Commissioners initiate zoning-code text amendments; staff to add diagrams and clarify frontage, panhandle and buffer rules

Warren County commissioners voted to initiate a package of text amendments to the Warren County Rural Zoning Code after a work session with Planning & Zoning staff. Ray, a Planning & Zoning presenter, asked the board to begin the process (with review by the RPC Executive Committee and RZC) and specifically asked commissioners to exclude one residential zoning standard (paragraph six) from initiation. A resolution to initiate the text amendments (except paragraph six) was moved and seconded; roll call recorded Mr. Grossman: Yes; Mr. Young: Yes; Mrs. Jones: Yes.

Key proposals outlined by Ray and discussed by commissioners and the county prosecutor’s office include:

- Public-notification changes: amend code language (referencing the county’s official notice site and section under 125.182) to allow posting notices on the county’s official website or social-media accounts in lieu of newspaper publication; staff said signs on properties and mailed notices will remain when legal requirements apply. Ray said the change will save money and better reach the public.

- Frontage-lot minimum depth: add a requirement that the minimum lot width be maintained to the front-yard setback line plus an additional 50 feet (for example, a zone with a 50‑ft front setback would require 100 ft of depth for a frontage lot) to prevent extremely shallow frontage strips.

- Panhandle and stacked-panhandle rules: add definitions and diagrams to identify panhandle and stacked-panhandle configurations, and clarify that panhandle lots may not be stacked (one behind another) so that lot lines, access and emergency response locations are clearer.

- Dead-end-road terminus: specify that the terminus of a dead-end paved roadway will count as frontage if the lot line is within 50 ft of the paved surface, addressing parcels that abut the road terminus but not the right-of-way.

- Secondary dwelling units: explicitly state that a detached secondary dwelling unit will not be counted toward the maximum number of accessory residential structures in the zoning chart, giving property owners clarity and additional flexibility.

- Subdivision perimeter buffers and lot-width diagrams: expand buffer standards to all residential zoning districts and public roadways with options (buffers >100 ft require fewer plantings; ≤100 ft require more trees; or a berm option), and add diagrams showing how lot width is measured on cul-de-sacs or curved streets.

Commissioners asked developers’ perspectives and raised concerns about whether some property owners would be required to buy additional land under the proposed depth standards; staff said the requirement is intended to prevent manipulative lot configurations and to improve clarity for emergency responders. Creek Township Trustee Sam Stirl praised stronger buffering and noted recent developments (including a solar array near Hamilton Road) where buffers matter for community character.

The board approved initiation of the amendments for review (except paragraph six). Further revisions will proceed through the RPC Executive Committee and RZC before returning to the board for final action; the initiation motion does not change the code immediately.