Owensboro, KY Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Governing law
- Owensboro Zoning Ordinance, Appendix F Article XXI
- Design standards source
- Downtown Owensboro, Inc. design guidelines, § 21.23
- Review body
- Downtown Design Administrator with Zoning Administrator sign-off
- Permit trigger
- Certificate of Appropriateness required before building permit
- Appeal window
- 30 days to Historic Preservation Board, 30 more to Circuit Court
- Covered zones
- B-2, B-4, I-1, I-2, P-1, and R-4DT
Summary
Article 21 of the joint Owensboro-Daviess County Zoning Ordinance creates the Downtown Overlay District and adopts the design guidelines prepared by Downtown Owensboro, Inc. as the design standards for the City of Owensboro's downtown core. Any addition, facade change, demolition, rooftop addition, or new sign within the district needs a Certificate of Appropriateness before the city issues a building permit.
This Article supports the Zuchelli-Hunter Master Plan for the downtown previously adopted by the city and the more recent 2009 Downtown Owensboro Initiative Master Plan, adopts the design guidelines prepared by Downtown Owensboro, Inc. as design standards, reinforces the positive urban design and historic features of the River Park Center Complex, and stabilizes downtown property values. ... a.Certificate of Appropriateness Required. All applications for development and redevelopment within the Downtown Overlay District shall require a Certificate of Appropriateness prior to issuance of a building permit including:i.Additions to existing structures; or new buildings or outbuildings.ii.Changes to any street facing facades (except alleys).iii.Demolition of any building or portion of any building within the Downtown Overlay District.iv.Construction of roof top additions or decks.
Full Breakdown
The Downtown Overlay District covers the B-2 Central Business, B-4 General Business, I-1 Light Industrial, I-2 Heavy Industrial, P-1 Professional Service, and R-4DT Inner City Residential zones inside the City of Owensboro, and Article 21 sorts every lot in the district into one of nine Character Districts under the Downtown Overlay District Regulating Plan. Section 21.23 declares that the article supports the Zuchelli-Hunter Master Plan and the 2009 Downtown Owensboro Initiative Master Plan and adopts the design guidelines prepared by Downtown Owensboro, Inc. as the design standards governing new construction, facade work, and site design in the district.
Section 21.142(a) lists ten categories of work that trigger a Certificate of Appropriateness before a building permit issues, including additions and new buildings, street-facing facade changes, demolition, rooftop additions or decks, accessory-structure alterations, exterior access stairs, antennas and satellite dishes visible from the right-of-way, exterior signs, non-vegetation site features such as fencing and lighting, and new or expanded parking lots. The Downtown Design Administrator, appointed by the OMPC Executive Director, reviews every application and recommends action to the Zoning Administrator, who issues the Certificate of Appropriateness administratively; neither official may waive or vary the article's requirements.
Approval of a Certificate of Appropriateness does not itself approve a building permit, and the city cannot approve a building permit application before the Certificate of Appropriateness is granted. Demolition applications inside the Historic Core Overlay District go instead to the Owensboro Historic Preservation Board after a public hearing. Decisions of the Downtown Design Administrator, including denials of Design Exceptions, may be appealed to the Historic Preservation Board within 30 days, and HPB decisions may be appealed further to Daviess County Circuit Court within 30 days of the action.
Violations & Fines
The city cannot approve a building permit before the Certificate of Appropriateness is granted, so unpermitted additions, facade changes, demolitions, rooftop decks, or new signs in the Downtown Overlay District stall at the permit counter until the Downtown Design Administrator and Zoning Administrator sign off. A property owner who disagrees with a Design Exception denial or other Downtown Design Administrator decision has 30 days to appeal to the Historic Preservation Board, and 30 more days to appeal an adverse HPB ruling to Daviess County Circuit Court.
Frequently Asked Questions
Do I need a Certificate of Appropriateness for a downtown storefront sign change?
What design guidelines apply to new buildings in downtown Owensboro?
Who decides if my downtown demolition permit gets approved?
Can I appeal a denied Certificate of Appropriateness?
Sources & Official References
Other rules in Owensboro
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