[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6630827,"mediaKeyId","2688795-5104ef59a3369bb2be3e4b84d1efa573","parentId",2688795,"title","Council reviews Mike's Car Wash signage request; planning commission recommended approval with conditions","audioSeconds",657,"startMs",1154000,"endMs",1811000,"viewUrl","/Search/View?dp=1&key=2688795-5104ef59a3369bb2be3e4b84d1efa573&start=1154&end=1811","thumbnailUrl","https://assets.pipeline.soar.com/2688795-5104ef59a3369bb2be3e4b84d1efa573/thumbnail_1154000.jpg","articleUrl","/articles/6630827/Florence/Boone-County/Kentucky/Council-reviews-Mikes-Car-Wash-signage-request-planning-commission-recommended-approval-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6630827-fc704b75b4a489451229ac744ccedd95/orig.mp4?Expires=1771160576&Signature=hQFlrVIvJcwsYsalAbVqqjGBkrwQhopUGLSiRhzeX0qkZj86zwbmUDAG4BRAxFA3aNBKAnwqLYkrpfnF3CgRb8lm2zgNdxabaxpDdJS4o3GXD9PwKOyvkQjPEw76k51Ns7E3ogfXvsT2Ls1gx6P-~oR4uGU6cFYdCtWnK6-arttY89auKdUGLuPNGhXRzbuvGCuncg~MPd6FFcFqaVJdE8exJmGiVT0Pz~AcU~~MFNXepX0rIy5CipnrWkWHAc~pMSuE~mD3fJAmG9D4nHTRInvxKpBcThrRsKal3wxcADJ7vJBqiTAHy904PvdYoN2O2hhfQ9fBGtY8FMdlDUmPjg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Florence, KY","date","2025-03-19T12:34:39.047Z","article","Councilmembers reviewed a planning commission recommendation for a change of concept plan and a commercial plan development (C-2 PD) district amendment for a 0.97-acre property at 8534 U.S. 42, the site of Mike's Car Wash, primarily to consider two signs on the site.

Todd Morgan, presenting the application, said the request concerns the monument sign along U.S. 42 (\"Sign A\") and a directional sign at the Harvey Quas Drive entrance (\"Sign B\"). \"When they originally came to the plan commission, they were looking for a 15 foot tall, 96 square foot monument sign with a 39.27 square foot electronically changeable message center,\" Morgan said. He noted signs C and D had already been approved by the planning commission in November and are not part of the current request.

The planning commission voted unanimously in February to recommend approval with conditions. Morgan reviewed the conditions discussed by planning and zoning: reducing the monument sign height to 14 feet, providing a 2-foot-tall brick base, ensuring the electronic message center (EMC) meets section 3408.5b of the zoning regulations, and minimizing lighting or glare impacts. He said EMC standards the city enforces include a minimum hold time for messages (10 seconds), a limit of one still photo or three lines of text per message, no off-premise advertising, no animation or scrolling effects, and pixel-pitch requirements to avoid highly pixelated displays.

Council questions focused on timing of the prior approvals and local context. Councilmember Whelan asked why two of the signs had been approved in November but the monument sign and the directional sign required additional approval. Morgan explained the monument EMC was not approved in November and that larger or electronic signs require special approval through the PD process. Councilmembers noted a Culver's EMC exists nearby and said the city typically scrutinizes EMC requests to avoid driver distraction.

No city council vote on final adoption occurred during the meeting; the item was presented as a recommendation from the planning commission and a subject for council consideration. The planning commission conditions Morgan described include the 14-foot monument height limit, a 2-foot brick base, EMC compliance with section 3408.5b, minimum message display time of 10 seconds, and restriction to one still photo or three lines of text per message.

Background and site details: Morgan said the property was formerly occupied by Soft Touch Car Wash and sits next to a McDonald's and backs the old toll road. He described site topography and noted the property's zoning is consistent with the comprehensive plan'forecast for commercial use.

Next steps: The planning commission's recommendation will be before the council for further consideration; no final council action on the PD or sign variances was recorded at this meeting.","mediaType","Video","parentTitle","Florence City Council Caucus Meeting - 2025.03.18","oneSentenceSummary","Councilmembers reviewed a planning commission recommendation for a change of concept plan and sign package at 8534 U.S. 42 (Mike's Car Wash), including a proposed electronically changeable monument sign.","taxTitle","Florence, Boone County, Kentucky","taxId",64547,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6630832,"Florence council asks for local hearing after review of Boone County solar zoning amendments",920,216000,1136000,"/Search/View?dp=1&key=2688795-5104ef59a3369bb2be3e4b84d1efa573&start=216&end=1136","https://assets.pipeline.soar.com/2688795-5104ef59a3369bb2be3e4b84d1efa573/thumbnail_216000.jpg","/articles/6630832/Florence/Boone-County/Kentucky/Florence-council-asks-for-local-hearing-after-review-of-Boone-County-solar-zoning-amendments","https://secure.pipeline.soar.com/6630832-f3f839b69d5adb0ef04610ed501de065/orig.mp4?Expires=1771160576&Signature=J4bowO7cnpMX-POjUA1QATMXXtXQ0hfyrF51TFIdfiSqYInsyLPdJRW~eNW0SaGGm5w8u-j2dN8jVY7rV3pFdGHnpFnATGcoMMprkVOPMJBAl~F72JYBveUzEFMJU~4XvFKTkqLCpt55tp2FxFrgp6FshiOTzYzxTakn~WKI~SgItVtk-ivuZGgyM9AGCKBB7uR0J3VVP8K1T8c6gGGaxP7WJjz93LBrVOliQ5mjZWOKFko3h3nDnaQSuYLoK1IXeS8lIzVtMwbqGOAJ9wU9lm0HykbNvPZpi96GFcI1SRA-3hazCL0Baub7NKFjh99jgrU5iVJR55tCC3Xxt9CeBQ__&Key-Pair-Id=KUT5TJCACFTXG","City of Florence councilmembers reviewed a package of Boone County zoning text amendments that would define and regulate solar energy systems and battery storage facilities and voted to schedule a local public hearing on the plan.

Todd Morgan, who presented the draft amendments to the council, said the Boone County Planning Commission's resolution (R24-36a) recommends amendments to the Boone County Zoning Regulations''including changes described in Article 40, Section 4000; Article 5, Sections 505.1''5; and Article 31, Sections 31.17 and 31.18''to \"regulate and define solar energy systems and battery storage facilities and identify zoning districts where such uses are allowed.\" Morgan gave an overview of the draft code and highlighted requirements for rooftop, integrated, and ground-mounted systems.

The council's planning and zoning committee members said they had reviewed the county draft and added language they considered appropriate for Florence. \"We've been looking at this for a while. We've met on it a couple of different times,\" Pat, a councilmember on the planning and zoning committee, told the council, adding that the committee tailored county regulations to Florence's more urban context.

Why it matters: The county proposal would set uniform zoning text across the Boone County planning unit; Florence officials decided a local hearing is needed because the city wants residents to review Florence-specific additions to the county draft before the council considers whether to adopt the text locally.

Key points from the draft code presented by Morgan:
- Rooftop solar: The draft allows rooftop solar as an accessory use in all zoning districts. In commercial, office, industrial, public facilities, airport and Florence Main Street zones, the draft requires rooftop panels to be sited so they are not visible from streets or adjoining properties. The draft also includes limitations on how panels may extend above roof features and requires associated wiring to be concealed or color-coordinated conduit.
- Building-integrated systems: Allowed in most zones except the Florence Main Street district; equipment cabinets and inverters should be inside the structure or attached to the side/rear and not visible from public roadways.
- Ground-mounted systems (tiers): Tier 1: footprint under 2,500 sq ft (or up to 10% of principal structure roof area) would be allowed as an accessory use in industrial and airport zones and would be a conditional use in agricultural zones (requiring Board of Adjustment review). Accessory ground-mounted systems must be in side or rear yards, not front yards; maximum height 10 feet where the property adjoins residential or agricultural zoning and 20 feet otherwise; wiring must be buried or concealed; decommissioning requires equipment removal within six months. Tier 2 (2,500 sq ft to 5 acres) would not be allowed in the City of Florence. Tier 3 (greater than 5 acres) would also not be allowed in the city.

Council discussion and public comment: Councilmember Angie Chambers asked that Florence hold a local public hearing so residents could review the city-specific provisions; she moved to schedule a hearing. Chambers said she had received multiple constituent inquiries about solar and wanted broader public notice. Naomi Leipson, a resident who addressed the council during public comment, urged the city to embrace solar and asked for the hearing; she said residential solar can cut electric bills and increase property values.

The motion to schedule a Florence public hearing carried on roll call, 6-0. The council recorded the following votes: Miss Wingo 'yes; Miss Chambers 'yes; Mr. Wynne 'yes; Miss Whalen 'yes; Mr. Schneider 'yes; Miss Cable 'yes. Council members said the hearing will be scheduled with attention to timing and will not impede the county process.

Next steps: Councilmembers and staff indicated the public hearing will be scheduled so Florence residents can review the county draft alongside city-specific amendments. The county-level resolution and zoning regulation text remain the primary documents; any final change at the city level will depend on the local public hearing and a subsequent council vote.","Councilmembers reviewed Boone County Planning Commission's proposed zoning text amendments to regulate solar energy and battery storage; Florence planning committee tailored county draft and council voted 6-0 to hold a city public hearing before deciding whether to adopt the changes locally.","actionData","errors"]

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Council reviews Mike's Car Wash signage request; planning commission recommended approval with conditions

Florence council asks for local hearing after review of Boone County solar zoning amendments