I took your advice and started looking for locations inside city of Sherman, Texas city limits and found 2 places that are marked commercial on the zone map but the city code says:
"Billboards (Poster panels or bulletins, multi-prism signs, or painted or printed bulletins). Outdoor advertising signs of this type shall be permitted in the C-2, M-1, M-1.5, and M-2 Districts with a Specific Use Permit and subject to the following conditions:"
What is a "Special Use Permit", does this mean even if the location is zoned commercial you still cannot place a billboard unless the city approves?
PS: I talked with the following citys and no billboards in the city limits...WOW
Bells, WhiteWright, Anna, Wylie, Melissa, these are just the cities I have called so far, it seem like the bigger cities like Sherman, Dension, McKinney, Dallas, etc do allow billboards in certain locations.