By Mark Hansel
NKyTribune Managing Editor
The Florence City Council is prepared to consider approval of a zone change that would allow a new multi-family residential development on Weaver Road to move forward.
The 164-unit project faces opposition from neighbors and the zone change was recommended against by the Boone County Planning Commission. The Planning Commission board recommended approval of a zone change for a residential project on the site last year.
The Florence Planning and Zoning Committee put the issue before the council at Tuesday’s regularly scheduled meeting without a recommendation, but city staff supports the zone change.
Florence Director of Business and Community Development Joshua Wice said the project is a good fit for the area.
“Staff’s recommendation to the committee last week and to council tonight is that we are strongly in support of this project,” Wice said. “The applicant has been willing to do anything throughout the process to make the project work.”
BRG Realty applied for the Zone Change on behalf of Commonwealth Bank and Trust Company, which owns the 9.7 acre parcel. If approved, the zoning would change from Commercial Two (C-2) to Urban Residential Two (UR-2).
There was no public comment permitted during the city council meeting, but about 20 residents of the Weaver Road neighborhood attended. The residents declined to comment after the meeting, as did representatives from the development group.
At a public hearing in April, however, several neighborhood residents voiced opposition to the zone change.
Rodney Foltz of Sunnybrook Drive said the proposed use doesn’t fit the location and that traffic on Weaver Road is already a mess.
“The setting is country-like with larger lots and acreage,” Foltz said. “Traffic is extremely bad in this area (and) more traffic will use this route.”
Wice said Tuesday that if the parcel were to be developed under the current zoning (C-2), it would generate considerably more traffic than a residential project.
The project site is on the south/west side of Weaver Road, across from Saddlebrook Lane.
It is located near the site where three people, including two small children, were struck and killed while walking along Weaver Road in March. The cause of that accident is still being investigated.
In recommending denial of the change, the Planning Commission Zone Change/Concept Committee cited several concerns, including the size, scale and intensity of the project.
The committee report stated the project density, at 17.71 dwelling units per acre would be the highest in the area and that the three-story buildings associated the project would negatively impact nearby residents.
Urban Residential Two zoning classification allows for 20 units per acre and building heights of 60 feet per building. The developer has agreed to eliminate eight residences, reducing the total number of units from 172, and the three tallest buildings would be 47 feet in height.
The zone change was recommended against by a 12-3 vote of the Boone County Planning Commission.
Board member Janet Kegley, however voted in favor of the change and called it a superb project.
“The property is not viable for commercial uses (because) there are not enough house tops to support it,” Kegley said.” If it is developed commercially, it will be a weak commercial project.”
The Boone County Planning Commission Board consists of 15 members appointed by city and county officials. Boone County and Florence appoint six members each, with Walton and Union selecting two and one member respectively.
The Board makes recommendations using information supplied by Planning Commission staff, but the local government, in this case the City of Florence, makes the final decision.
In recommending approval, Wice said the density of this project is greater because the developer plans to use almost all of 9.7 acres for residences. The other nearby residential developments have more undeveloped space, which lowers the density.
In 2014, the Planning Commission recommended approval of a zone change for a residential development at the site, but that project was never completed because the developer filed bankruptcy.
Wice said this development is superior to the project previously approved for a zone change by the Planning Commission and meets the zoning guidelines.
“This applicant is proposing some amenities for the residents that are extensive, including a clubhouse, pool, fitness facility, movie theater and office and business work area,” Wice said. “This project has more open space than the previously approved concept development plan (and) it has more parking spaces. The applicant will construct over $300,000 worth of road improvements.”
The Florence City Council is expected to discuss the project again at an upcoming caucus meeting and could place the item on the agenda for formal consideration in July.