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HomeMy WebLinkAboutItem 03 - CU08-04 1st Choice Storage �� �i� ����.,,� .� , _ 3� (�_ ��z-�` � TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION 2 FROM: BRUNO RUMBELOW, CITY MANAGER 1�� � SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTO MEETING DATE: MARCH 18, 2008 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF CONDITIONAL USE APPLICATION CU08-04 „ , , � � r--� i � i i i i �� �-- ----------- --i ii ry�' `,__, Grapevine 5?1 APPLICANT: Bradley Boswell ; �oV Lake � i`_I e Rd � I � 1 � � �y��' I.H.1635 Northwest � PROPERTY LOCATION AND SIZE: i _/ 1�, d` w { �<a�="��� � �? ; The subject property is addressed as 2713 Ira E. , � ' Woods Avenue (S.H. 26) and is platted as Lot 2, � , s °�"' ; ' Block 1 Hillsleigh Addition. The property contains � Hail-Johnson ?�,s Airport� �� � ° a 15.7 acres and has approximately 507 feet of � '� L��----° ° ' frontage along Ira E. Woods Avenue. � � m Glade Rd. � I � H c _1 0 3 REQUESTED CONDITIONAL USE AND COMMENTS: The applicant is requesting a conditional use permit to amend the previously approved site plan of CU06-19 (Ord. 06-42) for a planned commercial center with a mini-storaqe warehouse facilitv with a caretaker residence, specificallv for the development of Phase 2 to include a four buildinq, 40,900 square foot mini-storage warehouse addition. The applicant proposes to continue development of the mini-storage component of the planned commercial center on the subject 15.7 acre site, with Phase 2 being a four building,40,900 square foot, single story mini-storage facility. Total square footage of both phases will be 80,617 square feet. A 9,450 square foot Phase 3 building is shown for conceptual purposes only and will require a separate conditional use application and approval. O:/ZCU/CU08-04.4 � � 03/10/08 PRESENT ZONING AND USE: The property is currently zoned "CC'Community Commercial District and is developed with the first phase of the mini-storage warehouse facility. HISTORY OF TRACT AND SURROUNDING AREA: The subject property and the property to the east was zoned "C-2" Community Business District prior to the 1984 City Rezoning. At the June 20, 2006 meeting Council approved a conditional use permit to allow the development of a mini-storage warehouse facility with a caretaker residence at the subject location (CU06-19). The property to the south was zoned "R-3" Multiple Family District prior to the 1984 City Rezoning. In 1993 the subject tract was rezoned from "PCD" Planned Commerce Development District to "CC" Community Commercial District (Z93-02). SURROUNDING ZONING AND EXISTING LAND USEe NORTH: City of Southlake SOUTH: "R-MF-2" Multifamily District—The Lakes of Williamsburg EAST: "R-MH" Manufactured Home District and "CC" Community Commercial District—Trailwood mobile home park and small multi- tenant retail building with an additional retail building (Heritage Square) under construction WEST: "GU" Governmental Use District—GCISD property AIRPORT IMPACT: The subject tract is located within "Zone C" Zone of Greatest Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" Map. Industrial and commercial uses that can tolerate high levels of sound exposure are appropriate in "Zone C." The applicanYs proposal is an appropriate use in this noise zone. MASTER PLAN APPLICATION: The Master Plan designates the subject property as a Commercial land use. 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I � � �3Zg � I � ' � � � � ! � , I o �' � QfjS , 2950 � ��� � � � �`:,�� �� ; +�1 � ,z.,z�e �' f 2 I �j ; 1', iz.�z�� � � f � 2.013 1 i R-MF-2 i 6-� � /; ; i I i 2 g i � ; � 3`�' � I TR Zs I i � I O V 093 _-- I I I � � � ii �_ - �- ' ----- � . � - --�— �—'--�-�P�I� � -.. � `.----"_-�----" I � 1tl�� _— R-50 - ,°��a�s�e asao sata�aaar���a�esaa�ma -- I Y `' 1 r -� --'�R"��04'� '�i - -CN�aer- - --- - 2 � -�'R=5.0 -— -, --- -i�--a+�-- ���, MUSTANG ���ms�a � ���T fQ�� �� 2�1 O ' � Z '�3 • 3 3 � ���tgQ23' �9ooy �, � tsoa� ,' i ieo� �isoo � C U 08-04 �-�� 1ST CHOICE STORAGE 1 inch equals 300 feet ��� (ry+ I �'l/�/j'�'f�°S� r� �A�'N. �1 y�t v � * � �TI�E� t`T P X A S ��i�p � CITY OF GRAPEVINE CONDITIONAL USE APPLICATION Form "A" PART 1.APPLICANT INFORMATION Name of applicant/agent:/company/contact �s� l�k J r�G� ,���J- ��En/' 2. .T� �� �,s'U!e �I Street address of applicant/agent: p��- I�j �'�Z� � wo�o�s f�vc�tl v e City/Sfate/Zip Code of applicant/agent: G�� �v;N�- TX � 6 o f� Telepho e number of app icant/agent: Fax number of applicanbagent 2i� yq3- 3 3� y� � �a- 7 3� o ��,� ��a- ?3 �� ApplicanYs interest in subject p perty: Cw g G ne�(1- - �t/j 5 2 C.V. C ulp 6-J� PART 2. PROPERTY INFORMATION street address of subject property �' S �V c/LJ i/�- ��' I� y►?a � l,Jooc� Legal descripfion of subject property(metes&bounds must be described on 8 1/2"x 11"sheet) Lot � 8/ock J-- Addition r1-"�115 I e i' � �p���'tlr</� Size of subject property �� /U� Acres ���� ��• � o S uare foota e Present zoning classification: Proposed use of the property: �nll�Gt �eMHeit(a� /�'���A� �nfG/Q�dJS'� 6 �'e,R �c.�-lS I�S G�-�-NC�` Minimum/maximum district size for conditiona/use requesh. Zoning o�dinance provision requiring a conditional use: �,\�r° �,,, e�s��� G vP — #�U o6 - t� PART 3. PROPERTY OWNER INF RMATION Name of current properfy owner.• �� C'�eice. Se�� 7tor., c ie C /"l�� l7US�2 �� Street address of properfy owner.• J j �/lan 16�� Dr'iVP City/State/Zip Code o p�oper(y owner.- �2 v;n T7� 7 S4 C ( Te/ephone mber of property owner: Fax number of property owner. , 2 r y yg 3 - 33 N b �a-�- 3�� `��=�:�-� _.� ; 4 ti4�$ ��� a. �����,��� � �_,,����� :� �:�� �>.. y� ���"`� �,y+a � s; % �. � �°1 r �:i ' '�y [I �" a.,'�-�1� ��-��—'4 C: Submit a letter describing the proposed conditional use and note the request on the site plan document ❑ In fhe same/efter, describe or show on the site plan, and conditional requiremenfs or conditions imposed upon the particular condifional use by applicable district regulations(example:buffer yards, distance between users) ❑ !n fhe sa.me letter, desc�ibe whether the proposed conditional use will, or wil!nof cause substantial harm to the value, use, or enjoyment�. other prcperty in the neighborhood. Also, describe how the proposed condifional use will add to the value, use or enjoyment of other property in the neighborhood. ❑ Application of site plan approval(Section 47,see attached Form°8). ❑ The site !an submission shall meet the re uirements of Section 47, Site P/an Re ui�ements. ❑ All conditiona/use and conditiona!use applications are assumed to be complete when Fled and wil!be p/aced on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda,your applicafion may be scheduled to a later dafe. ❑ All public hearings will be opened and testimony given by applicants and interested.citizenry. Public hearings may be continued to the next public hearing. Public hearings wifl not be tabled. ❑ Any changes to a site p/an(no matter how minor or major)approved with a conditiona!use or conditional use permit can only be approved by city council through the public hearing process. ❑ I have read and understand all the requirements as set forth by the application for conditiona/use or conditional use permit and acknowled e that all re uirements of this a lication have been met at the time of submitfal. PART 4. SIGNATURE TO AUTHORIZE CONDITIONAL USE REQUEST AND PLACE A CONDITIONAL USE REQUEST SIGN ON THE SUBJECT PROPERTY I ��� ���el� Print Appli f's Name: Applicant's Signafure: The State of V � County Of ��c`<. �,,��=�= Before Me �`��`L i �= E ���� �,��` i� on this day personally appeared � '4 ``L'"{ �'-�'`-�`� � �{ (notary (applicant) known to me (or proved to me on the oath of card or ofher document) to be fhe person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed fhe same for the purposes and considerafion therein expressed. , r_� 5�-- (Sea/)G' K���►lT�aho�vFficQ.this..,��L day of .%�. y��U�_-c- ' -" ,A D Gi.,G:�;, a��:,.., _����",,,"�: MARY T.BOlUN ' '3 ' NobrY Public,State of Texas � % �' � lilr��y� i �' � l ��l��'� i � �= � s'�op���,s•°MY Commission Expires 05-01-10 S ��'�' �����.....�������������„"" Notary/n nd For State Of Texas /� n :+f• 7 ? l'1 /� �lo we,l` �.-�'��r ���%� � S ,� ,��,.. Print Property Owners Name: 'Property Owner's Signatwe: The State Of � � � Counfy Of f;J�� C ��-'t= j Before Me 't'�',�� �� k. �c� � � I %ti, ;�/lC� i � ���� L u�._-� - on this day personally appeared �notary) (property owner) known fo me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he execufed the same for the purposes and consideration therein expressed. J�t- "_ ` (Sea/)Given under my hand and sea/of o�ce fhis <�� day of .�..��:--�y���_Y�� ,A.D. l-�-��:�` �����������������������������• %� �t .}_� % `��`�PRV���/i� �---�-y. i �;20,�,��u,,,,s���_ MARY L BOLLfN % '�% ..,L=� � '�Nr�����..� %=si";f\�`y; No�ry PubliC,State ot texas � ' , ;�q���,,,,r`��,. Notary ln And'`For Sfafe Of Texas y�''- � i����OF t���� MY Commission E�ires OS-01-10 % ���.'�_.� � E 6 c � ����.m��m ���.-""'. .�..� % .����.�����...�� % Z r � ��'� � '.��� � � ���, �<�;��. � ��"��� � � �� ����� ACKIVOWLEDGENIEOVT All Condifional Use and Specia! Use .4pp/ications are asstemed to be complete when �led and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later dafe. All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to fhe next public hearing. Public hearings wil/not be tabled. Any changes to a site plan (no mafter how minor or majorJ approved with a conditional use or a special use permit can only be approved by city council through the public hearing process. Any application for a change in zoning or for an ame�dment fo fhe zoning ordinance shall have, from the date of submittal, a period of four months to request and be scheduled on an agenda before the Planning and Zoning Comrnission and City Council. If affer said period of four months an application has not been scheduled before the Commission and Council said application shall be considered withdrawn, with forfeiture of all �ling fees. The application, along with fhe required filing fee may be resubmit�ed any time thereafter for reconsideration. Delays in scheduling applications before the Planning and Zoning Commission and City Council created by cify staff sha!l not be considered a part of the four month period. l have read and understand all of the requirements as set forth by the application for conditional use or specia/use permit and acknowledge thaf all requirements of this application have been met at the time of submittal. Si nature of A licant �%G� 9 AP Date: 3J � , —`���� � � ��' Signature of Owner � �'�� � -"" j:���'4��'� Date: � j � �;������`�'��' �'� � 200� _� °� .. � �: � a.�i����� ��� ��� }�� �W., �. c-�----� �� � �'�'�' y�� PSG - Project Services Group, Inc. � �� ��� � � � � , �, � �r' �b=#5�� � f � � � ��� i P_.i'.` �� �tJ(IC.i : , � Letter of Intent �°� ' �„ �,: ��'�`"�> `� °� �� 1 St Choice Self Storage is requesting some minor changes to an already approved CUP, case #CU06-19. We have slightly modified our Phase 2 site plan to give us a better mix of storage units that our Grapevine customers need. These changes will better serve our customer's and allow us to remain a profitable business in the future. The changes only affect the interior footprint of the site. From the outside of the facility the changes will be unnoticeable. The new plan basically makes two buildings smaller and the third building wider. The overall square footage of the total project is not significantly changed. No changes are made to the perimeter buildings, lot lines, setbacks or landscaping. Business has been good so far, and we are ready to begin Phase 2 as soon as possible. Obviously we would like to avoid the time and expense of going through rezoning but we do need to make the small adjustments in Phase 2 so that we can best serve our customers. If there is any way to fast track the CUP, please let us know. The original Conditional Use Permit was approved for a mini-warehouse facility and a caretaker's residence on 5.908 acres located on the back of the property, of an approximate 15.732 acre tract of : land, located on the south side of Highway 26, west of Ponderosa Drive, Grapevine, Texas more fully described in the atta.ched drawings. We proposed a two-phase construction consisting of approximately 105, 850 sq ft of single story mini-warehouse buildings. The mini-warehouse buildings were to be built on the rear of the tract starting at over 400 feet from the frontage of Highway 26. A small two story sales office and caretakers residence with attached garage would be built during phase one. This 15.732 acre tract is unusual and difficult because it is very deep with and the rear of the property has limited visibility and road access issues. Because self-storage requires little visibility and has such a low impact on the surrounding uses, we believe it is the perfect fit. This self-storage facility creates little traffic, requires almost no city services and is designed like a"fortress" with all internal drives and inward facing doors. The frontage property will remain for future development with a more standard depth and width for pad sites and community commercial uses. Because the storage facility sits so far back off the road, the future development will basically hide the faciliry. This storage facility wiii be nothing like the old cheaply built, grungy warehouse style facilities that were eyesores to cities and so were forced to the industrial zoned areas. It will not cause harm to the values of properties in the neighborhood. Originally storage buildings were built as a transition type use until something better came along. Today it is a legitimate and necessary business that requires a significant investment. This facility would increase land value and property improvements. 911 Maryland • Irving Texas • 75061 • Ph: (972) 812-7370 • (972) 812-7380 w���.ps�>-dallas com • sales@psg-dallas.com � � � 1 � � ��� _.���-�� PSG Project Services Group, Inc. We were very careful to design a facility that takes on the community character, and quality of the developing neighborhood. This is a next generation facility that will add to the value of neighboring properties by emphasizing aesthetics, quality construction, and cleanliness with high internal security, an attractive masonry perimeter and heavy landscaping. Self-storage has become a necessity for every city and its residents. Demand has exploded as people are spending more money on their homes and they feel it is a "quality of life" issue by removing clutter from their number one investments. HOA's are battling to keep neighborhood property values high by limiting street parking and storage sheds. Homeowners are clearing out their garages to make room for their nicer cars. Families are clearing their attics; no longer content to watch their valuables and memories deteriorate from heat and moisture. They want to be close to their belongings but they want them protected. As previously stated, the changes are minor and only affect the interior of the site. We remain respectful of the City of Grapevine rules and the time it takes to review and schedule our application and we are willing to provide whatever might be helpful to expedite the process. Thank you for your consideration, Brad Boswell (972) 812-7370 bboswell@psg-dallas.com 911 Maryland • Irving Texas • 75061 • Ph: (972) 812-7370 • (972) 812-7380 ww'W.ps,-dallas.com • sales@psg-dallas.com _ �ile #: CU08-Q4 ( � 1 ST CHOICE SELF �TQRAGE WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NQ LATER THAN 5 PM 4N MONDAY, M.AR�N 77 2008 Procedure to Res ond: As (a Property Owner within 200 feet f the subjecf tract) or (an interested citizen), ( (approve) (protest) and/Qr(have the fotlowing comrnents} I I Print Name and Address, or Lot, Block n Subdivisivn: �h' - a !3 � P_ � I Signature: �°� ' {Phone No. - 1 5 - 3b3 ��-��-�., �-� �t�_ � Telephone: (817)410-3155 Fax: (817)490-3018 !Direct questions and mai( responses to: � Pfanning Secretary i Department of Development Services City of iGrapevine P.O. Box 95104 Grapevine� Texas 76099 ' �����Y ` �� ?��R .� I Z�t�g , ��j Y �'� � � � � �� �� � � � ORDINANCE NO. AN ORDINANCE ISSUING A CONDITIONAL USE PERMIT IN ACCORDANCE WITH SECTION 48 OF ORDINANCE NO. 82-73, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF GRAPEVINE, TEXAS, SAME BEING ALSO KNOWN AS APPENDIX "D" OF THE CITY CODE, BY GRANTING CONDITIONAL USE PERMIT CU08-04 TO AMEND THE SITE PLAN APPROVED BY ORDINANCE N0. 2006-42 FOR THE DEVELOPMENT OF ADDITIONAL STORAGE BUILDINGS IN A DISTRICT ZONED "CC" COMMUNITY COMMERCIAL DISTRICT REGULATIONS ALL IN ACCORDANCE WITH A SITE PLAN APPROVED PURSUANT TO SECTION 47 OF ORDINANCE NO. 82-73 AND ALL OTHER CONDITIONS, RESTRICTIONS AND SAFEGUARDS IMPOSED HEREIN; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; PROVIDING A CLAUSE RELATING TO SEVERABILITY; DETERMINING THAT THE PUBLIC INTERESTS, MORALS AND GENERAL WELFARE DEMAND THE ISSUANCE OF THIS CONDITIONAL USE PERMIT; PROVIDING A PENALTY NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED UPON EACH DAY DURING OR ON WHICH A VIOLATION OCCURS; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, an application was made requesting issuance of a conditional use permit by making applications for same with the Planning & Zoning Commission of the City of Grapevine, Texas, as required by State statutes and the zoning ordinance of the City of Grapevine, Texas, and all the legal requirements, conditions and prerequisites having been complied with, the case having come before the City Council of the City of Grapevine, Texas, after all legal notices requirements, conditions and prerequisites having been complied with; and WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether this requested conditional use permit should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the site; safety from fire hazards and measures for fire control; protection of adjacent property from flood or water damages, noise producing elements, and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting, and types of signs and relation of signs to traffic control and adjacent ��. property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of ,.�:� parking as determined by requirements of this ordinance for off-street parking facilities; location of ingress and egress points for parking and off-street locating spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health and the general welfare; effect on light and air; the effect on the overcrowding of the land; the effect on the concentration of population; the effect on the transportation, water, sewerage, schools, parks and other facilities; and WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing called by the City Council of the City of Grapevine, Texas, did consider the following factors in making a determination as to whether this requested conditional use permit should be granted or denied; effect on the congestion of the streets, the fire hazards, panics and other dangers possibly present in the securing of safety from same, the effect on the promotion of health and the general welfare, effect on adequate light and air, the effect on the overcrowding of the land, the effect on the concentration of population, the effect on the transportation, water, sewerage, schools, parks and other public facilities; and WHEREAS, all of the requirements of Section 48 of Ordinance No. 82-73 have been satisfied by the submission of evidence at a public hearing; and WHEREAS, the City Council further considered among other things the character of the existing zoning district and its peculiar suitability for particular uses and with the view to conserve the value of buildings and encourage the most appropriate use of land K�-, throughout this City; and WHEREAS, the City Council of the City of Grapevine, Texas, does find that there is a public necessity for the granting of this conditional use permit, that the public demands it, that the public interest clearly requires the amendment, that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and WHEREAS, the City Council of the City of Grapevine, Texas, does find that the conditional use permit lessens the congestion in the streets, helps secure safety from fire, panic and other dangers, prevents the overcrowding of land, avoids undue concentration of population, facilitates the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas, has determined that there is a necessity and need for this conditional use permit and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified and, therefore, feels that the issuance of this conditional use permit for the particular piece of property is needed, is called for, an is in the best interest of the public at large, the citizens of the City of Grapevine, Texas, and helps promote the general health, safety and welfare of this community. ORD. NO. 2 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby issue a conditional use permit in accordance with Section 48 of Ordinance No. 82-73, the Comprehensive Zoning Ordinance of the City of Grapevine, Texas, same being also known as Appendix "D" of the City Code, by granting Conditional Use Permit CU08-04 to amend the site plan approved by Ordinance No. 2006- 42 for a planned commercial center with a mini-storage warehouse facility and caretaker residence, specifically to reconfigure the Phase Two storage units of the mini-storage warehouse facility (1 st Choice Self Storage) in a district zoned "CC" Community Commercial District Regulations within the foltowing described property: Lot 2, Block 1, Hillsleigh Addition (2713 Ira E. Woods Avenue) all in accordance with a site plan approved pursuant to Section 47 of Ordinance No. 82-73, attached hereto and made a part hereof as Exhibit "A", and all other conditions, restrictions, and safeguards imposed herein, including but not limited to the following: None. Section 2. That the City Manager is hereby directed to amend the official zoning map of the City of Grapevine, Texas, to reflect the herein conditional use permit. Section 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the City of Grapevine, Texas. Section 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting health, safety, morals and the general welfare of the community. They have been designed with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to avoid undue concentration of population; facilitate the adequate provisions of transportation, water, sewerage, drainage and surface water, parks and other public requirements, and to make adequate provisions for the normal business, commercial needs and development of the community. They have been made with reasonable consideration, among other things, of the character of the district, and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Section 5. That this ordinance shall be cumulative of all other ordinances of the City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances which are in direct conflict with the provisions of this ordinance. Section 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of -�.:._.:- ORD. NO. 3 _ _ __ land described herein shall be declared to be invalid, the same shall not affect the validity �; of the zoning of the balance of the tract or tracts of land described herein. Section 7. That any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 8. That the fact that the present ordinances and regulations of the City of Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an emergency for the immediate preservation of the public business, property, health, safety and general welfare of the public which requires that this ordinance shall become effective from and after the date of its final passage, and it is accordingly so ordained. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 18th day of March, 2008. APPROVED: ��,, ATTEST: APPROVED AS TO FORM: ORD. 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