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1995-10-11 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 11, 1995 Okamoto Corporation - Special Use for Outside Storage Area in the Industrial District Chairman Pro tem Rosenston called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Pro tem Rosenston read the Notice of Public Hearing as published in the Daily Herald, explained the procedure to be followed for the public hearing, and sworn in persons wishing to give testimony at the hearing. Commissioners present: Mr. Rosenston Ms. Howard Mr. Berman Mr. Lundine Mr. Trilling Mr. Samuels Commissioners absent: Mr. Goldspiel Mr. Krug Mr. Ottenheimer Also present: Mr. Daniel Bacchiere, Okamoto Corporation Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Site Plan(Drawing A-1) dated October 25, 1985 Exhibit B: Dumpster Pad and Landscape Plan dated April 13, 1988 Exhibit C: Letter dated October 9, 1995 from Van Vlissingen and Co. Mr. Baccchiere stated they are petitioning for outside storage because they must remove the shipping skids from their machines to be set up in the showroom for display. These parts are presently stored inhouse in another area. That area needs to be used as an extension of their parts department which means they need to move the wooden and metal skids to an outside storage area. The proposal is to extend an existing dumpster pad to the west of the present pad. This area will then be enclosed on three sides by an 8 foot wooden fence. The skids are 8 inches high g Buffalo Grove Plan Comm-Public Hearing-October 11, 1995-Page 1 and will require two stacks of a maximum of 10 skids for a maximum of 80 inches which is still below the 8 foot high fence around the concrete area. Access to the loading dock area which faces north will also have access from the shipping area to bring the skids outside onto the concrete pad. Mr. Bacchiere further stated they will provide trees to the opposite side of the access road to the building which will block off the open area from Milwaukee Avenue. �.J Chairman Pro tern Rosenston noted a letter from Van Vlissingen and Company dated October 9, 1995 which indicates some modifications will be required in order to comply with the covenants. He asked if Okamoto plans on complying with those requests. Mr. Bacchiere stated they are willing to review the letter and comply as completely as possible with the requirements stated in the letter. Mr. Pfeil stated the Plan Commission is primarily allowing the use under zoning and the Appearance Commission would look at the aesthetics and this matter would not come to the Appearance Commission until Okamoto and the Van Vlissingen Company have reached an agreement. Commissioner Lundine asked if the concrete pad is flat and why there are only three sides. Mr. Bacchiere stated the pad is flat and noted their access to the dumpster is a lot easier rather than opening a gate or any other area that would have to be opened to actually pick up a full dumpster. He noted they probably fill up a dumpster a minimum of three times a week. When the site was built it was therefore proposed that it would be left open and it was agreed upon. Chairman Pro tern Rosenston noted the October 9, 1995 letter from Van Vlissingen is requesting closure and that Mr. Bacchiere has stated they will comply with the requirements in the letter. 1 Commissioner Howard stated Van Vlissingen is requesting a masonry wall. She asked if this wall will then replace the 8 foot fence previously requested. Mr. Bacchiere noted the request. Commissioner Trilling asked Mr. Bacchiere to review the Special Use criteria. Mr. Bacchiere stated the following: 1. The special use will not be detrimental to or endanger the public health, safety, morals, II comfort, or general welfare Mr. Bacchiere stated to the north is a farmer's field and in back of that area is a landfill. In Buffalo Grove Plan Comm-Public Hearing-October 11, 1995-Page 2 winter, there might be people coming south on Milwaukee Avenue who might see the open area. That is one of the reasons they are proposing trees along the area to block that view. Commissioner Trilling noted the presence of a dock wall along the eastern most depressed dock area and asked if that wall provides screening of the dock area. Mr. Bacchiere stated that was correct. 2. The size and location of the special use will be in harmony with the appropriate and orderly development of the district in which it is located. 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity nor would it diminish or impair other property valuations with the neighborhood. 4. The nature, location, and size of the buildings or structures will not impede, substantially hinder, or discourage the development and use of adjacent land and buildings in accord with the zoning district. 5. Adequate utilities, access roads, drainage, and/or other necessary facilities are not necessary as no additional access roads are required. Only a slightly wider access to the storage area would be required. 6. All parking is to the south of the building and no parking will be required to the north of the building so that no traffic hazards, nuisances or traffic congestion will be created in the public streets. Commissioner Trilling asked if the present dumpster pad is now screened. Mr. Bacchiere stated one five foot high wooden fence is now in place and there are trees in front of that fence to the east. Commissioner Trilling asked if the site presently has curbing. Mr. Bacchiere stated yes. He noted they are merely asking for a reconfiguration of the curbing. There being no further comments or questions from anyone else present, Chairman Pro tem Rosenston closed the public hearing at 8:00 p.m. Buffalo Grove Plan Comm-Public Hearing-October 11, 1995-Page 3 II Respectfully submitted, Fay Rubin a ording Secretary APPROVED BY: ALLEN ROSENSTON, Chairman Pro tem 1 Buffalo Grove Plan Comm-Public Hearing-October 11, 1995-Page 4 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION October 11, 1995 Okamoto Corporation- Special Use for outside storage area in the Industrial District Jacobs Homes, proposed rezoning from the B-1 Limited Retail District to the B-4 Business District and approval of a Preliminary Plan for an automobile laundry and a future commercial use, southeast corner of Weiland Road/ Aptakisic Road—Workshop#2 Chairman Pro tern Rosenston called the meeting to order at 8:00 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Mr. Goldspiel Mr. Krug Mr. Ottenheimer Also present: Mr. Daniel Bacchiere, Okamoto Corporation Mr. John Green, Systems Design Group Ltd. Mr. Richard Vane, Systems Design Group Ltd. Mr. Keith Jacobs, Jacobs Homes Inc. Mr. Jeffrey Meyer, Hoffman Services Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Berman, seconded by Commissioner Howard to approve the minutes of the Special Meeting of September 13, 1995. The Commissioners noted various typographical errors on pages 2, 3 6 and 9 which needed correcting. All Commissioners were in favor of the amended motion and the motion passed unanimously with Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 1 P gg Commissioner Rosenston abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Berman attended the Village Board meeting on October 2, 1995 and stated the following items were discussed: 1 1. Twin Rinks Ice Center was again deferred to October 16, 1995 2. Approval of the B-3 Planned Business Center on Aptakisic Road for Scarsdale with the further addition of general, professional and business office uses 3. Discussion regarding proposed development of the Boznos property OKAMOTO CORPORATION - SPECIAL USE FOR OUTSIDE STORAGE AREA IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval to the Village Board of the petition for approval of a Special Use for an outside storage area in the Industrial District, pursuant to the petition and supporting exhibits and testimony of the petitioner and as described in the Notice of Public Hearing. Commissioner Berman suggested the motion be made subject to compliance with the provisions as stated in the letter from Van Vlissingen Company dated October 9, 1995 and included in the record as Exhibit C. The amendment to the motion was accepted. Commissioner Samuels stated he does not generally approve of outside storage and he does not feel enough of a need was presented to establish a Special Use under these circumstances and therefore cannot support the motion. Commissioner Berman noted that given the site improvements as noted in the Van Vlissingen letter, particularly making the walls match up with the building, providing substantial screening and protection of the view from Milwaukee Avenue and the fact that this is a relatively small area, he will support the motion. Chairman Pro tem Rosenston called for a vote on the motion and the vote was as follows: AYES: Howard, Rosenston, Berman, Lundine, Trilling NAYES: Samuels ABSTAIN: None ABSENT: Krug, Goldspiel, Ottenheimer Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 2 J JACOBS HOMES. PROPOSED REZONING FROM THE B-1 LIMITED RETAIL DISTRICT TO THE B-4 BUSINESS DISTRICT AND APPROVAL OF A PRELIMINARY PLAN FOR AN AUTOMOBILE LAUNDRY AND A FUTURE COMMERCIAL USE. SOUTHEAST CORNER OF WEILAND ROAD/APTAKISIC ROAD --WORKSHOP#2 Mr. John Green of Systems Design Group Ltd. Stated his goals are to finalize the entire site and provide the information, changes, modifications and substantiation for all the information to be presented. Mr. Green stated the goal of the project is: 1. To be perceived as an asset to the Buffalo Grove community 2. To achieve an outstanding reputation that is unrivaled as a truly superior car wash among the public at large throughout Lake County and the North Shore 3. To promote a level of standards whereby quality workmanship, precision handling and a customer-focused mentality permeate every aspect of the business 4. To be perceived as an innovator in the car wash business and recognized nationally as a leader in the industry 5. To attract and sustain loyal customers on a consistent basis Mr. Green reviewed the history of the plan noting there have been a number of different configurations for this plan. He stated there had been a great deal of feedback from the Plan Commission and some citizens present at the first workshop. This led to significant changes. He then reviewed the dozen or so items that were addressed including: 1. Zoning: B-4 special use or some form of limited use Mr. Green stated they are amenable to either continuing with B-1 zoning plus the auto laundry use or B-4 zoning, limited only to those already existing B-1 uses plus a restaurant drive-in facility and an auto laundry. 2. Traffic: A traffic report has been included and reviewed by the Village's consulting engineer. Mr. Green noted the Village's consultant mentioned the lack of any recommendations or comments from petitioner's consultant. He stated they are continuing to work on the report and can respond to many of the Village consultant's queries. He stated site access is as far east as II possible which was one of the Village consultant's recommendations. He stated they understand Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 3 Weiland Road turn lanes will be necessary and they will provide them. In addition, he stated stacking has been reconfigured to concur with both traffic reports. 400 lineal feet of stacking space has now been provided for the 10-15 days of peak period time, stacking space for 22 vehicles has now been provided and they have reconfigured the exit avenue so that up to eight vehicles are available to be held there. 3. Site Access and By-pass opportunities �./ Mr. Green further stated by-pass opportunities were an important concern of the Commission. He stated they have reconfigured the site and building to accomplish improvements. The detailing is now between the office space and washrooms. He stated they have opened the paving area directly across the stacking lanes and one can now ingress and egress the detailing bays. It also now provides the opportunity for service and refuse vehicles to gain access to the site in non-peak times to service the site and have a turnaround option. There is another by-pass opportunity for individuals to get out of line if they change their mind. He noted there are 11 employee parking spaces on the east side of the site as well as additional parking spaces adjacent to the building bring the number of parking spaces to 17. Access off of Aptakisic Road no longer exists on the plan. Chairman Pro tem Rosenston asked if there was any possibilities available to facilitate moving the laundry facility to the north as recommended by the traffic consultant. Mr. Green stated it was not possible due to the existing old right-of-way at the north end. In addition, access at the south end will allow for screening at the southeast corner. 4. Entry/exit configuration Mr. Green noted the Village traffic consultant recommends three lanes of traffic, two out and one in. However, the petitioner's traffic consultant has recommended one lane out, two lanes in. Mr. Green stated he feels one out and one in was a better ideal. However, they will follow the consensus. 5. Detention/water and sewer Mr. Green stated a car wash uses approximately 50-60 gallons of water per car. Driveway washing water goes directly into the storm sewer untreated. Car wash water goes through settling basins, recycling and into the sanitary system. He further noted adequate water capacity exists to service the site. 6. Signage Mr. Green stated they have not yet focused on the north use and therefore there are no signs as Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 4 yet available. There will be directional signage on the site. They have created an island to direct people appropriately on the site. There will be cross service and customer information and directional information on the east and north side of the building. There will be a free standing sign at the corner of the site. 7. Sound and air quality Mr. Green stated field test sound readings were done at the site and at an existing car wash facility. The findings from that information indicate that the blower has a decibel level between 65 and 75 decibels at 75 and 100 feet from the blower or building. He stated the blower location is approximately 30 to 35 feet inside of the building. Readings were taken at the south lot line approximately 50 feet east of Weiland Road. Readings were also taken approximately 150 feet from the building on the west side of Weiland Road. The closest resident is approximately 325 to 350 feet away. A reading 100 feet west of Weiland Road gives a background noise currently existing in and around the site. The average rating with no passing traffic is about 60 decibels. With normal passing traffic at 50 feet away from Weiland Road, it was 67 decibels and at 100 feet away it was 62 decibels. Mr. Green stated readings were taken at an existing facility in Evanston at the blower and the rate was 95 decibels. A reading at the exit door of that facility showed 85 decibels. At 75 feet from the building the decibel rating was approximately 72-74 decibels. The background noise at the Evanston facility is approximately 72 decibels while the background noise at this site is approximately 60-62 decibels. Mr. Green stated an office site is generally between 50-60 decibels. He also noted an air conditioning condenser 15 feet away is rated between 60-70 decibels. Therefore based upon the background noise level which exists here,the neighbors will hear each other's air conditioning condenser rather than the auto laundry blower. 8. Lighting and landscaping Mr. Green stated the site is designed to be serviced on the east side in order to be sensitive to the surroundings. Therefore, all lighting levels will be most intense on the east side. The Village has very strict lighting levels and detailed photometric drawings will have to be submitted and approved. 9. Landscaping Mr. Green stated they have increased the landscaped area width at the south end of the site to over 35 feet. They have therefore been able to add significant berming. The corner will be heavily landscaped. The north end of the laundry will have additional berming and heavy screening. There will also be a great deal of landscaping around the perimeter of the structure. Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 5 Mr. Green stated they now have another 120 feet of travel on the site which will aid the drying method. At the exterior of the facility there will also be about 1,000 square feet of heated concrete. Mr. Green stated the most significant change to the proposal is no access requested for Aptakisic Road. This means there is no request being made for a drive-up facility. He stated they are requesting only the currently approved B-1 uses plus an auto laundry. `./ Mr. Green stated the north end of the site will be a one/two story office building. The plan provides for 38 parking spaces. The building will be 25 feet back from both roads and a second by-pass will be provided which will also allow trucks additional circulation. Chairman Pro tem Rosenston asked if plans call for building the office site at the same time as the auto laundry. Mr. Green stated they are still showing a phase one and phase two, although there is a good possibility the whole thing will be done together. Marketing studies show that office elements and some retail elements are viable with limited access. 10. Water disposal information Mr. Green stated the ordinance requires recycling. He stated they will probably request some variation from the ordinance to provide fresh water for the final rinse. All of the water used in the car wash will go into the sanitary system and not into the storm system. 11. Detention Mr. Green stated there is an existing detention facility which was the old Weiland Road right-of- way. There is an agreement that this detention system is usable for this site. Because of changes in the Lake County detention requirements,there will need to be some supplemental detention. Because of the shape and style of the existing detention facility, it lends itself well to expansion. He stated they will probably have a 1 '/2 to 2 foot high interlocking railroad tie step along the east side of the site. Some of the north area could also be used for detention if necessary. 12. Business volumes and other uses Mr. Green stated volumes for traffic, sewer, water, parking etc. have all been calculated on 120 vehicles per hour at peak times and 10-15 peak days. The traffic consultant has also reported that the peak time for the auto laundry is not during peak rush hour time. He stated the FAR will be approximately one-half of what is allowable for the site. Commissioner Samuels stated he has some concerns with the combined traffic flow on the site. He noted the eastern most lane which is designated as 9 feet wide needs clarification. Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 6 Mr. Green stated that is not a lane. He stated this will be striped as it was felt there should be some safety barrier between the driveway and the stacking area. In order to provide for the opportunity to do a by-pass, this would be used as a striped area. An island has been created on the south end to block this area off. Commissioner Samuels stated he would further suggest that the easternmost side of that lane be a built up curb. `./ Mr. Green stated they considered a built up curb but wanted to make sure the by-pass element existed. They can consider making the island actually longer and only open at the detailing area. Commissioner Samuels asked if the original tower element presented at the last workshop was still being considered in the plan. Mr. Green stated no although they will make the building high enough for the tunnel so the building will be approximately 18-19 feet high. Commissioner Lundine asked how the developer intends to keep ice away from the site as cars come from the inside wash area to the outside to be fully dried. Mr. Green stated there will be a heated concrete area which will pitch down to a drain. Commissioner Lundine how they expect to attract customers and if marketing has determined that a high volume of customers can be achieved. Mr. Green stated they have put together an extensive marketing report showing that 70,000 cars is possible and this project is a viable project. Commissioner Lundine asked how that number was picked. Mr. Jeffrey Meyer of Hoffman Services stated the national average is broken down into regions and then further to the Chicagoland area. In the Chicagoland area the average full service car wash is doing anywhere between 70,000 and 110,000 cars. Commissioner Trilling asked if this would be a full service car wash. Mr. Green stated yes. Commissioner Trilling stated many other large car washes are extremely congested causing problems with the traffic flow. Mr. Green stated they will be learning from many of the other car washes in the Chicagoland area and hopefully will pick the best aspects to use. The traffic consultant has conducted studies and Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 7 recommended the amount of stacking space needed. It is important to keep the flow moving and keep the business, the customer and the community happy. Commissioner Berman asked when the Weiland Road expansion is due. Mr. Pfeil stated that is planned by the Lake County Division of Transportation. There appears to be no implementation in view. Commissioner Berman stated it would be helpful to have that information for the next meeting as the traffic consultant has indicated that the total proposed volumes would not impact the need for the proposed expansion. Commissioner Berman stated he would like to see language worked out between the developer and the Village attorney for the restrictions on use before the next meeting. He noted his personal preference would be for the site to be zoned B-1 with one exception for the auto laundry. Commissioner Berman asked what commercial/office uses have been determined as viable on the site. Mr. Green stated there are a number of uses under the B-1 list which will work such as professional office, business offices, medical clinics and limited access retail activities. Commissioner Berman stated he would like a list of uses that would work on this site for the next meeting. Commissioner Berman stated he does not want to go to a public hearing until the Commission sees a concept plan for the entire site and coverage statistics for the site. He further stated he would like some line of site data for the building facility and the lighting. Commissioner Berman asked for clarification between destination usage and new trip generation terms. Mr. Green stated they will provide same. Commissioner Berman asked how much of the background noise at the Evanston facility is attributable to the overall cumulative noise generated from the site which is not directly attributable to the blower. Mr. Meyer stated the background noise is not attributable to the blower but actually to Green Bay Road which is heavier traffic than Weiland Road. Commissioner Berman asked if there is any way to factor the noise from idling cars, doors slamming and mechanical operations inside the building. Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 8 Mr. Meyer stated they did do that by running two tests. One test was with the blower on and one was with the blower off That way all you are picking up is background noise and not any of the equipment in the building. The blower is the loudest piece of equipment to be heard streetside. Everything else is contained in an equipment room which is between two other walls. Commissioner Berman asked what would be the cumulative effect of having 22 cars idling in and around the facility on the ambient noise in the area. Mr. Meyer stated the level would probably not go up more than 5 or 10 decibels. Commissioner Berman suggested Mr. Meyer's report be expanded for cumulative effect. Commissioner Howard asked what the hours of operation would be. Mr. Green stated the car wash would operate from 7:00 a.m. to 7:00 p.m. with probably shorter hours on Sundays. Commissioner Lundine asked for more information on the number of cars and peak periods. He further noted continued concern that there be enough customers to warrant this type of use. Mr. Green stated there will be a considerable investment made in the site and much time has been spent in assessing whether or not this is a viable opportunity and it has been determined to be so. Chairman Pro tern Rosenston stated in view of both phases being built at once, it is important to pay some attention to the phase 2 build out prior to a public hearing. Chairman Pro tem Rosenston asked if the volume of water usage for this facility would be a concern. Mr. Pfeil stated the Village Engineer has maintained that the volume of water used is not out of line for commercial uses. Mr. Green stated the police have also responded with no concerns over the security of the site. Chairman Pro tem Rosenston asked if there was any response from the Fire Department. Mr. Pfeil stated he has had no written memo to date. The oral comment was that the plans so far are acceptable. However, when the Aptakisic access is taken out, they will have some concern with circulation patterns. Mr. Barry Ruby, 1523 Madison Court North, stated his house is only approximately 125 feet from the proposed site and between the ro osed development th e p p t and t o approved JCYS facility which will be coming, he is greatly concerned with traffic problems and noise issues. Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 9 Mr. Green stated Mr. Ruby's house is 175-200 feet from lot line to lot line. He noted the previous figure of 325-350 feet is for sound purposes. Mr. Carl Weis, 1504 Quaker Hollow Ct., voiced his objections to the proposed plan, stating he is still concerned with the traffic study. He said the data for the traffic study is now 1 1/2 years old. He noted there has now been an additional building added at Abbott Business Park with at least 40 cars. The construction of Route 83 has been completed and has added more traffic to the area. The proposed ice rink will soon be added, as will the train station. All this will impact the area and add to congestion. Mr. Jeffrey Horwitz, 1535 Madison Ct., stated his main concern is the noise production from trains. He noted there has been more and more use of trains and had hoped for some kind of development that would insulate the neighborhood from the noise level created by the trains instead of a development that will increase traffic, noise levels and safety concerns. He pointed out the minutes of the previous meeting stating a noise level closer to 95-105 decibels emanates from car washes. He stated most of the neighborhood would much prefer an office center to compliment the neighborhood. He further noted the building would be an eyesore if it should fail. Mr. Kevin Shape, 1507 Quaker Hollow Ct. South, echoed the sentiments of other residents. He noted his main concern is with the marketability of this use. He noted the impending youth center will have major safety concerns with the proposed development. He also noted that as there is no immediate plan to expand Weiland Road, the traffic will be increased and become a burden to the community. He further suggested an environmental study on the chemicals used in the detailing section of the proposed plan be made, particularly with the proximity of the youth center. Mr. Liuyang, 1537 Madison Drive, stated he is concerned with the environmental effects of the chemicals to be used. He also noted the impending ice rink would be at with the proposed development. Mr. Jay Oberrieder, 393 Thompson, stated the increased traffic on Thompson would be very detrimental to the safety and welfare of the community. He further noted the pollution from idling cars would be awful. He stated this is not the area for this development. Ms. Peggy Coburn, 1525 Madison Ct. North, stated Old Farm is full of children and this would not be a good development to bring into the area. Mr. Wayne Newman, 1531 Madison Ct. North, asked what kind of business would want to locate at the northern part of the site. He further stated he did not feel this would be a viable project. Mr. Larry Sachs, 1532 Madison Drive, stated traffic is already chaotic. He noted it is a legitimate concern as to whether this will be a viable project,but he hopes it never makes it. He stated he is 400 yards away from the Pet Motel and he can still hear the dogs barking so it is inconceivable that the residents will not be able to hear the proposed plan. Buffalo Gro ve Plan Comm-Special Meeting-October 11, 1995-Page 10 CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be on October 18, 1995 and another meeting on November 1, 1995. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Lundine, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Pro tem Rosenston adjourned the meeting at 10:10 p.m. II Respe fully submi ed, F y Rub' ecording Secretary APPROVED BY: ALLEN ROSENSTON, Chairman Pro tem Buffalo Grove Plan Comm-Special Meeting-October 11, 1995-Page 11