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06-26-2007 (City Council) Minutes _V( Wylie City Council CITY OF WYLIE Minutes Wylie City Council Tuesday, June 26, 2007 — 6:00 pm Wylie Municipal Complex— Council Chambers 2000 Highway 78 North CALL TO ORDER Announce the presence of a Quorum. Mayor Pro Tern M.G. Red Byboth called the meeting to order at 6:00 p.m. Council Members present were: Councilwoman Kathy Spillyards, Councilman Carter Porter, Councilman Merrill Young, and Councilman Davis Goss. Mayor John Mondy and Councilman Rick White were absent. Staff present were: City Manager, Mindy Manson; Assistant City Manager, Jeff Butters; Finance Director, Larry Williamson; Public Services Director, Mike Sferra; Fire Chief, Randy Corbin; WEDC Executive Director, Sam Satterwhite; Planning Director, Renae' 011ie, City Secretary, Carole Ehrlich, and various support staff. INVOCATION & PLEDGE OF ALLEGIANCE Reverend Chuck Hubbard of the Gloria Deo Lutheran Church of Garland gave the Invocation and Councilman Goss led the Pledge of Allegiance. CITIZENS COMMENTS ON NON-AGENDA ITEMS Residents may address Council regarding an item that is not listed on the Agenda. Residents must provide their name and address. Council requests that comments be limited to three (3) minutes. In addition, Council is not allowed to converse, deliberate or take action on any matter presented during citizen participation. John Onufreiczuk residing at 3103 Bryce, Wylie Texas addressed Council stating the he was thankful to Council for the quality development in Wylie. He asked Council to continue to promote quality development; looking at the "best" use for all property within Wylie; he asked that decisions be made within the law and in the best interests of the resident's property value. CONSENT AGENDA All matters listed under the Consent Agenda are considered to be routine by the City Council and will be enacted by one motion. There will not be separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and will be considered separately. Minutes—June 26, 2007 Wylie City Council Page 1 A. Consider, and act upon, approval of Minutes from the June 12, 2007 Regular City Council Meeting. (C. Ehrlich, City Secretary) B. Consider, and act upon, approval of a Final Plat creating one lot for New Heights Baptist Church Addition generally located west of Hooper Road and east of Regency Business Park Phase 2. (R. 011ie, Planning Director) C. Consider, and place on file, the Monthly Revenue and Expenditure Reports for the period ending May 31,2007. (L. Williamson, Finance Director) D. Consider, and act upon, authorizing the City Manager to execute an amendment to the Extraterritorial Jurisdiction Agreement between the Cities of Wylie and Murphy. (M. Manson, City Manager) Council Action A motion was made by Councilman Young seconded by Councilman Porter to approve the Consent Agenda as presented. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. REGULAR AGENDA Public Hearings 1. Hold a Public Hearing and consider, and act upon, amending City of Wylie Comprehensive Zoning Ordinance No. 2001-48, Article 9 (Nonconforming Uses and Structures) setting forth procedures to apply current regulatory systems to projects to the extent reasonably possible and within the confines of the law and to do all things reasonably possible to protect the health, safety and welfare of the public. (R. 011ie, Planning Director) Staff Comments Planning Director 011ie addressed Council stating that the purpose and intent of the proposed amendment is an attempt to bring nonconforming properties into conformance with current regulations. The proposed changes do not prohibit a property from continuing a nonconforming use provided that such use was a conforming use prior to the time of passage of the previous Zoning Ordinance No. 2001-48 as adopted on November 11, 2001. Director 011ie reported that one major change in the previous ordinance and the proposed ordinance is Section 9.5 Expansion of Nonconforming Uses or Structures. She explained that the previous ordinance allowed up to a fifty percent (50%) expansion of an existing legally nonconforming structure. What staff is now proposing is to eliminate this 50% regulation. The proposed ordinance would read: No nonconforming use shall be moved in whole or in part to any other portion of the lot or parcel occupied by the nonconforming use at the effective date of adoption or amendment of this ordinance. No additional structures shall be erected in connection with a nonconforming use of property. She explained that when a property owner makes application for a building permit, that permit vests the rights based on all current ordinances in place at that time. However, any expansion creates a new project. Project means an endeavor over which the City exerts its jurisdiction and for which one or more permits are required to initiate, continue, or complete the endeavor. Minutes—June 26, 2007 Wylie City Council Page 2 If the original permit did not include or give the City reasonable notice of an expansion, any newly proposed expansion would generate a new permit. There are provisions in the Ordinance to allow an applicant to request a hearing by the Zoning Board of Adjustment. When the Board grants a variance for a nonconforming structure that structure and each non-complying feature becomes legally conforming. Public Hearing Mayor Pro Tern Byboth opened the Public Hearing at 6:20 p.m. No one was present to address Council on Item #1. Mayor Pro Tern Byboth closed the Public Hearing at 6:20 p.m. Council Discussion Mayor Pro Tern Byboth asked WEDC Executive Director Satterwhite if these amendments would affect industrial buildings. Mr. Satterwhite replied that there were buildings that were made of steel and other materials that were "dated". If the business owner wished to build on or add a building, in some cases it would not make sense to add on a completely different material; in other cases this requirement would be made. Mr. Satterwhite explained that in his opinion, the 50% rule needed to have stronger requirements and he wished to see a lesser percentage. Council Action A motion was made by Councilman Young, seconded by Councilwoman Spillyards to amend the City of Wylie Comprehensive Zoning Ordinance No. 2001-48, Article 9 (Nonconforming Uses and Structures) setting forth procedures to apply current regulatory systems to projects to the extent reasonably possible and within the confines of the law and to do all things reasonably possible to protect the health, safety and welfare of the public. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. 2. Hold a Public Hearing and consider, and act upon, amending City of Wylie Comprehensive Zoning Ordinance No. 2001-48, Article 2, Section 2.5.4 (Accessory Buildings). (R. 011ie, Planning Director) Staff Comments Planning Director 011ie addressed Council stating that at its June 19th meeting, Planning and Zoning Commission voted 4-0 to table a recommendation to consider amending Article 2, Section 2.5.4 of the Comprehensive Zoning Ordinance. The Commission requested additional time to research and consider types of exterior materials allowed for accessory buildings, namely composite masonry vs. wood. Ms. 011ie requested Council to continue the public hearing and table this item until the July 10, 2007 regular Council meeting to allow time for the Planning and Zoning Commission to consider final recommendations. Public Hearing Mayor Pro Tem Byboth opened the Public Hearing at 6:30 p.m. No one was present to address Council on Item#2. Minutes—June 26, 2007 Wylie City Council Page 3 Council Discussion Councilman Porter asked Planning Director 011ie why there was a 20 foot requirement at the back of property for car ports yet there was only a 5 foot side requirement. Ms. 011ie stated that she had asked the Building Inspection Director the reasoning behind the 20 foot set back. He explained that it had to do with safety and having the set backs both on the side and back, as noted, made it harder for someone, other than the property owner, to enter the property. She noted this safety issue was for those structures that were attached to the residence. Mayor Pro Tern Byboth asked Ms. 011ie if this was a crime prevention issue. Ms. 011ie replied that yes it was. Mayor Pro Tem Byboth asked Assistant City Manager Butters if he say this as a crime issue. Assistant City Manger Butters replied that he did not see it as a large crime issue but rather, a minor crime issue. Mayor Pro Tem Byboth asked staff if the City was communicating the requirements for accessory buildings to businesses such as Home Depot so residents knew before purchasing an accessory building what the requirements were. He stated that he believed this was beneficial to both the City and to residents to have the businesses communicate the set back requirements and permitting required prior to purchasing an accessory building. Planning Director 011ie stated that she would communicate this to the local businesses. Council Action A motion was made by Councilman Porter, seconded by Councilman Goss to continue the Public Hearing until the July 10, 2007 meeting and thereafter to consider amending City of Wylie Comprehensive Zoning Ordinance No. 2001-48, Article 2, Section 2.5.4 (Accessory Buildings). A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. 3. Hold a Public Hearing and consider, and act upon, amending Article II of Subdivision Regulation Ordinance No. 2003-03, by adding Section 2.12 establishing regulations regarding the abandonment of Right-Of-Way. (R. 011ie, Planning Director) Staff Comments Planning Director 011ie addressed Council giving some background regarding Ordinance No. 2003-03. She explained that the City Code Ordinance No. 96-25 required that the City convey, sell or exchange abandoned street or alley property for the fair market value, and is precluded from giving the property away or selling it for less than fair market value. City Code Ordinance No. 98-16 established a consolidated Fees and Charges ordinance including right-of-way abandonment fees. City Code Ordinance No. 2006-05 repealed in its entirety Ordinance No. 96-25 and repealed Ordinance No. 98-16 Section 42.00(Right-of-way Abandonment Fee). Ms. 011ie explained that land and those interests as outlined in Local Government Code § 272.001 (b) may not be conveyed, sold, or exchanged for less than the fair market value of the land or interest unless the conveyance, sale, or exchange is with one or more abutting property owners who own the underlying fee simple. The fair market value is determined by an appraisal obtained by the political subdivision that owns the land or interest or, in the case of land or an interest owned by a home-rule municipality, the fair market value may be determined by the price obtained by the municipality at a public auction. She explained that the proposed Ordinance amending the Right-Of-Way abandonment would put in place procedures for doing so which were not currently in place. She explained that once the ordinance was in place, anyone wishing to purchase abandoned property would have to place a deposit with the City for the purchase price of the property prior to it coming to Council for final approval thereby making sure, if approved, it is on the tax rolls. She explained that if the purchase was denied by Council, the deposit would then be returned to the prospective buyer. Minutes—June 26, 2007 Wylie City Council Page 4 Direct 011ie reported that the City receives no tax revenue from right-of-way property. If and when the right-of-way is converted to private ownership, the land and any improvements placed thereon will be subject to all taxes of the City of Wylie. Public Hearing Mayor Pro Tern Byboth opened the Public Hearing at 6:35 p.m. No one was present to address Council on Item #3. Mayor Pro Tern Byboth closed the Public Hearing at 6:35 p.m. Council Action A motion was made by Councilman Porter, seconded by Councilman Young to amend Article II of Subdivision Regulation Ordinance No. 2003-03, by adding Section 2.12 establishing regulations regarding the abandonment of Right-Of-Way. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. General Business 4. Consider, and act upon, approval of a Site Plan and consider an Alternative Parking Agreement for Best Corner Wylie Addition, Block A, Lots 1 & 2 (Ace Check Cashing & Metro PCS). Subject property being generally located on the northeast corner of SH 78 and W. Kirby Street. (R. 011ie, Planning Director) Staff Comments Planning Director 011ie addressed Council stating that normally, the review and approval of site plans are delegated to Planning & Zoning Commission. In this particular case, the applicant is requesting approval for a special off-site parking alternative along with the site plan in order to meet the minimum on-site parking required for Lot 1. She explained that the Zoning Ordinance requires City Council review and approval for special off-site Parking Alternatives. The applicant is proposing to lease two existing commercial properties located at the northeast corner of SH 78 and W. Kirby Street. The property is zoned Commercial Corridor(CC) District and consists of two lots totaling .594 acres in size. A preliminary plat was approved on this property in January 2006 establishing the two lots. Lot 1 is .15 acres (6,714 sq. ft.) in size with an existing 1,648 sq.ft. brick building on site. In the mid 1990s TXDOT acquired portions of this property to accommodate the widening and improvements for SH 78. Recently, the City of Wylie has acquired portions of the property to accommodate rights-of-way for a right- turn lane and other traffic improvements at the intersection. The applicant is proposing to convert the existing building into a check cashing service (Ace Cash America). The site work will consist of, landscape improvements, resurfacing of pavement, relocation of drive way and minimum alterations to the building elevations; however it does not meet the parking standards required for the property. Lot 1 is required to have 5 spaces and Lot 2 is required to have 9 spaces. Currently Lot 1 has 1 parking space and Lot 2 has 16 parking spaces. The applicant is proposing in the agreement to use parking on Lot 2 to satisfy the requirements for Lot 1. Lot 2 is .44 acres (19,190 sq. ft.) in size with an existing 1,710 sq. ft. building on site. The applicant is proposing a cellular communications retail center for the property (Metro PCS). Site improvements include pavement resurfacing, a drive approach via Kirby Street, landscape improvements, relocation of dumpster pad and screening and minimum alterations to building elevations. Minutes—June 26, 2007 Wylie City Council Page 5 She reported that the Planning and Zoning Commission voted 4-1 to recommend approval subject to City Council review and approval of the proposed parking agreement document. Planning Director 011ie noted that there was a lengthy discussion on the vehicle maneuvering of two parking spaces on Lot 1. After discussion, it was recommended by the Commission to reconfigure the parking spaces to allow only 1 parking space (handicap) and have that space parallel to S.H. 78. Ms. 011ie reported that if approved by Council, the issuance of the certificate of occupancy for the property is expressively contingent upon this agreement being filed and recorded with County Clerk and remaining in effect. Consequentially, each new tenant is bound by this same agreement. If the parking agreement is not filed or is voided by the owner and/or tenant, each lot would then have to meet all regulations of the Zoning Ordinance or cease to operate. Applicant Comments Stan Haddock (applicant) residing at 221 Country Club Drive, Heath, Texas addressed Council stating that this property had been a long standing issue which he had been working on since 2003. He explained that when he purchased the property, the City requested he sell 200 feet of property for a turn lane. He stated that he agreed to sell the property needed for the turn lane to save the City the expense of using another alternative for the turn lane. He reported that if he had kept the 200 feet, he would have had 6 parking spots. He asked the City to consider his request to utilize the parking on Lot 2 to satisfy his requirements on Lot 1. He stated that he would be agreeable to designing the property so as to put the entrance wherever it worked best on the property. He explained that the two lots work as "one property" with good circulation and parking. Citizen Comments John Onufreiczuk residing at 3103 Bryce Drive, Wylie, Texas addressed Council stating that he was representing several other citizens that had concerns. He reported that there was a concern regarding the right turn off of Kirby to Highway 78. If someone was also backing out of the proposed property onto Highway 78, this would be a traffic nightmare. He also asked Council to look closely at the "best" use of the property, with the use of a parking agreement. He stated that personally he did not believe it was the "best"use of this particular property. Marvin Fuller residing at 355 Donna, Wylie Texas addressed Council stating that the proposed area was one of the most visible corners in Wylie and he appreciated the Council trying to accommodate the applicant Mr. Haddock; but on the other hand he would like to see this property have the "best" use and "best" look possible. He stated that he could not see exceptions made to Lot 1, which is the most visible area, for parking. He explained that whether this property was owned by two owners or one, it made no difference; this is an opportunity to get more. Council Discussion Councilwoman Spillyards asked what the intent was behind shared parking. Was it for partial parking for one owner or the other? Planning Director 011ie explained that there were two types of parking arrangements; one was shared parking and the other was alternative parking. She explained that the intent was if you have a piece of property that can not meet the parking requirements and you have two businesses that do not maintain the same business hours then shared parking is used to accommodate both businesses. Alternative parking which is the type of parking requested tonight is used for properties that do not have the required parking and use alternative parking on adjacent property. City Manager Manson commented that the zoning ordinance normally requires parking on the same property; but there are circumstances where the required parking can not be met., thus requiring some parking on another lot. This case is extreme whereby no parking is available on the proposed Lot 1 and all parking comes from alternative parking on another lot. She stated that in her opinion the ordinance was set up to give a property owner some flexibility to meet their parking requirements; without being completely dependent on other property for all parking requirements. Councilman Porter stated that he had concerns regarding both businesses being open at the same time and sharing the parking area. Councilman Goss commented that he was very concerned that the applicant was depending on one piece of property for all his parking requirements for both businesses. Minutes—June 26, 2007 Wylie City Council Page 6 Council Action A motion was made by Councilman Porter, seconded by Councilman Young to deny a site plan and an Alternative Parking Agreement for Best Corner Wylie Addition, Block A, Lots 1 & 2 (Ace Check Cashing & Metro PCS), subject property being generally located on the northeast corner of SH 78 and W. Kirby Street. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. Item was denied. 5. Consider, and act upon, Ordinance No. 2007-18 adopting a date for the public hearing of the Capital Improvement Plan (CIP). (C. Holsted, City Engineer) Staff Comments City Manager Manson addressed Council stating that on May 22, 2007 Council approved an engineering services agreement to update the Thoroughfare Impact Fees. The fees were last adopted on July 25, 2006. The update is necessary to add Hensley Lane and Springwell Parkway to the capital improvements plan. Potential development in the western portion of the City has made the construction of these roadways necessary. Council Action A motion was made by Councilman Porter seconded by Councilwoman Spillyards to approve Ordinance No. 2007-18 adopting August 14, 2007 at 6:00 p.m. at the Wylie City Hall Council Chambers as the date, time and place for the City Council to conduct a public hearing to consider the Thoroughfare Improvements Plan. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. 6. Consider, and act upon, the recommendations of the 2007 Boards and Commission Council Interview Panel for appointments to the Animal Shelter Advisory Board, Construction Code Board, Library Board, North Texas Municipal Water District, Parks and Recreation Board, Parks and Recreation Facilities Development Corporation Board, Planning and Zoning Commission, Public Arts Advisory Board, Wylie Economic Development Corporation and Zoning Board of Adjustments for those whose terms expire in July of 2007 and appointment of a representative and an alternate to the Southeast Collin County Emergency Medical Services Coalition. (C. Ehrlich, City Secretary) Staff Comments City Secretary Ehrlich addressed Council stating that Article 8, Section 1A of the Wylie Charter authorizes the City Council to appoint members to serve on boards, commissions and committees to help carry out the functions and obligations of the City and to make recommendations to the City Council. She reported that the City Secretary's Office began an active campaign to solicit Board and Commission applications by utilizing the Wylie News, eWylie, and current board and commission members. Applications were also available on the City Website for direct submission. She explained that an interview panel, consisting of three Council members was used to conduct interviews of all applicants. All applicants were personally contacted to schedule an informal meeting, in open session, with the Boards and Commission Council Interview Panel. Council panel members Minutes—June 26, 2007 Wylie City Council Page 7 appointed by the City Council for 2007 were: Councilman Carter Porter, Councilman Merrill Young, and Councilman David Goss, Mayor Pro Tem Red Byboth was an alternate serving on the panel. She reported that the Boards and Commission Council Interview Panel members were present to make formal recommendations for all 2007-2008 Boards and Commissions positions tonight. 2007-2008 Boards and Commission Interview Panel Recommendations 2007 Interview Panel Member, Councilman Porter read the following recommendations for all Boards and Commissions: Animal Shelter Advisory Board Planning &Zoning Board Ken Qualls—re-appointed Ruthie Wright—replaces Kevin Finnell Councilman Carter Porter- replaces Eric Hogue Ramona Kopchenko—replaces Jamie Gregg Phillip Johnston—replaces David Goss Construction Code Board Tim Bennett—re-appointed Bryan Rogers—replaces Scott Henry Lisa Palomba—replaces Chad Tittle Public Arts Advisory Board Zachary Herrera—replaces Steve Repasky Ashley Burt—replaces Barbara Marks Frank Spingola—re-appointed Patsy Robertson—re-appointed Kathryn Welp—replaces Larry Clark Library Board Robert Wieneke—replaces Sandra Williams Wylie Economic Development Corporation Shirley Burnett—re-appointed Mitch Herzog - re-appointed David James—re-appointed Marvin Fuller—re-appointed James Griffin—replaces Joe Murphy Parks& Recreation 4B Board Parks & Recreation Board Shirley Burnett—re-appointed Daniel Chesnut—re-appointed Dan Chesnut—re-appointed Brandi Lafleur—re-appointed Anne Hiney—re-appointed Frankie Delgado—re-appointed David Goss—replaces Eric Hogue North Texas Municipal Water District Southeast Collin County Emergency Medical Robert Thurmond Jr. Services Coalition Councilman Rick White Zoning Board of Adiustment Councilman Merrill Young—Alternate Karyn McGinnis—replaces Thomas Young Linda Jourdan—re-appointed Willie Osborne (Alt) re-appointed William Baumbach (Alt)—replaces Karyn McGinnis Council Action A motion was made by Councilman Young, seconded by Councilwoman Spillyards to accept and appoint the recommendations of the 2007 Boards and Commission Council Interview Panel for appointments to the Animal Shelter Advisory Board, Construction Code Board, Library Board, North Texas Municipal Water District, Parks and Recreation Board, Parks and Recreation Facilities Development Corporation Board, Planning and Zoning Commission, Public Arts Advisory Board, Wylie Economic Development Corporation and Zoning Board of Adjustments for those whose terms expire in July of 2007 and appointment of a representative and an alternate to the Southeast Collin County Emergency Medical Services Coalition, as presented. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. 7. Consider, and act upon, Resolution No. 2007-18(R) authorizing the Mayor Pro Tern to execute a Promissory Note, in the amount of$155,000.00, and all documentation necessary to effectuate the Note between the City of Wylie and Wylie Economic Development Corporation. (S. Satterwhite, WEDC Executive Director) Minutes—June 26, 2007 Wylie City Council Page 8 Staff Comments Wylie Economic Development Corporation Executive Director Satterwhite addressed Council stating that the Wylie Economic Development Corporation (WEDC) is under contract to purchase ±3.2 acres from Global Innovation, Inc. (formerly Lone Star Circuits). The purchase price for the tract is $155,000. In an effort to reduce the interest expense and fees required via conventional financing and preserve the WEDC's present cash position, the WEDC is requesting that the City of Wylie enter into a Promissory Note (as attached) for 100% of the purchase price. He noted two changes to the contract presented to Council and asked that they be approved within the motion. Council Action A motion was made by Councilman Young, seconded by Goss to approve Resolution No. 2007-18(R) authorizing the Mayor Pro Tem to execute a Promissory Note, in the amount of $155,000.00 and all documentation necessary to effectuate the Note between the City of Wylie and Wylie Economic Development Corporation; adding to paragraph #2 "Payee acknowledges that Maker has entered into a Promissory Note with Inwood National Bank dated August 25, 2005 and that the Payee's ability to intercept sales tax revenue is subordinate to Makers pledge of sales tax to Inwood National Bank"; and paragraph #4, line one to read "note" in place of not. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. READING OF ORDINANCES Title and caption approved by Council as required by Wylie City Charter,Article III, Section 13-D. City Secretary Ehrlich read the caption to Ordinance No. 2007-18 into the official record. Mayor Pro Tem Bvboth took a 10 minute recess at 7:23 p.m. Mayor Pro Tern Byboth convened into Executive Session at 7:33 p.m. EXECUTIVE SESSION Recess into Closed Session in compliance with Section 551.001, et.seq. Texas Government Code, to wit: §§ 551.072 To deliberate the purchase, exchange, lease or value of real property generally located at: • In the vicinity of Olde City Park at State Highway 78 and South Jackson Avenue Mayor Pro Tern Byboth reconvened into Open Session at 7:52 p.m. RECONVENE INTO OPEN SESSION Take any action as a result from Executive Session, including but not limited to: 1. Consider, and act upon, Resolution No. 2007-19(R) authorizing the application for a Collin County Park and Open Space Grant for the purposes of land acquisition for Olde City Park. (M. Sferra, Public Services Director) Minutes—June 26, 2007 Wylie City Council Page 9 Staff Comments Public Services Director Sferra addressed Council stating that the 2003 Collin County Bond election established a pool of funding for park and open space development in Collin County. The County took the approach of establishing a matching grant system as the means of distributing the funding throughout the County. The grant is set up as a 50-50, dollar-for-dollar, reimbursement program. Staff received notice in March 2007 that the County was accepting grant applications for the development, expansion or improvement of parks and open space. Applications must be submitted to the County by July 9, 2007, and awards for successful applications will be made by the County in October 2007. Council Action A motion was made by Councilman Young, seconded by Councilman Porter to approve Resolution No. 2007-19(R) authorizing the application for a Collin County Park and Open Space Grant for the purposes of land acquisition for Olde City Park. A vote was taken and passed 5-0 with Mayor Mondy and Councilman White absent. ADJOURNMENT With no further business before Council, Mayor Pro Tern Byboth adjourned the meeting at 7:55 p.m. Consensus of Council was to adjourn. John M nd ayor ATTEST: Caro a y'_ hrlich crAtar Minutes—June 26, 2007 Wylie City Council Page 10