Rockford Sun

City of Rockford Zoning Board of Appeals met Feb. 19.

Here are the minutes provided by the board:

ZBA Members: Jarmeise McNeal

Tom Fabiano

Kim Johnsen

Craig Sockwell

Absent: Jennifer Smith

Joel Zirkle

Jennifer Spencer

Staff: Scott Capovilla - Planning and Zoning Manager

Jeremy Carter – Traffic & Development Engineer

Jacob Rubin – Assistant City Attorney

Tim Morris – Fire Prevention

Traci Madison - Administrative Assistant

Others:

Isidro Barrios – 11th Ward Alderman

Kyaton Shanklin - Court Stenographer

Applicants and interested parties

Scott Capovilla, Planning & Zoning Manager, explained the format of the meeting will follow the Boards Rules of Procedure generally outlined as follows:

∙ The Chair will call the address of the application.

∙ The Applicant or Representative will come forward and be sworn in.

∙ The Applicant or representative will present their request to the Board.

∙ The Board will ask any questions they may have regarding this application.

∙ The Chairman will then ask if there are any Objectors or Interested Parties. Objectors or Interested Parties are to come forward at that time, be sworn in by the Chairman, and give their name to the Zoning Board of Appeals secretary and the court reporter.

∙ The Objector or Interested Party will state their name and present all their concerns, objections and questions regarding the application.

∙ The Board will ask any questions they may have of the Objector or Interested Party.

∙ The Applicant will have an opportunity to rebut the concerns/questions raised by the Objector or Interested Party.

∙ No further discussion from the Objector or Interested Party will occur after the rebuttal of the Applicant.

∙ The Board will ask any final questions they may have regarding this application.

∙ The Board will then deliberate and a roll call vote taken.

The ZBA meeting is not a final vote on any item. However, it is the only time in which the public may participate. After the ZBA meeting, the item moves on to the Code & Regulation

Committee. Although, the public is invited to attend the meeting, public input is not allowed at the committee meeting. The date of the Code & Regulation meeting will be Monday, February 24, 2025 at 5:30 PM in City Council Chambers (2nd floor of City Hall) as the second vote on these items. The third and final meeting in this process is the City Council. That vote is tentatively scheduled Monday, March 3, 2025 5:30 PM. If the item is laid over at the ZBA meeting, the next meeting is Tuesday, March 18, 2025. If for any reason the item is laid over at the committee level or on the City Council floor, the item is automatically laid over for two (2) weeks.

The meeting was called to order at 5:36 P.M.

A MOTION was made by Craig Sockwell to APPROVE the January 22, 2025 meeting minutes. The motion was SECONDED by Tom Fabiano and CARRIED by a vote of 3-0-1 with Jarmeise McNeal abstaining.

ZBA 063-24 40XX-43XX SOUTH ALPINE ROAD

Applicant Holden Linden Road 2, LLC

Ward 14 A Zoning Map Amendment from C-3, General Commercial Zoning District to I-1, Light Industrial Zoning District.

(Future Ward 6) Laid over from January

Jeffrey Linkenheld, Project Manager with Arc Design Resources Inc., and Architect Brian Blakemore were present. Mr. Linkenheld spoke on behalf of the Applicant, Holden Linden Road 2, LLC, an affiliate of Cord Construction. Mr. Linkenheld stated they are requesting a Zoning Map Amendment from C-3, General Commercial Zoning to I-1 Light Industrial Zoning for the property located at South Alpine Road and Linden Road. The proposed first tenant will be PCI Pharmaceutical and the building will be a 150,000 square foot facility.

Tom Fabiano asked about PCI Pharmaceutical. Mr. Blakemore stated that PCI is a pharmaceutical packaging company that works with all of the big pharmaceutical companies across the country and package their goods. PCI Pharmaceutical does not produce any pharmaceuticals, they only package them.

Objectors or Interested parties were present.

Tom Zabroske, his wife, Boguslawa Brezezinska and her daughter, Daisy Brezezinska were present. Mr. Zabroske and his wife reside at 4747 35th Street and his daughter reside in the City of Rockford. Mr. Zabroske stated they have lived at their residence for 8 years and have concerns of losing acres of farmland in the surrounding area. Mr. Zabroske’s opinion is other properties in the City of Rockford could benefit from this project rather than using the land at the South Alpine Road location. He has questions regarding the school children walking along 35th Street, traffic, noise, pollution, and water runoff. Ms. Brezezinska agreed with the concerns mentioned by her husband and added the semi-truck traffic would be an issue along with the bright lights, and the comings and goings at different hours of the day and night. Daisy Brezezinska reiterated those concerns from her parents. She understands the need for growth and rebuilding in the City of Rockford and expressed the importance of how her parent’s home and neighborhood are special to them.

Mr. Linkenheld thanked Mr. Zabroske and his family for their comments. He stated his family resided in this neighborhood in 1974 so he is aware of the concerns mentioned. The water runoff has been looked at with the City of Rockford’s Public Works Director to come up with a drainage plan that will be conducive for this situation.

Mr. Sockwell said he understands Mr. Zabroske’s and his family’s concerns, but his opinion is he believes this project is a good idea for this property and the interchange located on Bypass 20 and South Alpine Road is a benefit for the semi-trucks. Mr. Fabiano agreed with Mr. Sockwell and added this project would produce 100 jobs and the storm water situation is being discussed. Jarmeise McNeal asked if there is a plan in place for students walking on 35th Street. Traffic & Development Engineer, Jeremey Carter, said there is currently sidewalk on the west side of 35th Street and there will be further discussion regarding sidewalks on the property to be in compliance with the City of Rockford’s subdivision requirements.

Staff recommendation is for approval.

A MOTION was made by Craig Sockwell to APPROVE a Zoning Map Amendment from C-3, General Commercial Zoning District to I-1, Light Industrial Zoning District. The motion was SECONDED by Tom Fabiano and CARRIED by a vote of 4-0.

Approval based on the following conditions:

1. The zoning map amendment will be nullified if the Applicant does not purchase and close on subject property.

FINDINGS OF FACT FOR APPROVAL OF A ZONING MAP AMENDMENT FROM C-3, GENERAL COMMERCIAL ZONING DISTRICT TO I-1, LIGHT INDUSTRIAL ZONING DISTRICT LOCATED AT 40XX-43XX SOUTH ALPINE ROAD

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 proposed update to the 2040 Plan will designate this property as T-IL, Tech Industry/Light Industry.

Meeting adjourned at 6:09 pm

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