Peoria County committee approves modified special use to add outdoor mini-storage at Madison Park; 4-year build condition added

A Peoria County planning committee voted to advance zoning case CBA20250035, the petition of developer Trent Overhue, to the county board after adding a condition requiring development within four years.

Andrew, planning staff for Peoria County, told the committee the petitioner seeks to modify an existing special-use approval to allow outdoor storage in addition to a previously approved indoor conversion. "This is zoning case CBA 20250035, the petition of Trent Overhue," Andrew said, summarizing the request and noting the owner or manager of the LLC was present at the meeting.

The petition would convert approximately 52,000 square feet of vacant in-line retail space (formerly occupied by Rent 1, Kroger and Family Dollar) into climate-controlled indoor storage units and construct corrugated-steel outdoor storage bays on roughly 42,000 square feet of the shopping center parking lot. Andrew said the petitioner submitted a professionally designed site plan showing bay locations, access aisles, lighting, security systems and fencing, and that staff had consulted the local sheriff and fire department on safety and security concerns.

Committee members asked about the sequencing and economics of the project. Marshall said he did not understand why the developer would not start interior work without approving the exterior units; Andrew explained the petitioner told staff the exterior component makes the overall project financially viable. "The outdoor is much more profitable than the indoor," a committee member said during discussion of the developer’s financing model.

Several committee members raised public-safety and neighborhood concerns and pressed for stronger design and timing assurances. Jim, a committee member whose district borders the shopping center, said security and detailed drawings were crucial given a history of break-ins at other storage facilities nearby and that an occupied site is preferable to prolonged vacancy. Jim moved to add a condition requiring the project be built within four years of approval; Terry seconded the amendment. The committee carried the amendment by voice vote.

Committee members also discussed lighting, traffic flow and preservation of parking for remaining tenants. Andrew said the county would review lighting location and glare as part of building permits and noted the existing driveways and entrances would remain unchanged; he also said IDOT indicated the current entrance and exit configuration was acceptable so long as it remained unchanged.

The committee then voted on the modified special-use request. The clerk announced the measure passed and that the item will advance to the Peoria County Board for final action. The transcript does not provide a clear numerical vote tally for the final vote.

The petitioner previously developed a similar CubeSmart-branded conversion in northern Peoria, and committee members referenced that project as the model for security and interior design. Committee members were told the largest interior unit would be about 10 by 20 feet and that construction of the convertible facility could take roughly six to nine months once permits and financing are in place.

The committee record shows the motion to place the case on the floor, an amendment adding a four-year development timetable (moved by Jim; seconded by Terry), and a final approval to forward the modified special-use application to the county board. No specific building permit or lease contract with CubeSmart was identified in the public remarks; Andrew said the contract is with Trent as developer and that Trent partners with CubeSmart on similar projects.