Florence City Council has approved a zoning change for a 28.75-acre property along Gunpowder Road, allowing the development of 264 condos as well as 26 single-family homes.

The project sits along the east side of Gunpowder between Ridgeview and Sunrise drives, wrapping around the Good Shepherd Lutheran Church.

BBB Developers LLC and KPD Developers LLC requested a zone change from suburban residential to urban residential for a portion of the property in order to make way for multi-family units.

Suburban residential zones are restricted to single-family residences. The portion of the site allotted to the 26 houses would not need to be changed. The urban residential zone allows multi-family dwellings, clearing the way for the proposed condos.

A phased plan for development

The project will roll out in phases. The first phase, beginning in 2025, will include 26 single-family homes. Phase two is planned to include the first group of condos and will start in 2026. The next phases are to be spaced two years apart, with phase three to begin in 2028, phase four in 2030, and the final, phase five, to happen in 2032.

However, in 2028, the Kentucky Transportation Cabinet planned a road-widening project for Gunpowder Road. It is not certain how that might affect the development site. Developers said they would try to wait to find out what the state’s plan will be for that portion of the road. They plan to hold off construction on two outer buildings closest to the road until they know what the road work will entail.

The council first learned the specifics of the request at a special meeting on Nov. 6. Florence Director of Community Development Todd Morgan presented maps and plans, as well as a series of revisions.

He noted that the northern portion of the site is in an unincorporated part of Boone County. A first reading of an ordinance to annex that parcel was heard in August, so a second reading and vote are needed.

The final revised plan reduced the number of condo units to 264. All buildings will comply with design requirements, such as using brick for at least 50% of the building, and they are all two stories. Morgan said some buildings have lower-level walkouts, giving the appearance of a three-story building in the back.

The plan also added more parking and includes a pool and shelter. The streets within the condo area will be private and include cul de sacs and turnarounds. The street running alongside the single-family homes will be public.

Approval with conditions

The Boone County Planning and Zoning Commission found the project met the goals of the city’s comprehensive plan but passed the final decision along to the city. The commissioners did suggest a list of 10 conditions for the project.

Morgan noted a few:

  • The project must follow the revised plan presented.
  • The multi-family buildings must contain only condominiums, not apartments.
  • There will be five phases rolled out as planned.
  • The developer must conduct and submit a traffic impact study with the first major site plan.
  • The developer must agree to and fund construction of any improvements required by the state. Improvements must be made prior to the being granted a Certificate of Occupancy from the Boone County Building Department.

“This project came to the city without a recommendation at all from the Boone County Planning Commission,” councilmember Pat Wingo said. “It was a tie vote, and so it became our task to decide what would work the best. We have had a lengthy meeting on this. We were very, very comfortable with the project considering the requirements that have been put in place.”

Morgan said the condos will go for $250,000.

“I can tell you with the housing study that is ongoing, there’s not a lot inventory available in our district at that price point,” said City Administrator Josh Hunt. “These will be owner-occupied.”

Understanding NKY’s housing shortage

A study of housing in Northern Kentucky has revealed troubling trends for housing in the region, with the largest need being for “workforce housing” for households earning between $15 and $25 per hour, with monthly housing costs between $500 and $1,500. The region needs about 3,000 more housing units to provide for people within that income range, according to the study. The demand for one- to two-bedroom rentals and owned properties consistently exceeds their supply, while supply for three and four-bedroom properties consistently exceeds demand. The study suggests that the region needs to build 6,650 housing units to support economic development in the next five years, which equates to 1,330 units per year. Read more here.

Council held a first reading a week later on Nov. 12 and passed the zoning change its Nov. 19 meeting.