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Shops at 75th Case #GPA22-06 and ZON22-16 PROJECT NARRATIVE Minor General Plan Amendment & General Commercial Rezoning. 3.716± Acres Requests: Minor GPA from Office to General Commercial Rezoning from Commercial Office to General Commercial SWC of 75th Ave & Bethany Home Road Submittal Date (3rd): January 4th, 2022 Received [6 JAN 2023] PLANNING DIVISION DEVELOPMENT TEAM Owner NRM Group, LLC 2861 N. 52nd Ave Suite #5 Phoenix AZ 85035 Developer Diversified Partners, LLC Mr. Walt Brown Jr. 7500 E McDonald Dr. Scottsdale, AZ 85250 Architect MCG Architecture 60 East Rio Salado Parkway, Suite 900 Tempe, AZ 85281 Civil Engineer Optimus Civil Design Group LLC 4650 E. Cotton Center Blvd., Suite 200 Phoenix, Arizona 85040 Traffic Engineer Eric Maceyko EPS Group 1130 N Alma School Road, Suite 120 Mesa, AZ 85201 TABLE OF CONTENTS Page I. Introduction ................................................................................................................... 1 II. Existing Conditions and Existing Zoning .................................................................... 2 III. Minor General Plan Amendment Request ................................................................... 2 IV. General Commercial Rezoning Request ..................................................................... 6 V. Conclusion .................................................................................................................. 13 EXHIBITS Exhibit 1 – Aerial Map ............................................................................................................ 14 Exhibit 2 – Conceptual Site Plan ........................................................................................... 15 Exhibit 3 – Zoning Map........................................................................................................... 16 Exhibit 3 – General Plan Map ................................................................................................. 17 4 | P a g e I. Introduction Diversified Partners, LLC (the “Developer”) is requesting a minor General Plan Amendment (GPA) and rezoning of approximately 3.71± acres of property on the southwest corner of 75th Avenue and Bethany Home Road (the “Property”). In addition to their minor GPA request from Office to General Commercial, they seek to rezone the Property from Commercial Office (“C-O”) to Neighborhood Commercial (“C-1”). Lastly, the Developer is submitting for simultaneous Design Review for a project known as “Shops at 75th” which is being reviewed separately. An aerial map has been provided (see Exhibit 1 – Aerial Map) to show location and contextual reference. This will be a new commercial plaza with commercial uses (the “Project”). The site plan (see Exhibit 2 - Site Plan) details the layout of the overall commercial center; two (2) new ingress points will be constructed on 75th Avenue and one (1) ingress point will be constructed on Bethany Home Road. This site plan has been modified from the pre-app site plan to accommodate citizen input and staff input. The access on Bethany Home Road has been modified to the suggestions made by city staff in the pre-application process (taper is being moved west). Significant improvements are required along 75th Avenue. The entire half street, curb, gutter, sidewalk and landscaping will need to be constructed. Most of this construction will take place in the ROW to be dedicated to the City of Glendale. In addition to the significant and cumbersome half street improvements, Developer will “underground and pipe” the SRP irrigation channels that currently exist on the Property. The undeveloped property is comprised of Maricopa County Assessor’s parcel number 102-07- 001C. The City of Glendale in conjunction with the Arizona Cardinals real estate developers recently connected Cardinals Way to Bethany Home Road. The intent of this road connection is two-fold; first, alleviate stadium traffic from the Arizona Cardinals stadium and second, to bring employment opportunities and tax revenues to an area that was being underutilized. The recent completion of Cardinals way to Bethany Home Road (immediately adjacent on the north side of this property) has caused Bethany Home Road to become a vital, major arterial connector to the west portion of the City of Glendale. Increased traffic on Bethany Home Road to the entertainment districts to the west, along with the new residential communities to the west, makes this parcel highly suitable for commercial uses and aligns with the City of Glendale’s goals when it made the decision to connect Cardinal way to Bethany Home Road. 5 | P a g e II. Existing Conditions and Existing Zoning The Property is currently vacant. Surrounding Uses and Zoning are indicated in Table A. Table A Existing Land Use Existing Zoning North Bethany Home Road then Single-family residential R1-7 East 75th Avenue then Commercial – Walgreens 75th Avenue then Single Family Residential C-1 R1-6 South Commercial/Agricultural – Tolmachoff Farms R1-6 West Education - Elementary School R1-6 III. Minor General Plan Amendment Request Envision Glendale 2040 (the “General Plan”), adopted September 30, 2016, designates the Property as Office (“OFC”) (see Exhibit 4 – General Plan Map). The Office designation provides sites for professional offices and associated office support services that are generally quiet with low to moderate traffic volumes. Office sites are to be integrated, through design and siting, with adjacent residential and commercial activities. With the recent completion of the Cardinals Way road connection to Bethany Home Road, this site now will have increased traffic and connectivity that makes it compatible for commercial development on these high traffic arterials. With the increased traffic numbers the OFC option becomes a minor option for a hard corner on, what will be, a main intersection in the City of Glendale. Because of this increased traffic, the highest and best use for the Property is a commercial C-1 designation that would allow for a variety of businesses to operate on the Property. The intent of Neighborhood Commercial is to address on a limited basis the needs of the surrounding residential development by providing goods and services generally described as convenience goods and services. The district is intended for smaller scale uses from retail commercial, personal services, business services, and professional and administrative offices. Businesses which might create a nuisance to the immediate residential area are excluded even though the goods and services they sell might be in the convenience classification. According to the General Plan, changes from OFC to GC on development projects of less than 20 acres located east of 83rd Avenue may be done as a minor amendment. The map excerpt below shows the site in context of the larger municipal area. 6 | P a g e The Planning Department prefers that minor general plan amendments be requested in conjunction with a concurrent rezoning, so it is the intent of the Developer to process the minor General Plan Amendment with the C-1 rezoning request. The requested change will have a substantial positive impact on the citizens of Glendale. The property is zoned Commercial Office so it should be noted that the public was already anticipating commercial uses on this land. In addition, the Developer has completed a citizen participation plan which included a neighborhood meeting. We provided proper notification to surrounding owners and interested parties as directed by the City of Glendale. We had one neighbor attend the meeting and she strongly supports the project. Prior to this re-submittal, Glendale staff requested that we send out an additional notification letter to the neighbors asking for additional input. We received 4 new inquiries (detailed in the CPP final report). Amendments to the General Plan of the City of Glendale shall be approved only after making the two following findings: a. The amendment is consistent with the policies and objectives of the General Plan; and b. The amendment furthers the public health, safety and general welfare of the citizens of Glendale. We find that this minor GPA request is consistent with the goals and policies of the General Plan specifically as follows: • Land Use Element Goal LU-1, Policy LU-1.1: Development is guided by sound growth management; the City shall ensure that sufficient infrastructure is in place for desired land uses. There is adequate infrastructure surrounding the Site with 75rd Ave and Bethany Home Road both major thoroughfares, located adjacent to the Site. • Land Use Element Goal LU-2, Policy LU-2.4: There are transition and buffer areas between unrelated land uses; The City shall ensure that adequate buffers between residential and nonresidential uses are included, except in cases where the residential is a part of a mixed‐use development where it relates to the adjacent use. There are building setbacks and planned lush landscape buffer areas between the school field area to the west and the working farm to the South. 7 | P a g e • Land Use Element Goal LU-5, Policy LU-5.2: Glendale implements a cohesive land planning approach throughout the Municipal Planning Area; The City shall prioritize the proactive implementation of area and specific plans to provide enhanced guidance on the development of areas. There is adequate infrastructure surrounding the Site with 75th Avenue & Bethany Home Road, both major arterials, located adjacent to the Site. • Circulation Element (C) Policy C-5.3 The City shall promote and support timely and appropriate development adjacent to major transportation corridors. The Site sits at the southwest corner of 75th Avenue & Bethany Home Road. Bethany Home road was recently extended to connect to Cardinals Way (in 2020). It is a new transportation corridor that will provide superb connectivity to the entertainment and stadium districts to the west. Improvements to Bethany Home Road and 75th Avenue will be completed with this Project, therefore supporting the City’s policy of time and appropriate development adjacent to major transportation corridors. • Policy C-8.3 The City shall require new development to provide adequate connectivity to existing transportation networks. The Site lies on both 75th Avenue and Bethany Home Road (which transitions into Cardinals Way). Drivers can access the Agua Fria Freeway (Loop 101) to the West and Grand Avenue (US 60) to the East. Therefore, the proposed development will provide excellent connectivity to existing transportation networks. • Public Health and Safety Element (S) Policy S-2.7 The City shall require that new development provide adequate access for emergency vehicles, particularly firefighting equipment, and evacuation routes, as appropriate. The Site will have access points on both Bethany Home Road and 75th Avenue. Drive aisles through the site will be designed to accommodate the standards of the local fire department, emergency services, and Public Works vehicles. • Policy S-7.3 The City shall encourage crime prevention and defensible space through design principles (CPTED). All phases of development will include well-lit, highly visible parking and activity areas to ensure the safety of patrons and employees alike. The proposed lighting and landscaping of the site will be reviewed through the Site Plan Review process. • Environmental Planning Element (EP) Policy EP-9.3 The City should encourage developers to provide site design and landscaping elements that will reduce energy use and mitigate urban heat island effects. As a part of the development of the Project, site plans and landscape plans will be reviewed by the City of Glendale. The designers will ensure that the Site’s designs incorporate adequate elements in order to reduce energy use in buildings. • Neighborhood Preservation and Revitalization Element (NPR) Policy NPR-1.1 The City shall exemplify pride in neighborhood character and community appearance through landscape themes and property maintenance. As a part of the Site’s development, the developers will prepare detailed site plans, building plans, and landscaping plans for the City of Glendale’s approval. The designers will take into account the existing designs in the neighborhood in an effort to stay true to the neighborhood’s character. Furthermore, the Site will be well maintained by individual owners for the center. This new development promotes the public health and safety by providing a safe space for Glendale residents to dine and shop in as opposed to the current vacant land which could be a blight for citizens to look at and potentially dangerous to come onto due the SRP irrigation channels that are located on the property. • Fiscal Element (F) Policy F-4.1 The City shall encourage new development to provide assurances that adequate public safety standards will be met. The development on the Site will include new, modern buildings built to current building and fire codes adopted by the City of Glendale. Site design, access, and driveway standards will meet all current code requirements for emergency service access to the site. 8 | P a g e • Conservation, Rehabilitation and Redevelopment Element (CRR) Policy CRR-1.5 The City shall direct specific redevelopment efforts to areas of visual blight. The Site consists of a large vacant dirt lot. Several surface irrigation channels and large mounds of dirt are on the site. Such visual blight will be improved by the proposed development. There will be fresh, new buildings, attractive landscaping and architectural diversity throughout the development. The changes will improve the site’s attractiveness to the community while providing useful services. • Policy CRR-2.1 The City shall encourage and support infill development to take advantage of existing infrastructure, community and educational facilities, and enhance existing neighborhoods. The proposed development of the Site is infill development that will take advantage of existing infrastructure and enhance existing neighborhoods. The development will enhance the area’s infrastructure by completing adjacent arterial roadway improvements and sidewalks that will be enjoyed by the greater community at large. • Goal CRR-3 Underutilized properties are redeveloped and reused. The Site is a great example of an underutilized property in need of development and service to surrounding neighborhoods. It is currently vacant and provides no benefit to the neighborhood or the City of Glendale. Development of the Property for commercial services will benefit the community because it will create jobs, provide entertainment, service and shopping options and complete public infrastructure. • Economic Development Element (ED) Policy ED-2.1 The City shall examine zoning and develop a strategy to encourage appropriate zoning for areas that would be well-suited for future development. The City has the opportunity now for the owners of this property to develop with both a land use designation (and zoning) to facilitate the development of a small shopping center that includes site and roadway infrastructure. • Bicycling and Pedestrian Element (BP) Policy BP-1.5 The City shall encourage business to provide facilities for customers and visitors, thereby encouraging bicycle use and making bicycling safe, convenient and enjoyable. The Project will be providing bicycle racks so that patrons and employees that chose to bike will have the convenience of securing them onsite. • Conservation of Resources Element (CON) Policy CON-1.3 The City shall encourage the use of native plans and inclusion of trees that can enhance shade and reduction of heat island effect in developed areas. The landscape plan will detail plant varieties found on the Arizona Department of Water Resources (ADWR) “Low Water Use / Drought Tolerant Plant Lists for the Phoenix Active Management Area (AMA). • Environmental Planning (EP) Policy EP-7.1 The City shall incorporate noise mitigation strategies into land use and development plans, such as… transitional buffers between high noise land uses and more noise sensitive uses. This minor GPA request, in conjunction with the companion C-1 zoning request will use landscaping and building setbacks to achieve noise mitigation. Through this list, which details a strong consistency with the policies and objectives of the General Plan, we also find the Project furthers the public health, safety and general welfare of the citizens of Glendale. The Project will provide a solution to immediate public infrastructure needs (roadway/sidewalk improvements) while adequately buffering adjacent development and bringing needed goods and services to the surrounding community. 9 | P a g e IV. General Commercial Rezoning Request The C-O zoning on the Property was approved with case number Z-00-27. It is important to note that the public had been anticipating Commercial Office uses for this parcel. The property was never developed with office uses and remains vacant as a blight. With the rezoning adjustment to General Commercial, the surrounding neighborhood will absorb vital services needed in the area, especially due to the new connectivity of Bethany Home Road to Cardinals Way. The public will still be receiving commercial uses on the property as they anticipated. The Property will be thoughtfully designed and will benefit the City of Glendale and residents in the surrounding neighborhoods. Further, the inclusion of service-related uses is important because, unlike retail uses which are quickly being replaced by online shopping, services will remain important to consumers. This request for rezoning is required to demonstrate compatibility with four findings in order to be supported for approval. These include the following: A. The amendment is consistent with the policies and objectives of the Glendale General Plan B. The proposed amendment furthers the public health, safety and general welfare of the citizens of Glendale; and C. Zoning Map Amendments shall include conditions necessary to mitigate any adverse impacts on businesses, persons, or properties adjacent to the Property; and D. A finding is made that there are adequate school facilities, if the amendment is to the official Zoning Map, and if Section 3.812 (Adequate School facilities) is applicable. Please note that this finding is not applicable to this zoning case due to this being a non residential rezoning (Finding D). Through the companion minor General Plan Amendment case, the proposed rezoning case makes the same findings as considered for the proposed land use designation change to General Commercial (Finding A). The details of the zoning case make specific considerations for ensuring that public health, safety and general welfare for Glendale citizens. These include (Finding B): 1) Right-of-way dedications and improvements, deceleration lanes for safe travel in and out of the site 2) Landscape buffering to beautify the site and reduce noise, visual appearance, and urban heat island 3) Architectural design and signage that will ensure quality development for the community 4) The applicant will work with the City staff to detail conditions of approval that mitigate any further concerns related to the development’s impact on the community (Finding C). A. Site Planning & Layout The Project will include right-of-way dedications on 75th Avenue and these half-streets will be improved with the development. There are several SRP irrigation channels on the east side and north side of the property that will be “piped and undergrounded” per SRP to create a visually appealing corner vs the vacant blight that exists today. The parcel is irregularly shaped and the north entrance to the project will be as far west as possible to mitigate potential conflicts with the intersection. We anticipate 2 ingress/egress points on 75th Avenue. 10 | P a g e V. Conclusion As described in the preceding text, the Applicant’s proposal for the minor GPA, C-1 and Design Review requests is consistent with the goals and policies of Glendale’s 2040 General Plan, Zoning Ordinance and overall development objectives. The Property’s site plan has been specifically designed to provide adequate buffering to adjacent uses, safe pedestrian and vehicular access and circulation. The Project will provide needed commercial services and convenience for nearby neighborhoods and businesses. For these beneficial reasons, the Applicant, Developer and Owner believe that these requests should be approved. Respectfully Submitted by ____________________________ Scott Hintze – Diversified Partners Project Manager 11 | P a g e EXHIBIT 1 – AERIAL MAP 12 | P a g e EXHIBIT 2 – CONCEPTUAL SITE PLAN (on following page) 2'-8" 20'-0" 5" x 5" STEEL POLE 2' DIA. CONCRETE BASE LED FIXTURE Driveway Clearance PROPERTY LINE 30'-0" Driveway 20'-0" S/B 27'-6" 18'-6" 13'-5" 30'-0" 8' SITE WALL TOLMACHOFF FARMS (APN 102-07-002) (R1-6) BETHANY HOME ROAD 55'-0" ROW 30'-0" Driveway 25'-0" Driveway Clearance Driveway Clearance Driveway Clearance 55'-0" ROW PROPERTY LINE 603.47' 20'-0" S/B 13'-5" 6 13'-4" Typ. 10'-8" Typ. (E) CURB AND GUTTER, TO REMAIN SIDEWALK MONUMENT SIGN 8' SITE WALL SIDEWALK SIDEWALK 4' SITE WALL PYLON SIGN 27'-6" 18'-6" 20'-0" S/B 26'-0" L/S 26'-0" L/S PROPERTY LINE 53.48' GLENDALE ELEMENTARY SCHOOL DISTRICT (APN 102-07-001D) (R1-6) BUS STOP CVS PHARMACY (APN 144-21-006F) (C-1) SINGLE FAMILY RESIDENTIAL (R1-6) (E) F.H. CHAIN LINK FENCE N. 75TH AVE. CL CL SINGLE FAMILY RESIDENTIAL (R1-7) NEW CURB AND GUTTER NEW CURB AND GUTTER EDGE OF (E) PAVEMENT (E) F.H. (E) F.H. (E) F.H. NEW CURB AND GUTTER SIDEWALK UTILITY ENCLCLOSURE (E) (E) (E) (E) (E) (E) (E) (E) F.H. CONCRETE DRAINAGE SWALE CHAIN LINK FENCE 4' SITE WALL 55'-0" 55'-0" PROPERTY LINE 548.13' 20'-0" S/B 4' SITE WALL PROPERTY LINE 218.40' STREET LIGHT TO BE RELOCATED 30'-0" PAD 'A' PAD 'B' PAD 'C' PAD 'D' 30'-0" Driveway 30'-0" 25'-0" 25'-0" 6'-0" 6'-0" SPLIT FACE CMU COLOR TO MATCH: SW "WINCHESTER GRAY" 2 x 2 x 1 4" STEEL FRAME AROUND DOOR 22 GA TYPE B GALV. STEEL WELDED TO FRAME GATE HINGED ON 6" FILL HEIGHT BOLLARD SLIDING BOLT CANE BOLT 24" LONG @ INSIDE FACE OF FLANGE FRONT ELEVATION SIDE ELEVATION 2'-8" 20'-0" 5" x 5" STEEL POLE 2' DIA. CONCRETE BASE LED FIXTURE 13'-4" 3'-0" 6'-0" 4'-0" 8" 3'-0" 12'-0" INSIDE 4" CONCRETE 4" STEEL BOLLARD FILL WITH CONC., TYP. 4'-0" 10'-8" 3'-0" HOLES FOR CANE BOLTS IN OPEN AND CLOSED POSITION CANE BOLTS ARE TO BE SLEEVED AND AT LEAST 3" DEEP, AND BE KEPT CLEAN AT ALL TIMES 6" THICK REBAR REINFORCED CONC. 13'-4" WIDE x 12', OUT FROM FRONT OF ENCLOSURE 3% MAX. SLOPE GATES ARE TO BE WELDED TO THE BOLLARD IN FRONT OF THE STATION 8" SPILT FACE CMU WALL PAINTED TO MATCH BUILDINGS PRE-CAST CONC. CAP 12" SMOOTH FACE CMU WALL WITH PLASTER FINISH PAINTED TO MATCH BUILDINGS. OCCURS EVERY ±20'-0" 4'-0" 4'-8" 2'-0" NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect. DATE: MCG JOB #: REVISIONS DATE Glendale, AZ 85303 SWC 75th Ave and Bethany Home 75TH AVENUE AND BETHANY HOME ROAD 21.630.01 10/11/2022 MCG ARCHITECTURE 2022 ALL RIGHTS RESERVED C 0 SITE PLAN Scale : 1" = 40' 20' 40' 80' PARCEL NUMBER (APN NO.): 102-07-001C EXISTING ZONING: C-0 PROPOSED ZONING: C-2 SITE AREA: 3.56 ACRES (155,119 S.F.) LEGAL DESCRIPTION: THE EAST 313.39 FEET AS MEASURED ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 14, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. PROPOSED USE: RETAIL / RESTAURANTS SITE DATA site BETHANY HOME ROAD 75TH AVENUE 67TH AVENUE 83RD AVENUE GLENDALE AVENUE CAMELBACK ROAD Vicinity Map TRASH ENCLOSURE ELEVATIONS SCALE: 1/4" = 1'-0" TYPICAL LIGHT STANDARD SCALE: 1/4" = 1'-0" BETHANY HOME ROAD 75TH AVENUE R1-6 (ELEMENTARY SCHOOL) C-1 R1-6 R1-6 R1-6 (AGRICULTURE) R1-6 R1-7 R1-6 (AGRICULTURE) Surrounding Uses site N PROJECT DATA PROPERTY OWNER: NRM INVESTORS, LLC 7500 E McDONALD DR. SUITE 100A SCOTTSDALE, AZ 85250 PHONE: (480) 947-8800 ARCHITECT: MCG ARCHITECTURE 60 E RIO SALADO PARKWAY, SUITE 900 TEMPE, AZ 85281 CONTACT: JORGE CALDERON PHONE: (602) 813-0779 LANDSCAPE ARCHITECT: T.J. McQUEEN AND ASSOCIATES INC. 10450 N 74TH STREET, SUITE 120 SCOTTSDALE, AZ 85258 CONTACT: TIM McQUEEN PHONE: (602) 265-0320 OWNER AGENT: DIVERSIFIED PARTNERS, LLC 7500 E McDONALD DR. SUITE 100A SCOTTSDALE, AZ 85250 CONTACT: SCOTT HINTZE PHONE: (480) 947-8800 CIVIL ENGINEER: OPTIMUS CIVIL DESIGN GROUP, LLC 4650 E. COTTON CENTER BLVD. SUITE 200 PHOENIX, AZ 85040 CONTACT: JEFF BEHRANA PHONE: (602) 393-5234 TRAFFIC ENGINEER: EPS GROUP, INC. 1130 N ALMA SCHOOL ROAD, SUITE 120 MESA, AZ 85201 CONTACT: ERIC MACEYKO PHONE: (480) 503-2250 a. FIRE DEPARTMENT ACCESS AND WATER SUPPLY REQUIREMENTS SHALL BE IN PLACE PRIOR TO COMBUSTIBLE MATERIALS BEING BROUGHT ON SITE. b. PURSUANT TO CHAPTER 32.5 OF THE GLENDALE CITY CODE, ALL NEW AND EXISTING UTILITIES WITHIN OR CONTIGUOUS TO THIS SITE SHALL BE PLACED UNDERGROUND. c. ALL UTILITY BOXES, VAULTS AND BACKFLOW PREVENTION DEVICES SHALL BE PAINTED TO MATCH THE BUILDING AND SCREENED FROM PUBLIC VIEW BY A MASONRY WALL OR A ROUND-TOPPED WIRE MESH ENCLOSURE, PAINTED TO MATCH THE ADJACENT WALL. d. SIGHT DISTANCE REQUIREMENTS OF COG DETAIL G-447 (LOCAL STREETS) OR G-448 (ARTERIAL AND COLLECTOR STREETS) ARE MET FOR ALL DRIVEWAYS AND STREETS. e. STREETLIGHTS INSTALLED BY THE DEVELOPER MAY BE REQUIRED FOR CONSTRUCTION APPROVAL. f. ON-SITE LIGHTING WILL BE PLACED SO AS TO DIRECT THE LIGHT AWAY FROM ADJACENT RESIDENTIAL USES AND MUST NOT EXCEED ONE-FOOT CANDLE AT THE PROPERTY LINE. THE HEIGHT OF THE PARKING LOT LIGHTS WITHIN 150' OF RESIDENTIAL USE TO BE 15'. HIGH PRESSURE SODIUM (HPS) LIGHTING REQUIRED ADJACENT TO RESIDENCE. g. ON-SITE LIGHTING SHALL MEET OUTDOOR LIGHTING CONTROL ORDINANCE. h. MAXIMUM NOISE LEVEL 55 DECIBELS (NORMAL SPEAKING VOICE) AT PROPERTY LINE. i. CONVENIENCE USES SHALL BE SUBJECT TO A SEPARATE CITIZEN PARTICIPATION AND CONDITIONAL USE PERMIT PROCESS. j. THE PROPERTY OWNER IS RESPONSIBLE FOR MAINTAINING LANDSCAPING IN ALL PUBLIC RIGHTS-OF-WAY ADJACENT TO THE PROJECT. GENERAL NOTES: LEGEND ACCESSIBLE PATH LIGHT STANDARDS LANDSCAPED AREAS SCALE: 1/4" = 1'-0" PARTIAL ISOMETRIC VIEW - 4' & 8'HIGH SCREEN WALL Received [6 JAN 2023] PLANNING DIVISION 14 | P a g e Exhibit 3 – Zoning Map 15 | P a g e Exhibit 4 – General Plan Map