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Board of Adjustment Report Date November 4, 2026 Case No. BOA26-00696 Project Name T0251 Target Mesa Central Remodel Request Special Use Permit (SUP) for a modification to a Comprehensive Sign Plan (CSP) Project Location 1135 South Gilbert Road Parcel No(s) 141-43-001J Project Area 7.66± acres Council District District 4 Existing Zoning Limited Commercial (LC) General Plan Urban Center Designation Applicant Joanna Graham; Kimley-Horn Owner Target Corporation T 0251 Staff Planner Emily Johnson, Planner II Recommendation Staff finds that the requested Special Use Permit (SUP) for a modification to a Comprehensive Sign Plan (CSP) meets the criteria outlined in MZO Section 11-46-3 and the required findings outlined in MZO Section 11-70-5. Staff recommends approval with conditions. Project Overview Request: The applicant is requesting a Special Use Permit (SUP) for a modification to a Comprehensive Sign Plan (CSP) for a retail use located in the Limited Commercial (LC) zoning district. Overall, the proposed CSP will allow for deviations to attached signage allowances. Site Context General Plan: o The Placetype for the project site is Urban Center and the Growth Strategy is Evolve. o Retail is a principal land use. Zoning: o The project site is zoned Limited Commercial (LC). o Retail Sales are permitted within the LC District. Surrounding Zoning & Use Activity: Northwest North Northeast LC RM-2-PAD RM-2-PAD Commercial Single Residence Single Residence West Project Site East LC LC RM-2-PAD Commercial Commercial Single Residence Southwest South Southeast (Across Southern Ave.) (Across Southern Ave.) (Across Southern Ave.) LC LC & RM-3 RM-3 Commercial Commercial & Multiple Multiple Residence Residence Site History: o November 16, 1974: City Council annexed 3,956± acres, including the project site, into the City of Mesa (Ordinance No. 907). o October 1, 1985: The Board of Adjustment approved a Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP) for Santa Fe Square, including the project site (Case No. BA85-148). o November 9, 1986: The Board of Adjustment approved a Special Use Permit (SUP) to allow for modifications to the approved Comprehensive Sign Plan (CSP) at Santa Fe Square. The application included the addition of two free- standing Target signs, one along Gilbert Road and one along Southern Avenue and a condition that the attached signage lettering height be a maximum of 44 inches (Case No. BA86-080). o December 1986: A revised Sign Ordinance was approved by the City Council which reduced the maximum for detached signs to 12 feet high and 80 square [2] feet in area. All detached signs approved prior to the effective date of the ordinance amendment (January 1987) would be considered non-conforming and subject to the provisions of the non-conforming section of the zoning ordinance. o November 12, 1997: The Board of Adjustment approved a variance to allow the two existing, non-conforming detached Target signs to remain on condition that the signs be reduced from 20 feet in height to 16 feet in height and 80 square feet (Case No. BA97-066). o November 13, 2007: The Board of Adjustment approved a Special Use Permit (SUP) to allow for modifications to the approved Comprehensive Sign Plan (CSP) to allow for two attached signs on the west elevation of the Target building with an aggregate sign area of 229 square feet. A condition of approval included that the two detached Target signs be reduced from 16 feet in height to the code maximum of 12 feet in height and 80 square feet (Case No. BA07-045). Project/Request Details Site Plan: o Access: The project site is part of an overall commercial center, Santa Fe Square, that has multiple access points from South Gilbert Road and East Southern Avenue. o Existing Signage: The project site currently has two detached signs that are 16 feet in height and 80 square feet, which will be reduced to 12 feet high to meet the condition of Case No. BA07-045, and two attached signs, the Bullseye logo and “Target” sign and the “CVS Pharmacy” sign, on the west side of the Target elevation, as approved by Case No. BA07-045. Comprehensive Sign Plan (CSP): The applicant is requesting an SUP to allow for modifications to an approved CSP at the Target store located within a commercial center. The requested modifications include the removal of the attached signage letter height maximum, a total of three attached signs, an increase to the maximum aggregate sign area, and an increase to the maximum sign area of an individual sign. The CSP proposes to replace the two existing attached signs and add a third attached sign, all along the west elevation of the Target, for a total of three attached signs. The Bullseye logo and “Target” sign will be 237.3 square feet with the “Target” letters being 5 feet 4 inches high and the Bullseye logo being 8 feet high. The “Drive Up” sign will be 77.33 square feet, and the “CVS Pharmacy” sign will be 93.86 square feet. The aggregate sign area proposed is 444.49 square feet. Table 1 compares the Mesa Zoning Ordinance (MZO) standards for attached permanent signage allowances in the LC district found in Table 11-43-3-D-1 of the MZO based on a [3] front foot of building occupancy of over 250 feet, the existing CSP attached signage standards, and the proposed CSP modifications: Development Standards MZO Allowance Existing CSP Proposed CSP Maximum Number of Permitted Signs – 5 signs, plus one additional sign for every additional 50-feet of 7 signs 2 signs 3 signs occupancy up to a maximum of 7 signs MZO Table 11-43-3-D-1 Maximum Aggregate Sign Area Calculation – 80% of lineal front foot of 343 SF (428 lineal feet 229 SF 444.49 SF occupancy up to a of front foot maximum of 500 square occupancy) feet MZO Table 11-43-3-D-1 Maximum Area Per Sign – 160 SF 181 SF and 35.7 237.3 SF, 77.22 SF, MZO Table 11-43-3-D-1 SF and 93.86 SF Maximum Attached Sign Letter Height – N/A 44 inches high Remove Standard Existing CSP Standard Approval Criteria – 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 following criteria are met in order to approve a CSP: 1. Unique or Unusual Physical Conditions: The project site is part of a larger commercial center and is setback further from the street within that development. With the main frontage setback approximately 645 feet from South Gilbert Road, the additional square footage of signage identifies not only the Target but the CVS Pharmacy service within, helping to provide effective identification and wayfinding. 2. Unique Characteristics of Land Use, Architectural Style, Site Location or other Distinguishing Features: The project site has a large overall physical scale and faces two street frontages with the largest side having approximately 428 lineal feet. 3. Incorporation of Special Design Features: This criterion is not applicable to this application. Special Use Permit: Per Section 11-46-3(A), a CSP must be approved in conjunction with the granting of a SUP. Per Section 11-70-5(E) of the City of Mesa Zoning Ordinance, the Board of Adjustment shall find all the following criteria are met for approval of a SUP: [4] 1. Advance the Goals and Objectives of and Consistency with the General Plan and other Plan/Policies: The proposed CSP is consistent with the Urban Center Placetype, and furthers the implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and applicable elements of the Mesa 2050 General Plan. The proposed CSP will provide greater visibility and effective identification of uses and services contributing to creating design and development standards that improve the City’s visual quality (Strategy LU4). 2. Consistency with the Zoning District Purposes: 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 project site. Retail uses are permitted as a land use in the district and the site has developed with suitable infrastructure to support the use in the district. 3. Project Impact Not Injurious or Detrimental: There will be no injurious or detrimental impact to surrounding properties as the proposed signage integrates with the existing development without altering the nature of the use or development overall. The improved visibility the signage will provide will help with visitor navigation, contributing to easier navigation and lessening safety concerns. 4. Adequate Public Facilities: The City of Mesa utilities and public infrastructure are available to serve the proposed project. Findings: A. Comprehensive Sign Plan (CSP) Modification 1. The development site contains unique or unusual physical conditions, such as topography, proportion, size, or relation to a public street that would limit or restrict normal sign visibility. 2. The proposed or existing development exhibits unique characteristics of land use, architectural style, site location, physical scale, historical interest, or other distinguishing features that represent a clear variation from conventional development B. Special Use Permit (SUP) 1. Approval of the Proposed Project will advance the goals and objectives of and is consistent with the policies of the General Plan and any other applicable City plan and/or policies. 2. The location, size, design, and operating characteristics of the Proposed Project are consistent with the purposes of the district where it is located and conform with the General Plan and with any other applicable City plan or policies. 3. The Proposed Project will not be injurious or detrimental to the adjacent or surrounding properties in the area, nor will the proposed project or improvements be injurious or detrimental to the neighborhood or to the general welfare of the City. [5] 4. Adequate public services, public facilities and public infrastructure are available to serve the Proposed Project. Required Notification The applicant provided letters to surrounding property owners within 500 feet of the project site, notifying them of the public hearing. As of writing this report, staff has not been contacted regarding the Proposed Project. Conditions of Approval Staff recommends approval of the Special Use Permit for the Comprehensive Sign Plan, subject to the following conditions: 1. Compliance with the final sign plan as submitted. 2. Prior to issuance of any new attached sign permit, the existing detached Target monument signs must be reduced to the maximum of 12 feet high and 80 square feet. 3. Compliance with all requirements of Case No. BA07-045, except as modified through this request. 4. Compliance with the Mesa Zoning Ordinance, including all applicable City Development codes and regulations. 5. Compliance with all requirements of the Development Services Department regarding the issuance of building permits. 6. Any sign components that become deteriorated, damaged, or weakened shall be promptly repaired or replaced. 7. All signage 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 Exhibit 2 – Project Narrative Exhibit 3 – Sign Plan Exhibit 4 – Existing Photos Exhibit 4 – Power Point Presentation [6]