MEXICO BEACH CITY OF MEXICO BEACH PLANNING AND ZONING MEETING PUBLIC WORKS BUILDING WEDNESDAY,APRIL: 9, 2025 AT 5:30 P.M. Jack Kerigan, Chairman Post 3 Rock Kries Post 4 Larry Henderson - Post 1 Steve Cox - Post 5 Lee Ellzey - Post 2 Erik Fosshage-Alternate 1 Tim Sloan, City Attorney Chris Truitt, City Administrator Tammy Brunson, City Clerk This meeting will be live streamed on the City of Mexico Beach Facebook page. If you have any questions or concerns on the agenda, please email them up to 21 hours prior to the meeting to civ@mexicobahlgoy I. CALL TO ORDER II. ROLL CALL III. CONSENT AGENDA 1. Minutes February 3, 2025 IV. LDC TIMELINE AND PROCESS V. ADJOURNMENT Copies ofthe agenda items posted on the City's website at civ@mexicheachlgov. This meeting will be recorded on the City's Facebook page and posted on the City website. *You are hereby notified that in accordance with Florida Statutes, you have a right to appeal any decision made by the Council with respect to any; matter considered. You may need to ensure that a verbatim record of the proceedings is made which may need to include evidence and testimony upon which the appeal is based. Any person requiring a special accommodation: at this meeting because of a disability or physical impairment should contact Tammyl Brunson, City Clerk, at 201 Paradise Path, Mexico Beach, Florida 32456; or by phone (850) 648-5700 at least five calendar days to the meeting. are hearing or speech impaired, and possess TDD equipment, you may contact the CpC Clerk using the e Dual Party Relay System, which can bere reached at 1-800-955-8770 City of Mexico Beach Planning & Zoning Meeting Minutes MONDAY, FEBRUARY 3, 2025 - 6:00 PM The City of Mexico Beach Planning & Zoning Board met on Monday, February 3, 2025, at 6:00 pm in the Public Works Building in Mexico Beach. Board members present were Jack Kerigan, Chair, Lee Ellzey, Steve Cox, Rock Kries, Larry Henderson and Erik Fosshage. Also present were City Administrator, Chris Truitt, City Clerk, Tammy Brunson, and Tim Sloan, City Attorney. 1. Call to Order: Mr. Kerigan called meeting to order at 6:00 p.m. Mr. Kerigan stated due to technical difficulties, the City Clerk would have to improvise and would have to video meeting with her phone. All members present. I. Elect Chairperson: Tim Sloan explains the need to elect a chairperson, detailing the process of nomination and majority vote. Mr. Ellzey motioned to elect Mr. Kerigan as the chairman and Mr. Cox seconded the motion. Motion passed unanimously. III. Consent Agenda - Motion made by Mr. Henderson to approve minutes for January 6, 2025 meeting. Mr. Kries seconded the motion and motion passed unanimously. IV. Development Order - 2902 Hwy 98 - Mr. Sloan asked Mr. Kerigan to obtain any disclosures from any members of the board that may have had conversations with the applicant that would need to be on record. No disclosures were made. Mr. Kerigan asked Mr. Sloan to explain the meaning of a Quasi-Judicial hearing. Ms. Brunson swore in potential witnesses that were going to testify. Allara Mills Gutcher presented the Development Order stating that this item was tabled at the January 6th meeting due to outstanding issues, which now have been resolved. The applicant resubmitted site plans, including proper signage and directional flow areas on 30th Street. The plan set includes a height limitation of 32 feet, and stormwater review conditions are to be adopted. Mr. Kerigan opened public comments. No public comments made. At the table, Mr. Kries asked about the egress route and one-way street which was clarified by Ms. Gutcher. Mr. Fosshage raised concerns about stormwater runoff and the capacity to handle the runoff. Mr. Rick Moore, developer, explained the drainage analysis and retention concept and addressed the concerns about pre- development flow paths. Mr. Kerigan asked the engineers, Emily Thomassee with Anchor Engineering, if they recommended approval and she confirmed. The board discusses the need for proper signage and directional flow arrows, and the height limitation of 32 feet is reiterated. Ms. Gutcher confirmed with the board their recommendation. The board was in agreement of the recommendation. Mr. Ellzey made a motion to recommend approval of the development order for 2902 Hwy 98 to council with the above stipulations. Mr. Kries second the motion. Motion passed unanimously. V. Final Plat Approval-Cottages at Paradise Cove - Ms. Thomasee reviewed the final plat approval contingent on addressing water, sewer, and stormwater issues. Mr. Fosshage asked if there was going to be sidewalks in this development. Mr. David Reisen with Dewberry Engineers confirmed that there would be sidewalks. Mr. Kries asked what was going to be on those 800ft small lots in the back. Nr. Reisen confirmed that it would be 2 story townhomes. Mr. Kries stated how narrow it was in the back where the townhomes will be located and would be difficult for the garbage truck to get in out. Mr. Sloan if all the spaces in in the back were parking spaces and if the road in the back ended in the back as well. Mr. Reisen confirmed. Mr. Sloan also asked Mr. Reisen where the plat indicates the right of way varying and asked him to check on that. Tim Sloan raises conçerns about the dedication language and the need for clear distinction between private and non-exclusive easements. City of Mexico Beach Planning & Zoning Meeting Minutes MONDAY, FEBRUARY 3, 2025 = 6:00 PM The board discusses the need for a fire truck to access the site and the width of the road. Mr. Kries concerned about the fire truck not being able to access the back where the townhomes will be located. Mr. Kerigan asked if there was a motion to table until the fire department can review, and Mr. Sloan raises concerns about the dedication language and the need for clear distinction between private and non-exclusive easements. Mr. Ellzey stated there were several things previously discussed that needed to be in the motion as well. Mr. Fosshage stated to be specific to revise the as-builds with the two issues. Mr. Ellzey wanted to make sure the stipulations and the motion were specific. Mr. Kries made motion to table until addressing stormwater issues, revised as-builts, bonding for incomplete work, and dedication language typos. Mr. Cox seconded the motion. Motion passed unanimously. The board discussed the need to set a specific date to bring the above item back to the table to avoid re-advertising. Mr. Kries made a motion to bring back to the Planning and Zoning Board the Final Plat of the Cottages at Paradise Cove on February 17, 2025 at 6:00 p.m. Mr. Cox seconded the motion. Adiournment - Mr. Henderson motioned to adjourn at 6:50 p.m. Signed: Attest: Jack Kerigan, Chairperson Tammy Brunson, City Clerk MEXICOBEACH Planning & Zoning For Clerk's Use Only Agenda Abstract Form AGENDA ITEM # % Meeting Date: 4-9-25 Department: Admin Public Hearing: Yes R No Consent Regular Closed Agenda Agenda Session Date of Public Hearing: RESENIERINFORMATON CONTACT: Chris Truitt ITEM TO BE CONSIDERED Subject: LDC Changes Attachment(s): List of Changes, Separated into Minor Edits and Needs Discussion Redline copy for Minor Edits Brief Summary: At the last P&Z meeting discussing the path forward for making LDC changes, it was determined that this meeting would be used to create the plan and timeline to address changes. The attached list, presented during that meeting, has been divided into minor edits' for changes such as formatting and minor wording changes, and needs discussion' for items that would require larger policy or ordinance changes. Action Requested: Determine plan for moving forward with 'needs discussion' items, determine if 'minor edits' are able to be approved during the meeting. ISSUE OVERVIEW Background Information & Issue Summary: Financial Impacts: Billable hours for legal, building, and planning. Staff Recommendations/Comments: Needs Discussion Section Title Suggested Change 3.07.00 Subdivisions, Platting, and Lot Splits Require recording and time limit. Prohibits single family residential housing and 2.02.02 Zoning condominiums in General Commercial Zoning District or require Council approval Time limit on new developments after New Development Window sitting empty property cleared. 2.02.07 Setbacks Canal requirements from 4.03.04(B) should be included in setback section Eliminate language prohibiting enforcmenet of regs 7.11.04 Criminal Penalties on previoiusly undeveloped lots; all lots should be maintained 3.02.00 Sidewalks Paragraph A conflicts with Paragraph B Minor Edits 1.03.02(F) Specific Findings Items d,e,f.g. should be replaced as 3,4,5,6 Green Book' should be replaced by 'latest edition of 3.05.04(A)(1) Florida Manual of Uniform Minimum Standards for Design' 2.07.08 Noise Control Replace 'policy department' with law enforcement 2.01.00 Zoning Districts Add Townhome District to list of districts Upcoming Items (No Particular Order) City Council Section Title Suggested Change 2.09.00 Burn Control Add provision to limit hours for burns 2.09.02 Land Clearing Specify/define permitting Reevaluate 52 yards; is it acceptable or should it be 2.07.06 Specific Prohibitions more or less 3.00.04 Definitions Lot Split, Subdivision Combine definitions of Lot Split and Subdivision Reevaluate 1/10 of a mile for neighborhood; is that 3.00.04 Definitions Neighborhood acceptable Should require sidewalks on both sides 3.02.01 Sidewalk Regulations consistently. Should require on 98, 1st, and 7th. Who is responsible for contacting the owner of the 7.11.01 Definitions Nuisance property with the dead tree? Could the city be liable for not notifying the owner? Add eBikes to prohibitions on beach, sidewalks, 7.11.01 Definitions Skateboard streets, etc. 7.11.04 Criminal Penalties Increase fine Reduce required off-street commercial parking 6.03.00 Off Street Parking Standards spaces to promote development, increase based on bedrooms Require all Change in Use requests to come before 2.02.05 Change of Use P&Z City Council Reevaluate setbacks to determine if they are 2.02.07 Setbacks appropriate; define what can be built in a setback Ensure setbacks are set for the building type rather 2.02.07 Setbacks than justz zone (e.g SFD in Townhome) Require attachment easements for all townhomes 2.02.07(B) Setbacks and/or all structures in townhome zone Reevalute requirements fort food trucks, adjust if/as 2.02.08(B) Food" Trucks necessary, include wash stations, waste, toilets, etc. Reevaluate setbacks to determine if they are 2.04.01(B) Geneneral Standards and Requirements appropriate 4.01.06(A) Landscape Area Requirements Require bufferz zone and 10' setback 4.01.06(C) Landscape Area Requirements Require buffer: zone and 10' setback Reevaluate all requirements to determine ift they are 4.01.07(D)(1) Planting Requirements sufficient Reevaluate all requirements to determine ift they are 6.05.00 Access Management sufficient Planning & Zoning Section Title Suggested Change Need to be better defined. Can they have kitchens, 2.04.00 Accessory Structures bathrooms, sleeping quarters? Setf fixed deadline for natural disaster recovery New Natural Disaster including repairs, remodels, and rebuilds Add requirements for commercial buildings to New Commercial Zone Aesthetics ensure aesthetics match the vision for Mexico Beach 4.01.06 Required Landscaping Add requirement to replace dead landscaping 2.04.03 Fences Add exemption for fences having good side facing in. 4.04.03(A) Septic Tanks Remove language; we no longer have septic tanks 3.00.04 Definitions Increase: size Reevaluate all requirements to determine if they are 4.01.06(C) Buffer Zones sufficient Create a local program or requirements for wetland 4.03.05 Restricted Development Zone development mitigation What can be kept on an empty lot? Currently boat trailers, work trailers etc are kept on 7.11.00 Nuisances, Unlawful Accumulations, and Growths being empty lots. So why are RVs not allowed. Nothing should be on an empty lot. Ordinance for RVs on property under construction New needs to be added to the LDC. 2.00.00 Zoning Generally Add zoning map Staff Requests Section Title Suggested Change Reduce required parking spaces for Commercial 6.03.00 Off Street Parking Standards and/or allow city parking to factor in to equation Addi requirements for culverts, including specs, for New driveway construction and repair to maintain drainage Codifyr required 7.5' setback for all detached 2.02.07 Setbacks structures in Townhome District or require attachment easement Resident Requests Section Title Suggested Change Permitting mobile food vehicles to operate only on property: zoned for commercial use only, no mixed 2.02.08(B) Food Trucks use residential zones and allowing only one food truck per acre of developed property Requiring the operator of a food truck to have 2.02.08(B) Food1 Trucks notarized proof of permission from the owner of the propertywhere the food truck does business 2.02.08(B) Food Trucks At food truckr may not block a public right ofv way or fire lanes Allowing food trucks to only operate between 8 a.m. 2.02.08(B) Food1 Trucks and 10 p.m. At food truck's owner must have his vehicle 2.02.08(B) Food1 Trucks inspected by the Fire Department annually for safety. Signs for a food truck are limited to "identifying copy depicted on a single vehicle or trailer," and not permitted "signs, banners, flags, sandwich boards,' 2.02.08(B) Food1 Trucks in any right of way or on private property. Name of vendor and menu are allowed but must be fixed to they vehicle Code Compliance Enforcement: shall inspect and enforce the regulations on food trucks, and a Code 2.02.08(B) Food Trucks Compliance officer may issue a citation with a fine of "no less than $500 per infraction." If a citation is issued, It's the underlying property owner who gets the notice of violation 2.02.08(B) Food Trucks Restroom must be available on site 2.02.08(B) Food' Trucks Require property owner to provide proof of liability insurance 2.02.08(B) Food Trucks Licenses must be displayed at all times Food A Dedicated area for food trucks unless property is 2.02.08(B) Trucks owned by the food truck owner. Limit the number of food truck allowed in the city to 2.02.08(B) Food Trucks 8 Food trucks must have their own dumpster for waste collection and removal. They are 2.02.08(B) Food Trucks prohibited from utilizing city-owned receptacles for disposal of waste Food trucks should Be considered restaurant for 2.02.08(B) Food Trucks purpose of parking, landscaping, etc Foodt trucks Must not create unsafe ingress and/or 2.02.08(B) Food Trucks egress or cause traffic congestion All mobilei food vehicles must be set back a 2.02.08(B) Food" Trucks minimum of 10ft from any public right-of-way and 50ft from any residential: zoning area AI mobile food vehicle shall be removedi from the 2.02.08(B) Food Trucks property whenr not in operation for 30 days. Need specific guides for use of pavers based on 2.02.06 Impervious Surface Coverage percent permeability Equivalent Residential Units must be changedto 7.06.00 Concurrency Determinations reflect lower water use (due to water conserving appliances) Require Annual Concurrency Report to be presented 7.06.00 Concurrency Determinations to Council and used by Pand ZTo determine adequacy of approved capacity 1.03.02(E) Specific Findings Add bacteria to list of contaminants in stormwater Needt to define 'working day'. Also if not stated a day 1.06.10 Day is a 'calendar' day 3.03.01(E)E Sewer Determine appropriate gallons for ERU Adequate time for placement of and written 3.07.00 Subdivisions, Platting, & Lot Splits signs notification must Include specific times Use of black rubber mulch should be prohibited due 4.01.00 Landscaping to residual chemicals from this type of mulch that can kill plants Variance Test/Requirements Revision (seek inputf for 7.04.02 legali Variances specifics) Already Addressed Section Title Suggested Change Eliminate allowance of junkyards: 3.04.03 3.04.03 Junkyards already disallows Determine if we have any lots noti in a zoning district: All areas are zoned. Nonconforming 3.00.04 Definitions Nonconforming Use refers to lots that met zoning when they were built but no longer meet zoning due to updates to code. From where is the height measured?: 20.0.04 2.02.04 Height Measurement defines this in paragraphs A, B, C, and D 1.03.02(F) Specific Findings Comment: Items d,e,f,g. should be replaced as 3, 4, 5, 6 1.03.02 Specific Findings Relating to the Various Subject Areas of this Code With regard to the following specific subject areas of this Code, the City Council finds: A. Administration and Enforcement 1. A: single set of administrative procedures for making all land use decisions promotes efficiency, predictability, and citizen participation. 2. AlL development proposals should undergo a development review process to assure compliance with the requirements of this Code. 3. AlL administrative decisions should be supported by a record with written findings to assure accountability and efficient appellate review. 4. A quick, efficient, and non-political avenue of appeal should be available for all ministerial and administrative decisions. 5. Enforcement of development orders and the provisions of this Code should be through procedures that are efficient, effective and consistent with the code enforcement procedures established by state law. B. Signs 1. The manner of the erection, location, and maintenance of signs affects the public health, safety, morals, and welfare of the people of this community. 2. The safety of motorists, cyclists, pedestrians, other users of the public streets is affected by the number, size, location, lighting, and movement of signs that divert the attention of drivers. 3. The size and location of signs may, if uncontrolled, constitute an obstacle to effective fire-fighting techniques. 4. The construction, erection, and maintenance of large signs suspended from or placed on the tops of buildings, walls, or other structures may constitute a direct danger to pedestrian and vehicular traffic below, especially during periods of strong winds. 5. Uncontrolled and unlimited signs may degrade the aesthetic attractiveness of the natural and manmade attributes of the community and thereby undermine the economic values of tourism, visitation, and permanent economic growth. C. Landscaping and Tree Protection 1. Landscaping and buffering development with trees and other vegetation promotes the health, safety and welfare of the community to such an extent as to justify the imposition of landscaping and buffering requirements. 2. Trees and landscaping benefit the community by: a. Absorbing carbon dioxide and returning oxygen to the atmosphere; b. Precipitating dust and other particulates from the air; C. Providing wildlife habitat, particularly for birds which in turn help control insects; d. Providing soil stabilization which reduces erosion and mitigates the effect of flooding; e. Providing shade which reduces energy consumption and glare, making outdoor areas more comfortable during the warm months; f. Making the built environment more attractive by adding a variety of color, shape, and pattern and thus increasing community pride and the value of property; g. Providing attractive buffering between incompatible land uses; and h. Abating noise. 3. Because native vegetation is adapted to local diseases, pests, soil, and climate, it is generally more economical and desirable than exotic species which require more pesticide, fertilizer and water. 4. Exotic vegetation can crowd out native vegetation, use more water, and damage the environment from increased use of fertilizers and pesticides. 5. Because some trees are more beneficial than others, the public benefits of tree protection may be obtained without preserving each and every tree. D. Off-Street Parking and Loading 1. Off-street parking and loading of vehicles promotes the public safety and welfare by reducing traffic congestion. 2. Well-designed off-street parking and loading areas promote the safe and efficient storage, loading, and circulation of vehicles. 3. Deferring the construction of some parking areas pending determination of the actual need for parking spaces, and taking into account public demand and the size of vehicles to be parked, conserves open space and developable land, and reduces the expense and hazard of controlling stormwater runoff. 4. Allowing the use of porous paving materials and unpaved parking areas whenever possible conserves water and energy, moderates the microclimate, and reduces the expense and hazards of controlling storm water runoff. E. Stormwater Management 1. Increased stormwater runoff may cause erosion and pollution of ground and surface water with a variety of contaminants such as heavy metals and petroleum products. 2. Stormwater runoff often contains nutrients, such as phosphorus, and nitrogen, which adversely affect flora and fauna by accelerating eutrophication of receiving waters. 3. Erosion silts up water bodies, decreases their capacity to hold and transport water, interferes with navigation, and damages flora and fauna. 4. Installation of impervious surfaces increases the volume and rate of stormwater runoff and decreases groundwater recharge. 5. Improperly managed stormwater runoff increases the incidence and severity of flooding and endangers property and human life. 6. Improperly managed stormwater runoff alters the salinity of estuarine areas and diminishes their biological productivity. 7. Degradation of ground and surface waters imposes economic costs on the community. 8. Eighty to ninety-five percent of the total annual loading of most stormwater pollutants discharged into receiving waters are concentrated in the flush created by the first one inch of rainfall ("first flush"), and carried off-site in the first one-half inch of runoff. 9. Improperly managed stormwater adversely affects the drainage of off-site property. F. Floodplain Protection 1. Flooding is a natural, recurring occurrence in the City. 2. Naturally flood-prone lands serve the following important functions in the regional hydrologic cycle and ecological system: a. They provide natural storage and conveyance of flood waters. b. They facilitate groundwater recharge. C. They provide temporary storage of surface waters that moderates flood elevations and the timing, velocity, and rate of flood discharges. 3.-d. Flooding of developed properties may lead to demands that the government construct expensive and environmentally damaging projects to control flood waters. 4. e: Normally flood-free lands are placed at risk of flooding when flood waters on natural flood-prone areas are obstructed, diverted, displaced, or channelized by development. 5.f. Water quality is degraded, the supply of freshwater to estuaries is disrupted and habitat is lost. 6. g: Property values are lowered and economic activity is disrupted by damaging floods. G. Protection of Environmentally Sensitive Lands and Other Protected Natural Resources 1. Protection of environmentally sensitive lands and other natural resources promote the well being of the people of the City as described below and in the Conservation Element of the Comprehensive Plan. 2. Wetlands serve the following beneficial functions: a. Wetlands provide natural storage and conveyance of flood waters and minimize erosion and sedimentation by reducing flood flows and the velocity of flood waters. b. Coastal wetlands, and inland wetlands adjoining larger lakes and rivers, protect wildlife and the shoreline from destructive wave action. C. Wetlands filter and help decompose sediments, nutrients, and other natural and man-made pollutants that would otherwise degrade surface and ground waters. d. Wetlands support commercial and recreational fishing because they provide essential nutrients and hatcheries for aquatic life. e. Wetlands provide habitat for rare and endangered species, and provide essential breeding and protective habitats for many other birds, mammals, and reptiles. f. Wetlands recharge ground and surface water. 3. Shorelines serve the following beneficial functions: a. Land adjoining waters or wetlands, which can generally be divided into submergent, transitional, and upland vegetation zones, provides essential habitat for many plant and animal species, including species that are endangered, threatened, or of special concern. b. Submergent, transitional, and upland vegetation zones serve as effective buffers against noise and other human activities which may have adverse affects on aquatic and wetland dependent wildlife. C. Submergent, transitional, and upland vegetation zones help slow stormwater runoff flows and increase infiltration of water, nutrients, and other substances. d. Submergent, transitional, and upland vegetation zones reduce predation by domestic pets on wetland and wetland dependent wildlife species. 4. Federal and state regulations mandate the protection of endangered and threatened species. 5. Agricultural and development activities have destroyed or impaired the beneficial functions of many environmentaly sensitive lands in the City. 6. Federal and state regulations do not adequately protect environmentally sensitive lands, thus making local regulation necessary. 2.01.00 Zoning Districts Comment: Add Townhome District to list of districts 2.01.00 ZONING DISTRICTS Zoning Districts for the City of Mexico Beach are outlined generally in the Comprehensive Plan, Future Land Use Element, including a map series (atlas) and shall be considered as a factor in determining future zonings and re-zonings. The actual Zoning Districts and classifications defined in the Land Development Codes and delineated on the Official Zoning map of the City of Mexico Beach shall be the determinants of permissible activities on any parcel in the jurisdiction. Refer to the Land Development Codes, specifically including but not limited to sections 2.00 et seq., 3.00 et seq., 6.00 et seq., and 7.00 et seq., for the definitions of each use category and for all setback, parking, density, pavement, height, and new development requirements and restrictions. Allowable uses are shown in Section 2.02.02 to correlate individual land use activities with Zoning Districts. The City Council shall adopt an Official Zoning Map of the City of Mexico Beach and shall review, update, and revise as needed such map once every two years; however, failure to make such review in a timely manner shall not invalidate said map. The Official Zoning Map shall be placed at City Hall and be available for public inspection. Residential Low-Density (RLD) Residential General (RG) High Density Residential (HDR) Tourist Commercial (TC) General Commercial (GC) ubuc/Institutiona. District (PI) Recreation District (REC) Preservation District (PRS) Tourist Mixed Use (TM) Townhome (TH) 2.07.08 Noise Control Comment: Replace policy department with 'law enforcement' 2.07.08 Enforcement Responsibility hnepotoydepartment Law enforcement shall be responsible for the enforcement of the provisions of this element; provided, however, that the City Council shall be responsible for the issuing of special permits and the enforcement of the conditions stated thereon. 3.05.04 Street Design Standards Comment: Green Book' should be replaced by 'latest edition of Florida Manual of Uniform Minimum Standards for Design' A. General Design Standards 1. AlL streets in a new development shall be designed and constructed pursuant to the standards in the latest edition of the Florida Manual of Uniform Minimum Standards for Design Green-Book. Streets shall be dedicated to the City upon completion, inspection, and acceptance by the City. 2. The street system of the proposed development shall, to the extent practicable, conform to the natural topography of the site, preserving existing hydrological and vegetative patterns, and minimizing erosion potential, runoff, and the need for site alteration. Particular effort should be directed toward securing the flattest possible grade nearintersections. 3. Streets shall be laid out to avoid environmentally sensitive areas. 4. Private streets may be allowed within developments that will remain under common ownership, provided they are designed and constructed pursuant to the standards in the Green Book and Florida Department of Transportation Specs for Roads and Bridges current edition. 5. The street layout in all new development shall be coordinated with and interconnected to the street system of the surrounding area. 6. Streets in proposed subdivision shall be connected to rights-of-way in adjacent areas to allow for proper inter-neighborhood traffic flow. If adjacent lands are unplatted, stub outs in the new development shall be provided for future connection to the adjacent unplatted land. 7. Residential streets shall be arranged to discourage through traffic. 8. Streets shall intersect as nearly as possible at right angles and in no case shall be less than seventy- five (75) degrees. 9. Newintersections along one (1) side on an existing street shall, where possible, coincide with existing intersections. Where an offset (jog) is necessary at an intersection, the distance between centerlines of the intersecting streets shall be no less than one