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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 <br /> Indian River County 45 <br /> t'1 Community Development <br /> NO <br />