Los Banos — Signage

Last reviewed: July 2, 2026

Overview

This page explains what the City of Los Banos sign ordinance (the Sign Ordinance, Article 28 of the municipal code) actually requires for commercial, industrial, mixed‑use, and residential signage: what sign types are allowed where, size and height limits, lighting and animation rules, temporary‑sign controls, and the administrative steps (permits, master sign plans, use permits) the code requires. For the city's zoning map and district names referred to below, see the Los Banos zoning & planning overview and the Los Banos Zoning page.

Key high‑level rules: (1) Most signs require a sign review permit; (2) multi‑tenant properties generally need a master signage plan; (3) districts set different per‑frontage area, height, and type rules; (4) some signs (billboards, temporary devices, animated/changeable copy) have special standards or are prohibited. See the controlling ordinance sections cited throughout below (§ 9‑3.28xx) for exact text and verify parcel‑specific questions with the City.

How the ordinance is organized (what to read first)

• The Sign Ordinance is Article 28 of the Los Banos zoning code (Sign Ordinance of the City of Los Banos) — see § 9‑3.2801 and the statement of purpose § 9‑3.2802.
• Standard procedural and construction requirements (permit requirement, construction and maintenance, Uniform Sign Code / building-code compliance) are in § 9‑3.2804 and related provisions; see also administrative processing rules for permits in Article 23.
• District‑by‑district permitted sign rules and dimensional limits are in the Part 3 district sections (e.g., § 9‑3.2808 through § 9‑3.2817) — each district below quotes the controlling section numbers.

Note: sign structures must also comply with the state's building standards; consult the California Building Standards Code and the city's Building Department for plan‑level requirements.

District-by-district breakdown

Each subsection below identifies the Los Banos district (as the Code names them), the usual uses implied by the district name, and the code's sign rules you need to budget for (type, size, height, lighting/location rules). All quoted limits are grounded in the city's ordinance; a code citation follows each district heading.

Residential districts — R‑1, R‑2, R‑3, P‑D

Purpose / typical uses: low‑ to high‑density housing and planned developments. See district listings in § 9‑3.301.

Key signage rules (controlling text: § 9‑3.2808):

• Single‑family: only one wall sign allowed; maximum display area 2 sq ft. § 9‑3.2808
• Multiple‑family: wall and limited freestanding/monument signs; aggregate wall area 0.25 sq ft per lineal foot of frontage; freestanding/monument limited to 24 sq ft and one per street frontage. § 9‑3.2808
• Height: freestanding/monument signs for residential uses limited to 4 ft; all other signs must be below the roof line. § 9‑3.2808
• Illumination: signs in residential districts may be non‑illuminated or indirectly illuminated only. § 9‑3.2808

Where it applies: any property zoned R‑1, R‑2, R‑3, or developed under a P‑D plan. Confirm P‑D signage with the P‑D plan or use permit. § 9‑3.2808

Professional Office — P‑O

Typical uses: professional offices, clinics, small office buildings.

Key rules (controlling text: § 9‑3.2812):

• Wall signs: 0.5 sq ft per lineal foot of building frontage. § 9‑3.2812
• Freestanding/monument: one allowed (typical max 32 sq ft), except multi‑tenant complexes may substitute uniform low‑profile tenant signs for a single freestanding sign. § 9‑3.2812
• Low‑profile tenant signs (when allowed): generally limited to 4 ft height, 8 ft length, 2 ft width per tenant and parallel to the street. § 9‑3.2812
• Max freestanding height: 8 ft; other signs below the roof ridge line. § 9‑3.2812

Neighborhood / General Commercial — C‑N, C‑1

Typical uses: retail, services, restaurants, small commercial centers.

Key rules (controlling text: § 9‑3.2813):

• Wall, canopy, marquee signs: 1 sq ft per lineal foot of building frontage (aggregate). § 9‑3.2813
• Freestanding/monument signs: generally 50 sq ft maximum per street frontage exceeding 50 ft; spacing and aggregate calculations apply (see code). § 9‑3.2813
• Max freestanding height: 20 ft; other signs must be below the roof ridge line. § 9‑3.2813

Highway Commercial — H‑C

Typical uses: regional retail, auto‑oriented services, gas stations.

Key rules (controlling text: § 9‑3.2814):

• Wall signs: 1 sq ft per lineal foot of frontage. Freestanding signs: 50 sq ft allowed per street frontage (with additional allowances for long frontages). § 9‑3.2814
• Billboards: may be allowed by use permit in undeveloped areas; billboards are subject to the sign code's billboard standards (see subsection for billboard controls). § 9‑3.2814

Mixed‑Use — M‑X

Typical uses: street‑oriented, vertical mixed residential/commercial.

Key rules (controlling text: § 9‑3.2811):

• Wall/canopy/marquee signs: typically 0.75 sq ft per lineal foot of frontage (some allowances up to 1 sq ft in limited conditions). § 9‑3.2811
• Freestanding/monument: often limited to 32 sq ft per street frontage; max freestanding height 15 ft in this district. § 9‑3.2811
• Canopy/under‑canopy signs in M‑X may extend over public sidewalks if they maintain a minimum 8 ft clearance and are no closer than 2 ft from the curb face (encroachment permit typically required). § 9‑3.2811

Light Industrial — L‑I

Typical uses: light manufacturing, R&D, warehouses.

Key rules (controlling text: § 9‑3.2815):

• Wall signs: 1 sq ft per lineal foot. § 9‑3.2815
• Freestanding/monument: 50 sq ft per street frontage; max height in many L‑I cases is 15 ft (district text varies; check the subpart for the specific site). § 9‑3.2815
• Billboards may be allowed by use permit in undeveloped areas, subject to the ordinance billboard standards (see the billboard subsection). § 9‑3.2815

General Industrial — I

Typical uses: heavier industry, large sites.

Key rules (controlling text: § 9‑3.2816):

• Wall signs: 1 sq ft per lineal foot. Freestanding/monument: 50 sq ft per frontage; maximum freestanding height commonly 20 ft unless the district text sets a different limit. § 9‑3.2816
• Billboards: may be allowed by use permit in undeveloped areas (see code reference subsection (i) of § 9‑3.2819 for billboard technical standards). § 9‑3.2816

Public Facilities — P‑F

Typical uses: government buildings, parks, schools.

Key rules (controlling text: § 9‑3.2817):

• Wall signs: 1 sq ft per lineal foot; freestanding/monument signage allowances typically 50 sq ft, with a 20 ft height cap on freestanding signs in many instances. § 9‑3.2817

Mobile‑home park / model‑home signage

Special limits: one sign per street entrance, maximum 20 sq ft and 8 ft height; if illuminated, only indirect lighting is allowed. See § 9‑3.1710.

Other citywide / technical standards you must know

• Permit requirement: most permanent signs require a sign review permit (noted in § 9‑3.2804). Exempt signs are listed in § 9‑3.2805 (addresses, small bulletin boards, community activity temporary signs, etc.). § 9‑3.2804 and § 9‑3.2805
• Master signage plan: required for any zone lot with more than one tenant before issuing individual sign permits; the director must approve a plan that shows total allowed sign area, sign locations, heights and counts (§ 9‑3.2804). § 9‑3.2804
• Animated / changeable copy signs: permitted in many commercial and industrial districts but subject to timing/interval rules (each message displayed ≥ 8 seconds, blank for ≥ 1 second, no gradual incremental transitions) — this animated‑copy rule appears across district rules (see e.g. § 9‑3.2813, § 9‑3.2816). § 9‑3.2813
• Prohibited signs: the code lists several absolute prohibitions, including roof signs above the ridge line, bus bench signs, signs that imitate traffic control devices, permanent signs using fluorescent colors, and portable changeable‑copy signs (among others) — see § 9‑3.2806. § 9‑3.2806
• Billboards: various districts allow billboards only by use permit in undeveloped areas; separate technical nonappurtenant billboard standards (maximum display area 300 sq ft, total height caps, spacing and clearance limits, pole support, and prohibitions on certain configurations) are set out in the ordinance (see district references and the billboard subsection referenced as subsection (i) of § 9‑3.2819). § 9‑3.2815, § 9‑3.2816, and technical billboard rules (nonappurtenant) are in the billboard subsection; see § 9‑3.2815 and the billboard standard text.
• Temporary signs and windblown devices (banners, pennants, flags, feather flags) are tightly controlled: many temporary devices are limited to 10 consecutive days, up to four times/year, minimum 45 days apart; banana/feather/teardrop flags are prohibited; some exceptions exist for community activity signs; see § 9‑3.2818 and the prohibited list in § 9‑3.2806. § 9‑3.2818

Practical note: all signs must be designed, constructed and maintained per the City's adoption of the Uniform Sign Code and the Building Code — the ordinance specifically calls out compliance with the Uniform Sign Code and Building Department rules. § 9‑3.2804

Quick reference table — most decision‑relevant district limits

(Use the cited sections for full exceptions, alternate calculations for long street frontages, and master signage plan rules.)

Checklist — what an applicant must satisfy (minimum)

• Confirm zoning for the parcel (district name: R‑1, C‑1, M‑X, etc.) and read the district's sign section (see district code citations above). § 9‑3.301 and district sections.
• Determine whether the sign is exempt under § 9‑3.2805 (addresses, small bulletin boards, community activity temporary signs). § 9‑3.2805
• Prepare a sign review permit application (required unless exempt) and pay any fee; confirm application completeness with the Planning Director per Article 23. § 9‑3.2804, Article 23.
• If the property has multiple tenants, include a master signage plan showing total allowed area, proposed sign locations, heights and counts; that plan must be signed by all owners and approved before individual sign permits are issued. § 9‑3.2804
• For any sign extending over public right‑of‑way (under‑canopy or projecting sign), obtain an encroachment permit from the City in addition to the sign permit; under‑canopy clearances (typ. 8 ft) and setbacks from curb (typ. 2 ft) are required. § 9‑3.2811
• If proposing billboard/large nonappurtenant sign, budget for a use permit and the billboard technical standards (area, height, spacing, support type) — see the billboard controls in the code (referenced by district text and the billboard subsection). § 9‑3.2815, subsection (i) of § 9‑3.2819.
• If proposing changeable/animated copy, include software/timing certification or details showing compliance with the 8‑second minimum display and 1‑second blank rules; the code may require vendor certification in the permit file. See district rules that permit animated signs (e.g., § 9‑3.2813).
• Provide construction drawings stamped as required and ensure compliance with the Uniform Sign Code and the California Building Standards Code (building/electrical permits may still be required). § 9‑3.2804

Risks & Ambiguities

Plain‑English summary

Los Banos regulates signs primarily by zoning district: small, non‑illuminated name/address signs for houses; modest wall and low monument signs in residential and office areas; larger wall and freestanding signs in commercial/industrial zones; and billboards or animated displays only under strict conditions and often only with a use permit. Most permanent signs need a sign review permit and multi‑tenant sites need a master sign plan; temporary signs and attention‑getting devices (feather flags, balloons, etc.) are tightly limited or banned. Read the district section that matches your parcel (the code cites below) and verify special items (billboards, sidewalk encroachments, nonconforming signs) with the Planning Department before spending on fabrication. § 9‑3.2804, § 9‑3.2808, and the district sections.

Source References

• Los Banos Sign Ordinance, Article 28 (Sign Ordinance of the City of Los Banos), general provisions § 9‑3.2801–§ 9‑3.2804.
• Standard sign and master signage plan requirements: § 9‑3.2804 (master signage plan and permit rules).
• Exempt and temporary signs: § 9‑3.2805 (exempt signs) and § 9‑3.2818 (temporary signs / windblown devices).
• Prohibited signs and absolute bans (roof signs, bus bench, portable changeable copy, feather flags etc.): § 9‑3.2806.
• Residential district sign rules: § 9‑3.2808.
• Professional Office sign rules: § 9‑3.2812.
• General Commercial, Highway Commercial sign rules: § 9‑3.2813, § 9‑3.2814.
• Mixed Use sign rules and canopy/clearance: § 9‑3.2811.
• Light Industrial and General Industrial sign rules: § 9‑3.2815, § 9‑3.2816.
• Public Facilities sign rules: § 9‑3.2817.
• Billboard (nonappurtenant) technical standards and spacing requirements (see the billboard subsection referenced in the district rules and the billboard standards text in the Sign Ordinance). Refer to subsection (i) of § 9‑3.2819 for how the code treats billboards; the ordinance text lists maximums (e.g., 300 sq ft total display area), clearance and spacing rules, pole support, illumination restrictions, and use‑permit requirement. § 9‑3.2815, subsection (i) of § 9‑3.2819.
• Nonconforming signs, removal and enforcement: § 9‑3.2205, § 9‑3.2807, and enforcement provisions in the code.
• California Building Standards (reference for structural / electrical compliance): California Building Standards Code.

Retrieved passages

• Los Banos Zoning Code (§ II) High relevance show source text
• Los Banos Zoning Code (§ II) High relevance show source text
• Los Banos Zoning Code (§ 229) High relevance show source text
• Los Banos Zoning Code (article and) High relevance show source text
• Los Banos Zoning Code (article shall) High relevance show source text
• Los Banos Zoning Code (article and) High relevance show source text
• Los Banos Zoning Code (§ II) High relevance show source text
• Los Banos Zoning Code (article shall) High relevance show source text
• Los Banos Zoning Code (article and) High relevance show source text
• Los Banos Zoning Code (article subject) Medium relevance show source text
• Los Banos Zoning Code (§ II) Medium relevance show source text
• Los Banos Zoning Code (§ II) Medium relevance show source text
• Los Banos Zoning Code (§ 9-3.2806.) Medium relevance show source text
• Los Banos Zoning Code (article and) Medium relevance show source text

Cited sections

• Los Banos Sign Ordinance, Article 28 (Sign Ordinance of the City of Los Banos), general provisions **§ 9‑3.2801**–**§ 9‑3.2804**. (Article 28)
• Standard sign and master signage plan requirements: **§ 9‑3.2804** (master signage plan and permit rules). (§ 9)
• Exempt and temporary signs: **§ 9‑3.2805** (exempt signs) and **§ 9‑3.2818** (temporary signs / windblown devices). (§ 9)
• Prohibited signs and absolute bans (roof signs, bus bench, portable changeable copy, feather flags etc.): **§ 9‑3.2806**. (§ 9)
• Residential district sign rules: **§ 9‑3.2808**. (§ 9)
• Professional Office sign rules: **§ 9‑3.2812**. (§ 9)
• General Commercial, Highway Commercial sign rules: **§ 9‑3.2813**, **§ 9‑3.2814**. (§ 9)
• Mixed Use sign rules and canopy/clearance: **§ 9‑3.2811**. (§ 9)
• Light Industrial and General Industrial sign rules: **§ 9‑3.2815**, **§ 9‑3.2816**. (§ 9)
• Public Facilities sign rules: **§ 9‑3.2817**. (§ 9)
• Billboard (nonappurtenant) technical standards and spacing requirements (see the billboard subsection referenced in the district rules and the billboard standards text in the Sign Ordinance). Refer to subsection (i) of **§ 9‑3.2819** for how the code treats billboards; the ordinance text lists maximums (e.g., **300 sq ft** total display area), clearance and spacing rules, pole support, illumination restrictions, and use‑permit requirement. **§ 9‑3.2815**, subsection (i) of **§ 9‑3.2819**. (§ 9)
• Nonconforming signs, removal and enforcement: **§ 9‑3.2205**, **§ 9‑3.2807**, and enforcement provisions in the code. (§ 9)
• California Building Standards (reference for structural / electrical compliance): California Building Standards Code.
• LosBanos_ZoningCode.md
• 2025 California Building Code.md

• Official Los Banos code library