A proposed zoning change could expand opportunities for contractor shops to open in more of Owensboro’s business corridors, a shift supporters say will help small trades businesses find affordable locations outside of scarce industrial zones.
The Owensboro Metropolitan Planning Commission recently approved the amendment, which would allow operations such as plumbing or electrical shops to be conditionally permitted in B-3 and B-4 business zones rather than only in industrial or B-5 zones. The measure still requires a vote from the Owensboro Board of Commissioners before it takes effect.
OMPC Executive Director Brian Howard formally introduced the measure to the Owensboro City Commission with the first reading of the proposed ordinance last week. He said the proposed change stemmed from discussions with the Home Builders Association and local contractors who voiced challenges in finding affordable locations within industrial zones.
“This amendment proposal really came to us through the Home Builders Association,” Howard said. “Our staff had conversations with the city manager and county judge to gauge community interest. What this does is allow, through a conditional use permit, contractor shops to be located in B-3 and B-4 zones with neighbor notification and a formal review process.”
Howard explained that a conditional use permit requires review by the Board of Adjustment, which takes public comment into account. That process ensures that operations — such as a plumbing company with storage buildings, work trucks, and employees commuting to job sites — are properly integrated into surrounding areas.
“One of the concerns the city manager had, and it was duly noted in our discussions, was whether a contractor shop would be appropriate in the middle of a strip mall. Probably not,” Howard said. “So this conditional use process gives the Board of Adjustment the authority to determine appropriateness on a case-by-case basis.”
City Manager Nate Pagan supported the measure, noting the difficulty some business owners face in finding suitable industrial properties.
“Let’s say you start a plumbing business,” Pagan said. “Right now, you’d have to locate in an industrial zone, which are relatively rare and sometimes prohibitively expensive. This change gives entrepreneurs more flexibility to start or grow their business.”
Pagan added that while high-traffic retail areas like Gateway Commons may not be suitable for such uses, more traditional business corridors like Triplett Street or Breckenridge Street could be.
Howard also clarified the roles of the OMPC and the Board of Adjustment. While the Planning Commission handles rezonings and long-range planning, the Board of Adjustment is responsible for reviewing variances and conditional use permits. Conditional uses, he said, are designed for operations that may be appropriate in a zone but require added oversight.
“A church in a residential zone is a good example,” Howard said. “It might be perfectly fine, but neighbors are notified, and there’s an opportunity for public comment. That layer of review helps maintain compatibility in the community.”
The amendment will receive a second reading before the Owensboro City Commission before final adoption.
