Planning commission approves conditional use for SELU phase 1 (storage + mixed‑use) with conditions after strong neighborhood opposition

The Green City Planning & Zoning Commission voted Feb. 18 to grant a conditional use certificate for phase 1 of the SELU Commercial Development, a mixed‑use project that places storage buildings to the rear of a site with planned retail and office space along South Main.

Jim Persuto, architect of record for 4 Points Architectural Services, summarized changes since the December meeting: a 3–4 foot mound and fence relocation on the north edge to provide screening for adjacent residences; a new sidewalk from Magua to the retail area; rerouted sanitary lines; underground stormwater retention rather than open ponds; reduced onsite light pole heights from 20 ft to 15 ft; and a largest building under 18 ft with doors under 15 ft. "We are doing all underground stormwater retention on this site. No open ponds," Persuto said.

Staff recommended conditional approval, noting the submittal will require a variance from the Board of Zoning Appeals for vehicular use area setback adjacent to a residential district and final engineering and stormwater calculations. Staff also emphasized required buffering to mitigate impacts from the vehicular use area encroachment.

Residents filled the room and spoke at length. Concerns included potential increased runoff from the proposed mounding, loss of backyard trees and views, vehicle entrance on Magua Drive and increased neighborhood traffic, security and crime at storage facilities, and the project’s fit within the South Main corridor. Theresa Leiter asked whether the mounding would push water into her lower lot; Persuto replied the mound would be permeable and that stormwater controls would be designed so runoff would not impact neighbors. Lee Maynard and multiple others urged the commission to deny the storage component and advocated for restaurants, condos or green space instead. "Say no to this project," one resident told the commission.

Supporters and nearby residents also spoke, asking for additional screening while saying the proposal could be low impact if buffered. Ron Steak, who lives closest to the back of the site, said he thought the plan would be a good fit provided the developer adds screening for adjacent backyards.

On safety and operations, Persuto said the storage facility portion would be gated with card‑reader access, monitored during operating hours by onsite staff and 24‑hour camera surveillance. He also noted there is interest from at least one retailer for the commercial frontage; the applicant said a letter of intent exists for a coffee shop at one of the front spaces.

After deliberation, a commissioner moved to approve a favorable recommendation for the conditional use for phase 1 contingent on: the applicant receiving a variance from the Board of Zoning Appeals for the vehicular use area setback to the adjacent residential district; final engineering approval including stormwater calculations; installation of a Knox box for fire department access; a restriction prohibiting outdoor storage on the property; and hours of operation limited to 8 a.m.–8 p.m. The motion included direction for staff to ensure conditions are written into the permit. The motion passed on a recorded vote with Birch, Bishman, Thrasher, Anderson and Daniels recorded as voting yes. The decision will proceed to the Board of Zoning Appeals for the variance hearing related to the vehicle use area setback.

The commission asked staff and the applicant to refine landscaping, stormwater and driveway timing details before recordation and to make the conditions explicit in the conditional‑use certificate.