The City of Sherman, county seat of Grayson County, was incorporated in 1858 and has grown from an agricultural and cattle center to an agricultural processing and manufacturing center. Sherman is noted as a major retail trade center for North Texas and southern Oklahoma and is the largest city between Dallas and Tulsa. Sherman is also recognized as a leader in health care for the North Texas region.
The City of Sherman, as an entitlement city, receives Community Development Block Grant (CDBG) funds from the U. S. Department of Housing and Urban Development. The CDBG program is expected to be administered by the City of Sherman through entitlement allocations each year. These are the only current federal funds the City of Sherman receives to operate its various programs, such as owner-occupied housing rehabilitation, home ownership closing-cost assistance, and various other activities offered, that provide direct benefits to the low- and moderate-income households and persons within the jurisdiction.
The City of Sherman has established the Community Development Advisory Committee (CDAC) to provide for the participation of local residents in determining the city's needs; to express preferences about proposed activities; to assist in the selection of priorities; and to participate in the development of an annual application. This committee shall consist of seven members representative of each of four districts, with three at-large positions, which are directly appointed by and answerable to the Sherman City Council. It is the specific duty of the CDAC to implement the citizen participation plan by holding a series of meetings to solicit citizen input on community needs, goals, and objectives, as well as requests for specific programs and projects.
The City of Sherman's population has grown steadily over the last two decades but it has not grown as rapidly as that of the region or state. From 1970 to 1980, Sherman's population grew by 8.72 percent, while the population grew by 52 percent in Texas, 20 percent in the Texoma (six county) region, and 14 percent in Grayson County. Sherman's official 1990 census population count is 31,596 (12,371 households), and the latest estimate supplied by the Texoma Council of Governments puts Sherman's population count at 32,000, as of early 1995. The majority of Sherman's 1990 population was White (80.84 percent), 12.58 percent were Black, and 6.58 percent were other minorities.
Sherman has a high concentration of older citizens, and this is apparent when comparing its population age distribution to that of Texas. For Sherman, 21 percent of the population in 1990 was 60 years of age or older, while the corresponding figure for Texas was only 14 percent.
The current Median Family Income (MFI) is $35,100.
MAP 1 depicts points of interest within the City of Sherman.
MAP 2 shows points of interest within the City of Sherman, with areas of more than 51 percent low- and moderate-income persons outlined.
MAP 3 shows areas of minority concentration within the City of Sherman, with areas of more than 51 percent low- and moderate-income persons outlined.
MAP 4 shows unemployment data (1990) by block group within the City of Sherman, with areas of more than 51 percent low- and moderate-income persons outlined.
The City of Sherman has a healthy economy with an extremely strong manufacturing base that includes several Fortune 500 companies (i.e., Folger's Coffee, Johnson & Johnson Medical, Libbey-Owens Ford, Texas Instruments, Fisher Controls, etc.), along with many small- and medium-size companies. Unemployment levels in Sherman have remained below the national average for the last 10 years and the local economy is again on the upswing, with two new industries bringing in an additional 2500+ jobs.
With seven of every 10 houses within the City of Sherman being over a quarter century old, along with the fact that there are a high percentage of older citizens living within the jurisdiction (21+ percent), the housing stock within the City of Sherman continues to decline at an alarming rate. Upon review of the available data regarding the condition of the housing stock within the City of Sherman, it became apparent that a high priority must be assigned to conserving and improving the quality of the existing structures and enhancing the quality of life for these citizens, as much as possible, with our small entitlement grant.
The available housing stock in the City of Sherman continues to dwindle as its population ages and grows. In 1990, the general condition of the majority of the housing stock within the City of Sherman was considered fair. However, the median age of the housing stock is 30 years. Combined with the fact that 75 percent of the housing stock was constructed prior to 1970, and given the limited amount of new residential construction during the last 15 years, the current housing stock continues to deteriorate at an alarming rate.
Within the City of Sherman, there are 12,371 total occupied renter and owner households combined. Of these households, 5,074 (41 percent) have incomes below 80 percent of the jurisdiction's Median Family Income (MFI). Of the 80 percent, 53 percent are currently renting shelter, 28 percent spend more than 50 percent of their incomes on this housing, while 59 percent spend more than 30 percent of their income on housing. It is obvious that with over half of the low- and moderate-income households within this jurisdiction renting shelter, the supply of decent affordable housing has not kept pace with the jurisdiction's demographic needs.
Much of the limited amount of single-family housing built in the last few years is beyond the price range of lower-income households; therefore, the only choice of low- and moderate- income families is to continue renting shelter or assume the inevitable risk of purchasing an older house (when an affordable home becomes available), which will ultimately require numerous repairs to address its dilapidated state, and thus place an additional cost burden on the new homeowner.
There has been no comprehensive survey of the nature and extent of homelessness in Sherman (including rural homelessness) other than the 1990 census, which reflected no sightings of homeless persons visible in street locations in Sherman.
It is believed that the majority of homeless persons in the City of Sherman are either (1) transients and/or families en route to another destination (Sherman is located on the only major route from Dallas to Tulsa), or (2) families who have the ability to live with family and/or friends within the community and would qualify for housing assistance if it were not for their ability to stay with family and/or friends.
The City of Sherman does not have a generic homeless shelter within the city limits. The closest shelter is located in Denison, Texas, which is 10 miles to the north. Sherman does have four agencies that offer emergency shelter and are geared specifically toward special needs populations such as women and children of domestic violence, juvenile runaways and abandoned juveniles, or individuals with substance abuse problems. A critical need within Sherman is transitional housing which would increase a person's chance for a more independent life, free of dependence on social welfare programs.
Sherman has more than 600 housing units receiving some form of federal assistance. Of these, nearly 300 are public housing and approximately 200 are Section 8 rental units. The number of housing units that fall under the Section 236 program is unavailable at this time.
In the coming years, the goal will be to have adequate funding to place all households on the waiting list(s) in Section 8 housing. The urgency in placing these households results from the fact that 65 percent of the 471 households on the waiting list of the Grayson County Housing Authority and 32 percent of the 65 households on the waiting list of the Texoma Council of Governments fall within the following three federal preference categories: (1) substandard housing/homelessness, (2) paying 50 percent of gross income for rent and utilities, and (3) displacement.
Service providers for special needs populations indicate the following needs, in addition to affordable housing:
After a review of the city housing code enforcement procedures, tax policies affecting land and other property, land use controls, zoning ordinances, building code fees and charges, and any other policies affecting the return on residential investment, we do not see any restrictions that thwart the development of affordable housing within the jurisdiction.
The City of Sherman has adopted a fair housing ordinance in accordance with the Federal Fair Housing Act. Presently the City of Sherman does not have an "in-house" Fair Housing Officer but efforts have been made by the city through the Community Development Office to increase awareness regarding fair housing laws and to make the necessary referrals to the Grayson County Community Housing Resource Board, or the regional Fair Housing Office. The City of Sherman is not currently under any court orders, consent decrees, or HUD-imposed sanctions relating to fair housing.
Approximately 82 percent of Sherman's total housing stock was constructed prior to 1979, when lead-based paint was still in use. Of the houses constructed prior to 1979, the City of Sherman estimates that approximately 84 percent are occupied by low- and/or moderate- income families. Due to this high figure, lead-based paint abatement is an active part of Sherman's public housing rehabilitation program. The latest statistics from the Grayson County Health Department indicate that it has had 11 cases of persons with elevated blood levels reported within the county, and these 11 were reportedly all from Sherman.
Due to a lack of adequate funding to address the major community development needs, such as infrastructure, neighborhood facilities, etc..., the vast majority of CDBG funds are directed at trying to alleviate our housing situation. However, with the senior citizen population at such a high percentage, an expansion to the city's Senior Center will be a high priority.
Housing problems in Sherman are primarily related to low income and an aging housing stock. Sherman's priorities reflect these conditions. Housing objectives focus on the supply of affordable housing, while community development objectives are designed to revitalize residential and neighborhood commercial areas, remove blight in the central business district, and provide economic development opportunities for low- and moderate-income citizens. With our community development objectives, the intent is to avoid the problems associated with an aging housing stock by being more proactive in our rehabilitation and citizen participation efforts. In addition, demolition and replacement of dilapidated owner- occupied structures will be one of the primary goals in our neighborhood revitalization efforts in order to increase private investment back into the neighborhoods.
Due to the limited amount of funding the City of Sherman receives and the limited staff resources available to address community development needs, Sherman focuses its primary attention toward the housing programs which we believe are the most important and will make the most direct contribution and impact to the community's economy.
Priorities for affordable housing will be focused on activities to encourage private investment in affordable housing projects in combination with public funding and support. The City of Sherman is currently researching the possibility of the formation of a nonprofit housing organization that could actively participate in new housing programs and provide a source of financial assistance to eligible low- and moderate-income residents of Sherman. Support shall be given for educational programs aimed at homebuyers and existing homeowners to provide knowledge and assistance to help ensure the success of current and future home ownership projects.
Due to the limited amount of funds received by the City of Sherman and the limited staff resources available, Sherman focuses its primary attention toward the housing programs which we believe are the most important and will make the most direct contribution and impact on the community's economy. This approach, however, in no way indicates that the City of Sherman does not have any non-housing community development needs that are critical to the success and welfare of our community and/or economy. Rationale for the distribution of the available resources is based on the following criteria:
HIGH These needs are identified as those in which the City of
Sherman will attempt to direct CDBG funds toward.
MEDIUM These needs are identified as those in which the City
of Sherman will direct any additional funding toward,
should additional funding be received.
LOW These needs are identified as those in which the City of
Sherman will support funding applications by other
separate entities.
The City of Sherman intends to continue supporting existing anti-poverty programs in an effort to reduce the number of households with incomes below the poverty level, by promoting affordable, decent, and safe housing, expansion of economic opportunities, and quality of life that encourages them to become self-sufficient. A number of social service organizations administer programs such as subsidized child care, job training, the Family Self-Sufficiency Program, initiatives to assist low- and moderate-income households to break the poverty cycle, the Job Opportunities and Basic Skills Programs, and assistance for families in crisis.
The City of Sherman currently receives only Community Development Block Grant funds from the federal government. However, efforts will be made to secure other sources, such as HOME funds. Private programs include local lending institutions' affordable housing programs and a wide variety of nonprofit initiatives.
The City of Sherman will attempt to establish better coordination in order to enhance communications with the other local public and private housing service providers and support service providers, as well as with local lending institutions and nonprofits in the Sherman and Denison area, in order to facilitate a more user-friendly and uncomplicated social service network. The City of Sherman will also continue to assist nonprofit and public agencies to access funding from outside sources.
The City of Sherman's one-year action plan outlines the proposed use of approximately $449,000 in CDBG funds. These funds will be spent mainly on an array of housing activities, including:
These activities will be focused primarily in local older neighborhoods requiring revitalization. However, in an effort to create affordable housing opportunities for low- and moderate- income minority persons in non-impacted areas of the jurisdiction, all neighborhoods shall be eligible and actively solicit for current and future projects.
MAP 5 shows three selected CDBG projects being funded by the City of Sherman during the 1995 program year.
The City of Sherman's housing goals include increasing the supply of affordable housing through the rehabilitation of structurally qualified housing stock (as funds permit) and the demolition of dilapidated housing to secure private affordable housing investment back into older neighborhoods. The bottom line is that we will attempt to focus our efforts on increasing the supply of decent, affordable housing. However, given the limited amount of funds received, only a limited amount of revitalization can be achieved.
Mr. George Olsen
Community Development Director
P.O. Box 1106
Sherman, TX 75090
PH: (903) 892-7202
