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Exactly. And that is the problem because way back when so many dunes and wetlands and other areas that shouldn't were platted as private property when they should have been kept public.
Yes. Zoning is the major reason for all this growth. There is no way you can tell a private owner not to build on a parcel that is zoned to allow development. The major saving grace is the county land development code, which does at least provide restrictions on height, density, etc.