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IRDIAN RIVER COUNTY, FLORIDA DEVELOPNIEN MEMORANDUM A TO: Joseph A Baird; County Administrator FROM: Stan Boling, AICP; Community Development Director DATE: February 3, 2014 SUBJECT: Request from Staff for Authorization to Initiate an LDR Amendment to Create Special Overlay Regulations for the West Gifford Industrial and Commerce (WGIC) Area on 163 Acres of Property in West Gifford Zoned IG (General Industrial) It is requested that the data herein presented be given formal consideration by the Board of County Commissioners at its regular meeting of February 18, 2014. BACKGROUND On September 14, 2010, in response to a request from staff and the Gifford Executive Group to address land use conflicts between industrial and residential properties in West Gifford, the Board of County Commissioners authorized staff to initiate the formal process to create the West Gifford �w Industrial & Commerce (WGIC) district and rezone 163 acres in West Gifford from IG (General Industrial) to WGIC (see attachment #2). At the 2010 meeting, the Board considered draft WGIC district regulations that retained most IG district uses, added a significant number of uses not allowed in the IG district, and eliminated a number of uses that are allowed in the IG district. In essence, the draft WGIC district regulations were structured to give affected property owners the right to develop their properties with a number of new uses in exchange for eliminating the right to develop other uses. Since the Board's 2010 rezoning authorization, staff has coordinated with Gifford representatives, affected property owners, and various interested parties. During that time, staff also conducted two public workshops (affected property owners invited), drafted a number of changes to proposed regulations, coordinated with the County Attorney's Office which held mediation meetings with affected property owners and Gifford representatives, and obtained input during recent Gifford Neighborhood Plan community meetings. During the long coordination and planning process described above, no development project applications for controversial uses (e.g. concrete plant, mulch operation, demolition debris facility) were formally filed. In addition, during the process, the Attorney's Office mediation efforts resulted in some consensus between property owners and Gifford representatives on a number of issues and narrowed down the primary issue where no consensus was reached. That issue is whether or not to allow three industrial uses in West Gifford: concrete plants, mulch operations, and demolition debris facilities. Although no consensus was reached on that issue, mediation discussions indicated that some degree of consensus may be possible if the three controversial uses are allowed only as conditional uses with notice and public hearings (see last page of attachment #2). FACommunity Development\Gifford (WG1C)\2014UPDATE\2-18-14 BCC.doc 1 62