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I 0 BOOK tA"j, Originally, the subject properties consisted only of estuarine wetlands and a narrow mangrove fringe along the Indian River Lagoon. In the late 1980's, however, a portion of the wetlands were legally filled and mitigated. Currently, Subject Property 1 is predominately wetlands, while Subject Property 2 is nearly exclusively uplands. Both subject properties are within an "AE" 100 year floodplain, with a minimum base flood elevation requirement of nine feet NGVD. The overall ±1.93 acre parcel is within the Urban Service Area of the county. Water lines from the North County Reverse Osmosis Plant extend along Jungle Trail to within a quarter mile of the site. The nearest wastewater collection lines are more than 2,000 feet from the site. Those lines extend along CR 510 from the North County Wastewater Treatment Plant. The overall ±1.93 acre parcel is accessed from Earring Point Drive via Jungle Trail. Earring Point Drive is a two lane marl road that runs west from Jungle Trail and is located within a thirty-five foot wide ingress and egress easement that abuts the site's north boundary. Jungle Trail is a two-lane, unpaved, local road that has been designated by the county as an historic and scenic road with special building setbacks and vegetation protection areas along its entire length. Although the county has a forty foot wide public road right-of-way for this segment of Jungle Trail, the actual width of the traveled way ranges from eight feet to twenty-two feet. 7,rr tr.WXT17 im, itMrTr-7 Past zoning practices of the county for riverfront land and estuarine wetlands explain why the subject properties are currently zoned RS -1 in the county zoning atlas. 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 subject properties were zoned R -2D, Multiple -Family. That zoning district required that all conforming lots be at least 7,200 square feet in size. The maximum density for the R -2D district, therefore, was approximately 6 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 the site as LD -2, Low Density Residential -2 (up to 6 units/acre). Land consisting of estuarine wetlands, however, was designated as environmentally sensitive. The subject properties fell into that category. Since the county at that time did not have a special zoning district for environmentally sensitive land, and the extent of the estuarine wetlands was not known, the entire ±1.93 acre parcel was down -zoned from R -2D to RS -1. The RS -1 zoning district, which allows a residential density of up to 1 unit/acre, was consistent with the then applicable 1 unit/acre density of the environmentally sensitive land use designation. March 21, 2000 94 0