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Zoning Board of Appeals

April 21, 2026 ·5:30 PM Final

City Hall, Second Floor

Agenda PDF Minutes PDF Official record ↗

Agenda — 22 items

  1. 1 The following represents, in general, the chronological order of proceedings at the City
  2. I. CALL TO ORDER
  3. II. UNFINISHED BUSINESS
  4. 3 The meeting was called to order at 5:31 P.M.
  5. 1. ZBA 003-26 2530, 2710 and 2720 South Main Street, Applicant Midwest Yard Holdings, LLC Ward 5 26-00396 Approved by committee Pass
  6. III. NEW BUSINESS
  7. 1. ZBA 001-26 3207 North Main Street, Applicant Jill Bosselman DJK Haynes, LLC Ward 1 26-00398 Recommend for denial Pass
  8. 6 FINDINGS OF FACT FOR APPROVAL OF A SPECIAL USE PERMIT FOR A PLANNED USE DEVELOPMENT FOR AN RV AND FIFTH WHEEL ONLY COMMUNITY IN AN R-1, SINGLE FAMILY RESIDENTIAL ZONING DISTRICT LOCATED AT 2530, 2710, 2720 SOUTH MAIN STREET Approval of this Special Use Permit is based upon the following findings: 1. The establishment, maintenance or operation of the Special Use Permit will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare of the community. 2. The Special Use Permit will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, and will not substantially diminish or impair property values within the neighborhood. 3. The establishment of the special use will not impede the normal or orderly development and improvement of the surrounding property for uses permitted in the district. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been, are being, or will be provided. 5. Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6. The special use shall conform to the applicable regulations of the R-1 District in which it is located
  9. 2. ZBA 006-26 3321 Integrity Drive 26-00399 Recommend for approval Pass
  10. 3. ZBA 007-26 515 South Alpine Road, Applicant Zaher Qassem Ward 10 26-00400 Denial by committee
  11. 4. ZBA 008-26 1320 21st Avenue, Applicant Manuel R. Pedroza , Ward 11 26-00401 Recommend for approval
  12. 9 FINDINGS OF FACT FOR DENIAL OF A VARIATION TO DECREASE THE MINIMUM SIDE YARD SETBACK FOR A COVERED ENTRANCE ADDITION FROM SIX (6) FEET TO ONE FOOT IN A C-2, LIMITED COMMERCIAL ZONING DISTRICT LOCATED AT 3207 NORTH MAIN STREET Denial of this Variation is based upon the following findings: 1. Because of the particular physical surroundings, shape, or topographical conditions of the specific property involved, a particular hardship to the owner would not result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out. 2. The conditions upon which a petition for this Variation is based are not unique to the property for which the Variation is sought and are applicable, generally, to other property within the same zoning classification. 3. The purpose of this Variation is based exclusively upon a desire to increase the value or income potential of the property. 4. The alleged difficulty or hardship is not caused by this Ordinance and has been created by any persons presently having an interest in the property or by any predecessor in title. 5. The granting of this Variation will be detrimental to the public welfare, or injurious to other property or improvements in the neighborhood in which the property is located. 6. The proposed Variation will impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair the property values within the neighborhood. 7. The proposed Variation does not comply with the spirit and intent of restrictions imposed by this Ordinance.
  13. 5. ZBA 009-26 730 and 7XX Lincoln Park Boulevard, Applicant Kathryn Whitacre,Nettle Curbside Compost, LLC, Ward 13 26-00402 Approved by committee Pass
  14. 6. ZBA 10-26 215, 325, and 423 South Madison Street 26-00403 Approved by committee Pass
  15. 11 FINDINGS OF FACT FOR APPROVAL OF A ZONING MAP AMENDMENT FROM C-3, GENERAL COMMERCIAL DISTRICT AND I-1, LIGHT INDUSTRIAL ZONING DISTRICT TO I-3, AIRPORT INDUSTRIAL ZONING DISTRICT LOCATED AT 3321 INTEGRITY DRIVE Approval of this Zoning Map Amendment is based upon the following findings: 1). The proposed Zoning Map change is consistent with Article II, Intent and Purpose, of the Rockford Zoning Ordinance for the following reasons: a. This proposal promotes the health, safety, comfort, convenience, morals and general welfare for the citizens of Rockford because it is consistent with the comprehensive plan and surrounding uses; b. This proposal protects the character, scale and stability of the residential because the proposed development will meet all development requirements of this site; and c. The proposed map amendment would allow consistent with the zoning district and uses. 2). The proposed Zoning Map Amendment is consistent with the approved general plan, the Year 2040 Plan, for the area. The 2040 Plan designates this property as General Industrial.
  16. IV. ADJOURNMENT
  17. 13 THE CITY OF ROCKFORD INTENDS TO COMPLY WITH THE INTENT AND SPIRIT OF THE AMERICANS WITH DISABILITIES ACT. IF A SIGN LANGUAGE INTERPRETER, PERSONAL P.A. SYSTEM, OR OTHER SPECIAL ACCOMMODATIONS ARE NEEDED, PLEASE CALL THE LEGAL DEPARTMENT AT (779) 348-7391 AT LEAST 48 HOURS IN ADVANCE, SO WE CAN BE PREPARED TO ASSIST YOU.
  18. 13 FINDINGS OF FACT FOR DENIAL OF A SPECIAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR FOUR (4), 4- UNIT BUILDINGS AND TWO (2), 8-UNIT BUILDINGS IN AN R-1, SINGLE FAMILY RESIDENTIAL ZONING DISTRICT LOCATED AT 515 SOUTH ALPINE ROAD Denial of this Special Use Permit is based upon the following findings: 1. The establishment, maintenance or operation of the Special Use Permit will be detrimental to or endanger the public health, safety, morals, comfort or general welfare of the community. 2. The Special Use Permit will be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, and will substantially diminish or impair property values within the neighborhood. 3. The establishment of the special use will impede the normal or orderly development and improvement of the surrounding property for uses permitted in the R-1 Districts. 4. Adequate utilities, access roads, drainage and/or necessary facilities have not been provided. 5. Adequate measures have not been taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6. The special use does not conform to the applicable regulations of the R-1 District in which it is located.
  19. 15 FINDINGS OF FACT FOR APPROVAL OF A VARIATION TO REDUCE THE REAR YARD SETBACK FROM 30 FEET TO 9 FEET IN A SIDE YARD IN AN R-2, TWO-FAMILY RESIDENTIAL ZONING DISTRICT LOCATED AT 1320 21ST AVENUE Approval of this Variation is based upon the following findings: 1. Because of the particular physical surroundings, shape, or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out. 2. The conditions upon which a petition for this Variation is based are unique to the property for which the Variation is sought and are not applicable, generally, to other property within the same zoning classification. 3. The purpose of this Variation is not based exclusively upon a desire to increase the value or income potential of the property. 4. The alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the property or by any predecessor in title. 5. The granting of this Variation will not be detrimental to the public welfare, or injurious to other property or improvements in the neighborhood in which the property is located. 6. The proposed Variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair the property values within the neighborhood. 7. The proposed Variation does comply with the spirit and intent of restrictions imposed by this Ordinance.
  20. 17 FINDINGS OF FACT FOR APPROVAL OF A SPECIAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT CONSISTING OF A CONSISTING OF A WORKING FARM AND EDUCATION CENTER WITH POLE BARNS FOR COMMUNITY MEETING PLACE AND EQUIPMENT STORAGE, TWO (2) 30’ X 90’ PASSIVE SOLAR GREENHOUSES, A STORAGE SHED, A GAZEBO AND A CHIP SEAL PARKING AREA AND DRIVEWAY IN AN R-1, SINGLE-FAMILY RESIDENTIAL ZONING DISTRICTS LOCATED AT 730 LINCOLN PARK BOULEVARD Approval of this Special Use Permit is based upon the following findings: 1. The establishment, maintenance or operation of the Special Use Permit will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare of the community. 2. The Special Use Permit will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, and will not substantially diminish or impair property values within the neighborhood. 3. The establishment of the special use will not impede the normal or orderly development and improvement of the surrounding property for uses permitted in the district. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been, are being, or will be provided. 5. Adequate measures have not been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6. The special use does conform to the applicable regulations of the R-1 District in which it is located.
  21. 19 FINDINGS OF FACT FOR APPROVAL OF A ZONING MAP AMENDMENT FROM I-1, LIGHT INDUSTRIAL ZONING DISTRICT TO C-4, URBAN MIXED-USE ZONING DISTRICT LOCATED AT 215, 325, AND 423 SOUTH MADISON STREET Approval of this Zoning Map Amendment is based upon the following findings: 1) The proposed Zoning Map change is consistent with Article II, Intent, and Purpose, of the Rockford Zoning Ordinance for the following reasons: a. This proposal promotes the health, safety, comfort, convenience, morals and general welfare for the citizens of Rockford because it is consistent with the comprehensive plan and surrounding uses; b. This proposal protects the character, scale and stability of the adjacent residential and commercial because the proposed development will meet all development requirements of this site; and c. The proposed map amendment would allow for a reasonable development to take place consistent with the surrounding neighborhood. 2) The proposed Zoning Map Amendment is consistent with the approved general plan, the Year 2040 Plan, for the area. The 2040 Plan designates this property as Mixed-Use Development
  22. 21 Adjourned at 7:23 pm