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HomeMy WebLinkAbout041591 PC MinutesHINUTES OF A REGULAR HEETING OF THE CITY OF TEMECULA PLANNING COMMISSION APRIL 15, 1991 A regular meeting of the City of Temecula Planning Commission was called to order Monday, April 15, 1991, 6:00 P.M. at Vail Elementary School, 29915 Mira Loma Drive, Temecula, California. The meeting was called to order by Chairman Dennis Chiniaeff. PRESENT: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff ABSENT: 1 COMMISSIONERS: Hoagland Also present were Assistant City Attorney John Cavanaugh, Acting Planning Director Gary Thornhill, Deputy City Engineer Doug Stewart, and Minute Clerk Gail Ziglet. PUBLIC COMMENT None COMMISSION BUSINESS 1. Approval of Agenda GARY THORNHILL advised the Commission that Item 14 was continued to May 20, 1991 and Item 15 was continued off calendar. COMMISSIONER FAHEY moved to approve the agenda of April 15, 1991, as amended, seconded by COMMISSIONER FORD. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland MINUTES 2.1 Approve the minutes of April 1, 1991. COMMISSIONER FORD amended page 4, paragraph 6, as follows: wording for Item No. 2, "prior to the occupancy of the 240th unit, the plans for the Pala Road Bridge will be updated, checked and in place, ready for construction."; page 5, first paragraph, PCMIN4/lS/91 -1- APRIL 18t 1991 amended as follows: sixth sentence to read "Temecula and other appropriate agencies, ready for construction prior to the 240th unit." CHAIRMAN CHINIAEFF amended the page 5, second paragraph as follows: "regional park "A" (Temecula Creek) be." Assistant City Attorney JOHN CAVANAUGH amended page 1, paragraph 6, as follows: John Cavanaugh advised Chairman Chiniaeff and the Commissioners that no more than two (2) of them could attend without a notices hearing. COMMISSIONER FORD moved to approve the minutes of April 15, 1991, as amended, seconded by COMMISSIONER FAHEY. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland PUBLIC HEARING ITEMS FIRST EXTENSION OF TIME FOR PUBLIC USE PERMIT 660 3.1 Proposal for extension of time for approved day care center. Located on the East side of Lyndie Lane North of Rancho California Road. OLIVER MUJICA provided the staff report. CHAIRMAN CHINIAEFF opened the public hearing at 6:15 P.M. J~MES KENT, 23832 Rockview Boulevard, E1 Toro, construction manager for Kinder-Care Learning Centers, answered questions by the Commission regarding roof materials and fencing, as well as traffic and parking concerns. CHAIRMAN CHINIAEFF suggested that conditions be added requiring a minimum six foot high exterior fence and that the roof materials used be either clay or concrete tile. The applicant agreed to the changes as was indicated. COMMISSIONER BLAIR asked staff to comment on the parking spaces and off-site parking. GARY THORNHILL stated that during the initial analysis of this project the parking was staff's primary concern PCMIN4/15/91 -2- APRIL 18, 1991 PL/%NNING COMMISSION MINUTES APRIL 15, 1991 and staff still feels it may be a little under; however, it would be minimal. COMMISSIONER FAHEY moved to close the public hearing at 6:35 P.M. and Adopt Resolution No. 91-¢next) approving an Extension of Time for Public Use Permit No. 660 subject to the Conditions of Approval by the County and City, to include a condition requiring the use of concrete or clay roof materials and that the exterior fencing be a minimum of six feet high, seconded by COMMISSIONER FORD. AYES: 3 COMMISSIONERS: Fahey, Ford, Chiniaeff NOES: 1 COMMISSIONERS: Blair ABSENT: i COMMISSIONERS: Hoagland 4. VESTING TENTATIVE TRACT NO. 23142, FIRST EXTENSION OF TIME 4.1 Proposal for first extension of time for a 20 lot single family subdivision. Located on Bonny Road, North of Zinfandel Avenue. STEVE JIANNINO provided the staff report. Mr. Jiannino advised the Commission that staff would be adding a condition stating "Lot 22 shall be combined into Lot 1 and Lot 21 shall be combined into Lot 20." ROBERT RIGETTI, representative from the Engineering Department, advised the Commission that staff had viewed the site and damages and met with the developer and some of the residents. He added that staff had acquired some copies of the written agreements between the developer and the residents. Mr. Rigetti added that as a result the Engineering staff has incorporated some additional conditions which will assist staff in getting the repairs completed. Mr. Rigetti also stated that the developer had provided some erosion control; however, staff felt that there were still some problems that needed to be cleared up and they would be monitoring this closely. CHAIRMAN CHINIAEFF expressed a concern that the required improvements might not be completed and asked the City Attorney if the Commission could impose a cash deposit for the improvements. JOHN CAVANAUGH advised Chairman Chiniaeff that there is an existing bond that the City can attach; however, the developer would have to concur with the requirement PCMIN4/15/91 -3- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15, 1991 for a cash deposit. ROBERT RIGETTI added that the bond that is currently in place, in the amount of $30,000, expires in May, at which time staff will require a new bond be placed with an adjusted amount. C~AIRMAN CHINIAEFF opened the public hearing at 6:50 P.M. ROBERT HENDERSON, 1784 Costa Meadows Drive, San Marcos, representing the Costa Group, indicated the applicant's concurrence with the conditions of approval and indicated that the corrective measures required could be completed within 45 days. Mr. Henderson also stated that the Costa Group would not be willing to put up a cash deposit and not knowing the adjusted amount of the new bond, could not support that increase. I~LPH BROWNELL, 41487 Zinfandel, Temecula, expressed his opposition to the extension of time being granted to the developer. Mr. Brownell stated that the homeowners would prefer to settle their claims with the developer and have the damages repaired. Mr. Brownell added that if the Commission did grant the extension of time, that the developer be closely monitored to see that the required improvements are completed. B~RB2~.BENTLEY, 41473 Zinfandel, Temecula, expressed her difficulties in getting the Costa Group to repair the damages to her property due to their lack of erosion control. JOHN CAVANAUGH advised the Commission of the following options: 1) that the Commission could grant the Extension of Time and the homeowners could pursue the developer for corrective measures through litigation; 2) the City could sue the developer for enforcement of the County imposed conditions for erosion control; 3) in lieu of the bond, the City could require a cash deposit according to the subdivision map act. He added that in the interim the City has the opportunity to initiate a nuisance abatement action which would declare the property a public nuisance and the developer would have a certain amount of time to make the improvements. If the improvements are not completed during this time period, the City would then go in and complete the improvements and lien the property owner. Mr. Cavanaugh suggested that the Commission require the cash deposit at expiration of the current bond before the PCMIN4/15/91 -4- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15, 1991 bond expires. CHAIRMAN CHINIAEFF questioned if the Commission had to grant a one year extension. JOHN CAVANAUGH advised the Commission that they could impose a 45 day Extension of Time with Planning Department follow-up every fifteen days for completion of improvements. He added that if the developer was not following through on the conditions of the time extension, it could be cancelled. COMMISSIONER BLAIR moved to leave the public hearing open and continue First Extension of Time for Vesting Tentative Tract No. 23142 to May 6, 1991, to allow staff to address all the issues presented by the Commission, seconded by COMMISSIONER FORD. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: i COMMISSIONERS: Hoagland 5. TENTATIVE PARCEL MAP NO. 26723 (TPM 26723) 5.1 Proposal for residential subdivision of approximately 10.7 gross acres into 4 parcels. Located on the south side of Santiago Road, approximately 3/4 mile west of Margarita Road. STEVE JIANNINO provided the staff report. CHAIRMAN CHINIAEFF opened the public hearing at 7:20 P.M. RICHARD HEFFNER, 42780 Santa Susan, Temecula, representing the applicant, answered questions by the Commission regarding pad sizes. COMMISSIONER BLAIR moved to close the public hearing at 7:25 P.M. and Adopt the Negative Declaration for Tentative Parcel Map No. 26723 and AdoDt Resolution No. 91-(next) approving Tentative Parcel Map No. 26723 based on the analysis and findings contained in the staff report and subject to the Conditions of Approval, seconded by COMMISSIONER FAHEY. PCMIN4/l$/91 -5- APRIL 18, 1991 PLANNING CO~fi~ISSION MINUTES APRIL 15, 1991 AYES: 4 NOES: 0 ABSENT: 1 COMMISSIONERS: COMMISSIONERS' COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff None Hoagland CONDITIONAL USE PEI~IT NO. 1090, REVISED NO. i 6.1 Proposal for addition of seven (7) mobile home spaces to an existing mobile home park. Located south of General Kearny east of La Serena Way. STEVE JIANNINO provided the staff report. CHAIRMAN CHINIAEFF opened the public hearing at 7:30 P.M. BILL SCHWEINFURTH, 1521 W. Glenoaks Boulevard, Glendale, representing Heritage Mobile Homes Estates, advised the Commission that when the mobile home park was originally approved, it was approved for 200 spaces and there are currently 181 spaces and are proposing to add another seven spaces. Mr. Schweinfurth answered questions about the sewer system that had been raised by Commissioner Ford. Mr. Schweinfurth questioned the following Conditions of Approval: Condition No. 13 requiring payment of applicable Quimby fees; Condition No. 20 requiring requiring a Geological Report; Condition No. 28 requires public improvements; however, the applicant understands they are only required to build a cul-de-sac as stated in Condition 41; and Condition No. 43 requiring the payment of capital improvement fees. DOUG STEWART advised that the applicant could provide the Buie Corporation Geological Report for staff to review to comply with Condition 20 and regarding Condition 28, the applicant is only required to do those improvements listed on the improvement plans. MR. SCHWEINFURTH stated that he would like that reflected in Condition 28. GARY THORNHILL advised that it was his opinion, and the opinion of the City Attorney, that the requirement for PCMIN4/15/91 -6- APRIL 18, 1991 PLi~NNING COI~lISSION ~INUTES APRIL ~5, ~99L Quimby Fees, Condition No. 13, be deleted. DOUG STEWART advised that Condition No. 28 and Condition No. 41 were tied to the improvements that are part of the Buie Corporation project. If the Buie Corporation draws bonds for these improvements, the applicant does not have to post the bonds; however, if the applicant wishes to complete their improvements prior to Buie posting the bonds, then the applicant will be required to post the bonds. CHAIRMAN CHINIAEFF stated that he would like to see some landscape buffering between the mobile home park and the Buie project. COMMISSIONER FAHEY moved to close the public hearing at 7:55 P.M. and Adopt the Negative Declaration for Revised Conditional Use Permit No. 1090 and Adopt Resolution No. 91-(next) approving Conditional Use Permit No. 1090 based on the analysis contained in the staff report and subject to the Conditions of approval, deleting Condition No. 13, seconded by COMMISSIONER BLAIR. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland 7. PLOT PLAN 155, AMENDMENT #1 7.1 Proposal for the construction of an 11,500 square foot retail building and a 4,500 square foot freestanding restaurant pad. STEVE JIANNINO provided the staff report. CHAIRMAN CHINIAEFF opened the public hearing at 8:00 P.M. ANTHONY POLO, Markham and Associates, 41750 Winchester Road, Temecula, representing the applicant, advised the Commission that the Homeowners Association adjacent to the project has given their approval on this development. Mr. Polo questioned the requirements of Condition 29 and stated that he had received literature recently which indicates that the Fish and Game department has come up with clarification of some of their requirements. Mr. PCMIN4/15/91 -7- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15, 1991 Polo requested the option that the applicant provide proof prior to final improvement, that if Fish and Game waives their requirement, the fee does not have to be paid. GARY THORNHILL agreed to amend Condition 29 per the applicant's request. COMMISSIONER BLAIR questioned the sign allotment for this project and the existing development. STEVE JIANNINO stated that this project had it's own sign allotment separate from the existing project. JOHN CAVANAUGH advised the Commission that although this was a different project and therefore entitled to it's own sign requirements, the Commission could make restrictions on the height and width of the sign. GARY THORNHILL added that staff would be willing to work with Cal Trans; however, he was not sure that staff could direct them on how to set their height requirements. COMMISSIONER FAHEY moved to close the public hearing at 8:10 P.M. and Direct Staff to approve Administrative Plot Plan No. 125 subject to the Conditions of Approval, and AdoDt the Negative Declaration for Plot Plan No. 155 and AdoDt Resolution No. 91-(next) approving Plot Plan No. 155 based on the analysis and findings contained in the staff report and subject to the Conditions of Approval, amending Condition No. 29 to include language that states if the applicant is exempt from the fees they are not required to pay them. COMMISSIONER FORD seconded the motion; however, recommended that Administrative Plot Plan No. 125 be continued to May 6, to allow staff to work with Cal Trans and the applicant on the height of the sign. COMMISSIONER FAHEY amended her motion to withdraw the approval of Administrative Plot Plan No. 125 and continue to the meeting of May 6, 1991. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland CHAIRMAN CHINIAEFF declared a recess at 8:15 P.M. reconvened at 8:25 P.M. The meeting PCMIN4/l$/91 -8- APRIL 18, 1991 PL~'NING COZ.~ISSION NINUTES APRIL 15, 1991 PLOT PLaN NO. 18, REVISION NO. 1 8.1 Proposal to revise the building area of a previously approved Plot Plan, on a 5.1 acre site, from 46,613 to 47,412 square feet. OLIVER MUJICA provided the staff report. C~AIRMA~ CHINIAEFF opened the public hearing at 8:30 P.M. F~%RK ASPENSON, Palmilla and Associates, 41530 Enterprise Circle South, Suite 206, Temecula, representing the applicant, gave a brief description of the project and answered questions by the Commission. COMMISSIONER BLAIR moved to close the public hearing at 8:35 P.M. and Adopt Resolution No. 91-(next) approving Plot Plan No. 18, Revision No. 1, seconded by COMMISSIONER FAHEY. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland 9. PLOT PLAN NO. 228 9.1 Proposal to construct a 7,203 square foot restaurant within a shopping center on a 5.1 acre site. Located at the northwest corner of Rancho California Road and Lyndie Lane. OLIVER MUJICA provided the staff report. DAVE KENDALL, Lee & Sakahara Associates, 3190K Airport Loop, Costa Mesa, representing the applicant E1 Torito, explained that an architectural feature of the E1 Torito restaurants was to place a neon band around the periphed of the building and asked if the Commission or staff would oppose this design feature. He also questioned if there would be opposition to the use of flood lights which is another E1 Torito design feature. The Commission nor the staff reflected any opposition to the neon band; however, Doug Stewart advised the applicant that they would have to conform with the requirements of PCMIN4/15/91 -9- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15, 1991 the Palomar Observatory lighting ordinance. COMMISSIONER FAHEY moved to close the public hearing at 8:40 P.M. and Adopt Resolution No. 91-(next) approving Plot Plan No. 228, subject to the Conditions of Approval, seconded by COMMISSIONER BLAIR. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland 10. FIRST EXTENSION OF TIME VESTING TENTATIVE MAP 23102 10.1 Proposal for first extension of time for 37 lot residential subdivision. Located west of Butterfield Stage Road, North of La Serena Way. MARK RHOADES provided the staff report. GARY FATL~_ND, 3309 Solano Vista, Fallbrook, representing the applicant, provided the Commission with a color exhibit of what the Chardonnay Hills homeowner's association will be maintaining. Mr. Fatland indicated that they do not feel the Quimby Fee requirement if fair due to the park space provided in the development. Mr. Fatland also stated that the applicant currently has a development agreement and therefore questioned if the applicant would be required to pay the fees again as set forth in Condition No. 12. He also indicated that the applicant already has an approved stripping plan in place and therefore questioned if Condition No. 39 was applicable. DOUG STEWART advised that on all projects that have over-lapping development agreements, the fee requirement of Condition No. 12 would only have to be paid once. He added that if the applicant has an approved stripping plan in place they would not be required to provide another stripping plan. GARY KING advised the Commission that there is a total of 53.2 open acres which will be maintained by the HOA. Of the 53.2 acres, over half of this is slope area and the remaining areas are private park spaces and therefore staff would like the Quimby Fee requirement remain. PCMIN4/15/91 -10- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15, 1991 COMMISSIONER FORD moved to close the public hearing at 8:55 P.M. and Adopt Resolution No. 91-(next) approving the First Extension of Time for Vesting Tentative Tract Map No. 23102 subject to Conditions of Approval and based on the findings contained in the staff report, COMMISSIONER FAHEY. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland 11. FIRST EXTENSION OF TIME VESTING TENTATIVE MAP Z3103 11.1 Proposal for first extension of time for 18 lot residential subdivision. Located west of Butterfield Stage Road, between La Serena Way and Rancho California Road. MARK RHOADES provided the staff report. CHAIRMAN CHINIAEFF opened the public hearing at 8:55 P.M. GARY FATL~ND, Marlborough Development, representing the applicant, advised the Commission that most of the grading has been completed on the project. Mr. Fatland indicated the applicant's preference to put a rolled curb in and omit the sidewalk and street lights on the cul-de- sac in the one acre private homesite area. Mr. Fatland also clarified that Condition No. 5, should reflect Tentative Tract Map No. 23103. BEVERLEY ASHBROOK, 32720 Rancho California Road, Temecula, of Callaway Vineyard and Winery, advised the Commission that the grading that has taken place on the site has caused pockets of cold air which will require the vineyard to install wind machines to protect against frost and requests that future property owners be advised that these wind machines may be a nuisance. CRAIG WEAVER, 32720 Rancho California Road, Temecula, of Callaway Vineyard and Winery, addressed the Commission with the problems caused by the grading of the development and requested the Commission to give consideration to these conditions when approving future developments. PCMIN4/15/91 -11- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15, 1991 GARY THORNHILL stated that staff could require an advisory notice of the possibility of the wind machines to potential home buyers. GARY FATLAND concurred with this requirement. COMMISSIONER BLAIR requested staff's comments on the applicant's request for rolled curb on the cul-de-sac in the one acre homesite area. DOUG STEWART advised that the city Engineer would not be willing to approve less than the standard six inch curb requirement. COMMISSIONER FORD moved to close the public hearing at 9:10 P.M. and Adopt Resolution No. 91-¢next) recommending approval of the First Extension of Time for Vesting Tentative Tract Map No. 23103 subject to the attached Conditions of Approval, based on the findings contained in the staff report, amending Condition No. 5 to reflect TTM 23103 and add a condition requiring the applicant to submit wording for language to be included in the White Report regarding the adjacent property, seconded by COMMISSIONER BLAIR. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland 12. CHANGE OF ZONE NO. 12 12.1 Proposal for Change of Zone from A-2-20 to IP & R-5 on 42.00 acres. Located west of Margarita Road, North of Solana Way. MARK RHOADES provided the staff report. CHAIRMAN CHINIAEFF opened the public hearing at 9:15 P.M. IDA SANCHEZ, Markham & Associates, 41750 Winchester Road, Temecula, expressed the applicant's concurrence with the staff report. LARRY MARKHAM, Markham & Associates, 41750 Winchester Road, Temecula, addressed the Commission's concerns about the zoning. He stated that the reason they went with the PCMIN4/15/91 -12- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15. 1991 the R-5 zoning was to address the concern that ACS was not going to occupy the property; however, they would utilize the property as a buffer zone. COMMISSIONER BLAIR moved to close the public hearing at 9:30 P.M. and recommend Adoption of the Negative Declaration for Change of Zone No. 12 and Adopt Resolution No. 91-(next) recommending approval of Change of Zone No. 12, seconded by COMMISSIONER FORD. AYES: 4 COMMISSIONERS: Blair, Fahey, Ford, Chiniaeff NOES: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Hoagland 13. AMBIENT AIR BALLOON ORDINANCE 13.1 Proposal for ordinance establishing regulations for the use of ambient air balloons and other similar inflatables within the City limits. OLIVER MUJICA provided the staff report. CHAIRMAN CHINIAEFF questioned the wording of No. 4 under Section 2 of the ordinance and recommended deleting the word "consecutive" and replacing with the word "total". Chairman Chiniaeff also suggested adding the words "if held" to the reference to the Balloon and Wine Festival under No. 4. Chairman Chiniaeff suggested adding the wording "and in conformance with the Palomar Lighting Ordinance." to a. of Section 2. Chairman Chiniaeff also recommended that the wording of No. 4 under Section 2 of the ordinance reflect that a thirty (30) calendar day permit may be issued by the City, in lieu of the fifteen (15) calendar day permit, during the month of the Temecula Annual Balloon and Wine Festival, if held. CHAIRMAN CHINIAEFF opened the public hearing at 9:40 P.M. COMMISSIONER BLAIR moved to close the public hearing at 9:40 P.M. and Adopt Resolution No. P.C. 91-(next) recommending Adoption of the Ambient Air Balloon Ordinance, seconded by COMMISSIONER FAHEY. PCMIN4/15/91 -13- APRIL 18, 1991 PLANNING COMMISSION MINUTES AYES: 4 COMMISSIONERS: NOES: 0 ABSENT: 1 COMMISSIONERS: COMMISSIONERS: APRIL 15, 1991 Blair, Fahey, Ford, Chiniaeff None Hoagland 14. WESTERN RIDGELINE POLICIES 14.1 Proposal to develop interim Hillside and Open Space policies to be used as the City of Temecula's Western Ridgeline Policies until the General Plan is adopted. Continued to the May 20, 1991, regular meeting of the City of Temecula Planning Commission. 15. FIRST EXTENSION OF TIME-VESTING TENTATIVE MAP 23125 15.1 Proposal for first extension of time, 215 lot residential subdivision. Located at the northeast corner of Deportola and Butterfield Stage Road. Continued off calendar. PLANNING DIRECTOR REPORT GARY THORNHILL advised the Commission of the following: the proposed joint meeting between the City Council and the Planning Commission, scheduled for April 29, 1991 has been cancelled. any Commissioners that want to view the Buie Corporation site should contact the Planning Department staff to make an appointment. * taking suggestions for joint meeting topics. re-appointment for the two Commissioners with expiring terms will be presented to the City Council at the regular City Council meeting of April 23, 1991. PLANNING COMMISSION DISCUSSION None PCMIN4/15/91 -14- APRIL 18, 1991 PLANNING COMMISSION MINUTES APRIL 15, 1991 OTHER BUSINESS None ADJOURNMENT COMMISSIONER FAHEY moved to adjourn the meeting at 9:45 P.M., seconded by COMI(ISSIONER BLAIR. The next regular meeting of the City of Temecula Planning Commission will be held Monday, May 6, 1991, 6:00 P.M. at Vail Elementary School, 29915 Mira Loma Drive, Temecula, California. ennis Chiniaef~~' cretar~ PCMIN4/15/91 -15- APRIL 18, 1991