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retention and open space requirements-. This tract is looted between the subject property and the northern part of the subdivision. South of the Forest Park Subdivision, the western boundary of the subject property abuts the South Vero SquareShappiriT Center, which is zoned CG, General Commercial District. The subject property has approximately 568 feet of frontage on Oslo Road, between the South Vero Square Shopping Center and the Entomology Lab (a research building associated with the University of Florida). In this area, land on both sides of Oslo Road, to a depth of 250 to 330 feet, is zoned RM -6. The remainder of the southern boundary of the subject property abuts RS -1 zoned land containing the Entomology Lab. Much of the Indian River Lagoon shoreline, including parts of the subject property, contains environmentally important estuarine wetlands that are currently zoned RS -1 in the county zoning atlas. According to county Land Development Regulations (LDRs), however, estuarine wetlands are deemed to be zoned Con -21 Estuarine Wetlands Conservation District (up to 1 unit/40 acres). The boundaries of estuarine wetlands are determined by a site specific environmental survey. Future Land Use Pattern Site specific surveys have determined that approximately 233 acres on the eastern portion of the subject property are estuarine wetlands, and therefore, would be.designated C-21 Conservation -2, on -the future land use map. Other estuarine wetlands, including land along the Indian River Lagoon both north and south of the subject property, and the land between the Forest Park Subdivision and the subject property also retain the C-2 land use designation. The C-2 designation allows conservation use, recreational use, and residential use with densities of up to 1 unit/40 acres on site. The western 65 acres of the subject property, the Vista Royale Development, the Forest Park Subdivision, the Entomology Lab, and land south of the subject property are designated M-2, Medium - Density Residential -2, on the future land use map. The M-2 designation allows residential uses with densities of up to 10 units/acre. Land containing the South Vero Square Shopping Center, west of the southwest part of the subject property, is designated C/I, Commercial/Industrial Node, on the future land use map. The C/I designation allows commercial and industrial uses. Environment The subject property consists of ±40 acres of mature coastal/ tropical hammock, ±24 acres of scrubby flatwoods, 1 acre of isolated fresh water wetlands, and ±2.33 acres of impounded estuarine wetlands. Most of the wetlands on the site are within an "AE" 100 year floodplain, with a minimum base flood elevation requirement of 5 feet NGVD. Most of the site's uplands, however, are not within a flood hazard area. According to a plant inventory of the subject property, conducted by the local Eugenia Chapter of the Florida Native Plant Society, the coastal/tropical hammock has obtained its mature, climax stage of growth. Some of the large live oaks dominating the canopy of 43 October 24, 1995 Bou 96 F,, JE 427