45 Jefferson Avenue Salem MA Fiscal Impact Letter 240730
1009 Arnold Avenue, Suite 1 A, Point Pleasant, NJ 08742 ᆞ732-934-2301
www.whitneydevelopment.com
Whitney Development LLC
www.whitneydevelopment.com
1009 Arnold Avenue, Suite 1A
Point Pleasant, NJ 08742
T: 732-934-2301
July 30, 2024
Daniel Laroe, Staff Planner
Department of Planning and Community Development
98 Washington Street
Salem, MA 01970
RE: Salem Self Storage
45 Jefferson Avenue
Salem, MA
To Whom It May Concern:
ZXE, LLC (Client) as represented by Todd Waller, Gordon McLaughlin, Matthew Tierny, and Frank Sasso
are in process of Developing a proposed 5 Story class A self-storage facility (Development) located at 45
Jefferson Avenue, Salem, MA. The plot of land is currently a gathering of miscellaneous industrial uses
and parking. It is our belief that the below fiscal impact statement should be sufficient enough to show
the de minimis nature of the proposed project:
Traffic: The traffic counts and parking required for a Self-Storage facility are quite benign, generally only
producing about 25 trips (approximately 12 vehicles) during peak operational hours. Therefore, the
impact to overall roadways are minimal, and likely be less than the site is currently generating.
Sewer: Within the facility there will only be 2 restrooms, with an average customer load of 10 – 12
customers per day (data taken from Self Storage access control averages) the sewer flows approximately
equivalent to or slightly higher than an average single-family residential home. Therefore, the overall
impact to local water and sewer infrastructure is minimal, and likely be less than the site is currently
generating.
Schools: The facility has no residential components to it and will only have 2-3 employees total,
therefore creating no impact to the local school district .
Public Works: The development of this property requires no added township right of ways therefore
creating no added impacts to Public Works Departments current duties. The current site does not
contain any stormwater BMPS, where the new development would be required to manage all of its
stormwater onsite. Creating an overall stormwater management system would be a benefit to the area
at large.
Police, Fire, EMS: Self Storage is a quiet use, therefore not creating a lot of pedestrian traffic in and out
of the facility itself. The facility will also be monitored by CCTV and access will only be granted to the
facility via access control systems, therefore limiting if not eliminating any crime within the confines of
the facility. Due to the low pedestrian counts and heavy focus on security, the facility will produce low if
not zero impact to local emergency services.
Taxes: The current in place taxes on this property are approximately $20,000 yearly, the new taxes once
developed are calculated at approximately $175,000.00 yearly. This new tax rate would be a net add of
July 30, 2024
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$155,000.00 yearly which would accumulate approximately $4,650,000.00 for the city in a 30 year
period.
In our opinion, the Development would be a positive addition to the township fiscally due to the
quiet nature of this type of business and the high ratable taxes it would produce.
For record: Whitney Development is a real estate development consulting firm focusing purely
within the Self-Storage Industry. Our data and opinions above reflect the over 120 self-storage facilities
we have developed throughout the United States. Within Massachusetts, Whitney Development has
entitled and constructed 17 individual facilities. While there is no accreditation or certification listing a
firm or persons as an “expert” in this type of Development, it is our belief that the information above can
be considered as put together by an expert in this type of Development.
Sincerely,
Daniel Whitney
Daniel Whitney, Managing Partner