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Land Use Element

Few elements impact how an area will develop, look, and function over time as much as land use.  This element examines numerous topics such as development patterns, specific uses (residential, commercial, industrial, agricultural, etc.), and developmentally sensitive areas to make recommendations for the county as it moves into the future.  Read on to learn more about this fundamental part of the plan.

 

The Kenton County Comprehensive Plan is comprised of nine elements. Recommendations and associated tasks for implementation have been developed for each element to implement the Goals and Objectives that serve as the foundation for the plan. The recommendations were derived after extensive public discussions, discourse and dialogue and are based on research which includes local data as well as national trends. They explore different facets of the county’s physical development as well as its economic and social well-being and provide a roadmap for implementation. One way that local jurisdictions can increase their revenue without raising taxes on residents is by using land within their boundaries to its highest and best use. The Land Use element identifies policies for the orderly development and redevelopment of land in Kenton County.

Land use planning is typically undertaken to facilitate the harmonious development of land and to avoid land use conflicts. The land use element of the Kenton County Comprehensive Plan is a vital component because it will guide decision makers in making recommendations upon the physical landscape. Each land use category within this element is broadly defined to communicate that development will be consistent with the Plan’s Goals and Objectives.

Beginning in 2018, each jurisdiction within Kenton County was invited to discuss and reconsider the recommended land use activities within and adjacent to their political boundaries. Land uses are considered on a countywide level with consideration to need, location and access to facilities and services. In addition to written information, this section of the plan features an interactive map, which provides details on future recommended land uses throughout the county. Click on the interactive map and main headings below to learn more about recommendations for Land Use within Kenton County.

 

Recommended Land Use

Land designated as industrial is used for purposes such as the manufacturing of items using machinery, the warehousing and distributing of goods, and offices related to these occupations. In the context of industrial planning, it’s crucial to emphasize the importance of maintaining the integrity of adjoining land uses. This can be achieved through careful consideration of site and building design. Industries should be buffered from nearby residential and commercial development by distance, natural vegetation, and if necessary, earthen banks.

Land best suited for industrial purposes will generally have good access to the interstate highway and/or rail systems, good proximity to urban development, and a full range of urban services. However, it’s important to note that land with the appropriate infrastructure planned or in place to support industrial uses is needed. Industrial uses are not currently categorized differently on the recommended land use map. Jurisdictions should consider through their zoning text to determine where they want these uses to be located.

Manufacturing

Manufacturing is a major industrial use component because of its innovation and production value. It plays a significant role in industrial planning, offering employment with generally higher wages. This aspect of manufacturing helps encourage a larger skilled workforce through development opportunities and expands the overall economy. For instance, the BE NKY Growth Partnership, which is the business attraction entity for the three-county Northern Kentucky region, advises that as of the third quarter of 2023, the average salary for a manufacturing sector job in Northern Kentucky is $78,040 (Source: JobsEQ®). Examples of manufacturing sectors include aerospace, automotive, and food and flavoring.

Considering that manufacturing is distinct from warehousing, other site and design standards should be considered for manufacturing uses. Manufacturing facilities should to be designed to accommodate manufacturing processes rather than warehousing and distribution. Additionally, because of the ever-evolving technology and innovation factor, manufacturing facilities should anticipate changes in technology in their siting and design standards to the greatest extent practical.

Warehousing

Warehousing and distribution are another component of industrial use and offer employment opportunities for a considerable portion of the population. However, according to the BE NKY Growth Partnership, as of the third quarter of 2023, the average salary for a warehousing sector job is over $30,000 less than that of a manufacturing sector job and approximately $15,000 less than that of a distribution sector job (Source: JobsEQ®).

Within industrial development, manufacturing, warehousing, and distribution should be well-balanced in both industrial make-up and siting so that these industrial sub-sectors complement one another and provide diverse employment and wage opportunities for residents.

Areas classified as Agricultural and Rural Use represent lands recommended to be maintained or held in reserve for low intensity uses, such as; open pastureland or forest areas, agricultural production, or very low density single family residential with small-scale services in close proximity to serve the needs of residents. Small scale services are defined as those that only serve the residents in the immediate vicinity. These areas are not anticipated or recommended for any moderate or high intensity development within the planning period. As such, agricultural enterprises should continue to be a vital aspect of the economy and general way of life in these areas. Agricultural and Rural Use designations are primarily intended to be used in the Rural Focus Area. These larger tracts of land offer the capacity to produce food, livestock, fiber, timber, and other products that help generate direct economic benefit for the local economy. While most agricultural activity will take place in southern Kenton County, the opportunity still exists for productive enterprises to occur throughout the community but on a smaller scale. Activities like community gardens, smaller home yard-based gardens, container gardens, hydroponic operations, greenhouse agriculture, edible landscapes, berry patches, and/or vineyards could take place within many different land use designations within the Urban Sub Area. Medium sized ventures such as chicken coops for eggs, smaller livestock, and larger vegetable gardens could take place as accessories to numerous uses found in the First Ring and Suburban Sub Areas.

Mixed Use Land Use is designated to identify areas where the clustering of multiple related uses provides benefits to the community which typically cannot be achieved through the strict separation of uses. More specifically, mixed use can be more clearly defined as three or more significant uses (such as retail/entertainment, office, residential, hotel, light industrial and/or civic/cultural/recreation) that, in well planned projects, are mutually supporting. Mixed Use generally includes a clustering of related uses with a proportionate balance of those uses dispersed throughout while providing safe and convenient opportunities for multi-modal connections within the development and to places outside the development. Appropriate mixing of uses should provide for more efficient use of land and public infrastructure and bring people closer to the things they need on a daily basis with greater accessibility.

Several areas on the Recommended Land Use Map have been designated as mixed use. These areas can be found in any of the four sub areas of the county and are intended to indicate that a development within such an area should be considered more collectively than typical commercial developments. These designated areas have been strategically located based on the potential for these areas to develop in a cohesive manner.

With this recommended land use category, it should be understood that each jurisdiction in which Mixed Use is designated was strategically identified through land use discussions with elected and appointed officials and is intended to convey the desires and visions of those jurisdictions. The level of specificity for approved uses, the number of uses required, and character standards are determined by each jurisdiction. The specific vision for each Mixed Use area can be found within information boxes that appear when the interactive Recommended Land Use Map is clicked. It is a recommendation of this comprehensive planning effort for each of those jurisdictions to examine the areas within their boundaries to appropriately update the zoning ordinances to effectively modify their regulatory tools to entice desired development.

Horizontal

A horizontal mixed use occupies larger land area and various uses are incorporated in low rise buildings where there is a cluster of mixed uses. An open area concept can also be incorporated to include permitted uses such as apartment buildings mixed with various retail/commercial uses in low rise buildings. Parking spaces for this type of use design are clustered together in a surface parking lot.

 

 

 

 

 

 

 

 

 

 

 

 

Vertical

A vertical mixed use consists of several stories and is typically more than three stories. Parking structures are located either in the basement or in a parking deck. Various uses occupy the upper stories and typically retail/commercial uses fill in the lower floor. Vertical mixed use is designed in places where the land area is restrictive to form a horizontal category of mixed use.

Land areas designated as commercial are recommended to be used primarily for commercial activities, providing goods and services to the area’s population. These areas are designated in locations with good levels of access to the transportation system, utilities and the residential areas they serve. The intensity and density of areas designated as commercial will vary, depending on its location within the county and the area which it is intended to serve, from smaller scale locations to larger nodes of development featuring a mixture of work and play uses, which could include sales, service, office or entertainment. Commercial land uses should be located within concentrated nodes, utilizing shared curb cuts and coordinated vehicular and pedestrian access. Development should also be oriented towards reducing additional trip generation between commercial uses, providing additional convenience for shoppers. Development or redevelopment within areas designated for commercial uses should be accomplished in such a way that enhances the viability, accessibility and connectivity with the surrounding land uses and be appropriate in scale within the sub area in which the commercial use is located. For instance, urban types of commercial development should generally focus on reuse of existing buildings, redevelopment of underutilized sites, proximity to on-street parking, access to multi-modal transportation and close proximity to other uses, while suburban types of commercial development should focus on centralized, cohesive planned development with access to nearby amenities and neighborhoods as well as shared parking facilities. There are three categories of commercial land uses within the county, Commercial Retail/Service, Commercial Office, and Rural Commercial. While they are all coded in the same manner on the Recommended Land Use Map, each category is different from one another.

Commercial Retail/Service

These areas are intended to accommodate retail service, and smaller scale office uses. Retail and service uses are enterprises which provide goods and/or services directly to the consumer, whose goods are available for immediate purchase and removal from the premises by the purchaser. Commercial retail and service activities can include entertainment uses. Office uses are establishments which are engaged in providing services to business establishments and citizens in an office setting. The size and scale of these types of uses will vary depending upon the location and the extent of the areas they service. Commercial retail, service, and office uses are compatible with one another and have the potential to be located within the same development.

 

Commercial Office

In certain instances, such as an office park or a medical campus, the dominant land use within a development and the surrounding areas should be commercial office. In these areas, retail or service uses can exist as small, non-primary uses located within an office structure or park, such as a coffee shop or deli. These smaller uses are intended to support the users of the office campus. There are currently two areas within the county that should be identified primarily for commercial office uses. Each of these areas are located within close proximity of the interstate and have exceptional access to the transportation system and public utilities. These areas include the following locations: (1) areas along Thomas More Parkway and Horsebranch Road in the Cities of Crestview Hills and Edgewood; and (2) the office park located along Crosby Parkway, Magellan Way and Howe Drive in the City of Covington. Development within these areas should be oriented at a scale which is consistent with the surrounding areas. The character of new development should also be consistent and compatible with that of the surrounding areas.

Rural Commercial

These areas are intended to provide goods, services, and activities oriented towards serving the rural population of the county. Many of these areas are located where rural commercial and/or service facilities currently exist. These uses should be oriented at a smaller, neighborhood scale and oriented along arterial roadways. Rural Commercial uses should typically be located in smaller nodes located in the rural sub area of the county.

The residential development land use categories are intended for a variety of residential uses at various densities. Residential densities referred to herein are calculated as “net residential densities” (net acre), meaning exclusive of land to be used for streets and other rights-of-way. It is not the intent of this Plan to promote development at the upper or lower end of the density ranges. The density of development permitted within a given residential zoning district of a zoning ordinance should be within the broad density ranges identified in this Plan.

A variety of residential densities is desirable throughout the County to accommodate all economic and social desires and capabilities. The density of undeveloped land should be evaluated by the nature and density of adjacent activities, the availability of community amenities and services, and its impact on the existing/recommended transportation network. Increases in density can also function as a transition between incompatible land uses. Multi-family residential development should be located near activity centers and major transportation ways. In areas where urban services cannot be economically provided, residential development should be at a very low density and rural in character.

When development concepts such as Cluster Type Development, Conservation Subdivision Design and Planned Unit Development are used, they should comply with the recommended densities in the Plan. Such concepts promote flexible and innovative design, make the best use of existing landforms, and preserve and integrate natural areas. The Housing Research Report refers to a complete description of the housing market of Kenton County, household characteristics, housing development, and the changing nature of the population that will influence the housing market in Kenton County.

This Plan recommends six residential density categories. They are:

  • 2.0 dwelling units per net acre and under
  • 2.1 – 4.0 dwelling units per net acre
  • 4.1 – 7.0 dwelling units per net acre
  • 7.1 – 14.0 dwelling units per net acre
  • 14.1 – 30.0 dwelling units per net acre
  • Over 30.0 dwelling units per net acre

The following is an overview of the recommendations for residential development included within the Land Use Plan Element. The residential plan proposals are described by category.

2.0 dwelling units per net acre and under

This category is recommended in areas that are not provided with, nor anticipated to have, the full range of urban services during the planning period, as well as areas where low density or estate residential development currently exists or is desired within the planning period.

2.1 – 4.0 dwelling units per net acre

This category is recommended for areas where low density detached single-family residential development exists or is desired. There is the possibility in this category for other housing types (attached single-family, two-family, etc.), especially through the use of Cluster, Conservation, and Planned Unit Development designs.

4.1 – 7.0 dwelling units per net acre

This category is recommended for areas where moderate density detached single-family residential development exists or is desired. There is also the possibility in this category for other housing types; specifically, attached single-family dwellings or two-family dwellings. The wide range of densities permitted in this category can offer greatly expanded housing choices in most jurisdictions.

7.1 – 14.0 dwelling units per net acre

This category is recommended for areas where higher density attached and detached single-family residential and multi-family residential developments exist or are desired. 

14.1 – 30.0 dwelling units per net acre

This category is recommended for areas where high density attached and detached single-family and multi-family residential developments exist or are desired.

Over 30.0 dwelling units per net acre

This category is recommended for areas where high rise or urban high density multi-family residential developments exist or are desired.

It is recommended that consideration be given in future updates to reducing the number of recommended residential land use categories in order to provide the flexibility to address market conditions and modify policy to appropriately guide the regulatory process. Additional discussion with the citizens, city and elected officials within Kenton County is necessary to evaluate the merits of this approach. This discussion should continue through the planning period and future updates to this plan should revisit this policy to determine if and when it should be implemented.

Community amenities can be tangible (physical buildings and places like parks or libraries) or intangible (things that are difficult to define, examples include pleasant views, hillsides, and water courses). Because of their nature, community amenities can sometimes be difficult to define from a recommended land use perspective. In general, community amenities improve the quality of life of residents by providing a use or service that increases an area’s attractiveness or value or contributes to the comfort or convenience of residents. Tangible community amenities include parks, hospitals, libraries, safety services such as police and fire stations, public and semi-public uses, such as schools and universities, and daycare facilities. These are all physical places that can enhance the well-being of individuals and also create a sense of identity within a community. Less tangible community amenities include well connected open spaces, hillsides, pleasant views, wooded areas, and water courses such as streams and rivers. These amenities are much more difficult to define on a recommended land use map because their value varies from person to person.

 

Not every community facility that exists will be captured on the recommended land use map within this category. A number of these uses are allowed in residential areas as conditional uses. In these instances, the community has determined that the use is essential or promotes the public health, safety or welfare in residential areas. Similar instances also occur in commercial and mixed-use areas as well.

Community amenities addressed within this Plan are limited to those that are tangible and have a physical presence. They include recreation and open space and other community facilities.

Recreation and Open Space

Included within the recreation and open space umbrella are public parks, public and private golf courses, private swim clubs, land that is owned by one of the County’s conservation districts and other areas identified by Cities during input meetings. A detailed description of parks and conservation properties is contained within the Environment Research Report.

In addition to the areas specifically identified on the recommended land use map, areas located adjacent to creeks and rivers or within floodplains can create opportunities for parks or other forms of recreation and open space. These areas, while not specifically identified on the recommended land use map, can provide both new park facilities and linkages between existing parks and open spaces.

Other Community Facilities

Community facilities encompass a wide array of resources dedicated to protecting and enhancing the daily lives of Kenton County residents. These assets range from schools and libraries to emergency services and health care. Each addresses a different need for residents such as education or safety and their presence in the community is vital to the area’s strength and economic competitiveness. As described in the Community Facility Research Report, the other community facilities recommended land use can include primary and secondary schools, other education facilities, fire stations, police stations, libraries, cemeteries, public utilities, hospitals, and places of worship. Other uses that were not described in the Community Facility Research Report that may be included in this recommended land use are municipal buildings, municipal maintenance garages, state and federal offices, the Kenton County Detention Center, and post offices.

The right-of-way designation is used to identify areas of the county that are currently occupied by an interstate highway or an arterial roadway that are not anticipated to be used for any other type of land use within the planning period. However, if a right-of-way is vacated and becomes usable for development, the adjacent recommended land uses on both sides of the right-of-way shall be extended to the center line of the vacated right-of-way and be established as the recommended land use for that area.

Land classified as railroad includes railroad rights-of-way and railroad yards. While there is no expectation that this land will be used for any other use during the planning period, if land classified as railroad does become available for development, the adjacent recommended land uses on both sides of the railroad right-of-way shall be extended to the center line of the vacated right-of-way and be established as the recommended land use for that area. Vacated railroad rights-of-way could also be considered for recreation and open space land uses in order to accommodate rails-to-trails or other active transportation opportunities.

Land classified as water includes all major bodies of water in Kenton County. If a body of water is proposed to be developed, the adjacent recommended land uses shall also be the recommended land use for the body of water.

Functional Classification

This Plan utilizes four major classifications for roadways:

 

Interstate

A limited access roadway designed for high speed and long distance (often inter-city or -state) travel. Examples of freeways in Kenton County include I-71/75, I-75, and I-275.

 

Arterial

A roadway designed to provide a high degree of mobility that also generally serves longer vehicular trips to, from, and within urban areas. The arterial system connects major land uses such as the Central Business District, industrial facilities, large urban and suburban commercial centers, major residential areas, and other key cultural amenities. These roadways lie mainly within the Urban/Suburban Focus Area and are often characterized by multiple lanes. Examples of arterials in Kenton County include but are not limited to; Dixie Highway, Turkeyfoot Road, Madison Pike, and Taylor Mill Road.

Collector

A roadway designed to gather traffic from numerous smaller local streets and deliver the traffic to and from arterial streets. Collector streets are predominantly two-lane roadways and are found throughout the county. Examples of arterials in Kenton County include but are not limited to; Decoursey Pike, Hands Pike, Amsterdam Road, and Madison Pike south of the Urban Service Boundary.

Local

A roadway designed to service residential land uses, often characterized by the provision of on-street parking within the Urban/Suburban Focus Area. These streets comprise almost two-thirds of the Kenton County road network. Local roads are maintained by the municipality in which the street is located and are not eligible for federal funds for improvements.

Functional Road Classification Change

The Recommended Land Use map includes a layer pertaining to desirable functional classification increases and decreases. These changes are of interest to their respective jurisdictions and should be considered as roadway classification is reviewed by classifying entities. The layer should be considered informational and not used for any purposes that would impact zoning or subdivision regulations.

Future Facilities

Programmed Realignments

The Recommended Land Use Map includes major roadway projects that are included in the OKI Transportation Improvement Program (TIP). The TIP is a register of projects that have been allocated funds for some portion of a project and are roadway projects that are the closest to being implemented. These projects are included in the plan as they will likely have some impact on the community within the planning horizon.

Proposed Connectivity

The Recommended Land Use Map includes longer-term roadway projects that represent desired connectivity but are not part of the 2014 Kenton County Transportation Plan. These facilities represent planning-level alignments for connectivity in a general area and should not be viewed as the engineered final version of the roadway. These facilities are long-term in nature and do not have funding available.

The Small Area Study land use category was a new land use designation that was introduced in the 2006 Comprehensive Plan Update. A Small Area Study provides more detail on elements like Mobility, Environment, and Community Facilities for very specific smaller area within the county. For example, an analysis of transportation within a small area study might include specific locations for transit stops, detailed cross-sections, or specific locations for pedestrian access while land use might indicate and recommend specific housing, commercial or office types, location and elements of urban design.

 

The small area study designation is therefore used to provide a level of planning more directly conducive to implementation because they have more specific and refined recommendations for future development. Small Area Studies are a comprehensive approach to planning at a “neighborhood” level. The intent of Small Area Studies is to take an in-depth look at various elements such as existing conditions, land use, and market potential.

One important feature that sets a small area planning process apart from comprehensive planning is public participation. Public input is more specific to the direct needs and desires for an area in which residents live, work and play. The attractiveness of these studies lies in the more personalized nature of the overall planning effort derived from the public input process focused on a small area. The small area studies methodology is an important planning tool that is recommended for future studies.

The methodology for the preparation of these studies follows the same level of public involvement as that of the Comprehensive Plan except at a smaller scale. Research on existing conditions is also pursued per the requirements of KRS 100 for comprehensive plans. The contents of the Small Area Study encompasses the elements that are listed as required by KRS 100 including a land use plan element, a transportation element and a community facilities element at a minimum. In addition, other elements such as historic preservation, natural resources, and regional impact are all analyzed and recommended, if applicable and plausible within the scope of the study. Due to the in-depth nature of these studies, in addition to these traditional comprehensive plan elements, a variety of elements, including site analysis, redevelopment concepts and sketches to illustrate the vision, are traditionally included.

The following studies have been adopted by the Kenton County Planning Commission as official sections of the Comprehensive Plan:

  1. South Banklick Small Area Study – 2006
  2. I-275/KY 16 Improvement Area Land Use Study – 2006
  3. Independence Small Area Study – 2007
  4. Linden Gateway Small Area Study – 2007
  5. Park Hills Dixie Study – 2010
  6. Crescent Springs Gateway Study – 2010
  7. Roebling point study – 2010
  8. Latonia Small Area Study – 2011
  9. Villa Hills Study – 2017

This comprehensive plan recommends a new policy for future small area studies. All the traditional elements required per KRS in the preparation of the Comprehensive Plan, including, but not limited to, land use, transportation, community facilities, natural resources and historic preservation, shall be incorporated in their entirety as part of the Comprehensive Plan, pursuant to the completion of the study. Any additional recommendations or concepts illustrating specific site or building design elements, if included in the study, shall only be used as a reference and in a conceptual capacity. These should clearly be identified in the study as an addendum and while they may be reference, should not be included as part of the Comprehensive Plan. These concepts are included in studies only to provide stakeholders an idea of possible development/redevelopment scenarios.

In addition, the small area studies typically have a life span of 10 years due to the applicability of the market information that they are based on. It is recommended that these studies be revisited every 10 years to update pertinent information, particularly community input on the vision that has been established. However, a cursory evaluation of studies every 5 years should be undertaken as part of the comprehensive planning process.

The need for a small area study is determined either during the preparation or update to the Comprehensive Plan or the sub area planning process. In certain instances, legislative bodies may also suggest a need for a study through the request for assistance program.

The Comprehensive Plan supports all plans and studies that are prepared with community input and seeks to set a unified vision for communities within Kenton County. Studies prepared by other agencies to plan for facilities such as water, sewer, schools and libraries may also be used as consideration for planning purposes.

The Developmentally Sensitive Area (DSA) designation is not intended, nor should it be construed to indicate, that property should not or cannot be developed. Its primary purpose is to identify areas that have one, or a combination of several, factors that may pose a problem during or after construction. Local land use regulations should be tailored to meet the specific needs and values of each jurisdiction. As development occurs on sites containing DSA, if possible, the most intense development and construction should occur on areas of the site that are not contained within the DSA. This will limit the overall impact on highly sensitive areas. If DSA exists between two incompatible land uses (i.e. industrial and residential), the DSA area or portions of it, should be considered for a natural separation between uses. The mapped DSA layer should be reviewed and updated during every 5-year plan update. The base data used to identify DSA area is subject to periodic updates and changes, so the DSA layer should be updated to reflect the most current data available.

Kenton County includes two distinct areas in terms of growth and infrastructure needs. The northern portion of the county includes urban, first ring and suburban areas with developed and developing areas in different intensities while the southern portion is predominantly rural with very low-density development. Infrastructure needs and the level of improvements in these two distinct areas are varied due to development patterns and lifestyle choices. The two areas generally intersect along Walton Nicholson Pike (KY 16) where urban type development is often located in close proximity to rural residents. Perspectives on growth in this area will continue to experience polarizing community desires between the need to develop and the need to keep the area rural.

 

Urban/Suburban Focus Area

The Urban/Suburban Focus Area, as designated on the Recommended Land Use Map, is that portion of Kenton County that can be economically provided with the full range of urban services during the planning period (primarily public water and centralized sanitary sewer facilities, inclusive of storm sewer facilities, adequate police and fire protection, street lighting, street cleaning, refuse collection and disposal, etc.). This policy is used as a guide to zoning and land use decisions, to direct development towards areas that have adequate service. In order for services to be provided efficiently and economically, it is essential that urban development be concentrated so as to take advantage of costly infrastructure, much of which is already in place. Such compact development also keeps down costs that are directly related to the distance that must be traveled by service personnel (i.e., time spent directly related to distance and use of personnel of services such as police and fire, waste collection, street maintenance and street cleaning, school buses, etc.).

The area included within the Urban/Suburban Focus Area includes the northern section of Kenton County (generally north of KY 16), and a small area in southwestern Kenton County adjacent to the City of Walton. Walton Nicholson Pike/Taylor Mill Road (KY 16) generally forms the drainage boundary between the Banklick Creek Drainage Area (an area that flows north by gravity, eliminating need for excessive pumping), and the Upper Licking River Drainage Area which flows generally south from KY 16. The Urban/Suburban Focus Area includes most of that part of Kenton County already developed in an urban fashion and at urban-like densities. It also includes many areas which are currently undeveloped, but which are expected to be developing at urban densities during the planning period.

Rural Focus Area

The Rural Focus Area is that portion of Kenton County where efforts should be focused on promoting the rural heritage of southern Kenton County, encouraging agricultural and related purposes, ensuring the provision of adequate rural infrastructure, such as public water for consumption and fire protection, and providing limited rural residential development with small-scale services in close proximity to serve the needs of residents. Small scale services are defined as those that only serve the residents in the immediate vicinity. Many changes have occurred in the area including the extension of public water and additional development around the City of Walton and specific corridors such as Green Road since the Comprehensive Plan was readopted in 2011. However, public engagement efforts including public meetings, a community-wide survey and focus group meetings indicate that there is a very strong desire to preserve the rural character of this portion of the county during the planning period.

The area included within the Rural Focus Area includes the southern section of Kenton County (generally south of KY 16. For specific boundaries see Recommended Land Use Map), primarily the unincorporated area. The area is still predominantly rural in nature with large scale agricultural operations, small scale family farms, families moving to the area to experience a rural lifestyle, and families passing on farms from generation to generation. Some families have been in residence in Southern Kenton County for more than 150 years. The changing nature of rural areas and the agriculture industry necessitates the need for improved rural infrastructure in terms of well-maintained roads that can accommodate farm vehicles and school buses, public water to serve the needs of residents, technology to accommodate internet and cell-service and improved regulations that can accommodate agritourism.

Improved infrastructure and services have the ability to attract growth. Strong land use policies are in turn needed to protect the rural nature of Southern Kenton County. Any residential or commercial development that occurs in this portion of the county should be rural in nature at very low densities. Programs should be developed that highlight and preserve the rural heritage of southern Kenton County such as farm tours and barn preservation programs, zoning regulations should be re-evaluated to promote newer concepts of agritourism, roadways, water and telecommunication infrastructure should be improved to the extent that is needed to serve the needs of residents without adversely impacting the rural nature of the community.

Community Services Areas (CSAs) are identified in the suburban and rural sub areas of the county. The intent and purpose of a CSA is to focus new commercial development into areas with existing commercial, public or semi-public land uses which can provide, or be expanded to provide, convenience goods and services to a growing population within the surrounding areas. While some CSAs may have existing residential densities in the surrounding areas needed to support the non-residential uses, others may need the development of a residential component or increased density to support services. CSAs are intended to function as activity centers for the County which provide services in close proximity to residential uses and discourage commercial development in a linear manner along major transportation corridors. The scale and scope of each Community Service Area varies, ranging from smaller scale which provides goods and services to the surrounding neighborhoods or rural areas, up to larger scale development areas which serve multiple communities. The general intent of a CSA is also to promote increased connectivity between and within developments, although the scope varies dependent on location within the County. Each CSA is identified with a circle on the Recommended Land Use Map. These circles are not intended to be a set boundary but rather a general area for the location of commercial or mixed-use development. The boundary of each CSA is dependent upon the size, scale, and types of uses envisioned for that area. The following criteria should be considered while evaluating developments within CSAs–

  1. They should be located immediately adjacent or in close proximity to existing commercial or public or semi-public land uses;
  2. They should improve or preserve connectivity with existing developments;
  3. They should provide services that could benefit either existing or new residential if proposed.

These are also areas that should be proactively assessed for future infrastructure needs and other incentives to promote the type of development desired.

Suburban CSAs

All CSAs in the suburban sub area are located along major arterials which currently contain, or are located near, other services and facilities necessary to support increased residential density. These services and facilities include fire stations, libraries, and parks. It is the intent of these areas to establish locations for concentrated nodes of commercial development which provide goods and services for the surrounding residential areas. Concentrating commercial uses and public/semi-public uses together will create a sense of identity for these areas and avert negative effects caused by dispersal of commercial land uses along these travel corridors. Development or redevelopment within these areas should be complimentary and compatible with surrounding land uses. Greater residential density should also be encouraged in and around these areas to provide a critical mass to support business within a CSA, to reduce trip distances, and to promote alternate form of transportation (e.g. pedestrian and/or bicycle). 

There are five locations on the recommended land use map that are identified as CSAs within the suburban sub area of the county. A detailed description of the existing conditions of each CSA along with recommendations for future development or redevelopment can be found below:

Hands Pike at Kentucky State Route 17 

This area is intended to serve existing and future residential areas along Hands Pike, Wayman Branch Road, and Old Madison Pike as well as automotive traffic moving along Kentucky State Route 17. Existing development forms within this area includes smaller commercial retail/service and office uses, single-family residential dwellings and vacant land. There is no internal or external pedestrian access within the CSA or to surrounding residential areas it is intended to serve. New development or redevelopment within the area should be oriented at a smaller, neighborhood scale and clustered near existing commercial. Currently, commercial uses are limited in this area. Additional residential development is essential for growth of commercial uses and the establishment of this area as a destination. Increased pedestrian access to the area should also be encouraged within the CSA and to the surrounding residential areas.

Hands Pike at Kentucky State Route 16

This area is intended to serve existing and future growth of the surrounding residential areas as well as vehicular traffic moving along State Route 16. Existing commercial development is smaller scale and clustered along the east side of State Route 16. This intersection has been realigned since the 2006 Area-wide Comprehensive Plan which has enhanced accessibility of this area as a service area particularly to adjacent parcels of vacant land. State Route 16 has also widened to accommodate additional lanes of vehicular traffic as well as a dedicated bicycle lane. New sidewalks were also constructed within the CSA along State Route 16 and Hands Pike. The combination of Calvary Christian Church, the commercial establishments, and the residential development at this intersection make the beginnings of a destination. To enhance a sense of place and to produce a more cohesive environment, new development should be oriented at a smaller, neighborhood scale and clustered near the intersection and existing commercial uses. Strong connectivity should exist between commercial uses and connecting the commercial uses to the surrounding residential development. The intensity and density of new commercial uses should be compatible with existing commercial uses. All new residential uses within the area should be moderate to high density. Additional pedestrian and bicycle mobility infrastructure should be encouraged to promote better connectivity of the surrounding residential areas.

Cox Road and Kentucky State Route 16

Residential growth has occurred in the vicinity of this area and is anticipated to continue. This area is primarily built out with only a few parcels available for new development. Much of the existing commercial development is older and offers a very high potential for redevelopment. The existing character and form of the area is auto-oriented. There are no alternative mobility options, such as sidewalk or dedicated bicycle lanes, within the area or to the residential neighborhoods it serves. New development or redevelopment within this area should be clustered near existing commercial areas. Mixed use development opportunities could include commercial, office, and residential uses. Moderate to high density residential development should be encouraged within the immediate areas surrounding the intersection. Increased mobility options should be encouraged to improve connectivity within and to the surrounding residential areas. In order for this area to be encouraged for redevelopment additional resources through careful planning and incentives will need to be considered.

KY 536 & 1303

This area is currently undeveloped and occupied by mostly agricultural and rural land. The peripheral areas surrounding this intersection have experienced significant residential growth over the past 20 years. This area is currently only accessible by automobile with no sidewalk or other means of mobility. Future improvements to State Route 536 include widening and the provision of dedicated pedestrian and bicycle systems from the County line to KY 17. In the future it is envisioned that improvements to KY 536 will extend to the Campbell County line and provide the much needed east-west connectivity between Boone, Kenton and Campbell Counties. This improved roadway will provide an increased development opportunity for this area to accommodate mixed-uses including industrial, residential, office, and commercial. New development should be designed to promote good connectivity between uses within the development as well as to surrounding residential areas. Moderate to high density residential development within the area and those surrounding the intersection are critical to the viability of the mixed-use concept for this service area. Additional planning for infrastructure and incentives are needed to promote this area as a true mixed use and should be encouraged.

Richardson Road and KY 1303

This area currently features a node of commercial uses clustered along the north side of Richardson Road near the intersection. The character of the area is primarily auto-oriented with low to moderate alternative mobility options such as pedestrian or bicycle. The area is located within close proximity to a mixture of low to high density residential development. All new development or redevelopment within the area should be clustered near existing commercial uses.

Increased connectivity, using a variety of modes to the surrounding residential areas, should also be encouraged.

Rural CSAs

All CSAs in the rural sub area are located along arterial roadways at key intersections in the rural areas of the county. While some of these areas do not currently contain a commercial component, it is envisioned that as rural residential development continues to occur in the surrounding areas, these locations could support future commercial uses. Most of these areas are mostly remote rural areas which do not feature any dedicated pedestrian or bicycle facilities. However, low vehicular traffic levels allow the existing roadway infrastructure to provide some level of alternative mobility options.

There are five locations on the recommended land use map that are identified within the rural sub area of the county. These areas are located at the intersection of State Road 177 and 536, 177 and Kenton Station, 177 and State Road 14, State Road 17 and 16 and State Road 17 and 14. The scope and scale of commercial development within these areas should be oriented towards serving retail and service needs of the surrounding rural area and may include office uses of very low intensity. The scale of development should be small, neighborhood oriented and consistent with the existing character and form within the area.

The rural CSA located at KY 17 and KY 16 is in an area that is partially within the Urban/Suburban Focus Area and partially within the Rural Focus Area. This CSA contains a variety of smaller scale commercial uses, along with a handful of public/semi-public uses oriented towards serving the surrounding low-density residential areas as well as the rural communities in the southern portion of the county. This area is primarily auto-oriented within limited mobility options to the areas it is intended to serve. Future development should be located on the north side of State Route 16 and extend to approximately where Joseph E. Schmiade Road intersects with State Route 17. Commercial development within this area should be small scale and complement the low-intensity nature of the area as it currently exists. With the widening of KY 536 and existing large scale development located less than 1.5 miles north of this CSA, it is anticipated that any large scale commercial development will occur north of this area. Increased mobility options as well as moderate density residential development should be encouraged within the area.

Areas classified as Agricultural and Rural Conservation represent lands recommended for the least amount of development in the county. These areas are typically consistent with floodplain locations and other areas where development would be challenging because of the existing natural features of the land. While construction of new single-family residential and agricultural support structures is permitted within this area, the designation is intended to promote the retention and preservation of natural features and open space. These features may include natural areas such as wetlands, woodlands, meadows, lakes/ponds, and stream corridors. Active agricultural and agritourism enterprises are also appropriate for this area.

Any new residential uses should be of a lower intensity than even the Agricultural and Rural Use or less than 1 dwelling unit per net acre. New construction should preserve natural site features and minimize environmental impact.

These areas are ideal for conservation and mitigation initiatives as they are environmentally sensitive.

Areas classified as River Recreation are intended to provide land for public or private recreation uses. Uses such as campgrounds, parks, event centers, recreational river access, fishing, or other recreational activities are appropriate for this area.

Areas classified as Natural View Conservation are locations that have unique aesthetic elements or those that contribute to the overall character of the community. Any development in these areas should promote the retention of natural views of these areas. Viewsheds enhance property values, contribute to the economy, and may serve as the part of the foundation of a community’s identity.