PLZDR-25-0013 The Mix On Roosevelt CSP (P&Z 8-12-25).docx
Extracted text (via pymupdf)
9711 characters
PLZDR-25-0013 The Mix on Roosevelt CSP Page 1 of 5 COMPREHENSIVE SIGN PLAN Report to the Planning and Zoning Commission CASE NUMBER: PLZDR-25-0013 TITLE: The Mix on Roosevelt Comprehensive Sign Plan MEETING DATE: August 12, 2025 Applicant/Owner: Jim Bacher, Trademark Visual, on behalf of property owner Eisenberg Company Request: Approval of a Comprehensive Sign Plan for The Mix on Roosevelt District Location: 5 Southeast corner of Roosevelt Street and Verrado Way (Exhibits A, B, and C) Site size: 12.75 net acres Public input: None received Recommendation: Approval subject to conditions (a) through (c). PLZDR-25-0013 The Mix on Roosevelt CSP Page 2 of 5 PROJECT DESCRIPTION 1. The applicant Jim Bacher, Trademark Visual, on behalf of Eisenberg Company, is requesting approval of a Comprehensive Sign Plan (CSP) for The Mix on Roosevelt, a unique commercial retail development consisting of 12.75 net acres at the southeast corner of Roosevelt Street and Verrado Way. The Site Plan for The Mix on Roosevelt was approved by the Planning and Zoning Commission on February 11, 2025. 2. The proposed CSP (Exhibit D) establishes the design specifications for signage, including three (3) 16’0” multi-tenant monument along Verrado Way and Roosevelt Street and four (4) 3’0” vehicular directional signs placed along internal drive aisles and near entrances to planned drive-thru lanes. Both freestanding sign types consist of aluminum framing and skin with routed panels, with finishes consistent with the materials, colors, and forms incorporated into the project’s architecture. The proposed multi-tenant monument tenant panels will be internally illuminated; directional signs will be non-illuminated. 3. The CSP also establishes design specifications for future building-mounted tenant signage. Each tenant will be allotted one (1) square foot per each linear foot of building facing street frontage, with allotted sign area being doubled when building setback is at least 300 feet from the adjacent public right-of-way. Tenants will be able to choose between internally illuminated pan-channel letters and logos, halo-illuminated reverse pan-channel letters and logos, or customized, dimensional, non-rectangular cabinet signs. The CSP further establishes specifications such as maximum letter height, requirements for symmetrical placement on architectural bands, and limitations on raceway mounting to ensure high-quality, visually cohesive signage. AREA CONTEXT 4. The subject property is located at the southeast corner of Roosevelt Street and Verrado Way as shown in Exhibit A. The existing land uses, zoning districts (Exhibit B), and General Plan designations (Exhibit C) of surrounding parcels are as follows: LAND USE GENERAL PLAN ZONING Subject Property The Mix on Roosevelt (Planned Commercial Center) Buckeye Gateway Activity Center Mix on Roosevelt Planned Area Development (PAD) North Buckeye Commons East Buckeye Gateway Activity Center Commercial Center (CC) PLZDR-25-0013 The Mix on Roosevelt CSP Page 3 of 5 PUBLIC PARTICIPATION 5. The agenda was published on the City website and posted in public locations in accordance with Open Meeting Law. No comments have been received to date. BACKGROUND 6. March 1985: The subject property was annexed as part of a larger annexation covering a total of 593 acres by City Council’s adoption of Ordinance 2-85. 7. November 2024: The subject property and parcel immediately to the south were rezoned from Planned Residential (PR) to “The Mix on Roosevelt” Planned Area Development by City Council’s approval of Ordinance 28-24. 8. February 11, 2025: The Site Plan for The Mix on Roosevelt, a mixed-use project consisting of separate but integrated retail and multi-family residential components, was approved by the Planning and Zoning Commission subject to staff recommended conditions a) through ff). ANALYSIS 9. The Buckeye Development Code permits a maximum of one (1) freestanding monument sign for the proposed The Mix on Roosevelt development unless modified through a Comprehensive Sign Plan approved by the Planning and Zoning Commission. Shopping Center South Prose Verrado (Planned Multi-Family Residential) Buckeye Gateway Activity Center Mix on Roosevelt Planned Area Development (PAD) East Summit Community Church Buckeye Gateway Activity Center Commercial Center (CC) West of Verrado Way Roosevelt Commons Shopping Center (Under Construction) Buckeye Gateway Activity Center Business Park (BP) with PAD Overlay PLZDR-25-0013 The Mix on Roosevelt CSP Page 4 of 5 10. The authors of the Buckeye Development Code understood that the base allowances for signage established by the code would not suit all properties and developments. As such, the Code established the CSP process to allow for evaluation of a project’s signage on a case-by- case basis, authorizing increases beyond base allowances where appropriate. 11. Approval of the proposed CSP would allow for three multi-tenant monument signs on the property. It is common practice across the Valley for commercial centers to install monument signs near each primary entrance, providing all on-site businesses with visibility from adjacent streets. For this reason, staff finds the requested signage allowance appropriate and recommends approval of the CSP. 12. The height and area of the proposed monument signage is consistent with what is allowed on this property per the City of Buckeye’s Development Code and this CSP is not needed to permit larger than typical signage on the site. Specifically, the Code permits multi-tenant commercial signs to be a maximum 20 feet in height and 72 square feet in area. The proposed 16’0” tall, 71.6 square foot monument signs comply with applicable size limitations. 13. The City’s Development Code Amendment currently being drafted will suggest allowing additional freestanding signage for properties with multiple and/or long street frontages. If the code amendment is approved later this year with the suggested language, CSP’s such as this will be able to be approved administratively. 14. The proposed freestanding sign designs, which feature clean, contemporary lines, a bronze, aqua, and white color palette, and use painted aluminum for accent, are consistent with the materials, colors, and forms incorporated into the project’s architecture. Aesthetically, the proposed signs will enhance the attractiveness of The Mix on Roosevelt development and The Landing area as a whole. 15. The Buckeye Development Code allows one (1) square foot of building-mounted signage for every linear foot of building frontage facing a public street, drive aisle, or parking area. The proposed CSP aligns with these typical standards but includes an exception for buildings located at least 300 feet from Roosevelt Street or Verrado Way. These interior buildings may have up to two (2) square feet of signage per linear foot of frontage. This provision helps ensure that all businesses—regardless of location—have a fair opportunity to maximize visibility and support their success. 16. By allowing tenants to choose from a curated set of high-quality building mounted sign types—including internally illuminated pan-channel letters, halo-illuminated reverse pan- channel letters, and custom, dimensional cabinet signs—the CSP provides flexibility for individual branding while maintaining a cohesive aesthetic throughout the development. Additional specifications, such as maximum letter height, symmetrical placement along PLZDR-25-0013 The Mix on Roosevelt CSP Page 5 of 5 architectural bands, and restrictions on raceway mounting, ensure that signage is visually balanced, appropriately scaled, and architecturally integrated. These standards not only enhance the overall appearance of the project but also improve tenant visibility and recognition, particularly through the use of illuminated and dimensional signage. By establishing these guidelines up front, the CSP also streamlines the future sign review process, supporting consistent implementation and helping maintain the development’s visual quality over time. RECOMMENDATION 17. Staff recommends the Planning and Zoning Commission APPROVE the proposed Comprehensive Sign Plan for The Mix on Roosevelt, Application PLZDR-25-0013, subject to conditions (a) through (c) for the following reasons: Heights, dimensions, areas, and quantity of signage consistent with shopping centers within our region. Design that complements the architecture of the primary buildings being constructed on the site. No outstanding issues from reviewing departments. a. Development of the property signage shall be in general conformance to the Comprehensive Sign Plan entitled, “The Mix on Roosevelt Comprehensive Sign Plan” consisting of 24 pages received on June 25, 2025, except as modified by the following conditions. b. The property owner(s) and their successor(s) waive any and all claims for diminution in value of the property with regard to any action taken by City of Buckeye as result of this approval. c. Final placement of freestanding signs shall be outside of required right-of-way, public utility easements, and site visibility areas, to be confirmed at the time of permitting. EXHIBITS Exhibit A – Vicinity Map Exhibit B – Zoning Map Exhibit C – General Plan Land Use Map Exhibit D – Proposed CSP Prepared by: Bailey Pechinski, Planning Intern Through: Ken Galica, Planning Manager