Proposed changes to the zoning ordinance that increase the densities in residential districts in Versailles received heavy pushback from residents of the community who spoke at a public hearing on Nov. 13. No action was taken on amending the text for residential districts in the ordinance after several people from an overflow crowd voiced their opposition to the amendments to the Versailles-Midway-Woodford County Planning Commission.
Some of the speakers told the commission they moved here or have spent their lives here because they want to live in a small town surrounded by farms, and they are concerned higher densities will change the character of the community and their neighborhoods.“Let’s keep our Woodford County what I remember it being,” said Lillie Cox, 88. She called it heartbreaking to watch land on Troy Pike, where she picked wildflowers, being cleared of vegetation by bulldozers. “Let’s get together. Let’s care about Woodford County and all Woodford Countians,” she said.
Joe Johnson, who described himself as a highly-engaged resident of the Cedar Ridge subdivision, said he was not aware of the changes being proposed until someone came to his door and told him about the 117 pages of amendments to the ordinance. Johnson (and others) urged the commission to table action, wait for the completion of its housing study, and have a public meeting so Planning Director Steve Hunter can help citizens “truly understand the sweeping changes” that commissioners are being asked to recommend to the Versailles and Midway city councils and Woodford Fiscal Court.
A housing task force made several recommendations – some resulting in the proposed text amendments from the City of Versailles for the residential districts of the ordinance – with the goal of having more affordable housing opportunities, Hunter said. Those recommendations included adding language that allows manufactured homes-qualified (as now required by state law), and accessory dwelling units and higher densities in residential zoning districts. A new R-1D district would allow a minimum lot size of 3,500 square feet with a maximum density of 12 units per gross acre.Versailles resident Vernon Azevedo questioned the need for the changes and called for an impact study to determine if the text amendments will negatively impact the community prior to implementation of the changes.
Commissioner Chad Wells pointed out that multiple meetings have been conducted to discuss the proposed changes that are now receiving pushback from the public. And Hunter told those at the meeting that information and agendas about meetings and hearings are posted on the Planning Commission’s website.The sections on residential zones will now go back to the commission’s advisory committee for further discussion.The commission did vote to advance language limiting in-family land conveyances to properties with more than 30 acres, which will significantly reduce the number of rural lots being created on land zoned for agriculture uses, Hunter said. One in-family lot, which must be at least two acres, could be created as a conditional use on 32 to 49 acres, with two lots allowed on 50 or more acres. Additionally, rural residential developments would become a conditional use in the ag zone.
The recommendation to approve the in-family language will go to Woodford Fiscal Court and the city councils for a final vote that would enact the changes.Residents of the county voiced their support for amending the ordinance to protect rural land during the hearing. “Our intent is to love the land, enjoy the land, live on the land and keep the land,” said Ann Bakke. She described herself and others in the crowd as first-generation Woodford Countians who do not “want this land divided up further.” Citing an objective in the Comprehensive Plan, Hunter said residential growth is encouraged within the urban service boundary, while residential growth outside the boundary is discouraged to preserve the rural character.Hunter began by giving an overview of the proposed changes to Articles II and VII of the zoning ordinance, referencing a PowerPoint presentation he gave two days earlier during a meeting with some residents of south Woodford County. His presentation included background information about how the commission got to this point, noting that the proposed text amendments have been in the works for two years.
Hunter noted the commission asked Woodford Fiscal Court to impose a moratorium on creating smaller in-family lots on agricultural land while they worked on amending what was described as an exemption to the county’s 30-acre rule. The moratorium, which was not enacted, was supported by the Agricultural Advisory Review Board. That body, whose members are appointed by the county, wrote, “This is an unintended consequence of decisions in the mid-1990s that created the rural residential zone and continued to permit the in-family conveyances. The purpose of these two decisions was to protect our most valued and productive resource, our agriculture land … while maintaining the tradition of family farming in Woodford County. Yet the evidence is clear, these strategies have failed.”Based on the building permits issued in the county (outside the urban service area) from 2016 to 2025, 321 homes had been constructed in the agricultural zones over those 10 years, according to Hunter. And during the two-plus years since discussions began to amend the in-family ordinance, “We keep losing land,” said Lori Garkovich, who serves on the Ag Advisory Review Board.
Midway lot rezone
The commission recommended that Midway City Council approve the rezoning of .456-acre at 341 North Winter Street in Midway from R-2 two-family residential to R-3 medium density residential in order to create three single-family lots. Two of the lots will front North Winter Street and the other will front First Street.
Property owners Antony and Natalee Johnson-Bayes are planning to remove an existing home in disrepair. Johnson-Bayes told the commission that the proposed lots are similar in size to neighboring lots.
Neighbor Robin Barry told the commission that she does not want three houses on the lot next door to her lot because “it seems like too much.”In response to a question from Commissioner Whitney Stepp, Johnson-Bayes said they will not pursue a conditional use permit to operate a short-term rental in any of the homes, and agreed to make that a condition of the zone change.
Paynes Crossing
The commission approved a minor plat that subdivides a 39.522-acre tract at 462 Abingdon Avenue in order for a sale of that property, which is a portion of the Paynes Crossing subdivision being developed on the south side of Lexington Road. Ball Homes, which is developing lots in Unit 1 of the subdivision, is selling the 39.522-acre tract to another developer, Hunter said.
He noted that 518 lots were approved during the rezoning of the Paynes Crossing property to single-family residential, and homes are now being built and sold in Unit 1. The lots are located to the east of Gleneagles subdivision.Consolidation platsThe commission approved a consolidation plat allowing the Woodford County Fire Protection District to consolidate three lots and create a .855-acre lot at 61 Big Sink Road.
The commission approved a consolidation plat allowing Robert and Sheila Wade to consolidate 10.425- and 6.375-acre land parcels to create a 16.8-acre lot at 5088 Delaney Ferry Road. The property is zoned agricultural.Chair ending her tenureBefore next month’s meeting, the commission will host a reception for its Chair Patty Perry. It’ll be Perry’s final meeting because she isn’t seeking to be appointed for another term.