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Board of Adjustment Report Date November 4, 2026 Case No. BOA26-00697 Project Name T0639 Target Mesa East Remodel Request Special Use Permit (SUP) for a modification to a Comprehensive Sign Plan (CSP) Project Location 1525 South Power Road Parcel No(s) 218-56-451 Project Area 10.5± acres Council District District 6 Limited Commercial with a Existing Zoning Planned Area Development Overlay (LC-PAD) General Plan Regional Center Designation Applicant Joanna Graham; Kimley-Horn Owner Dayton Hudson Corp 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 with a Planned Area Development Overlay (LC-PAD) zoning district. Overall, the proposed modification to the CSP will allow for deviations to attached signage allowances and will not include any changes to previously approved detached signage. Site Context General Plan: o The Placetype for the project site is Regional Center and the Growth Strategy is Evolve. o Retail is a principal land use. Zoning: o The project site is zoned Limited Commercial with a Planned Area Development Overlay (LC-PAD). o Retail Sales are permitted within the LC District. Surrounding Zoning & Use Activity: Northwest North Northeast LC LC-PAD LC-PAD-PAD-CUP Commercial Commercial Multiple Residence West Project Site East LC LC-PAD LC-PAD-PAD-CUP Commercial Commercial Multiple Residence Southwest South Southeast (Across Superstition (Across Superstition (Across Superstition Freeway) Freeway) Freeway) LC-PAD LC-PAD LC-PAD Commercial Commercial Commercial Site History: o November 3, 1986: City Council annexed 136± acres, including the project site, into the City of Mesa (Ordinance No. 2137). o April 6, 1993: The Board of Adjustment approved a Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP) for the Superstition Springs Development Master Plan, including the project site, addressing community identification signs, boundary markers, and real estate/development signs (Case No. BA92-033). o November 9, 1986: The Board of Adjustment approved a Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP) for the development of Phase One (Target) of a group commercial center. The application included three total attached signs for the Target totaling 376 square feet and two detached signs on the Power Road and Hampton Avenue frontages, each 13.5 feet in height and 114 square feet. The Target [2] logo was limited to 6 feet in height, and the letters were limited to 5 feet on the Target building and 2 feet on the Garden Center (Case No. BA93-012). Project/Request Details Site Plan: o Access: The project site has multiple access points from both South Power Road and East Hampton Avenue. o Existing Signage: The project site currently has two detached signs that are 13.5 feet in height and 114 square feet and three attached signs, two Bullseye logo and “Target” signs, each 168 square feet, and the “CVS Pharmacy” sign, 40 square feet, as approved by Case No. BA93-012. Comprehensive Sign Plan (CSP): The applicant is requesting an SUP to allow for modifications to an approved CSP at the Target store located within the Superstition Springs Development Master Plan. The requested modifications include the removal of the attached signage logo and letter height maximum, a total of four 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 three existing attached signs and add a fourth attached sign, three on the front elevation (north) and one facing the Superstition Freeway (south), for a total of four attached signs. The two Bullseye logo and “Target” signs will be 273.3 square feet each 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 645.79 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 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 CSP Proposed Maximum Number of Permitted Signs – 5 signs, plus one additional sign for every additional 50-feet of 7 signs 2 signs 4 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 340 SF (424 lineal feet 376 SF 645.79 SF occupancy up to a of front foot maximum of 500 square occupancy) feet MZO Table 11-43-3-D-1 [3] Maximum Area Per Sign – 160 SF 180 SF and 40 SF 237.3 SF, 77.22 SF, MZO Table 11-43-3-D-1 and 93.86 SF Maximum Attached Sign Letter Height and Logo N/A 5’ high letters Remove Standard Height – 6’ high logo 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 510 feet from East Hampton Avenue, 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 and the Superstition Freeway with the largest side having approximately 424 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 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: 1. Advance the Goals and Objectives of and Consistency with the General Plan and other Plan/Policies: The proposed CSP is consistent with the Regional 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. [4] 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. 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. Compliance with all requirements of Case No. BA93-012 except as modified through this request. 3. Compliance with the Mesa Zoning Ordinance, including all applicable City Development codes and regulations. 4. Compliance with all requirements of the Development Services Department regarding the issuance of building permits. 5. Any sign components that become deteriorated, damaged, or weakened shall be promptly repaired or replaced. 6. All signage be reviewed and approved through a separate sign permit application. [5] 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]