Chapter Six
Existing Land Use and Zoning
Existing Land Use
There are a wide variety of land uses within the study
area, which are illustrated in Map 6.1 and Chart 6.1
below. Residential uses comprise the largest use
category with approximately 35 percent of the total land
mass within the Latonia Study Area, or approximately
410 acres. The majority of residential uses are singlefamily, comprising over 30 percent of the entire land
area. Multi-family comprises over 3 percent and twofamily residential is approximately 1.5 percent. Both
of these uses are scattered throughout the area.
Land uses associated with right of way comprise
the next largest use category with approximately 20
percent of the total landmass. These uses include both
rail and roadway right of way. Recreation and open
space make up the next largest use category and total
just over 15 percent. The majority of this category of
land use is within two facilities; the Twin Oaks Golf
& Plantation Club and the Bill Cappel Youth Sports
Complex, both of which lie close to the edges of the
community along the Licking River and Banklick
Creek. Public / semi-public uses, or those comprised
of churches and schools, is the fourth largest land use
with a little over 10 percent. Retail / service uses
comprise approximately 8 percent of the total land
mass. Most of these land uses are located along Winston
Avenue, primarily in the two large shopping centers
and in Ritte’s corner. There are some commercial uses
scattered in areas primarily zoned for residential land
uses, such as those along Decoursey Pike south of 40th
Street. Industrial land uses, comprising a little over
5 percent, are located in the area behind the Winston
Avenue shopping centers and stretches to West 35th
Street. These industrial areas are bisected by the
railroad.
Chart 6.1 - Existing Land Use Percentages
Existing Conditions Report - Existing Land Use and Zoning - 53
Considerations
Chart 6.2 - Existing Zone Percentages
•
Zone
Acreage
Residential Zones
R S -7.5
8.95
R U -1
1.72
R U -2
607.84
R U -2B
43.26
R U -3.5
4.10
R U -5
10.67
Commercial Zones
C C -1A
93.11
C G -1M
2.38
C G -1P
22.39
C G -5M
1.70
C N -1M
3.01
C N -1P
1.26
Industrial Zones
IG -1A
5.16
IL-1A
22.15
IP -1A
85.83
Special Purpose Zones
REC
14.02
RP
231.82
•
•
Examine whether Latonia needs as much commercial
acreage in areas that will likely redevelop
Evaluate existing and future commercial land uses
by type and location based on the market study
(See Chapter 3 - Market Study Summary)
Additional park and recreation space should be
considered in smaller pocket parks
Existing Zoning
Numerous zones exist within the study area and are
displayed in Map 6.2 and Chart 6.2. The majority of
the study area (approximately 60 percent) is zoned
as some density level of Urban Residential (RU).
The City of Covington’s zoning ordinance specifies
these zones as areas that are primarily intended to be
applied in built-up areas, or areas that have already
experienced development. All land areas identified as
in the RU zones are intended to have excellent access
to transportation facilities and a full range of urban
facilities and services. The exception is land within
the RU-5 zone, which may be used to accommodate
development in developing suburban areas as well as
infill development.
Percentage
0.77
0.15
52.45
3.73
0.35
0.92
8.03
0.21
1.93
0.15
0.26
0.11
0.45
1.91
7.41
1.21
20.00
Chart 6.2 - Existing Zoning Percentages
R esidential
S pecial
P urpose Z ones
21%
C om m ercial
Industrial
S pecial P urpose Z ones
Industrial
10%
R esidential
58%
C om m ercial
11%
Existing Conditions Report - Existing Land Use and Zoning - 54
Map 6.1
Existing
Land Use
CR
ST
ST
HOA Common Area
AV
MI T
SUM
E 36TH ST
Retail/Service
UT H
E RN
Office
AVE
Industrial
E
N AV
E3
H
8T
ALDEN CT
NA
WIN
ST
O
E
W4
3R
D
E 41ST S
D
R
N
D
R
PA
A
DA
AV
W
IE
KV
DR
TA YLOR
LA
H
E
OW
MILL RD
DR
GH
HI
ND
KE
PI
C
VI
GR A
N
County and Local Roadways
E 45TH ST
E
VE
TAY L O R
MILL
US and State Hwy
E 45TH ST
DA
R
TO
Y
E E 46T
H ST
AV
E 46TH
E 47TH
ST
ASH LEY JO DR
AMBER DR
A
Railroad
GA ILEN DR
R
Study Area
CARROLL ST
G
City boundary
AV E
R
OV
A
W
MICH IGAN AVE
R
FA
YE
D
T
MON
VER
R
JANET
D
PL
E
LE
SUN SET
VE
TZ
LI
DR
GA IL CT
E 43RD ST
E AV
RD
YA
SE
E 43RD S
T
DORIS
Vacant
T
E 42ND S
E 42ND S
T
ST
Right-of-Way
E 41ST ST
T
E
MCK
RO
AV
Not Coded
E 40TH S
T
UR
CO
DE
A
W
O
T
HO
F
R
BO
N
Recreation and Open Space
E
VE
A VE
Public/Semi-Public
V
IE A
EAR LE
ST
L
LES
E 39TH ST
E SO
AV E
TON
E
AV
W
R
IG
H
T
Multi-Family
WILDER
VE
INEZ AVE
HS
T
Two-Family
E
DR
ST
TIN G
ON
39T
Single-Family
DANIELS ST
HUN
W
Agricultural
ST
W 38TH S
T E 38TH ST
T
HS
ST
LE A
W
IO
N
D
3R
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N
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EUGENIA AVE
UN
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PARK AVE
BEECH AVE
CLIFFORD AV
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36
ND
32
K
PAR
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ST
Legend
ST
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MYR
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31
T
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S O U T H G AT E
ST
LINCOLN AVE
ST
W
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34
ST
CHURCH ST
S
W
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33
TH
30
DECOU RSEY AVE
R
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NP
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32
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500
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Feet
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Source: LINK GIS Date: March, 2010
Special infill development standards apply in these
built-up areas to ensure development is compatible
with the surrounding context (e.g. keeping with the
established character of the surrounding city). All of
these zones, with the exception of the RU-1 Zone,
allow for moderate-density development consisting of
detached and attached housing. The RU-1 Zone allows
for moderate to high-density development.
There is one smaller stand-alone RU-2 Zone located in
the southern portion of the study area that has a phased
overlay zone attached to it. Phased Zoning is used in
cases where the timing and/or phasing of the zoning
of an area is especially critical to the implementation
of the Area Wide Comprehensive Plan. The intent of
the phased zoning is to encourage redevelopment of a
specified area for the land use designated within the
comprehensive plan when the necessary conditions for
the development are realized. The comprehensive plan
identifies the approximate 3.8 acre area for industrial
land uses. Phased Zoning does not restrict the use of a
property as it pertains to the underlying zone.
The City of Covington Zoning Ordinance establishes
five Special Purpose zones for resource protection
(RP), agriculture (AG), public and institutional
(PI), recreation and open space (REC) and arts and
technology (ART). Land within these zones comprises
approximately 20 percent of the study area with much
of this in Resource Protection (RP), which is intended
to protect natural resources. Both Twin Oaks Golf
& Plantation Club and the Bill Cappel Youth Sports
Complex are zoned RP. There is a small amount of
land zoned recreational and open space (0.47 percent)
Industrial zones make up almost 10 percent of the
area, a majority of which is in the Industrial Park (IP1A) zone. This zone is for low-impact manufacturing,
wholesaling, warehousing, and distribution activities.
There is a small amount of Limited Industrial IL-1A
(approximately 1.9 percent), which allows moderate
impact uses such as limited and general manufacturing,
recycling facilities, and warehousing. A small amount
of land is zoned as General Industrial IG-1A (0.45
percent), which allows for high impact uses such as
salvage yards, intensive manufacturing, warehousing,
and mining facilities.
Commercial zones account for a little over 10 percent
of the area. There are six different commercial zones
with the largest being Community Commercial CC1A (approximately 8.03 percent). This zone overlays
a majority of the shopping area along Winston Avenue
and accommodates a broad range of commercial and
mixed use development. Development in this zone
is expected to be destination-oriented with a large
percentage of customers arriving by automobile. There
are also three different General Commercial zones,
CG-1M, CG-1P, and CG-5M. These zones, found in
the vicinity of Ritte’s Corner and the northern section
of Decoursey Avenue, are designated for a wide range
of uses and typically will have smaller buildings and
more local oriented occupants than the CC zone. Many
of the uses in these zones are mixed in nature. There
are two small areas zoned Neighborhood Commercial
CN-1M, and CN-1P. These areas in the vicinity of the
Decoursey Avenue and East 40th Street intersection
and along East 30th Street are intended for smaller
scale neighborhood uses that are more pedestrianoriented in character.
It should be noted the “M” and “P” suffix at the end of
the zone designation indicated on Map 6.2 determines
the location of buildings in relation to the street. In
zones classified as “M” at least 60 percent of the
building facade must be placed within five feet of the
front and side property lines. In zones with a “P” suffix
(e.g., CN-1P), buildings must be placed within five feet
of the front and street side property lines.
Considerations
•
•
Examine whether the many residential and
commercial zones can be consolidated to streamline
zoning
Identify whether the current zone limits the desired
development or allows for new development that
may be incompatible, such as in use, size or density
with adjoining or nearby land uses
Existing Conditions Report - Existing Land Use and Zoning - 59
Existing Conditions Report - Existing Land Use and Zoning - 60