Banner Storage Group LLC, a subsidiary of Banner Apartments LLC, which buys, builds, finances and sells self-storage properties, won approval from city commissioners this week to develop a self-storage project in the Little Haiti neighborhood of Miami. The developer intends to build a multi-story facility at 5609 N.E. 2nd Ave. that will comprise 70,384 square feet, including 666 square feet of retail space on the ground floor, according to the source.

City commissioners overturned an appeal supported in June by the city’s planning, zoning and appeals board. The plea was submitted by neighboring property owners Joseph Pierre and Sandra Simioni after planning director Francisco Garcia determined Banner’s proposal met conditions under the city’s Miami 21 zoning code. The code allows self-storage in an Urban Core Transect Zone but requires the issuance of a warrant and close project review, the source reported. Banner subsequently appealed the planning-board decision, escalating the issue to city commissioners.

Banner previously made revisions to its design after the projects-review committee required the facility to conform to the French Creole aesthetics of the neighborhood as well as compare favorably to the size of surrounding structures. The company also made accommodations by expanding the facility’s retail space and offering community meeting space.

Pierre and Simioni appealed Garcia’s decision on grounds that the facility would be out of character for the area, also known as Lemon City. Several years ago, the neighborhood received an arts and entertainment designation, but Banner attorney Ines Marrero-Priegues argued the designation was intended to enable liquor permits and encourage development of bars, cafes, retail and other entertainment-related venues, and shouldn’t prohibit self-storage from the area.

Garcia told commissioners that all commercial, office and residential uses are permissible under the Urban Core Transect Zone. Commissioner Keon Hardemon pointed out Banner had already made concessions to accommodate the neighborhood and noted the Miami 21 zoning code clearly dictates a warrant “shall” be granted if a project meets its criteria, the source reported. “We can’t deny the warrant,” Hardemon said. “It’s not lawfully within our power.”

Among the conditions set forth by the city, the self-storage facility can’t offer individual units larger than 400 square feet, must include controlled access and security surveillance, and will need to limit hours of operation to between 5 a.m. and 11 p.m.

Banner submitted its original plan to the city in July 2014.

Banner Storage Group was formed in July 2013 to diversify Banner Apartments’ real estate holdings. The subsidiary is led by Delaney and John Nikolich, executive vice president, who have more than 35 years of combined experience in the acquisition, development, disposition and financing of self-storage properties, portfolios and operating companies.

Sources: