Local zoning · Millbrae

Millbrae — Signage

Q: What permits do I need to put a new business sign on my Millbrae storefront?

You will normally need a sign permit from the Community Development Department for any non‑exempt permanent sign; if the sign is electrically illuminated you must also get an electrical permit. If the proposed sign causes total permanent signage to exceed 50 sq ft or is an internally illuminated canopy sign, Planning Commission design review is required; freestanding signs larger than 8 sq ft or 4 ft high require a use permit. See § 10.10.040 , § 10.10.150 , § 10.10.060 .

Q: Where do I check what signs are allowed at my exact address?

Start with your parcel’s zoning designation in Chapter 10.05 (zoning districts and land use table) and then apply the sign rules in Chapter 10.10 (permit triggers, area calculations, exemptions, master sign program). If the property is in a PD, DTECRSP, or MSAPD district, check project‑level approvals for supplemental sign rules. See § 10.05.0300 and § 10.10.210 and § 10.10.330 .

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

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Last reviewed: July 2, 2026

Overview

This page explains what the Millbrae municipal zoning/planning ordinance (Title 10) requires for signs in the city — what types of signs are allowed, how maximum sign area is calculated, when permits, use permits, or design review are required, and how temporary and nonconforming signs are treated. The controlling rules are found in the Millbrae Sign Regulations (Chapter 10.10) and the city Zoning chapter (Chapter 10.05). Read this as a plain-English translation and checklist — always verify parcel-specific details with the Community Development Department. § citations below point to the controlling ordinance text.

Key citywide rules (what practitioners need first)

A sign permit is required for almost every permanent or non‑exempt temporary sign; electrical signs also require electrical permits. § 10.10.040.
Maximum permitted sign area for most commercial/industrial businesses is calculated off the building frontage: 1.5 sq ft per linear foot of primary building frontage (with 0.75 sq ft per linear foot for secondary frontage); small ground-floor shops with <20 ft frontage get 30 sq ft minimum. § 10.10.210.
Permanent window signs are limited to 25% of any glazed window area (permanent) and temporary window displays have a separate thirty/sixty day rule. § 10.10.150(C); § 10.10.320; § 10.10.300(A).
Freestanding signs larger than 8 sq ft or taller than 4 ft and most non‑exempt signs located in residential/open‑space districts require a use permit in addition to a sign permit. § 10.10.060.
Signs or sign programs that would exceed normal rules may use a Master Sign Program approved by the Planning Commission; master programs may allow exceptions to height/area/location/number of signs. § 10.10.330; § 10.10.160(A).
Design review by staff or the Planning Commission applies where illumination or total sign area crosses thresholds (e.g., internally illuminated canopies or total permanent signage > 50 sq ft triggers Planning Commission review). § 10.10.150(B).
Unsafe, abandoned or illegal signs may be abated or removed; legal nonconforming signs lose status under specific events (e.g., abandonment, major building alteration, >50% destruction). §§ 10.10.360–10.10.390.

Note: building and electrical safety for signs (materials, wiring, structural attachment) are also subject to the applicable California building and electrical codes; see California Building Standards Code. Link to the state code appears in the Sources. (For structural or accessibility sign requirements consult the Building Department; those rules are outside this Title 10 sign chapter.)

District-by-district breakdown (where signage rules intersect zoning)

Millbrae’s zoning districts are established in Chapter 10.05 (the Zoning chapter) and are designated R-1LL, R-1, R-2, R-3, C, DTECRSP, I, OS, PF, PD, MSAPD, and the combining office district suffix -O. See § 10.05.0300.

Below are district-specific comments focused strictly on signage requirements or how the sign code treats those districts; where the sign chapter defers to zoning (e.g., requiring a use permit in residential districts), the controlling § is cited.

R-1LL (Single-family large lot)

Purpose & where it applies: Large‑lot single‑family neighborhoods (see § 10.05.0300).
Typical permitted uses: single‑family housing and accessory uses as listed in the Land Use Table (MMC § 10.05.0410).
Signage rules: Nonexempt signs located in the residential districts (the code groups residential districts as R districts) require a use permit in addition to a sign permit; freestanding signs larger than 8 sq ft or 4 ft high require a use permit too. § 10.10.060(A–B).
Practical note: Yard/nameplate/informational signs of limited size are treated differently under the exemptions list (see MMC § 10.10.350 — see "Information Gaps" if you need a parcel‑level read). Not all residential signage is prohibited, but get a pre‑application check for anything freestanding or illuminated. § 10.10.060.

R-1 / R-2 / R-3 (Single‑family, Duplex/Triplex, Multifamily)

Purpose & where it applies: Standard residential districts; zoning definitions and permitted residential uses in § 10.05.0300 and the Land Use Table (§ 10.05.0410).
Signage rules: Same rule as above — nonexempt signs in R districts require a use permit; check § 10.10.060. Wall/nameplate/address signage with no special size/height generally requires only a sign permit unless exempt. §§ 10.10.040, 10.10.060.

C (Commercial)

Purpose & where it applies: The C district covers most commercial corridors; development standards (setbacks, heights, lot size, coverage) for C are in § 10.05.1020.
Typical permitted uses: retail, offices, restaurants, personal services (see Land Use Table § 10.05.0410).
Signage rules: Standard sign calculations apply (maximum based on frontage — 1.5 sf/linear ft primary frontage) and design review applies where signage is internally illuminated or when total permanent signage exceeds 50 sq ft. Freestanding signs normally allowed without a use permit if they are ≤ 8 sq ft and ≤ 4 ft high; larger freestanding signs trigger a use permit. §§ 10.10.210, 10.10.150, 10.10.060.

DTECRSP (Downtown & El Camino Real Specific Plan)

Purpose & where it applies: Downtown and El Camino corridors, special plan district (see § 10.05.0300 and DTECRSP Articles).
Typical uses: mixed commercial/residential/intensified downtown uses per the specific plan; check the plan for frontage and facade rules that affect signage placement. (Design guidelines and site plans often accompany DTECRSP approvals.) Article XI references in Chapter 10.05.
Signage rules: The general sign chapter governs; however, a Master Sign Program is commonly required for multitenant downtown façades and design review expectations are higher — use § 10.10.330 and § 10.10.150 as controlling sign‑chapter guidance.

I (Industrial)

Purpose & where it applies: Industrial areas (see § 10.05.0300).
Typical uses: light manufacturing, warehousing, equipment sales; signage for outdoor operations is calculated by outdoor frontage rules. § 10.10.210(B) gives a different formula for businesses conducted primarily outdoors: 1.0 sf per linear ft of street frontage.

OS (Open Space)

Purpose & where it applies: Open space lands. § 10.05.0300.
Signage rules: Nonexempt signs in the OS district require a use permit (MMC § 10.10.060(B) explicitly groups "open space (O) district" with residential for this special requirement). § 10.10.060(B).

PF (Public Facilities), PD (Planned Development), MSAPD (Millbrae Station Area Planned Development)

These districts have project‑level development standards. For multitenant or large developments (e.g., PD or MSAPD), the city commonly requires a Master Sign Program to coordinate permitted sign area, sign locations and appearances; the Master Sign Program rules are in § 10.10.330. Refer to the applicable PD approvals or the MSASP for site‑specific signage standards. §§ 10.10.330; 10.05.1525.

Quick reference table — most decision‑relevant standards

Rule / Item	Requirement	Code Reference
Sign permit required	Sign permit mandatory for almost all non‑exempt signs; separate permit per business sign	§ 10.10.040
Max permitted sign area (building‑mounted)	1.5 sq ft per linear ft of primary building frontage (secondary frontage 0.75 sf/lf); ground‑floor businesses <20 ft frontage get 30 sq ft	§ 10.10.210
Max permitted sign area (outdoor uses)	1.0 sq ft per linear ft of street frontage for businesses conducted primarily outdoors	§ 10.10.210(B)
Window sign coverage (permanent)	25% of glazed window or door area	§ 10.10.150(C); § 10.10.320
Temp. sign permit limits	Temporary sign permit limited to 60 calendar days per year per address; portable sign max 32 sq ft and one per street frontage	§ 10.10.050; § 10.10.300(B)
Freestanding sign use permit	Freestanding signs larger than 8 sq ft area or 4 ft height require a use permit	§ 10.10.060(A)
Design review triggers	Internally illuminated canopy/awning signs or any permanent signage causing total on‑site signage to exceed 50 sq ft require Planning Commission review	§ 10.10.150(B)
Master Sign Program	Required for new developments with >1 principal building, multiple‑tenant buildings, planned developments; may allow exceptions	§ 10.10.330
Nonconforming signs	Owner must remove or bring into conformity; legal nonconforming status may be lost under explicit conditions (e.g., abandonment, >50% destruction, structural changes)	§§ 10.10.360–10.10.390

Practical guidance and interpretation (plain-English synthesis)

Calculate allowed area using the frontage formulas in § 10.10.210 before designing. If your project is multitenant or a large redevelopment, plan a Master Sign Program early — it streamlines later permits and can include approved exceptions. §§ 10.10.210, 10.10.330.
For downtown or station‑area projects (DTECRSP, MSAPD), expect higher design scrutiny; coordinate signage with facade improvements to avoid losing legal nonconforming sign status when building work is done. §§ 10.10.150; 10.10.380.
Temporary promotions: the code permits limited temporary window signs and short term portable signs without design review only within specific size/time limits — exceed those and you must apply for a Temporary Sign Permit (60 days/year max). §§ 10.10.300; 10.10.050.
Lighting: avoid glare and traffic confusion; internally‑illuminated signage triggers design review and must be constructed of approved materials. § 10.10.100(K); § 10.10.150(B).

While Title 10 controls sign location, area, and permits, building‑safety attachments and illuminated sign wiring are also regulated by the Building and Electrical codes — consult the Building Department and see the California Building Standards Code. Link to the city’s pages on related topics such as parking, development standards, design review, and overlay districts when preparing your application. Also consider landscaping and screening and the variances and exceptions process if you expect nonstandard signage.

Checklist (what to submit / satisfy for a typical new commercial sign)

Confirm zoning district for parcel (see MMC § 10.05.0300) and whether the site is in DTECRSP / MSAPD / PD (may require Master Sign Program).
Calculate maximum permitted sign area per § 10.10.210 (primary/secondary frontage rules) and confirm proposed sign(s) fit.
Prepare scaled drawings (elevations, materials, lighting, mounting), site plan showing parking and driveways, and computation of existing/proposed total sign area (per § 10.10.130).
If sign is electrically illuminated, include electrical permit application and testing‑laboratory materials approval (see § 10.10.100(C,D)).
If total permanent signage > 50 sq ft or internally illuminated canopy sign, prepare for Planning Commission design review (§ 10.10.150(B)).
If proposing freestanding sign > 8 sq ft/4 ft or signage in an R or OS district, apply for a use permit in addition to the sign permit (§ 10.10.060).
Pay applicable fees; post sign permit on site while sign is installed as required (§ 10.10.100(B)).

Risks & Ambiguities

Issue	Why it matters	What to verify
Which frontage counts as "primary"	Primary frontage drives the 1.5 sf/lf calculation; mis‑measuring can under/over‑allocate signage	Verify primary/secondary frontage measurement method with Community Development; see § 10.10.210.
Master Sign Program applicability	Some projects are required to file a master program (multitenant, PD, MSAPD) — missing this step can block permits	Confirm whether the site is in MSAPD, a PD, or multitenant building; see § 10.10.330 and the PD/MSAPD articles in Chapter 10.05.
Temporary sign exemptions and counting of noncommercial signs	Temporary window sign rules exclude noncommercial signs from percentage limits in some cases — could affect compliance	Confirm whether a sign is commercial vs. noncommercial and whether temporary window sign rules apply (§ 10.10.300(A)).
Conflicts with project‑level design guidelines (DTECRSP / MSAPD)	Specific plan or PD approvals can impose stricter sign aesthetics/placement rules	Check the applicable Specific Plan/PD conditions; those can supersede or be stricter than Chapter 10.10 (Chapter conflict rule applies — highest standard governs). § 10.10.400; § 10.05.1525.
Legal nonconforming signs when façade work occurs	Major building work can cause loss of nonconforming sign status and require removal	If you plan façade changes, verify nonconforming status and whether work triggers loss per § 10.10.380.

Plain‑English Summary

Millbrae controls signs citywide under Chapter 10.10: nearly all commercial signs need a sign permit, allowable sign area is calculated from building or street frontage (typical rule: 1.5 sq ft per linear foot of primary frontage), large or unusual signs and signs in residential/open‑space districts may need a use permit or master sign program, and design review is required for internally illuminated signs or when total signage exceeds 50 sq ft. Always check parcel zoning (Chapter 10.05) and coordinate early with Community Development.

Source References

Millbrae Sign Regulations, Chapter 10.10 — purpose, applicability, definitions, permits, design review, computation of sign area, temporary signs, window/wall signs, master sign program, nonconforming signs: § 10.10.010; § 10.10.020; § 10.10.030; § 10.10.040; § 10.10.050; § 10.10.060; § 10.10.100; § 10.10.130; § 10.10.150; § 10.10.210; § 10.10.300; § 10.10.320; § 10.10.330; §§ 10.10.360–10.10.390.
Millbrae Zoning (Title 10, Chapter 10.05) — district designations (R‑1LL, R‑1, R‑2, R‑3, C, DTECRSP, I, OS, PF, PD, MSAPD), land use table and district development standards (e.g., § 10.05.0300; § 10.05.0410; § 10.05.1020).
California Building Standards Code (for sign structural/electrical and accessibility issues) — see local Building Department adoption and state code (not replicated here). Not used as a primary source for zoning/sign dimensions on this page; consult for electrical/structural details.

Information Gaps

The uploaded sign chapter text includes many specific standards, but the explicit list of exempt signs (MMC § 10.10.350) text was not found in the provided material — verify exempt sign types with Community Development. Not found in retrieved materials.
Detailed development‑standards tables for R‑1, R‑2, R‑3 (setbacks, heights as they specifically affect sign placement on small residential lots) are present in Chapter 10.05 but the exact numeric values for all residential articles were not extractable from the supplied snippets — verify with MMC Article VI–VIII for parcel‑level standards. Verify with the jurisdiction.

Sources

Retrieved passages

Millbrae Zoning Code (chapter and) High relevance
Millbrae Zoning Code (§ 10.10.300) High relevance
Millbrae Zoning Code (§ 10.10.150.) High relevance
Millbrae Zoning Code (Article I) High relevance
Millbrae Zoning Code (§ 10.10.160) High relevance
Millbrae Zoning Code (§ 10.10.030) High relevance
Millbrae Zoning Code (§ 10-2.402) High relevance
Millbrae Zoning Code (§ 10-2.501) High relevance
Millbrae Zoning Code (§ 10-2.608) High relevance
Millbrae Zoning Code (§ 10.10.360) High relevance
Millbrae Zoning Code (§ 10-2.305) High relevance
Millbrae Zoning Code (§ 10.10.100) High relevance
CBC § 10 (Chapter 10.05) Medium relevance
Millbrae Zoning Code (§ 10.05.0400) Medium relevance
Millbrae Zoning Code (Article Article) Medium relevance
Millbrae Zoning Code (§ 10.05.0410) Medium relevance
Millbrae Zoning Code (§ 10.05.0410) Medium relevance
Millbrae Zoning Code (§ 10.05.0410) Medium relevance
Millbrae Zoning Code (Title 10) Medium relevance

Cited sections

Official Millbrae code library

Frequently asked questions

What permits do I need to put a new business sign on my Millbrae storefront?

You will normally need a sign permit from the Community Development Department for any non‑exempt permanent sign; if the sign is electrically illuminated you must also get an electrical permit. If the proposed sign causes total permanent signage to exceed 50 sq ft or is an internally illuminated canopy sign, Planning Commission design review is required; freestanding signs larger than 8 sq ft or 4 ft high require a use permit. See § 10.10.040, § 10.10.150, § 10.10.060.

How is my maximum allowed sign area calculated in Millbrae?

For businesses conducted primarily within a building, the maximum sign area equals 1.5 sq ft per linear foot of primary building frontage (and 0.75 sq ft per linear foot for secondary frontage); ground‑floor businesses with less than 20 ft of frontage are permitted 30 sq ft. For businesses primarily outdoors a 1.0 sq ft per linear foot formula applies. See § 10.10.210.

Do temporary window signs need a permit in Millbrae?

Small temporary window signs located on ground‑floor commercial/industrial businesses that cover 10% or less of glazed window area are permitted without design review or a sign permit for up to 30 days per display; larger temporary window signs require a Temporary Sign Permit (maximum 60 days per year per address). See § 10.10.300(A) and § 10.10.050.

Can I put a freestanding sign in a residential zone?

Nonexempt signs in the residential districts (the R districts) and in the open space (OS) district require a use permit in addition to a sign permit; freestanding signs larger than 8 sq ft area or 4 ft high also require a use permit. Check § 10.10.060.

When do I need a Master Sign Program in Millbrae?

A Master Sign Program (MSP) is required for all new developments with more than one principal building, all new multi‑tenant buildings, all new planned development projects and existing multitenant buildings where significant facade work will remove signage; MSPs are reviewed by the Planning Commission and can be used to authorize exceptions. See § 10.10.330.

How does Millbrae treat legal nonconforming signs?

Legal nonconforming signs may remain but the owner is obligated to remove or bring them into conformity where required; legal nonconforming status is lost for reasons such as abandonment for 90 days, more than 50% destruction, relocation, or when the building/use changes in ways described in § 10.10.380. See §§ 10.10.360–10.10.390.

Does Millbrae limit illuminated signage?

Yes — illuminated signs must be designed to avoid undue glare or reflection and internally illuminated canopy/awning signs trigger Planning Commission design review. Design and testing laboratory approvals for materials and electrical permits are also required. See § 10.10.100(K) and § 10.10.150(B).

If I change the building facade, will that affect the existing signs?

Possibly. If the property owner requests remodeling/enlargement and the sign is affected by construction (or the construction costs are more than 50% of the building value), the sign may lose legal nonconforming status and must be brought into compliance; refer to § 10.10.380(D).

Where do I check what signs are allowed at my exact address?

Start with your parcel’s zoning designation in Chapter 10.05 (zoning districts and land use table) and then apply the sign rules in Chapter 10.10 (permit triggers, area calculations, exemptions, master sign program). If the property is in a PD, DTECRSP, or MSAPD district, check project‑level approvals for supplemental sign rules. See § 10.05.0300 and § 10.10.210 and § 10.10.330.

Can I appeal a sign decision?

Yes — appeals of Community Development Department decisions go to the Planning Commission within 30 days; decisions of the Planning Commission may be appealed to City Council (see time limits and hearing procedures in § 10.10.170).

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