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Gifford Neighborhood Plan 2014 regulations, however, also eliminate 15 heavy industrial uses that are otherwise allowed in IG including steel mills, sawmills, concrete plants, landfills, and tire manufacturing. In addition, the WGIC overlay regulations require special exception review and approval for concrete batch plants and demolition debris facilities while also establishing special, stringent criteria for new mulch facilities or mulch facility expansions. None of the 15 uses to be prohibited, and neither of the 2 uses to made special exception uses, currently exist within Gifford. Through adoption and implementation of the WGIC overlay regulations, the County is addressing potential land use conflicts between residential and industrial uses in and around Gifford's industrial area located west of 43rd Avenue. Generally, Gifford's zoning pattern is appropriate. Although Gifford has some "grand-fathered-in" uses (legally established uses) that do not conform to current zoning regulations, the County's zoning regulations contain provisions that require the cessation of non-conforming uses under certain conditions, including substantial damage of non-conforming structures and prolonged cessation of use. As a result, over time, many non-conforming properties will be redeveloped and upgraded to meet current land development regulations, including landscaping, buffering, drainage, and access requirements. Those upgraded conditions will increase compatibility between uses. Currently, most of east Gifford is zoned RM-10 (Multi-Family Residential up to10 units/acre). Despite that multi-family zoning, most of east Gifford is developed with single family residences. Because the RM-10 zoning allows single family homes as well as multi-family uses, such as duplexes and triplexes, the existing zoning pattern will allow single-family or multi-family structures to be built on lots. In the summer of 2009, staff initiated an on-going procedure to contact a long list of community leaders and interested parties regarding every preliminary and formal application filed with the County Planning Division for development within Gifford. In addition, the County has adopted a policy of notifying community lenders and interested parties (residents) regarding County projects within the Gifford area. This ongoing contact procedure has proven effective in communicating information and facilitating community input on various projects. ➢ Summary • Gifford has a relatively broad mix of uses, and is primarily a residential area. • There is sufficient vacant land in Gifford for existing and future residential, commercial and industrial uses to accommodate projected growth and provide for economic development. • Gifford has a wide range of residential zoning districts and housing development choices. • Commercial and industrial zoning districts in Gifford are located close to needed infrastructure and are conveniently located for providing goods, services and jobs for Gifford residents. Community Development Indian River County 46