Peoria County panel approves conversion of former Kroger to indoor mini storage, bars outdoor units

Peoria County zoning committee members voted unanimously to approve special-use zoning case CVA 20250004, allowing the conversion of roughly 52,000 square feet of vacant retail space at Madison Park Shopping Center (3101 West Harmon Highway) into an indoor mini storage facility, with an amendment expressly prohibiting outdoor storage.

County planning staff told the committee the proposal would repurpose the former Kroger and adjacent vacant retail space into indoor climate‑controlled storage and add an outdoor component of constructed locker bays in the parking area; staff emphasized the final site plan and parking would be reviewed at building permit stage. The committee approved the special use with a restriction that the outdoor storage area not be allowed as part of this approval.

Why it matters: The decision permits reuse of a large vacant retail footprint while limiting the visible, outdoor storage elements that several county members said could harm adjacent small businesses and neighborhood character.

Andrew, Peoria County planning staff, summarized the petition and site context, saying the application "would repurpose approximately 52,000 square feet of vacant retail space" and described an indoor component with gate access, security cameras and staffed hours, plus an outdoor component composed of constructed locker bays in the front parking area. He told the committee the submission is a conceptual site plan; a comprehensive site plan and building permits would be required later to confirm parking, setbacks and aisle widths and ensure compliance with the Unified Development Ordinance.

Board members questioned whether the proposed outdoor units would reduce parking for neighboring tenants. Sharon (county board member) said she had parking concerns and that "that seems to do a pretty good business. So I'm concerned about the parking." Other members echoed concerns about how outdoor storage might be laid out in the parking area and whether fencing, gates or unrefined construction would create visual or circulation problems for the shopping center.

A committee member moved to advance the special use with the restriction that no outdoor storage be allowed under the current approval; Sharon seconded. The voice vote on the amendment and the final, amended motion passed unanimously.

Procedural and follow-up details: Planning staff noted that if the restriction remains, the applicant could still move forward with interior construction and could later seek a modification if the owner returned with more detailed plans or additional evidence before the Zoning Board of Appeals. Staff also stated that the building-permit process requires a site plan review to verify parking and accessibility, including handicapped spaces, and that any constructed exterior bays would have to meet setback and aisle-width requirements in the Unified Development Ordinance.

What the record shows and what remains unclear: The application lists seven other tenants in the center that would not be impacted by the interior conversion, and staff said the outdoor bays shown in the conceptual drawing would be constructed rather than simply fenced areas. The transcript and record do not include a detailed square footage for the adjacent liquor store or a finalized exterior site plan; planning staff said those details would be determined during permit review or, if additional evidence is needed, at a return ZBA hearing.

Ending: The committee’s action allows the property owner and developer to proceed with the indoor conversion while removing the immediate option for outdoor storage. Planning staff will review required permits and the detailed site plan during the building-permit stage, and the applicant may pursue a future modification if it wants outdoor storage after additional review or ZBA testimony.