FAQs
Planning & Zoning
What is a zoning variance?
A variance allows a deviation in the city’s land use rules (zoning) to meet a special need. While these rules are intended to promote such things as quality of life, increased property values and the safety of residents, it is sometimes possible to deviate from these rules through the variance process.
What is a plat and why do I need one?
A plat is a map of a land area. A plot is a piece of land used for a single purpose, like a park or a house. A plat shows the locations of the various plots, easements, streets, and similar items in the mapped area. The City of Denison requires plats for many reasons. Plats help protect property values, preserve historic sites, and to give a legal description to land, among other things. View and download the appropriate Plat Checklist and Application to get started on the platting process.
How can I find out who owns a piece of property?
Please visit the Grayson Central Appraisal District website to review ownership and other public records associated with a specific property within the county.
What rules apply to fences?
Permits are required for new fence construction, replacement of an existing fence, and repair of an existing fence involving 20 feet (20') or more of fence. Fences have a max height of 8 feet. Fences that go past the front of a home/business are restricted to a max height of 4 feet and must be 50% open. In order to obtain a permit you must submit a permit application and a site plan indicating the location of the fence with dimensions from property lines and other structures. The permit fee for a fence is $50.
For additional information, please visit the Fence Requirements page in the Building Department.
How do I know what the zoning is for a property?
Visit the City of Denison interactive map and search for the address in question. Open the Layer List option and select Zoning and Zoning District to view zoning for the address and the surrounding area.
This map is updated periodically, but may not reflect recent zoning changes made on a case-by-case basis by the City Council. Please contact our office at planning@cityofdenison.com if you need to verify current zoning.
How do I have my property re-zoned?
The zoning process may take anywhere from six to eight weeks to complete. You will need to attend two public hearings. The first meeting will be with the Planning and Zoning Commission. They are a recommending body to the City Council and forward their recommendations to the City Council. The second meeting will be with the City Council. The City Council has the final ruling for all zone change requests. Work sessions are held prior to the regular City Council meetings. It is recommended that all applicants attend these meetings. Visit the Planning homepage to view the annual schedule of public hearings. Please contact our office to begin the re-zoning process.
When are the Planning & Zoning Commission meetings?
The Planning & Zoning Commission meetings are held the second and fourth Tuesday of each month in the City Council Chambers at City Hall. The meetings are open to the public, and agendas are posted no later than 72 hours before each meeting by the City Clerk's office and at City Hall. Visit our Planning & Zoning Commission calendar for more information.
What building materials can I use?
Appropriate building materials and ratios depend on the zoning, any applicable overlay, and the nature of the project. To determine what the property is currently zoned and if there are any overlays, visit the City of Denison interactive map. From there, refer to the Zoning District Ordinance for detailed lists of compliant materials and ratios. If you have questions or issues, please contact our office at planning@cityofdenison.com.
I received a notice in the mail about proposed changes at a nearby property. What do I need to do?
The City of Denison is required to notify property owners within a certain area of a nearby property whose owner is seeking a zoning change or exemption. Follow the directions outlined in the notice to officially voice your support of, opposition to, or concerns regarding the project. Please contact our office at planning@cityofdenison.com if you need help understanding the notice you received.
What do I need to know about tree clearing for development?
In order for the City of Denison to maintain a natural, less manicured aesthetic, several incentives for preserving existing natural areas and trees during development have been established. Refer to the Landscape requirements Ordinance for more information.
How do I find out which buildings are currently scheduled for demolition in Denison?
Please submit an Open Records Request to the City Clerk's office asking for a list of properties currently scheduled for demolition in the City of Denison. You should receive a response within 3 days of submission.
Can I operate a business out of my home?
Yes. Standards have been established in City Ordinance to minimize annoyance and inconvenience to neighboring property while providing opportunities to pursue a home-based business. Please refer to the Home-Based Business ordinance to view the requirements and restrictions. Contact the Office of the City Clerk to determine if a business license is required.
Can I build a garage apartment or guest house?
If the property is in a Residential Zoning District, you can. Residential Zones have garage, covered, or other paved parking minimums. Converting a garage into a guest home may require replacement covered parking equal or greater to what the converted garage offered. Use the City of Denison interactive map to determine the Zoning (and Overlay is appropriate) and refer to the specific Zoning Requirements for your property.
All accessory buildings (including guest homes, pool homes, mother-in-law houses, etc.) must meet the requirements specific to the Zoning District they are in. Read the Accessory building and use regulations Ordinance for more information. Anyone living in or staying in your accessory dwelling must be of your household, and cannot be rented or leased out.
I would like to open an Air BnB. Where should I start?
In order to operate an Air BnB, you will first need to verify that the dwelling exists in an appropriately zoned area. Search the address in the City of Denison interactive map to determine the zoning. Any type of Single Family (SF) and Multi-Family (MF) zonings are appropriate. If the dwelling is zoned something other than SF or MF, you may still be able to operate an Air BnB. Please contact our office at planning@cityofdenison.com to verify.
Fees collected for lodging are subject to the 7% Hotel Occupancy Tax. Taxes on fees paid the prior month must be paid by the 15th of the current month. You may set-up your tax payments by visiting Muniservices at www.REVDS.com. If you have issues or further questions about setting up your tax payment account, please contact Muniserivces at (866) 240-3665 or support@muniserivces.com.
How do I find out what my setbacks are or what my maximum lot coverage is?
This will depend on the Zoning District your project is in. Use the City of Denison interactive map to determine what zoning district (and overlay district if applicable) the project will be in. Once you have established that, reference the City Zoning ordinances to verify what setbacks and/or maximum lot coverage is required for your project.