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Just the biggening. Fate’s Authoritarian Signage Ordinance: Government Overreach at Its Finest

Fate prides itself on being a small-town community that respects property owners’ rights. The actual truth is that the city has complete control over what residents and business owners can and cannot display on their property. The city’s Unified Development Ordinance (UDO), specifically Section 8, places nearly every type of sign under the thumb of city bureaucrats. This regulation is so extensive that even a simple ‘Happy Birthday’ or “Welcome Home” banner on your porch is illegal unless the city grants permission.

The rule is simple: EVERYTHING is forbidden unless a permit is granted by the city. There are exceptions, which have literally nothing to do with the actual citizens, except for political signs, which are protected under state law. However, even that limited exemption was recently targeted by City Planner Ryan Wells, who has attempted to regulate political signage despite state protections. This move exemplifies Fate’s consistent overreach into private property rights and disdain for individual liberties.

What Does This Mean for Residents?

For homeowners, this means that a ‘No Soliciting’ or ‘No Trespassing’ sign on your front door is technically illegal without a permit. Posting a “Yard Sale” sign? Nope, illegal. Hanging balloons for your kid’s birthday? Sorry folks, that’s illegal too. Selling your house? Your Realtor better get a permit before putting in that “For Sale” sign with THEIR logo on it (That’s business advertising). Running a home-based business? Don’t even think about putting up a small sign advertising your services—Fate’s government will not issue a permit for it, no matter how much you’re willing to pay.

This level of micromanagement is not just bureaucratic red tape; it’s outright authoritarian. The city of Fate has effectively granted itself the power to dictate ALL speech on private property, an overstep that should alarm every resident who values their constitutional rights.

City Government Dodges Accountability

In an effort to get clarification on the ordinance, we reached out to City Manager Michael Kovacs. At first, he responded by providing a list of signs that are exempt from regulation. Unsurprisingly, none of the exemptions had anything to do with residents’ rights or business owners’ ability to operate freely. When we followed up with specific questions about the suppression of home business signs and personal messages, Kovacs stopped responding altogether. It seems the city’s leadership recognizes that defending this draconian policy is indefensible—so they’ve opted to say nothing instead.

On February 7th, the Fate Tribune asked Kovacs to respond to these specifics, which he has not responded to as of publication. We asked:

  1. A Realtor Sign on an extension arm & post.
  2. A 30” x 60” Banner that says, “Happy Birthday” on a front porch.
  3. Yard-staked letters that have a variety of messages such as, “Congratulations”; “It’s a Boy”; “Happy Birthday”; “Welcome home”.
  4. A Banner that hangs on a fence, wall, or between T-posts which states, “Grand Opening”.
  5. An 18” x 24” metal stake sign that says, “Yard Sale”.
  6. Groups of floating balloons that have no logos hanging from the mailbox.
  7. Sidewalk chalk logo or message.
  8. Parking sign, installed by the property owner.
  9. “No Trespassing”, “Beware of Dog”, “No Entry” types of signs.
  10. “For Rent” or “For Lease” signs or banners.

His silence speaks volumes.

The Facts About Section 8: Signage Ordinance

Under Fate’s current ordinance, the following are the only types of signage allowed without a permit:

  1. City Traffic Signals, Signs, and Similar Devices – Stop signs, speed limit signs, and directional signs installed by the city.
  2. Official Legal Notices – Public hearing notices, zoning change notifications, or other legally required postings.
  3. Public Warning and Service Signs – Road construction signs, flood zone markers, or fire lane signs installed by the city or an authorized entity.
  4. Interior Building Signs Not Visible from Outside – Store hours posted inside a lobby, menu boards inside a restaurant, or directional signs within a shopping mall.
  5. Street Numbers or Addresses (≤6 sq. ft.) – House numbers on mailboxes or building entrances.
  6. Masonry-Incorporated or Metal Plaques – Engraved building names on a brick facade or historical markers made of bronze.
  7. Replacement of Sign Face with No Changes – A business updating its logo on an existing sign frame without altering its size, shape, lighting, or color.
  8. Replacing Letters on a Non-Illuminated Wall Sign (Original Permit Required) – A retail store replacing faded letters on its existing sign with identical new ones.
  9. Flags or Emblems of a Business or Corporation (When Displayed with U.S. and State Flags) – A car dealership displaying its company flag alongside the U.S. and Texas flags, ensuring the business flag is not larger.
  10. Temporary Political Signs Authorized by Law – Election campaign signs displayed in accordance with state regulations.

Notice what’s missing? Any sign that benefits actual businesses or residents. The fact that the city refuses to allow home-based businesses to advertise while simultaneously catering to large corporations and city-controlled signage tells you everything you need to know about their priorities.

What does the Constitution Say?

In the case Reed v. Town of Gilbert, Arizona, 576 U.S. 155 (2015), the United States Supreme Court ruled 9-0 that regulations categorizing signs based on the type of information they convey (e.g., temporary, political, and ideological) and then applying different standards to each category are content-based regulations of speech and are not allowed under the First Amendment to the United States Constitution.

This means that the city can’t regulate signage based on whatever the “message” is. So, “Happy Birthday” is the same thing as “Open for Business (with a logo).” This is why Michael Kovacs didn’t want to answer our questions—because he was probably made aware of this through the city attorney and realized that the Fate Signage Ordinance would be completely unconstitutional if the ordinance had different rules based on the content. But they don’t want to give up their authoritarian control, which leaves them in a pickle. If they specify that your “Happy Birthday” banner is ok, then they must also allow a business to say, “Now Open”, because the only difference is the content of the speech. They don’t want to lose that control, thus, EVERYTHING must be banned, in their view.

The Path Forward: Will Residents Push Back?

The question now is whether residents will tolerate this egregious overreach or fight back against Fate’s authoritarian control over private property. This signage ordinance is not just about aesthetics or maintaining a quaint town atmosphere—it’s about a local government seizing control over the most basic form of free expression on private land.

Fate’s leadership needs to answer for their actions. The refusal to allow residents to post even the most harmless signs, coupled with a city manager who dodges accountability, paints a picture of a government that believes it is above the people it serves. If citizens do not demand change, this level of government control will only continue to expand.

Perhaps it’s time for Fate’s residents to put up a new sign—one that says: ‘End the Overreach.’ But, of course, they’d need a permit for that.

Michael Pipkins focuses on public integrity, governance, constitutional issues, and political developments affecting Texans. His investigative reporting covers public-record disputes, city-government controversies, campaign finance matters, and the use of public authority. Pipkins is a member of the Society of Professional Journalists (SPJ). As an SPJ member, Pipkins adheres to established principles of ethical reporting, including accuracy, fairness, source protection, and independent journalism.

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Citizens

Recall Organizer’s Prior Fraud Case Raises Questions About Transparency In Fate Political Fight

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Inspector gets Inspected - Rains

Fate, TX – A bitter political battle that has divided residents and fueled an effort to remove the Mayor of Fate and three sitting council members has taken an unexpected turn after court records revealed that one of the recall movement’s principal organizers, Christopher Allen Rains, previously pleaded guilty in a felony fraud case, a fact that appears to have been largely unknown to many local voters.

Court records reviewed by Pipkins Reports show that Rains entered a guilty plea in 2016 to a charge of Fraudulent Use or Possession of Identifying Information, a state jail felony under Texas law. Arrest records reviewed by Pipkins Reports show Rains was also arrested on charges of Tampering with a Government Record. However, the tampering allegation does not appear among the final court dispositions reviewed by Pipkins Reports.

[Images of Arrest, Mugshots, and Court Records of Christopher Allen Rains]

The revelation has drawn attention because the recall campaign has frequently centered on issues of ethics, accountability, transparency, and public trust in government. Critics of the current council have argued that elected officials should be held to a high standard of conduct, while supporters of the council have questioned the motives of those seeking their removal.

According to records from the 416th District Court in Collin County, Rains was indicted in 2014 and later pleaded guilty on Sept. 29, 2016, to Fraudulent Use or Possession of Identifying Information involving fewer than five items. The court placed him on deferred adjudication probation for five years and ordered 100 hours of community service.

Court documents state that the judge found sufficient evidence to support the charge but withheld a formal conviction under the terms of deferred adjudication. Records further show that Rains successfully completed probation requirements and was granted an early release from supervision in 2019.

The issue carries public interest not only because Rains helped organize the recall effort, but because his wife, Ashley Rains, currently serves on the Fate City Council and was politically involved in the recall movement while seeking elected office. Christopher Rains stated to Pipkins Reports that he did not form a relationship with his wife until after he had turned his life around, in 2020.

When contacted by Pipkins Reports, Rains did not dispute the court records or his guilty plea. Instead, he cooperated fully with our questions and described the events as occurring during a difficult period of substance abuse and personal struggles.

In 2013-2014, I was making IDs, checks, and credit cards. I was sentenced to 10 years of probation and 8 months of state jail. I was discharged 5 years early off probation“, Rains told Pipkins Reports.

Rains goes on to illustrate how he wasn’t in a good place in his life following that discharge and that his conduct during that period was connected to addiction, and does not reflect who he is today.

It’s nuanced, I was medically discharged from the military.” Referring to events just prior to his arrest.

My actions in active addiction aren’t who I am,” Rains told Pipkins Reports. “I own and run multiple businesses, write uncle Sam checks for six figures every single year. My two years of being an absolute dirt bag doesn’t define me in any way.

Rains further stated that he expected the issue would eventually become public and said he was not attempting to hide his past.

I absolutely knew it would come up,” he said. “I’m not afraid of anything anybody can say about me.

Rather than deny responsibility, Rains characterized the criminal case as part of a chapter of his life that he has worked to overcome.

I can not change the past,” Rains said. “I can not control who does what to me. I can only control how I respond. I am in no way the same person I was in 2014.

His comments are likely to resonate with residents who believe people deserve an opportunity to rebuild their lives after making serious mistakes.

At the same time, the newly disclosed records raise legitimate questions about transparency and public scrutiny. Rains did not publicly disclose his criminal history while gathering signatures for the recall effort. A recall movement that focused attention on the character, ethics, and judgment of elected officials. Voters may reasonably conclude that similar scrutiny should apply to the individuals leading those efforts.

Whether residents view the criminal case as disqualifying, irrelevant, or evidence of personal redemption will ultimately be a matter of individual judgment.

What is not in dispute is that court records show Rains pleaded guilty to a felony fraud charge, received deferred adjudication probation, completed the court’s requirements, and later obtained an early release from supervision. Those facts, now become part of the public record surrounding one of the most visible organizers in Fate’s ongoing political conflict.

Sources: Collin County District Court Case No. 416-82092-2014; Register of Actions; publicly available arrest records; Pipkins Reports interview with Christopher Rains;

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Council

Recalls, Recordings, and Ethics Complaints: Fate Council Faces Another Tumultuous Night

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Fate Circus

Fate, TX — Monday night’s Fate City Council meeting delivered another dose of controversy and intrigue. Residents who came expecting routine municipal business instead witnessed discussions involving a recall election, disputed recordings, ethics complaints, charter interpretations, and an ongoing struggle over the future direction of city government.

Among the most controversial topics was that of a proclamation declaring June as, “Nuclear Family Month”.

Many people showed up to express their displeasure with the Mayor’s Proclamation. Among the dissenters was former Councilman Mark Harper. Harper tried to express that the proclamation would be a First Amendment violation. In the days leading up to the meeting, Harper and his wife, Sonya, used social media to rally opposition to the proclamation.

Several advocates for the LGBTQIA+ community came out in protest. They believe that the proclamation was exclusionary to same-sex couples with children. But praising one model is not the same thing as declaring other models illegitimate, inferior under the law, or unworthy of respect.

Just as a city may issue a proclamation recognizing military families, such does not exclude civilian families. A city may celebrate small local businesses, but it doesn’t mean they are attacking large corporations. Governments frequently highlight specific groups, traditions, or institutions because they believe those groups have made valuable contributions. Recognition is not necessarily exclusion. This applies to same-sex couples.

Supporters of the proclamation reject claims that the Proclamation violated the First Amendment.

First, government officials are not required to be secular. The Supreme Court has repeatedly recognized that religious references are deeply embedded in American public life. Every City Council meeting opens with a prayer; virtually all of them from a Judeo-Christian perspective. Proclamations recognizing Christmas, Thanksgiving, National Days of Prayer, and similar observances have existed throughout American history. Our national motto is “In God We Trust.

Second, a proclamation is not a law. The Fate proclamation does not compel anyone to believe anything, attend church, adopt a particular family structure, marry, have children, or embrace Christianity. It creates no penalties, no regulations, and no government program. It is merely a symbolic expression of values. The Supreme Court has consistently distinguished between government coercion and government expression.

Third, elected officials have First Amendment rights too. Mayor Andrew Greenberg and the City Council are allowed to express viewpoints. Governments issue proclamations all the time recognizing Pride Month, Black History Month, Women’s History Month, Veterans Day, and countless other causes and constituencies. The fact that some residents in the LGBTQIA+ community disagree with the message does not make it unconstitutional. The First Amendment protects speech people dislike just as much as speech people support.

In fact, in this same meeting, Mayor Andrew Greenberg presented a proclamation to declare June 2nd, 2026, as Codi Chinn Day. This follows Chinn’s removal from office through the recall process earlier this year. Some residents have criticized Chinn’s social media activity, referring to her social media style as, “toxic”, while others have defended her conduct. Many residents question whether a recalled councilperson deserves an appreciation award at all.

Mayor Greenberg acknowledged that initially, he let his own personal anger and frustration get the better of him as he first decided that Chinn would not get a proclamation. He acknowledged that he made that decision as “Andrew”, not as, “Mayor”. After he settled on allowing the proclamation to go forth, he had missed the deadline for the previous meeting, thus causing a delay that some in the community interpreted as a slight. After reflection, he wanted to make it right.

Thus, a proclamation is not a law. It is a symbolic expression of opinion that residents are free to agree or disagree with.

Another significant action before the council was the consideration of an ordinance ordering a special election to determine whether Councilwoman Martha Huffman should be removed from office through the recall process. Huffman elected not to have a hearing over the matter, and thus her recall is the first to be considered. The motion passed, and her recall will be on the November general election ballot.

Mayor Andrew Greenberg presented information and research concerning charter provisions governing council vacancies, an issue that has arisen following the recall of former Councilwoman Codi Chinn. The presentation included discussion of Charter Review Commission deliberations, prior council actions, public records, meeting minutes, and constitutional considerations regarding the city’s vacancy procedures.

According to Greenberg’s presentation, several past appointments, including that of former Councilman Scott Kelley, may not have complied with the charter’s vacancy provisions.

Going forward, as the council follows the written & approved language of the charter, appointments will be made for only the 6-month period between November and May elections.

The council voted that an appointment will be made for Place 1, which will last until November, when an election will be held to finish out the unexpired term to May 2027 … which will then culminate in the regularly scheduled election for that seat.

Transparency was another major theme of the evening.

After Mayor and Council reports, the Council adjourned once again into executive session to discuss with attorney, matters of ethics complaints filed by Former Councilman Mark Harper against Mayor Greenberg, Ethics complaints against Mark Harper, and Codi Chinn by Darcy Gildon. This executive session ended just before midnight.

Upon return,  Councilman Allan Robbins moved to find that Greenberg had violated ethics and asked that the council proceed with sanctions against the mayor. The motion was 2nd by Councilwoman Ashley Gains. The mayor expressed that there was no credible evidence that was sufficiently explained. The motion failed on a 4-2 vote, ending the matter without sanctions against the mayor. The complaint is now closed.

Initial screening of ethics complaint against Codi Chinn by Darcy Gildon. The Council found that investigation of the complaint is sufficient and that an investigative report will be submitted to the Council at the July meeting.

Initial screening of ethics complaint against Mark Harper by Darcy Gildon. The Council voted to dismiss the complaint after determining that the evidence presented was insufficient to warrant further action. Motion submitted by Robbins and 2nd by Rains. Only Mark Hatley voted against the motion. The matter is now closed.

The meeting concluded Tuesday morning, just after midnight.

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Council

Ethics Probe Into Former Fate Council Members Moves Forward

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Darcy Wack a Mole

Fate, TX – The political aftershocks from Fate’s bruising recall election are still rattling City Hall, even after two council members were shown the door. A formal ethics complaint was filed on the very last day former council members Codi Chinn and Mark Harper held office, and has escalated into an official city investigation.

During the May 18, 2026 executive session, the Fate City Council met behind closed doors to discuss two ethics complaints filed by Darcy Gildon, the Rockwall County Precinct 4 Chair and a known participant in the recall effort against Chinn. According to the posted agenda, the complaints involved Chinn and Harper, and were discussed in Executive Session with legal counsel.

After returning to open session, council members voted on two matters tied to the complaints. First, the council voted to establish jurisdiction over both ethics complaints, effectively allowing the process to move forward. Second, the council approved an extension of the original June 1 deadline for an initial determination, directing that a final report be received by July 6, 2026. The outside law firm Messer & Fort was identified as the investigating party.

On May 14, four days before the executive session, Chinn publicly posted portions of the complaint against her on Facebook. In the post, she wrote:

“I was transparent while in office and I don’t plan to change anything now that I’m not in office any longer.”

The complaint itself alleges Chinn violated the Fate City Charter and Code of Ethics by directly engaging with city employees, directing them to document complaints, organizing those complaints, and preparing to present them to council outside the authority of the city manager or a formal council vote. This is presumably all in association with the complaints and dismissal of DPS Chief Lyle Lombard.

[Codi Chinn Post on Facebook]

According to the complaint posted by Chinn, she allegedly instructed employees to “write it all down, put it on a timeline,” later describing [her] plans to organize statements in a chronological way. Stating, “I’m going to have organized everything… put it together like in a chronological way… what everybody has said… kind of like mixed together, not just one person’s statement.” She went on to say, “I don’t want to just show y’all what the statements are… I need to have it presented in a way that protects their identity.” Shortly thereafter, an “anonymous” letter was sent to Chinn, she claims, that made accusations against Lombard.

The ethics complaint argues that those actions may have crossed the line from legislative oversight into unauthorized administrative or investigatory conduct.

The complaint cites Charter Section 3.09(5), which states council members shall interact with city staff solely through the city manager and shall not give orders to employees privately or publicly. It also references Charter Section 3.05(11), concerning council authority to investigate official conduct only after a formal council vote, and Code of Ethics Section 2-309(10), which bars officials from appearing to exercise administrative authority.

Chinn’s public release of the complaint has created another layer of controversy.

Although she had technically already been removed from office at the time of her Facebook post, there remains a serious legal and ethical question over whether confidential executive session-related materials or discussions remain protected after a member leaves office. Texas law generally imposes confidentiality obligations regarding certain executive session matters, but the boundaries become less clear when an official is no longer serving.

The city has not publicly accused Chinn of violating confidentiality laws, nor has any formal allegation regarding disclosure been announced.

The complaint against former Councilman Mark Harper was also discussed in executive session Monday night, though details surrounding that filing have not yet been publicly released in full. However, sources familiar with the matter say the complaint against him may also relate to his involvement in the dismissal of Lombard. Harper was accused by City Manager Michael Kovacs, of threatening to fire him, if he didn’t fire the Chief.

Former Councilman Mark Harper could not be reached for comment prior to publication. Darcy Gildon also could not be reached for comment.

The investigation now moves into the hands of Messer & Fort, an outside legal firm retained to conduct the review. The firm is expected to provide findings to the city council by July 6.

For many residents, the dispute has become less about technical charter language and more about the increasingly bitter political divide that has overtaken local government in Fate. Supporters of the recall effort argue ethics enforcement is necessary to restore trust and proper governance. They seek to remind citizens that the root of all this controversy lies with Chinn, and her actions regarding the dismissal of Chief Lombard. Critics, meanwhile, view the complaints as the latest phase in a long-running political purge aimed at silencing dissenting voices.

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