Biggs — Signage

Last reviewed: July 1, 2026

Overview

Biggs regulates permanent and temporary signs under Title 14 Zoning, Chapter 14.170 Signs. The chapter sets citywide rules for size, placement, illumination, prohibited features, and maintenance, and then applies different allowances by district family (residential vs. commercial vs. industrial) rather than by a single uniform standard across all zones. This page interprets those local rules and how they interact with your parcel’s Biggs Zoning designation, and flags when to use Biggs Design Review to resolve project specifics.

What the code calls “signs” in Biggs

• Chapter 14.170 applies to signs in every district, and defines how to measure sign area and control height, wall projection, and clearance in the “sight distance area.” The bottom edge of any sign that occupies a sight distance area must clear the ground by at least 8 ft; wall signs cannot project more than 12 in, cannot exceed 16 ft in height, and cannot extend above the roofline of the wall they’re attached to. A projecting wall sign must be either no more than 3 ft above grade or at least 8 ft above grade at its lowest point.
• Business identification signs (name/logo visible from outside) are allowed on exterior walls and within windows only in commercial and industrial districts, with formulas based on parcel frontage; limited ground signs are also allowed there.
• Temporary signs have distinct rules (construction, real estate, window, directional, garage/yard sale). Political sign rules vary by district family (residential vs. commercial/industrial).
• Exempt signs (e.g., institutional, public, small directional, seasonal, certain special promotional signage and decorative banners) have their own limits.
• Prohibited signs include off-site advertising, rotating/moving signs (except barber poles), flashing lights, portable/mobile signs except during limited special promotions on commercial properties, advertising vehicles, and most signs in the public right-of-way.
• Illumination: no illuminated signs are allowed in residential districts; in non-residential areas, lighting cannot directly illuminate a residence and bulbs over 25 W may not be exposed to the street.
• Abandoned signs must be removed; the City may remove them after notice if the owner fails to do so.
• Permanent signs must be constructed per the City’s standards and “a building permit shall be required for the installation of all permanent signs.” Design review applies to plans submitted for building permits in residential and commercial districts.

Quick reference: key sign types and limits

Notes:

• Signs cannot occupy or obstruct the “sight distance area” unless providing the required 8 ft bottom clearance; consult definitions in Chapter 14.20 as cross-referenced by § 14.170.020.
• Portable/mobile signs are otherwise prohibited except as allowed by the limited “special promotional signage” rules.

District-by-district application

Biggs’ districts are designated in § 14.190.010: A‑G, A‑C, A‑M, R‑1, R‑2, R‑3, R‑MU, D‑MU, C‑G, C‑O, M‑1, M‑2, O‑S, P‑Q, and PD. The sign chapter applies citywide, but it differentiates by district family: residential vs. commercial vs. industrial. Where the ordinance is silent at a district level, “Not found in retrieved materials” is noted and you should verify with staff.

A-G Agricultural General

• How the sign code treats it: Not expressly categorized as “residential,” “commercial,” or “industrial” in Chapter 14.170’s allowance lists. General sign standards apply. Not found in retrieved materials for business identification signage being allowed. Verify with the jurisdiction.
• Temporary/exempt: Construction and real estate signs allowed citywide; institutional/public signs if applicable.

A-C Agricultural Commercial

• How the sign code treats it: Not expressly listed among commercial/industrial for business identification signs. Not found in retrieved materials for business identification signage. Verify with the jurisdiction.
• Temporary/exempt: Citywide temporary and exempt allowances apply.

A-M Agricultural Industrial

• How the sign code treats it: Not expressly listed among industrial districts in the sign allowances; general standards apply. Business identification signage: Not found in retrieved materials. Verify with the jurisdiction.
• Temporary/exempt: Citywide temporary and exempt allowances apply; industrial directional signs may be 6 sf.

R-1 Single-Family Residential

• Illumination: No illuminated signs in residential districts.
• Business identification: Not allowed in residential districts (limited to commercial/industrial).
• Temporary: Construction signs; real estate signs (6 sf/6 ft max); yard sale (4 sf); temporary directional (8 sf).
• Political: Up to 2 signs, each ≤16 sf, ≤5 ft tall; may be placed in the curb-to-property-line strip. 90 days before / remove 7 days after election.
• Home occupations: One nonilluminated sign up to 4 sf is allowed under home occupation standards.

R-2 Medium Density Residential

• Same as R‑1 for illumination prohibition, business identification not allowed, and temporary/political allowances.

R-3 High Density Residential

• Same as R‑1 for illumination prohibition, business identification not allowed, and temporary/political allowances.

R-MU Residential Mixed-Use

• Illumination: The ordinance bans illuminated signs in “any residential district.” It is unclear whether R‑MU is treated as a “residential district” for this purpose. Not found in retrieved materials. Verify with the jurisdiction.
• Business identification: Not expressly authorized (limited to commercial and industrial districts). For mixed-use projects, use Biggs Design Review to resolve storefront signage on a case-by-case basis.
• Temporary/exempt: Citywide temporary and exempt allowances apply.

D-MU Downtown (B Street) Mixed-Use

• Treated as commercial for sign allowances. Business identification wall/window signs and one 30 sf ground sign per structure are allowed; decorative banners for community events allowed in commercial districts. Special promotional signage allowed only on commercial properties under strict timing rules.
• Illumination: Allowed subject to shielding and no exposed >25 W bulbs to street; avoid lighting residences.
• Design review applies to building-permit sign work in this commercial district.

C-G General Commercial

• Same as D‑MU for business identification, ground signs, promotional/decorative banners, and illumination. Design review applies to building-permit sign work.

C-O Office Commercial

• Same as C‑G for business identification, ground signs, promotional/decorative banners, and illumination. Design review applies to building-permit sign work.

M-1 Light Industrial

• Treated as industrial for sign allowances. Business identification wall/window signs and one 30 sf ground sign per structure allowed. Temporary window sign limits (≤25% of window area) apply. Promotional signage is limited to commercial properties only (not industrial). Industrial directional exempt signs may be 6 sf. Illumination allowed with residential-shielding rules; no flashing.

M-2 General Industrial

• Same as M‑1 for business identification, ground, temporary window, exempt directional, and illumination; special promotional signage exception does not apply (commercial only).

O-S Open Space

• Not expressly categorized under business identification rules; general standards apply. Institutional/public signs on public lands follow exempt limits (e.g., 64 sf institutional when applicable). Not found in retrieved materials for business ID signage being allowed. Verify with the jurisdiction.

P-Q Public/Quasi-Public

• Institutional signs: total ≤ 64 sf, indirectly lit, ≤7 ft high if ground-mounted, behind required setbacks. Other sign types follow general standards and district-family limits where applicable.

PD Planned Development

• The PD tool can modify “limitations on the size, design, number, lighting and location of signs” for a specific project; PD submittals include sign drawings, and PD projects must undergo Biggs Design Review. Expect PD conditions to supersede default Chapter 14.170 limits where adopted.

Practical interpretation tips

• The phrase “commercial and industrial districts” is controlling for business identification and ground signs. If your parcel is not in one of those, assume those sign types are not permitted unless a project-specific entitlement says otherwise.
• “Special promotional signage” explicitly excludes industrial properties; it is for commercial parcels only, on a tight schedule and with clearance/height limits.
• If your permanent sign requires a building permit, the City’s design review process applies in residential and commercial districts; plan on submitting sign drawings.
• Existing signs tied to now-closed businesses are “abandoned” and must be removed after notice.

Information Gaps

• Whether R‑MU is treated as a “residential district” for the illuminated-sign ban. Not found in retrieved materials. Verify with the jurisdiction.
• Whether agricultural districts (A‑G, A‑C, A‑M) are treated as “commercial” or “industrial” for business identification signage. Not found in retrieved materials. Verify with the jurisdiction.
• Any overlay- or corridor-specific sign controls beyond PD conditions. Not found in retrieved materials. Verify with the jurisdiction.

Checklist

• Identify your zoning district on the official map and confirm whether you’re in a residential, commercial, or industrial family.
• Choose a sign type allowed in your district family (e.g., business identification in commercial/industrial; temporary categories as applicable).
• Size it correctly (use frontage-based formulas for wall signs; honor per-sign and per-frontage caps).
• Check placement: wall projection ≤ 12 in; top ≤ 16 ft and below roofline; bottom clearance ≥ 8 ft if in a sight distance area; ground sign height per location (3 ft in sight distance areas, 5 ft elsewhere).
• Illumination: prohibited in residential; otherwise shield lights from residences and do not expose > 25 W bulbs to the street; no flashing.
• Prohibited features: no off-site advertising, rotating/moving parts (except barber poles), portable/mobile signs except limited promotions on commercial parcels, advertising vehicles, or right-of-way placements (with narrow political-sign exception in residential).
• If permanent: secure approvals (building permit) and complete Biggs Design Review where required; prepare sign drawings.
• Maintain: keep signs in good repair; remove abandoned signs upon business closure or within the City’s compliance timeframe.

Risks & Ambiguities

Plain-English Summary

Biggs lets permanent business signs on commercial and industrial properties, based on your street frontage, plus one modest ground sign; residential areas can use only small temporary or exempt signs (and no lighting). Flashing, moving, off-site, portable, or right-of-way signs are largely banned. If your sign is permanent, expect a building permit and, in residential and commercial districts, design review. When in doubt, ask Planning to confirm how your district family (especially mixed-use and agricultural zones) is treated under the sign rules.

Source References

• Biggs Municipal Code (BMC) Title 14 Zoning, Chapter 14.170 Signs: purpose; measurement and placement; business ID; temporary; political; exempt; prohibited; illumination; abandoned; permits; maintenance.
• BMC § 14.190.010 Districts designated (A‑G, A‑C, A‑M, R‑1, R‑2, R‑3, R‑MU, D‑MU, C‑G, C‑O, M‑1, M‑2, O‑S, P‑Q, PD).
• BMC Chapter 14.100 Design Review (review applies to building-permit plans in residential and commercial districts).
• BMC Chapter 14.390 PD Planned Development (sign limitations may be modified; design review; sign drawings in submittals).
• Home occupation standards allowing one nonilluminated sign up to 4 sf.
• For broader context: Biggs zoning & planning overview, Biggs Land Use, and Biggs Development Standards

Retrieved passages

• Biggs Zoning Code (Chapter 14.170.) High relevance show source text
• Biggs Zoning Code (§ 1) High relevance show source text
• Biggs Zoning Code (§ 1) High relevance show source text
• Biggs Zoning Code (§ 14.170.040.) High relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 14.160.010.) Medium relevance show source text
• Biggs Zoning Code (Title 14.) Medium relevance show source text
• Biggs Zoning Code (section shall) Medium relevance show source text
• Biggs Zoning Code (title to) Medium relevance show source text
• Biggs Zoning Code (chapter and) Medium relevance show source text

Cited sections

• Biggs Municipal Code (BMC) Title 14 Zoning, Chapter 14.170 Signs: purpose; measurement and placement; business ID; temporary; political; exempt; prohibited; illumination; abandoned; permits; maintenance. (Title 14)
• BMC § 14.190.010 Districts designated (A‑G, A‑C, A‑M, R‑1, R‑2, R‑3, R‑MU, D‑MU, C‑G, C‑O, M‑1, M‑2, O‑S, P‑Q, PD). (§ 14.190.010)
• BMC Chapter 14.100 Design Review (review applies to building-permit plans in residential and commercial districts). (Chapter 14.100)
• BMC Chapter 14.390 PD Planned Development (sign limitations may be modified; design review; sign drawings in submittals). (Chapter 14.390)
• Home occupation standards allowing one nonilluminated sign up to 4 sf.
• For broader context: Biggs zoning & planning overview, Biggs Land Use, and Biggs Development Standards
• Biggs_ZoningCode.md

• Official Biggs code library