410 Land Use Trends Comprehensive Plan Section 410

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1 Comprehensive Plan Section 410 In order to plan future land use, we must know how the land is used today. This section includes the following: Definition of analyzed land-use categories Summary of Daviess County existing land use Local land use vs. land use in other communities Land-use trends in Daviess County LAND USE CATEGORIES Because zoning regulations are the primary tool used to implement a land-use plan, it is useful to establish a close relationship between the way land is used and the way it is zoned. Therefore, we have established categories of land use that are closely associated with the major zoning classifications used in Daviess County since Major bodies of WATER (rivers and lakes) have been subtracted from the total area of Daviess County to give a LAND area total. This resulting land is divided into 5 developed and 3 undeveloped use categories, which are described below. URBAN DEVELOPED LAND USES: Residential uses include lots occupied principally by dwelling units, including dwellings containing home occupations; and one acre for each dwelling unit on farms 10 acres or larger in size. Professional/Service uses include offices, parks, institutional buildings, or other places where people assemble for professional, medical, clerical, recreational, religious, cultural or similar purposes. Business uses include retail stores, shops, restaurants, hotels or other commercial places where merchandise is displayed for sale or rent; or where people assemble for entertainment, amusement, eating, drinking, or transient lodging; or where personal services or minor automobile or truck services occur. Industrial uses include warehouses, machine shops, factories, industrial yards or other places where goods are manufactured, processed, or stored in bulk; or freight yards, utility substations or other places associated with transportation, communications, or utilities; or places where major automobile or truck services occur. Utility easements are categorized by the principal use of the property through which they cross. Street/Rail uses include rights-of-way for streets, roads, highways and railroads. UNDEVELOPED LAND USES: Vacant uses include lots or tracts with some, if not all, urban services readily available or planned, but currently without buildings or active uses. Agricultural uses include all undeveloped land that is not vacant or zoned for coal mining, whether in crops, pasture, woods, etc. Mining uses include areas zoned for coal mining. EXISTING LAND USE SUMMARY 8/15/2005 Section 490 contains detailed tables of 2005 land-use data at various levels -- neighborhood, planning area, subarea, and census tract -- as well as an explanation of the methods used to calculate land uses in each category of use. Below is an analysis of the significant aspects of land use in Daviess County in LAND USE OF PRIMARY PLANNING AREAS The primary areas studied in this plan were established in Community Directions. Daviess County is divided into two principal areas for land-use planning and regulation: the Urban Service Area, which includes Owensboro, and the Rural Service Area, the remainder of Daviess County. The Urban Built-up Area, which is the most densely urbanized portion of the Urban Service Area, is another primary area for planning purposes. Daviess County (DC) Daviess County is 476 square miles in area, with almost 15 square miles covered by the Ohio and Green rivers and other major water bodies. The remaining 461 square miles of land were used as follows: 2/28/1999 8/15/2005 Daviess County Miles Percent Miles Percent Land Use % % Agricultural % % Residential % % Coal Mining % % Industrial % % Prof/Service % % Vacant/Street/Rail % % Business Exhibit 411-T1 below shows the amount of these land uses in Daviess County. Over one-half of all developed land is occupied by residential use; streets, roads or railroads cover one-fifth; with the remaining developed land a mixture of professional/service, business and industrial uses. Exhibit 411-T1: Daviess County Land Use, 8/15/2005 Land Use Acres Distribution Ac/1000 All Land 295, % Persons Urban Developed 47, % 100.0% Residential 26, % Prof/Service 5, % 58.1 Business 1, % 14.0 Industrial 6, % 69.4 Street/Rail 7, % Undeveloped 247, % P B Vacant 4, % Agricultural 228, % Coal Mining 15, % * Acreage per thousand is calculated using the KY State Date Center population estimate July 1, 2004 of 92,587. Overall land uses have remained fairly consistent with a slight decline in coal mining acres as mined and reclaimed lands revert to agricultural use. There has been a significant increase in residential use county-wide with an increase from 8.1% to 9.0% of the total county land use. This percentage includes agriculturally zoned property that has been converted to I S R

2 residential lots of under 10 acres. It does not include those lots that are deemed to be agricultural divisions of 10 acres or greater that are often used for residential purposes. Urban Service Area (USA) The Urban Service Area surrounding Owensboro is 71.4 square miles in area, 4.2 of which is covered by the Ohio River and a few other large water bodies. The remaining 67.2 square miles of land were used as follows: 2/28/1999 8/15/2005 USA Miles Percent Miles Percent Land Use % % Agricultural % % Residential % % Industrial % % Prof/Service % % Vacant/Street/Rail % % Coal Mining % % Business As anticipated, the percentage of professional/service and business land uses increased within the Urban Service Area, while agricultural and coal mining uses declined. Industrial land use also declined slightly from 1999 recorded acreage. Residential uses within the Urban Service Area have increased from 17.8 % in 1999 to 19.2% in About 44% of all urban developed land within the Urban Service Area is residential in use. Business and Professional/Service uses combined make up over 20% of the urban developed area within the Urban Service Area. Exhibit 412-T1: Urban Service Area Land Use, 8/15/2005 Land Use Acres Distribution Ac/1000 All Land 43, % Persons Urban Developed 18, % 100.0% Residential 8, % 44.0% Prof/Service 3, % 16.1% 45.2 Business 1, % 5.7% 16.0 Industrial 3, % 18.6% 52.3 Street/Rail 2, % 15.7% Undeveloped 24, % Vacant 2, % Agricultural 20, % Coal Mining % S P B I R 2/28/1999 8/15/2005 RSA Miles Percent Miles Percent Land Use % % Agricultural % % Residential % % Coal Mining % % Industrial % % Prof/Service % % Vacant/Street Rail % % Business Again, we see an increase in residential uses as agricultural properties are divided to create residential building lots in the rural service area. Residential land use in the Rural Service Area increased from 6.4 % in 1999 to 7.3% in These figures do not include those divisions that are 10 acres or more in size, which may be used for residential purposes. Exhibit 412-T2 shows amounts for the various types of land uses in the RSA. Developed uses cover over 11% of the land in the RSA. Of the developed acres in the RSA, approximately 64.1% are residential; 16.6% are streets, roads or railroads; 10.2% are industrial; and professional/service and business uses together use 8.3% of all developed acres in the RSA. Exhibit 412-T2: Rural Service Area Land Use, 8/15/2005 Land Use Acres Distribution Ac/1000 All Land 252, % Persons Urban Developed 28, % 100.0% Residential 18, % 64.1% Prof/Service 2, % 8.2% 91.3 Business % 0.1% 8.8 Industrial 2, % 10.2% Street/Rail 4, % 16.6% Undeveloped 223, % I P B Vacant 2, % Agricultural 207, % S R Coal Mining 14, % * Acreage per thousand calculated using % of estimated KY State Data Center estimate July 1, 2004 located within RSA. (38%). * Acreage per thousand calculated using % of estimated KY State Data Center estimate July 1, 2004 located within USA. (72%). Rural Service Area (RSA) The Rural Service Area is 405 square miles in area, 10.6 of which is covered by large water bodies. The remaining 394 square miles of land were used as follows:

3 Exhibit 413-M1: 2006 Existing Land Use

4 Exhibit 414-G1: Daviess, USA, RSA Land Use, 8/15/2005 Urban Service Area Land 54% 2% Developed Uses Agricultural/ Vacant Coal Mining (Zones) 44% Rural Service Area Land 6% 83% 11% Developed Uses Agricultural/ Vacant Coal Mining (Zones) Daviess County Total Land 5% 79% 16% Developed Uses Agricultural/ Vacant Coal Mining (Zones) Urban Built-up Area (UBA) The Urban Built-up Area (UBA) comprises three planning areas: Urban Central (UC), Urban Belt (UB), and Urban Growth. The mixture of urban land uses within the UBA is expected to represent the range of uses that, in the future, will expand into undeveloped parts of the Urban Service Area. The UBA boundary is shown on Exhibit 416-M1. The Urban Built-up Area is 41.8 square miles in area, 3.2 of which is under bodies of water. The remaining 38.6 square miles of land was used as follows: 2/28/1999 8/15/2005 Miles Percent Miles Percent Use % % Agricultural % % Residential % % Industrial % % Street/Rail % % Prof/Service % % Vacant % % Business RECENT LAND-USE TRENDS IN DAVIESS COUNTY Community Directions, the 1978 comprehensive plan, established the Urban and Rural service areas of Daviess County. The land use plan of that document further divided the USA and RSA into secondary areas for the purposes of recommending the types and timing of urban development appropriate for each area. Subsequently, zoning and subdivision regulations were drafted to implement the development policies recommended by the plan. In 1988, a secondary set of planning areas were established for reviewing past changes and in making future proposals for land use in Daviess County. Those areas are defined as follows and delineated in Exhibit 416-Ml. SECONDARY PLANNING AREAS Urban Central (UC) This portion of the USA has the highest density of all forms of urban development, containing the Central Business District and inner-city residential areas. The UC has been the subject of various revitalization strategies since the early 1960s. Urban Belt (UB) This urban portion of the USA covers the area beyond the Urban Central area but inside the Wendell Ford Expressway. The UB is distinguished by arterial commercial corridors and residential subdivisions developed generally since the 1940s. Urban Growth (UG) These portions of the USA are the principal areas of Daviess County undergoing urbanization. The UG contains areas of the USA outside the Ford Expressway to the northwest (Lakewood, Audubon Acres, Owensboro Riverport, etc.); to the south (from the Regional Airport, through Towne, to Landsdowne); and to the east (the US 60 East corridor to W R Grace, and the KY 54 corridor to Countryside). The UG has the potential for development densities similar to the Urban Belt as near-term planned sewer extensions are implemented. Urban Built-up Area (UBA) The three areas defined above -- Urban Central, Urban Belt and Urban Growth -- together, make up the Urban Built-up Area.

5 Urban Future (UF) These generally rural portions of the USA are located on the western, northeastern, and southeastern edges of the USA. Dense urban development can occur in these areas once longer-term planned sewer expansions are implemented. Residential (Res) Nonresidential (NonRes, includes Street/Rail) Vacant/Agricultural Coal Mining Rural Preference (RPu and RPr) There are two parts to the RP. The first comprises fringe portions of the USA, which are located along the Ohio River and Panther Creek, are flood-prone, and generally are not suitable for urban development. These USA fringe areas are designated RPu (the "u" suffix representing "in the USA"). The second part of the RP is the portion of the RSA that rings the USA (the RPr). In Community Directions this area was called the "Preferred Agricultural Area," to be retained primarily for agricultural and other rural uses. It was considered to have potential for urban growth only if a broad range of urban services became available in the area; however, the comprehensive plan has not recommended such services. Since 1981, larger-lot subdivision development has been allowed within both the RPu and the RPr, and has been required to include improvements to water supply and fire hydrants. IMPORTANT NOTE: The basis for land-use data in this section for the RPr and the RM (described below) are approximations because data were not initially aggregated within the actual boundaries of these areas. Refer to Exhibit 416-M1 for the differences between the actual boundaries and the data boundaries. Rural Maintenance (RM) This portion of the RSA includes the outermost fringes of Daviess County, recommended for maintenance of agricultural and compatible rural uses, with no urban development. Effective April 1, 1998, multi-lot subdivisions within the Rural Maintenance Area have been subject to the same fire protection requirements as the Rural Preference Area. Rural Communities (RComs) These areas are small historical urban concentrations scattered across the RSA. Growth areas have been delineated surrounding each of these RComs, and are recommended to be the locations for any urban development that might occur in the RSA. IMPORTANT NOTE: Detailed land-use data for the RComs are generally not segregated from the RPr or RM areas surrounding the RComs because of resource constraints. Therefore, data for the RComs are usually included in data for the RPr and RM, and the boundaries of the RComs are not delineated on Exhibit 416- M1 GEOGRAPHIC SECTORS In section 210 (Population Trends) population data for the county are divided into 7 sectors so the geographic distribution of population data can be reviewed. The same is done with land use data in this section. LAND USE CATEGORIES FOR TRENDS ANALYSIS We group land uses into the following categories for comparison of 1999 and 2005 data:

6 Geographic Sectors Exhibit 416-M1: Planning Area Boundaries

7 Exhibit 417-TG1: Residential Acres Change by Geographic Sector Geographic Sector RES Acres 1999* RES Acres 2005** Change DAVIESS TOTALS 23,790 26,643 2,853 Urban Service Area Total: A Inside Beltline USA Outside Beltline: B USA - East C USA - South D USA - West 7,647 8, ,383 3, ,264 4, ,409 2, ,099 1, Rural Service Area: 16,143 18,408 2,265 E RSA - West 3,547 4, F RSA - South 3,310 3, G RSA - East 9,286 10,300 1,014 * OMPC 2/28/1999. **OMPC 8/15/2005 %Sector %Total , growth, outpacing Sector C, the southern suburban sector (48 acres). Sector B includes the KY 54 Corridor. Urban vs. Rural Residential Subdivision Trends Subdivision of residential lots in rural areas consumes more farmland per lot than in urban areas. Exhibit 417-G2 shows the distribution of the increase in residential lots and their acreage since Note that 61% of the increase in lots was in the USA. But, these lots only used 25% of the acres developed for residential lots. Conversely, 39% of the lot increase was in the RSA, requiring 75% of the acres developed for residential lots. Exhibit 417-G2: Distribution of Daviess Residential Lots, Acres Distribution of Residential Lots in Daviess County RSA Rural Maintenance 27% RSA Rural Preference 12% USA Inside Bypass 12% USA Outside Bypass 49% Distribution of Residential Acres in Daviess County USA Inside Bypass 4% USA Outside Bypass 21% RSA Rural Maintenance 56% RSA Rural Preference 19% RESIDENTIAL USE TRENDS Between February 1999 and August 2005, Daviess County gained 2,853 acres of residential land use, an increase of 11.9%. The Urban Service Area gained 588 acres (20.6%) of the total, while the Rural Service Area gained 2,265 acres (79.4%). Geographic Sectors Exhibit 417-TG1 shows the relative change in residential acres from 1999 to 2005 by the same geographic sectors reviewed in the Population Trends section (210). The eastern part of the RSA (Sector G) gained 1,104 residential acres, substantially more than any other sector. This is 35.5% of the total and continues the trend from the period. The area inside the beltline (Sector A) gained only 15 residential acres, the least gain of all the sectors in acreage. Sector B, the eastern suburban area (316 acres, 13% increase) and Sector D, the western suburban area (235 acres, 31 % increase) each saw significant residential

8 Exhibit 418-TG1: Residential Acres Change by Planning Area Planning Area RES RES %Area Acres Acres 2005 %Total 1999* 2005** Change DAVIESS TOTALS 23,790 26,643 2, Urban Service Area: 7,647 8, UC ,047 1, Urban Central -0.3 UB 1.0 2,336 2, Urban Belt 0.9 UG ,737 3, Urban Growth 11.0 UF 1,362 1, Urban Future RPu Rural Preference USA Rural Service Area: 16,143 18,408 2,265 RPr Rural Preference RSA 4,803 5, RM Rural Maintenance 11,340 13,239 1,899 * OMPC 2/28/1999. **OMPC 8/15/2005 RM RPr RPr RPu RPu UF UG UC UG UB RPu RM Residential Trends by Planning Area We now review the secondary planning areas defined at the beginning of this section. Between 1999 and 2005, the amount of Daviess County land dedicated to residential uses increased 12% while the population increased only 5% from 1990 to The Urban Growth and Urban Future Planning Areas experienced the most residential growth between 1999 within the Urban Service Area. The most significant increase in residential growth occurred in the Rural Maintenance Plan area, where approximately 84% of the residential growth occurred. This continues the trend of the creation of lots for residential use in areas primarily identified as agricultural areas Subdivision Activity by Planning Area UG UF UF RPr RM 5 MI 8 km Exhibit 418-T1 confirms the tendency towards lower population densities and larger lot sizes in rural areas. 9,615 lots smaller than 10 acres each were created in residential, manufactured-housingpark (MHP), and agricultural zones from January 1980 to August 2005,. The average lot size generally increased with the distance from the Urban Central area of Owensboro. The average by area ranged from 0.4 acres in the Urban Belt to 2.8 acres in the Rural Maintenance. Exhibit 418-T1: Residential Lots Subdivided, 1/1/1980-8/15/2005 Plng Area NEW RESIDENTIAL LOTS Number of new lots under 10 acres each Rural Zones Urban Zones Total DC 3,016 6,599 9,615 USA 87 5,752 5,839 UBA 25 4,853 4,878 RSA 2, ,776 UC UB 0 1,233 1,233 UG 25 3,699 3,724 UF RPu RPr ,176 RM 2, ,600 Plng Area SUBDIVIDED ACRES Total acres of new subdivision lots Rural Zones Urban Zones Total DC 9,266 3,922 13,188 USA 549 2,700 3,249 UBA 156 2,297 2,453 RSA 8,717 1,222 9,939 UC UB UG 184 1,778 1,962 UF RPu RPr 1, ,535 RM 6, ,404 AVERAGE LOT SIZE (ACRES) Average size of new lots created Rural Zones Urban Zones Total DC USA UBA RSA UC UB UG UF RPu RPr RM Rural Zones = A-R. Urban Zones = A-U, Res, MHP. Most zones for residential use in the Urban Service Area are listed in the Urban Zones category. The average size for new lots in Urban Zones in both the Urban Built-up and full Urban

9 Service areas has been 0.5 acres. Residential-use Urban Zones in the RSA are located in the Rural Communities and small concentrations scattered throughout the rural area. In these areas, the average size of new lots in Urban Zones has been 1.4 acres. In the Rural Preference part of the RSA, the average size of new lots in Urban Zones has been 1.1 acre, while in the Rural Maintenance it has been 2.1 acres, almost twice as large. The Rural Zones category is essentially the A-R Rural Agriculture zone. The A-R zone is the primary zone of the Rural Service Area outside of the defined Rural Communities. In the RSA, the average size of new lots in Rural Zones has been 3.1 acres. In the Rural Preference part of the RSA, the average size of new lots in Rural Zones has been 3.1 acres, which, surprisingly, is slightly larger than the 2.9 acre average in the Rural Maintenance. Flood-prone and farming fringes of the USA are also zoned A-R. The 87 lots that have been created in Rural Zones in the USA over 25 years have averaged 6.3 acres in size. Some of these lots may have been created for non-residential uses that are permitted in A-R zones, or they may have been rezoned subsequently to other non-residential zones (B-4, I-1, etc.). NONRESIDENTIAL USE TRENDS The following exhibit shows changes in nonresidential developed land uses in Daviess County between February 28, 1999 and August 15, During that time period, the figures show an increase of 340 acres to 22,469 acres, a change of only 1.5%. Exhibit 419-T1: Non-residential uses change by sector 2005 NonRes Acres Change Acres % % of DC Change DC 22, % 100% USA 11, % 81% UBA 9, % 24% RSA 11, % 19% UC 1, % 3% UB 2, % 10% UG 4, % 46% UF 1, % 1% RPu % 21% RPr 2, % 7% RM 8, % 12% A 4, % 16% B 2, % 14% C 2, % 29% D 1, % 22% E 4, % 2% F 1, % 9% G 4, % 8% The largest gain in non residential use has occurred in the Rural Preference Planning Area within the Urban Service Area with a 13% increase. This area accounts for about 21% of the total increase in nonresidential uses in Daviess County. The Urban Service Area accounts for 81% of the increased nonresidential acreage in Daviess County, while the Rural Service Area contributed 19% of the change in acreage. The largest acreage change in nonresidential use occurred within the Urban Growth Planning Area with 156 acres, representing 46% of all Daviess County s increase during the period. The Urban Service Area south and the Urban Service Area east both showed significant gains in nonresidential acreage primarily as a result of several large shopping center developments occurring in these sectors. The previous update to the Comprehensive Plan concluded that the change between 1988 and 1999 in nonresidential acres appear to be spreading outward from the urban core of Daviess County. Non-residential uses appear to be spreading further outward from the urban core of Daviess County toward and into the Rural Service Area. However, the previous update noted incompatibility of the data of 1988 and that of 1999 due to different sources of the data. The time period between 1999 and 2005 seems to be more valid as it adds actual zoned acreages to the base acreage established by the 1999 data and records actual change in nonresidential use. We can conclude that the change in nonresidential use is concentrated within the Urban Service Area, with only 19% of the change occurring within the Rural Service Area. Of the additional 340 nonresidential acres added to Daviess County developed area in this time period, only 67 or 20% were industrial acres. The Urban Service Area lost a net 3 industrial acres, while the Rural Service Area gained a net 70 acres of industrial use. The number of acres zoned for non-residential use has been added to the base acreage established in the previous 2001 Comprehensive Plan for the purposes of this analysis.