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0 The site is within the Urban Service Area of the county. Water lines from the South County Reverse Osmosis Plant extend along Indian River Boulevard to within approximately one quarter of a mile of the subject property. The nearest wastewater collection lines are more than 3,000 feet from the subject property. Those lines extend from the Central County Wastewater Treatment Plant, along 37"' Street, east to Indian River Boulevard. C;.lMMO - - YM, The subject property is accessed via 41" Street. West of Indian River Boulevard 411, Street is a two- lane road with approximately 100 feet of public road right-of-way. That segment of 41 a Street, classified as an urban minor arterial road on the future roadway thoroughfare plan map, is paved. except for the portion from US I to Indian River Boulevard. The unpaved portion is programmed to be paved by the middle of 1998. East of Indian River Boulevard the public road right-of-way for 41 ° Street is generally 50 feet wide and extends approximately 450 feet. In that area. 419 Street is a2 lane local road, the western 2/3 of which is paved. Near 411 Street, Indian River Boulevard 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 200 feet of public road right-of-way. There are no plans to expand Indian River Boulevard. Subject PropcM*s Zoning History Past zoning practices of the county explain why the eastern portion of the subject property is currently zoned RS -1. Because of its location near the Indian River Lagoon. the eastern portion of the subject property was historically treated as riverfront land. The RS -1 zoning of that portion of the subject property is related to its proximity to the Indian River Lagoon. Currently, zoning in the county is based on future land use designations depicted on a future land use map that is part of an adopted comprehensive plan. That, however, has not always been the case. Although zoning was established in the county in 1957, the county's first comprehensive plan was not adopted until 1976. Not until 1985 was zoning made to conform to the county's comprehensive plan. Prior to 1985, the entire subject property was zoned R -IA. Single -Family. That zoning district required that all conforming lots be at least 10,000 square feet in size. The maximum density for the R -IA district. therefore, was approximately 4 units/acre. In 1985, a countywide rezoning effort was undertaken to make zoning in the county correspond to the 1982 comprehensive plan's land use designations. The 1982 plan designated most of the subject property as MD -I (up to 8 units/acre). Land near the Indian River Lagoon, however, was designated as environmentally sensitive. The eastern portion of the subject property fell into that category. Since the county at that time did not have a special zoning district for environmentally sensitive land that portion of the subject property was down -zoned from R -IA to RS -1. The RS -1 zoning district allows residential development at a density of up to I unittacre. That 1 unit/acre density was consistent with the then applicable 1 unittacre density of the environmentally sensitive land use designation. When the current comprehensive plan was adopted in 1990, the subject property was given the M -I land use designation. Also at that time, a provision was added to the comprehensive plan that required the boundaries of the Conservation land use designations to be based on a site specific environmental survey of estuarine wetlands on a site. In 1991, the county adopted Land Development Regulations (LDRs) which created the Conservation zoning districts. Those Conservation districts apply to environmentally important areas such as estuarine wetlands. Although not depicted on the county's zoning atlas, these districts are established when development is proposed for a site containing estuarine wetland or xeric scrub habitat. The boundaries of the conservation zoning district (like the boundaries of the conservation land use designations) are then based on a site specific environmental survey of the property. In this case, a recently completed site specific survey indicates that the boundary of the estuarine wetlands does not coincide with the RS-6/RS-1 zoning district boundary. Instead the survey indicates that the boundary of the subject property coincides with the boundary of the estuarine wetlands. Therefore, land east of the subject property would be deemed to be designated C-2. Conservation -2. and zoned Con -2, Estuarine Wetlands Conservation District (up to 1 unit/40 acres). In contrast. the subject property would be eligible to be zoned consistent with the M-1 land use designation (up to 8 units per acre) established by the comprehensive plan. This information is important because it indicates that the eastern portion of the subject property is currently zoned RS -1 because of a past broad brush approach to designating environmentally sensitive land. Since the underlying comprehensive plan designation is M-1. the subject property is eligible to be rezoned to any residential district up to the requested RM -8. JANUARY 13, 1998 -19- BOOK 104 PAUE 7