A lot of misinformation has been floating around about this project, either intentionally or not, and we’re here to set the record straight! Let’s go about mythbusting the Top 10 Myths we’ve heard to date:
- The project is larger than the middle school!
- False. WMS’ footprint is 118,301 sf, and this footprint is only about 32,000 sf, so the floor size here is a fraction of WMS. This project fits 3 stories in the 35′ height limit, whereas WMS is only one story, so it’s 94,000 sf total here, but still a 25% smaller project, in a 75% smaller footprint.
- Myth 2a: The proposed project is a 3.5 story building
- Not true, either. Zoning height remains capped at 35’, so it is 3 stories maximum, just like all other area homes and buildings. Further, any third floor here must have a sloped roof façade, so a 3 story building appears like a 2-2.5 story building with a sloped roof, like all other buildings nearby.
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- “Traffic will be unbearable”
- Retail Self Storage is one of the lowest traffic generators of any commercial use. Think about it: you bring your things, and then you leave them there for months. Retail Self Storage facilities typically have only a small handful of parking spaces, and they are sparsely used. There is no rush hour traffic. And with this zoning, there will not even be any loading docks for trucks. Traffic overall is much lower than typical retail uses.
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- Retail Self Storage is one of the lowest traffic generators of any commercial use. Think about it: you bring your things, and then you leave them there for months. Retail Self Storage facilities typically have only a small handful of parking spaces, and they are sparsely used. There is no rush hour traffic. And with this zoning, there will not even be any loading docks for trucks. Traffic overall is much lower than typical retail uses.
- The self-storage market is weak and/or the project will fail
- Self storage has become an investment grade asset class in recent years. Demand has never been higher as residential customers clear space for home offices, growing families, and aging parents, and as local businesses seek inexpensive space for back-office records, and these dynamics are solid. New storage facilities are increasingly polished and professional to meet the market. And here in Wayland, by zoning for only one location, which is typically all a community needs, this will help ensure stability for the project, if long term viability is truly the concern. [Want independent validation? Just google “Self Storage industry outlook” or “Self Storage market sector” – it’s abundantly clear how strong the market is.]
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- Self storage has become an investment grade asset class in recent years. Demand has never been higher as residential customers clear space for home offices, growing families, and aging parents, and as local businesses seek inexpensive space for back-office records, and these dynamics are solid. New storage facilities are increasingly polished and professional to meet the market. And here in Wayland, by zoning for only one location, which is typically all a community needs, this will help ensure stability for the project, if long term viability is truly the concern. [Want independent validation? Just google “Self Storage industry outlook” or “Self Storage market sector” – it’s abundantly clear how strong the market is.]
- If and when the project fails, it could turn into an Amazon warehouse with semitrucks!
- First, the project is unlikely to fail, given strong market dynamics and only one location in town. Second, current or new zoning does not allow commercial warehouse (Amazon) uses here, period. Third, the site doesn’t have room for semi-trucks and doesn’t even have loading docks (this project may be being confused with the new storage behind Sudbury Whole Foods, which is 20% larger and was built to allow semi-trucks to pull inside).
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- First, the project is unlikely to fail, given strong market dynamics and only one location in town. Second, current or new zoning does not allow commercial warehouse (Amazon) uses here, period. Third, the site doesn’t have room for semi-trucks and doesn’t even have loading docks (this project may be being confused with the new storage behind Sudbury Whole Foods, which is 20% larger and was built to allow semi-trucks to pull inside).
- Arts Wayland is a private club
- Arts Wayland is not private, and it is not a club. Arts Wayland is a public non-profit that engages with the community. Classes and concerts are open to all. If you visited their prior gallery in Town Center, anyone was able to walk in any time the gallery was open, in fact, they advertised it as a quiet working space with free wifi open to everyone in the community, and even provided free coffee. The space was regularly shared with other Town and non-profit users for events, gatherings and meetings. Arts Wayland expects to engage the community in the same way with the new space, to create a true community gathering place.
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- Arts Wayland is not private, and it is not a club. Arts Wayland is a public non-profit that engages with the community. Classes and concerts are open to all. If you visited their prior gallery in Town Center, anyone was able to walk in any time the gallery was open, in fact, they advertised it as a quiet working space with free wifi open to everyone in the community, and even provided free coffee. The space was regularly shared with other Town and non-profit users for events, gatherings and meetings. Arts Wayland expects to engage the community in the same way with the new space, to create a true community gathering place.
- The Planning Board “did not take a position on the project and declined to sponsor the article”. (Related myth: The proponents “bypassed the Planning Board”)
- EDC attended Planning Board’s 10/10/23 meeting, updating on the addition of Arts Wayland, and asking if PB was interested to co-sponsor an article. It was discussed for over a half hour.
- The framework of zoning started to take shape with the discussion, thinking through logistics of how to do a sub-district. Every board member except for the Chair liked the concept of the project, when informally polled if they thought it was a good idea here [WayCAM | Government On-Demand 10/10/23 The four board members who generally liked the use and concept: Jen Steel elapsed time 2:33 & again 2:41, Dan Hill 2:37, Ira Montague began discourse 2:34 with questions, but concurred 2:50, and Larry Kiernan 2:50:30.]
- However, logistically, PB members indicated they did not have the bandwidth to sponsor an article, because they had to tackle MBTA Communities Act zoning, a heavy lift.
- Unfortunately, this generally favorable board feedback – preliminary, yes, but still a lengthy discussion with each member responding – was not reflected in meeting minutes, and only the above single neutral/negative sentiment was relayed at the Select Board forum in Jan 2024.
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- This article will open up the floodgates, several other property owners have already come forward to change the zoning on their properties.
- Not the case. Only one other zoning article has come forward, Article NN for Solar Compact Conservation Clusters, which has nothing to do with Article KK and was not initiated based on KK. No other property owners came forward with articles to change the zoning on their property, which was confirmed by the Town Planner on 3/8/24.
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- Not the case. Only one other zoning article has come forward, Article NN for Solar Compact Conservation Clusters, which has nothing to do with Article KK and was not initiated based on KK. No other property owners came forward with articles to change the zoning on their property, which was confirmed by the Town Planner on 3/8/24.
- Regular retail will create just as much tax revenue as this project
- Not even close. Tax revenues for Retail Self Storage are 3-4x higher than normal commercial/ retail uses, and the project will likely be worth more in assessed value than the Donelan’s and Starbucks plazas combined. See Tax Revenues tab for the figures. If the Town seeks to bend the curve on the tax burden on residential taxpayers, it needs to increase its commercial tax base where it can, and this is a good opportunity.
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- Not even close. Tax revenues for Retail Self Storage are 3-4x higher than normal commercial/ retail uses, and the project will likely be worth more in assessed value than the Donelan’s and Starbucks plazas combined. See Tax Revenues tab for the figures. If the Town seeks to bend the curve on the tax burden on residential taxpayers, it needs to increase its commercial tax base where it can, and this is a good opportunity.
- With this zoning, Donelan’s could be torn down and self storage built there
- This zoning is for this site only. Donelan’s and the surrounding plaza are not included in the subdistrict, therefore there is zero risk Donelan’s will be torn down for self storage.
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- This zoning is for this site only. Donelan’s and the surrounding plaza are not included in the subdistrict, therefore there is zero risk Donelan’s will be torn down for self storage.
- The Town will be at risk of being sued for a long time over spot zoning and appeals
- This is a fear tactic being used to confuse people that the Town may be facing a legal morass. Not the case.
- Case law shows that spot zoning is legally a very high threshold to prove, and typically involves 1) an inconsistent use (e.g. say adding an industrial use in a residential zone), 2) a site of less than two acres, and/or 3) only one party benefiting from the zoning
- This proposed Retail Self Storage zoning does not meet these thresholds: 1) it adds a business use to a business zone, in fact, with a use that’s less impactful, 2) the site is more than two acres (2.9 acres), and 3) the zoning benefits both the property owner and the Town, given the community space (i.e. more than one party), and especially with a public benefit, courts typically rule against spot zoning
- So it is very unlikely a court would support a claim of spot zoning. Keep an ear out for Town counsel to opine on this topic down the road.