Local zoning · San Bruno

San Bruno — Signage

Q: How do I calculate the allowed sign area for my lot?

Use the aggregate formula in § 12.104.050 : start with 75 sq ft for frontage up to 25 ft , add 3 sq ft for every additional foot of frontage beyond 25 ft, and do not exceed 225 sq ft total. Double‑faced signs count as one‑half for the calculation. § 12.104.050

Q: What's the maximum height for a freestanding sign downtown?

In the C‑B‑D (Central Business District) the ordinance caps freestanding sign height at 25 ft ; in other districts the default cap is 35 ft . Check the zoning district boundaries to know which cap applies. § 12.104.060

Q: Are there special rules for cannabis store signage?

Yes. Commercial cannabis operations must follow Chapter 12.300 in addition to Chapter 12.104 ; business identification signage is limited to identification only, cannot depict cannabis images, and cannot advertise products. § 12.300 and § 12.104 .

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the San Bruno Zoning Ordinance (Title 12) requires for signs and sign permits in the city. It condenses the controlling rules in Chapter 12.104 (Signs) and how those rules interact with the city's zoning districts (for example C-B-D, CBD, R-1/R-2, mixed‑use districts and overlays). Where a design or planning entitlement is required, see the city's design review and zoning rules for process and links to related chapters. All quoted requirements are grounded in the ordinance text cited below.

Key standards (quick reference table)

Topic / limit	Rule (plain-English)	Code reference
Aggregate sign area (lot)	Base = 75 sq ft for frontage ≤ 25 ft, then +3 sq ft per additional frontage foot, up to 225 sq ft cap	§ 12.104.050
Freestanding sign — max height	25 ft in C-B-D; 35 ft in other districts	§ 12.104.060
Freestanding location/clearance	Must be within lot lines; projection over sidewalk ≤ 1 ft; vertical clearance 10 ft above sidewalk	§ 12.104.060
Wall signs / projecting signs	Wall signs flush to wall; projecting signs projection ≤ 1 ft over right-of-way; projecting clearance 7–10 ft depending on type	§ 12.104.070, § 12.104.080
Roof signs	Height limited to district building height; setback ≥ 8 ft from cornice facing street; projection above roof ≤ 25 ft	§ 12.104.090
Window signs	Window sign area ≤ 25% of window area; allowed copy limited to business name/occupation/goods	§ 12.104.120
Individual letter signs	Projection ≤ 6 in; vertical clearance 7 ft; one per business	§ 12.104.100
Illumination near residences	If oriented toward residential lot within 50 ft, illumination must be extinguished by 10:00 p.m. unless director grants deviation	§ 12.104.130
Real estate signs	Allowed in all districts; max area 4 sq ft; no permit required	§ 12.104.180
Temporary / civic signs	Business temporary ID signs and civic event signs allowed with time limits (usually 30–90 days); director approval required for civic-event signs	§ 12.104.190, § 12.104.200
Sign permits & prerequisites	Sign permit required (unless exception). Director review; building division will not issue building permit until community development director certifies compliance and fees/owner permission provided	§ 12.104.020
Architectural review / deviations	Community Development Director reviews most signs; planning commission handles aggregate-area deviations; ARC can approve deviations in master signing programs	§ 12.104.220
Nonconforming signs / amortization	Nonconforming signs are subject to removal/modification deadlines and amortization rules (specific dates in the ordinance); other nonconforming signs must be removed/modified within prescribed timeframes	§ 12.104.230
Enforcement & abatement	City manager/designee enforces; abandoned/illegal signs may be removed under abatement procedures; hearings and appeals available	§ 12.104.240, § 12.104.260, § 12.104.250

District-by-district breakdown

Notes on citation: the district map and district names are established in Chapter 12.96. See the list of districts at § 12.96.010 for the official district codes and where each district chapter appears.

C-B-D (Central Business District)

Purpose / typical uses: Downtown/commercial core; mixed commercial and pedestrian‑oriented uses (refer to mixed‑use tables in chapter 12.280 for permitted uses in the CBD).
Sign rules that matter: Freestanding signs limited to 25 ft in height (lower than other districts) and otherwise subject to the aggregate area formula in § 12.104.050. Roof signs in the C‑B‑D must conform to district height limits and special nonconforming roof‑sign rules apply if a business ceases operation. § 12.104.060, § 12.104.090, § 12.104.230.
Where it applies: See the zoning map and mixed‑use chapter 12.280 for exact boundaries and allowed ground-floor activities.

Other commercial / mixed‑use districts (CBD/TOD‑S/TOD‑1/TOD‑2/MX‑R)

Purpose / typical uses: Ranges from central business (CBD) to transit‑oriented districts and residential‑focused mixed‑use; Table 12.280‑1/‑2 lists land uses and building standards (heights, setbacks) that inform allowable sign types and sign massing.
Sign rules that matter: Signs on nonresidential lots in these districts follow Chapter 12.104 (aggregate area, freestanding heights default 35 ft except C‑B‑D). Architectural review and master signing programs are common tools for larger mixed‑use projects. § 12.104.040, § 12.104.050, § 12.104.060, § 12.104.220.
Where it applies: The mixed‑use districts are described in Chapter 12.280 and mapped on the zoning map.

Neighborhood commercial — C‑N

Purpose / typical uses: Small‑scale neighborhood retail and services (see § 12.96.010 and the C‑N district chapter). Signage for business identification follows Chapter 12.104; aggregate area and projection/clearance rules apply. § 12.104.050, § 12.104.080.

Industrial / Administrative districts — M‑1, A‑R

Purpose / typical uses: Warehousing, light manufacturing, research/admin offices. Signage is governed by Chapter 12.104, but projects in these districts often have larger lots and different context; the aggregate sign formula and freestanding height 35 ft default apply unless a master sign program or deviation is approved. § 12.104.050, § 12.104.060.

Residential districts — R‑1, R‑2, R‑3, R‑4

Purpose / typical uses: Single‑family (R‑1), low/medium/high density residential; see Chapter 12.200 (R‑1/R‑2) for setbacks/lot standards that affect sign placement. Signs on residential lots used for nonresidential purposes are subject to the nonresidential sign rules; proximity to residences also triggers illumination limits. § 12.104.040, § 12.104.130, § 12.200.030.

Open space — O

Purpose / typical uses: Parks, private recreational facilities, schools and other uses consistent with the General Plan. The chapter specifically says signage in the O district is governed by Chapter 12.104 (Signs). § 12.96.170; signage reference.

Planned Development — P‑D and Unclassified U

Purpose / typical uses: P‑D allows tailored mixes by permit; U applies where no zoning designation assigned. Both point to Chapter 12.104 for signage and to architectural review for design control. Verify per-project sign allowances in the P‑D development plan. § 12.96.190, § 12.96.180.

Specific plan / overlay areas (example: Bayhill Specific Plan)

Purpose / typical uses: Specific plans may carry their own sign direction but frequently defer to Chapter 12.104; Bayhill explicitly requires compliance with 12.104 for signage. When a property sits inside an overlay, check both the overlay and Chapter 12.104. § 12.290.100.

Practical guidance and interpretation (plain-English)

The starting math: compute the lot's allowed aggregate sign area from § 12.104.050 and then distribute that total among freestanding, wall, projecting and window signs, remembering double-faced signs count half area for the calculation. § 12.104.050 .
For downtown or CBD projects expect stricter vertical limits: freestanding signs are capped at 25 ft in the C‑B‑D; elsewhere 35 ft is the default. § 12.104.060 .
Most signs require a sign permit and the Community Development Director’s sign/architectural review approval before the Building Division will issue a permit — include the owner’s written permission and be prepared to pay fees set by council resolution. § 12.104.020 .
If you plan multiple signs for a shopping center, submit a master signing program (drawings, materials, illumination, setbacks, heights). The city can approve deviations for a coordinated program, but the ARC or planning commission may be involved. § 12.104.220, § 12.104.050 .
Lighting and residential impacts: avoid bright or flashing displays facing nearby homes; the code requires sign illumination toward residences to be extinguished by 10 p.m. unless a deviation is granted. § 12.104.130 .
For design and process questions, confirm applicable building and structural requirements with the building division and consult the California Building Standards Code where structural permits are required.

(Also note the city's development standards, parking, and overlay districts pages often interact with sign placement and are useful to reference during design.)

Checklist (what an applicant must satisfy)

Calculate aggregate sign area per § 12.104.050 and confirm proposed layout fits.
Obtain sign permit application and any required building permits; include drawings showing locations, heights, materials, illumination and sign copy. § 12.104.020, § 12.104.220.
Secure written permission from property owner (if applicant differs). § 12.104.020.
If in a mixed‑use, large retail or multi-tenant project, prepare a master signing program for director/ARC review (fee may apply). § 12.104.220; master program rules.
Confirm vertical clearances and projections: projecting signs ≤ 1 ft over ROW; projecting and individual-letter clearances 7–10 ft depending on type. § 12.104.080, § 12.104.100.
If sign faces residential lots within 50 ft, show hours of illumination compliance or seek a deviation. § 12.104.130.
Check for nonconforming sign history on site and whether amortization/removal deadlines apply. § 12.104.230.

Verify from the Community Development Department whether your project needs separate architectural review under Chapter 12.108 or planning commission approval for deviations.

Risks & Ambiguities

Issue	Why it matters	What to verify
Master signing program deviations	Director/ARC may allow deviations — result depends on findings about compatibility and business identification needs	Confirm whether your site qualifies for a master program and whether the ARC or planning commission will review; see § 12.104.220 and master program provisions.
Nonconforming/amortized signs	Some older signs had specific amortization deadlines and special rules; failing to confirm status may trigger removal	Check whether a sign on site is legal nonconforming and whether amortization/removal dates or events apply per § 12.104.230.
Illumination standards (how bright is “too bright”)	Code limits hours and flashing but does not specify lux or lumens for all sign types	The ordinance requires lights toward residences to be off by 10 p.m. unless deviation granted; do not assume numeric photometric limits beyond what the director or a specific plan requires — verify with the director and, if applicable, the [Bayhill] specific plan rules. § 12.104.130; Bayhill reference § 12.290.100.
Fees and deposits	The code references fees by council resolution but does not list amounts	Fees are established in the city's master fee schedule (not in Chapter 12). "Fee amount" is Not found in retrieved materials — verify current fees with the Community Development Department.
Sign/structure structural requirements vs. zoning	Zoning regulates size/placement but building code governs structural safety; mixing requirements can delay permits	Confirm structural submittal requirements with building plan check; the code requires compliance certification before building permit issuance § 12.104.020 and construction must meet state codes.
Cannabis retail signage	Chapter 12.300 imposes additional restrictions (no advertising of products, limited copy)	If the business is a commercial cannabis operation, follow Chapter 12.300 signage rules in addition to Chapter 12.104.

Information Gaps (what the ordinance materials provided here do NOT state)

Exact sign permit fee amounts and current deposit schedule — the code defers to a council resolution (Not found in retrieved materials). § 12.104.020.
Numeric photometric/illuminance (lux) thresholds for illuminated signs; the ordinance controls hours and flashing but does not list lumen/Lux caps — the specific numeric standard is Not found in retrieved materials. § 12.104.130.
Any up‑to‑date local policy on LED or digital changeable message signs beyond the prohibition on flashing/running lights (the ordinance bars flashing/running but does not spell out modern digital sign rules). If you plan digital signage, Verify with the jurisdiction. § 12.104.030C.

Plain-English Summary

San Bruno’s sign rules live in Chapter 12.104: get a sign permit, use the aggregate-area formula to size signs, follow stricter height and clearance limits downtown (C‑B‑D), and expect director / architectural review for most signs; illuminated signs facing nearby homes must be turned off by 10 p.m. unless the director allows otherwise. § 12.104.020, § 12.104.050, § 12.104.060, § 12.104.130.

Source References

San Bruno Municipal Code, Chapter 12.104 (Signs): § 12.104.010 – § 12.104.260 (purpose, permits, aggregate area, freestanding, projecting, roof, window, illumination, temporary/election signs, architectural review, nonconforming signs, enforcement, appeals).
Definitions and sign-area definition: § 12.80.440 (Sign area); general definitions including "Sign" and district list § 12.96.010.
Architectural review and permit procedures: Chapter 12.108, and mixed-use chapters (Table 12.280‑1/‑2) for CBD/TOD district context.
Bayhill Specific Plan signage cross-reference: § 12.290.100 (signage must comply with Chapter 12.104).
Commercial cannabis signage restrictions: Chapter 12.300 (business identification signage limits).
Building code / structural requirements referenced by ordinance: California Building Standards Code (see relevant building code appendices for sign structural/permit expectations). Not all building-code details are repeated here — consult the California Building Standards Code.

Sources

Retrieved passages

San Bruno Zoning Code (chapter and) High relevance
San Bruno Zoning Code (chapter pursuant) High relevance
CBC § 27 (§ 27-9.8) Medium relevance
San Bruno Zoning Code (§ 27-9.21) Medium relevance
San Bruno Zoning Code (§ 27-9.3) Medium relevance
San Bruno Zoning Code (§ 27-7.17) Medium relevance
San Bruno Zoning Code (§ 27-7.18) Medium relevance
San Bruno Zoning Code (§ 27-9.19) Medium relevance
San Bruno Zoning Code (§ 12.96.130.) Medium relevance
San Bruno Zoning Code (§ 3) Medium relevance
San Bruno Zoning Code (title report) Medium relevance
San Bruno Zoning Code (section 4) Medium relevance
San Bruno Zoning Code (§ 3) Medium relevance
San Bruno Zoning Code (Section 12.96.205.E.) Medium relevance
San Bruno Zoning Code (§ 1) Medium relevance
San Bruno Zoning Code (chapter would) High relevance
San Bruno Zoning Code (§ 12.104.230.) High relevance
San Bruno Zoning Code (chapter not) Medium relevance
CEC § 27 (§ 27-9.7) Medium relevance
San Bruno Zoning Code Medium relevance

Cited sections

Official San Bruno code library

Frequently asked questions

Do I need a sign permit in San Bruno?

Yes. Except where the code explicitly exempts a sign, you must obtain a sign permit before placing a sign; the Community Development Director reviews sign permit applications and the Building Division will not issue a building permit until the director certifies compliance and fees/owner permission are provided. § 12.104.020

How do I calculate the allowed sign area for my lot?

Use the aggregate formula in § 12.104.050: start with 75 sq ft for frontage up to 25 ft, add 3 sq ft for every additional foot of frontage beyond 25 ft, and do not exceed 225 sq ft total. Double‑faced signs count as one‑half for the calculation. § 12.104.050

What's the maximum height for a freestanding sign downtown?

In the C‑B‑D (Central Business District) the ordinance caps freestanding sign height at 25 ft; in other districts the default cap is 35 ft. Check the zoning district boundaries to know which cap applies. § 12.104.060

Can I place a sign in the public right‑of‑way or on a utility pole?

No. The code prohibits signs in public street rights‑of‑way (streets, sidewalks, benches, medians) and on public utility poles except for authorized directional signs and specific, limited exceptions. Make sure the sign is entirely within your lot lines or follows the specific narrow projection allowances in § 12.104.060 and § 12.104.030. § 12.104.030, § 12.104.060

Are illuminated signs allowed near homes?

Illuminated signs are allowed, but if the sign copy faces a residential lot within 50 ft the illumination must be extinguished by 10:00 p.m. unless the Community Development Director grants a deviation after finding the extra hours are necessary and will not adversely affect nearby residents. § 12.104.130

What about temporary and event signs — how long can they stay up?

Temporary business identification signs used before a permanent sign may remain until the permanent sign is installed (or up to 90 days) and civic/event signs are generally limited to 30 days, subject to director approval and possible extensions for good cause. § 12.104.190, § 12.104.200

My property has an existing nonconforming sign — can I keep it?

Possibly — the ordinance contains specific nonconforming‑sign rules and amortization/removal deadlines. Some nonconforming signs may be allowed to remain until certain trigger events (e.g., business cessation) or must be removed/modified by specified dates; review § 12.104.230 and confirm your sign’s status with the Community Development Director. § 12.104.230

Are there special rules for cannabis store signage?

Yes. Commercial cannabis operations must follow Chapter 12.300 in addition to Chapter 12.104; business identification signage is limited to identification only, cannot depict cannabis images, and cannot advertise products. § 12.300 and § 12.104.

Who can approve deviations to the sign code (for example larger aggregate area)?

Deviations for aggregate sign area are within the planning commission’s jurisdiction; the Community Development Director or the Architectural Review Committee may approve certain deviations or master signing program exceptions after making specific findings. § 12.104.220, § 12.104.050.

If I get an enforcement notice, what is the appeals process?

Decisions by the enforcement officer or the Community Development Director concerning signs may be appealed in writing to the planning commission within 10 days; further appeal to the City Council is possible under the fees and procedures established by resolution. § 12.104.250. ---

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