Sherman, TX Right to Farm: Agricultural Zoning Protection (2026)
Key Facts
- Governing section
- Sherman Code of Ordinances § 14.02.003, R-A district
- Minimum lot
- 2 acres, 200' wide, 200' deep
- Front and rear setback
- 40' front, 25' rear
- Maximum height
- No building shall exceed 45 feet
- Maximum building area
- 40 percent of the gross lot or tract area
- Approval step
- Site plan with elevations approved by Development Services Director
Summary
In the City of Sherman, Texas, agricultural zoning is the R-A (Residential Agricultural) District in Sherman Code of Ordinances § 14.02.003. The district protects farm use on the urban fringe until the district classification changes, and it sets a 2 acre minimum lot, a 45 foot building height cap, and a site plan approval before any residential building permit.
The R-A (Residential Agricultural) District is intended to provide a location for principally undeveloped or vacant land situated on the fringe of an urban area and used for agricultural purposes but may become an urban area in the future. The types of uses and the area and intensity of uses permitted in this District shall encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made. ... (1) Minimum requirements for lot area, width and setback. Lot area: 2 acres Lot width: 200' Lot depth: 200' Front setback: 40' Rear setback: 25' Side setback (of corner lot): 20' (25') ... (C) Building area.The maximum allowable building area in the R-A District shall not exceed 40 percent of the gross area of the lot or tract of land. (D) Height regulations.No building shall exceed 45 feet.
Full Breakdown
The City of Sherman, Texas, the Grayson County seat, zones its agricultural fringe land R-A (Residential Agricultural). Section 14.02.003 describes the district as a location for principally undeveloped or vacant land on the fringe of an urban area that is used for agricultural purposes but could become urban in the future. The uses permitted, and the area and intensity of those uses, shall encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made. The section ties the district to the Agricultural/Rural Future Land Use category.
The dimensional table prints a lot area of 2 acres, lot width of 200', lot depth of 200', front setback of 40', rear setback of 25', and a side setback row that prints 20' with 25' in parentheses under the corner lot label. Separately, no building, structure, awning, canopy, porch or other improvement can be built or installed within twenty-five (25) feet of a property line facing a Highway, Major Arterial, Minor Arterial or Collector in the City's adopted Thoroughfare Plan. Section 14.04.001 holds the encroachment allowances into required setbacks.
The other regulations in subsection (4) add more limits. The main building needs at least 1,000 square feet of floor area, the maximum building area is 40 percent of the gross area of the lot or tract, and no building shall exceed 45 feet. A site plan, including building elevations, must be approved by the Development Services Director or their designee before a building permit issues for new construction, additions, or site changes for residential uses in the R-A District, using the site plan requirements of § 14.06.004. Parking follows § 14.04.003, landscaping § 14.04.006, fences and screening § 14.04.004, architectural standards § 14.04.007, and open space § 10.03.008 of the Subdivision Ordinance. Appeals of an administrative decision go through § 14.06.010(a)(1).
Section 14.02.003 itself prints no nuisance immunity for farm operations. Its protection is land use based: the purpose statement and the uses listed for the R-A district in the article 14.10 Use Chart.
Violations & Fines
Zoning violations in the City of Sherman, Texas, fall under § 14.09.003: a class C misdemeanor with a fine of not more than $2,000.00, plus court costs, and each day the violation continues is a separate offense. The city can also seek a civil penalty of up to $1,000.00 per day, plus restraining orders and injunctions. A variance goes to the board of adjustment under § 14.06.006.
Frequently Asked Questions
What does the R-A district protect in Sherman, Texas?
How large must an R-A lot be in the City of Sherman?
Do I need a site plan to build a house on R-A land in Sherman?
Does § 14.02.003 shield farms from nuisance complaints?
Sources & Official References
Other rules in Sherman
Texas rules heatmap·Compare Sherman to another location·View the Texas right to farm overview
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