Local zoning · Banning

Banning — Signage

Q: How many signs can a multi‑tenant shopping center have and how big?

A shopping center must submit a Sign Program for centers with 3+ tenants; monument signs are allowed at 1 sq ft per 1 ft of building frontage (up to 100 sq ft for centers) and wall signs are limited by wall area or the Sign Program — see § 17.36.040(B) and § 17.36.110(B)(3) .

Signage under the Banning local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

The City of Banning controls all signs through Chapter 17.36 of Title 17 — Zoning. The sign rules set what types of signs are allowed in each land use district, maximum sizes and heights, prohibited sign types, permit and sign‑program requirements, and abatement/enforcement procedures. See the ordinance purpose at § 17.36.010 for the policy goals (appearance, traffic safety, maintenance) .

Note: signs must also meet site development rules such as setbacks and development standards (see Banning Development Standards) and on‑site parking layout and access requirements (see Banning Parking), and many projects will be subject to Banning Design Review.

What the Banning ordinance actually requires (key chapters & rules)

Purpose and policy: § 17.36.010 (purpose: control location, size, type, number; safety and aesthetics) .
Applicability: The chapter applies to all signs within the city; signs are allowed only where specifically enumerated and the chapter provides maximum standards § 17.36.020 .
Definitions: standardized definitions for Wall, Monument, Window, Temporary, Outdoor Advertising (billboard), Electronic Message Center, etc. are in § 17.36.030 .
Permits and Sign Programs: Most signs require a permit; multi‑tenant centers (3+ tenants) must submit a Sign Program processed with the project § 17.36.040(B) . Director must act within 30 days on complete applications § 17.36.040(A)(2–3) .
Exemptions: small window signs, interior signs not visible from exterior, memorial plaques, official notices, certain construction/site identification signs, and election signs (subject to limits) § 17.36.050 .
Prohibited signs: includes abandoned signs, animated/moving/flashing signs (except limited electronic message boards), most billboards/out‑of‑site signs, portable signs (except limited downtown allowance), roof signs, signs in the public ROW, painted signs on fences/roofs, balloons, and signs that interfere with traffic or block windows/sunlight § 17.36.060 .
Construction & maintenance: signs must meet building and safety rules (see the California Building Standards Code for structural/electrical) and be maintained; damaged or unsafe signs must be repaired within 30 days of notice § 17.36.100 .
Abatement & enforcement: abandoned/illegal temporary signs are nuisances; property owners must remove within 10 days of notice; costs can be assessed § 17.36.090 .
Variances/penalties: variances are discouraged but possible (Planning Commission); fines up to $200 per day per violation § 17.36.160 .
Murals: allowed by permit reviewed by the Banning Chamber beautification and mural council and must meet safety and maintenance criteria § 17.36.170 .
Specific plans: signs inside adopted specific plans follow that plan's sign rules; if none provided, Chapter 17.36 applies § 17.36.180 .

District-by-district breakdown (how the rules apply across Banning’s zoning districts)

The Zoning Ordinance establishes specific land use districts (full list at § 17.04.080). For signage the ordinance groups districts into Residential, Commercial (including Downtown Commercial), Industrial, and Public/Open Space; the sign chapter sets tailored rules for each group. See the zoning map in the Planning Department for where each district applies § 17.04.080 .

Residential districts (examples: R/A, LDR, MDR, HDR)

Purpose / typical uses: single‑family, multi‑family, agricultural/ranch uses as listed in the land use tables § 17.04.080 and development standards § 17.08.030 .
Sign rules (local): residential signs are tightly limited under § 17.36.110(A) — examples: one address sign up to 1 sq ft for single‑family; one temporary unlit sale/rent sign up to 4 sq ft; apartment complexes can have up to one wall sign and one freestanding sign per street frontage with freestanding signs in landscaped area at least 15 ft from curb face, not closer than 5 ft to the property line, maximum freestanding height 8 ft, and combined sign area caps of 20 sq ft (≤125 ft frontage) or 30 sq ft (>125 ft frontage) § 17.36.110(A)(2–3) .
Where it applies: all official residential districts (see zoning map) — verify district suffixes and exact frontage calculations with planning staff § 17.04.080 .

Downtown Commercial (DC)

Purpose / typical uses: pedestrian‑oriented retail and service uses in the downtown core § 17.04.080 .
Sign rules: downtown businesses permitted wall signs based on occupancy/frontage: 1 sq ft per 1 ft of building frontage up to 50 sq ft; special introductory sign allowance (max 5 sq ft) tied to reduced sign fee § 17.36.110(B)(2) . Downtown also has limited allowances for A‑frame/portable signs (see prohibited list for limits) § 17.36.060(I–J) .
Design: sign programs and design review are commonly required to keep signage coordinated and pedestrian‑scale § 17.36.040(B) .

General Commercial (GC), Highway Serving Commercial (HSC), Professional Office (PO)

Purpose / typical uses: larger retail, service, highway‑oriented uses and offices § 17.04.080 .
Sign rules: wall signs generally limited to 20% of wall area (except downtown); monument signs allowed (one per parcel) at 1 sq ft per 1 ft of building frontage up to 50 sq ft, maximum monument height 8 ft, and monument landscaping ≥50 sq ft with one dimension at least 4 ft § 17.36.110(B)(2–3) . Freeway‑oriented wall signs are treated separately and may require a Conditional Use Permit § 17.36.110(B)(2) .

Industrial, Business Park, Airport Industrial (I, BP, AI)

Purpose / typical uses: manufacturing, warehousing, logistics, airport‑related uses § 17.04.080 .
Sign rules: similar to commercial districts for wall and monument signs; the ordinance allows larger commercial wall area up to 20% of the wall; unique industrial identification signs must still conform to Chapter 17.36 § 17.36.110(B) . Outdoor advertising/billboards are generally prohibited except under special relocation agreements or CUPs § 17.36.060(C–D) .

Public Facilities and Open Space (P, OS/ variants)

Purpose / typical uses: civic facilities, parks, resource conservation § 17.04.080 .
Sign rules: institutional signs identifying a park, school or civic facility are permitted as Institutional Signs; size and form are governed by the same chapter and often by the specific plan or project conditions § 17.36.110 and § 17.36.180 .

Quick reference table — Most decision‑relevant sign standards

Topic / Limit	Typical Rule in Chapter 17.36	Code Reference
Permit required	Most signs require a sign permit; sign program required for centers with 3+ tenants	§ 17.36.040
Residential single‑family address sign	1 sq ft max	§ 17.36.110(A)(2)(a)
Residential for sale/rent sign	4 sq ft, unlit, temporary	§ 17.36.110(A)(2)(b)
Apartment complex combined signage	20 sq ft (≤125 ft frontage) or 30 sq ft (>125 ft frontage); freestanding ≤8 ft high; freestanding ≥15 ft from curb face, ≥5 ft from property line	§ 17.36.110(A)(3)
Downtown wall sign cap	1 sq ft per 1 ft frontage, max 50 sq ft	§ 17.36.110(B)(2)
Monument sign	1 sq ft per 1 ft building frontage, max 50 sq ft (shopping center up to 100 sq ft) — max height 8 ft, landscaping ≥50 sq ft	§ 17.36.110(B)(3)
Prohibited: animated/flashing signs	Animated/moving/flashing signs are prohibited except limited electronic message centers	§ 17.36.060(B)
Freeway‑oriented freestanding signs	Allowed only with Conditional Use Permit and specific findings; city ID & relocated billboards treated separately	§ 17.36.110(B)(6) and § 17.36.060(C)
City identification signs (digital limits)	Max 55 ft height, face limits, timed message rate (≥6 seconds), dimming and shield rules, and multiple approvals (Caltrans, Airport LU Commission)	§ 17.36.110(B)(9)(n–p, f–h)

Practical guidance (synthesis & on-the-ground tips)

Start with the sign permit: the Community Development Director must act within 30 days on a complete application — submit a complete site plan, elevations, and lighting/landscaping details to avoid delays § 17.36.040(A)(2–4) .
If your project is a new commercial center with 3+ tenants, prepare a coordinated Sign Program (colors, materials, illumination, logo rules) and file it with the development application § 17.36.040(B) . Design coordination reduces sign variance requests and is reviewed with the project. See Banning Design Review.
For projects near Interstate 10 or other highways, anticipate stricter rules: freeway‑oriented signs and city identification signs have special CUP and Caltrans/airport review requirements and detailed standards for animation, luminance, and hours § 17.36.110(B)(6) & (9) .
Coordinate signs with on‑site landscaping and the location of curb/driveway lines — monument signs have minimum landscape area requirements (50 sq ft) and setback constraints § 17.36.110(B)(3) . Also check Banning Landscaping and Screening where applicable.
Structural/electrical work for signs is subject to state/structural codes; consult the California Building Standards Code for building permits and structural requirements § 17.36.100(A) .
If you inherit a pre‑existing freestanding sign, it may be a legal nonconforming sign but replacement/alteration typically requires a CUP § 17.36.110(B)(8) . See Banning Nonconforming Uses for process.

Checklist

Determine your property's zoning district using the Official Zoning Map § 17.04.080 .
Verify whether your sign is listed as exempt under § 17.36.050 (window, interior, memorial, official notices) .
Prepare sign permit application (site plan, elevations, dimensions, lighting, landscaping plan) and pay fee § 17.36.040 .
If multi‑tenant (3+), prepare a Sign Program and coordinate colors/materials/illumination § 17.36.040(B) .
Confirm setbacks, curb/driveway relationships, and parking impacts per Banning Development Standards and Banning Parking and include those in drawings § 17.36.110(B)(3) .
If proposing electronic message center, follow the message‑rate and luminance rules and check for CUP requirements § 17.36.110(B)(9)(f–h) .
Check for any applicable overlay district rules (e.g., airport compatibility) via Banning Overlay Districts and specific plans § 17.36.180 .
If sign is structural, submit building permit documents per the California Building Standards Code § 17.36.100(A) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Freeway‑oriented or relocated billboards	Requires Conditional Use Permit, special findings, and can trigger Caltrans/airport review — high chance of denial or added conditions § 17.36.110(B)(6)	Verify whether the proposed sign is freeway‑oriented; get early pre‑application meeting; expect CUP and multi‑agency approvals
Electronic message centers (EMC)	EMCs are heavily regulated (message rate, luminance, anti‑animation, dimming); violations are enforcement risk § 17.36.110(B)(9)(f–h)	Confirm message change intervals, luminance controls, and hours; EMCs may need CUP and Caltrans/airport approvals
Existing nonconforming signs	Existing freestanding signs may be “legal nonconforming” but cannot be substantially altered without CUP § 17.36.110(B)(8)	Verify permit history/COs and discuss with planner whether alterations trigger amortization or CUP
Downtown portable/A‑frame signs	Downtown has an allowance but other districts prohibit portable signs; code language about pedestrian hazards is subjective § 17.36.060(I)	Confirm whether your property is inside DC, and whether the proposed A‑frame would obstruct pedestrians; get director interpretation if unclear
Jurisdictional overlaps (state highways, airport)	City rules require additional agency approvals for city ID signs and signs affecting highways/airports § 17.36.110(B)(9)(l)	Verify whether the sign faces a Caltrans right‑of‑way or falls within county/airport compatibility zone and obtain necessary agency approvals
Murals vs. commercial signage	Murals with commercial content are limited by underlying sign rules; approval path is via beautification council § 17.36.170	If mural contains commercial copy, confirm allowable area and whether the mural will be treated as a sign; obtain mural permit and chamber review

Plain-English summary

Banning’s sign rules (Title 17, Chapter 17.36) tell you what kinds of signs you can have where, how big they can be, when you need a sign permit or a sign program, and which signs are outright banned (for example most billboards, flashing signs, and signs in the public right‑of‑way). Review the specific standards for your zoning district (residential, downtown commercial, general commercial, industrial, or public/open space), and plan for permits and possible conditional permits for freeway‑oriented or electronic signs §§ 17.36.040, 17.36.060, 17.36.110 .

Source References

Title 17 — Zoning (City of Banning): sign chapter and related sections — § 17.36.010 through § 17.36.190 (Sign regulations, definitions, permits, exemptions, prohibited signs, enforcement) .
Sign construction and maintenance — § 17.36.100 .
Abatement and abandoned signs — § 17.36.090 .
Prohibited signs list — § 17.36.060 .
Freeway‑oriented and city identification signs — § 17.36.110(B)(6) & (9) .
Sign program and sign permit review authority — § 17.36.040(B) and review authority table Table 17.44.010 (sign permits reviewed by Community Development Director) § 17.44.010 .
Murals — § 17.36.170 .
Zoning district list — § 17.04.080 (district names: R/A, LDR, MDR, HDR, GC, DC, HSC, PO, BP, I, AI, P, OS/ etc.) .
Specific plans — § 17.36.180 (specific plan sign rules) .

Sources

Retrieved passages

Banning Zoning Code (§ 9108.09) High relevance
Banning Zoning Code (section 17.36.110) High relevance
Banning Zoning Code (§ 9109.08.) High relevance
CBC § 3G (Title 16) High relevance
Banning Zoning Code (section 17.36.110.) High relevance
Banning Zoning Code (§ 9109.03) Medium relevance
Banning Zoning Code (chapter pertaining) Medium relevance
Banning Zoning Code (§ 9109.02.) Medium relevance
CBC § 9109.09 (chapter shall) Medium relevance
Banning Zoning Code (Section 17.36.110) Medium relevance
CBC § 9109.11 (Section 17.36.100) Medium relevance
Banning Zoning Code (§ 9109.16.) Medium relevance
Banning Zoning Code (§ 9126.03.) Medium relevance

Cited sections

Official Banning code library

Frequently asked questions

Do I always need a sign permit in Banning?

Generally yes — no sign (other than those specifically exempted) may be erected, displayed or altered without a sign permit or approved sign program. See § 17.36.040 for permit rules and processing timelines .

What size sign can I put in a single‑family residential front yard?

For a single‑family home you may have one address sign up to 1 sq ft and one temporary for‑sale/rent sign up to 4 sq ft (unlit) under § 17.36.110(A)(2) .

How many signs can a multi‑tenant shopping center have and how big?

A shopping center must submit a Sign Program for centers with 3+ tenants; monument signs are allowed at 1 sq ft per 1 ft of building frontage (up to 100 sq ft for centers) and wall signs are limited by wall area or the Sign Program — see § 17.36.040(B) and § 17.36.110(B)(3) .

Are electronic message boards allowed?

Electronic message centers are tightly regulated: message changes are limited (generally no faster than one message every 6 seconds), luminance/dimming standards apply, and city or Caltrans approvals may be required; some EMCs require a Conditional Use Permit § 17.36.110(B)(9)(f–h) .

Can I put up a billboard or rent out a sign face for off‑site advertising?

Billboards and off‑site signs are generally prohibited. Relocated billboards or outdoor advertising structures can only be allowed under narrow relocation/lease agreements and CUP processes; otherwise off‑site signs are not permitted § 17.36.060(C–G) .

If I have an old freestanding sign on my property, can I replace it?

Existing freestanding signs that are legal nonconforming are generally protected but may not be altered or replaced except by approval of a Conditional Use Permit — check § 17.36.110(B)(8) and consult planning staff for the sign’s legal status .

Are temporary signs and political signs regulated differently?

Election/election‑related signs are exempt in some respects but must comply with size limits for the underlying zone, may not be placed in the public right‑of‑way, and must be removed seven days after the election; general temporary signs are regulated and may be abated if illegal § 17.36.050(G) and § 17.36.090 .

Do murals count as signs?

Murals are allowed by permit (reviewed by the beautification/mural council) but commercial content on a mural is subject to the underlying sign limits in Chapter 17.36. See § 17.36.170 for the mural permit criteria .

How do sign rules interact with the zoning district development standards (setbacks, landscaping)?

Sign placement (monument setbacks, landscaped planter area for monument signs, distance from curb) is tied to site development standards. Always coordinate signage plans with the property’s setback and landscaping requirements in Banning Development Standards and Banning Landscaping and Screening; see monument rules § 17.36.110(B)(3) .

Who reviews sign permits and appeals?

Sign permits are generally reviewed by the Community Development Director who has 30 days to act on complete applications; appeals are governed by the hearings and appeals chapter (see § 17.36.040(A)(2–4) and chapter 17.68) .

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