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Gifford Neighborhood Plan Analysis ANALYSIS This Analysis section constitutes an assessment of the Gifford neighborhood. Using information from the Existing Conditions section of the plan,this section identifies issues, problems, needs, opportunities, and constraints within the Gifford area. Land Use/Zoning Pattern Even with its relatively broad mix of uses, Gifford is primarily a residential area. Together, the residential zoning districts in Gifford allow single-family, multiple-family and mobile homes, although no zoning district allows all of those uses. Depending on the zoning district, densities of up to 6 to 10 units/acre are permitted. Therefore, Gifford residents have a relatively broad mix of housing types and housing prices available to them. For that reason, Gifford residents generally benefit from having the additional housing choices associated with Gifford's mix of residential zoning districts. The residential areas of Gifford are located where urban services (such as roads, water, sewer, stormwater management, recreational facilities, schools, and others) are available and access to employment is convenient. Totaling more than 1,600 acres, the existing residentially designated land in Gifford can accommodate the existing and projected population growth of Gifford. In fact, the amount of vacant land indicates that Gifford could eventually double its current population. Nearly all commercial and. industrial zoning districts in Gifford are properly located where they are accessible to necessary infrastructure and do not negatively impact residential areas. In fact, those commercial and industrial areas serve Gifford residents by providing nearby goods, services and jobs. In Central Gifford, there are some areas that are zoned general industrial. Within these areas, there are various uses including salvage yards and other heavy industrial uses. Some of these industrial uses are proximate to residences, and in some cases there are land use conflicts and incompatibilities. Given the historic development pattern and existing uses, however, it would not be feasible or practical to rezone those industrial properties. 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. If for any reason, a non-conforming use of land, a non-conforming structure or an establishment having a site related non-conformity ceases operation for a continuous period of one year or more, all non-conformities shall be considered terminated and shall not be re-established. Community Development Department Indian River County 37