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HomeMy WebLinkAboutPLANNING MINUTES 1998-11-24 16507 MINUTES OF THE 775th REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday,November 24, 1998,the City Planning Commission of the City of Livonia held its 775th Regular Meeting and Public Hearings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. James C. McCann, Chairman, called the meeting to order at 7:30 p.m. Members present: James C. McCann Robert Alanskas Elaine Koons Dan Piercecchi Michael Hale William LaPine Members absent: None Messrs. John Nagy, Planning Director, Al Nowak, Planner IV and Scott Miller, Planner II, were also present. Mr. McCann informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission only makes a recommendation to the City Council who, in turn, will hold its own public hearing and decide the question. If a petition involves a waiver of use request or site plan approval, and the request is denied, the petitioner has ten days in which to appeal the decision in writing to the City Council; otherwise the petition is terminated. The Planning Commission holds the only public hearing on a preliminary plat and/or a vacating petition. Planning Commission resolutions become effective seven days after the resolutions are adopted. The Planning Commission has reviewed the petitions upon their filing and have been furnished by the staff with approving and denying resolutions. The Commission may use them or not use them depending upon the outcome of the hearing tonight. Mr. McCann: We will begin with the Pending Items of our agenda. These items have been previously discussed. There will only be limited discussion tonight unless there is unanimous consent of the Planning Commissioners. Mr. Piercecchi, Secretary, announced that the first item on the agenda is Petition 98-9-2-18 by Randall W. Hubbard requesting waiver use approval to construct an addition to an existing auto body repair shop located on the east side of Merriman Road between Schoolcraft and Industrial Roads in the N.W. 1/4 of Section 26. Mr. McCann: We need a motion to remove from the table. On a motion by Mrs. Koons, seconded by Mr. Alanskas and unanimously approved, it was #11-189-98 RESOLVED that, Petition 98-9-2-18 by Randall W. Hubbard requesting waiver use approval to construct an addition to an existing auto body repair shop located on the 16508 east side of Merriman Road between Schoolcraft and Industrial Roads in the N.W. 1/4 of Section 26 be taken from the table. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. We have the revised site plan since the last hearing on this. Does the Commission want to review that again? If not, a motion is in order. Mr. LaPine: I have one question I would like to ask John. I was out there today double checking on this. On the south side where he has all that concrete torn up, that is all prior to paving, is that correct? Mr. Nagy: Yes. Mr. LaPine: Behind the building where the dumpster is there are a lot of car parts, is that all going to be cleaned up? Mr. Nagy: Yes,that will all be cleaned up. On a motion by Mr. LaPine, seconded by Mrs. Koons and unanimously approved, it was #11-190-98 RESOLVED that, pursuant to a public hearing have been held on October 13, 1998 on Petition 98-9-2-18 by Randall W. Hubbard requesting waiver use approval to construct an addition to an existing auto body repair shop located on the east side of Merriman Road between Schoolcraft and Industrial Roads in the N.W. 1/4 of Section 26,the City Planning Commission does hereby recommend to the City Council that Petition 98-9-2-18 be approved subject to the following conditions: 1. That the Site Plan submitted by Randall W. Hubbard, as received by the Planning Commission on November 10, 1998, is hereby approved and shall be adhered to; 2. That the Building Elevations Plan marked Sheet 4 of 5 prepared by David L. Hawkins & Associates, dated August 6, 1998, is hereby approved and shall be adhered to; 3. That no more than five (5)vehicles shall be parked or stored outside overnight on the site and such overnight outside parking/storage shall be limited to the area immediately behind the building; and 4. That there shall be no outside storage of auto parts, equipment, scrap material, debris or other similar items. For the following reasons: 16509 1. That the proposed use is in compliance with all of the special and general waiver use standards and requirements as set forth in Sections 16.11 and 19.06 of the Zoning Ordinance#543 2. That the subject property has the capacity to accommodate the proposed use; and 3. That the proposed use is compatible to and in harmony with the surrounding uses in the area. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann: Is there any other discussion? Mr. Alanskas: John, on Item#4, being that there have been problems in the past with things being in the back could that be visited to make sure there is nothing back there? Mr. Nagy: Yes that can be done. Mr. Piercecchi, Secretary, announced the next item on the agenda is Approval of the minutes of the 773`d Regular Meeting and Public Hearings held on October 13, 1998. Mr. McCann: All members of the Commission were present at this meeting with the exception of Mrs. Koons. On a motion duly made by Mr. Piercecchi seconded by Mr. LaPine and approved, it was #11-191-98 RESOLVED that,the minutes of the 773`d Regular Meeting and Public Hearings held on October 13, 1998 are approved. Mr. McCann: Is there any discussion? Hearing none, a motion is in order. A roll call vote on the foregoing resolution resulted in the following: AYES: Alanskas, LaPine, Piercecchi, Hale, McCann NAYS: None ABSENT: Koons Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Piercecchi, Secretary, announced that the next item on the agenda is Approval of the Minutes of the 774th Regular Meeting held on October 27, 1998. Mr. McCann: All members of the Commission were present at this meeting. 16510 On a motion by Mr. Hale, seconded by Mr. LaPine and unanimously approved, it was #11-192-98 RESOLVED that,the minutes of the 774th Regular Meeting held on October 27, 1998 are approved. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. LaPine: Mr. Chairman, I have my minutes of September 15, 1998. Were those minutes approved? Mr. McCann: I think they were adjourned and they should have been on the agenda for this evening. I don't think we need to go back and give notice. Is there a motion to remove them from the table? Mr. Piercecchi, Secretary, announced that next item on the agenda is Approval of the Minutes of the 771st Public Hearing and Regular Meeting held on September 15, 1998, be taken from the table. On a motion by Mrs. Koons, seconded by Mr. LaPine and unanimously approved, it was #11-193-98 RESOLVED that, Approval of the Minutes of the 771'Public Hearing and Regular Meeting held on September 15, 1998, be taken from the table. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann: All members of the Commission were present at this meeting. On a motion by Mr. Piercecchi, seconded by Mr. LaPine and unanimously approved, it was #11-194-98 RESOLVED that,the Minutes of the 771'Public Hearing and Regular Meeting held on September 15, 1998, are approved. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann: We will now move to the Miscellaneous Site Plan portion of the agenda. Members of the audience may speak in favor or opposition to these petitions. Mr. Piercecchi, Secretary, announced that the next item on the agenda is Landscape Plan in connection with Petition 98-9-8-28 which received site plan approval to construct the Laurel Village condominiums on property located at 18981 Laurel Road in the N.W. 1/4 of Section 9. L, Mr. McCann: On November 19, 1998 the City received a letter to myself,the chairman, from Mr. William Ditzhazy stating: "Due to the actions of the Zoning Board of appeals on November 17, 1998 we respectfully ask that you table our current request for three 16511 condo sites. We will be resubmitting. We appreciate your confidence in our idea and your actions with regards to the request. " Mr. McCann: Is there a motion to table? On a motion by Mr. Alanskas, seconded by Mr. LaPine and unanimously approved, it was #11-195-98 RESOLVED that, Landscape Plan in connection with Petition 98-9-8-28 which received site plan approval to construct the Laurel Village condominiums on property located at 18981 Laurel Road in the N.W. 1/4 of Section 9 be tabled to date uncertain. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Piercecchi, Secretary, announced that the next item on the agenda is Petition 98-11-8-34 by Mario Fallone, on behalf of Cantoro Italian Market, requesting approval of all plans required by Section 18.47 of the zoning ordinance in connection with a proposal to construct an addition to the building located at 19710 Middlebelt Road in the S.W. 1/4 of Section 1. Mr. Miller: This market is located on the east side of Middlebelt Road between Seven Mile and Bretton. They are requesting approval to construct an addition to the rear(east) elevation of the existing commercial building. The new addition would be 1,248 sq. ft. in size. The existing building now sets at 7,080 sq. ft. If approved,the market would become a total of 8,328 sq. ft. in area. A notation on the site plan indicates that the new room would be utilized as warehouse space. Parking spaces required is 25 and there are 17 parking spaces provided. Because the new addition encroaches into the rear yard setback and renders the site deficient in parking,the petitioner had to be granted a variance from the Zoning Board of Appeals prior to being presented to the Planning Commission. A variance (case#9810-132) was granted at the Board's October 6, 1998 Regular Meeting. One of the conditions of the Z.B.A.'s variance is that the parking lot is to be repaved and restriped. The new addition would be constructed out of painted concrete block with"shadow pattern" to match existing. The existing building is a combination of brick and concrete block. Mr. McCann: Is there any additional correspondence? Mr. Nagy: There is no additional correspondence other than what we read into the record. Mr. LaPine: Mr. Chairman, can I ask one question? John, when I was out there today I noticed if fire trucks have to go behind this building to fight fires, my concern is there is only one driveway in there. I don't know how they can swing back in there because it is so small. Before the building was constructed they could fight the fire 16512 and get back in there from the other side. The Fire Department has no problem with that? Mr. Nagy: No, we do have a letter from the Fire Marshal indicating no objections. Mr. LaPine: O.K. Mr. McCann: Is the petitioner here? Kevin Kerschbain, 1781 Havenshire Lane, Brighton, Michigan. I am the architect for the project. Mr. McCann: Is there anything additional that we need to know? Mr. Kerschbain: No sir. Mr. LaPine: I have one question. There is a truck parked back there. It looks like its been back there a long time. It looks like it's being used for storage at the moment. From the back of the truck, it looks like 100 pound bags of sugar or flour is in there. Is that truck going when this addition is completed? Mr. Kerschbain: It will be removed. I don't know what it is being used for. Mr. LaPine: It doesn't look like its been moved for quite a while. O.K. Mr. Alanskas: John, on Item#4, does that mean partial repair or repave or do the whole lot? Mr. Nagy: Either—and/or. In other words,where it is required, if it needs to be repaired, it will be repaired. If it needs to be repaved, it will be repaved. Not just one or the other. It is a combination of the two. Mr. Alanskas: Are there some deep holes in the lot? Mr.Nagy: There are a couple of failures in the lot. Mr. Alanskas: To the petitioner. Sir, do you know how long ago that lot was repaved? How many years it has been? Mr. Kerschbain: No, I don't but the owner intends to repave the entire lot. Mr. Alanskas: The entire lot, o.k. That's what I was trying to get at. Thank you. Mr. McCann: I would like to request to the maker of the motion that we add as one of our conditions that there is no overnight parking of vehicles. Mr. LaPine: Mr. Chairman, do you think we should remove the repair condition and make it 16513 repave only? My problem is that I think the driveway is probably in worse shape than the parking lot. Mr. McCann: Is there anyone in the audience wishing to speak for or against this petition? Hearing none, a motion is in order. On a motion by Mr. Piercecchi, seconded by Mr. Hale and unanimously approved, it was Mr. LaPine: What do you think about removing the work"repair" from the conditions since the whole parking lot needs to be repaved? Mr. McCann: Does anyone have an objection to that? Hearing none, then the change will be made. #11-196-98 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 98-11-8-34 by Mario Fallone, on behalf of Cantoro Italian Market, requesting approval of all plans required by Section 18.47 of the zoning ordinance in connection with a proposal to construct an addition to the building located at 19710 Middlebelt Road in the S.W.1/4 of Section 1, be approved subject to the following conditions: Li) That the Site & Elevation Plan prepared by Kevin Joseph Kerschbain Architect, as received by the Planning Commission on November 3, 1998, is hereby approved and shall be adhered to; 2) That the petitioner shall meet to the Inspection Department's satisfaction the following requirement as outlined in the correspondence dated November 9, 1998: that the soffit on the front overhang shall be repaired that outside storage shall be prohibited on this site that the pylon sign shall be painted and the protective post shall be repaired 3) That all conditions of the Zoning Board of Appeals case#9810-132 shall be met; 4) That the entire parking lot shall be repaved and restriped. 5) That there shall be no overnight parking or storage of any type of trailers or vehicles on the site. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Piercecchi, Secretary, announced the next item on the agenda is Petition 98-11-8-35 by David 16514 Owens requesting approval of all plans required by Section 18.58 of the zoning ordinance in connection with a proposal to construct an office building on property located at 38807 Ann Arbor Road in the S.W. 1/4 of Section 31. Mr. Miller: This site is located on the south side of Ann Arbor between Hix and Eckles. The new office building would be 13,800 sq. ft. in size. According to the submitted floor plan the structure would be divided into nine separate tenant units. Eight of the tenant spaces would be similar in size at 1,225 sq. ft. The remaining unit would be located toward Ann Arbor Road and would be 4,000 sq. ft. in size. Access to the site would be by a single drive off Ann Arbor Road. Parking would be in the front (north) and rear(south) of the building. A note on the site plan indicates that the parking lot light standards are to be 25. ft. I height. Parking spaces required are 55 spaces and 70 spaces are provided for parking. The landscaping required is not less than 15% of the total area of the site and 34% is being provided. According to the landscape notes, all landscaped areas shall be served by an underground irrigation system. The Building Elevation Plans show that the new office building would be somewhat residential in appearance. It would be constructed out of brick on all four sides with vinyl siding highlighting in the peak areas of the roof. The roof would be covered with asphalt singles. Mr. McCann: Is there anything additional? Is the petitioner here? Tony Farrigia, 37569 Five Mile Road, Livonia. Mr. McCann: Do you have anything additional you would like to tell us? Mr. Farrigia: No sir. Mr. McCann: It is going to be a beautiful building, right? Mr. Farrigia: Yes, it is going to be a beautiful building. Mr. McCann: Are there any questions from the Commissioners? Mr. Alanskas: Sir the 4,000 sq. ft building to the right, what is that building going to be? Mr. Farrigia: It is going to be a real estate office. Mr. Alanskas: A real estate office, all right. Thank you. Mr. Farrigia: The other smaller portions, we're not sure they are going to be 1,000 sq,. ft., it is possible they will be larger. Mr. McCann: Any other questions? A motion is in order. 16515 On a motion by Mr. Hale, seconded by Mrs. Koons and unanimously approved, it was #11-197-98 RESOLVED that, Petition 98-11-8-35 by David Owens requesting approval of all plans required by Section 18.58 of the zoning ordinance in connection with a proposal to construct an office building on property located at 38807 Ann Arbor Road in the S.W. '/4 of Section 31,the City Planning Commission does hereby recommend to the City Council that Petition 98-11-8-35 be approved subject to the following conditions: 1) That the Site & Landscape Plan marked Sheet C1.1 prepared by Architects & Planners, Inc., as received by the Planning Commission on October 27, 1998, is hereby approved and shall be adhered to; 2) That all disturbed lawn areas shall be sodded in lieu of hydroseeding; 3) That underground sprinklers are to be provided for all landscaped and sodded areas and all planted materials shall be installed to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition; 4) That the Exterior Building Elevation Plans marked Sheets A2.1 and A2.2 prepared by Architects& Planners, Inc., as received by the Planning Commission on October 27, 1998, is hereby approved and shall be adhered to; 5) That the brick used in the construction of the building shall be full face 4- inch brick; no exception; 6) That the three walls of the trash dumpster area shall be constructed out of the same brick used in the construction of the building and the enclosure gates shall be maintained and when not in use, closed at all times; 7) That all light standards shall be shielded from the adjacent properties and shall not exceed 20 feet in height; 8) That no signs, either freestanding or wall mounted, are approved with this petition. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Piercecchi, Secretary, announced that the next item on the agenda is an Application for Greenbelt Review and Approval by Jalil Warra requesting approval to substitute a greenbelt for the protective wall as outlined in Section 18.45 of the zoning ordinance for the business located at 27520 Joy Road in the S.E. 1/4 of Section 36. 16516 Mr. Miller: The location for this request is on the north side of Joy Road between Inkster Road and Cardwell Avenue. The north line abuts residential property and a greenbelt or protective wall is required. The applicant is requesting approval to substitute a greenbelt in lieu of the protective wall that is required between a commercial zoned property and a residential zoned property. According to the City Law Department, when a protective wall is required a property owner has one of three choices. To either install the wall, obtain a temporary variance waiving the wall from the Zoning Board of Appeals or having it permanently waived by the substitution of a greenbelt as approved by the Planning Commission and City Council. The applicant is requesting that the greenbelt area along the north property line of his strip center be accepted as an appropriate substitution. The subject strip center consists of three units, one of which is the Warra Leather Shop. The area in question is approximately 100 feet deep and is made up of mostly grass. To help screen this property from the residential property to the north,the applicant is proposing to stager ten 5 ft. high spruce trees along the rear property line. Mr. McCann: Is the petitioner here? Jalil Warra, 27520 Joy Road. Mr. McCann: Can you tell us why you are requesting the greenbelt instead of a wall? Mr. Warra: There are a lot of trees in back and there are homes in the area. Mr. McCann: John, do you have any comments. We have read your notes and I think they explain your position. Mr.Nagy: The area is so largely undeveloped that the natural separation as well as the existing proposed planting do provide for a natural screen for the neighbors which is the purpose for the screen and just the mere separation of the existing homes to the area is such that no traffic would largely affect the property. It seems reasonable, as well as practical, to have a greenbelt in lieu of a masonry wall. Mr. Alanskas: Sir, it says you want to put in ten five foot spruce trees. What kind of spruce tree are you planning on putting in there? Is it a Colorado Blue spruce tree or what type of tree do you plan to put in? Mr. Warra: I have no idea. Mr. Alanskas: There are certain spruces that reach a height quicker. John, what do you recommend? Mr.Nagy: A Colorado or even a Norway spruce for quicker growth. Mr. Warra: Any kind you like. 16517 Mr. Alanskas: Thank you. Mr. McCann: Any other questions? Mr. LaPine: John, as I asked you at the study meeting, we are protected here if the property is sold. We would still have some control? Mr. Nagy: We would have to go back through the review process. We would deal with all the site issues all over again including the question of the greenbelt. Mr. LaPine: His request regarding the variance from the Zoning Board of Appeals would be void. They can't go back and pick that up again? Mr. Nagy: Right. Mr. McCann: Anything else? Then a motion is in order. On a motion by Mrs. Koons, seconded by Mr. LaPine and unanimously approved, it was #11-198-98 RESOLVED that,the City Planning Commission does hereby approve the Application for Greenbelt Review and Approval by Jalil Warra requesting approval to substitute a greenbelt for the protective wall as outlined in Section 18.45 of the zoning ordinance for the business located at 27520 Joy Road in the S.E. 'A of Section 36 for the following reasons: 1) That the natural and landscaped greenbelt along the north property line, as shown on the plan received by the Planning Commission on October 22, 1998, shall be permanently substituted for the protective wall required by Section 18.45 of the Zoning Ordinance; 2) That this area shall stay in its natural state and any changes to this area shall require Planning Commission and City Council review and approval. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann: Is there any discussion? Mr. Alanskas: John, on that greenbelt, how is that going to be watered? Mr.Nagy: It will just be naturally watered. Mr. Alanskas: O.K. Thank you. Mr. Piercecchi, Secretary, announced the next item on the agenda is a Satellite Dish Antenna 16518 Application by Saiyed Qaderi requesting approval for the installation of a satellite dish antenna for property located at 17352 Cross Winds Road in the S.W. 1/4 of Section 11. Mr. Miller: The location of this property is on the north side of Cross Winds Road between Six Mile Road and Bobrich in a new subdivision. The applicant is requesting approval to retain a satellite dish antenna that was erected without the required site plan approval by the Planning Commission. The submitted site plan shows that the dish is located between the property's west lot line and Mr. Qaderi's house. Parts of the Cross Winds Court Subdivision is still being developed and some of the lots do not have a house constructed on them as of yet. The property to the west of Mr. Qader's property is still vacant. The dish is 36 inches in diameter and is mounted on a ground base bracket. According to the application the overall height of the antenna is about 40 inches. Presently the dish is not screened and the submitted site plan does not show any type of proposed screening. Mr. Qaderi has submitted three consent letters with his application. The neighbors that consented to the dish are located to the east on Lot 16, Lot 17 and across the street on Lot 10. As stated before, most of the lots around Mr. Qader's property are still vacant and the consent letters submitted are from existing neighbors. Mr. McCann: Is the petitioner here? Saiyed Qaderi, 17352 Cross Winds Road, Livonia. Mr. McCann: Sir, can you tell us why you require the dish? Mr. Qaderi: There is a disseminated series of programs and cultural programs only and it is being disseminated from London and we in our community and other cities are also using it. Mr. McCann: I see. Are there any other questions? Mr. LaPine: Is there any reason why you can't put it in the back of your property? Mr. Qaderi: We don't know about the reception. Mr. LaPine: If you took it and moved it right here, nearer to the center of the west wall, it could not be seen from the street. Besides you've got it right here in front of the gas meter. If they ever have to work on that gas meter,there could be a problem. Mr. Qaderi: We talked to the person who installed it. Because that was the best place from where the reception was coming. Mrs. Koons: Mr.Nagy,the only thing I can see that would be similar would be a large air conditioning unit. What kind of restrictions do we have? 16519 Mr.Nagy: Air conditioning units we do not regulate those pursuant to our site plan approval ordinance. Mrs. Koons: Are there other outdoor irems subject to approval? Mr. Nagy: On residential property, the only thing we would regulate would be the satellite dish antenna and accessory buildings but not any public other utility items. Mrs. Koons: O.K. Thank you. Mr. Piercecchi: I am bothered by the same thing our colleague, Mr. LaPine is. I don't see how the reception could be different if that was moved down into the middle of the backyard. Mr. Qaderi: We will check into whether we could move it to the back and get a good reception. Mr. Piercecchi: Could we bring him back and discuss it further. I don't think it belongs out front. It's too close to the front plus we don't have enough people living in that neighborhood right now who can object to it. Inasmuch as it is only 40"high, I don't see where you would be presented with too much of a problem. Can you move it? Mr. Qaderi: We'll try. Mr. Piercecchi: I'll offer a motion to table it. Mr. McCann: Sir, could you come back three weeks from tonight? That will be the last hearing for this year? John is that looking pretty busy? I know we have 12 or 15 items for that meeting? Mr. Nagy: We have about 15 items for the public hearing. Mr. McCann: Sir, can you come back for the first regular meeting in January, 1999? Mr. Qaderi: Yes. Mrs. Koons: We'll leave it where it is and discuss it in January? Mr. McCann: In January. Is that all right with the Commission? Sir, what we are doing is we are tabling it. We are not going to act on it tonight. In the meantime, we want to get the person who installed it to come back out and see if there is a less intrusive place in your yard to put it so the neighbors don't have to look at it. Find a spot in your back yard, or at the side of your house, where you can maybe put some evergreens around it so it's not so noticeable and we're going to have this meeting again in 16520 January. By that time, we hope you can find out where it can best be located. Don't move it until you come back and see us again. Draw a map with some shrubbery to show us how you can hide it. O. K.? If the installer would come with you at the next meeting,that also would be very helpful. Thank you sir. The staff will get a hold of you concerning the date. O.K.? Mr. Qaderi: O.K. On a motion by Mr. Piercecchi, seconded by Mrs. Koons and unanimously approved, it was #11-199-98 RESOLVED that, Satellite Dish Antenna Application by Saiyed Qaderi requesting approval for the installation of a satellite dish antenna for property located at 17352 Cross Winds Road in the S.W. 'A of Section, the City Planning Commission does hereby determine to table Satellite Dish Antenna Application until the first regular meeting in January, 1999. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted the 775th Regular Meeting held on November 24, 1998 was adjourned at 8:00 P.M. LCITY PLANNING COMMISSION / Dan Piercecchi, Secretary ATTEST: ,,u G ( ..._ C.b-A 1-M7C 6 L i t f-e.4-C-IC J. es C. McCann, Chairman /rw