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11-18-2013 (Zoning Board of Adjustment) Agenda Packet Zoningof ustments OF Wy G( 4. f.‘ .(1�' Y \- , t_1/40-,,,i1 1-,- i; :iL -i .,,- \- -amom% ` f .% i1a. ff* �VG0‘..fTixcF0EL AN RAlt�ygy 40,11 0 1887 0 ST`411 OF TEXNS ovem er 18 2013 Regular Business Meeting _co. OF44,4 iigikite Wylie Zoning Board of or, M_ , Adjustment 4„F Fc•.qw.r I g.r�FsS7�r5 NOTICE OF MEETING Regular Meeting Agenda Monday, November 18, 2013 — 7:00 p.m. Wylie Municipal Complex — Council Chambers 300 Country Club Road, Building #100 Bill Baumbach Chair Linda Jourdan Vice-Chair Jason Potts Board Member Kelly Price Board Member Karyn McGinnis Board Member Kevin Finnell Alternate Board Member William Hiney Alternate Board Member Renae' 011ie Planning Director Charles Lee Senior Planner Jasen Haskins Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.wylietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wylietexas.gov. The Mayor and City Council request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. The Wylie Municipal Complex is wheelchair accessible. Sign interpretation or other special assistance for disabled attendees must be requested 48 hours in advance by contacting the City Secretary's Office at 972.516.6020. Hearing impaired devices are available from the City Secretary prior to each meeting. CALL TO ORDER Announce the presence of a Quorum. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the September 16, 2013 Meeting. REGULAR AGENDA Public Hearing 1. Hold a public hearing to consider and act upon a request by Kumars Poorkiyani for a Variance to Section 5.2.E.6.c parking regulations of the Zoning Ordinance to reduce parking for a Health Club use to allow 18 parking spaces in lieu of the required 31. Property located at 211 Regency Drive, being Lot 44 Block C of the Regency Business Park Phase 2 Addition (ZBA 2013-09). November 18,2013 Wylie Zoning Board of Adjustment Regular Meeting Agenda Page 2 of 2 ADJOURNMENT CERTIFICATION I certify that this Notice of Meeting was posted on this 15th day of November 2013 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wylie website: www.wylietexas.gov. Carole Ehrlich,City Secretary Date Notice Removed This page is intentionally blank Wylie Zoning Board of Adjustment CITY OF WY L I E Minutes Zoning Board of Adjustment Monday, September 16, 2013 — 7:00 pm Wylie Municipal Complex — Council Chambers 300 Country Club Road, Building 100 CALL TO ORDER Chairman Bill Baumbach called the meeting to order at 7:04 p.m. and stated that a quorum was present. Board Members present were; Vice Chair Linda Jourdan, Board Member Karyn McGinnis, Board Member Jason Potts and Board Member Kelly Price. Staff members present were: Renae' 011ie, Planning Director, Jasen Haskins, Planner, Charles Lee, Senior Planner, Randy Corbin, Fire Chief, and Mary Bradley, Administrative Assistant. ELECTION OF CHAIR AND VICE CHAIR A motion was made by Commissioner McGinnis, and seconded by Commissioner Jourdan to nominate Board Member Baumbach as Chair. Motion carried 5 — 0. A motion was made by Commissioner McGinnis, and seconded by Commissioner Price to nominate Board Member Jourdan as Vice Chair. Motion carried 4 — 0 — 1, with Board Member Jourdan abstaining. CONSENT ITEMS 1. Consider and act upon approval of the Minutes of the August 19, 2013 Meeting. A motion was made by Board Member Potts, and seconded by Board Member Price, to approve the Minutes from the August 19, 2013 Meeting as submitted. Motion carried 5 — 0. PUBLIC HEARINGS Minutes September 16, 2013 Wylie Zoning Board of Adjustment Page 1 of 5 1. Hold a public hearing to consider and act upon a request by Don Pool, Director of Operations for Wylie ISD for a Variance to Section 5.5.A of the Zoning Ordinance requiring that all temporary uses operate 90 days or less within a one-year time frame, property located at 101 Hensley Lane, being Lot 1, Block A of the Raymond Cooper Jr. High School Addition. ZBA 2013-08 Staff Comments Mr. Haskins stated that the applicant is Wylie Independent School District and the facility is Draper Intermediate School, located at 101 Hensley Lane. The WISD is requesting temporary buildings on the property, as expansion over the next school year is completed. The Zoning Ordinance allows temporary buildings for 90-days or less within a one-year time frame. Until the construction is completed, the school is requesting the temporary buildings longer than the 90 days requirement. The school was constructed in 2007, building inspections issues a residential building permit for every day and half, causing the school to reach their capacity before expansion is completed. As required by law, comment forms were sent to thirty-six property owners, and no comment forms were returned in favor or in opposition. Mr. Don Pool, Executive Director of Operations, WISD, the applicant, stated that the temporary buildings will be used as classrooms only. The future expansion is in the planning stages, and will be voted on by the citizens as a bond in May possibly. The number of students enrolled at the school is about 710. Chairman Baumbach opened the public hearing. With no one approaching the Board Members, Chairman Baumbach closed the public hearing. Board Discussion Mr. Haskins stated that the Board may include in their motion a timeframe to allow the temporary buildings or until the bond is passed and construction is completed for the expansion. Board Action A motion was made by Board Member McGinnis, and seconded by Board Member Price, to Grant the temporary buildings until the construction of the expansion is completed. Motion failed. Chairman Baumbach is uncomfortable with open-ended permit. Board Member McGinnis removed her motion, and seconded by Board Member Price. Minutes September 16, 2013 Wylie Zoning Board of Adjustment Page 2 of 5 A motion was made by Board Member McGinnis, and seconded by Chairman Baumbach to Grant the temporary buildings use for two years, to adhere to any Bond election and progress on the expansion completion. Motion passed 5 - 0. 2. Hold a public hearing to consider and act upon a request by T. Sean McGuire acting on behalf of Ladylike Shop Inc. for a Variance to Article 5, Section 5.5 Temporary Uses of the Zoning Ordinance requiring that, "Commercial activities not normally allowed in certain areas be permitted on a temporary basis for a time period not exceeding 90 days within a one-year time period", property located at 1001 N. SH 78, being Tract 93 of the F De LaPina Survey. ZBA 2013- 07 Staff Comments Mr. Lee stated that the applicant is Mr. Sean McGuire, and is requesting an extension to a 90-day temporary use permit to one year. The Zoning Ordinance allows a temporary use permit for 90-days or less within a one year time frame. The purpose of the temporary use permit was for a Flea Market Event to be held three days on the last weekend of the month. Mr. McGuire is requesting the temporary use permit be extended for one year. The applicant was advised that unless minimum public improvements were met, staff cannot support an extension to the 90-day. The public improvements include adequate facilities for parking; fire and emergency access; restrooms; utilities; safe ingress-egress, and minimum building and fire code compliance. Sixteen public comment forms were mailed to surrounding property owners. One response was returned in favor of the request and one online complaint against the business was received. Fire Chief Corbin stated that any type of business shall meet requirements set forth within Zoning Ordinance, adequate water supply, egress, access, weather pavement regulations. The proposed request is temporary, with propane, no concrete parking, no permanent zoning and presents additional threat to the welfare to the citizen of our Community. From the discussion with Mr. McGuire, his intent was not to be in compliant with the City of Wylie fire codes. Chief Corbin stated that Liberty County, Cleveland, Texas, had a similar flea market that caught fire within the last week. The buildings burned down, and the reason why there was not adequate water supply. Chairman Baumbach opened the Public Hearing. Minutes September 16, 2013 Wylie Zoning Board of Adjustment Page 3 of 5 Mr. Sean McGuire, 6301 Whetstone Drive, McKinney, Texas, the applicant, stated that allowing the flea market to operate year around, this would assist his finances in order to provide for his family, asset for the city and provide revenue for planning and designing to implement the required infrastructure. Several citizens residing outside the city limits spoke in favor of allowing the flea market to operate year around, stating the revenue is a supplement to income and assisting children's college finances for the vendors. The names of these residents were: Ms. LeeAnne Archer; Mr. Jose Nereo Olvera; Ms. Adriara Juarez; Ms. Sharon Devore, Ms. Dawn Haney, Mr. Bill Caldwell, Ms. Joyce Chandler, Ms. Patricia Nall, Mr. Dennis Keck, Mr. Byron Lawrence, Mr. Michael Bell, Ms. Charlotte Ross, and Suzanne Robertson. Several City of Wylie residents spoke in favor of the allowing the flea market to operate year around were; Ms. Mamie Tills, Ms. Joanne Schmidt, Ms. Marsha Tonn, Mr. Michael McMeans, Mr. Joe Davis, and Ms. Roxy Brown. These residents stated that the flea market if variance was granted would be an asset to the city and would supplement family income for the vendors. Chairman Baumbach closed the Public Hearing. Ms. 011ie stated that the property does not have permanent zoning. The property is zoned Agriculture, is not a permanent zoning. The issue is not the type of business, the issue is that it is a permanent business and not allowed in a temporary zoning district. If the applicant desires to pursue year around flea market, change of zoning to Corridor Commercial would be required. Therefore, a permanent zoning would require all the improvements be in place before a permanent business could operate. Chief Corbin stated that City of Wylie has an I.S.O. 1 rating, meaning the water, the alarm received, the communication for emergencies, and the budget for fire department. If the Board selective grants the request, the other business owners could ask to borrow money from the city also because that is what granting the request will do is loaning the applicant money to operate. Chief Corbin is in favor of the flea market, but the standards and codes must be met before operating the business. Chairman Baumbach reviewed the requirements for not granting a request and the requirements for granting a request. Board Action Chairman Baumbach asked the Board to make a motion whether to Grant or Deny the request. A motion was made by Chairman Baumbach, and seconded by Board Member Price to Deny the request for extending a temporary basis for a time period not exceeding 90 days. Motion carried 5 — 0. Minutes September 16, 2013 Wylie Zoning Board of Adjustment Page 4 of 5 ADJOURNMENT A motion was made by Board Member Potts, and seconded by Board Member Jourdan, all Board Members were in consensus, and the meeting adjourned at 8:44p.m. Bill Baumbach, Chairman ATTEST: Mary Bradley, Secretary Minutes September 16, 2013 Wylie Zoning Board of Adjustment Page 5 of 5 This page is intentionally blank Wylie Zoning Board of Adjustment CITY OF WYLIE AGENDA REPORT Meeting Date: November 18, 2013 Item Number: 1 Department: Planning Case Number: ZBA 2013-09 Prepared By: Jasen Haskins Project Location: 211 Regency Drive Regency Business Park Phase 2 Date Prepared: November 11, 2013 Subdivision Name: Addition Location Map,Applicant Letter, Site Plan,Notification Exhibits: List and Map with Responses Subject Hold a public hearing to consider and act upon a request by Kumars Poorkiyani for a Variance to Section 5.2.E.6.c parking regulations of the Zoning Ordinance to reduce parking for a Health Club use to allow 18 parking spaces in lieu of the required 31. Property located at 211 Regency Drive, being Lot 44 Block C of the Regency Business Park Phase 2 Addition (ZBA 2013-09). Discussion The subject property consists of one lot on the northeast corner of Regency Drive and Exchange Street and is zoned Light Industrial. All adjacent properties are also currently zoned LI. The entire property is approximately 0.681 acres, with a 6,357 square foot structure, of which 5,759 square feet is a proposed Health Club use and the remainder for office use. The current Zoning Ordinance Section 5.2.E.6.c requires one parking space for every 200 sf of floor space in a Health Club use. The use would thus require 29 parking spaces with two more for the office space leading to a total of 31 required spaces. The applicant is asking for a variance to reduce the required parking by 13 spaces (or 42%) for a total of 18 required in accordance with Article 8, Section 8.4.C.4.e, which states that, the Board may waive or reduce the parking and loading requirements in any district, whenever the character use of the building is such as to make unnecessary the full provision of parking or loading facilities, or were such regulations would impose an unreasonable hardship upon the use of the lot, as contrasted with merely granting an advantage or a convenience. The applicant has provided a site plan that demonstrates possible on-street parking areas that, while currently legal, cannot be considered as part of the required parking. Staff feels that the applicant's property definitely has unique and challenging aspects that warrant consideration, namely the large easement that bisects the property and prohibits more on-site parking. However, overflow parking is likely to be on the street; and Regency Drive, while having relatively low traffic counts now, will become a busier commercial thoroughfare as Wylie continues to grow. CONSIDERATIONS: The Board shall not grant a variance to the development code which: (1) Permits a land use not allowed in the zoning district in which the property is located; or (2) Is in the public right-of-way or on public property; or Page 1 of 2 Page 2 of 2 ZBOA 2013-09 (3)Alters any definition of the development code; or (4) Is other than the minimum variance that will afford relief with the least modification possible to the requirements of the development code; or (5) Is based on physical conditions or circumstances of the property so general or recurring in nature as to reasonably make practicable the formulation of a general regulation to be adopted as an amendment to the development code; or (6) Is based exclusively on findings of personal or financial hardship. In order to grant a variance to the development code the Board shall find that all the following have been satisfied: (1) That there are unique physical circumstances or conditions of the lot, or other exceptional physical condition particular to the affected property; (2) That because of these unique physical circumstances or conditions, the property cannot be reasonably developed or used in compliance with the provisions of the development code; (3) That due to such unique physical circumstances or conditions, the strict application of the development code would create a demonstrated hardship; (4) That the demonstrable hardship is not self-imposed; (5) That the variance if granted will not adversely affect the proposed development or use of adjacent property or neighborhood; (6) That the variance, if granted will not change the character of the zoning district in which the property is located; (7) That the variance, if granted is in keeping with the intent of the development code; and (8) That the variance, if granted will not adversely affect the health, safety or welfare of the citizens of Wylie. Public comment forms were mailed to seventeen (17) property owners within 200 feet of this request, as required by State Law. Two comment forms were received at the time of this posting, one in favor and one in opposition of the requested variance. Approved By Initial Date RO 11/11/13 Department Director g� ►�mn E_nil�IIIIIII �� mmm,m� ..� 1111►Qp Ii �i�lllll►,r ♦ —gi ii pmnib CIIIIeo 1 4 �iii°Nii�► � IIIIIIIIIIII►� 11 ,' ►r►►►�iiii�rj 'ruin'!••► IIIHHn iy,,i,,� c G ait,, ♦ ' -inC� n � in..illimni .viiC° u t ■ ii►"t inuil rmm4Pinr'r r - mm�n� mrj ='- emm,1E imtir it►"- r un'�5nn�■ mm iuinm ►mr.�_i _. emu.r%tilirunrrp iNmmmmmn�� p 111 �.. anon°►°i _ _ �= "��'i/in° �mlii-►. i�. nnmmmr E�- _ .. n„�ti_ k\. , thfiMilli gaig 1r LM :_gip ,. le iRIli;niimn. .-.---- LW MENEE '" c�ena— t�+a .� I I _ Subject Property I I ( ��a `°� ae x D 1 LOCATION MAP ZBA CASE#2013-09 F Better Design Resources LLC - P.O.Box 1454,Wylie,TX 75098 Phone:214-773-6460 • Fax:972-429-0224 www.betterdesignresources.com ATTACHMENT RE:Request for Variance,211 Regency Drive,Wylie Variance Requested for: 5.2 Listed Uses,Section E.6.c, Health Club(pg 42) The owner requests a variance of the City of Wylie Zoning Ordinance Sect 5.2 Listed Uses,Section E.6.c (parking)as follows; Required parking is listed as 1 parking space for every 200 square feet(sf)of Fitness floor area. 5,759 sf of Fitness area/200=28.79 459 sf of Office area/300= 1.53 Total parking required=30.32,rounded down to 30 Requested parking is proposed as 1 parking space for every 360 sf of Fitness floor space. 5,759 sf of Fitness area/360=15.99 459 sf of Office area/300= 1.53 Total parking required= 17.52,rounded up to 18 The aforementioned variance represents a request of a reduction of on-site parking by twelve parking spaces. Ample on-street parking is available within a one block radius that will provide the twelve spaces, none of which would be in front of an existing building or existing business. It is understood that for the variance to be granted,the Board must determine that all conditions of items a.through f.,as listed on the Application—Request for Variance,must apply and do submit the following responses. a. That special conditions and circumstances exist which are peculiar to the land,structure or building involved and which are not applicable to other lands,structures,or buildings in the same district Response: Lot 44,Block C of the Regency Business Park Phase 2,aka 211 Regency contains three separate easements,two natural gas and one electrical transmission,making the property very challenging to build upon and be productive. The owner has constructed a 6,261 sf sprinkled building on this lot. The owner has maxed out the park-able area by pursuing and obtaining permission to construct 18 parking spaces on the Oncor Transmission Line Easement. Parking is not possible for safety reasons on the natural gas pipeline easements,leaving the remainder of the property un-park-able. Ample replacement on-street parking exists surrounding the property,none of which are in front of an existing business. b. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance. Response: it is submitted that if this property did not contain any easements,it would be park-able under any"use"available in the Light Industrial zoning. Page 1 of 2 c. That the special conditions and circumstances do not result from the actions of the applicant. Response: It is submitted that no special conditions or circumstances arise from the actions of the owner or agent. d. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands,structures,or buildings in the same district. Response: No special privilege is sought in this request for variance. The variance is requested to allow an existing tenant this building to be able to occupy the entire building with a use that is currently allowed in LI zoning. e.No nonconforming use of neighboring lands,structures,or buildings in other districts shall be considered ground for the issuance of a variance. Response: No precedence is sought for or otherwise identified. f. Financial hardship shall not be considered grounds for the issuance of a variance. Response: Financial hardship is not a consideration in this application. Respectfully submitted, 0 Bryan Rogers,Agent Better Design Resources Page 2 of 2 18 WHEELER PARKING VACANT LOT ELECTRICA SUB STATION LOT 4,CLOCK P LOT 3,CLOCK P LOT 2.CLOCK P LOT I.CLOCK P ITT BEIYI IYIGT MIME ITT•TUFT* Iw[e.■[YEY NAL RUM I PAIR KIM I PAK Rua I rY(MAN I MID u mo u =MD u big,u 11 12 13 14 15 f6 11 18 19 20 21 22 23 24 28 REGENCY DRf YE 3 4 6 6 1 8 9 10 t Nm0•m43 W =�2 9m JO (3 j2m. UILDING 9ETD4CK 2 —� a x3 LLI~ I VAGANT LOT I1J 4 4-20—cVACANT LOT Ot m [�LOT 4 CLOCK E 2 0 j 2 in t LOT 44, aLOCK C s v is la MINK,.:.0 n' il..wulEM: R£*C'7i BU91NES9I wm�uumSou II II r0[3r'1 SF 0.6S14AC 29,E614 8F Q ' 1 II-- f51 �.:fVvTl:.z 1 In VSINGLE STORY STRICTURE 20sIkD Lf ,O. 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NOTIFICATION REPORT APPLICANT: Kumars Poorkiyani APPLICATION FILE 2013-09 211 Regency Drive Wylie,Tx 75098 # BLK/ABST LOT/TRACT TAX I.D.# PROPERTY OWNER NAME ADDRESS Applicant 211 Regency Dnve 1 Kumars Poorkiyani Wylie,Texas 75098 Regency BP#2 6019 Weymouth Drive 2 Blk C Lot 1 R-2208-003-0010-1 Soroor Haghdan Dallas,Texas 75252-7936 Regency BP#2 2808 Capital Street 3 Blk C 2 R-2208-003-0020-1 Plumlee Real Estate,Ltd. Wylie,Texas 75098 Regency BP#2 2808 Capital Street 4 Blk C 3 R-2208-003-0030-1 Plumlee Real Estate,Ltd. Wylie,Texas 75098 Regency BP#2 2808 Capital Street 5 Blk C 4 R-2208-003-0040-1 Plumlee Real Estate,Ltd. Wylie,Texas 75098 Regency BP#2 PO Box 460897 © 6 Blk C 41 R-2208-003-0410-1 ML Johnson&Associates Garland,Texas 75046-0897 Regency BP#2 PO Box 460897 v' 7 Blk C 42 R-2208-003-0420-1 ML Johnson&Associates Garland,Texas 75046-0897 Regency BP#2 2808 Capital Street 8 Blk C 43 R-2208-003-0430-1 Plumlee Real Estate,Ltd. Wylie,Texas 75098 Regency BP#2 4652 Reunion Drive 9 Blk C 44 R-2208-003-0440-1 Axxess K Properties,LLC Plano,Texas 75024 Regency BP#2 2000 I-30 East 10 Blk D Lot 1 R-2208-OOD-0010-1 Farmer's Electric Cooperative,Inc. Greenville,Texas 75402-9084 Regency BP#2 2000 I-30 East 11 Blk D 2 R-2208-OOD-0020-1 Farmer's Electric Cooperative,Inc. Greenville,Texas 75402-9084 Regency BP#2 1610 Lawndale Avenue 12 Blk D 3 R-2208-00D-0030-1 Sapinder Grewal San Leandro,CA 94579-1912 Regency BP#2 1242 Bonner Avenue 13 Blk D 4 R-2208-00D-0040-1 Sapinder Grewal Fremont,CA 97536-4010 Regency BP#2 PO Box 1017 X 14 Blk E Lot I R-2208-00E-0010-1 Scobilt Contractors,Inc. Wylie,Texas 75098 Regency BP#2 PO Box 1017 Y. 15 Blk E 2 R-2208-00E-020-1 Scobilt Contractors,Inc. Wylie,Texas 75098 Regency BP#2 2810 Exchange Street 16 Blk E 3 R-2208-00E-0030-1 Charles Hayes Wylie,Texas 75098 Don Herzog 800 E.Campbell toad#130 17 Abst 835 Tract 49 R-6835-000-0490-1 Woodbridge North 1,Ltd. Richardson,Texas 75081-1872 18 19 PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 300 Country Club Road Building 100 Wylie,Texas 75098 I am FOR the requested variance as explained on the attached public notice for ZBA Case#2013-09. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#2013-09. Date, Location&Time of Planning&Zoning Commission meeting: Monday,November 18,2013,7:00 pm Municipal Complex,300 Country Club Road, Building 100, Wylie,Texas Name: v 1 L - Tok-\06ND (please print) _r,• — Address: a (4 d 1 � �- 6. C C ` Signs re: Date: 1 COMMENTS: PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 300 Country Club Road Building I00 Wylie,Texas 75098 I am FOR the requested variance as explained on the attached public notice for ZBA Case#2013-09. II am AGAINST the requested variance as explained on the attached public notice for ZBA Case##2013-09. Date, Location&Time of Planning&Zoning Commission meeting: Monday,November 18,2013,7:00 pm Municipal Complex,300 Counlub Road, Building 100, Wylie,Texas 44)47;‘ 6' -4--//2C.. Name: E. R., 13 e_t V. (please print Address: Zeta c%G s Qf o tip 11 'C ' 1.1 000o %11$b 28 kat- E-xcL, A. 4 1 cow 6(sgk3 Signature: ?. . Q Z -- - -es4Ae;t7` Date: WVIi. iQ ' ZQ t 3 COMMENTS: '5�G e d•iktta.10Las.... CONTRACTORS, INC, ScoBilt Contractors own the property directly across Exchange St. from the party requesting the parking variance. Starting about 6:30 AM, the parking area at 21 1 Regency is filled up and then all the excess automobiles begin parking on both Regency and Exchange. Since we are across the street on Exchange the excess is parked on our side of the street. This situation continues until about mid-morning. These automobiles belong to customers of the fitness/gym located at 21 1 Regency. This same situation occurs again starting in the late afternoon at this same address. This excess parking on the street makes accessing our place of business troublesome. On more than one occasion our employees trying to enter our entrance drive were either unable or hindered due to the gym's customer's parked vehicles. Respectfully: R. A. Betz Jr. P.E. President P.O. Box 1017 Wylie,Texas 75098-1017 1A/A 11 Office:972/442 955Q Fax:9721442 948Q ` v Si ✓ i' 4rAKO: