# Sign Regulations in Mission, Texas

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

- **Jurisdiction:** Mission, Texas (TX)
- **Canonical page:** https://permitpal.io/sign-regulations/texas/mission
- **Data last verified:** 2026-05-06
- **Source:** [municode municipal code](https://library.municode.com/TX/Mission/codes/Code_of_Ordinances?nodeId=PTIICOOR_CH86SI)

## 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.

## Sign rules by zoning district (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 (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 | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | 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 | — | Sec. 86-155(4)(c)1–4; Sec. 86-41 (Changeable copy sign) |

## Prohibited 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.

## Signs exempt from permit 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.

## 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 10 zoning districts in Mission — every sign type, every field — are available with a free PermitPal account: https://app.permitpal.io/?address=Mission+TX&override=true&utm_source=landing&utm_medium=city-page&utm_campaign=city-mission

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