# Sign Regulations in Mount Pleasant, Texas

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

- **Jurisdiction:** Mount Pleasant, Texas (TX)
- **Canonical page:** https://permitpal.io/sign-regulations/texas/mount-pleasant
- **Data last verified:** 2026-04-27
- **Source:** [amlegal municipal code](https://codelibrary.amlegal.com/codes/mtpleasanttx/latest/mtpleasant_tx/0-0-0-28481)

## At a glance

Mount Pleasant, Texas regulates 25 sign types across 7 zoning districts. Owner-Identification Sign (Freestanding/Detached)s in the Future Development District (FD) zoning district are capped at 35 ft (district cap for FD) tall and 40 sq ft, with a At least 10 ft from any street; ≥5 ft from utilities/cables/light standards; not in ROW. setback (Sec. § 155.48(B)(3)-(4); § 155.48(L)(1), (5)(b), (11); § 155.48(M)). Most commercial signs in Mount Pleasant require a permit.

## Sign rules by zoning district (7 zones)

| Zoning District | Sign Types Regulated | Max Height | Max Area | Permit Required |
| --- | --- | --- | --- | --- |
| General Regulations For All Zones | 5 | By district: SF-1/SF-2/TF: 10 ft; MF/MH/NS/FD: 35 ft; CB: 50 ft; GR/C/LI/HI: 50 ft (up to 75 ft if within 500 ft of a designated U.S. interstate highway); Shopping centers/malls ≥10 acres: up to 75 ft (if >50 ft, setback equal to sign height from all property lines); Billboards: 35 ft. | 40 sq ft | — |
| Single-Family Residential District (SF-1), Single-Family Residential District (SF-2), Two-Family Residential District (TF) | 3 | 10 ft (district cap for SF-1/SF-2/TF) | 40 sq ft | — |
| Multi-Family Residential District (MF), Mobile Home District (MH), Neighborhood Service District (NS) | 3 | 35 ft (district cap for MF/MH/NS) | 40 sq ft | — |
| Future Development District (FD) | 4 | 35 ft (district cap for FD) | Up to 672 sq ft gross area (80% of cutouts/open spaces counted toward area); if >336 sq ft, may not be stacked or side-by-side. | — |
| General Retail District (GR) | 14 | Up to 75 ft if center/mall ≥10 acres; if >50 ft, setback from all property lines equal to sign height | Total surface area ≤300 sq ft | — |
| Central Business District (CB) | 2 | ≤50 ft (district cap) | ≤100 sq ft (per street) | — |
| Commercial District (C), Light Industrial District (LI), Heavy Industrial District (HI) | 15 | Up to 75 ft if center/mall ≥10 acres; if >50 ft, setback from all property lines equal to sign height | Up to 672 sq ft gross area (80% of cutouts/open spaces counted toward area); if >336 sq ft, may not be stacked or side-by-side. | — |

## Zone-by-zone sign requirements (sample of 3 of 7 zones)

### Future Development District (FD)

| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Ordinance Citation |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Name Plate (One- and Two-Family Dwellings, where applicable) | — | 4 sq ft | — | At least 10 ft from any street; not in or projecting into ROW. | — | On the dwelling property (if present). | — | § 155.48(B)(1) |
| Owner-Identification Sign (Attached) | Not to exceed height of the wall (general rule). | — | — | General 10-ft-from-street rule applies. | One per abutting thoroughfare | Attached to principal building; on-premises. | — | § 155.48(B)(2); § 155.48(L)(2)-(4) |
| Owner-Identification Sign (Freestanding/Detached) | 35 ft (district cap for FD) | 40 sq ft | — | At least 10 ft from any street; ≥5 ft from utilities/cables/light standards; not in ROW. | One per abutting thoroughfare | On-premises, outside public ROW. | — | § 155.48(B)(3)-(4); § 155.48(L)(1), (5)(b), (11); § 155.48(M) |
| Billboard (Off-Premises) | 35 ft (top of billboard) | Up to 672 sq ft gross area (80% of cutouts/open spaces counted toward area); if >336 sq ft, may not be stacked or side-by-side. | — | ≥25 ft from any street; within 100 ft beyond private property line adjacent to TXDOT ROW; ≥300 ft from another billboard on same side of street; ≥500 ft from enumerated public uses. | — | Only on a lot/tract/parcel adjacent to and abutting TXDOT right-of-way along the specified corridors (I-30 corridor; U.S. Hwy 67 East from Industrial Rd to city limits and West from North Edwards to city limits; Bill Ratliff Freeway) and within 100 ft beyond the private property line adjacent to TXDOT ROW; must be at least 25 ft from any street. | — | § 155.48(G)(1)-(13); § 155.48(F); § 155.48(L)(5)(f) |

### General Retail District (GR)

| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Ordinance Citation |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Wall Sign (Attached) - Thoroughfare Frontage | Not to exceed height of wall (general rule). | — | — | General 10-ft-from-street rule applies; not in ROW. | One per abutting thoroughfare | Attached to building elevation facing an abutting thoroughfare. | — | § 155.48(D)(1) (first sentence); § 155.48(L)(2)-(4) |
| Wall Sign (Attached) - Non-Thoroughfare Elevation | Not to exceed height of wall (general rule). | 30 sq ft | — | — | Not specified; allowed on non-thoroughfare elevations subject to area limit | Attached to building elevations not facing a thoroughfare. | — | § 155.48(D)(1) (second sentence); § 155.48(L)(2)-(4) |
| Freestanding Sign - Abutting Designated State or Federal Highway | 50 ft general cap; up to 75 ft if within 500 ft of a designated U.S. interstate highway | 250 sq ft (per street) | — | At least 10 ft from any street; not in ROW; utilities clearance 5 ft. | One per abutting thoroughfare | On-premises along an abutting designated state or federal highway; outside public ROW. | — | § 155.48(D)(2)-(3); § 155.48(L)(1), (5)(d) |
| Freestanding Sign - Abutting Non-Designated Highway (Local Thoroughfare) | 50 ft general cap; up to 75 ft if within 500 ft of a designated U.S. interstate highway | 200 sq ft (per street) | — | At least 10 ft from any street; not in ROW; utilities clearance 5 ft. | One per abutting thoroughfare | On-premises along an abutting non-designated highway/local thoroughfare; outside public ROW. | — | § 155.48(D)(2), (4); § 155.48(L)(1), (5)(d) |
| Freestanding Sign - Multi-Surface (3+ faces; circular/spherical) | 50 ft general cap; up to 75 ft if within 500 ft of a designated U.S. interstate highway | Total surface area ≤300 sq ft | — | At least 10 ft from any street; not in ROW. | — | On-premises; outside public ROW. | — | § 155.48(D)(5); § 155.48(L)(5)(d) |
| CEVMS (Changeable Electronic Variable Message Sign) | — | 30 sq ft (CEVMS portion) | — | General setbacks apply (≥10 ft from street). | Only one CEVMS allowed per premises | On-premises sign structure in GR; not in ROW; general setbacks apply. | — | § 155.48(K)(1)-(9) |
| Shopping Center/Mall Detached Identification Sign (Single) | Up to 75 ft if center/mall ≥10 acres; if >50 ft, setback from all property lines equal to sign height | ≤250 sq ft | — | At least 25 ft from any street; if height >50 ft, setback from all property lines equal to sign height. | One per shopping center/mall | On-premises shopping center/mall identification sign; outside public ROW. | — | § 155.48(E)(2)-(3), (5)-(6); § 155.48(L)(5)(e) |
| Shopping Center/Mall Detached Identification Sign (Composite) | Up to 75 ft if center/mall ≥10 acres; if >50 ft, setback from all property lines equal to sign height | Aggregate ≤300 sq ft; no individual panel >200 sq ft | — | At least 25 ft from any street; if height >50 ft, setback from all property lines equal to sign height. | One per shopping center/mall | Composite panels on a single supporting structure; on-premises; outside public ROW. | — | § 155.48(E)(2), (4)-(6); § 155.48(L)(5)(e) |

### Commercial District (C), Light Industrial District (LI), Heavy Industrial District (HI)

| Sign Type | Max Height | Max Area | Max Width | Setback | Signs Allowed | Location | Permit Required | Ordinance Citation |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Wall Sign (Attached) - Thoroughfare Frontage | Not to exceed height of wall (general rule). | — | — | General 10-ft-from-street rule applies; not in ROW. | One per abutting thoroughfare | Attached to building elevation facing an abutting thoroughfare. | — | § 155.48(D)(1) (first sentence); § 155.48(L)(2)-(4) |
| Wall Sign (Attached) - Non-Thoroughfare Elevation | Not to exceed height of wall (general rule). | 30 sq ft | — | — | Not specified; allowed on non-thoroughfare elevations subject to area limit | Attached to building elevations not facing a thoroughfare. | — | § 155.48(D)(1) (second sentence); § 155.48(L)(2)-(4) |
| Freestanding Sign - Abutting Designated State or Federal Highway | 50 ft general cap; up to 75 ft if within 500 ft of a designated U.S. interstate highway | 250 sq ft (per street) | — | At least 10 ft from any street; not in ROW; utilities clearance 5 ft. | One per abutting thoroughfare | On-premises along an abutting designated state or federal highway; outside public ROW. | — | § 155.48(D)(2)-(3); § 155.48(L)(1), (5)(d) |
| Freestanding Sign - Abutting Non-Designated Highway (Local Thoroughfare) | 50 ft general cap; up to 75 ft if within 500 ft of a designated U.S. interstate highway | 200 sq ft (per street) | — | At least 10 ft from any street; not in ROW; utilities clearance 5 ft. | One per abutting thoroughfare | On-premises along an abutting non-designated highway/local thoroughfare; outside public ROW. | — | § 155.48(D)(2), (4); § 155.48(L)(1), (5)(d) |
| Freestanding Sign - Multi-Surface (3+ faces; circular/spherical) | 50 ft general cap; up to 75 ft if within 500 ft of a designated U.S. interstate highway | Total surface area ≤300 sq ft | — | At least 10 ft from any street; not in ROW. | — | On-premises; outside public ROW. | — | § 155.48(D)(5); § 155.48(L)(5)(d) |
| CEVMS (Changeable Electronic Variable Message Sign) | — | 30 sq ft (CEVMS portion) | — | General setbacks apply (≥10 ft from street). | Only one CEVMS allowed per premises | On-premises sign structure in eligible districts; not in ROW; general setbacks apply. | — | § 155.48(K)(1)-(9) |
| Shopping Center/Mall Detached Identification Sign (Single) | Up to 75 ft if center/mall ≥10 acres; if >50 ft, setback from all property lines equal to sign height | ≤250 sq ft | — | At least 25 ft from any street; if height >50 ft, setback from all property lines equal to sign height. | One per shopping center/mall | On-premises shopping center/mall identification sign; outside public ROW. | — | § 155.48(E)(2)-(3), (5)-(6); § 155.48(L)(5)(e) |
| Shopping Center/Mall Detached Identification Sign (Composite) | Up to 75 ft if center/mall ≥10 acres; if >50 ft, setback from all property lines equal to sign height | Aggregate ≤300 sq ft; no individual panel >200 sq ft | — | At least 25 ft from any street; if height >50 ft, setback from all property lines equal to sign height. | One per shopping center/mall | Composite panels on a single supporting structure; on-premises; outside public ROW. | — | § 155.48(E)(2), (4)-(6); § 155.48(L)(5)(e) |

## Prohibited signs in Mount Pleasant

- Off‑premises signs other than approved billboards are prohibited in all zoning districts.
- Signs shall not be located in or permitted to project into public rights‑of‑way.
- Signs must be set back at least 10 feet from any street (shopping center/mall detached signs and billboards must be at least 25 feet from any street).
- When illuminated, signs must be directed, shaded, or concealed so they do not interfere with motorists’ vision or shine directly onto residential property.
- No sign may be attached to trees, utility poles, or trash receptacles.
- Signs may not be placed so as to obscure or interfere with drivers’ views of approaching/merging/intersecting traffic or the effectiveness of official traffic control devices.
- No sign may be erected or installed closer than 5 feet to any telecommunications or television cable, power line, or street light standard.

## Signs exempt from permit in Mount Pleasant

- Detached signs 25 square feet or smaller are exempt from sign permit requirements.
- Attached signs are not listed as requiring a sign permit in the sign permit subsection (§155.48(M)).
- For double‑faced signs, area is calculated based on only one face (both single‑ and double‑faced signs follow this rule).

## Sign plan & submission notes

- No master sign plan requirement is specified in §155.48; the code regulates signs by district/type and via individual permits.
- Sign permits are required for detached signs exceeding 25 square feet; detached signs over 50 square feet must be installed by a licensed and bonded sign contractor after obtaining a sign permit.
- If an application is for a sign type not specifically addressed in the regulations, it must be requested as a specific use permit and is subject to §155.45.
- Changeable Electronic Variable Message Signs (CEVMS) require a permit; before permit issuance the applicant must submit manufacturer certification that brightness limits are preset and password‑protected; existing CEVMS (pre‑6/1/2008) had to submit certification within 60 days of adoption.
- Special event signs in public ways require approval by the Zoning Code Official for size, location, and method of erection and are time‑limited.
- Planned Development (PD) districts require a comprehensive site plan for the development prior to building permits (not a sign‑specific plan, but signage may be governed by the PD site plan).

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

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