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HomeMy WebLinkAboutRES NO 101-07 RESOLUTION NO. RESOLUTION MAKING FINDINGS, ADOPTING THE NEGATIVE DECLARATION AND APPROVING GENERAL PLAN AMENDMENT NO. 06-1031, AN AMENDMENT TO THE LAND USE ELEMENT OF THE METROPOLITAN BAKERSFIELD GENERAL PLAN, GENERALLY LOCATED AT THE NORTHEAST CORNER OF ASHE ROAD AND ENGLE ROAD. 1 0 1- 0 7 WHEREAS, The Minaberri Family Trust c/o Dominique Minaberrigarai, filed an application requesting a General Plan Amendment, change of zoning of that certain property to be annexed into the City of Bakersfield as hereinafter described; and WHEREAS, the Planning Commission of the City of Bakersfield, in accordance with the provisions of Section 65353 of the Government code, held a public hearing on Monday, March 12, 2007, and on Thursday, March 15,2007, on General Plan Amendment No. 06-1031, notice of the time and place of hearing having been given at least twenty (20) calendar days before said hearing by publication in The Bakersfield Californian, a local newspaper of general circulation; and WHEREAS, General Plan Amendment No. 06-1031, an amendment to the land Use Element of the Metropolitan Bakersfield General Plan, is as follows: General Plan Amendment No. 06-1031: Dominique Minaberrigarai for The Minaberri Family Trust applied to amend the land Use Element of the Metropolitan Bakersfield General Plan on 38.48 total acres consisting of a change from R-IA (Resource -Intensive Agriculture) to GC (General Commercial) on 10.02 acres, lR (low Density Residential) on 24.74 acres, and HMR (High Medium Density Residential) on 3.72 acres, generally located at the northeast corner of Ashe Road and Engle Road; and WHEREAS, an Initial Study was conducted for General Plan Amendment No. 06-1031 and it was determined that the proposed project would not have a significant effect on the environment; therefore, a Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA); and WHEREAS, Policy No. 14 of the Conservation/Soils and Agriculture Element of the Metropolitan Bakersfield General Plan requires the City of Bakersfield to evaluate ten (10) factors when considering projects that propose to convert designated agricultural land to non-agricultural uses; and WHEREAS, the Planning Commission and City Council have evaluated the ten (10) factors provided under Policy No. 14 of the Conservation/Soils and Agricultural Element of the Metropolitan Bakersfield General Plan and found the following: 1 ) Soil Qualitv The soil types prevalent on the proposed site are listed in the unpublished Soil Survey of Kern County, California, Southwestern Part (United States Department of Agriculture, Soil Conservation Service). Based on the draft soil survey, the project site include soil types 231 (Milagro fine sandy loam, 0 to 1 percent slopes, 151 (Excelsior fine sandy loam, saline-sodic, ~M~-9 J ~ >- m Page 1 of 5 .... r '0 0 ORIGINAL o to 1 percent slopes), and 310 (Vineland loamy sand, drained, 0 to 1 percent slopes). Soil types 310 and 231 meet the requirements for prime farmland if water for irrigation is available. 2) Availabilitv of irriaation water Irrigation water is currently available to the site from an agricultural well. 3) Proximitv to non-aaricultural uses Properties along the north and west sides of the project site are designated and zoned for residential uses; the remaining surrounding properties are designated and zoned for agricultural use. Medium density residential use is proposed to the east and medium and high residential use is proposed to the southeast. 4) Proximitv to intensive parcelization There are existing and proposed subdivision tracts lying within one-half mile of the project site located mainly to the north, as part of the Ashe NO.4 project area. 5) Effect on orooerties subiect to 'Williamson Act" land use contracts There are adjacent properties within the project's Zone of Influence that are currently under a Williamson Act land use contract; 118.64 acres of the project's Zone of Influence are under Williamson Act contracts. 6) Abilitv to be orovided with urban services (sewer. water. roads. etc.) The site is currently accessible via Ashe and Engle Roads and will be accessible by both arterial roads and local roads in the future. Municipal sewer and water service are expected to be taken from Ashe Road. 7) Ability to affect the aoolication of aaricultural chemicals on nearbv aaricultural orooerties The proposal's level of impact to nearby agricultural properties is less than significant due to the restrictions and limitations on the use of agricultural chemicals that will result from other planned and approved residential developments in the immediate \Acinity. 8) Abilitv to create a orecedent-setting situation that leads to the oremature conversion of crime aariculturallands The conversion of a substantial amount of prime agricultural land to urban development has been occurring in recent years in the vicinity of the project site, and additional urban development is planned and proposed in the area. Therefore, the proposal would not set a precedent in this regard. 9) Demonstrated oroiect need Based upon the close proximity of the project site to other urbanizing lands, the proposal is considered a logical step in the orderly development of the City of Bakersfield. Urbanization ~~K~-9 c} ~ ~ n; _ r (.) 0 ORIGINAL Page 2 of 5 of the site would allow for the incremental expansion of the infrastructure and public services that are being constructed and provided in the surrounding area and would help to meet the need for housing to accommodate the projected population growth in the Metropolitan Bakersfield General Plan area. 10) Necessitv of buffers such as lower densities. setbacks. etc Properties along the south side and east of the project site and are designated and zoned for agricultural uses. The remaining surrounding properties are designated and zoned for residential land uses. Any contiguous properties designated or zoned for agricultural uses will require the necessary buffers to be applied during the Tentative Tract Map process. WHEREAS, by Resolution No. 42-07 on March 15, 2007, the Planning Commission recommended approval and adoption of General Plan Amendment No. 06-1031 subject to the "Mitigation/Conditions of Approval" listed in Exhibit "A" and this Council has fully considered the findings made by the Planning Commission as set forth in that Resolution and as restated herein; and WHEREAS, the Council of the City of Bakersfield, in accordance with the provisions of Section 65355 ofthe Government Code, conducted and held a public hearing on Wednesday, May 9, 2007, on General Plan Amendment No. 06-1031, notice of time and place of the hearing having been given at least ten (10) calendar days before the hearing by publication in The Bakersfield Californian, a local newspaper of general circulation; and WHEREAS, the Council has considered and hereby makes the following findings: 1. The above recitals and findings are true and correct. 2. The Council has considered and concurs with the following findings made by the Planning Commission as set forth in Resolution No. 42-07 on March 15, 2007: a. All required publiC notices have been provided. b. The provisions of CEQA have been met. c. Based upon the Initial Study and comments received, staff has determined that the proposed project could not have a significant effect on the environment. A Negative Declaration was prepared for the project in accordance with CEQA. d. The public necessity, general welfare and good planning practices justify the amendment to the land Use Element of the Metropolitan Bakersfield General Plan. e. The land use designation change from R-IA (Resource - Intensive Agriculture) to GC (General Commercial) on 10.02 acres, lR (low Density Residential) on 24.74 acres, and HMR (High Medium Density Residential) on 3.72 acres is compatible with the land use designations of surrounding properties and is internally consistent with the Metropolitan Bakersfield General Plan. Page 3 of 5 ~M~-9 c} ~ >- m .... r o 0 ORIGINAL f. The laws and regulations relating to the preparation and adoption of Negative Declarations as set forth in CEQA, the State CEQA Guidelines, and the City of Bakersfield CEQA Implementation Procedures have been duly followed by city staff and the Planning Commission. 3. That the applicant by prior written agreement to comply with all adopted mitigation measures contained within the Negative Declaration. 4. That the infrastructure exists or can easily be provided to accommodate the types of density and intensity of the development. NOW, THEREFORE, BE IT RESOLVED AND FOUND BY THE COUNCIL OF THE CITY OF BAKERSFIELD as follows: 1. The above recitals and findings incorporated herein are true and correct. 2. The Negative Declaration for the General Plan Amendment No. 06-1031 is hereby approved and adopted. 3. The report of the Planning Commission, including maps and all reports and papers relevant thereto, transmitted by the Secretary of the Planning Commission to the City Council, is hereby received, accepted and approved. 4. The City Council hereby approves and adopts General Plan Amendment No. 06- 1031, constituting changes as shown on the map marked Exhibit "B", attached hereto and incorporated as though fully set forth, for property generally located at the northeast comer of Ashe Road and Engle Road listed in Exhibit "A." 5. That General Plan Amendment No. 06-1031, approved herein, be combined with other approved General Plan Amendment cases in this same cycle described in separate resolutions, to form a single Amendment to the Metropolitan Bakersfield General Plan. ---------()()().------- Page 4 of 5 ~~K~1> c} ~ >- - f- [l1 _ r (.) 0 ORIGINAL I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the Council of the City of Bakersfield at a regular meeting thereof held on May 9, 2007 by the following vote: ......- l--' .----- L- L---- I-- ;./ ~ COUNCILMEMBER CARSON. BENHAM. WEIR. COUCH. HANSON. SULLIVAN. SCRIVNER NOES: COUNCILMEMBER ABSTAIN: COUNCILMEMBER ABSENT: COUNCILMEMBER ~ PAMELA A. McCARTH, MC CITY CLERK and Ex 0 Icio Clerk of the Council of the City of Bakersfield APPROVED MAY 9 2007 APPROVED as to form: VIRGINIA GENNARO City Attomey BY.~1th~ Exhibit A - Mitigation/Conditions of Approval B - General Plan Amendment Map CG - S:\GPA 1 st 2007\06-1031 \Resolutions\CC Resolution GPA 06-1031.doc Page 5 of 5 ~ ~f>..K~-9 o ~ >- - .... m _ r- (.) 0 ORIGINAL Exhibit A Mitigation/Conditions of Approval ~ ~~K.t-9 a ~ ::>- - I- m - r- (.) 0 ORIGINAL EXHIBIT A Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 06-1031 MITIGATION MEASURES FROM NEGATIVE DECLARATION: Air Quality 1. The proposed project will have air pollutant emissions associated with the construction and occupied use of the project site. Upon submittal of tentative tract or site plan for approval, the applicant/developer of the project site shall submit documentation to the Planning Department that they will/have met all air quality control measures required by the San Joaquin Valley Air Pollution Control District. Mitigation for potentially significant air quality impacts. Cultural Resource Mitiaation Measures 2. If archaeological resources are encountered during the course of construction, work shall stop at the location of the find and a qualified archaeologist shall be consulted for further evaluation. Any measures by the archaeologist shall be complied with at that time. Mitigation for potentially significant cultural resource impacts. 3. If human remains are discovered during grading or construction activities, work would cease pursuant to Section 7050.5 of the California Health and Safety Code. If human remains are identified on the site at any time, work shall stop at the location of the find and the Kern County Coroner shall be notified immediately (Section 7050.5 of the California Health and Safety Code and Section 5097.98 of the California Public Resources Code which details the appropriate actions necessary for addressing the remains) and the local Native American community shall be notified immediately. Mitigation for potentially significant cultural resource impacts. 4. Prior to ground-disturbance activities associated with this project, personnel associated with the grading effort shall be informed of the importance of the potential cultural and archaeological resources (i.e. archaeological sites, artifacts, features, burials, etc.) that may be encountered during site preparation activities, how to identify those resources in the field, and of the regulatory protections afforded to those resources. The personnel shall be informed of procedures relating to the discovery of archaeological remains during grading activities and cautioned to avoid archaeological finds with equipment and not collect artifacts. The applicant/developer of the project site shall submit documentation to the Planning Department that they have met this requirement prior to commencement of ground-disturbance activities. This documentation should include information on the date(s) of training activities, the individual(s) that conducted the training, a description of the training, and a list of names of those who were trained. Should cultural remains be uncovered, the on-site supervisor shall immediately notify a qualified archaeologist. Mitigation for potentially significant cultural resource impacts. Traffic ImDact Mitiaation Measures 5. Prior to the issuance of any building permit within the GPAlZC area, the developer shall pay the applicable Regional Transportation Impact Fee (RTIF) to the satisfaction of the City of Bakersfield Public Works Department. Mitigation for potentially significant traffic impacts. 6. Prior to issuance of the first building permit within the GPAlZC area, the developer shall pay the proportionate share contributions for the intersection and roadway improvements not covered ~~K~-9 a ~ )0.. - Page 1 of 5 5 S ORIGINAl- EXHIBIT A GPAlZC No. 06-1031 Mitigation/Conditions of Approval the RTIF as identified in Tables 7 and 8 of the project traffic study (Ruettgers & Schuler Civil Engineers, September 2006) and in the following tables: Stine Rd & Berkshire Rd Install Signal-1 WBL, 1 1 WBL 3.61% SBL, 1 SBT Reliance Rd & Install Signal Install Signal 3.18% McCutchen Rd Stine Rd & McKee Rd Install Signal-1 WBL, 1 SBL 1 WBL 7.31% Ashe Rd & Taft Hwy (SR Install Signal -1 EBL, 1 EBT, 119) 1 WBL, 1 WBT, 1 NBL, 1 1 NBL 19.16% SBL Van Horn Rd & Taft Hwy Install Signal-1 WBL, 1 NBL 1 NBL 5.96% (SR 119) Wible Rd & Taft Hwy (SR Install Signal-1 EBL, 1 EBT, 1 NBL 4.08% 119) 1 WBT, 1 NBL, 1 SBL Hughes Ln & Taft Hwy Install Signal -1 WBL, 1 NBL Install Signal 4.82% (SR 119) Notes: NB = Northbound WB = Westbound L = Left-Turn Lane SB = Southbound EB = Eastbound T = Throu h Lane R = Ri ht-Turn Lane Taft Hwy (SR 119) : Gosford Rd -Ashe Rd Add 4 lanes Add 2 lanes 6.28% Taft Hwy (SR 119) : Ashe Rd -Stine Rd Add 4 lanes Add 2 lanes 4.58% Mitigation for potentially significant traffic impacts. ADDITIONAL CONDITIONS OF APPROVAL: Public Works 7. Along with the submittal of any development plan, prior to approval of improvement plans, or with the application for a lot line adjustment or parcel merger, the following shall occur: a. Provide fully executed dedication for Ashe and Engle Roads to arterial standards for the full frontage of the area within the GPA request. Dedications shall include sufficient widths for~~I(~ c} -9<.r .:>- ~ .... m Page 2 of 50S ORIGINAL EXHIBIT A GPAlZC No. 06-1031 Mitigation/Conditions of Approval expanded intersections and additional areas for landscaping as directed by the City Engineer. Submit a current title report with the dedication documents. If a tentative subdivision map over the entire GPAlZC area is submitted, dedication can be provided with the map. The frontage of the commercial portion shall be constructed as follows: with the first development phase with frontage on Ashe Road, the Ashe Road commercial frontage shall be constructed. With the first development phase with frontage on Engle Road, the Engle Road commercial frontage shall be constructed. In both cases, improvements shall include paving, curb, gutter and sidewalk. The phasing of the construction of these improvements will be addressed at the development stage. b. Access to the project area from the nearest fully improved public roadway is provided by a sub-standard road. With the development of the project area, approved, improved access to the site must be provided on Ashe Road. The required improvements shall be half width improvements meeting City design standards for an arterial road. If it becomes necessary to obtain any off site right of way and if the developer is unable to obtain the required right of way, then he shall pay to the City the up-front costs for eminent domain proceedings and enter into an agreement and post security for the purchase and improvement of said right of way. c. This GPAlZC area is too small to support it's own storm drainage sump. The City will allow no more than one sump per 80 acres; therefore, this GPAlZC area must be included within the drainage area of adjoining property. Submit a comprehensive drainage study of the entire drainage area, to be reviewed and approved by the City Engineer. The study shall show the development's proportionate share of the necessary ultimate storm drainage facilities. The developer shall participate in the development of a Planned Drainage Area, or shall provide some other method for the construction of the ultimate facilities satisfactory to the City Engineer. Any required retention site and necessary easements shall be dedicated to the City. d. Sewer service must be provided to the GPAlZC area. The developer shall be responsible for the initial extension of the sewer line to serve the property. This sewer line must necessarily be sized to serve a much larger area that the project area. The City is willing to aid the developer in the formation of a Planned Sewer Area and/or an Assessment District to provide a mechanism for the reimbursement of oversizing costs to the developer. Additionally, this area is shown in the City's master sewer study as being served by the future Plant 4. However, the sewer system serving this area can be temporarily lifted into the future Plant 3 Curnow/Romero trunk line. e. In order to preserve the permeability of the sump and to prevent the introduction of sediments from construction or from storm events, all retention and detention basins (sumps) shall have a mechanical device in the storm drain system to remove or minimize the introduction of oil, grease, trash, and sediments to the sump. This device shall be reviewed and approved by the City Engineer, and shall provide the greatest benefit to the storm drain system with the least maintenance cost. For orderly development. 8. The entire area covered by this General Plan Amendment shall be included in the Consolidated Maintenance District. The applicant shall pay all fees for inclusion in the Consolidated Maintenance District with submittal of any development plan, tentative subdivision map, Site Plan Review, or application for a lot line adjustment for any portion of this GPA area. For orderly development. 9. Payment of the proportionate share of the cost of the median for the arterial frontage of the property within the GPAlZC request is required prior to recordation of any map or approval of any improvement plan for the GPAlZC area, whichever occurs first. ~~K~-9 c} ~ >- m Page 3 of 5 S S ORIGINAL EXHIBIT A GPAlZC No. 06-1031 Mitigation/Conditions of Approval For orderly development. 10. The Ashe Road, Romero Road, and Taft Highway crossings of the Farmer's Canal need widening. The Mountain Ridge Drive crossing of the Farmer's canal and the "gap" in improvements of Ashe Road need to be constructed. Developer shall pay their proportionate share of the cost and shall aid in the formation of a Major Bridge and Thoroughfare District for the widening of the crossings. For orderly development. 11. The traffic study prepared by Ruettgers-Schuler Civil Engineers for a 68 unit single family residential, 96 unit multi-family and 95,000 SF commercial development producing approximately 660 PM peak trips has been reviewed by the Traffic Division and it appears to be adequate. Based upon the study the following mitigation measures would be appropriate: a. local Mitigation: Pay the proportionate share of the following mitigation measures (not paid for by the Regional Transportation Impact Fee nor included with normal development improvements) as indicated in Tables 7 and 8 of the traffic study. An estimate and fee schedule should be developed by the applicant and approved prior to recordation of a map or issuance of a building permit. Proportionate shares from the study as follows: i. Stine Rd & Berkshire Rd, Add 1 WBl, 3.61% share ii. Reliance Rd & McCutchen Rd, Install traffic signal, 3.18% share iii. Stine Rd & McKee Rd, Add 1 WBl, 7.31% share iv. Ashe Rd & Taft Hwy (SR 119), Add 1 NBl, 19.16% share v. Van Horn Rd & Taft Hwy (SR 119), Add 1 NBl, 5.96% share vi. Wible Rd & Taft Hwy (SR 119), Add 1 NBl, 4.08% share vii. Hughes ln & Taft Hwy (SR 119), Install traffic signal, 4.82% share viii. Taft Hwy (SR 119): Gosford Rd to Ashe Rd, Add 2 lanes, 6.28% share ix. Taft Hwy (SR 119): Ashe Rd to Stine Rd, Add 2 lanes, 4.58% share Notes: NB - north bound, SB - south bound, WB - west bound, EB - east bound, l-left turn lane, T - Through lane, R - Right turn lane, 1 Striping only b. Regional Transportation Impact Fee: Prior to the issuance of building permits, the project applicant shall participate in the RTIF program by paying the adopted residential and commercial fees in place at time of development. Mitigation for potentially significant traffic impacts Commercial Center Access (Planning) 12. Project design shall include a local street serving the commercial area from Ashe or Engle Road as follows: a. A local road serving the commercial center along the northern or eastern boundary of the proposed commercial area; the local road shall be provided between the commercial and residential designations. For orderly development. Bike Circulation (Planning) 13. Upon submittal of tentative tract maps for approval, the applicant shall provide the right of way for a Class II bike lane at the south end of the project site along Engle Road and the right of way for a Class II bike lane at the west end of the project site along Ashe Road. For orderly development Page 4 of 5 ~M~-9 c} ~ >- - r- m _ r- (.) 0 ORIGINAL EXHIBIT A GPAlZC No. 06-1031 Mitigation/Conditions of Approval Williamson Act Land Use Contract Cancellation lPlannina) 14. Prior to annexation of the portion of the GPAlZC area, that is under a Williamson Act land use contract (Assessor's Parcel Number 184-220-19), the applicant shall process a contract cancellation request through the Kern County Planning Department and obtain approval from the Kern County Board of Supervisors. For orderly development. 15. With submittal of a tentative subdivision map, creating parcels less than twenty acres in size on the portion of the project site under contract (Assessor's Parcel Number 184-220-19), the applicant/developer shall provide proof to the City of Bakersfield Planning Department that the required Williamson Act land Use Contract cancellation fee, as calculated by the Kern County Assessor's Office, has been paid to the Kern County Treasurer. For orderly development. City Attornev 16. In consideration by the City of Bakersfield for land use entitlements, including but not limited to related environmental approvals related to or arising from this project, the applicant, and/or property owner and/or subdivider ("Applicant" herein) agrees to indemnify, defend, and hold harmless the City of Bakersfield, its officers, agents, employees, departments, commissioners or boards ("City" herein) against any and all liability, claims, actions, causes of action or demands whatsoever against them, or any of them, before administrative or judicial tribunals of any kind whatsoever, in any way arising from, the terms and provisions of this application, including without limitation any CEQA approval or any related development approvals or conditions whether imposed by the City, or not, except for CITY's sole active negligence or willful misconduct. a. This indemnification condition does not prevent the Applicant from challenging any decision by the City related to this project and the obligations of this condition apply regardless of whether any other permits or entitlements are issued. b. The City will promptly notify Applicant of any such claim, action or proceeding, falling under this condition within thirty (30) days of actually receiving such claim. The City, in its sole discretion, shall be allowed to choose the attorney or outside law firm to defend the City at the sole cost and expense of the Applicant and the City is not obligated to use any law firm or attorney chosen by another entity or party. Page 5 of 5 ~ ~~K~-9 () ~ >. - f- 111 _ r (.) 0 ORIGINAL Exhibit B General Plan Amendment Map ~M~-9 c} ~ >- m .... r "0 0 ORIGINAL j Gi ~ 8~ IX C'!. ... 0 ~~ 0 a'v'o~ 3NU.S C7l ~ ~I Z ~0 28 - 0 co en r-. 8 M ~ IX ~ IX C"') 0 < IX ~ "'r""" -' ("I") s: 0 ci: "'r""" Cl I IX ~ CO IX a:: IX 0 -' w ('t') ..J 0 Cl Cl ..... Z ..... IX ~ ~ w ::J a:: IX Z ~ w I.U == ~ ~ S ~ ~ ~ u 0 0 Cl Z I.U ~ 0 IX ....u IX <( IX <((!) s: IX I a:: ci: Z IX <( :E a'v'o~ 3HS'v' :I: ...J a.. ...J s <( ~ S ~ I.U s: ci: Z I.U (!) .q- 0') IX IX :$ ci: ~M~-9 c} ~ '::: 0 (.) ORIGINAL CITY OF BAKERSFIELD I GENERAL PLAN LAND USE DESIGNATIONS RR Rural Residential LI Light Industrial 2.5 gross acres/dwelling unit 51 Service Industrial ER Estate Residential 1 dwelling uniUnet acre HI Heavy Industrial 5R Subu'rban Residential ----- s 4 dwelling units/net acre P Public Facilities 5R1LR County: s 4 dwelling units/net acre , City: s 7.26 dwelling units/net acre P5 Public/Private Schools LR Low Density Residential PT Public Transportation Corridors s 7.26 dwelling units/net acre P-5W Solid Waste Facilities LMR Low Medium Density Residential > 4 units but, S 10 dwelling units/net acre OS Open Space HMR High Medium Density Residential 05-P Parks and Recreation > 7.26 units but s 17.42 dwelling units/net acre 05-5 Slopes exceeding 30% HR High Density Residential > 17.42 units but S 72.6 dwelling units/net acre R-IA Resource - Intensive Agriculture 20 acre minimum parcel size .. .. - .. - R-EA Resource - Extensive Agriculture HC Highway Commercial 20 acre minimum parcel size 80 acre min (Williamson Act) GC General Commercial R-MP Resource - Minerals & Petroleum MC Major Commercial 5 acre minimum parcel size OC Office Commercial MUC Mixed Use Commercial General Plan Street Classification Freewavs provide service to through traffic exclusively with no access to abutting property and no at-grade intersections. EXDresswavs are arterial highways with partial control of access which mayor may not be divided or have grade separations at intersections, and may be an interim facility for an ultimate freeway. Arterials are used primarily by through traffic with a minimal function to provide access to abutting property. Collectors function to connect local streets with arterials and to provide access to abutting property. ~ /I..K ~ -9 Locals are exclusively for property access and through traffic is discouraged. ~ ~ >- I- '0 S.\Forms\zone-gp.doc Ut.......