2016 Survey

2016 Survey Results Presentation

Analysis by
Dr. Lori Garkovich
Dept. of Community and Leadership Development



Why a 2016 Survey?          

The 2016 survey is a follow up to the 2014 survey in which the South Kenton community established it’s vision for growth and preservation of our rural agricultural character.  Volunteers have prepared 3,678 surveys to be mailed to all residents and landowners in the unincorporated, rural identified area in the Direction 2030, comprehensive plan.  (See map on our home page.)

Surveys may be mailed back using the free postage return envelop to Dr. Lori Garkovich. Her team will analyze the data and report results back to us. We expect to be able to share these results in late April.

We are asking for only one response per household. This is a survey that is being used by YOUR community and all opinions are valued!

Frequently Asked Questions about Zoning Options
The zoning committee of the South Kenton County Citizen Group is using the 2016 survey to get direction from the residents and landowners of the south Kenton area about the desire for any changes in present zoning regulations or policies as it pertains to residential, commercial or industrial zoning. We used results of the 2014 survey and recommendations of the Direction 2030 comprehensive plan to guide our research and the options that we are presenting for residential zoning.

Recommendation 1 of Direction 2030 states: 
Align current policies and regulations to highlight and preserve the rural heritage of southern Kenton County.

Within that recommendation is this task:
Develop model zoning regulations, based on the overall community value, that appropriately balance the need for growth and preservation in southern Kenton County.

If the data from the 2016 survey shows that people are happy with the present 1 acre residential zoning, that is what we will support. We want to reflect the desires of the community.

The information below is the rationale for why we are presenting two other zoning options with larger lots on the 2016 survey. We hope this information will give you more background information than we could include on the survey due to size limitations.

Please email Kathy Donohoue with any unanswered questions.

question mark Why should we consider a change in residential zoning?
In the 2014 S. Kenton survey, 90% (900 people) said they wanted our community to maintain it’s rural character.  Present zoning allows homes to be built on 1 acre lots. This means that a 75 acre tract of land could have close to 50 homes on it.  This would be  similar to development in a suburban area.  South Kenton County Citizen Group wants to know if people are satisfied with 1 acre minimum zoning or would like to see a change in zoning to require policies with lower density in residential housing.

question mark What benefits could low density zoning offer?
South Kenton is not likely to have sewer systems and storm drains for a long time.  Homes with septic systems usually need at least 1 acre but can require more depending on the soil and terrain. If a septic system fails and lines need to be replaced, having larger lots allows for new lines without the expense of digging up the old lines. Once lines are approved and in place it is up to the  homeowner to monitor and repair any failures.

Traditional housing developments mean lots of rooftops, concrete driveways and roads that will need to shed water. (Rainfall that could usually soak into the ground.)  Trees and vegetation are natural filters for pollutants. Watersheds and underground aquifers provide the lifeblood of agriculture. Keeping trees, vegetation and working with the natural terrain minimizes run-off. Less dense housing developments translates into less disturbance of landscape, trees and vegetation.

A high rise in population creates issues for increased traffic on rural roads, increased needs for police, fire and schools and demand on county revenues to meet those needs.

question mark If we change the zoning, will that mean land value will decrease for those who want to sell their land?

Research by the SKCCG zoning committee leads us to believe that marketing our area as a place for those who want peace, quiet and some elbow room could be a plus for those who want to sell their land. Historically, south Kenton has not experienced many residential developments because of lack of sewers, remoteness and our road system. South Kenton can offer larger lots to the custom housing market.  A change in zoning would give someone who moves to the country some assurance that a subdivision is not going to spring up next to them.

The tables below gives prices for lots sold in July, 2015. Of course, location and quality of the land will always affect value.  These examples are meant to provide samples of selling prices for land suitable for single homes with larger lots and sample prices for large tracts suitable for more traditional housing developments.

Larger lots suitable for single homes:

Listing Date

Road

Acres

Selling Price

Price per acre

7/28/2015

Carlisle Rd

2.3

$25,000

$10,869

7/28/2015

Rte. 17South, Madison PK

2.43

$30,000

$12,345

7/28/2015

Bagby Rd

5.26

$42,500

$8,079

7/28/2015

Klein Rd

4.9

$55,000

$11,224

 

7/28/2015

Dixon Rd

5

$55,000

$11,000

Tracts of land sold with more than 30 acres and suitable for development:

Listing Date

Road

Acres

Selling Price

Price per acre

7/28/2015

Carlisle Rd

47.5

$88,500

$1,863

7/28/2015

Rector Rd

40

$115,000

$2,875

7/28/2015

Rte 17,Madison Pk

1 mile from Corner Mart in Piner

35

$210,000

$6,000

7/28/2015

DeCoursey near St. Mary’s Rd

208

$429,256

$2,063

7/28/2015

Stephenson Rd (off Bracht-Piner)

60.89

$530,000

$8,704

 

question mark How does present zoning fit in with agriculture and agri-tourism?

Minimum one acre zoning allows for traditional suburban type housing developments.  Landowners who want to develop businesses such as u-pick crops, reception venues or bed & breakfasts rely on the beauty of the countryside to promote their business. People who move from the city or suburbs to a housing development in the country might find living next to the noise and smells of a farm unpleasant and conflicts have arisen between farmers and home owners. This has happened often enough that Right to Farm legislation has been passed.  However, the farmer may still experience lawsuits and complaints from neighbors who didn’t know what to expect when they “moved to the country.”

Agriculture, Agritourism and Heritage Preservation
This task committee has been addressing the following Recommendations Directions from 2030.

Align current policies and regulations to highlight and preserve the rural heritage of southern Kenton County.
Modify regulations to accommodate the expanding range of modern agricultural activities in southern Kenton County.
Continue to support efforts and determine additional programs needed to promote agriculture operations.
Questions on the 2016 survey are designed to gage public opinions on the initiatives described below.

Agricultural Economy & Heritage Task Committee has identified two focal points for the county to help the Rural Area promote economic growth thru agricultural opportunities:

1) Enable Efficient Farm to Table delivery:

  • Bring in meat processing facilities, from a full-service plant to mobile USDA processing trailers, to bring local meat efficiently to local tables (none today), 
  • Set up a real-time exchange on-line, via the County Extension Office or County websites, to connect local producers and growers with local restaurants, food services, food processors, etc. in Greater Cincinnati Metro area (MSA). 
  • Align and simplify relevant regulations, from county to KY to Federal, across the agricultural Region, including first level NKY counties, Boone/Kenton/Campbell, and second level ones, Owen/Grant/Pendleton. 

2) Enable Economic Growth of Agri-tourism:

  • Support a comprehensive 2030 agri-tourism plan to broaden economic opportunities and share our unique rural character and great outdoors with visitors, from our urban and suburban communities as well as the Greater Cincinnati Metro area (MSA) and beyond.
  • Ensure collaboration with nature and watershed conservancies, parks, roads, & services.
  • Coordinate & publicize regionally with other attractions (historic sites, museums, fairs, sports, entertainment, festivals, etc.)