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1997-05-07 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 7, 1997 Continental Cablevision of Northers Illinois, Special Use in the B-3 Planned Business Center District for a fiber optic hub facility, including a structure approximately 24 feet long and 12 feet high Village Well Site 4 & 5, north of Dundee Road,west of the Plaza at Buffalo Grove and east of the Arbors Condominiums Chairman Goldspiel called the public hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Commissioners absent: None Also present: Mr. Bradley Metzger,Continental Cablevision Ms. Sharon Douglas,Continental Cablevision Mr. Tom Arvidson,Continental Cablevision Mr. William Reid, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa,Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Site Plan dated May 7, 1997 Exhibit 2: Rohn equipment shelter details dated 1993 Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 1 Exhibit 3: Conceptual landscape screening sketch Mr. Bradley Metzger stated that Continental is requesting a Special Use for the parcel north of Dundee Road and west of the Plaza at Buffalo Grove. He noted that Continental is enhancing is service capabilities, and will eventually offer high-speed data transmission and telephony. He stated that the request is strictly for a building without any kind of antenna tower. Mr. Tom Arvidson explained that Continental is upgrading its Chicago area cable network and replacing microwave transmission facilities and coaxial cable with fiber optic cable. He said that in the fiber optic system, the community is divided into smaller areas. In Buffalo Grove's case, there will be 40 fiber optic nodes each serving about 500 homes. Improved television picture quality and the capability to provide video on demand, Internet access and telephony are the main benefits that the fiber optic system will provide to customers. Mr. Arvidson said that the proposed equipment shelter is a pre-fabricated building with an aggregate stone exterior. The shelter is made by the Rohn Company from Bessemer, Alabama. He said that the fence surrounding the facility is proposed to be eight feet in height. The emergency generator will be powered by natural gas, since the Commission expressed concern with the above ground propane tank proposed on the previous plan. He reviewed Exhibit 3 concerning the proposed landscape screen outside the proposed fence. Mr. Pfeil noted that the revised site plan shows a setback of 32 feet, 7 inches from the adjoining residential property line. A variation of the 50-foot setback standard is requested. Commissioner Krug asked the petitioner to review the special use criteria of the Zoning Ordinance. Mr. Arvidson stated that the facility will provide a service to the community and it will not be hazardous or create nuisances. He said that silencing equipment would be used on the building and equipment so that adjacent residents won't be disturbed by noise. He said that the proposed location is appropriate because it is behind a shopping center and is setback adequately from adjacent uses. Landscaping will be used to create attractive screening. He stated that the property has adequate access and parking for the proposed use. Commissioner Krug inquired about sound from the air conditioning unit. Mr. Arvidson replied that a residential-type housing will be used for the unit, and it will not be any louder than a typical residential air conditioner. He stated that the air conditioning unit will not disturb adjacent neighbors. Commissioner Ottenheimer commented that the use of natural gas for the emergency generator is a positive change from the previous idea of using propane. He asked about the sound that will be created when the generator is in use. Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 2 Mr. Arvidson stated that the generator is 30 kilowatts and has a six-cylinder engine. Special mufflers with extra baffling will be used to control sound, and the unit will produce about the same sound as a residential air conditioning unit. He said that the generator would be exercised once a week for about half an hour during daytime business hours. Commissioner Ottenheimer inquired about the longest power outage that Continental has experienced. Mr. Arvidson said that several hours is the longest outage that he can recall in his 12 years with Continental. Commissioner Samuels inquired if the petitioner will be able to comply with the Village's ordinance concerning removal of graffiti. Mr. Raysa indicated that the ordinance requires graffiti to be removed within 10 days. Mr. Arvidson stated that graffiti would be removed right away and it will not be a problem to comply with the Village ordinance. Commissioner Samuels asked if landscaping and exterior maintenance would be done on a regular basis. Mr. Arvidson said that there will be regular maintenance, and debris and litter will be picked up. Commissioner Berman inquired if there would be any type of tank for the natural gas. Mr. Arvidson stated that there would not be a tank. Commissioner Berman asked if the transformer would present any hazards. Mr. Arvidson stated that there is no hazard from physical contact with the transformer. Commissioner Howard indicated that it appears that the issues raised at the workshop concerning screening and fuel for the emergency generator have been adequately addressed. Commissioner Trilling asked if existing cable lines in the Village would remain in place. Mr. Arvidson said that existing lines have already been upgraded and fiber optic cable will be connected to the existing cable network. Li Commissioner Trilling asked if the transformer would be a Commonwealth Edison installation, and if it be 240 volts. Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 3 Mr. Arvidson indicated that the transformer would be installed by Continental, and it would be 208 volts. He said that the transformer may not be needed, and this would be verified as the final design for the fiber optic facility is developed. II Commissioner Trilling inquired about the height of the fence. Mr. Arvidson said that the fence is proposed to be eight feet. Mr. Pfeil indicated that a six-foot screen or fence is the minimum height required adjoining residential property. He indicated that he would check with the Department of Building and Zoning to verify if an eight fence is permissible or if a variation would be required. Chairman Goldspiel asked if there would be an antenna or any electromagnetic fields (EMF) generated by the facility. Mr. Arvidson stated that there would not be an antenna. He noted that all the equipment is subject to FCC regulations, and all signals to and from the facility would be contained within coaxial cables. He stated that EMF emissions would be properly contained, and noted that signal emissions from this facility are very low level. Chairman Goldspiel asked for comments from any one in the audience. Mr. Daniel Wolf of Marc K. Schwartz& Associates stated that he is the attorney for the Arbor Condominium Association. He said that the association's main concern was the proposed propane tank which has now been eliminated from the plan. He inquired how high the proposed landscaping would be in relation to the height of the fence and the proposed building. Mr. Arvidson stated that the landscaping would be at least as high as the fence. Mr. Wolf indicated that based on the representation that the facility will not have an antenna, the Arbors association does not object to the proposed fiber optic facility. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:10 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 4 Respectfully submitted, Robert E. Pfeil, Village Planner APPROVED BY: E N GOLDSPIEL, hairman Buffalo Grove Plan Comm-Regular Meeting-May 7, 1997-Page 6 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 7, 1997 Congregation B'Nai Shalom Annexation with a Special Use for an educational center Aptakisic Road,west of the B'Nai facility at 701 W. Aptakisic Road Chairman Goldspiel called the public hearing to order at 8:10 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Commissioners absent: None Also present: Mr. Mark Silverberg,Congregation B'Nai Shalom Mr. William Reid, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa,Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Concept site plan dated October 31, 1997 Exhibit 2: Building floor plan and elevation sheets dated October 31, 1997 Exhibit 3: Plat of survey dated August 3, 1990 Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 1 Mr. Mark Silverberg, president of the Congregation B'Nai Shalom, stated that the congregation was founded in 1977 and it is the only traditional synagogue in Buffalo Grove. There are now 400 families in the congregation. The current educational facility in the existing building has eight classrooms, and the facility is crowded. Programs include a pre-school, an after-school session and religious educational. The total number of students ranges between 400 and 500. He said that there is demand for a day school program, and this would serve students from pre-school age to 12th grade, and some adult education would probably be offered. He commented that children from Buffalo Grove now go to Northbrook or even farther for religious education. Mr. Silverberg noted that the 3.2-acre site for the proposed educational center is part of a 10-acre tract. The 3.2-acre portion was been disconnected from the Village of Long Grove in January 1997. He said that Long Grove approved a special use ordinance for the educational center, and he referred to Exhibit 1, showing the site plan for the proposed Seymour J. Abrams Educational Facility. He noted that Long Grove's approval included a number of conditions concerning landscaping and buffering, traffic flow and lighting. He said that the new center would be connected to the existing synagogue building. Mr. Silverberg noted that Long Grove cannot provide water or sanitary sewer service to the property, and the need for these utilities is the reason that annexation to Buffalo Grove is being requested. He indicated that a sprinkler system would be provided for the new building,but there would not be a sprinkler system for watering the outdoor areas of the site. Commissioner Krug asked for comment regarding the memo dated May 5, 1997 from Troy Shannon of the Buffalo Grove Fire Department's citing concern with a lack of access around the building. Commissioner Trilling noted that several schools in Buffalo Grove do not have paved access around the buildings. Commissioner Samuels agreed that is not unusual for schools to not have paved access on all sides of the building. Chairman Goldspiel indicated his concern that if the annexation and special use is granted based on the conceptual plan now available, the Village may be approving a development that can't be built when engineering and other code requirements are fully analyzed in the future. He said that he is very concerned with the traffic flow on the site, which does not appear to be workable based on how the concept plan is laid out. Mr. Silverberg said that he wants to be informed of all the Village's concerns, and these items will be addressed when more detailed plans are developed. He inquired if annexation could occur even if a special use is not granted until detailed plans are ready for review. Mr. Raysa indicated that on alternative is to annex the property with Residential Estate zoning Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 2 and no special use. An annexation agreement could be used to address specific conditions that the petitioner would need to comply with concerning figure approval of a special use. Commissioner Trilling noted that the petitioner would need to return to the Plan Commission for review of the special use request. Mr. Silverberg said that B'Nai needs to annex to Buffalo Grove for water and sewer utilities, and construction of the educational center may be feasible within five years. Commissioner Trilling inquired why annexation is necessary at this time, since the educational center can't be built until a special use is approved. Mr. Silverberg said that B'Nai needs to show potential donors that issues concerning annexation and zoning by Long Grove and Buffalo Grove are resolved, and that the project is feasible and has a good probability for succeeding. He said that even though the special use approval by Buffalo Grove may not be in place, annexation to Buffalo Grove is an important step in the overall project. He said that two donors are willing to help pay for developing an engineering plan and site plan, but the Congregation needs to show progress in working with the Village to convince donors that the project is feasible. Chairman Goldspiel commented that more information is needed for a number of areas such as wetlands, the floodplain boundary and soil borings. He said that until a detailed engineering analysis is completed for the site, it really can't be determined how much land is available for development of the proposed educational center. Commissioner Howard inquired if the playing fields would be used by organizations such as the BGRA. Mr. Silverberg stated that the fields will be used only by the Congregation for private recreation activities. Commissioner Krug inquired if the annexation agreement could have a time restriction on the term of a special use. Mr. Raysa said that his recommendation is to annex the property with Residential Estate zoning without granting a special use. The annexation agreement could indicate that the property can be connected to Village utilities when detailed engineering has been accomplished and a special use is approved. He noted that Long Grove's approval ties the concept plan to the property, and any plan approved by Buffalo Grove is going to need Long Grove's approval is the plan is different than the original approval by Long Grove. Commissioner Samuels noted that usually the Plan Commission reviews a specific use for a property, not just a zoning designation. He said that the proposed educational use is appropriate Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 3 for the property, but a special use can't be approved until detailed site and engineering plans are prepared. Commissioner Berman agreed that the proposed use is acceptable for the property, and specific planning does not need to be addressed if the request is only for annexation, not a special use. Mr. Silverberg inquired if rezoning to the R-7 District and a special use would be considered as a future petition after the current request for annexing. Commissioner Samuels said that is his understanding based on the circumstances that detailed plans are not now ready to be reviewed. Chairman Goldspiel noted that future objections to a rezoning request are possible, and it presents a risk for the petitioner. Commissioner Berman pointed out that Long Grove has already had hearings concerning the special use, and it has been granted. Mr. Silverberg said that he is willing to proceed on the basis that the immediate request will be handled as an annexation, and B'Nai would have to return with a petition for a special use, and possibly a rezoning, in the future. Commissioner Samuels inquired if the property will be two parcels, the current lot that the synagogue occupies and the lot that would be platted for the educational center. Mr. Silverberg indicated that ownership details haven't been worked out, but the educational center building may be under a different ownership than the land. Mr. Raysa noted that if the synagogue and educational center are physically connected, re-platting to create one lot is a possibility. Chairman Goldspiel asked if Mr. Kuenkler had any comments concerning engineering issues for the property. Mr. Kuenker said that he has not seen an engineering plan, but he doesn't think that the majority of the 10-acre tract is within the floodplain. He noted that the 3.2-acre portion to be annexed to Buffalo Grove is not within the floodplain, and approximately 50 percent of the remaining 6.8 acres is within the floodplain. He said that Village utilities are available to serve development on the 3.2-acre portion to be annexed. Chairman Goldspiel asked if there were any other comments. Victor Jung, 5172 Aptakisic Road, Long Grove, stated that his property is directly west of the 10- Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 4 APPROVED BY: Skp NV-Go DSPIEL, airman • Li Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 5 REGULAR MEETING li BUFFALO GROVE PLAN COMMISSION May 7, 1997 Continental Cablevision of Northern Illinois, Special Use in the B-3 Planned Business Center District, Proposed fiber optic hub facility, Village Well Site 4&5, north of Dundee Road,west of the Plaza at Buffalo Grove and east of the Arbors Condominiums Congregation B'Nai Shalom, Annexation with a Special Use for an educational center, Aptakisic Road west of the B'Nai facility at 701 W.Aptakisic Road Millbrook Business Center,Route 22, Final Plat Chairman Goldspiel called the meeting to order at 9:50 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Ottenheimer Mr. Trilling Commissioners absent: None Also present: Mr. Bradley Metzger,Equis Mr. Tom Arvidson,Continental Cablevision Mr. Mark Silverberg, Congregation B'Nai Shalom Mr. William Reid, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa,Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES -None Buffalo Grove Plan Comm-Regular Meeting-May 7, 1997-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Berman reported that he attended the Village Board meeting on May 5, 1997 and the Village President and Board of Trustees had approved re-appointments of all the current Plan Commission members. He noted that Mr. Rosenston has resigned from the Commission. He said that the Board approved an amendment to the P.U.D. for the Waterfield Place condominiums at Dundee Road and Weidner Road. The buildings will be slightly larger, and more parking will be provided indoors. Commissioner Samuels said that he attended the Village Board meeting on April 28, 1997 and no items of concern to the Plan Commission were discussed. CONTINENTAL CABLEVISION, SPECIAL USE IN THE B-3 DISTRICT FOR A FIBER OPTIC HUB FACILITY, WEST OF THE PLAZA AT BUFFALO GROVE AND EAST OF THE ARBORS CONDOMINIUMS Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval of a Special Use in the B-3 District for a fiber optic hub facility with a variation of Section 17.44.040.D.3. of the Zoning Ordinance to allow a setback of 32 feet, 7 inches from the adjoining residential property line, pursuant to the exhibits and testimony presented at the public hearing by the petitioner, and subject to no antenna tower being constructed on the property. Commissioner Samuels spoke in favor of the motion, noting that the petitioner presented testimony stating that the facility would conform with the special use criteria of the Zoning Ordinance. He said that the facility would be a benefit to residents who are customers of Continental, and he noted that the adjacent property owners have not objected to the proposal. Commissioner Berman concurred with Commissioner Samuels, and noted that possible impacts such as noise, safety and aesthetics have been addressed. - Chairman Goldspiel commented that the use is appropriate for the property, which was formerly a municipal well site. He noted that the special use criteria have been adequately addressed by the petitioner. Chairman Goldspiel called for a vote on the motion, and the vote was as follows: AYES: Krug, Howard, Samuels, Berman,Ottenheimer, Trilling, Goldspiel NAYES: None ABSENT: None ABSTAIN: None The motion passed, 7 to 0. Buffalo Grove Plan Comm-Regular Meeting-May 7, 1997-Page 2 CONGREGATION B'NAI SHALOM, ANNEXATION AND A SPECIAL USE FOR AN EDUCATIONAL CENTER. APTAKISIC ROAD WEST OF THE B'NAI FACILITY AT 701 W. APTAKISIC ROAD Chairman Goldspiel commented that he believes the parcel is too small for the educational center as proposed, and he questioned the merit of annexing the property until detailed planning shows that the site can accommodate the proposed use. He said that the concept plan indicates that virtually all of the usable area of the site would be covered by pavement and buildings. He noted that on site traffic circulation and safe access from Aptakisic Road have not been reviewed because the site plan is very conceptual at this stage. Commissioner Samuels noted that the B'Nai property is already being used as a school, and the proposed educational would be a private facility, not a public school. He said that the Congregation, as the property owner has a right to propose a plan for an educational facility. Commissioner Berman commented that there are not enough details at this point to analyze the size of school that can be accommodated on the property, but the site is not inherently unsuitable for a school. He noted that a portion of the B'Nai property in Long Grove will be available for recreation. Commissioner Howard said that the educational use is acceptable for the property, and she noted that St. Mary's School in Buffalo Grove has 730 students on a relatively small property. Commissioner Ottenheimer said that he agrees that not enough details are available to determine an acceptable size for the school, but the use is acceptable for the property. Commissioner Trilling concurred that the use is acceptable, but the size and scale of the facility is undetermined at this point, and more information will be needed when the owner is prepared for a full plan review. Commissioner Krug commented that the use is acceptable for the property, and he noted that the property owner is trying to deal with constraints such as the floodplain that limit site planning options and force the owner to use as much of the dry part of the site as possible. Chairman Goldspiel noted that the engineering plan may show some ways to make more of the property usable, but he doesn't think it will be possible to build a facility for 600 students as proposed by the owner. Commissioner Samuels made a motion, seconded by Commissioner Berman, to recommend approval of annexation with Residential Estate zoning subject to an annexation agreement delineating the procedure that the petitioner will be required to follow for future rezoning and a special use for the educational center. Buffalo Grove Plan Comm-Regular Meeting-May 7, 1997-Page 3 Commissioner Trilling inquired if there are existing uses on the property that would be non- conforming when the annexation to Buffalo Grove occurs. Mr. Silverberg said that the house on the property is boarded up, and there are some sheds and a barn on the site. He said that the Congregation intends to raze the structures on the property, so no use is contemplated until the educational facility can be built. Mr. Raysa said that demolition of the structures should be a requirement in the annexation agreement. Mr. Silverberg said that there is no schedule for removing the structures, and the Village Fire Department may be interested in using the structures for a training exercise. Commissioner Berman suggested that the annexation agreement develop a schedule for demolition of the structures that is practical for the petitioner, and other issues concerning permitted uses on the property prior to construction of the educational center should be addressed in the agreement. Chairman Goldspiel called for a vote on the motion, and the vote was as follows: AYES: Krug, Howard, Samuels, Berman, Ottenheimer, Trilling NAYES: Goldspiel ABSENT: None ABSTAIN: None The motion passed 6 to 1. MILLBROOK BUSINESS CENTER, ROUTE 22,FINAL PLAT Moved by Commissioner Samuels, seconded by Commissioner Trilling, to recommend approval of the plat of subdivision, subject to the conditions set forth in the memo dated April 30, 1997 from Richard Kuenkler, Village Engineer. Commissioner Trilling inquired if the easement to allow connection of Eastgate Parkway in the development to Schelter Road in Lincolnshire will be provided. Mr. Raysa said that provision of this easement is a requirement of the amended annexation agreement for the Milbro property, and the agreement stipulates that building permits will not be issued until the easement is in place. Mr. Kuenkler noted that the easement is also required to be shown on the plat that Lincolnshire will be approving. Buffalo Grove Plan Comm-Regular Meeting-May 7, 1997-Page 4 Chairman Goldspiel asked if the plat closes properly. Mr. Kuenkler replied affirmatively. Chairman Goldspiel inquired if concrete monuments are required at the southwest and southeast corners of the property. Mr. Kuenkler said that monuments are required at these locations, and the plat will be revised to show the monuments. Chairman Goldspiel called for a vote on the motion, and the vote was as follows: AYES: Krug, Howard, Berman, Ottenheimer, Trilling, Goldspiel NAYES: None ABSENT: None ABSTAIN: Samuels The motion passed 6 to 0, with one abstention. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next regular meeting would be on May 21, and discussion of the Comprehensive Plan is the main item for the agenda. He suggested that since there may be a problem in getting a quorum for the meeting, the Commission may want to cancel the meeting on May 21 and have a special meeting on May 28. The Commission members agreed to the schedule change. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer, and carried unanimously, to adjourn. Chairman Goldspiel adjourned the meeting at 10:15 p.m. Buffalo Grove Plan Comm-Regular Meeting-May 7, 1997-Page 5 acre B'Nai parcel. He said that he opposes the project as proposed because the school will be too large for the site, and with adult programs there will be evening and weekend hours. He noted that the proposed playing field is directly adjoining his lot. He said that his privacy will be affected by the parking lot, activity on the playing field and the general scale of activity at the proposed educational facility. He noted that bus traffic is contemplated to the site, and Aptakisic Road is a two-lane section in the area adjacent to the site. He said that bus service for 600 students will increase congestion on Aptakisic Road. Mr. Silverberg indicated that many of the conditions imposed by Long Grove in the special use for the facility were based on concerns raised by Mr. Jung. He said that a playground was relocated on the plan, no amplification devices will be allowed and lighting is controlled. He commented that the hours of the day school would be similar to a public school. The religious education programs would be in shifts at 4:00 to 6:00 p.m. and 6:00 to 8:00 p.m. There would be no educational programs on Saturdays, but there would be programs on Sunday mornings. He said that it would be impractical to move the playing fields near Mr. Jung's property to the area south of the pond because the access to the recreation area would be very difficult because of the wet areas. He said that B'Nai is committed to working with both villages and adjacent property owners to minimize impacts from the facility. Chairman Goldspiel inquired if any portion of the 10-acre parcel would be sold off to other developers. Mr. Silverberg stated that one of the conditions set by a donor who helped purchase the property is that the land can be used only for programs by the Congregation. There being no other comments or questions, Chairman Goldspiel closed the public hearing at 9:50 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner APP OVED BY: ST P ,N GOLDSPIEL, hairman Buffalo Grove Plan Comm-Public Hearing-May 7, 1997-Page 5