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The City of Granite Shoals
2221 N. Phillips Ranch Road
Granite Shoals, TX 78654
Ph: 830-598-2424
CDBG Public Hearing October 3, 2018
Notice of Public Hearing of CDBG 2018 on October 3_thumb_thumb.jpg

Public Hearings regarding Zoning of Recently Annexed Areas 2018
Public Hearings as published
The City Council of Granite Shoals recently annexed Beaver Island, Web Isle and three tracts East of town owned by members of the Mezger Family.  

Per the City Code, newly annexed property is given a 'default' temporary zoning of AG-Agricultural.  While this is the logical zoning to be placed on the Mezger properties as the permanent zoning (until the owners desire to develop the tracts), this is not the most appropriate zoning designation for Beaver Island and Web Isle, which have developed as single family residential areas.  

To re-zone areas in the City, the Planning and Zoning Commission must hold a Public Hearing on the proposed ordinance to rezone, then must forward a recommendation to the City Council regarding the proposed Ordinance.  City Council will receive the recommendation from P&Z Commissioners and will hold a second Public Hearing.  After this second Public Hearing, the Council will consider the proposed re-zoning Ordinance(s). 

For these properties, the Planning and Zoning Commissioners will hold a Public Hearing on Tuesday, February 20, 2018.  The City Council will hold a Public Hearing on Tuesday, February 27, 2018.   

Here are the proposed Ordinances for re-zoning: 
Rezoning Beaver Island - proposed Ord. 723
Rezoning Web Isle - proposed Ordinance 724  
Both Beaver and Web are proposed to be zoned Single Family Residential or R-1 zoning. 
Here is the list of allowable uses in R1 - Single Family Residential Zoning District 

Rezoning Mezger properties Tracts 1 and 3 - proposed Ord. 725
Rezoning Mezger properties Tract 2 - proposed Ord. 726  'The Bow Tie Shaped Property'
The Mezger properties are currently being used as agricultural property and here is the list of allowable uses in AG - AGRICULTURAL. 

Fencing Ordinance Modification
City Council Members and Planning and Zoning Commissioners have been discussing proposed modifications to make to the Fencing Section of the Zoning Ordinance (which is Chapter 40 of the City Code) for several months. 

Currently, the Fencing Ordinance is based on Ord. 708 .  This Ordinance was passed in March of 2017 and added the ability for residents to build interior fences for gardens. 

The Council at this time is considering allowing a change in the allowable materials to allow use of used/repurposed materials for building fences, also they are considering some changes to allowances of fences on the property line in the middle of a neighborhood block.   

The Planning and Zoning Commissioners have informally given an unfavorable recommendation on these modifications. 

Proposed Ord. 727.  Fencing Modifications  It proposes changes to Fence regulations in R-1 Residential Single Family district, only.  

Here is the current Zoning Ordinance for fencing regulations in R-1.  

(p) Fencing.

(1) Permit required. A fence permit is required before the construction of any fence. The permit fee shall be found in the General Fee Schedule for the City of Granite Shoals.

(2) Fence materials. All fences shall be constructed with new and of good quality materials. Subject to the restrictions below, allowable materials are wood, split-rails, masonry, rock, stone, chain link, vinyl and composite materials designed for use as fencing materials, and/or wrought iron.

a. Chain link fences are required to have a top rail, bottom guide wire and traditional chain link fence hardware.

b. Cinder block or Concrete Masonry Units (CMUs) that have the appearance of cinder blocks shall not be considered a masonry product unless treated with mortar, plaster, or other method that completely conceals the block’s texture and the outline of the blocks (e.g. creating an adobe-like or rock appearance). Decorative CMU’s that mimic rock, stone, or other masonry are permitted.

c. Except as provided in subsection (p)(2)d., agriculture fence materials such as pipe, drill stem, T-Post, rolled wire fence, stranded wire, barbed wire, cow panel, corral panel, and all other types of agriculture fencing shall not be allowed in any residential district. Sheet metal of any kind is not permitted.

d. Sheets of galvanized welded wire panels of 20 feet or less, framed in wood, metal or masonry are allowed.

e. Wood Restrictions:

i. Dimensioned or milled lumber is permitted.

ii. All wood products shall be from a decay-resistant species of wood or treated with the necessary chemicals or coatings to prevent decay.

iii. Solid sheet lumber or siding panels are not permitted.

iv. Creosote or similarly-treated wood products such as utility poles and railroad ties are not permitted.

v. Wood lattice is permitted if framed in wood, metal, or masonry.

vi. Natural, non-milled timber or post (hereafter referred to as “timbers”) may be used, provided:

1. Each like-member of the fence (posts, rails, pickets or panels, etc) shall be constructed from timber of the same nominal dimensions.

2. Repeating gaps or open spaces in the fence design shall be of the same nominal dimension and shall be spaced at regular intervals.

3. Variations in timber length are permitted to achieve a repeating scalloped, peaked, or arched appearance with a maximum height that is consistent with section 3, below.

4. Timbers shall be affixed to one another or to other fencing materials using modern hardware. “Lashing” with rope or wire is not a permitted method of attachment.

5. Exposed ends of all timbers shall have a clean cut and shall not appear to be broken or splintered.

6. A fence constructed in whole or in part out of timbers shall have a finished and clean appearance similar to a fence of the same design and constructed of dimensioned lumber.

(3) Fence height and location.

a. Fences may be located on the property line.

b. Except as provided in subsections (c) and (d), below, fencing shall not exceed six (6) feet in height.

c. No fence located within the front yard 20 foot setback may exceed 4 feet in height, if it is less than 50% density.

d. No fence traversing the front facade of a house, whether in the setback or not, may exceed 4 feet in height, unless it is less than 50% density.

e. Lights, capitals, finials, caps, or other adornments to the tops of any posts, pillars, or columns, shall not exceed allowed fence heights by greater than 12 inches (one foot). Such adornments may not be connected to one another by any means above the fence height restriction.

(4) Interior fencing.

a. Non-applicability, alternate requirements: The above provisions shall not apply to:

1. Temporary enclosures erected for the purpose of protecting or aiding the growth of a single plant or tree.

2. Dog runs that comply with the requirements of Chapter 4 of the City Code of Ordinances.

3. Non perimeter enclosures providing for a garden or any other purpose, excluding items 4-a-1 and 4-a-2 above, are further regulated as follows:

i. Permit is required.

a. Fencing to be constructed to a height of six feet (6') or less will require a permit with no fee requirement.

b. Fencing to be constructed to a height greater than six feet (6') shall require a permit with a fee requirement.

ii. Interior fences may not be located in the front or adjacent yard front setback.

iii. Interior fences may only be located on a lot or adjacent lots on which the permit applicant resides.

iv. Interior fences shall not be located nearer than 20 feet to the property line adjacent to any public right-of-way unless the interior fence is obscured on the permitting property from a viewer, for example by a privacy fence, on that public way.

v. The interior fence height may not exceed 8 feet.

vi. Posts shall be set and maintained as near to vertical as is possible. T-posts and un-milled cedar posts are allowed.

vii. Rolled-wire fencing allowed shall employ top and bottom tension wires or boards to prevent sagging and curling. Other agricultural items listed in 2c above are prohibited. Galvanized welded wire panels per item 2d are permitted.