Rockford Sun

City of Rockford Zoning Board of Appeals met July 15.

Here are the minutes provided by the board:

Present:

ZBA Members:

Joel Zirkle

Jennifer Spencer

Jennifer Smith

Craig Sockwell

Tom Fabiano

Absent: Kim Johnsen

Staff: Scott Capovilla - Planning and Zoning Manager

Jeremy Carter – Traffic & Development Engineer

Matt Flores – Assistant City Attorney

Tim Morris – Captain, Fire Prevention

Traci Madison – Administrative Assistant

Others:

Jaime Salgado – 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, July 28, 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, August 4, 2025 5:30 PM. If the item is laid over at the ZBA meeting, the next meeting is Tuesday, August 19, 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 5:35 P.M.

A MOTION was made by Jennifer Spencer to APPROVE the June 17, 2025 meeting minutes. The motion was SECONDED by Joel Zirkle and CARRIED by a vote of 3-0-2 with Jennifer Smith and Jennifer Spencer abstaining.

ZBA 016-25 3154 McFarland Road

Applicant Woodman’s Food Market, Inc.

Ward 4 Special Use Permit for an off-premise landmark style sign and a Variation to allow three (3) free-standing signs in a C-2, Limited Commercial Zoning District Laid over from June

The Applicant requested a layover.

A MOTION was made by Joel Zirkle to LAYOVER a Special Use Permit for an off-premise landmark style sign and a Variation to allow three (3) free-standing signs in a C-2, Limited Commercial Zoning District. The motion was SECONDED by Jennifer Spencer and CARRIED by a vote of 5-0.

ZBA 023-25 811 Broadway

Applicant Oscar & Ericka Sanchez

Ward 11 Modification of Special Use Permit #013-15 to eliminate condition #9 “the outdoor rental and outdoor storage must be located in the area south of the building within the fencing and shall be limited to seven (7) trucks and vans and five (5) trailers and only one rental van can be parked in the north parking lot in a C-2, Limited Commercial Zoning District

The Applicants, Oscar and Ericka Sanchez were present. Ms. Sanchez and her husband, have been in business for 23 years with the Mis Dos Patrias grocery store and also rent U-Haul trucks and trailers at this location. Ms. Sanchez stated the reason for the modification request is to increase the number of trucks allowed. She stated the approval of this modification request would add more convenience for their customers to rent the trucks and trailers and increase the revenue of their business.

One Interested party was present.

11th Ward Alderman Jaime Salgado was present and spoke on behalf of the Applicant. Alderman Salgado stated the Sanchez’s discussed with him a violation that occurred due to the number of trucks on the parking lot and the modification request for the Special Use Permit. Alderman Salgado said the Sanchez’s are good people in the community and is working diligently to be in compliance with the City of Rockford’s ordinances. He said the approval of this request would help to eliminate future violations. Alderman Salgado supports the Sanchez’s and ask the board for consideration of approval for this request.

Staff recommendation is for denial.

A MOTION was made by Joel Zirkle to APPROVE a Modification of Special Use Permit #013-15 to condition #9 “the outdoor storage must be located in the area south of the building within the fencing and shall be limited to seven (7) trucks and vans and five (5) trailers and only one rental van can be parked in the north parking lot in a C-2, Limited Commercial Zoning District” amending the condition to read “Allow a total of five (5) trucks, vans or trailers to be parked on the east or west side of the north parking lot.” The motion was SECONDED Jennifer Spencer and CARRIED by a vote of 5-0.

Approval is based on the following condition:

1. Allow a total of five (5) trucks, vans or trailers to be parked on the east or west side of the north parking lot.

FINDINGS OF FACT FOR APPROVAL OF A MODIFICATION OF SPECIAL USE PERMIT #013-15 TO MODIFY CONDITION #9 “THE OUTDOOR STORAGE MUST BE LOCATED IN THE AREA SOUTH OF THE BUILDING WITHIN THE FENCING AND SHALL BE LIMITED TO SEVEN (7) TRUCKS AND VANS AND FIVE (5) TRAILERS AND ONLY ONE RENTAL VAN CAN BE PARKED IN THE NORTH PARKING LOT IN A C-2, LIMITED COMMERCIAL ZONING DISTRICT LOCATED AT 811 BROADWAY

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 does conform to the applicable regulations of the C-2 District in which it is located.

ZBA 024-25 1423 Broadway

Applicant Mayra G. Uribe-Guerrero & Maria G. Guerrero

Ward 11 Special Use Permit for a mural on a building in a C-4, Urban Mixed-Use Zoning District

The Applicant, Mayra G. Uribe-Guerrero and Artist Kathryn Martinez was present. Ms. Martinez is the artist for the mural and translated for Ms. Uribe-Guerrero. Ms. Martinez stated this request is for mural to be painted on the beauty salon owned and operated by Ms. Uribe Guerrero. Ms. Martinez is an experienced artist but this will be the first time for her artistic painting on a larger scale.

One Interested party was present.

11th Ward Alderman Jaime Salgado spoke on behalf of the Applicant. Alderman Salgado stated this request is a great opportunity to enhance this location and add to the beautification of the Broadway corridor. Alderman Salgado is in support of this request.

Staff recommendation is for approval.

A MOTION was made by Jennifer Spencer to APPROVE a Special Use Permit for a mural on a building in a C-4, Urban Mixed-Use Zoning District. The motion was SECONDED by Joel Zirkle and CARRIED by a vote of 5-0

Approvals based on the following conditions:

1. A sign permit shall be required including an illustration of the proposed artwork shall be submitted with the permit application.

2. The mural panels may not consist of a vinyl banner material within a frame. 3. The mural must be maintained to meet code.

FINDINGS OF FACT FOR APPROVAL OF A SPECIAL USE PERMIT FOR A MURAL IN A C-4, URBAN MIXED-USE ZONING DISTRICT LOCATED AT 1423 BROADWAY

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 C-4 District in which it is located.

Meeting adjourned at 6:02 pm

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