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Board of Adjustment Report Date September 2, 2026 Case No. BOA26-00484 Project Name Fairfield CSP Request • Special Use Permit for a Comprehensive Sign Plan Project Location Located approximately 1,600± feet west of the northwest corner of Signal Butte Road and the US 60 Freeway Parcel No(s) 220-82-028 Project Area 2.2± acres Council District District 5 Existing Zoning Limited Commercial with a Planned Area Development Overlay (LC-PAD) General Plan Designation Regional Center Applicant Arizona Sign and Lighting, LLC. Owner World Travel Inns X, LLC Staff Planner Kwasi Abebrese, Planner II Recommendation Staff finds that the requested Comprehensive Sign Plan (CSP) meets the required findings outlined in Mesa Zoning Ordinance (MZO) Section 11-46-3 and the required findings for a Special Use Permit (SUP) in Section 11-70-5. Staff recommends approval with conditions. [2] Project Overview Request: The applicant is requesting a Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP) for a hotel development located in the Limited Commercial with a Planned Area Development Overlay (LC-PAD) District. The proposed CSP will allow a total of five (5) signs comprised of four (4) attached signs and one (1) monument sign as well as an increase in the maximum aggregate sign area permitted in the Limited Commercial (LC) District from 160 square feet to 345 square feet. Site Context General Plan: • The Placetype for the project site is Regional Center and the Growth Strategy is Evolve. • Entertainment and recreation uses, including hotels, are principal land uses in the Regional Center Placetype. Zoning: • The project site is zoned Limited Commercial with a Planned Area Development Overlay (LC-PAD). • Per Section 11-6-2 of the MZO, a hotel is a permitted use within the LC District. Surrounding Zoning & Use Activity: Northwest LC-PAD Vacant North RM-4-PAD Multiple Residences Northeast RM-5-PAD Multiple Residences West LC-PAD Vacant Project Site LC-PAD Vacant East LC-PAD Vacant Southwest US 60 Superstition Freeway South US 60 Superstition Freeway Southeast US 60 Superstition Freeway Site History: • September 2, 1987: The City Council annexed 747± acres, including the project site, into the City of Mesa (Case No. A87-008; Ordinance No. 2250) and subsequently zoned the site Suburban Ranch (SR) (equivalent to current Single Residence 43 [RS-43]) (Case No. Z87-067; Ordinance No. 2272). • August 1, 1988: The City Council approved a rezone of 117± acres, including the project site, from RS-43 to RS-43 and conceptual Office Commercial (OC), Limited Commercial (LC), Light Industrial (LI) as well as a Development Master Plan (DMP) to allow for a future mixed-use development (Case No. Z88-040). • April 16, 2007: The City Council approved a rezone of 114± acres, including the project site, from RS-43 DMP (conceptual OC, LC, and LI) to Multiple Residence 4 (RM-4), [3] Limited Commercial with a Planned Area Development Overlay (LC-PAD) and LC-PAD with a Bonus Intensity Zone Overlay (LC-PAD-BIZ) and a Site Plan to allow for the development of a regional commercial shopping center with associated residential, office and hotel uses (Case No. Z07-022; Ordinance No. 4689). • June 12, 2007: The Board of Adjustment approved a Special Use Permit for a Comprehensive Sign Plan for a mixed-use development on approximately 114 acres, including the project site (Case No. BA07-030). • July 8, 2020: The City Council approved a rezone of 81± acres, including the project site, from LC-PAD and LC-PAD-BIZ to LC-PAD, RM-4-PAD, and Multiple Residence 5 with a Planned Area Development Overlay (RM-5-PAD) and a Site Plan to allow for a mixed-use development known as “Mountain Vista Marketplace” (Case No. ZON19-00872; Ordinance No. 5580). • December 11, 2024: The Planning and Zoning Board approved a Site Plan to allow for the development of a hotel on the project site (Case No. ZON24-00782). Project/Request Details Site Characteristics: The project site is located approximately 1,600 feet west of Signal Butte Road and 600 feet south of Hampton Avenue. Also, the site is located approximately 140 feet west of South 105th Place and is bordered by Arizona Department of Transportation (ADOT) right-of-way and the US 60 Superstition Freeway to the south. The site is approximately 2.2± acres in size and is currently being developed with a four-story hotel building with a gross floor area of approximately 44,350 square feet. Access to the site is provided from a shared access road, south of 105th Place, that serves as a secondary connection to the Mountain Vista planned development. An internal drive is also proposed to connect the site to the parcel to the west. Comprehensive Sign Plan (CSP): The applicant is requesting a CSP to allow modifications from the Sign Ordinance to accommodate signage specific to the development. The proposed CSP will allow for a total of five (5) signs comprised of four (4) attached signs and one (1) monument sign on the project site. Per Section 11-43-3(D)(1) of the MZO, the maximum number of attached signs permitted in the LC District based on the front foot of the building occupancy is three (3). In addition, the maximum aggregate sign area for attached signage permitted is 160 square feet. The proposed hotel building has a linear frontage of approximately 180 feet. If approved, the proposed CSP will allow for an increase in the number of attached signs permitted in the LC District based on the front foot of the building occupancy from 3 to 4 as well as an increase in the maximum sign area for attached signage from 160 square feet to 345 square feet. There are no deviations requested for detached signs on the site. The proposed monument sign complies with all of the MZO sign standards. Table 1 compares the MZO standards and the proposed CSP modifications per Section 11-43- 3(D) of the MZO. [4] Table 1: Standard Attached Signs Comprehensive Sign Plan MZO Section 11-46-3(D): Per Section 11-46-3(D) of the MZO, the Board of Adjustment must find at least one of the below criteria is met in order to approve a CSP. As set forth below, based on staff’s review, staff finds that all of the criteria were satisfied. 1. Unique or Unusual Physical Conditions: The project site is located approximately 1,600 feet west of Signal Butte Road and 600 feet south of Hampton Avenue. Also, the site is located approximately 140 feet west of South 105th Place and is bordered by Arizona Department of Transportation right-of-way and the US 60 Superstition Freeway to the south. The site is bordered to the north and northeast by multiple residence developments and a vacant parcel to the east and is primarily accessed from a shared access road located south of 105th Place, which is a private street. There is limited visibility of the site from Hampton Avenue, which is the only public collector street access to the site. The proposed CSP will provide visibility of the proposed hotel on South 105th Place and the US 60 Superstition Freeway and ensure easy identification of the hotel building from the adjacent commercial developments, multiple residences and streets. 2. Unique Characteristics of Land Use, Architectural Style, Site Location, Physical Scale, Historical Interest, or other Distinguishing Features: The approval of the proposed CSP would allow for signage that complements the architectural design of the proposed hotel development. The proposed CSP exhibits distinguishing features, colors and materials that are consistent with the approved building design on the site. 3. Incorporation of Special Design Features: The proposed CSP includes attached signs, as well as a monument sign with designs and colors that are consistent with the architecture of the hotel building and will be well integrated with the rest of the site. The proposed attached signs comprised of aluminum and illuminated pan channel letters are designed to exhibit the brand architectural standards as well as match with the architectural design of the hotel development. Additionally, the proposed monument sign Sign Standards MZO Requirements Proposed CSP Staff Recommendation Maximum number of permitted signs per front foot of building occupancy (81 – 199 feet) MZO Table 11-43-3-D-1: 3 signs 4 signs As proposed Maximum sign area per front foot of building occupancy (81 – 199 feet) MZO Table 11-43-3-D-1: 160 square feet 345 square feet As proposed [5] comprised of aluminum with a blue, satin finish is designed to match the architectural standards of the hotel and will be well integrated with the rest of the site. Special Use Permit: Per Section 11-46-3(A) of the MZO, a CSP must be approved in conjunction with an SUP. Per Section 11-70-5(E) of the MZO, the Board of Adjustment must find all the below criteria are met for approval of a SUP. Staff reviewed the application against the required criteria and, as set forth below, determined that each criterion has been met. 1. Consistency with and advancement of the General Plan and other Plans/Policies: The proposed CSP is consistent with the goals and objectives of the General Plan. The proposed hotel development is consistent with the intent of the Regional Center Placetype and approval of the CSP will advance the goals and objectives of the General Plan by allowing a customized sign plan for a hotel development with a unique location and physical scale. 2. Consistency of the Project’s characteristics with the Zoning District, General Plan and other Plans/Policies: The project site is located in a Limited Commercial with a Planned Area Development Overlay (LC-PAD) District. The purpose of the LC district is to provide areas for indoor retail, entertainment, and service-oriented businesses that serve the surrounding residential trade area within a one to ten-mile radius. Per Section 11-6-2 of the MZO, a hotel is permitted in the LC zoning district. The proposed CSP is consistent with the location, design and operating characteristics and conforms to the goals and purposes of the LC zoning designation on the property. 3. Project Impact: There will be no injurious or detrimental impact to surrounding properties with the proposed signage and the proposed signage will only encourage harmonic growth for the surrounding area. The proposed signs will not be overbearing in size, and will not flash, blink, animate or emit any noise. 4. Adequate Public Services, Facilities, and Infrastructure: The City of Mesa utilities and public infrastructure are available to serve the proposed project. Findings: A. The project site is zoned LC-PAD. B. The proposed CSP will allow for an increase in the maximum number of attached signs permitted in the LC District based on the front foot of building occupancy from 3 to 4 as well as an increase in the maximum aggregate sign area for attached signage from 160 square feet to 345 square feet. C. The proposed CSP meets all of the criteria for a Comprehensive Sign Plan outlined in Section 11-46-3(D) of the MZO. These include the following: 1. The development site contains unique or unusual physical conditions that would limit or restrict normal sign visibility from East Hampton Avenue, which serves as the only public street access to the site. 2. The proposed CSP exhibits unique architectural style and distinguishing features including colors and materials that are consistent with the approved building design on the site. 3. The proposed signage incorporates special design features that reinforce or are integrated with the building architecture. The proposed signs comprised of aluminum and illuminated pan channel letters are designed to exhibit the brand [6] architectural standards of the hotel development and will be well integrated with the rest of the site. D. Moreover, the proposed CSP meets the criteria for a Special Use Permit outlined in Section 11-70-5(E) of the MZO. These include the following: 1. The proposal is consistent with and advances the goals and objectives of the Regional Center Placetype of the 2050 General Plan by allowing a customized sign plan for a hotel development with a unique location and physical scale. 2. The proposed CSP is consistent with the location, design and operating characteristics and conforms to the goals and objectives of the LC zoning designation on the property. 3. The proposed signs will not be injurious or detrimental to the surrounding area or to the general welfare of the City of Mesa. The proposed signs will not be overbearing in size, and will not flash, blink, animate or emit any noise. 4. Adequate public services, public facilities and public infrastructure are available to serve the proposed project. Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners. Required Notification: 1. Property owners within 500 feet of the project site were notified of the public hearing. 2. Neither the applicant nor staff has received any comments or concerns from surrounding property owners on the proposed project. Conditions of Approval Staff recommends approval of the Special Use Permit for a Comprehensive Sign Plan based on the findings above and subject to the following conditions: 1. Compliance with the final sign plan as submitted. 2. Compliance with the Mesa Zoning Ordinance, including all applicable City development codes and regulations. 3. Compliance with all requirements of the Development Services Department regarding the issuance of building permits. 4. Any sign components that become deteriorated, damaged, or weakened shall be promptly repaired or replaced. 5. All signage to be reviewed and approved through a separate sign permit application. Section 11-70-5 of the MZO allows for a revocation process if any condition, stipulation, or term of the approval of the SUP has been violated. In addition to the conditions of approval above, approval of the SUP is conditioned on the information provided by the applicant at the public hearing and in the application (including any accompanying narrative and other supplemental materials) not being false or materially misleading at the time of approval. Exhibits Exhibit 1 – Vicinity Map [7] Exhibit 2 – Project Narrative Exhibit 3 – Site Plan Exhibit 4 – Comprehensive Sign Plan Exhibit 5 – Power Point Presentation