Sherman, TX Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Exterior walls
- At least 85% masonry or glass; no blank walls facing streets
- Accent materials
- Maximum 15% of the facade
- Colors
- 80% neutral or earth tones; no more than 20% bright
- Architectural features
- At least four from the code list
- Downtown height cap
- 80 feet, with 0 foot setbacks
- Reviewing body
- Planning and zoning commission
- Refiling bar after denial
- Twelve (12) months
Summary
In the City of Sherman, Texas, the central business district overlay in Sherman Code of Ordinances § 14.03.009 sets mandatory building design rules downtown. At least 85% of exterior walls must be masonry or glass, no blank wall can face a public street, and the planning and zoning commission reviews every site plan and set of elevations.
(A) The purpose of this subsection is to maintain the historical architecture and character of city's central business district. ... (i) All buildings and structures shall have at least 85% of the total exterior walls, excluding doors and windows, constructed of masonry or glass wall construction, in accordance with the city building regulations code and fire prevention and protection code. No blank walls shall face public streets. ... (iii) A maximum of 15% of the facade may include accent materials not listed on the approved primary material list. All requests for alternative exterior building materials shall be noted and described on a site plan with elevation drawings to be submitted to the planning and zoning commission for approval. (iv) The following materials are prohibited as primary cladding: Aluminum siding, galvanized steel or other bright metal, wood or plastic siding, cementitious fiberboard, unfinished concrete block, exposed aggregate concrete, and reflective glass (greater than 27% reflectance).
Full Breakdown
The overlay covers the downtown area bounded by Montgomery Street, Cherry Street, Elm Street, Jones Street, U.S. Highway 75 and the railroad tracks, and it splits into the Downtown, Highway and Grayson County subdistricts. Where the overlay conflicts with the base zoning district, the overlay controls, but a planned development district prevails over the overlay.
Masonry or equivalent is required on the sides of commercial buildings in the C-O, C-1 and C-2 districts that are visible from the front street right-of-way. Every freestanding building needs a complete set of elevation plans and a schedule of materials submitted to the planning and zoning commission. Approved primary materials are stone, cultured or cast stone, brick or brick veneer, tile, stucco, architecturally finished block and architectural glass with less than 27% reflectance. At least 80% of each building elevation must be finished in neutral, cream or deep, rich, nonreflective earth tones, while bright colors are capped at 20% and limited to accent features such as window frames, cornices and awnings. Painted wall murals are exempt from the color rules. Each building needs at least four architectural features from a list that includes canopies, awnings, arches, peaked roof forms, display windows and an articulated cornice line. Wood roof shingles are prohibited, and exposed duct and mechanical equipment is not allowed on any side visible from the public right-of-way.
Placement standards differ by subdistrict. The Downtown and Grayson County subdistricts set a 2,000 square foot minimum lot, a 20 foot minimum width, 0 foot front, rear and side setbacks and an 80 foot height cap. The Highway subdistrict sets a 10,000 square foot minimum lot, a 50 foot minimum width, a 40 foot setback from the U.S. 75 right-of-way and a 50 foot height cap.
The planning and zoning commission reviews site and building plans and any exception or variation request. After a denial, the same application cannot be refiled for twelve (12) months, and an aggrieved applicant can appeal under § 14.06.010.
Violations & Fines
A violation of Chapter 14 is a class C misdemeanor under § 14.09.003, punishable by a fine of not more than $2,000, and each day the violation continues is a separate offense. The city can also seek a civil penalty of up to $1,000 per day, plus injunctions and restraining orders to stop or remedy the violation.
Frequently Asked Questions
What materials can I use on a new downtown building in Sherman, Texas?
Who approves downtown building plans in the City of Sherman?
How much of a downtown building can be painted in bright colors?
What happens if my site plan is denied?
Sources & Official References
Other rules in Sherman
Texas rules heatmap·Compare Sherman to another location·View the Texas zoning overlays & bonuses overview
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