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Gifford Neighborhood Plan Analysis Currently, most of east Gifford is zoned RM-10 (Multi-Family Residential up to 10 units/acre). Despite that multi-family zoning, most of east Gifford is developed with single family residences. Because the RM-10 zoning allows multi-family uses, such as duplexes and triplexes, the existing zoning pattern would allow multi-family structures to be built on lots within single-family areas. In many parts of Gifford, the RS-6 (Single-Family Residential up to 6 units/acre) zoning district would be more appropriate than the current RM-10 zoning. For that reason, the county should initiate action to rezone those areas to RS-6. ➢ Summary • Although Gifford has a relatively broad mix of uses, Gifford is primarily a residential area. • There is sufficient vacant land in Gifford, both residential and commercial/industrial,to accommodate projected growth. • Gifford residents benefit from a zoning pattern that allows a wide range of housing choices with respect to both housing type and density. • Commercial and industrial zoning districts in Gifford are located close to needed infrastructure. • Commercial and industrial zoning districts in Gifford are located such that uses providing goods, services and jobs for Gifford residents are situated in convenient locations. • Generally, Gifford's existing land use and zoning pattern allows and encourages compatible development and redevelopment. • Some land use and zoning incompatibilities exist in parts of East and Central Gifford where non-conforming uses and industrial uses are located. • No changes to the existing land use designation pattern in Gifford are needed at this time. • Over time, the county should rezone parts of Gifford from RM-10 to RS-6. Housing While Gifford contains a range of housing conditions, the best conditions are in West Gifford where most houses are newer. In contrast, some of the worst housing in the county is located in East Gifford where many houses are in extremely poor condition. Not only are structures in poor condition, but junk and debris in some yards negatively affects community appearance. Generally, poor housing conditions adversely affect quality of life and levels of investment in surrounding property. As a result, property values do not appreciate. Based on the information provided by the Property Appraiser's Office, East Gifford is currently in that situation. The information indicates that the average assessed value of residential property in East Gifford is less than half that of residences in other parts of Gifford. In summary, many residential properties in Gifford, particularly East Gifford, are not maximizing their economic potential. W Community Development Department Indian River County 38