its purpose. Any piece of content should seek to do at least one of three things, if not all three at once:

• Inform or educate the customer about a product, service or best practice
• Create brand awareness
• Drive users further into the sales funnel

Whether you’re a novice when it comes to keyword strategy, a writer in search of ways to build your content program, or an experienced marketing professional dipping your toes into digital, pursuing a content strategy that involves all three aspects is one way to help your program thrive.

Informing the Consumer

When you write content for consumers, what’s your first instinct? How do you choose what to cover? There are a handful of ways to approach it. One strong tactic is to examine online search terms, queries and highly ranking keywords to see what information people are after. However, if you’re new to content strategy, intimidated by this prospect or handling your content in-house, you may not know where to begin. If that’s the case, just use what you’re comfortable with—questions you’re already being asked in your self-storage facilities.

You know your industry and your property. Use that to your advantage and write content based around answering common questions. Highlight the features in your business that are most desirable to customers. Once you address these basic needs, branch out into pieces about best practices for storage, organization or other adjacent topics.

Creating Brand Awareness

Often, content marketing is a long game. Unlike other metrics-driven forms of digital marketing, such as pay-per-click, it may not immediately result in conversions. However, it can plant the seed for future engagement and conversions as potential customers find the answers to their questions. Brand awareness through content development is a powerful tool.

With a complete content strategy that includes blogging, detailed static and location-page content, and social media messaging, your presence will take up real estate in consumers’ social media feeds and, therefore, in their minds. Of course, that doesn’t mean the job is finished. Continued engagement and growth are keys for customer retention and acquisition.

Driving Users Into the Sales Funnel

Your primary goal with any digital marketing is to convert online searchers into self-storage renters. To that end, paying attention to keyword strategy is paramount. You need to know what your local leads want and need, and that means knowing the products and services for which they’re searching. Understand the unique variations of keywords people use to refer to your product in your market or city, such as “self-storage” vs. “storage units,” and ensure you’re speaking their language.

You must also schedule content to reach your audience at appropriate times. For example, a blog post about the benefits of student storage can be evergreen, but it’ll likely have the biggest impact if it goes live in the spring as students begin to prepare for summer move-out. This type of seasonality can even extend to weather events or holidays. Climate-controlled storage is essential in markets with scorching summer temperatures, for instance.

Of course, queries aren’t always tied to a season. Customers often ask about the differences between drive-up storage and interior units, or whether they can buy boxes, tape and other packing supplies in your store. Self-storage operators who can answer these questions for end users and search algorithms will always have a leg up. If you know the answer well, be able to explain it clearly. If you offer a product or service, promote it on your facility pages, blogs and other areas of your site.

Ask for Professional Guidance

If there’s one piece of advice I have for any self-storage operator, big or small, who’s interested in developing a comprehensive content strategy, it’s this: Don’t be afraid to ask for help. Tactics are constantly shifting as industry trends change. What worked two years ago might not be relevant today.

Nervous? Don’t be. You don’t have to do everything alone. Partner with an expert who’s well-versed in the creative and data-driven aspects of building a content program. Content touches every aspect of your business and audience, so if you don’t have a strong plan, you may be hamstringing all your other marketing efforts.

Doug Messel is a content specialist at Go Local Interactive, a digital-marketing agency specializing in customer-acquisition strategies. The company helps self-storage operators implement, manage and track marketing efforts down to the local level. Offerings include creative services, local-listings management, paid search, search engine optimization, social media and website development. For more information, call 913.689.3170 or email [email protected].

At some point, just about every self-storage operator has had a police officer come calling to seek information about a facility tenant or unit. Of course, you should cooperate with any criminal investigation, but you also need to protect your business from legal liability. Offering customer details or allowing access to a rented space could have repercussions. You should know what to do before you’re faced with this situation.

In this thread on Self-Storage Talk, the industry’s largest online community, members are sharing advice on dealing with law enforcement. One operator has been approached by an officer who believes a tenant is stashing stolen goods in his unit. What can the manager legally share to help the case? Is a search warrant necessary? Join this important discussion that could save you lots of headaches the road.

Police found four children on Friday locked inside a fenced area at Catch-All Self Storage in Williamsport, Pennsylvania. Officers responded to a call for domestic abuse at 1304 Commerce Park Drive at about 10 p.m., according to the source.

Catch-All is surrounded by a 10-foot razor-wire fence with two electronic-access gates, according to the company’s website. Staff is on site from 9 a.m. to 5 p.m.

The children, ranging in age from 7 to 12, were left unattended by John William Clontz, 52, who was charged with four counts of misdemeanor endangering the welfare of children, according to the source. He’s being held at Lycoming County Prison in lieu of $15,000 bail. His first court hearing was scheduled for Monday.

Opened more than 36 years ago, Catch-All comprises 55,000 square feet in 460 units.

Sources:
North Central PA, Montoursville State Police Said They Discovered Four Children Locked Inside a Self-Storage Area in Loyalsock
Catch-All Self Storage, Website

Inside Self-Storage (ISS) has published a digital issue focused on the Canadian market. The free publication, “Growing Storage in the Great White North,” explores the state of the self-storage industry as it relates to development and real estate. Readers will get:

• An overview of the Canadian market, including how developers and operators may be affected by consolidation, increased taxes and other obstacles
• An overview of development, including trends and challenges
• Insider advice for anyone considering a facility purchase or sale

The authors are David Allan, president of development and acquisition for Apple Self Storage; Weyen Burnam, director of real estate for StorageMart; and Lloyd McDonald, director of acquisitions for The Storage Acquisition Group.

The PDF is available for free download in the Resource Center at insideselfstorage.com.

For more than 30 years, ISS has provided informational resources for the self-storage industry. Its educational offerings include ISS magazine, the annual ISS World Expo, an extensive website, the ISS Store, and Self-Storage Talk, the industry’s largest online community.

Every self-storage facility needs a robust security system to protect tenants’ goods and the owner’s assets, and that system must always work at an optimum level. Once a customer rents a unit, their quality of interaction with the property hinges upon the functionality of various access points, such as the keypad, main gate and unit door. Your system should also trigger alarms or provide video evidence in event of a criminal incident or accident.

The trouble is, today’s security systems are becoming much more sophisticated, and it can be difficult for a self-storage operator to know precisely which components to use and how to design a comprehensive system that’ll meet the needs of their particular property. One of the best remedies is to work with a security-system integrator. Let’s look at what this person does and how to choose a partner who can properly assist your business.

What the Heck Is an Integrator?

A security integrator will ensure your various components work together to provide a comprehensive system for your facility, from the design phase all the way through grand opening and beyond. In self-storage, this commonly involves access control for automatic gates, building and unit doors, and elevators. It also typically includes cameras, speakers, intercoms, burglar and fire alarms, phone lines, and internet access. An integrator installs the behind-the-scenes hardware and software, along with any other security equipment. Here are some other things this person can do for you:

Assess your needs. An integrator’s first step should be to identify your security risks and needs. These will vary based on property. For example, the needs of an urban, multi-story building differ significantly from those of a rural facility with all drive-up units. Self-storage sites are almost as unique as snowflakes when it comes to lot sizes and shapes, building layout, driveway entrances and exits, etc.

Estimate costs. An integrator should provide pricing and estimates for the system they’ll design, plus alternatives. They should show you good, better and best options to consider based on your business goals, desired functionality and budget.

Keep you current. Technology changes rapidly, so a good system integrator should be knowledgeable about the latest products and enhancements. For example, the cameras available today aren’t the same as those on the market 10 or even five years ago. To stay current, your integrator will network with other security-industry professionals and suppliers. In some cases, equipment manufacturers offer or require training or certifications for an integrator to become a dealer or installer for their products.

Solve problems. With technology evolving rapidly, there’s often more than one way to resolve a dilemma. A security-system integrator should be able to determine the best tool to deploy for each application and budget.

Choosing a Partner

When it comes to security, it’s important to find an integrator who’s knowledgeable about the self-storage business as well as the latest security solutions. This industry is unique, and so are its security needs. You want to work with someone who understands the business model and is able to recommend a solution that’s right for your operation.

Integrator expertise is particularly valuable during project development, when they can help you determine placement for items like keypads, gates, building entrances and elevators. Architects and engineers often omit these details and leave it up to the owner. A system integrator will help you determine the best locations for these components from a security perspective, while ensuring they’re still convenient for traffic flow and tenant access.

Here are some other qualifications to look for in a security-system integrator:

Efficient. The right person should help you get the job done quickly and correctly. An experienced integrator will be licensed and able to swiftly pull permits when required. They should know exactly how all the hardware and software components work together as well as system requirements and best practices, which will save time on installation and setup.

Adaptable. If there are any hiccups or delays during facility construction, your integrator should be able to easily adapt by having necessary parts available. For example, too often, the initial wiring used on a project doesn’t meet security-equipment manufacturer specifications. A good integrator knows Category-5 wiring isn’t a one-size-fits-all solution for low-voltage security systems!

Safety-minded. When it comes to automatic gates, your integrator should be familiar with Underwriters Laboratories 325 safety standards, as failure to follow them can lead to serious injury and liability.

Collaborative. The integration between your security system and other building components such as sliding glass doors, elevators and automatic roll-up doors requires constant communication with their respective installers. The earlier the system integrator is brought into a project, the smoother the installation typically goes for all parties involved. It’s important for all suppliers to know what’s expected of the integrator, including the door vendor, elevator company, etc.

Supportive. A reputable system integrator will be there for you long after the installation is complete, ensuring all components work together and training users on how they function. They might provide copies of user manuals and proper documentation for warranty and maintenance. A service agreement may be offered or required during the warranty period. At a minimum, you want to be your integrator will be available to service the systems they install.

Trustworthy. You want to feel safe and confident that your security integrator is up to the task. Ask for references from jobs that are comparable in scope and size to yours, and follow up with them. It can also be helpful to reach out to the manufacturers of the systems the integrator is proposing to see if they’re a certified or creditable installer.

Ask yourself if you can fully trust this person or company to get the job done and keep your facility safe. Consider whether they’re easy to reach and communicate with when you have questions or need assistance. After all, the integrator will set up items like passwords for remote access to the camera system and alarm passcodes to cancel a police dispatch.

From helping you make smart choices for your self-storage security system to the actual installation and operation, it’s imperative to work with an integrator with whom you feel comfortable. At the end of the day, you should feel confident that your chosen partner is a trusted asset today and well into the future.

Todd McClure is sales engineer for Pennsylvania-based Automated Security Corp., a nationwide supplier, installer and servicer of commercial security and protection products that specializes in self-storage. He has experience with installation, technical support, design and specification, project planning and project estimations. He has extensive knowledge in the integration and compatibility of various system technologies. To reach him, call 610.873.0067; email [email protected].