Sign Regulations in Mission, Texas
Mission, Texas has specific sign regulations covering 42 sign types across 10 zoning districts. Regulated sign types include Accessory Sign, Canopy Sign, Changeable Copy Sign. Height restrictions apply. Permits are required for most commercial signs. Use PermitPal to get instant access to the complete regulations.
Data last verified: May 6, 2026
Sign Regulation Overview for Mission, Texas
Sample Sign Requirements in Mission
| Sign Type | Max Height | Max Area | Setback |
|---|---|---|---|
| Freestanding Sign (General) | Maximum 30 feet | Maximum 40 square feet per sign face | Minimum 5 feet from any property line |
| Wall Sign (General) | — | Maximum 40 square feet of wall or fence area per sign | Minimum 5 feet from any property line for sign structures |
| Ground Pole Sign (Institutional Use in Single-Family Zone) | Maximum 15 feet | Maximum 60 square feet | Minimum 5 feet from property line |
* Sample data shown. Actual requirements may vary by zone. Use PermitPal for complete, location-specific regulations.
PermitPal Coverage for MissionFull Coverage
Sign Types Covered
42
- Accessory Sign
- Canopy Sign
- Changeable Copy Sign
- Directory Sign
- +2 more types
Zoning Districts
10
Different zoning districts with specific sign regulations
Data Includes
- Permit requirements
- Height restrictions
- Illumination rules
Official Resources for Mission
Other Cities in Texas
Frequently Asked Questions
In Mission, monument signs are limited to Maximum 30 feet. Height limits vary by zoning district and sign type. Use PermitPal to get exact requirements for your specific location.
To get a sign permit in Mission, submit an application to the local building or planning department with sign dimensions, location, and design specifications. Our data confirms permits are required for most commercial signs. Processing typically takes 1-4 weeks. PermitPal helps you identify specific requirements and prepare complete applications.
In Mission, regulated sign types include Accessory Sign, Canopy Sign, Changeable Copy Sign, Directory Sign, and 2 more types. Most commercial signs require permits. Temporary signs and certain small signs may be exempt. Use PermitPal for specific exemptions.
In Mission, monument signs typically require a Minimum 5 feet from any property line setback from property lines. Setbacks may increase near residential zones or intersections. Wall signs attached to buildings generally don't have setback requirements. Use PermitPal for location-specific setback data.
Digital and LED signs in Mission are regulated with specific requirements for brightness, animation, and message duration. Mission has documented illumination rules in our database. Use PermitPal to see the exact requirements for electronic message centers.
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Mission, Texas Sign Rules at a Glance
Mission, Texas regulates 42 sign types across 10 zoning districts. Accessory Signs in the General business district; heavy commercial and industrial districts (C-3, C-4, I-1, I-2) zoning district are capped at Maximum 10 feet tall and Maximum 20 square feet, with a Minimum 5 feet from property line setback (Sec. Sec. 86-154(2)(a)). Most commercial signs in Mission require a permit.
Detailed Sign Ordinance Requirements for Mission, Texas
Sign Rules by Zoning District in Mission (10 zones)
| Zoning District | Sign Types Regulated | Max Height | Max Area | Permit Required |
|---|---|---|---|---|
| Agricultural-open interim and agricultural-open permanent districts (AO-I, AO-P) | 3 | Maximum 30 feet | Maximum 40 square feet per sign face | — |
| Residential districts (R-1A, R-1, R-1T, R-2, R-3, R-4) | 5 | Maximum 15 feet | Maximum 60 square feet | — |
| Neighborhood-commercial district; office-building district (C-2, C-1) | 10 | Maximum 40 feet | Maximum 100 square feet | — |
| General business district; heavy commercial and industrial districts (C-3, C-4, I-1, I-2) | 15 | Maximum 60 feet (increased height allowance) | Up to 500 square feet (or larger if within 10% of wall face and with site plan approval) | — |
| Expressway corridor | 15 | Maximum 80 feet | Maximum 800 square feet (maximum four faces) | — |
| Secondary arterial corridors | 14 | Maximum 80 feet | Maximum 800 square feet (maximum four faces) | — |
| Planned unit developments (PUD) | 3 | Maximum 10 feet | Maximum 40 square feet | — |
| Public zone district (P) | 8 | Maximum 40 feet | Maximum 64 square feet of wall or fence area per sign | — |
| Central business district | 1 | — | Maximum 24 square feet per face | — |
| General Regulations For All Zones | 5 | Additional tenant sign on multi-frontage developments may not exceed 40 feet | On multi-frontage developments, an additional tenant sign, if approved, may not exceed 400 square feet per face | — |
Zone-by-Zone Sign Requirements in Mission(sample of 3 of 10 zones)
General business district; heavy commercial and industrial districts (C-3, C-4, I-1, I-2)
| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Premium Details(Illumination, Size Formula, Permit Requirements, Additional Requirements — available with a free PermitPal account) | Ordinance Citation |
|---|---|---|---|---|---|---|---|---|---|
| Accessory Sign | Maximum 10 feet | Maximum 20 square feet | — | Minimum 5 feet from property line | Counts toward the two-per-business/site permanent sign combination limit | On private property | — | Unlock | Sec. 86-154(2)(a) |
| Changeable Copy Sign | Maximum 20 feet | Maximum 100 square feet | — | Minimum 5 feet from property line | Counts toward the two-per-business/site permanent sign combination limit | On private property | — | Unlock | Sec. 86-154(2)(c); Sec. 86-41 (Changeable copy sign) |
| Directory Sign | Maximum 20 feet | Maximum 40 square feet | — | Minimum 5 feet from property line | Counts toward the two-per-business/site permanent sign combination limit | On private property | — | Unlock | Sec. 86-154(2)(d) |
| Ground/Tenant Sign (Standard) | Maximum 50 feet | Up to 200 square feet per face (based on frontage formula) | — | Minimum 5 feet from property line | In the case of a multi-unit building, one ground pole or tenant sign is allowed per site | On private property along public street frontage | — | Unlock | Sec. 86-154(2)(e)1–3 |
| Ground/Tenant Sign (Within 1,200 ft of Expressway and fronting state-maintained road) | Maximum 60 feet (increased height allowance) | Up to 200 square feet per face (based on frontage formula) | — | Minimum 5 feet from property line | In the case of a multi-unit building, one ground pole or tenant sign is allowed per site | On private property along a state-maintained road or thoroughfare within 1,200 feet of the Expressway Corridor | — | Unlock | Sec. 86-154(2)(e)3 |
| Marquee Sign | — | Maximum 256 square feet (8 feet width × 32 feet length) | Maximum 8 feet (width) | — | One per site | Attached to and made part of a marquee projecting from a building | — | Unlock | Sec. 86-154(2)(f) |
| Temporary Sign (C-3/C-4/I-1/I-2) | Maximum 10 feet | Maximum 40 square feet | — | Minimum 5 feet from property line | Maximum of three per principal building at one time (except during election period) | On private property; not in public right-of-way or railroad right-of-way | — | Unlock | Sec. 86-154(3)(a)-(e) |
| Off-Premises Ground Sign | Up to 60 feet (general height cap in these districts) | Up to 400 square feet per face (general permanent sign face cap in these districts) | — | Minimum 5 feet from property line (district additional requirement) | Limited to one per site | Within general business, heavy commercial, and industrial districts | — | Unlock | Sec. 86-154(4)(c); Sec. 86-154(5)(a)-(k) |
Expressway corridor
| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Premium Details(Illumination, Size Formula, Permit Requirements, Additional Requirements — available with a free PermitPal account) | Ordinance Citation |
|---|---|---|---|---|---|---|---|---|---|
| Accessory Sign | Maximum 18 feet | Maximum 60 square feet | — | Minimum 5 feet from property line | Counts toward the two-per-business/site permanent sign combination limit | On private property within the Expressway Corridor | — | Unlock | Sec. 86-155(2)(a) |
| Changeable Copy Sign | Maximum 60 feet | Maximum 484 square feet | — | Minimum 5 feet from property line | Counts toward the two-per-business/site permanent sign combination limit | On private property within the Expressway Corridor | — | Unlock | Sec. 86-155(2)(c); Sec. 86-41 (Changeable copy sign) |
| Directory Sign | Maximum 20 feet | Maximum 40 square feet | — | Minimum 5 feet from property line | Counts toward the two-per-business/site permanent sign combination limit | On private property within the Expressway Corridor | — | Unlock | Sec. 86-155(2)(d) |
| Ground/Tenant Sign | Maximum 80 feet | Maximum 800 square feet (maximum four faces) | — | Minimum 5 feet from property line | One per site (multi-unit sites allowed one per site) | On private property within the Expressway Corridor | — | Unlock | Sec. 86-155(2)(f) |
| Marquee Sign | — | Maximum 256 square feet (8 feet width × 32 feet length) | Maximum 8 feet (width) | — | One per site | Attached to marquee projecting from building | — | Unlock | Sec. 86-155(2)(g) |
| Temporary Sign (Expressway Corridor) | Maximum 10 feet | Maximum 40 square feet | — | Minimum 5 feet from property line | Maximum of three per principal building at one time (except during election period) | On private property; not in public right-of-way or railroad right-of-way | — | Unlock | Sec. 86-155(3)(a)-(d) |
| Billboard Sign (Expressway Corridor) | Maximum 80 feet | Maximum 672 square feet per face (maximum two faces) | — | Minimum 5 feet from property line | Limited to one off-premises sign per site | Within the Expressway Corridor | — | Unlock | Sec. 86-155(4)(b)1–4; Sec. 86-41 (Changeable copy sign) |
| Digital Billboard (Expressway Corridor) | Maximum 80 feet | Maximum 672 square feet per face (maximum two faces) | — | Minimum 5 feet from property line | Limited to one off-premises sign per site | Within the Expressway Corridor | — | Unlock | Sec. 86-155(5)(f); Sec. 86-41 (Changeable copy sign); Sec. 86-155(4)(b) |
Secondary arterial corridors
| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Premium Details(Illumination, Size Formula, Permit Requirements, Additional Requirements — available with a free PermitPal account) | Ordinance Citation |
|---|---|---|---|---|---|---|---|---|---|
| Accessory Sign | Maximum 18 feet | Maximum 60 square feet | — | Minimum 5 feet from property line | Counts toward two-per-business/site permanent sign combination limit | On private property along Secondary Arterial Corridors | — | Unlock | Sec. 86-155(2)(a) (applies to both Expressway and Secondary Arterials) |
| Changeable Copy Sign | Maximum 60 feet | Maximum 484 square feet | — | Minimum 5 feet from property line | Counts toward combination limit | On private property along Secondary Arterial Corridors | — | Unlock | Sec. 86-155(2)(c); Sec. 86-41 |
| Directory Sign | Maximum 20 feet | Maximum 40 square feet | — | Minimum 5 feet from property line | Counts toward combination limit | On private property along Secondary Arterial Corridors | — | Unlock | Sec. 86-155(2)(d) |
| Ground/Tenant Sign | Maximum 80 feet | Maximum 800 square feet (maximum four faces) | — | Minimum 5 feet from property line | One per site | On private property along Secondary Arterial Corridors | — | Unlock | Sec. 86-155(2)(f) (applies to Expressway and Secondary Arterials) |
| Marquee Sign | — | Maximum 256 square feet (8 feet width × 32 feet length) | Maximum 8 feet (width) | — | One per site | Attached to marquee projecting from building | — | Unlock | Sec. 86-155(2)(g) |
| Roof Sign | Maximum 4 feet (sign height) | Maximum 64 square feet (4 feet height × 16 feet length) | — | — | One per site | Erected upon and over roof and supported on roof structure | — | Unlock | Sec. 86-155(2)(h) |
| Temporary Sign (Secondary Arterials) | Maximum 10 feet | Maximum 40 square feet | — | Minimum 5 feet from property line | Maximum of three per principal building at one time (except during election period) | On private property; not in public right-of-way or railroad right-of-way | — | Unlock | Sec. 86-155(3)(a)-(d) |
| Billboard Sign (Secondary Arterial Corridors) | Maximum 42.5 feet | Maximum 378 square feet per face (10.6 feet × 36 feet), maximum two faces | — | Minimum 5 feet from property line | Limited to one off-premises sign per site | Along designated Secondary Arterial Corridors | — | Unlock | Sec. 86-155(4)(c)1–4; Sec. 86-41 (Changeable copy sign) |
PermitPal covers all 10 zoning districts in Mission — full sign requirements for every zone, plus illumination rules, size formulas, and permit requirements for every sign type — with a free account.
See all 10 zones for Mission — start freeProhibited Signs in Mission
- More than two permanent signs on a lot are prohibited; double-frontage lots may have a maximum of three with at least one on each frontage (additional tenant sign on multifrontage only if approved via site plan).
- No site may utilize more than three different types of signs, excluding temporary and exempted signs.
- Signs shall not create a nuisance to neighboring properties due to size, height, brightness, or movement.
- No sign is allowed within the 30-foot visibility triangle at street intersections or the driveway/street intersection visibility areas.
- No private sign may be placed within or project into the public right-of-way unless specifically authorized; any sign in the ROW without approval is prohibited and subject to removal.
- It is unlawful to place advertisements or signs on trees, fences, public right-of-way or city property, or against utility/telegraph/telephone/electric light poles or standards.
- Prohibited signs include any that resemble or could be confused with official traffic control devices or emergency/road equipment lighting.
- Signs that block or obstruct other signs, fire escapes, required doors, windows, standpipes, or exits are prohibited.
- Signs that emit sound, smoke, or steam are prohibited.
- Obsolete, abandoned, or out-of-date signs; signs damaged more than 50% of fair market value; signs not meeting building code; signs advertising defunct businesses; and any sign erected without a required permit are prohibited.
- Signs not legible or not in good repair (e.g., broken faces, faded or missing letters) are prohibited.
- Signs not securely fixed per building code are prohibited.
- Temporary signs are limited citywide: outside of an election period, more than three temporary signs per principal building at any one time on a property is prohibited; temporary signs may not be placed in public or railroad rights-of-way.
- Portable signs are generally prohibited except where expressly allowed (e.g., limited grand-opening period or election-period allowances described in the code).
- Signs may not obstruct required ventilation openings.
- Signs may not interfere with or lack required clearances from electrical conductors, communications lines, or surface/underground utilities, and may not interfere with natural or artificial drainage.
- Canopies over 25 square feet must be drained to prevent dripping on neighboring property or the public way.
- Searchlights are allowed only on a temporary basis and must not create traffic hazards.
- A sign destroyed by more than 50% may not be re-erected except in full conformance with current code.
Exempt Signs in Mission
- Not considered 'signs' under the code and therefore excluded from regulation: (a) signs up to 2 sq ft bearing only property numbers, post box numbers, or occupant names; (b) flags and insignia of any government (except when used for commercial promotion); (c) public/noncommercial signs such as community service info, transit, utility info, safety/danger/trespass, scenic/historic markers, and signs erected by public officers in the performance of duty; (d) integral decorative/architectural building features (excluding letters, trademarks, moving parts/lights); (e) signs fully inside buildings or within enclosed lobbies/courts or theater lobbies for interior operations; (f) noncommercial memorial plaques/tablets, gravemarkers, statues, and similar remembrances.
- Exempt from permit requirements citywide: (1) home occupation signs as allowed by zoning; (2) temporary political signs (unless on a trailer); (3) temporary real estate signs 40 sq ft or less; (4) window signs; (5) construction signs; (6) signs on the sides of motor vehicles unless used as stationary sign supports; (7) private traffic/parking directional signs bearing no advertising matter; (8) yard sale signs posted only during authorized sales and removed immediately after (and not attached to utility poles, meter posts, trees, or other property without consent); (9) gasoline price signs attached to a permanent fixture/structure not exceeding 12 sq ft; (10) informational/directional signs up to 3 sq ft attached to gas pumps or pump canopies with no advertising matter; (11) street banner signs over a public right-of-way for a limited time with permission from the planning director and traffic safety coordinator; (12) other temporary signs the planning director and traffic safety coordinator deem unreasonable to require a permit for.
Source: municode municipal code