The Portsmouth Planning Board last Thursday unanimously granted preliminary approval for a large, climate-controlled self-storage facility proposed for West Main Road, a project that drew limited public attendance but pointed criticism from nearby residents concerned about traffic, scale and neighborhood character.
The proposal calls for a 25,575-square-foot building containing between 400 and 500 individual storage units on two commercially zoned parcels at 1526 West Main Road, between Mill Lane and a Dunkin’ Donuts. While the building footprint would cover about a quarter of the 2.37-acre site, the three-story structure would total roughly 77,000 square feet, with part of the building set below grade due to the site’s uneven topography.
The meeting was sparsely attended, with fewer than 10 people in the audience and several others participating online.
Attorney Cort Chappell, representing the developer and property owner Regal LLC, emphasized that self-storage is a permitted use in a commercial zone. The project, he said, complies with town requirements for setbacks, height and lot coverage, and would not require planning board review if the building were under 5,000 square feet.
Developer Greg Cerino of PV Assessment Management said the project is intended to address a shortage of climate-controlled storage in Portsmouth. He cited industry metrics showing the town has far less storage space per capita than the national average, with most existing facilities offering contractor storage rather than climate-controlled units.
Cerino described the facility as a low-impact commercial use compared with restaurants or retail, with limited daily traffic, on-site staff during business hours, electronic security and controlled lighting. He said the building’s size reflects its interior layout, with hallways and larger units designed to meet household needs.
Architect Mike Burton of Urban Design Group said the design was revised significantly from earlier concepts and now features gabled roofs and materials meant to reflect local architecture.
“We looked at the vernacular of the area and tried to emulate it,” Burton said, adding that lighting would be minimal and comply with all regulations.
Landscape architect Karen Beck of Principe Engineering said the project was shaped by multiple constraints, including ledge, stormwater requirements, septic design and the presence of a historic cemetery on an abutting parcel. A retaining wall up to 8 feet high would be built along the north side of the property to manage grades and provide fire access, while maintaining a required buffer from the cemetery.
The cemetery, known as Historic Cemetery No. 45, contains six burials dating to the late 18th and early 19th centuries. Chappell said pedestrian access to the site would be preserved.
Traffic impacts were a central concern for neighbors. Civil engineer Todd Brayton of Bryant Associates said the project would generate an average of 54 vehicles entering and exiting per day, a roughly 0.35 percent-increase on a stretch of West Main Road that already carries about 29,500 vehicles daily.
“That’s a very small number,” Brayton said, adding that sight distances meet state standards and would not pose safety concerns.
Residents raise concerns
Several residents disagreed.
Jeffrey Cornell of Flint Corn Road said he was worried about traffic and lighting, particularly near the intersection of West Main Road and Mill Lane. Another resident, Greg Elshant, argued the building was too large and unnecessary, suggesting the site would be better suited for housing.
Lark Roderigues of West Passage Drive questioned whether a three-story storage facility of that size belonged in what she described as a rural town.
“It’s huge,” she said, adding that she already avoids certain routes because she considers them unsafe. She said even a minor obstruction at nearby intersections could create dangerous conditions and questioned the claim that additional storage is needed.
“The idea that we absolutely need more storage is not really the point,” Roderigues said. “Storage is a money-maker.”
Chappell responded that lot coverage is measured by the building footprint, not its total square footage, and that the design complies with current zoning rules.
Planning board chair Edward Lopes acknowledged residents’ frustrations but stressed the board’s limited role.
“With all due respect, they have a right to develop the property they own,” Lopes said. “It’s zoned commercial. Our job is to make sure they do it according to the ordinance.”
Other concerns raised during public comment included lighting spillover, the location of a dumpster near abutting homes, and the appearance of the retaining wall. The developer agreed to relocate and screen the locked office dumpster, explore additional fencing atop the retaining wall, and continue working with neighbors to preserve or supplement vegetation.
Planning board member Luke Harding noted that while the building may seem large, it is modest compared with other commercial developments on West Main Road, such as big-box stores. He compared the approximately 25,000-square-foot footprint with other notable local commercial buildings: Hope Depot (65,000), Barnes and Noble (88,000) and the Target store that was proposed years ago for Portsmouth (140,000).
Conditions set
Following discussion, the board unanimously approved variance relief related to how the driveway setback is measured, then granted preliminary plan approval with multiple conditions. Those include final review by the Technical Review Committee and Design Review Board, compliance with lighting standards, continued coordination with abutters, preservation of public pedestrian access to the cemetery, and receipt of state Department of Environmental Management and Department of Transportation permits.
Final administrative approval will rest with the town planner once those conditions are met.
