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Staff has concluded that, in order to move the West Gifford initiative forward, the county should consider specially regulating those three uses within West Gifford rather than simply prohibiting them as originally proposed. Staff has also concluded that adding uses, eliminating uses, and specially regulating uses within West Gifford can be accomplished by a regulation overlay approach, rather than by a rezoning approach. Based on meetings with property owners and Gifford representatives, staff believes that the WGIC regulation overlay approach will be more acceptable to affected property owners while still providing the same protections for Gifford residents that would be provided by a WGIC rezoning approach. Consequently, staff has drafted an updated set of overlay regulations for the West Gifford properties zoned IG (see attachment #5). Because of the significant amount of time that has passed since the Board's 2010 rezoning authorization, because the County should consider specially regulating rather than prohibiting certain uses currently allowed, and because staff now believes that an overlay regulation approach rather than a rezoning approach is more appropriate, staff requests that the Board consider the attached updated set of draft overlay regulations for the 163 acres of West Gifford properties zoned IG and authorize staff to initiate the formal process for adopting the draft regulations. DESCRIPTION AND CONDITIONS The area south of 47th Street and north of 41St Street lying between 43rd Avenue and 58th Avenue, referred to as West Gifford, contains a significant amount of property zoned General Industrial (IG), as well as adjacent property zoned IL (Light Industrial) and CH (Heavy Commercial) and nearby properties zoned residential (see attachment #1). West Gifford is centrally located within the county's urban area and is strategically located for a variety of industrial and commercial uses that would benefit from West Gifford's convenient access to both the north and south areas of the county. The IG zoned portion of West Gifford contains 163 acres of which 70 acres are vacant while the remaining acreage is developed or partially developed with industrial and storage uses (50 acres), salvage/junk yards (30 acres), and grand fathered -in residences including mobile homes (13 acres). IG zoned properties in West Gifford have been industrially zoned for decades. Over the years, residential uses slowly developed on properties near the IG zoned area, while industrial uses slowly developed on the lands zoned industrial. The relatively close proximity of a number of residents to IG zoned properties is unique to West Gifford. In fact, in West Gifford, there are a number of grandfathered -in residences located within the IG zoned area. Currently, there are no concrete batch plants or demolition debris sites in West Gifford, and there is one mulch operation. + History of Recent Industrial Land Use Conflicts On June 29, 2007, staff conditionally approved a site plan for a concrete batch plant in West Gifford for Prestige Concrete. As proposed, the project involved construction of a ready mix concrete batch plant on the rear (south) 6 acres of a 9 acre property located at 5045 45th Street. Zoned IG, the Prestige site is located in the middle of the 163 acre area IG zoned area. In the IG zoning district, a concrete batch plant, like the Prestige plant, is a permitted use and requires only site plan approval, with no special notice or public hearing. As approved with conditions, the 2007 site plan project met all county development regulations, including IG zoning district, landscaping, buffering, stormwater management, traffic, and environmental requirements. That site plan approval expired on June 29, 2010. The Prestige project is currently inactive although in recent years Prestige has made some FACommunity Development\Gifford (WGIC)\2014UPDATE\2-18-14 BCC.doc 2 63