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HomeMy WebLinkAbout12/19/1988 Meeting (2) e M I NUT E S Eugene City Council Sousa/Bloch Room, Eugene Conference Center December 19, 1988 7:30 p.m. COUNCILORS PRESENT: Cynthia Wooten, Ruth Bascom, Robert Bennett, Debra Ehrman, Freeman Holmer, Jeff Miller, Roger Rutan, Emily Schue. The regular meeting of the Eugene City Council was called to order by His Honor Mayor Brian B. Obie. 1. PUBLIC HEARING: LIBRARY MIXED-USE PROJECT AND UTILITY USER'S TAX Mayor Obie reviewed the history of the library project. Four years earlier, the community had indicated that the need for a new or expanded public library should be included in the Eugene Agenda. A lay committee was appointed to develop recommendations to the council. The council has spent several months addressing issues of library size and location and public e meetings on the issues have been held recently. Mayor Obie said the public hearing was to address two issues before the council: whether to move ahead with the development and capital construction of a new library at the 8th Avenue and Olive Street site, and how to fund the operation and maintenance if that development occurs. Planning, Development, and Building Department Director Abe Farkas presented the staff report. The mixed-use project, proposed for a half-block site at 8th Avenue and Willamette Street, would develop 175,000 square feet in office space, approximately 106,000 square feet for the library, and about 50,000 square feet of below-grade parking. The office would have completely separate entrances from the library. The library would occupy about 17,000 square feet on the ground floor with the remainder of the library space on the second and third floors. The project would combine six components: an office tower, the library shell, library interior, the land, a parking facility, and various public improvements. The total range of costs for the entire project is between $33 million and $38.5 million, with $20 million of the total being private sector money focused on the office tower. Mr. Farkas recommended that the City be involved in short-term financing for the initial construction of the library shell, the parking structure, and some of the site improvements. A $9 million loan at three percent is proposed for a period not to exceed 24 months. The City is applying for e MINUTES--Eugene City Council December 19, 1988 Page 1 e $1 million to $2 million from the County and the State to assist in site improvements involving utility relocation and street rebuilding. Long-term financing is focused on the parking facility. Mr. Farkas stressed the importance of making parking available to office tower tenants at market rates. Underground parking would be available to library users in the evenings and on weekends free of charge. To help accomplish this, the City would provide a longer term low-interest loan of $2 million to $2.5 million at three percent for a 30-year amortized period. The 30-year amortization would begin to be repaid after five years, and the loan would have a ten-year call. Mr. Farkas said the land, valued at approximately $1 million, is currently owned by the renewal agency. Selling the land to Pankow now would probably result in the land acquisition cost being built into the office tower which could raise the office lease rates to a point beyond acceptability in the Eugene market. Furthermore, outright sale of the land might not result in the best return for the City. Therefore, Mr. Farkas proposed that the City receive ten percent of the cash flow from the office tower starting in the fifth year, five percent of any refinancing profit, and market value return on the land if or when the office tower is sold. In ten years, Mr. Farkas estimated that the land would be worth ten percent of the total project. Because of the office tower, the land would become taxable on completion of the building. Based on a $20 million office project on that parcel, the tax increment flow from the land would be approximately $60,000 annually. - The 106,000-square-foot library shell was estimated by Pankow at a cost of about $6.6 million. Through negotiations, Pankow agreed to remove the developer's fee and encouraged the community to use that as a challenge grant for raising at least $280,000 in private sector contributions for the library. This agreement brought the cost of the shell down to $6.32 million. It was proposed that the City would lease the shell at 60 cents per square foot for the first five years. Tax increment from the office tower, land, and parking structure would be used to retire this debt (a $763,000 per year lease). At the end of five years, the City would have the option of buying the shell for $6.32 million, renewing its lease, or entering an amortized lease on a 30-year basis. The council would have the option of building-out a 106,000-square-foot library or finishing 75,000 square feet and reserving the rest for interim leased space. In either case, Mr. Farkas recommended using existing tax increment resources to pay for the tenant improvements, estimated at $3 million to $5 million. Tony Mounts, Finance Division, explained that a larger library could be expected to have additional operating costs, presently estimated at $600,000 annually. The Council Committee on Library Financing considered several options that included: 1) opening the library without additional operating money which would result in staff shortages and service impacts (possibly, reduced hours); 2) financing the additional costs within the existing General Fund budget which would add to the projected deficit; 3) additional property e MINUTES--Eugene City Council December 19, 1988 Page 2 e taxes in the form of a tax base increase or a serial tax levy; and 4) relying on a dedicated revenue source such as the utility tax under consideration. Mr. Mounts said the utility tax would be based on the consumption of electric, steam, water, telephone (excluding out-of-state long-distance), sewer, natural gas, and cable television utilities. The tax would be paid by all the consumers of those utilities within the city limits. It was estimated that a one-percent utility tax would raise $800,000 annually. The committee recommended that revenue in excess of that needed for library operations should be dedicated to branch libraries in the future. The average home owner would see an approximate $13.00 per year increase through this tax. For property tax to produce the same amount of revenue, the average impact on home owners would be approximately $19.00 per year on a $60,000 home. Carol Hildebrand, Library staff, responded to the often-asked question, "Why not remodel and expand the present library facility?" The Future of Our Library Committee (Future Committee) commissioned an architectural study of the present building which revealed that structural engineering of the present top floor is such that book weight cannot be supported, nor is an additional floor possible. Asbestos in the building should be removed and there are plumbing and wiring deficiencies. Were an expanded library to be located at the present site, additional land would have to be purchased for parking. Consequently, the Future Committee recommended a new library and its first choice location would be at Broadway and Charnel ton streets. In e its discussion of a possible mixed-use project, the committee developed several criteria for the library space: it should have a separate entrance and identity, be designed with the input of users and library staff, have control of its own interior, be constructed so the buildingls other uses do not disrupt the operation of the library (noises, smells), not inhibit free speech activities, and have ground floor access. Ms. Hildebrand concluded that the proposal being considered offers the necessary space and functions. Mayor Obie opened the public hearing. Because of the large number of requests to speak, he asked that members of the public limit their testimony to two minutes each. Jean Reeder, 500 East 4th Avenue, spoke as the general manager of EWEB regarding the proposed utility consumption tax. She reported that customer comments on EWEB bills indicated that 11 percent favor the library, 85 percent oppose the utility tax, and 4 percent made other comments. She presented these comments to the council for its review. Ms. Reeder said EWEBls in-lieu-of-tax payment to the City of Eugene currently is $6.2 million. She anticipated further growth of those payments and suggested that the ongoing costs of the library could be paid out of these additional payments. Ms. Reeder listed three legal concerns with the proposed utility tax. First, she questioned whether EWEB has the authority to impose and collect the tax. e MINUTES--Eugene City Council December 19, 1988 Page 3 e Secondly, she cited a potential violation of bond contracts, and finally, she referred to a potential breach of a Bonneville Power Administration power sales agreement. Ms. Reeder emphasized the historic independence of EWES and maintained that taxing the utility would set a precedent of significant change in this relationship. Ms. Reeder concluded by asking the council to preserve the financial strength and independence of the utility by not imposing the proposed tax, or by taking the proposal to a vote of the people. Dale Allen, 4181 N. Clarey, spoke against the proposed library project and argued that the present library could be expanded. He opposed a joint public and private venture. Mr. Allen considered any additional tax burdensome and oppressive and encouraged the council to include the library in its regular budget process. Brent Rich, 1762 West 2nd Avenue, spoke as general counsel for Cuddeback Lumber Company. Mr. Rich described the proposed utility tax as a discriminatory sales tax and he cited Oregon voters' failure to pass a sales tax as evidence of unwillingness to support higher levels of library operations. Mr. Rich estimated the cost of the proposed utility tax to his company at over $5,000 and said it would result in a competitive disadvantage. Mr. Rich submitted a letter from the Gale M. Roberts Company which said the present library was designed to allow additional space. e Thomas Gilbert, 1451 White, identified himself as a Friend of the Eugene Public Library. While the Friends had supported expansion at the current site, Mr. Gilbert said it was now clear that the type of library Eugene needs and deserves require a new building. He commended City staff for developing a financial plan that should be tried. Because of the apparent conflict between the City and EWES, Mr. Gilbert no longer supported the utility tax and proposed a public vote on the finanCing of the project in March or April. Vern Gleaves, 975 Oak Street, spoke as the representative of Farwest Steel Corporation and Valley River Inn. Both businesses would be harmed by the proposed utility tax and Mr. Gleaves concurred with Ms. Reeder's questioning of the legal authority of the City to levy the tax and EWEB to collect it. Mr. Gleaves suggested that the proposed tax would send an anti-business message and he urged the council not to make a decision without regard for the wishes of the citizens. Evelyn Perkins, 2586 Brittania Place, president of the Friends of the Eugene Public Library said she was not representing that group at the hearing. Ms. Perkins spoke of the high usage of the library and the friendliness of the staff in poor working conditions with limited program space and a lack of seating. Ms. Perkins said action must be taken and she considered the proposal under consideration by the council to be the only solution that has been presented. e MINUTES--Eugene City Council December 19, 1988 Page 4 e Bruce Hall, 272 Country Club Road, spoke as the regional manager of US West Communications. Mr. Hall voiced strong opposition to placing an additional burden on his customers by imposing the proposed utility tax. He was not arguing with the need or merit of a new library, but he considered the tax vehicle being considered a regressive tax. Additionally, he claimed that a tax on necessary services would not be in the best interests of residents. At this point in the meeting, a member of the audience complained that speakers were not being called in the order in which they had arrived and signed up to speak. Ms. Bascom apologized for an unintentional change in the order of requests for recognition. Nancy Spring, 2330 Palmer, expressed concern about the constitutionality of the proposed tax which she considered a regressive sales tax that would have a detrimental impact on nonprofit organizations serving aged and low-income citizens. Leslie D. Erb, 610 E. 39th Avenue, encouraged the council to have regard for the elderly when deciding how to raise money, and to be cautious about entangling the public and private sectors. Margaret Wilson, 223 Conestoga Way, spoke against imposing any sales tax which she felt would be an unfair burden to senior citizens. While she never uses the library, she said she did not oppose a new library Marian Bennison, 155 E. 49th Avenue, said citizens were not opposed to a new - or expanded library, but objected to it being located downtown, tied to a commercial building, or financed by a utility tax. She maintained that the present structure could be expanded and that there was adequate parking nearby. Randy Turnbow and daughters, 2610 Highland Oaks Drive, described the important role the library plays in the development of children. He strongly encouraged the council to improve the library and considered the proposal under consideration the only practical alternative to do so. He supported the utility tax and said it could encourage conservation. Mr. Turnbow suggested that local contractors be used on the project. George Richardson, 220 N.W. 2nd Avenue, Portland, spoke on behalf of Northwest Natural Gas Company. He supported the library but opposed the utility tax as an inappropriate tax base for providing dedicated revenue for a City project. Mr. Richardson said the utility tax was unfair to low-income citizens whose homes are more likely to lack energy-efficiency. He thought it was unfair that the oil and propane segment of the energy industry would escape the tax and he anticipated the tax having an adverse impact on Eugene's future economic development. Tom Slocum, 1950 Graham Drive, complimented the Future Committee work, but said the community cannot afford a new library at this time. He suggested that funds are being inappropriately allocated in the community and thought cuts should be made in other areas. e MINUTES--Eugene City Council December 19, 1988 Page 5 e Ruth Miller, 2460 Malabar Drive, felt there was community consensus for a larger public library and she considered the Pankow proposal an opportunity to have that library at a reduced cost. Because of expressed opposition to the utility tax she encouraged the council to explore other financing possibilities while it moves ahead with construction. She suggested polling the public to determine its wishes regarding a serial levy. LeRoy Erdmann, 1755 Fairmount Boulevard, favored the present library location because of its accessibility and he maintained that it could be expanded. Mr. Erdmann considered the Pankow proposal a way of using the City to further the interests of a private developer. Herman P. Hendershott, 2288 Potter Street, spoke against the Pankow financing proposal, saying the City would be subsidizing an office building. He expressed concern with the projected increase in library operating costs and recommended against building now and financing later. Martha Rice, 2610 Highland Oaks Drive, spoke as the president of the Library Board. Ms. Rice commended City staff for recognizing the need for a new library. While all possible locations would have their own drawbacks, the Library board supports the proposed siting at 8th Avenue and Olive Street, a minimum size of 100,000 square feet, and the provision of at least the existing service levels. Ms. Rice pledged that the board would continue to work with citizens and the City Council to develop a functional design and a branch library system. e Sybil Natawa, 1053 W. 4th Avenue, #17, deplored the deficiencies of the current library and encouraged the council to serve the public interest by providing a library that can be used by all. William E. Eaton, 2311 Willamette, was suspicious of dealing with a commercial developer and said enhancement of business downtown was not an appropriate criterion for siting a library. He said more specific data is needed on financing, parking, and alternative buildings that could be used (for example, the Sears and The Bon buildings). W. J. Mason, 1803 W. 34th Place, said the citizens were being asked to support a tax for a building that might not be completed. He said traffic and parking at the 8th Avenue and Olive site would be a nightmare and more information is needed before a hasty decision is made. Eugene A. Lynch, 48 Adams Street, spoke against the proposed development and utility tax and questioned the council's authority to act on the matter without a vote of the people. Sarah Hendrickson, 1036 Adams Street, identified herself as an EWEB commissioner representing Wards 6 and 7. She expressed skepticism about the proposed public/private financing partnership. Ms. Hendrickson supported the library, but opposed the utility tax because there was no assurance that it would always be dedicated to the library. She spoke of the traditional e MINUTES--Eugene City Council December 19, 1988 Page 6 e independence of EWEB and the City and urged the council not to impose a utility tax. Katherine Eaton, 1631 E. 24th Avenue, supported the proposed public/private partnership as a way to provide public facilities. She expressed concern regarding the utility tax and suggested that the council consider other mechanisms to support the library.s operation. Ms. Eaton urged the council to refer any proposed tax to the voters. Arthur Shapiro, 2742 Bowmont Drive, presented a memorandum to the council and expressed displeasure that the press had departed from the meeting before all citizens had been heard. Mr. Shapiro said a library must offer convenience, accessibility, and safety to its users. He said the proposed siting did not offer those things but presented a financing scheme to benefit the Pankow Corporation and downtown merchants. Christopher Horton, 1085 Calvin Street, suggested that the library charge a $25 per family annual user fee. He said the utility tax would be taxation without representation. Mr. Horton encouraged the council to sell the existing library facility, use that revenue, and consider existing bUildings (Sears and The Bon) as sites for the library. . Randy Prince, 1819 Columbia, supported an improved library and suggested that Pankow build a six-story building in the vicinity of the bus station. Mr. Prince said a library should be a monumental structure and said the design of the proposed building lacked creativity. He described the proposed building e as an urban, commercially oriented structure that would be inaccessible and inconvenient for library users. Bill Thomas, 1588 W. 25th Avenue, identified himself as chair of the Lane County Chapter of Oregon Tax Payers United. He did not oppose a new library, but said users should pay for it. Mr. Thomas considered the proposed utility tax regressive and said it would negatively impact those low-income families who pay no income or property tax. He anticipated that EWEB customers would refuse to pay the tax. Allen Kibbey, 2130 Greenv;ew, supported a new library and observed that providing an educated work force for the future is a critical task. Mr. Kibbey encouraged people to regard the library decision as one with impact on the future as well as on today1s pocketbook. Bob Cassidy, 1465 E. 27th Avenue, considered the Pankow development an opportunity to build a new library for less. He thought a one-percent utility tax would spread the burden of taxes. Mr. Cassidy suggested that EWEB might increase its in-lieu-of-taxes payment. Al Johnson, 1991 Madison Street, commended staff for the development proposal and called the library the educational heart of the community. He approved the proposed site because of its central location and because it would e MINUTES--Eugene City Council December 19, 1988 Page 7 e enhance the safety of the downtown area. Mr. Johnson said he would welcome the opportunity to contribute to the library as a "check-off" on his utility bill. Don Norris, 1984 Kimberly Drive, opposed the proposed library location and the development's elimination of a popular downtown surface parking lot. He said another parking structure is needed downtown. Mr. Norris claimed that inaccessibility of the proposed site would require reopening Willamette and/or Olive streets. He also objected to the proposed library site because of security problems. Brian Knowles, 1133 Olive Street, Apt. 915, identified himself as a low-income person. He said the utility tax would be detrimental to the low-income, senior, and retired populations. Mr. Knowles opposed Pankow's locating in Eugene and suggested that the Sears building should house the library. At this point, Mayor Obie called for a ten-minute recess. Blase Bova, Westside Neighborhood Quality Project, reported that in a meeting of the Westside Neighborhood Quality Project and Jefferson Area Neighbors, a surv~y indicated that out of 18 residents present, seven agreed that the council should pass the financing package which included the utility tax, ten were opposed, and one abstained. Two participants preferred neighborhood branches instead of an improved central library, and 14 did not. Eleven residents favored putting all library decisions to a vote of the people, and - six did not. Regarding the proposed design of the Pankow building, five indicated they liked it and ten did not. While he was not opposed to a new library, or a new tax to fund it, Mr. Bova requested that the council refer any proposed tax to the voters. He commented that the utility tax would be more regressive than a sales tax because it would not exempt essential services. Douglas Card, 1272 Jackson, identified himself as the co-chair of the Westside Neighborhood Quality Project. Mr. Card referred to Mr. Bova's report on the neighborhood meeting and said it was clear that those at the meeting preferred a central library, agreed that if Pankow builds, it should include the library. Mr. Card said the Pankow development deserves more discussion and should be referred to the voters, According to Mr. Card, all citizens share the goals of cultural betterment of the community, lower taxes, opportunities to save $5 million, and a higher level of citizen participation. Sue Girardeau, 2398 Douglas Drive, represented the League of Women Voters of Lane County. Because the library needs to be large enough to meet the needs of the community for the next 20 years and it is impractical to expand at the present location, the league supports the Pankow proposal as an opportunity to achieve a fine facility that would meet most of the criteria for a library (convenient to use, easily accessible, centrally located, attractive, and designed for efficient and effective operation). Ms. Girardeau expressed e MINUTES--Eugene City Council December 19, 1988 Page 8 e concern about the adequacy of the proposed parking facility. She opposed the utility tax and proposed considering a restaurant tax or another option that should be referred to the voters after the development is underway. John Bauguess, said no effort had been made to preserve the present library. He suggested reducing support for the Hult Center and putting the money saved into the present library. Mr. Bauguess said the community could not afford a new library at this time. Julie Aspinwall-Lamberts, 1286 Piper Lane, spoke on behalf of the Eugene Downtown Commission in expressing support of the proposed location at 8th Avenue and Olive Street. The mixed-use development responds to a primary goal of the Downtown Plan adopted by the council in 1984. The commission was concerned with the depletion of tax increment and parking reserves because it could impact the City's ability to respond to additional development opportunities in the near future. As a private citizen, Ms. Aspinwall-Lamberts expressed strong support for the proposed public/private project and siting the library at that location. While she expressed some concern regarding the proposed utility tax, she supported it as an appropriate mechanism to restore and support library services. Fergus McLean, 38574 Dertz Road, considered the proposal a risky use of public funds. While he found a new library exciting, he cautioned against approaching the project with undue haste. Mr. McLean suggested expansion of e the urban renewal district to include the present library site. By expanding the library there, he anticipated the City would save money that could then be made available to help the homeless people in the community. Connie Toomey, 2574 Harris, advised the council to not anger and alienate the community by the way it conducts business. She suggested implementing a voluntary user fee for the library. She expressed concern that a private interest in the library building could result in attempts to control the library's hours, materials, speakers, and patrons. She recommended exploring The Bon and Sears buildings as alternative library sites. Ellen Maddex, 2570 Van Ness, expressed preference for a graduated income tax to finance capital improvements, but did not oppose the utility tax. She proposed lowering the tax rate on essential utilities and raising it on cable television. She urged the council to delay all capital improvements until operating and maintenance revenue is available. Molly Stafford, 1060 Madison, identified herself as a user and supporter of the library and expressed support for the proposed downtown location. While she did not consider the utility tax perfect, she maintained that conservation efforts would reduce its cost to consumers. e MINUTES--Eugene City Council December 19, 1988 Page 9 ~ e Richard E. Miller, 2460 Malabar, spoke as president of the Eugene Area Chamber of Commerce. He reported that after careful study, the chamber supported a new library in a mixed-use development at 8th Avenue and Olive Street whose construction would be financed by tax increment sources. Mr. Miller saw an immediate need for additional parking and recommended that plans to construct a SOD-stall facility to accommodate the demands generated by the project should be started as soon as possible. He encouraged the City to develop strategies to minimize the project's impact on traffic. The chamber opposed the proposed one-percent utility consumption tax and Mr. Miller cited the inequitable administrative burden the tax would place on utility companies as a disadvantage of the tax. To meet the increased operating costs, the chamber recommended that the City re-order its budget priorities. Mr. Miller suggested that the elected members of the council rather than staff should decide how to allocate additional funds received by the City. Finally, the chamber recommended that any new tax should be voted upon by the citizens of the community. Steve Andresen, 2640 University Street, suggested demolishing the present library and rebuilding a new facility on that site. He considered a lack of parking significant flaws in The Bon and Sears sites. Mr. Andresen claimed that the City's first priority should be promoting property tax reform at the e legislative level and he suggested that City services should receive financing priority over other projects such as the airport. Terri Wade, 1194 Adams, supported any library project that would be within biking distance. Chuck Bailey, 1627 Lawrence, identified himself as a representative of the Southwestern Oregon Chapter of the American Institute of Architects on behalf of whose board he was speaking. He encouraged the council to build a new library for the city at the Broadway and Charnel ton site originally recommended by the Future of Our Library Committee. Mr. Bailey opposed the proposal before the council because a stand-along building would better meet the needs of a library. Steve Hill, 2942 Wingate Street, expressed support for expanding the library but said the location being considered was better suited for use by the Eugene Celebration. He anticipated an enforcement problem with the proposed utility tax and wondered if it would require passage of ordinances, denial of service, and placing liens on property. Linda Mello, 39582 Mohawk Loop, Marcola, said her comments were on behalf of the Lane County Library Advisory Board. She called attention to the closure of the County library and asked the council to include County needs in its e MINUTES--Eugene City Council December 19, 1988 Page 10 . consideration of a new library. She pointed out that increased cooperation between cities and the County would increase the efficiency of library service delivery to all County residents. Mike Fox, 330 North Adams, said parking and traffic congestion would be difficult issues if the library is located at 8th Avenue and Olive Street. He anticipated that within a year after completion, the council would ask the voters to approve an additional parking structure costing between $10 million and $12 million. Mr. Fox said that as it was drafted, the utility tax ordinance would allow the council to amend it at its discretion. Mayor Obie announced that because the hour was growing late, those still wishing to speak should be as brief as possible. He said the record would remain open until January 9 and written comments could be submitted until that time. Thaddeus Jozwiak, 2622 Willona Drive, said he was a retired citizen living on a pension. He advised the community to use existing facilities, such as school libraries, and to not build new buildings. Eleanor Mulder, 2775 Emerald, spoke in support of the Pankow library development and handed out a written statement. Michael Gannon, Box 10324, commented that the speed with which the Pankow proposal was being processed implied that citizen's best interests were not being considered. He referred to a low-cost downtown housing proposal and a e proposed downtown transportation center, both of which were not successful and said the council needs to address transportation problems. Mr. Gannon was particularly concerned about the use of fossil fuels and damage to the ozone layer. Alice Carnes, 2876 Kincaid, volunteered to work on private fund-raising to support the library project and said she was willing to be taxed in order for the library to be successful. Clark Winston Cox, Jr., 1085 Patterson Street #9, opposed the utility tax which he said should be referred to the voters. He offered to contribute to private fund-raising. Mr. Cox encouraged the council to explore user fees and general revenue sources to fund library operations. He supported the Pankow development and suggested inviting a representative of Pankow to appear before the community to answer questions. Scott Elliott, 480 Monroe, supported expansion of the library at its present site when the City can afford it and said a library belongs in a residential neighborhood. He expected voters to oppose relocating the library, combining a public building with a private business, and any increase in taxes. Donna Tjaden, 850 Snell, identified herself as a member of the Eugene Foundation Board and said Eugene needs a new library, the Pankow proposal represents the best opportunity to realize that need, and she was prepared to assist with fund-raising or to accept donations. - MINUTES--Eugene City Council December 19, 1988 Page 11 ,.5.1::_ L - Mayor Obie closed the public hearing and thanked the public for its input. The meeting was adjourned at 10:50 p.m. . ~;.~:.:-;~.~t f~:-.L~y :~:~:~~ed, ",. (" ',,' "',/../ ~~':;'/ ;,C ...'~" ~ ~ Mi chea 1 'Gl ason', City Manager (Recorded by Mary Feldman) mncc 121988-730 e e MINUTES--Eugene City Council December 19, 1988 Page 12 ~.-_- ~ -