Extracted text (via pymupdf)
9147 characters
Board of Adjustment Report
Date
February 4, 2026
Case No.
BOA25-00845
Project Name
Gateway Interchange CSP
Request
Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP)
Project
Location
Located approximately 735 feet south of the southwest corner of East
Warner Road and South Hawes Road
Parcel No(s)
304-30-024N
Project Area
47± acres
Council District
District 6
Existing Zoning
Light Industrial with a
Planned Area
Development Overlay
(LI-PAD)
General Plan
Designation
Industrial
Applicant
Ana Jones / Trademark Visual, Inc.
Owner
EASTGROUP PROPERTIES LP
Staff Planner
Sergio Solis, Planner I
Recommendation
Staff finds that the requested Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP)
meets the required findings outlined in MZO Section 11-46-3 and the required findings outlined
in MZO 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 an industrial development located in the Light Industrial with a Planned Area Development
Overlay (LI-PAD) District. The proposed CSP will establish standards for signage materials and
will allow a deviation to the detached signage standards.
Site Context
General Plan:
•
The Placetype for the project site is Industrial and the Growth Strategy is Evolve.
•
Light Industrial is a principal land use.
Zoning:
•
The project site is zoned Light Industrial with a Planned Area Development Overlay (LI-
PAD) District.
Surrounding Zoning & Use Activity:
Northwest
LI-PAD
Vacant
North
AG, RSL-2.5-PAD and GC-
PAD
Vacant
Northeast
GC-PAD
Vacant
West
LI-PAD
Vacant
Project Site
LI-PAD
Industrial Development
East
GC-PAD
Vacant
Southwest
(Across Loop 202 Freeway)
LI-PAD
Industrial Development
South
(Across Loop 202 Freeway)
LI-PAD
Vacant
Southeast
(Across Loop 202 Freeway)
PEP-BIZ
Vacant
Site History:
•
October 16, 2000: City Council approved the annexation of 1,571± acres, including the
Project Site, into the City of Mesa (Ordinance No. 3885; Case No. Z00-087).
•
February 9, 2022: City Council approved a rezone on 24± acres, including the western
portion of the Project Site, from Agricultural (AG) to Light Industrial with a Planned Area
Development overlay (LI-PAD) and Site Plan Review for the development of seven (7)
industrial buildings (Ordinance No. 5681; Case No. ZON21-00930).
•
February 9, 2022: City Council approved a rezone on 25± acres, including the eastern
portion of the Project Site, from Agricultural (AG) to Light Industrial with a Planned Area
[3]
Development overlay (LI-PAD) and Site Plan Review for the development of seven (7)
industrial buildings (Ordinance No. 5680; Case No. ZON21-01133).
•
March 29, 2022: The Planning Director’s designee approved elevations and a landscape
plan for an industrial development (Case No. DRB21-01057).
•
August 20, 2025: The Planning Director’s designee approved Minor Design Modifications
to the approved building elevations (Case No. ADM25-00507).
Project/Request Details
Site Characteristics:
•
Location: The Project Site is located approximately 735 feet south of the southwest
corner of East Warner Road and South Hawes Road.
•
Access: The Project Site is accessed by seven (7) ingress/egress drives adjacent to
Sebring Avenue (Collector Street).
•
Street Frontage: The Project Site has a street frontage of 2,719 feet (adjacent to Sebring
Avenue).
•
Building Design: The Project Site, which is currently under construction, is approved for
seven (7) industrial buildings that will utilize aluminum storefronts and textured concrete
materials.
Comprehensive Sign Plan (CSP):
The applicant is requesting a CSP for the industrial development known as Gateway
Interchange. The proposed CSP will establish the usage of aluminum cabinet frames and
stamped
concrete
(wood
grain
form)
as
predominant
construction
materials
for
detached/freestanding signs.
The proposed CSP will also allow for one (1) modification to the Sign Ordinance to allow a
permanent freestanding sign structure to exceed the maximum horizontal-to-vertical ratio.
Table 1 compares the Mesa Zoning Ordinance (MZO) design standards for permanent signs and
sign structures and the proposed CSP modification:
Development Standard
MZO Allowance
CSP Proposed
Detached Permanent and
Freestanding Signs:
Horizontal-to-Vertical Ratio –
MZO §11-43-2(C)(2)(a)
Sign copy should not exceed a
horizontal-to-vertical ratio of two
to one (2:1).
Sign
copy
should
not
exceed
a
horizontal-to-
vertical ratio of 3.55:1
The proposed horizontal-to-vertical ratio is appropriate for the scale and configuration of the site
and facilitates clear visibility and wayfinding throughout the industrial development.
[4]
The proposed CSP does not request any modifications to the Sign Code for attached signage;
all attached signs will comply with the MZO.
Special Use Permit:
Per MZO Section 11-46-3(A), a CSP must be approved in conjunction with an SUP. Per MZO
Section 11-70-5(E), the Board of Adjustment shall also find the following criteria are met for
approval of a SUP:
1. Consistency with the General Plan and other Plan/Policies: The proposed CSP is
consistent with the Industrial 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.
2. Zoning District Intent: The proposed CSP is consistent with the location, design and
operating characteristics and conforms to the goals and purposes of the LI District
designation on the Project Site.
3. Project Impact: There will be no injurious or detrimental impact to surrounding properties
with the proposed signage and will only encourage harmonious 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 Facilities: The City of Mesa utilities and public infrastructure are
available to serve the proposed project.
CSP Review Criteria – MZO Section 11-46-3:
The Board of Adjustment may approve a CSP containing elements which exceed the permitted
height, area, and number of signs specified in the Sign Ordinance if the comprehensive sign plan
conforms to the required findings in 11-70-5 of the Zoning Ordinance and upon a finding of at
least one of three required criteria. For the requested CSP, of the three possible required
findings, the following were met:
•
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.
The proposed Comprehensive Sign Plan (CSP) is designed to provide visually appealing
detached signage for a 47±-acre industrial development currently under construction. The
CSP utilizes high-quality materials consistent with the approved building elevations,
which will result in an integrated industrial development with a singular, cohesive design.
•
The proposed signage incorporates special design features such as lighting,
materials and craftsmanship, murals, or statuaries that reinforce or are integrated
with the building architecture.
The proposed signage uses quality materials, finishes, and craftsmanship to complement
the industrial development.
[5]
Required Notification
The applicant provided letters to surrounding property owners within 500 feet of the project site,
notifying them of the public hearing.
Staff has not received any public comments regarding the proposed project.
Conditions of Approval
Staff recommends approval of the Special Use Permit for a Comprehensive Sign Plan, subject
to the following conditions:
1. Compliance with the final documents as submitted with this application.
2. Compliance with all requirements of Planning and Zoning Case No. ZON21-00930.
3. Compliance with all requirements of Planning and Zoning Case No. ZON21-01133.
4. Compliance with all requirements of Design Review Case No. DRB21-01057, and
subsequent approvals.
5. Compliance with all applicable City development codes and regulations.
6. Compliance with all requirements of the Development Services Department regarding the
issuance of building permits.
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 – Site Plan
Exhibit 4 – Comprehensive Sign Plan
Exhibit 5 – Power Point Presentation