# Sign Regulations in Manor, Texas

Sign permit rules, size and height limits, setbacks, and ordinance citations for Manor, Texas, compiled by PermitPal from the jurisdiction's published municipal code.

- **Jurisdiction:** Manor, Texas (TX)
- **Canonical page:** https://permitpal.io/sign-regulations/texas/manor
- **Data last verified:** 2025-05-08
- **Source:** [municode municipal code](https://library.municode.com/TX/Manor/codes/Code_of_Ordinances?nodeId=COOR_CH15SIDE_ART15.04SI)

## At a glance

Manor, Texas regulates 32 sign types across 12 zoning districts. Freestanding High Profile Sign - Single Tenants in the Commercial Light (C-1), Commercial Medium (C-2), Commercial Heavy (C-3), Commercial District (C-1, C-2, C-3), Commercially Designated Areas within PUD, Properties in the ETJ with use consistent with C-1, C-2, or C-3 zoning district are capped at 30 feet tall and 48-96 square feet, depending on frontage, with a Not within 50’ of residentially zoned property setback (Sec. Sec. 15.04.018(1)). Most commercial signs in Manor require a permit.

## Sign rules by zoning district (12 zones)

| Zoning District | Sign Types Regulated | Max Height | Max Area | Permit Required |
| --- | --- | --- | --- | --- |
| Commercial Light (C-1), Commercial Medium (C-2), Commercial Heavy (C-3), Commercial District (C-1, C-2, C-3), Commercially Designated Areas within PUD, Properties in the ETJ with use consistent with C-1, C-2, or C-3 | 13 | 48 inches (4 feet) | Max size of any one attached sign: 225 square feet | — |
| Neighborhood Business (NB) | 1 | Cannot project above parapet/roofline | Max size of any one attached sign: 225 square feet | — |
| General Office (GO), Institutional Small District (I-1), Industrial District (IN-1), Industrial District (IN-2), Industrial District (IN-1, IN-2), Agricultural (A), Open Space (OS) | 1 | Cannot project above parapet/roofline | Max size of any one attached sign: 225 square feet | — |
| Downtown Business District (DBD) | 1 | Cannot project above parapet/roofline | Max size of any one attached sign: 225 square feet | — |
| Institutional Large District (I-2) | 1 | Cannot project above parapet/roofline | Max size of any one attached sign: 225 square feet | — |
| Residential Districts (SF-E, SF-1, SF-2, TF, TH, MH-1), Agricultural District (A) with a Homestead Exemption, Properties zoned agricultural with a homestead exemption | 9 | 8 feet (if not attached to building/wall) | 36 sf per side; up to 180 sf total per entrance | — |
| Residential Developments (SF-E, SF-1, SF-2, TF, TH, PUD single-family) | 3 | 8 feet | 36 sf per side; up to 180 sf total per entrance | — |
| Multi-family Residential (MF-1, MF-2), Manufactured Housing (MH-2), Multi-family and Manufactured Home Districts (MF-1, MF-2, MH-2) | 4 | 8 feet | 48 sf per flag | — |
| ETJ (Extraterritorial Jurisdiction) | 1 | — | — | — |
| Non-residential Property | 4 | 5 feet | 64 sf (property for sale/lease), 16 sf (individual units) | — |
| Non-commercial Zoned Properties or Uses | 1 | 48 inches | — | — |
| General Regulations For All Zones | 1 | 9 feet | Entire structure: 9 feet height, 4 feet width, max 10 panels per structure; Panel: 40"x10" max | — |

## Zone-by-zone sign requirements (sample of 3 of 12 zones)

### Commercial Light (C-1), Commercial Medium (C-2), Commercial Heavy (C-3), Commercial District (C-1, C-2, C-3), Commercially Designated Areas within PUD, Properties in the ETJ with use consistent with C-1, C-2, or C-3

| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Ordinance Citation |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Freestanding High Profile Sign - Single Tenant | 30 feet | 48-96 square feet, depending on frontage | — | Not within 50’ of residentially zoned property | 1 per platted lot not part of a multiple development | Frontages of north/south sides of Hwy 290 and east/west sides of N FM 973 from Hwy 290 to Old Hwy 20, or in ETJ with qualifying frontage/use. | — | Sec. 15.04.018(1) |
| Freestanding Low Profile Sign - Single Tenant | 8 feet | 32-96 square feet, depending on frontage | — | — | 1 per platted lot not part of a multiple development | Anywhere on lot as long as it does not obstruct clear view for entering/exiting by vehicle. | — | Sec. 15.04.018(2)(A) |
| Wall/Attached Sign | Cannot project above parapet/roofline | Max size of any one attached sign: 225 square feet | — | — | Per establishment, based on formula | Building wall surfaces, canopy/fascia/sign bands of the business. | — | Sec. 15.04.018(3) |
| Under-Canopy/Awning Sign | 18 inches vertical dimension; min 8' clearance | 18 sf total (9 sf per face max) | — | — | — | Attached to soffit/under canopy, perpendicular to storefront | — | Sec. 15.04.018(4) |
| Sandwich Board Sign | 48 inches (4 feet) | — | 30 inches | — | 1 per property | Sidewalk/improved surface; not within 5’ of corner of building at street intersection unless less than 10’ between building and property line (in which case, license agreement required for city ROW). | — | Sec. 15.04.018(9)(G) |
| Temporary Sign (Attached) | — | 32 sf minimum, up to building wall x 0.5 if greater | — | — | 2 per property per permit | Building wall or window | — | Sec. 15.04.018(7)(D) |
| Flagpoles/Flags (Non-Residential) | Max height allowed in zoning district | Max 48 sf/flag | — | Principal building setback or minimum 10’ | Max 4 per premises (flags/flagpoles) | On non-residential property | — | Sec. 15.04.018(8) |
| Traffic Control Sign (On-Site) | 3 feet | 8 sf | — | Exempt from setbacks but must not obstruct view | — | On-site (private property); not in ROW unless governmental. | — | Sec. 15.04.018(5) |

### Residential Districts (SF-E, SF-1, SF-2, TF, TH, MH-1), Agricultural District (A) with a Homestead Exemption, Properties zoned agricultural with a homestead exemption

| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Ordinance Citation |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Individual Lot Sign - Option 1 | 8 feet (if not attached to building/wall) | 2 sf | — | See above | 1 per lot | Anywhere on owner's premises except in required side yard, ROW, or public easement | — | Sec. 15.04.018(13)(iv)a |
| Individual Lot Window Sign | — | 8.5" x 11" | — | — | 1 per lot | One window per lot | — | Sec. 15.04.018(13)(iv)b |
| Election Temporary Sign | 8 feet (if not building/wall mounted) | 9 sf | — | — | 1 additional per candidate/issue | Anywhere on the premises except in required side yard, ROW, or easement | — | Sec. 15.04.018(13)(iv)c |
| Temporary Sale/Lease Sign | 8 feet (if not attached to building/wall) | 8 sf | — | — | 1 additional per sale/lease status | Anywhere on premises except in required side yard, ROW, or easement | — | Sec. 15.04.018(13)(iv)e |
| Flag/Flagpole | Height limit per zone | 15 sf per flag | — | Min side yard setback | 2 flags, 1 pole per lot | On lot | — | Sec. 15.04.018(13)(iv)f |
| Low Profile Subdivision Entry Sign | 8 feet | 32 sf per side | — | — | 1 per entrance | Each entrance to a residential development (SF-E, SF-1, SF-2, TF, TH, or PUD single-family area) | — | Sec. 15.04.018(13)(B)(i) |
| Low Profile Subdivision Neighborhood Sign | 4 feet | 16 sf per side | — | — | As needed for neighborhoods | Within subdivisions to identify neighborhoods | — | Sec. 15.04.018(13)(B)(ii) |
| Temporary Subdivision Entry Sign | 8 feet | 36 sf per side; up to 180 sf total per entrance | — | — | As approved per subdivision entrance | Each entrance of subdivision released for construction | — | Sec. 15.04.018(13)(B)(iii) |

### Multi-family Residential (MF-1, MF-2), Manufactured Housing (MH-2), Multi-family and Manufactured Home Districts (MF-1, MF-2, MH-2)

| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Ordinance Citation |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Low Profile Complex Entry Sign | 8 feet | 32 sf per side | — | — | 1 per entrance | At each entrance to residential complex | — | Sec. 15.04.018(14)(A)(i) |
| Identification Sign (Wall Mounted or Hanging) | — | 16 sf (wall), or 6 sf (hanging/ground sign) | — | — | 1 per complex | Flush on wall near office entrance or as ground/hanging sign | — | Sec. 15.04.018(14)(A)(ii) |
| Temporary Sale/Lease Sign (MF/MH Complex) | 8 feet (if not attached) | 32 sf for entire property, 9 sf for individual units | — | — | 1 per property or per unit | On property or individual unit | — | Sec. 15.04.018(14)(B)(i) |
| Flag/Flagpole (MF/MH) | As per base district | 48 sf per flag | — | Principal building setback | 2 flags, 1 flagpole per lot | On lot | — | Sec. 15.04.018(14)(B)(ii) |

## Prohibited signs in Manor

- All signs are prohibited in the city and extraterritorial jurisdiction unless constructed, maintained, structurally altered, or improved pursuant to a valid permit when required, and expressly authorized under this chapter.
- Signs located in or projected over any public right-of-way or across the public right-of-way line extended across a railroad right-of-way, except as authorized (e.g., attached and projecting from a building wall no more than 48 inches or authorized marquee signs).
- Portable signs, excluding sandwich boards, are prohibited.
- Changeable electronic variable message signs (CEVMS), digital signs, and LED (electronic) signs are prohibited, except as expressly authorized.
- Off-premise signs (including billboards) containing commercial advertising of goods or services are prohibited, except authorized sign kiosks.
- Wind devices are prohibited.
- Signs that blink, fluctuate, move, or rotate are prohibited. Light rays must shine only upon the sign and property within the premises.
- Signs, papers, or other materials or marks on any sidewalk, curb, gutter, street, tree, utility pole, or other city property/public property or within the public right-of-way, or on public buildings, fences, or structures, except governmental signs or permitted address numbers.
- Signs substantially similar to, or imitating, traffic or emergency signs at any location at which they may be seen from the travel lanes of any public street, roadway, or right-of-way are prohibited.
- Hand-held signs with a commercial message are prohibited.
- Signs taller than 42.5 feet are prohibited.
- Signs displayed upon parked vehicles, trailers, aircraft, or similar, stationed or positioned for 72 or more consecutive hours, or regularly used at a fixed location to serve the same or similar purpose as a permanent or temporary sign not affixed to a vehicle, trailer, or aircraft, are prohibited.
- Signs and wind devices attached to private parking light poles or sign support poles, except those that have been permitted to be attached to said poles, stakes, or similar, are prohibited.
- Obscene signs are prohibited.
- Signs or sign structures with sound, smoke, odor emitters; stacked products along roadway frontage; or unfinished wood support structures (except for temporary signs using unfinished stakes) are prohibited.
- No sign may be placed on a residential lot without the consent of the property owner or a lessor who has been given authority to place a sign on the property by written agreement.
- Signs must comply with all applicable federal, state, and local laws, the building code, electrical code, and other applicable ordinances. The most restrictive standard applies in case of conflict.
- No nonconforming sign may be enlarged, altered, relocated, or replaced in a way which would maintain or increase its nonconformity.
- Billboard signs are not allowed (with limited exception for certain pre-existing billboards).
- Other than sign kiosks, no off-site signs are permitted.
- Any sign which is altered, relocated, or replaced must immediately comply with all provisions of this article.
- Maintenance of signs in good and safe structural condition is required. Failure to maintain, repair, or remove unsafe signs after notice is an offense.
- Signs must not interfere with scenic views, constitute a nuisance by brightness, size, height, or movement, or be detrimental to land or property value.
- Signs must not create a hazard due to collapse, wind, fire, collision, decay or abandonment.
- No traffic hazard shall be created by signs, including distracting motorists or impairing driver ability to see pedestrians, obstacles, other vehicles, or read traffic signs.

## Signs exempt from permit in Manor

- Governmental signs, including those erected or maintained pursuant to the discharge of any governmental function, required by law, ordinance, or governmental regulation, or located on property owned/leased/controlled by federal or state government.
- Signs required by law, including signs a property owner is required to post to warn of danger or prohibit access (owner must comply with posting laws).
- Railway signs, within or on railway property and referring to railway operation.
- Utility signs, marking utility or underground communication or transmission lines.
- Vehicle signs displayed on trucks, buses, trailers, or other vehicles (less than 32 sq ft), operated as vehicles, primarily not for sign display, parked appropriately, in operable condition with valid registration. Emergency vehicle signs/lights/signals are exempt.
- Signs not visible from any public street or right-of-way.
- Unused signs being manufactured, transported, or properly and safely stored and not being used for advertising.
- Commemorative plaques of recognized historical societies and organizations.
- On-site private traffic/parking control signs (with specific size and location criteria).
- Signage on mailboxes, newspaper vending machines, and curbside residential newspaper holders for identification (if not interfering with safety).
- Signs on outdoor machines, devices, or equipment (e.g., vending machines, fuel pumps, ATMs) displaying trademark, trade name, manufacturer, cost, or service instructions, not advertising the business, and not exceeding machine size.
- Signs on the field side of scoreboards and fences of athletic fields.
- Routine maintenance, adjustments, replacement of light globes, etc. on existing signs.
- Immediate work to prevent property damage or hazard on damaged signs (with later notice to city).
- Changing a commercial message to a non-commercial message on any legal sign surface.
- Changing permitted copy of an existing and conforming sign, provided no increase in sign area or structural support method.
- Any sign or display specifically exempted from the sign ordinance or permit requirement.

## Sign plan & submission notes

- A coordinated sign plan (also referred to as master sign plan) is required for multiple developments, defined as four or more office, commercial, or industrial establishments or enterprises in a single building or in two or more buildings developed as an integrated development. The coordinated sign plan must be submitted to the development services department prior to applying for a sign permit for any sign in the development.
- The planning and zoning commission must approve the coordinated sign plan, including location, number, and size of permitted signs, in writing, before permits may be issued and signs installed.
- No owner, tenant or user of a multiple development may erect or use any sign deviating from or not included in the approved coordinated sign plan.
- Certificate of occupancy of the multiple development is revoked if any sign not conforming to the approved coordinated sign plan is installed/used.
- For freestanding high profile and low profile signs in multi-tenant developments, a coordinated sign plan must be reviewed and approved in writing by the planning and zoning commission before such signs can be permitted.
- For temporary subdivision entry signs when a subdivision has been released for construction, application for a coordinated sign plan is required if a model home, selling point, or other temporary signs to advertise lots are desired.
- A sign plan (diagram, schematic, image with dimensions) is required to be submitted as part of a permit application for temporary signs.
- Restaurant menu board signs and on-site traffic-control signs, if being installed, must be included in the diagrams submitted as part of the sign permit.
- Any variance from the provisions of the sign regulations must be approved by the board of adjustments at a public meeting with a two-thirds vote. Criteria for variance approval are specified.

## Full detail

This page publishes an overview of every zoning district plus a sample of 3 districts in full. Complete zone-by-zone requirements for all 12 zoning districts in Manor — every sign type, every field — are available with a free PermitPal account: https://app.permitpal.io/?address=Manor+TX&override=true&utm_source=landing&utm_medium=city-page&utm_campaign=city-manor

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