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Future Land Use Pattern The subject property and properties to the north, south, and west are designated M-2, Medium -Density Residential -2, on the county future land use map. The M-2 designation permits residential uses with densities up to ten units/acre. East of the subject property is an environmentally important wetland that is designated C-2, Conservation -2, on the county future land use map. The C-2 designation permits conservation uses, limited recreational uses, and residential uses with densities up to one unit/40 acres for on-site development or one unit/acre for transferable development rights. Environment The subject property consists of a combination of disturbed uplands and disturbed freshwater jurisdictional wetlands. The uplands have been invaded by the exotic/nuisance Brazilian pepper tree. The site is within an "AE" 100 year floodplain, with a minimum base flood elevation requirement of six feet NGVD. The subject property is one of several properties, located near the Indian River Lagoon and south of the city limits of Vero Beach, that are listed by the county and the St. John's River Water Management District for public acquisition. Although the property contains disturbed upland and wetland plant communities, the property has been listed for public acquisition to facilitate wetland restoration and upland buffer protection. Utilities and Services The site is within the Urban Service Area of the county. Water lines extend along 8th Street to Indian River Boulevard from the South County Reverse Osmosis Plant. Wastewater lines extend to the site along Indian River Boulevard from the City of Vero Beach Wastewater Treatment Plant. Transportation System The property abuts Indian River Boulevard which is classified as an urban principal arterial road on the future roadway thoroughfare plan map. This segment of Indian River Boulevard is a four -lane paved road with approximately 150 feet of public road right-of-way. There are no plans to expand Indian River Boulevard. Land Use Designation and Zoning History of the 43 Acre Parcel Because the 27 acre subject property is part of a 43 acre tract that borders the Indian River Lagoon, the subject property was historically treated as a riverfront tract. That explains why the subject property is currently zoned RS -1. - Land Use Designation History Since the county adopted its first land use plan in 1976, the majority of land along the Indian River Lagoon has been designated as either Environmentally Sensitive or Conservation. The subject property was so designated in the county's 1976 plan. Because the exact boundaries of estaurine wetlands were unknown when initial plans were developed, the Environmentally Sensitive and Conservation land use designations were drawn broadly. Since Indian River Boulevard did not exist at that time, the broadly FEBRUARY 7, 1995 60