1 ... S eeTe x. R. App . P. 47. 4. 

## COURT OFAPPEALS SECOND DISTRICTOF TEXAS FORT WORTH
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RHI NO RE AL E STATE I NV EST M ENTS , APPE L L AN TS I N C . A N D TH E RH I N O G RO U P, L. P. V . C I TY O F RU N A W A Y B A Y, TEX A S A PPELL EE

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### MEMORANDU M OPI NI ON 1

----- ----- -- I. I NTR ODUCTI ON The pr i m ary i ss ue w e add r es s i n t hi s app ea l i s w het herA ppe l l eeCi t y of R u n a w a yB a y , T e x a s(C it y ) h a se x t e n d e d t h e b u i l d i n g p e r m itre q u ir e m e n t sit adop t ed i n O r di nance 2 51 t o i t s ext r at er r i t or i al j ur i sdi ct i on ( ET J) . B ecause w e hol d t hati thas not , w e w i l l r eve r set he t r i alco urt ’ s j udgm entt o t he con t r ary,2 ... T e x . L o c a l G o v ’t C o d e A n n . § 2 1 2 .0 0 2 (V e rn o n 2 0 0 8 ). 3 ... O r di nan ce251 cons i st s off ort y- ei ghtpa ges . I tco nt ai nspr ovi si ons f ors ubdi vi di ng l and ; f i l i ng pr el i m i nary and f i nalpl at s and pl ans ; an d de si gni ng stree ts a n d all e y s, sto rm se w e rs, sa n i taryse w e rs, w a ter m a i n s, an d u ti l i ty se rvi ce s. I nt er es t i ngl y, O r di nan ce251, atl ea stt he cop y c ont ai ned i n our r e c o r d , c o n t a i n sn o p r o v i s i o n sd e a l i n g w i t h t h e c o n s t r u c t i o n o fb u i l d i n g s , b ut because nei t herpart y di sput es t hatO r di nance 2 51 i s t he C i t y’ s bui l di ng cod e, w e d o n o t a d d re s sth i si s s u e . R u n a w a yB a y , T e x ., O rd i n a n c e 2 5 1 (1 9 9 9 ). 2 and w e w i l l r eve r set he t r i alco urt ’ s aw ar d ofatt or ney ’ s f ee s t o t he C i t y a nd
r em and t hati ss ue t o t he t r i alco urtf ori t s r ec ons i der at i on.

II . P ROC E DURA LAN DB AC KG ROUNDF ACTS T h e C i ty i s a g e n e ra l l a w tow n . A p p e l l a n ts R h i n o R e a l E sta te I nvest m ent s, I nc. and t he R hi no G r oup , L. P. ( col l ect i vel y r ef er r ed t o as “Rhi no”)
o w n t w e l v e l ots l oc ated w i t hi n the C i t y’s ET J. T he pl ats f or t he se l ots w ere appr oved b ef or e Rh i no pu r chased th e m an d bef or e t he C i t y w as i ncor por at ed i n 1 9 7 9 o r 1 9 8 0 . T h e C i tys u e d R h i n o , s e e k i n g a te m p o ra ry re s tra i n i n g o rd e r, tem p o rary i n j u n c ti o n , a n d p e rm a n e n t i n j u n c ti o n req u i ri n g R h i n o to c o m p l yw i th t he C i t y’ s bui l di ng per m i tr equ i r em ent s bef or e b ui l di ng ho m eson t hes e t w el ve l ot s . P ur suantt o l oc a l g ov e r nm e ntc od e s e c t i on 212. 002, 2t he C i t y adop t ed O r di nance 2 51 pr ovi di ng f or subdi vi si on r egul at i on w i t hi n t he C i t y’ s m uni ci pal l i m i t s. 3The C i t y c l ai m ed i n i t s su i tt hati tw asaut hor i z ed by l oca l gov er nm ent c od e s e c t i on 212. 003 t o e xt e nd t hea pp l i c a t i on o fO r di nance 251 t o i t sE TJ4 ... T h e C i ty m a k e s t h e se sa m e arg u m e n ts o n ap p e a l . R h i n o p o i n ts o u t,

how ever , t hatsub chapterA ofl ocal gover nm entcode chapter21 2 i s t i t l ed
“ R e g u la t io n o fS u b d iv is io n s ” a n d t h a ts e c t io n 2 1 2 .0 0 2 iss e tf o rt h in su bch apt er A . C ons equ ent l y, Rhi no a r gue s t hat“ t hi s su bch apt ers aysnot hi ng a b o u t bu i l d i n g i n g e n e ral o r pe rm i ts i n sp e c i fi c ” a n d d o e s n o t c o n fer au th o ri ty on t he C i t y t o ext end i t s bui ldi ng code asoppo se d t o “ rulesgover ni ng pl ats and subdivi si ons ” to i ts E T J , e s p e c i a l l y i n l i g h t o f s e c ti o n 2 1 2 .0 4 9 (s e tf o rt h in su bc ha pt erB) , w hi ch pr ovi dest hat“ t hi s su bch apt erdoe s notau t hor i z e t he m uni ci pal i t y t o r equ i r e m uni ci pal bui l di ng per m i t s or ot her w i se enfor ce t he m uni ci pal i t y’ s bui l di ng cod e i n i t s [ ET J] . ” S eeTex. Lo ca l G ov’ tCode Ann. § 2 1 2 .0 4 9 ; s e ea ls o Miles to n ePo tra n c o D e v., L td. v. Cityo f Sa nA n to nio , N o. 04

- 08

- 00 47 9- C V , 20 09 W L 1 47 18 81 , at * 1– 3 ( Tex . A pp. — S an A nt oni o M ay 27 , 20 09 , no pet . h. ) ( r ecogn i zi ng ci t y had extended appl i cat i on of “T r ee O rdina n c e ”— th a t w a s re l a ted to ru l e s g o v e rning p l a ts a n d su b d i v i sion s— to i ts ETJ) . Bas ed on ou rdi spos i t i on ofRhi no’ s t hi r d i ss ue, how eve r , w e n ee d not a d d re s s th i sa rg u m e n t b yR h i n o . S eeT ex. R. A pp. P. 47 . 1. That i s, r egar dl ess ofw het herornott he C i t y hasaut hor i t y t o ext end t he appl i ca t i on ofi t s bui l di ng code t o i t s ETJ, O r di nance 4 30 di d not do t hather e. 3 a nd t ha ti tdi d s o vi a Or di na nc e 430, a do pt e d on Se pt e m be r19, 2006 . 4 T h u s , t he C i t y’ s su i tfor tem por ary r es t r ai ni ng or der , t em por ary i nj unc t i on, an d per m ane nt i nj unc t i on so ught t o enf or ce O r di nan ce s 251 an d 430 by e nj oi ni ng R hi no f r om vi ol at i ng t hese O r di nances; t he C i t y cl ai m ed t hatRh i no w as r equi r ed t o obt ai n bui l di ng per m i t s, pay i ns pec t i on f ee s, and m ee tot herr equ i r em ent s of O rd i n a n c e 2 5 1 b e fo re b u i l d i n g h o m e s o n it stw e l v e l o ts l o c a te d i n th e C i ty ’s E T J . T h e t ri a l c o u rt s i g n e d a n o rd e r g ra n ti n g t h e C i ty ’sre q u e s t fo r a te m p o ra ry re s tra i n i n g o rd e r. R h i n o fi l e d a n a n s w e r a n d a c o u n te rc l a im f o rd e c l a ra to ry rel i e f, all e g i n g i n p a rtt h a t th e p l a tti n g o f R h i n o ’s l o ts w a s c o m p l e ted p ri o r t o4

th e a d o p ti o n o f O rdina n c e 4 3 0 o n S e p tem b e r 1 9 , 2 0 0 6 , a n d tha t, con se que nt l y, chapt er2 45 oft he l oca l gov er nm entco de pr ohi bi t ed app l i ca t i on ofO r di nance 4 30 t o R hi no’ s pr oj ect s. E v e n tu a l l y , th e p a rti e se n te re d i n to a “ J o i n t F i n a l P r e -T ri a l O rd e r” st i pul at i ng t o c e rt a i n uncon t est ed f act s. The case pr oceeded t o a bench tr i al
on t h e c o n t e s t e d f a c t s . Th e t r i a l c o u rt s i g n e d a f i n a l j u d g m e n t g r ant i ng a d e c l a rat or y j udg m entf ort he C i t y t hatO r di nances 2 51 and 4 30 appl i ed to subdi vi si ons w i t hi n th e C i t y’ s ETJ an d r equi r ed bui l di ng per m i t s, i nspect i ons, app r ova l s, an d pa ym entofr el at ed f ee s f ordeve l opm entofpr ope rt y i n t he C i t y’ s ETJ a nd t hatRhi no’ s ac t i onsi n de vel opi ng t he t w el ve l ot s ati ss ue
w i t hou tcom pl yi ng w i t h O r di nances 2 51 and 4 30 vi ol at ed t he C i t y’ s or di nances. The f i nalj udgm entpe r m ane nt l y e nj oi ned Rhi no f r om de vel opi ng t he l ot s ati ss ue i n a m a n n e r i n v i o l a ti o n o f O rdina n c e s 2 5 1 an d 4 3 0 a n d a w a rde d the C i ty $ 3 5 ,8 0 1 .0 0 i n a tto rn e y ’s fe e s p u rs u a n t to th e d e c l a ra to ry j u d g m e n ta c t. S ee Tex. C i v. Pr ac . & Rem . Code Ann. § 37. 009 ( V er non 2008) . The j udgm ent p r o v id e d t h a tR h in o t a k e n o t h in g o n it sc o u n t e r c la im . R h in o p e r f e c t e d t h is a p p e a l.5 II I. N OO RDINANCEE XISTSE XTE NDI NG AP PL I CATI ON OFO RDINANCE251 TO THEC ITY ’SE TJ I n i t s t hi r d i ss ue, R hi no ar gue s t hatt he t r i alco urt ’ s j udgm enti s er r one ous because i tor der s Rhi no t o obtai n bui l di ng per m i t s and t o com pl y w i t h O r di nance 25 1 w hen “[ t ] he C i t yintroduced n o evi dence t hati t s ci t y coun ci l enact ed an
o rd i n a n c e e x p re s s l y e x te n d i n g i ts b u i l d i n g c o d e to n e w s tru c tu re s i n i ts E T J .” Th e C i t y ar gues i n t hi s appeal , as i tdi d i n t he t r i al court , t hatt he C i t y ( 1) w as aut hor i z ed by l oca l gove r nm ent cod e se ct i on 212 . 002 t o adop tr egu l at i ons r equ i r i ng bu i l di ng pe r m i t s and a ppl i ca bl e i ns pec t i onsf ors ubdi vi si on dev el opm entan d t hat i t had ado pt ed su ch r egu l at i ons vi a Or di nan ce251, an d ( 2) w asau t hor i z ed by l oca l gov er nm entco de se ct i on 212. 003 t o e xt end t he
a pp l i c a t i on o fOr di na nc e 251 t o i t sE TJ a nd t ha ti td i d s o vi a Or di na nc e 430. S e c ti o n 2 1 2 .0 0 2 o f t h e l o c a l g o v e rnm e n t co d e p rov i d e s th a t, A fter a p u b l i c h e a ri n g o n the m a tter, the g o v e rning b o d yo f a m uni ci pal i t y m ay ado pt rul esgov er ni ng pl at s and s ubdi vi si onsof l and w i t hi n t he m uni ci pal i t y’ s j ur i sd i ct i on t o pr om ot e t he heal t h, saf et y, m or al s, org ener al w el f ar e oft he m uni ci pal i t y and t he saf e, o rd e rl y , a n d h e a l th fu l d e v e l o p m e n t o f th e m u n i c i p a l i ty . Tex. Lo c. G ov’ tCode A nn. § 212 . 002 . A nd se ct i on 212 . 003 , t i t l ed “E xt ens i on ofRul est o Ex t r at er r i t ori al Jur i sd i ct i on, ” pr ovi desi n pe rt i nen tpa rtt hatt he governi ng bo dy of a m uni ci pal i t y by or di nance m ay ext end t o t he ext r at er r i t or i al6

j ur i sdi ct i on of t he m uni ci pal i t y t he appl i cat i on of m uni ci pal or di nances adop t ed
u n d e r S e c ti o n 2 1 2 .0 0 2 . Id. § 21 2. 003. T h u s, ev e n as su m i n g th e C ity ’s arg u m e n t t h a t i t po ss e ss e s a u th o ri ty und ersect i on 2 12 . 00 2 to extend bui l di ng cod e or di nances t o i t s ETJ ( w hi ch R h i n o d i s p u te s , b u t w e n e e d n o t d e c i d e b e c a u s e o f o u r d i s p o s i ti o n o f R h i n o ’s t hi r d i s s ue ) , t heCi t y m us td o s o byo r di na nc e asse tf ort h i n s e c t i on 212. 003. See id. ; Cityo f

A us tinv. Ja m a il, 6 6 2 S .W .2 d 7 7 9 , 7 8 2 (T e x . A p p .— A u s tin 1 9 8 3 , w ri t d i s m ’d ) (rec o g n i z i n g m u n i c i p a l i tym u s t h a v e s p e c i fi c s ta tu to ry a u t h o r i t yt o e n f o r c e o r d in a n c e sin t h e m u n ic ip a lit y ’s E T J ). T h e C it yc la im sit di d e xt e nd a pp l i c a t i on of O r di na nc e 251’ s bu i l di ng c od e r e qu i r e m e nt s t o i t sE TJ bye na c t i ng Or di na nc e 430. O rdina n c e 4 3 0 p rov i d e s, i n p e rt i n e n t pa rt : AN OR DI NAN CEOFT HECI T Y OFR UNA W AYB AY ,T E XAS AM E NDI NG AP P E NDI X 1 ,S E CT I ON 2 6. 0 0 OFT HECO DEOF OR DI NAN CE S T O P R OVI DI NG FO RB UI L DI NG P E R M I TF E E S F OR PROPE RTI ES L O CA TE D I N THE CI TY L I M I TS AND TH E EXTRA T E R R IT O R IA LJ U R IS D IC T IO N O FT H EC IT Y. . . . B E I T O R D A I N E D B Y T H E C I T Y C O U N C I L O F T H E CI T Y OF RUN AW AYBAY,TE XA S: S E CT I ON 1 : ThatA ppe ndi x 1, Sect i on 26. 00 oft he C odeof O r di nan ceBui l di ng Depart m ents hal l r ea d: A D D : (A ).7 Bui ldi ng per m its f ees f or properti

esl oca ted i n s id e th e cit y l i m i t s and o u tsi

deth ecityl

i m its(ex traterrito ri

a l j uri s d i c ti o n) a re duewith the bui

ldi ng per m itappl

i ca ti on and ar e as f ol l ow s: (1 ). L i v i n g are a s . . . . . . . . . . . . $ .6 0 p e r sq u a re fee t. (2 ). I n sp e c ti o n F e e s . . . . . . . . .. $ .6 0 p e r sq u a re fee t. [ I t al i cs added. ] The C i t y cl ai m s t h a t th e i t al i ci zed l angu age abov e, i . e. , t hat

“ [b ]u i l d i n g p e rm i ts fe e sf o r p ro p e rti e sl o c a te d . . . o u ts i d e th e c i tyl i m i ts (e x tra t er r i t or i a l j ur i sdi ct i on) ar e due w i t h t he bui l di ng per m i tappl i cat i on, ” sat i sf i es l oca l gov er nm entco de se ct i on 212. 003 ’ s r equ i r em entt hatan or di nan cebe
ena ct ed t o e xt end app l i ca t i on of any m uni ci pal or di nan ce ado pt ed unde rs ec t i on 2 1 2 .0 0 2 to th e C i ty ’s E T J . S eeTex. Lo c. G ov’ tCode Ann. § 212. 003 . The C i ty arg u e s t h a t th i s on e se n ten c e m a k e s al l o f t h e p rov i sion s o f t h e forty -ei g h tp a g e O rd i n a n c e 2 5 1 a p p l i c a b l e to th e C i ty ’sE T J . “M uni ci palor di nan ce s ar e i nt er pr et ed by t he sa m e r ul esofco ns t r uct i on t hatappl y t o st at ut es. ” Bd. of A dj us tm ent

v. Wende , 92 S . W . 3d 424, 430 (T e x . 2 0 0 2 ); Howeth Invs. , I nc. v. City of

Hedwi g Vi l l age , 259 S. W . 3d 877, 904 –05 ( Tex. A pp. — H ous t on [ 1stD i st . ] 2 008 , pet . de ni ed) ( ci t i ng S W Z, I nc.
v. Bd. o f A d

j ustm en t of City o f Fo rt Wo rth , 985 S . W . 2d 268, 270 ( Tex. A pp. — FortW ort h 1999, pe t . de ni ed) ) . St at ut ory i nt er pr et at i on i s a q ues t i on of l aw . Howeth I

nvs. , I nc. , 259 S . W . 3d at 9 0 4

– 0 5. W hen t he con st r uct i on of
m uni ci palor di nan ce s i s i nvol ved , asw hen s t at ut ory con st r uct i on i s i nvol ved ,8

ourpr i m ary du t y i s t o c ar ry ou tt he i nt ent i ons of t he m uni ci pal i t y’ s l egi sl at i ve b o d y . Bo lton v. Sp ar ks , 3 6 2 S .W .2 d 9 4 6 , 9 5 1 (T e x . 1 9 6 2 ); City of D al l asv. Bl anton , 200 S . W . 3d 266, 277 ( Tex. A pp. — D al l as 200 6, no pe t . ) . I n c ar r yi ng o u t th i s d u ty , w e l o o kfi rs t to th e p l a i n m e a n i n g o f th e w o rd s . Wende , 92 S . W . 3d at43 0. I ft he l angu a g e is u nam bi guo us, w e i nt er pr ett he or di nance u s i n g i ts p l a i n l a n g u a g e u n l e s sth a t i n te rp re ta ti o n l e a d sto a b s u rd re s u l ts . S ee Tex . Dep 'to f

Prote c tive& Reg ul a tory Servs . v. MegaChi ld Care, I

nc. , 145 S .W .3 d 1 7 0 , 1 7 7 (T e x . 2 0 0 4 ). W e b e g in b yn o t in g t h a tO r d in a n c e 2 5 1 b yit se x p r e s st e r m sa p p lie so n ly t o s u b d iv is io n sw it h in t h e C it yt h a ta r e “ c r e a t e d a ft e rt h e f in a l a p p r o v a l o ft h is do c um e nt ” ; t ha ti s , a f t e rM a r c h 16, 1999 . Ru na w a y Ba y, Te x. , Or di na nc e 251 ( 19 99 ) . Rhi no’ s t w el ve l ot s ar e not w i t hi n t he C i t y and w er e notcr eat ed af t er M a rch 1 6 , 1 9 9 9 . T h u s, i t i s u n d i sp u ted tha t O rdina n c e 2 5 1 d o e s n o t ap p l yto Rhi no’ s l ot s unl es s, as t he C i t y con t end s, O r di nan ce430 ext end ed app l i ca t i on ofO r di nan ce251 t o t he C i t y’ s ETJ. Tu r ni ng t o O r di nance 4 3 0 , i tdoes notexpr essl y am end orr ef er ence O r di nance 25 1. R unaw ay Bay , Tex ., O rdina nce 430 ( 2006) . Or di na nc e 430 by i t s t er m s am ends A p p e n d i x1 , Secti on 2 6. 00 oft he C ode of O r di nance B u i l d i n g D e p a rtm e n t. Id . N ei t hert he C odeofO r di nan ceBui l di ng Depart m ent
n o rA p p e n d ix1 w a sa d m it t e d in t o e v id e n c e a t t r ia l, n o rw e r e t h e yin c lu d e d in9

o u r r e c o rd o n ap p e a l . T h u s, the ac tu a l d o c u m e n t t h a t O rd in a n c e 4 3 0 b yi ts t erm s w as ena cted t o am en d w as no t be f ore t he t r i al co urt an d i s no tb e fo re us. G i vi ng t he w or ds ofO r di nance 4 30 t hei rpl ai n m eani ng, t he or di nance si m pl y am ends appen di x 1, sect i on 26 . 00 of t he code of or di nances t o seta f ee f or bui l di ng per m i t s and i ns pec t i onsi n t he C i t y’ s ETJ. I m pos i ng a r equ i r em ent fo r a “ b u i l d i n g p e rm i t fe e ” i n th e C i ty’s E T J d o e s n o t s e e m in a n y w a yto e q u a te t o t he ad op t i on of an en t i r e bu i l di ng co de i n t he C i t y’s ET J. A cc ord Cit y of Coppel l v. G en. Hom esCor

p. , 76 3 S . W . 2d 44 8, 45 2, 45 4 ( Tex . A pp. — D al l as 19 88 , w r i tdeni ed) ( r ul i ng on cl ai m t hatci t y “neverpassed any or di nances aut hor i zi ng [ i t ] t o assessorcol l ectt he di sput ed f ees” by r evi ew i ng or di nances r e lie d u p o n b yc it ya n d h o ld in g t h a to r d in a n c e sre lie d u p o n b yc it yd id n o tin f ac taut hor i z e ci t y t o col l ec tw at ert app i ng f ee s) . Not hi ng i n t he pl ai n l ang uag e o f O rd i n a n c e 4 3 0 p u rp o rtsto e x te n d th e C i ty ’s b u i l d i n g c o d e to i ts E T J . S ee Tex. G ov’ tC odeA nn. § 311. 011 ( V er non 2005) ( pr ovi di ng t hati n c ons t r ui ng a s t at ut e— orhe r e, an ordi na nce — w or dsar e t o begi ven t hei rco m m on m e a n i n g ); Cityo f

Copp ell, 763 S. W . 2d a t448. A ddi t i ona l l y, t he pr ea m bl e t o O r di na nc e 430 ex pr es sl y s t at est hatt he pur pose oft he ord i n ance i s “pr ovi di ng f orbui l di ng per m i tf ees f orpr opert i es l o c a ted i n the cit yl i m i ts a n d the ex tr a terri to ri a l j u ri sd i c ti o n o f t h e cit y ,” n o t t o10

e x te n d th e b u i l d i n g c o d e i n i ts e n ti re ty to th e C i ty ’sE T J . R u n a w a yB a y , T e x ., O r di nance 430 . I n c ons t r ui ng Or di nan ce430, w e ar e a ut hor i z ed t o c ons i dert he obj ec ts oughtt o beobt ai ned an d t he pr ea m bl e, an d t hey d o nots upportt he C i t y ’ s c o n t e n t i o n t h a t Or d i n a n c e 43 0 e x t e n d e d t h e b u i l d i n g c o d e t o i t s ETJ. S ee Te x. Gov ’ tCod e Ann . § 31 1. 023. I n short , based on t he r ecor d bef or e us, w e hol d t hat O r di nance 43 0 d oes n o te x te n d th e a p p l i c a ti o n o f th e C i ty ’s b u i l d i n g c o d e to i ts E T J . W e s u s t a in R h i n o ’sth i rd i s s u e . IV . A TTORN EY ’ s F EE S I n t hei r f ourt h i ss ue, Rhi no con di t i ona l l y cha l l eng es t he aw ar d oft r i al an d appel l a te a ttorn e y ’ s f ees t o t he C i t y; Rh i no cl ai m s t hati fw e r ever se t he t r i al
c o u rt ’s j u d g m e n t, the n w e rem a n d th e i ss u e o f atto rne y ’s fee s to the tr i a l co u rt . Rhi no m ak esno o t herch al l eng e t o t he t r i alco urt ’ s att or ney ’ s f ee s aw ar d. B o th R h i n o an d the C i ty s o u g h t a d e c l a rato ry j u d g m e n t i n the tr i a l co u rt . A t r ia l c o u rtm a ya w a r d c o s t sa n d r e a s o n a b le a t t o r n e y ’s f e e s a sa r e e q u it a b le
a n d j u s t i n a d e c l a ra to ryj u d g m e n t p ro c e e d i n g . S eeT e x . Ci v . Pr a c . & R e m. C ode A n n . § 3 7. 00 9 ( V er non 20 08 ) . A l t hou gh a t r i al courtpossesses di sc r et i on i n a de cl ar at ory j udgm entac t i on t o a w ar d a t t or ney’ s f ee s t o t he nonpr eva i l i ng pa rt y, w hen , as her e, i taw ar dsatt or ney ’ s f ee s t o t he pr eva i l i ng p a rtyi n a d e c l a ra to r yju d g m e n t a c ti o n , a n d w e re v e rs e th e tri a l c o u rt’s11

d e c l a rato ry j u d g m e n t, w e are req u i red to re m a n d the atto rne y ’s fee s i ss u e to th e tri a l c o u rtf o rit sre c o n s i d e ra ti o n i n l i g h t o f o u r re v e rs a l . See Hartsel l v. T o wno f T

a lty , 1 3 0 S .W .3 d 3 2 5 , 3 2 9 (T e x . A p p .— D a l l a s2 0 0 4 , p e t. d e n i e d ). W e sust ai n R hi no’ s f ourt h i ssue. V . C ONC L USI ON H a v i n g s u s ta i n e d R h i n o ’sth i rd i s s u e , w e re v e r s e t h e tri a l c o u rt’s d e c la r a t o r yju d g m e n tf o rt h e C it y . B a s e d o n o u rd is p o s it io n o ft h isis s u e , itis
n o t n e c e s s a ryfo r u sto re a c h R h i n o ’sfi rs t o r s e c o n d i s s u e s . S eeTex. R. A pp. P. 47. 1. Havi ng s us t ai ned Rhi no’ s f ourt h i ss ue, w e r em and t he i ss ue of
a tto rn e y ’sfe e sto th e tri a l c o u rt fo r i ts re c o n s i d e ra ti o n .

SU E W A LKER J U S T I C E PA N EL: GA RD N ER, W A LKER, an d M C C O Y, JJ. DEL I VERE D: J ul y 23, 2009