Developers and residents clashed over concerns about flooding and water damage Thursday night during an update on progress at Cityview Station at the Ludlow City Council caucus meeting.
The Cityview Station development is set to create hundreds of new residential properties on 64 acres of land in Ludlow, resulting in estimated growth of a little over a thousand new residents. It is located south and west of Highway Avenue.
Representatives for the development from Fischer Homes and Grand Communities (a subsidiary of Fischer Homes) presented an update on the development’s progress at the meeting.
Their presentation included a basic overview of the development’s size as well projected tax income the city may receive once the properties are occupied. Fisher’s projections put tax revenue estimates at $33 million over thirty years.
The president of Grand Communities, Michael Kady, reviewed outlines of preventative measures and structures they have built to prevent flooding and stormwater draining from the development.
Kady displayed plans from the development’s engineers that they have already implemented, including mulch berms, which are mounds of earth aimed at retaining water.
“So, it’s kind of an automatic action. It is just the ground up trees that were on site, chipped up into mulch and then it’s mounted along the perimeter.” Kady said. He explained that as the mulch gets wet, it gets heavier, staying in place and filtering water.
Kady told the council that the construction so far has been to improve the foundation, and that flooding would occur due to the rocky surface and separated soil. The measures Fischer Homes’ developers have taken are to prevent water drainage and flooding, he says.
“Knowing how to design the site to address those conditions is part of this project. So, I just want to talk through our strategies and things we’ve done on other projects related to hillside slopes,” he added.
However, his remarks drew disapproval from the audience.
“I have zero confidence in anything that’s been spoken about.” Ludlow resident Jason Goff said during the middle of the meeting.
Goff has been a resident of Ludlow for three years. He told the council his home, on Highway Avenue, had incurred water damage, and his basement was flooded with muddy water in March.
Multiple residents with homes on Highway Avenue were present at the meeting and also expressed distress due to their homes suffering from water damage that they say is the direct result of the Cityview Station development.
Multiple issues have occurred on Highland Avenue and the area surrounding the development, including flooding from heavy rain and land slippage. Land slippage isn’t an uncommon occurrence in Northern Kentucky due to its geography. Another land slippage incident occurred on KY-8 in Campbell County only a day after the one in Ludlow. Many of the flood mitigation measures Fischer installed came as a result of heavy flooding that occurred in April.
Flooding under the overpass leading into Ludlow’s central business district on Tuesday, April 2, 2024. Photo taken from video provided by Ginger Roberto 
The land slippage at the access point of Cityview Station in Ludlow on April 11, 2024. Photo provided | Ginger Roberto 
A Kentucky Transportation Cabinet crew member clears mud from KY-8 on April 12, 2024 following a mud slippage. Photo provided | KYTC District 6
Council member Abigail Miller is also a resident of Highway Avenue who says she’s been facing the same problems as her neighbors. She was one of the homeowners on Highway Avenue that was affected by the flooding that happened in March and is still seeing water pooling in her backyard.
“What I can tell you is that the amount of water coming off the hill has changed,” Miller said. “And that’s why I have standing water in my backyard, because this drain cannot handle that amount of water.”
She has been opposed to the project from the beginning and fought for it to not be passed before she was elected as a council member. Miller was first elected to council in November of 2022. At that time, three members of the council were stepping down, including the former mayor, Josh Boone.
“I said, ‘Please, don’t vote on this.’ You guys are largely a lame duck council. Most of you have either been voted out and replaced by me and several of my friends.” Miller said.
She asked the council to table the vote to grant Fischer Homes an Industrial Revenue Bond until the new council members were seated. Her request was denied.
Her concerns, along with the other residents of Ludlow, weren’t unfounded.
The Kenton County Planning Commission (KCPC) voted 14-1 against the project in June of 2021, due to concerns of instability with the hillside property. This was based on history of the land and slippage that had occurred in the past.
Two months later, Ludlow council members voted unanimously to reject KCPC’s decision and moved forward with the development.
Fischer Homes established a hotline for residents affected by the flooding in April and inspected multiple homes after the floods began but told residents that they couldn’t confirm they were responsible for the damage and excessive water. Miller said that Fischer Homes’ inspector told her flooding happened at her home due to a clogged drain.
Nathan Granger also contributed reporting to this story.