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Areas designated as environmentally sensitive east of <br />I-95 shall have the same maximum residential density <br />limitation as the Rural/ Residential - 2 land use district. <br />In addition to density requirements, these lands will be <br />subject to regulations to assure that development does not <br />interfere with the natural ecosystem. These additional <br />requirements shall be implemented through the Zoning Code. <br />An alternate development approach is available for <br />lands designated as environmentally sensitive. Residential <br />densities assigned to environmentally sensitive areas may be <br />shifterd, to adjacent properties not located within the <br />environmentally sensitive designations. Shifting may occur <br />with property under unified ownership as part of a planned <br />development that otherwise meets the requirements of this <br />plan and the County's Code. <br />In situations where a potential environmentally <br />sensitive area exists, a developer shall contact the Corps <br />of Engineers, Department of Environmental Regulation, St. <br />Johns Dater Management District and/or other applicable <br />regulatory agencies concurrent with his application to the <br />County. Where a regulatory agency indicates probable <br />environmental sensitivity, a developer may be required to <br />provide reports or studies to address the environmental <br />problems. <br />This section recognizes that environmentally sensitive <br />areas exist within the county that are not shown on the map <br />either through oversight or size and can not be graphically <br />displayed on the Land Use Map. <br />INSTITUTION21.L DEVELOPI1rNT <br />Institutional facilities are developr:ents by r;hi.ch <br />private organizations and various levels of goy: erne;ent <br />provide services to meet hu=man requirements. Performance <br />standards for public and instituticnal uses are described in <br />the follc:aing table. <br />