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HomeMy WebLinkAbout1991-02-19STATE OF TEXAS COUNTY OF TARRANT CITY OF GRAPEVINE The Planning and Zoning Commission of the City of Grapevine, Texas, met in regular session, Tuesday Evening, February 19, 1991, at 7:30 P.M. for a Joint Public Hearing With the City Council in the City Council Chambers, Room #205, 307 West Dallas Road, Grapevine, Texas, followed by the Commission's deliberation session in Room #204, with the following members present to wit: Ron Cook Larry Oliver Cathy Martin Ery Meyer Robert Hinson Larry Atchley Chairman Vice Chairman Member Member Member Member constituting a quorum, with member Michael Palpant absent, and the following City Staff: H.T. (Tommy) Hardy John Boyle Jerry Hodge Stan Laster Greg Wheeler Marcy Ratcliff Ray Collins Larry Frassinelli Scott Dyer Jim Taylor Joy Carroll Carol Baron rela"Malwounfloo Director of Community Development City Attorney Director. of Public Works Assistant Director of Public Works Building Official Planner Planner Senior Civil Engineer Civil Engineer Engineering Technician Administrative/Planning Aide Secretary Mayor William D. Tate called the public hearing to order at 7:30 PM; and Chairman Ron Cook called the Commission's deliberation session to order at 9:10 PM. OLD BUSINESS CONDITIONAL USE APPLICATION CU90-20-THE VINEYARD PARTNERSHIP The Planning and Zoning Commission was first to consider Conditional Use Application CU90-20 submitted by the Vineyard Partnership and make a recommendation to the City Council. The item was previously tabled from the January 15, 1991, Planning and Zoning Commission deliberation session to enable the applicant an opportunity to address concerns of the neighborhood residents. The subject .9087 acre tract is developed with the former Western Sizzlin' Steak House is zoned HC, Highway Commercial, addressed as 736 East Northwest Highway and legally described as Lot 1, Block I of the Western Sizzling' Steak House Addition. P & Z Minutes February 19, 1991 PAGE 2 At the January 15, 1991, the Planning and Zoning Commission discussed conditions for approving the case, which were as follows: the applicant should consider closing the two driveways at the rear property line in order to eliminate drive access onto Wall Street, to consider providing a solid fence along the rear property line to create a buffer between the restaurant parking lot and residential properties located along Wall Street and provide a solid six foot (6') wooden fence with a locked gate to provide access for fire department officials only. It was noted that a petition against the case was submitted to Staff on January 11, 1991. More than 200 of property owners in objection requires a 3/4 vote of the City Council to approve the request. Mr. Henderson discussed the changes in the site plan, noting the size of the floor plan's bar area had been reduced. There being no further discussion, Robert Hinson's motion and Larry Atchley's second was to recommend the City Council approve Conditional Use Application CU90-20, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant JOINT PUBLIC HEARING ITEMS NEW BUSINESS: CONDITIONAL USE APPLICATION CU91-01-TOM DURANT: CLASSIC CHEVROLET Next for the Commission to consider and make a recommendation to the City Council was Conditional Use Application CU91-01, submitted by Mr. Tom Durant for the proposed Classic Chevrolet dealership. In the public hearing, Mr. H.T. (Tommy) Hardy advised that the request was for an 11.033 acre tract, located at 1300 State Highway 114, on the southwest corner of State Highway 114 and William D. Tate Avenue. Slides were shown denoting the subject Community Commercial zoned tract lies south of Community Commercial zoning developed with the Fina Gas Station and Wal Mart. The area to the south of the tract is zoned Governmental Use developed with the DFW Airport. Community Commercial undeveloped tracts lie to the east and west. Mr. Hardy further advised that the conditional use request was for a Planned Commercial Center for the proposed automobile dealership to include the sale of new and used cars, service and auto repair shop, quick lobe center, car rental, parts department, body shop and the pro shop retail Two future showrooms and body/service shops. The applicant is also requesting five pole signs, varying in height up to 40 feet for the entire site. Mr. Hardy then introduced Mr. Tom Durant who requested favorable consideration for the request. The Planning and Zoning Commission had no questions; but Mr. Durant fielded questions from the City P & Z Minutes February 19, 1991 PAGE 3 Council relative to five signs. Mr. Durant advised five are needed to identify each product sold by the dealership, with only the main dealership sign to approach the maximum 40 foot height limit. with no response to Mayor Tate's speak for or against the request; having no relative correspondence then closed. invitation, none present wished to and with City Secretary Linda Huff to report, the public hearing was In the Commission's deliberation session, following a brief discussion regarding any chance the applicant could consider fewer signs, a motion from Larry Oliver was to recommend the City Council approve the request for a conditional use for a automobile dealership, including showrooms, service and repair shops, quick lube center, car rental, parts department, retail body and pro shops and five pole signs (a maximum 40 feet in height) for the "CC" zoned, 11 acre tract at the southwest corner of William D. Tate Avenue and State Highway 114 (1300 State Highway 114), with a waiver to Grapevine Comprehensive Zoning Ordinance 82-73, Section 47.E.2 in accordance with Section 47.F. Following a second from Larry Atchley, the prevailing vote was as follows: Ayes: Cook, Oliver, Hinson and Atchley Nays: Martin and Meyer Absent: Palpant PROPOSED AMENDMENTS TO COMPREHENSIVE ZONING ORDINANCE 82-73 SECTION 60, SIGN STANDARDS Next for the Commission to consider and make a recommendation to the City Council was proposed amendments to Grapevine Comprehensive Zoning Ordinance 82-73, Section 60, Sign Standards. In the public hearing Tommy Hardy advised that the proposed amendments relate to ground signs, interpretation of changeable copy and regulations of small signs. He advised that construction of ground signs with changeable copy can be effectively monitored and controlled through the conditional use permit process. The proposed amendments establish a maximum height for directional signs, defines what text is permitted on directional signs, and clarifies that text of changeable copy of a pole sign is calculated into the 30% allowed. With no questions from the City Council and Planning and Zoning Commission, no guests wishing to speak and no correspondence to report, Mayor Tate then declared the public hearing closed. In the Commission's deliberation session Staff clarified that preventing portable signs was the original objective of prohibiting changeable copy for ground signs; however, to encourage use of ground signs approved with a conditional use permit, the amendment is recommended. The amendment to Section 60.E.I.(d) is to prevent directional signs being used principally for advertising. P & Z Minutes February 19, 1991 PAGE 4 Following further brief discussion, a motion from Cathy Martin and second from Ery Meyer was to recommend the City Council approve proposed amendments to Section 60.E.l(d) to include a maximum directional sign height of 42 inches; a 10% limitation for company logo or name, all enter, exit and drive through signs shall have an arrow to indicate the direction and 5 square feet is the maximum gross surface area; and 60.C.6 shall allow 30% changeable copy for ground signs allowed as a conditional use, subject to provisions of Section 4• , with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant GARY DE VLEER P & Z Minutes February 19, 1991 PACE 5 In the Commission's deliberation session an extensive discussion ensued relative to the sign variance and the sign ordinance amendment. Mr. Gary DeVleer advised he had not understood all implications of the amendment just approved to Section 60 to allow changeable copy for ground signs. He advised that the variance to allow a 13 foot pole sign would be pursued because vertical changeable copy is preferred to the six foot (6') ground sign height limit. Commission members had requested the ground sign be considered. Marcy Ratcliff advised that a joint drive would serve the subject tract and the tract to the south and clarified two pole signs with more than 30% changeable copy are being requested. Staff presented slides of pole signs in Carrollton. With no further discussion, Commissioner Robert Hinson's motion and Larry Atchley's second was to recommend the City Council approve CU91-02 to allow gasoline sales, possession, storage, retail sale and off-premise consumption of alcoholic beverages (beer only) in conjunction with the operation of a convenience store/service stations and two (2) pole signs in the "HC," Highway Commercial .4590 acre tract (101 Ball Street) , as requested with the Waiver to Grapevine Comprehensive Zoning Ordinance 82-73, Section 47.E.2 in accordance with Section 47.F. The prevailing vote was as follows: Ayes: Cook, Oliver, Martin, Mever, Atchley and Hinson Nays: None Absent: Palpant CONDITIONAL USE APPLICATION CU91-03-CAR WASH EQUIPMENT COMPANY MR. SID HOLLINGSWORTH Next for the Commission to consider and make a recommendation to the City Council was Conditional Use Application CU91-03, submitted by Mr. Sid Hollingsworth for Car Wash Equipment Company. In the public hearing, Mr. H. T. Hardy advised that CU91-03 had been submitted by Mr. Sid Hollingsworth for Car Wash Equipment Company requesting a waiver to specific requirements of Section 47.E.2 pursuant to Section 47.F of Comprehensive Zoning Ordinance 82-73 and requesting a conditional use permit for an oil, tube, tune-up, inspection and detail center in a district zoned Highway Commercial District Regulations. The .359 acre tract is located west of the southwest corner of West Northwest Highway and Ball Street addressed as 901 West Northwest Highway. The site plan depicts a 2,310 square foot building with access to West Northwest Highway. Mr. Hardy advised the Planning and Police Department Staff had expressed concerns regarding the drive entrances on Northwest Highway with concurring recommendations that Lot 1R proposed for development by Car Wash Equipment and Lot 2R adjacent to Ball Street, share a drive entrance from Northwest Highway to lessen traffic congestion. Then Mr. Hardy introduced. Mr. Sid Hollingsworth who addressed the City Council and Planning and Zoning Commission. Mr. Hollingsworth P & Z Minutes February 19, 1991 PAGE 6 advised those present the property owner of Lot 2R objected to sharing a drive cut to Northwest Highway. Mr. Hollingsworth fielded Council and Commission questions relative to the developer's preference for two drive cuts on Northwest Highway. Staff advised that Lot 2R would not meet minimum City requirements for drives to be 120 feet from an intersection; however, approval of the site plan showing a shared drive would approve future development of Lot 2R and Lot 1R (Car Wash). Then Mr. Jack Davis, representing the property owner, stated that the shared approach had been discussed. Because of each business having a high traffic volume, two drives were preferred. No guests were present to speak; and there was no correspondence to report. Mayor Tate then declared the public hearing closed. In the Commission's deliberation session Marcy Ratcliff advised a revised site plan should be provided. by the applicant indicating one drive to be shared by Lots 1 and 2 R. Following a lengthy discussion, the consensus was to table the case to enable the applicant to submit a revised plan indicating one drive cut on Northwest Highway. Then Commission Atchley's motion and Vice Chairman Oliver's second was to require the applicant to indicate one maximum 45 foot common drive between Lots 1 and 2 R. The prevailing vote was as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant SPECIAL USE PERMIT SU90-02-PARAGON CABLE Next the Commission was to consider Special Use Permit SU90-02 and make a recommendation to the City Council. In the public hearing Community Development Director H. T. Hardy advised that Special Use Permit SU90-02 had been submitted by Paragon Cable requesting a waiver to specific requirements of Section 47.E.2 pursuant to Section 47.F of Comprehensive Zoning Ordinance 82-73, and requesting a special use permit to amend the site plan approved by ordinance 81-21 to allow installation of five (5) additional satellite receiving antennae in a district zoned Highway Commercial Zoning District Regulations. The 1.996 acre tract is located at 820 West Northwest Highway. Then Mr. Hardy introduced Mr. Bob Macioch, Director of Engineering for Paragon Cable, who requested favorable consideration of the request. City Manager Mark Watson advised financing and rate schedules will be discussed by Mr. Nesbit next month. There was no discussion from Council or the Commission, no speakers and no correspondence to report; therefore, Mayor Tate declared the public hearing closed. P & Z Minutes February 19, 1991 PAGE 7 In the Commission's deliberations session, with no discussion, Cathy Martin's motion and Larry Atchley's second was to recommend the City Council approve SU90-01 to amend the site plan approved by Ordinance 81-21 to allow installation of five (5) additional satellite receiving antennae at 820 West Northwest Highway, the 1.996 acre tract zoned "HC," Highway Commercial, the request, with a Waiver to Section 47.E.2 in accordance to Section 47.F, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant AMENDMENT TO APPENDIX B, SUBDIVISIONS, SECTION 3, GENERAL REQUIREMENTS Next the Commission was to consider a recommendation to the City Council relative to an Ordinance to amend the preliminary plat expiration deadline. Mr. Larry Frassinelli, Senior Civil Engineer discussed the request, noting Staff's consensus that 12 months instead of 6 months is a more reasonable time for a preliminary plat approval to remain effective; however, any amendments to Subdivision Ordinances or Construction Standards during that six month extension period should be reflected on the final plat. Mr. Joe Wright, Wright Development Company, advised that needing more time for project financing was a major reason for the request by developers. Following a brief discussion, a motion from Commissioner Hinson and second from Vice Chairman Oliver was to recommend the City Council approve the amendment to Section 3, General Requirements, Appendix B to extend a preliminary plat's validity to twelve months as recommended, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant AMENDMENT TO SECTION 3, GENERAL REQUIREMENTS, PARAGRAPH 6, SUBDIVISION REQUIREMENTS OF GRAPEVINE CODE OF ORDINANCES Next the Commission was to consider recommending to the City Council adoption of an ordinance amending Appendix B. Subdivisions, Section 3, General Requirements, Paragraph (6). To eliminate a conflict between Appendix B and Appendix E relative to allowable cul-de-sac lengths Public Works Staff recommends the proposed amendment. June 20, 1988, Council adopted an ordinance extending allowable cul-de-sac lengths from 450 feet to 600 feet, thereby amending Appendix E, Article I, Item 2.7. P & Z Minutes February 19, 1991 PAGE 8 There being no discussion, a motion from Cathy Martin and second from Robert Hinson was to recommend the City Council approve the amendment to allow 600 foot cul-de-sacs with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant REPLAT OF HUNTER'S RIDGE (FORMER WESTWOOD) SUBDIVISION Next for the Commission to consider and make a recommendation to the City Council was the Replat of Westwood Subdivision to Hunter's Ridge Addition. Senior Civil Engineer Larry Frassinelli advised that an application had been filed by Mr. Doyle Cameron for the final plat of Hunter's Ridge Addition, being a replat of the Westwood Subdivision. The subject 14.78 acre tract is being replatted into 99 lots and is in a district zoned R-5.0, Zero Lot Line District Regulations, located north of the Dove Elementary School. Mr. Doyle Cameron, 16250 Dallas North Parkway, Dallas, addressed the City Council and the Planning and Zoning Commission requesting favorable consideration of the replat application. He stated there would be an eight foot (81) fence constructed around the development. There were no questions from Commissioners of members of the City Council. With no citizens to speak and no correspondence relative to the case, Mayor Tate then declared the public hearing closed. In the Commission's deliberation session Mr. Frassinelli advised that drainage was to be redesigned for fewer lots than with the Townhouse lay-out, but present streets would be utilized with an additional one and one-half foot of additional overlay. Commissioner Hinson commented that the Board of Zoning Adjustment had worked diligently with the developer approving certain variances needed to conform a townhouse lay-out to R-5.0 lots. With no further discussion, a motion from Ery Meyer and second from Vice Chairman Oliver was to recommend the City Council approve the Replat of Hunter's Ridge Addition, as requested, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant CITIZEN'S REQUEST - PRELIMINARY PLAT OF JEMTEX (FOOD LION STORE) Next Mayor Tate advised the Planning and Zoning Commission was invited to remain to hear comments from citizens of Grapevine and P & Z Minutes February 19, 1991 PAGE 9 Colleyville relative to the Food Lion Grocery Store planned for the southeast corner of Hall Johnson and Pool Road. Mayor Tate requested City Attorney John Boyle clarify and differentiate between items requiring and not requiring public hearing by State Statutes and City Ordinances. Mr. Boyle addressed the audience noting two principle legal processes for the development of property: (1) the Council may approve or deny requests for rezoning if all Zoning ordinance requirements are met (all zoning requests require public hearing); (2) the Planning and Zoning Commission and Council must approve plats when all Ordinance requirements are met. In law this is called a "ministerial duty" which is a matter of evaluating and making a determination whether or not the plat, as proposed, does, in fact, meet the City ordinances. (only replats, not preliminary or final plats require public hearing). The platting process is a distinctly separate process principally governed by State Law, without the discretionary judgement on plats as on zoning cases. Mayor Tate invited citizens to comment regarding the proposed Food Lion Supermarket at the intersection of Hall-Johnson Road and Pool Road. Area residents spoke in opposition of the proposed supermarket stating their concerns: (1) increased traffic on Pool and Hall-Johnson Roads; (2) the supermarket parking lot will create a safety hazard to children walking or riding bicycles to school; (3) noise from increased traffic and delivery trucks; (4) waste receptacles will attract vermin and be sources of unpleasant odors; and (5) signage and building design will be incompatible with and detract from surrounding residential neighborhoods. The following persons spoke in opposition to the proposed Food Lion Supermarket: 1. 3. 5. 7. go Ms. Debbie Zimmer 2. Mr. Joseph F. Dunn, Jr. 4114 Woodland Court 4122 Woodland Court Grapevine, TX Grapevine, TX Mr. Fred Mills 4. Ms. Louise Halprin 5400 Linden Court 2807 Summertree Lane Colleyville, TX Colleyville, TX Mr. Joe Field 6. Mr. Robert Rippe 2905 Cottonwood Ln. 5305 Maple Lane Colleyville, TX Colleyville, TX Ms. Debbie Colton 8. Mr. Elliot Simon 2808 Cottonwood Ln. 2401 Arbor Trail Colleyville, TX Colleyville, TX Mr. Grover C. Crocker 4134 Woodland Court Grapevine, TX P & Z Minutes February 19, 1991 PAGE 10 Mr. Grover C. Crocker submitted a petition containing 542 signatures expressing opposition to the proposed Food Lion Supermarket. Mayor Tate stated that the City Council appreciated all comments and concerns expressed by the citizens. He advised the City underwent a massive rezoning in 1984, to organize land. use in the City to give greater credibility to the zoning of the town based on development trends, rather than based on previous predictions and projections of earlier Master Plans. There was a new Master Plan adopted followed by the City rezoning in accordance with the Master Plan Update, 1980-82. Mayor Tate presented a brief history of the subject property which was zoned "CN," Neighborhood Commercial District in 1984. Prior to that time it was zoned "CC," Community Commercial District Regulations. The "CN" zoning is more restrictive than the "CC" zoning. Mayor Tate stated there is a limited amount of "CN" zoning within the city; but since the Hall-Johnson and Pool Road intersection is planned to be a high density intersection when upgraded to major thoroughfare status, "CN" was deemed an appropriate zoning. He reiterated that the governing process relative to plats, by law, requires approval if they meet the city ordinance requirements. In the Commission's deliberation session, Mr. Hardy discussed Jemtex's amicable cooperation with Staff when planning the 6.77 acre "CN," zoned tract at the southeast intersection of Hall-Johnson and Pool Road. The three-lot concept plan for the plat indicates more landscaped buffer area than required; and a masonry fence is agreeable to Food Lion rather than the wooden stockade fence shown. The developer plans to screen mechanical units, graduate the height of outdoor lighting to control what is seen from the adjacent residential areas and construct sidewalks along Pool Road at the initial phase of development. Mr. Rice with Jemtex clarified the Mr. Jim. Martin committed to constructing a masonry fence on the south and east property lines of Lot 2. The fence would not be included for Lot 3 since it is not presently planned to develop. Mr. Rice indicated that a desert blend brick was the choice for the Food Lion exterior and further, no additional signs are proposed. With no further discussion, Commissioner Robert Hinson's motion and Larry Atchley's second. was to approve the Plat of Food Lion as presented, with the prevailing vote as follows: Ayes- Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant P & Z Minutes February 19, 1991 PAGE 11 PRELIMINARY AND FINAL PLAT OF THE AFCO ADDITION NO. 5 Next for the Commission to consider and make a recommendation to the City Council was the Preliminary and Final Plats of the Afco Addition, No. 5. Mr. Larry Frassinelli, Senior Civil Engineer, advised that Texas National Surveying Company applied to plat the .94 acre tract located on the east side of Ball Street between Northwest Highway and West Wall Street. The two-lot plat zoned Highway Commercial is in conjunction with Auto Fuel's conditional use permit. Earlier the Commission recommended the City Council approve CU91-01. A second reading of the ordinance necessary because of a request for a 7 foot variance to the required 20 foot for a pole sign planned to be 13 feet. There was no discussion by Commissioners; and a motion from Cathy Martin and second from Robert Hinson was to approve the AFCO Preliminary and Final Plats, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant PRELIMINARY AND FINAL PLAT OF DURANT ADDITION (CLASSIC CHEVROLET) Next for the Commission to consider and make a recommendation to the City Council was the Preliminary and Final Plat of the Durant Addition. In the Cbmmission's deliberation session, Mr. Larry Frassinelli advised Commissioners the plats were in conjunction with CU91-01 submitted by Mr. Tom Durant for the Classic Chevrolet dealership. The 11.03 acre tract located on the west side of the intersection of State Highway 114 and William D. Tate Avenue is zoned Community Commercial. Further, Mr. Frassinelli advised all streets drainage and water and sewer requirements will be met prior to Engineering Department releasing the subdivision. There being no discussion from the Commission, a motion from Vice Chairman Oliver and second from Larry Atchley was to approve the Preliminary and Final Plats of the Durant Addition, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant PRELIMINARY PLAT OF STONEGATE III Next for the Commission to consider and make a recommendation to the City Council was the Preliminary Plat of Stonegate III. P & Z Minutes February 19, 1991 PAGE 12 Mr. Frassinelli advised that Mr. Joe Wright has submitted the request for 14.10 acres south of the Meadows Addition, east of Roberts and west of Heritage. The 46 lot subdivision is zoned R-7.5, Single Family. Mr. Frassinelli advised that sidewalks would be constructed to provide a foot path to the adjacent school and all subdivision and ordinance requirements would be met prior to release of the subdivision by Grapevine's Engineering Department. Following brief discussion, a motion from Vice Chairman Larry Oliver and second from Robert Hinson was to approve the preliminary plat of Stonegate III as submitted, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant MINUTES Next for the Commission to consider was the Minutes of the January 15 and January 30, 1991, Meetings. Following a spelling correction on the January 30, 1.991, Minutes, Page 3, Commission Myer's name "Myer" not "Myers", a motion from Ery Meyer and second from Cathy Martin was to approve the January 30, 1991 Minutes as corrected, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant With no corrections or additions, a motion from Cathy Martin and second from Ery Meyer was to approve the January 15, 1991, Minutes as submitted, with the prevailing vote as follows: Ayes: Cook, Oliver, Martin, Meyer, Atchley and Hinson Nays: None Absent: Palpant MISCELLANEOUS DISCUSSION AND REPORTS Briefly Marcy Ratcliff advised that Commissioners Atchley, Palpant and Hinson's appointments to the Planning and Zoning Commission expire in April, 1991, at which time reappointments will be considered. Staff announced Council had just appointed Curtis Young to replace Commissioner Michael Palpant whose recent job relocation, and his subsequent resignation from the Commission had left a vacancy. ADJOURNMENT With no further business for the Commission to consider, a motion from Larry Atchley and second from Cathy Martin was to adjourn the meeting at 10:30 PM, with the prevailing vote as follows: P & Z Minutes February 19, 1991 PAGE 13 PASSED AND APPROVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF GRAPEVINE, TEXAS, ON THIS THE 19TH DAY OF MARCH, 1991. CHAIRMAN SECRET