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Gifford Neighborhood Plan 2014
<br /> ANALYSIS
<br /> This Analysis section constitutes an assessment of the Gifford neighborhood. Using information from the Existing Conditions
<br /> section of the plan and input received from the community, this section identifies Gifford area issues, constraints, problems, needs,
<br /> and opportunities.
<br /> Land Use/Zoning Pattern
<br /> Even with its relatively broad mix of uses, Gifford is primarily a residential area. Approximately 75% of the land in the Gifford area
<br /> is designated for residential development. Residential zoning districts in Gifford allow single-family homes, multiple-family units,
<br /> and mobile homes, although no single zoning district allows all of those uses. Depending on the zoning district, development
<br /> densities ranging from 3 to 10 units/acre are allowed. As a result, Gifford offers a relatively broad mix of housing densities,
<br /> residential building types, and housing prices. For that reason, Gifford area residents generally benefit from having the broad range
<br /> of housing choices associated with its mix of residential zoning districts.
<br /> The residential areas of Gifford are located where urban services (such as roads, water, sewer, stormwater management, recreational
<br /> facilities, and schools) are available and access to employment is convenient. Totaling more than 853 acres, the amount of existing
<br /> residentially zoned land in Gifford can accommodate projected population growth. In fact, the amount of vacant residential land (459
<br /> acres) indicates that Gifford could eventually double its current population. Nearly all commercial and industrial zoning districts in
<br /> Gifford have been in place for decades and are located where they are accessible to necessary infrastructure and convenient for
<br /> Gifford residents with respect to providing nearby goods, services and jobs. In general, most existing residential, commercial, and
<br /> industrial districts are appropriately located.
<br /> Between 43rd Avenue and 581h Avenue within Gifford, there are 163 acres zoned general industrial (IG), including about 70 acres of
<br /> vacant undeveloped IG zoned land. Within the IG district, various uses are allowed including warehousing, manufacturing, salvage
<br /> yards and other heavy industrial uses. Some of the IG zoned properties are proximate to residences, and in some cases there are land
<br /> use conflicts and compatibility issues between residential areas and potential development of certain heavy industrial uses such as
<br /> sawmills,the manufacturing, concrete plants, and demolition debris facilities, which are allowed in the IG District. Given the historic
<br /> land use pattern, existing uses, and property rights issues, however, it is not feasible or practical to simply downzone properties
<br /> currently zoned IG. Since 2010, at the direction of the BCC, staff worked with community leaders, residents, and property owners to
<br /> develop special overlay regulations for the general industrial zoned properties west of 43rd Avenue. Those regulations were adopted
<br /> by the Board of County Commissioners on June 3, 2014.
<br /> Those special regulations, known as the West Gifford Commerce and Industrial (WGIC)/overlay regulations, cover all of the 163
<br /> r acres zoned IG, allowing most existing IG uses, while adding 39 commercial uses not currently allowed in IG. The overlay
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<br /> t'1 Community Development
<br /> NO
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