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HomeMy WebLinkAboutPlanning Commission Minutes 07-14-1993CITY OF PLYMOUTH PLANNING COMMISSION MINUTES JULY 14, 1993 MEMBERS PRESENT' Chairman Mike Stulberg, Commissioners Ed Albin, ScottSyverson, Barb Stimson, Julie Witt, Mike Wigley, andDenniszyna. MEMBERS ABSENT. STAFF PRESENT. None. Acting Director Joe Ryan, City Engineer Dan Faulkner, Associate Planner John Keho, and Plann;ug SecretaryJackieWatson. MOTION by Commissioner Albro, seconded by Commissioner Zylla to approve thePlymouthPlanningCommissionMinutesforJune33, 1993. Vote 5 Ayes. Chairman Stulberg and Commissioner Stimson abstained, NORTH SUBURBAN DEVELOPS (9}035) Chairman Stulberg introduced the Rjuest by North Suburban Development for a PUDConceptPlan/Preliminmy Pian/Plat and Conditional Use Permit for 64 single familydetachedresidentiallots; and, Rezoning from FRD to R-2, located southwest of CountyRoad47andI-494. Associated Planner Keho reviewed the July 8, 1993 staff report. Chairman Stulberg asked what the staff suggested for the easterly large lot. Associate Planner Keho stated that the applicant suggested that a possible solutionwouldbetofortaHomeownersAssociationtomaintainthislonglargelotwhich runsundertheelectricutilitylines. Chairman Stulberg introduced Mr. Keir Gust, representing the petitioner. Mr. Gust stated that there were many constraints on this site. He discussed the requestforavarianceforfrontsetbacksandsaidhewouldbeagreeabletoavarianceforonlythealotsidentifiedbytheCityasnecessarytosavethewetlandarea., He said that therequiredtrailatthenorthpartofthesitewouldinterferewiththenorthcul-de-sac I 0 Planning Commission Meeting July 14,1993 Page 114 design. He said he had discussed the possibility of installing the trail on the right-of- way with Hennepin County. He said he did not have an answer yet on this. Commissioner Wigley stated that the attached drawings showed a difference in the numbers of the lots proposed. Associate Planner Keho stated that Sheet l of 5 has the correct lot numbers on it. Chairman Stulberg opened the Public Hearing. Chairman Stulberg introduced Mr. Jerome Begin of 5635 Vicksburg lane. Mr. Begin stated that he is concerned about access to his fart from Xenium Lane. Associate Planner Keho stated that the present alignment of Xenium lane will be vacated and replaced with the alignment on the proposed development. Mr. Begin stated that he is against Xenium Lane Wing moved, and if there is a big curve it will be difficult for him to access his property with his farm equipment. He said he has used Xenium for 45 years. He said he did not think prospective homeowners would like to have large farm equipment moving through their neighborhood. City Engineer Faulkner stated that there will be access to Xenium lane by an easement. Chairman Stulberg introduced Mrs. Jerome Begin of 5635 Vicksburg lane. Mrs. Begin asked how access would be to the land south of the Begin property Associate Planner Keho staled that an easement would be obtained to provide access to all property.. Mrs. Begin stated that this plan is not acceptable to them. Chairman Stulberg introduced Mr. Kevin Foote of 13715 58th Avenue North. Mr. Foote stated that Annapolis Lane currently has no traffic coming from CountyRoad47. He said that he is concerned about the traffic that would be generated from this proposed development.. He said he is concerned abouts berm that exists that would be removed or lowered if a home is placed at this location. He said that the removal of this berm would increase the noise on his property from the freeway. Hesaidthebermabutsandcutsacrosshisproperty. j Planning Commission Meeting. July 14,.1993 - Page 115 Chairman Stulberg asked if any of the berm was on the Foote property. Mr.Foot answered that part of it was. Chairman Stulberg closed the Public Hearing. W Gust stated that he knew something of the type of farm equipment that would be used on Xenium Lane and that it might be possible to leave it as a gravel road, possibly lowering the road. He said that the dust from a gravel road could affect the proposed homes. Chairman Swlberg stated that the farm equipment on the road would probably not be desirable to prospective homeowners. Mr. Gust discussed the berm adjacent to Lot 19 stating that they would not disturb the Foote property, but that they would lower the berm several feet on the lot where the proposed house would sit: Associate Planner Keho stated that Annapolis Lane has been apart of the City's phin for some time as egress and ingress on this site. Mr. Gust said that Annapolis Lane would be used by the western portion of the development, but the homes on the easterly portion of the site would use Yucca Lane. Associate Planner Keho said there is no variance needed to the Shorchmd Overlay District since this application is a PUD. The variations from the Shoreland standards are regulated by the PUD standards. He said no Homeowners Association was proposed because the is no common land proposed on the site. Commissioner Zylla asked for an explanation of the vacation of Xenium Tone where it connects with County Road 47. Mr. Gust stated that the plan was to abandon the old road and add a curve on the new road. He said the grade would be too steep if the existing Xenium Lane remained as access to the development. Commissioner Stinson stated she was concerned about the maintenance of the proposed fence without a Homeowners Association, Commissioner Wigley stated that he felt this proposal was too rushed as to assembly, and that too many uncertainties regarding the roads, setbacks, trail condor, and maintenance of the fence and large lot had not been addressed. He said he felt it was a good plan but there were too many loose details. a Planning Commission Meeting July 14.1993 Page 116 Chairman Stulberg said he also favored tabling this request because of the reasons stated by Commissioner Wigley, and he would also like the developer to address reasonable access to the site to the south when the request is brought back to the Planning Commission. MOTION by Chairman Stulberg, seconded by Commissioner Stimson to table the request by .North Suburban Development fora PUD Concept Plan/Pieliminary Plan/Flat and Conditional Use Permit for 64 single family detached residential lots; and, rezoning from FRD to R-2, located southwest of County Road 47 and 1-494, until the developer is ready to address the issues raised by Commission. Roll Call Vote. 7 Ayes. Motion to table carried on an unanimous vote. Commissioner Zylla asked that staff identify lot sizes on the west side of the site when this request comes back to the Planning Commission. Commissioner Wigley stated be would like to see calculations on the density which do not include the large lot along the east side of the site. The Commissioners agreed that staff should renotify surrounding property owners when this request will be brought back to the Planning Commission. ROTJ7.UND HOMES (93054) Chairman Stulberg introduced the request by Rottlund Homes for a PUD Plan Amendment to reduce the density from 128 units to 48 units; and, a'PUD Preliminary Plan/Plat to construct 48 townhome units on 7 lots for property located at the northwest comer of Shenandoah Lane and 22 Avenue North. Associate PlannerKeho reviewed the July 7, 1993 staff report. Chairman Stulberg introduced Mr. Donald Jensen representing the petitioner Mr. Jensen described the type of units to be built on the site. He said they are designed primarily for the "empty nester" market. The price range will be $80,000-$100,000, Mr. Jensen stated that use of the driveways in the count as parking spaces will minimize the amount of impervious surface on the site. He described the use of long lasting materials for construction to minimize maintenance for a Homeowners Association. Mr. Jensen stated that the distance from the private drive proposed in the center of the project to Shenandoah Lane is not long. He said all private drives would 'have curb and M Planning Commission Meeting. July 14, 1997 ' Page 117 gutter and drainage, and will eliminatesnow plowing conflicts with the City. He said that there are standards for Homeowners Associations today to make sure the funds will be available for upkeep of the development. He described the landscaping that would be done, with storm water ponding in the center of the site. He:stated they are proposing,a grass covered fire lane. Mr. Jensen discussed the proof -of -parking plan. He said that up to 38 feet in front of each gavage provides plenty of room for two cars and can accommodate guest parking. iHesaideachhomewillhaveitsowndriveway. He showed how the proof -of -parking would be accommodated. Mr. Jensen discussed the 45' foot setbacks to Shenandoah Line and 22nd Avenue North, and how this would allow for the expansion in the length of driveways if they had to change the driveway width pnPosed. Chairman Stulberg opened the Public Hearing. Chairman Stulberg introduced Mr. Larry. Laukka of Laukka Development. Mr. Laukka said his interests were clearand he seeks a level playing field so this developer is subject to the same rules he has had to follow. He questioned whether this proposal was comparable to the other development in this area. Mr. Laukka said that Mr. Peter Jarvis, his consultant, would address his concerns on this proposed development. Mr. Jarvis reviewed the history of the entire Parkers Lake development. He discussed the plan for diversity of housing types, both for sale and rental, and density raliges. He said there are substantial differences in this proposal from the original intent for the area, namely higher density. He said the density proposed varies greatly, and the design standards will result in a different look, which will be a detriment to the area. He said the drive aisles, curb cuts, parking standards and proof -of -parking do not conform to those used on surrounding sites. He asked the Commission to deny the request., i Iyer. Jarvis cited Condition 14 in the staff report and expressed the concern that the reduced density of this proposal coming near the completion of the PUD will not meet the maximum number of units originally approved for the entire MPUD. He said that ihey are against the reduced density. He said that this proposal is more of the same type of product already approved for the area and is not diverse as was originally intended. Associate Planner Keho stated that the applicable language of Condition 14 was questionable, the reduced units would not be picked up since most of the PUD sites have now developtW, It should not have been in the approving resolution. Planning Copunission Meeting July 14; 1993 Page 118 Commissioner Wigley askei if public streets would prohibit the storm water drainage on the site as suggested by the petitioner. City Engineer Faulkner stated that it would not. Commissioner Zylla stated that the City Council does not favor private sheets. He asked that if public streets were designed for this proposal, could, reduced setbacks be approved. Associate Planner Keho stated that setbacks or street standards could be reduced if requested, as were approved previously in other PUD's. Commissioner Zyfla asked if staff had compared this request with the others already in place in the area in regard to quality, density, aesthetics, and landscaping Associate Planner Keho responded that staff does not compare new projects to others to see which is better. He said staff looks at each project to see that it conforms to all City standards. Commissioner Zylla asked Mr. Jensen if they took into account the design plan of the original PUD, Mr. Jensen responded that they did and that they believe that their design matches the design of the rest of the PUD. Commissioner Stimson asked if the previously approved Parker Lake North 9th addition density was increased. She stated that it may be prudent to maintain the high density previously approved for this portion of the site until there is a demand for the high density development: Mr. Iaukka responded that there was an increase of 4 units. Commissioner Wigley asked Mr. Taukka if he was looking for more units that could be transferred to the northern parcel in the area. Mr. Laukka stated that. they will not need to transfer any density to the northern parcel" as they will be able to meet the density allocated to that,site. MOITON by Chairman-Stulberg, seconded by Commissioner Witt, to deny the request of Rohhrnd Homes for a PUD Plan Amendment to induce the density from 128 units to 48 units; and, a PUD Preliminary Plan/Plat to construct 48 court yard homes on 7 lots for property located at the northwest corner of Shenandoah Lane and 22nd Avenue North; deleting condition i of the denial resolution and replacing it with " Ilie proposed PUD Preliminary Plan results in a significant decrease in density for this site which is not consistent With the approved PUD Plan". 1. I Planning Ccmmission Meeting July R, 1993 Page 119 MOTJO14by Commissioner Wigley to table this inquest. He stated that his only concern with the proposal was the issue of private drives. Motion died for the lack of a second. Commissioner Zylla stated that he does not have a problem with the proof -of -parking or the reduced density. He said he has a problem with the private drives. He said he felt the diversity is there. He said he is not in favor of taking a product and sticking it. somewhere, and this may be what's happening with this proposal. He said that staff should make sure: this design fits the PUD design. Chairman "Stulberg stated that the original PUD envisioned a certain product and that density was discussed extensively. The diversity is not so much an issue as is the significant change in density. A lesser reduction would not be so significant. Commissioner Albro stated he liked the concept, the reduction in density, and the reduction in impervious surface. He said he has a problem with the private roads. Commissioner Stimson stated that maybe the density of the original PUD should be preserved on this site for the future when it is needed. Chairman Stultierg asked for description of the grass fire lane. Mr. Jensen stated that same subbase and thickness of rock are placed underneath as with a normal fire lane, only that sod placed on top. Associ:re Planner Kelio stated that City fire inspectors stated that they would want the file lane plowed in the winter. MOTION by Commissioner Wigley, seconded by Commission Zylla to table this request because of the private versus public streets issue. Roll Call Vote, 3 Ayes. Commissioners Syverson, Stimson; Witt and Chairman Stulberg voted Nay. MOTION failed. Commissioner Witt stated that she was against tabling this item because ofthe proposal to have private versus public streets, which is contrary to City rules. Chairman'Stuiberg stated that there is not an ordinance which prohibits private streets, but it has been the City's practice to discourage them. Mr, Jensen proposed that this request be pulled. He explained the reason for private streets is because there are public streets on both sides of the site with easy access fol - most of the homes, thus internal public streets are not needed. Planning CommissianMeeting July 14, 1993. Page 120 Mr. Jensen stated that to force the MCDA to hold this parcel of land until the high density apartment market resurfaces is unfair. Roll Call Vote on Motion to Deny. 5 Ayes. Commissioners Albro and Wigley voted Nay. ROTTLUND COMPANY, INC. (93055) Chairman Stulberg introduced the request by Rottlund Company for a Mixed Planned Unit Development Preliminary Plan/Platand Conditional Use Permit for Pintail Villas located east of Shenandoah Lane at 22nd Avenue North. Associate Planner Keho reviewed the July 7, 1993 staff report. He stated that item 3.c. should be deleted from the staff report. Chairman Stulberg introduced Mr. Donald Jensen, representing the petitioner. Mr. Jensen requested that this item be tabled indefinitely. MOTION by Commissioner Wigley, seconded by Commissioner Albin to table this item until the petitioner is ready to bring it back to the Planning Commission, at the petitioner's request. Roll Call Vote. 7 Ayes. Motion to Table carried. Chairman Stulberg called a recessat 8:55 p.m., the meeting reconvened at 9:00 p.m. WAYNE WUJZNBERG (9305 Chairman Stulberg introduced the request of Wayne Willenberg fora Conditional Use Permit to install an amateur radio antenna at 5555 Vagabond Lane. Chairman Stulberg waived the review of the July 1, 1993 staff report. Chairman Stulberg introduced Wayne Willenberg the petitioner. Mr. Willenberg stated he was in agreement with the staff report. Chairman Stulborg asked what damage the tower would do if it fell. Mr. Willenberg stated that the tower would not go; beyond his property line if it fell and was fully extended. planning Commission Mating July 14, 1993 Page 121 Chairman Stulberg opened and closed the Public Hearing as there was no one present to speak on the issue. MOTION by Commissioner Wigley, seconded by Commissioner Syverson to recommend approval of the request of Wayne Wittenberg for a Conditional Use Permit to Install an amateur radio antenna at 5555 Vagabond Lane, subject to all conditions listed in the July 1, 1993 staff report. Roll Call Vote. "7 Ayes. Motion carried on an unanimous vote. TOBIN REAL ESTATE COMPANY (93059) Chairman Stulberg introduced the request by Tobin Real Estate fora PUD Preliminary Plan Amendment/MasterSip Plan for revisions to the West Suburban Health Campus Development located northwest of Northwest Boulevard and Highway 55. Chairman Stulberg waived the review of the July 7, 1993 staff report. Chairman Stulberg introduced Mr. Tom Sexton, representing the petitioner. Mr. Sexton stated that he was in agreement with the staff report and he would be available to answer any questions. Commissioner Witt asked for rationale for the helicopter pad, as far as possible accidents. Mr. Sexton stated the helicopter pad was originally planned to be further from the freeway. He explained it would be safer to be closer to the freeway so that it would not have to cross over residential property. The orientation of the highways would also be better for the helicopter. He stated that this pad would only be used in an emergency and a helicopter would not be based at the site. Commissioner Witt asked if there were plans for security in the parking ramp, Mr. Sexton stated that the hours of operatiunat the campus would not include late evening hours. He said that the urgent care facility would be close to the front of the development and will be well lighted. He said that security will be addressed if necessary as the project progresses. Commissioner Witt asked where the ambulance would be located on the site. Mr. Sexton responded that the ambulance must be in garage to keep it out of the intimate weather. He said it will be housed on the site to be closer to the customer base, but will not be heavily used. IJ Planning Commission Mecting July 14. 1993 Page 122. Chairman Stui'oerg asked what changes to the plan could occur at later phases in the project. Mr. Sexton stated that there could be, changes in the later phases, depending on the demands of the public. He said that the fust phase is about 85 percent leased. y Commissioner Zylla asked if the increased impervious surface would affect the runoff of water on the site. Y City Engineer Faulkner stated that the onsite ponding will handle the runoff. Commissioner Zylla asked if there would be a change in the landscaping due to more impervious surface. Miles Lindberg responded that there will be. little change in the landscaping. i Chairman Stulberg opened and closed the public Hearing as there was no one present to speak on the issue. MOTION by Commissioner Zylla, by Commissioner Stimson to recommend approval of the inquest by .Tobin Real Estate for a PUD Preliminary Plan Amendment/Master Sign Plan for revisions to the West Suburban Health Campus Development located northwest of Northwest Boulevard and Highway 55, subject to all conditions in the July7, 1993 staff report. Commissioner Albro stated that he is concerned with the traffic that will be generated by this facility. He asked if this request is a change from the original plan for anemergencycareunit, with the helicopter and ambulance use. He said we need to look at the usage and whether there are changes from the original scope of the project.. i Mr. Sexton stated that the use of a helicopter and ambulance were discussed from the beginning. He said these items do no change the scope and use of the project. He saidthattherewillbelesspeakhourtrafficfromthisuseversustheoriginalPrudentialplan for the site. He stated that the Rockford Road Plaza has increased the traffic in the area. i Mr. Sexton stated that the term ambulatory is a misnomer. There is no ambulance planned for the first phasei and when it is available it will not be used often. Commissioner Wigley stated that an office use generates just one trip. Commissioner Stimson stated that the intersection is not busy during the day, but it is busy during peak hours. City Engineer Faulkner stated that additional lanes will be added in the future (1994). Planning Conunission Meeting July 14, 1993 Page 123 Commissioner Wigley asked if a traffic study was done. City Engineer Faullmer stated that°a traffic study was done. Chairman Stulberg stated that if the traffic becomes a problem in the future, once the campus is in operation and there is real data that can be analyzed, that the issue be reevaluated. Mr. Lindberg stated that both the City and State, the Minnesota Pollution Agency and Minnesota; Department of Transportation have all looked at the traffic situation. Commissioner Witt stated that she would like to see some traffic studies done with other emergency care facilities. She said she thinks there will be heavy traffic during peak hours. Mr. Sexton stated that afternoon traffic will fall off, but early morning could be heavy for the day surgery portion of the facility. He said that three floors will be medical offices with one floor used for day surgery. He said that there are addition road improvements planned for the road ways in the future. Mr. Lindberg stated that early morning hours involve people leaving their neighborhoods versus those coming to the care facility. MOTION to Amend by Commissioner Wigley, seconded by Commissioner Witt, to add a condition to the approving resolution stating that a helicopter can be used in emergency situations only, and that no helicopters will be based on the site. Roll Call Vote on Motion to Amend. 7 Ayes. Motion carried. Roll Call Vote on Main Motion as once amended. 6 Ayes, Commissioner Albro voted Nay. Motion carried on a 6-1 vote. OPUS CORPORATION (93060) Chairman Stulberg introduced the request by OPUS Corporation for a PUD Final Plan Amendment/PUD Master Sign Plan for revisions to the West Suburban Health Campus, Development located northwest of Northwest Boulevard and Highway 55. Chairman Stulberg waived the review of the July 7, 1993 staff report. Chairman Stulberg introduced Mr. Michael Barry, representing the petitioner. Mr. Barry reviewed their request for a reduction in the number of parking spaces. He said they only have 90 employees and would need to expand the building if they had 0 Planning Commission Meeting. July 14,1993 Page 124 more employees. He said the current need for parking is as requested, and they prefer to keep as much green area as possible. Chairman Stulberg opened and closed the Public Bearing as there was no one present to speak on the issue. MOTION by Commissioner Wigley, seconded by Commissioner Albro to recommend approval of the request by .OPUS Corporation fora PUD Final Plan Amendment/PUD Master Sign Plan for revisions to the Vest Suburban Health Campus Development located northwest of Northwest Boulevard and Highway 55, subject to all conditions listed in the July 7, 1993 staff report. Roll Call Vote. 7 Ayes. Motion carried on an unanimous vote. GLENN AND PATRICE OLANDER-QUAMME (93061) Chairman Stulberg introduced the request by Glenn and Patrice Olander-Quamme for a Conditional Use Permit fora Home Occupation to conduct service -public accounting, including one employee on site during peak season at 10750 -55th Platte North. Chairman Stulberg waived the review of the July 2, 1993 staff report. Mr. Olander-Qzianime b ted that main reason for this request fora home business is so the Mrs. Ohmder Quamme can stay home and be a mother. He said he was responding to the staff report statement that his use could be "pushing the home use to the limit" He Maid that they will only using 8 - 15 percent of this home for this business. This space is spread throughout the home as they do no have a specific room to use for the business. He said that they would like to expand their homeat some time so that they would have a space to use specifically for the home occupation. He said that deliveries to the home will be small. Mr. Olander-Quamme stated that their intent is to have part-time employees throughout the .year, not just in February, March and April. This would be an administrative person/persons, but just one employee at a time would be at the home, and only fora few hours each week. He said he would like the condition stating the area used in the home changed from square feet to a percentage of the home.' Mrs. Olander-Quamme stated that she will meet with clients away from the home whenever possible. Chairman Stulberg opened and closed the Public Hearing as there was no one present to speak on the issue. E PlanningCommission Meeting July 14, 1993 Page 125 MOTION by Commissioner Stimson, seconded by Commissioner Wigley to recommend approval of the request by Glenn and Patrice Olander-Quamme for a Conditional Use Permit for a Home Occupation to conduct a service -public accounting business at 10750 -55th Avenue North, subject to all conditions listed in the July 2, 1993 staff report;. MOTION to Amend by Commissioner Stimson, seconded by Commissioner Wigley to change condition 7 of the approving resolution to state that the Home Occupation shall occupy no more than 15 percent of the home. Roll Call Vote on Motion to Amend.. 7 Ayes. Motion carried. MOTION to Amend by Commissioner Stinson, seconded by Commissioner Wigley, to change condition 8 of the approving resolution to state that the home occupation shall include the employment of one individual at a time on the premises, who lives outside of the home. Roll Call Vote on Motion to Amend. 7 Ayes, Motion carried on an unanimous vote. Commissioner Zylla stressed that he wanted the permit renewed in one year. Chairman Stulberg stated that he felt this request for a Conditional Use Permit does push the limits of a home occupation. He said this use goes into nights and weekends and belongs in an office area. He said that there could be overlapping clients at the home at some times. Commissioner Zylla stated that the talk of expansion of the home makes him think this is not a home occupation. Commissioner Wigley stated that he had a business in his home at one time and that he preferred to meet clients away from the home, as Mrs. Olander-Quamme stated she preferred to do. Roll Call Vote on Main Motion as twice amended. 6 Ayes, Chairman Stulberg voted Nay. Motion carried on a 6 - I vote. JANCO, INC. (93062) Chairman Stulberg introduced the request by Janco, Inc. for a Preliminary Plat on a 4.08 acre tract into 7 single family lots, and, Rezoning of the property from FRD to R- IB located at the southwest comer of Old Rockford Road and Dunkirk Lane, Associate Planner Keho reviewed the July 2, 1993 staff report. Planning Commission Meeting July 14,1993 Page 126 Chairman Stulberg introduced Mr. Mice Gair representing the petitioner. Mr. Gair stated that they looked ai the traffic flow patterns and the size of the lots on the west of the site and tried to be compatible with the size of abutting lots on both the west and the east of the site. He said that the wetland portion that will be altered is due to the entrance road to the ail de sac at Ord Avenue North and Dunkirk lane. He said that .07 acres of wetland will be altered and that they will mitigate in excess of this amount. Chairman Stulberg opened the Public Hearing. Chairman Stulberg introduced W. Richard Deziel of 16100 46th Avenue North. Mr.'Deziel stated that he is not opposed to the plan but he is concerned with the water runoff from the site and how it will affect the Hollydale Golf Course. He said he would like the City to clean out the ditch south of the school to alleviate some current problems. City Engineer Faulkner stated that this proposed plan is in accordance with the City drainage plan. He said he would check the current drainage conditions. ChairmanStulberg closed the Public Hearing. Chairman Stulberg asked what should be done regarding staffs suggestion that the property to south also be rezoned to It 113. Associate Planner Keho stated that a small area south of this site remains FRD and based on the characteristics of the site, R-113 may be appropriate for the property if the Janco property is zoned R-113. MOTION by Commissioner Wigley, seconded by Commissioner Stimson to recommend approval of the request by Janco, Inc. for a Preliminary Plat on a 4.08 acre tract into 7 single family lots; and, Rezoning of the property from FRD to RAR, located at the southwest comer of Old Rockford Road and Dunkirk Lane, subject to all conditions listed in the July 2, 1993 staff report. Roll Call Vote. 7 Ayes. Motion carried on an unanimous vote. Meeting adjourned at .10;35 p.m.