Meade County officials are working to navigate possible economic development that could include a proposed data center near Garett.
Meade County Planning and Zoning Commission will hold a special called meeting at 11:30 AM Tuesday (10/14) located at the Home and Garden Building at the Meade County Fairgrounds. The agenda includes discussion related to items in relation to a proposed subdivision and a rezoning request of property that is owned by the Hobbs Family near the intersection of the Kentucky 313 and 1238 near Garrett. The request would change the current zoning from Agricultural 1/Residential 1 to Light Industrial.
The property already has a recently built electrical substation used by LG&E and Big Rivers to enhance the power grid for Nucor Brandenburg. The proposed data center project is early in the process as interested parties involved are beginning preliminary research about the ground and other utilities needed for possible development. The meeting will provide fact finding related to the rezoning case of the property only.
Similar projects are underway or proposed in Jefferson and Bullitt counties, while a project was blocked by residents in Oldham County recently. LG&E and Kentucky Utilities have recently approached the Kentucky Public Service Commission about adjustments of fees and rates the company needs to grow and expand the power grid across the region to handle the massive power demands for data centers.
The local rezoning request comes as Meade County Fiscal Court is currently in the process of working on an amendment to the county’s Planning and Zoning ordinance to include guidelines for data and communication centers. During a special called meeting held on September 29, magistrates heard and approved the first reading of the ordinance amendment. County leaders are expected to review and discuss the second reading of the amendment during their regular meeting Tuesday (10/14) at 7 PM at the Meade County Courthouse.
The proposed amendment includes:
54. IT Infrastructure Facility – A secure, controlled environment that houses
the physical and digital systems—such as servers, storage, networking, and power/cooling equipment—needed to support an organization’s technology operations. Often including communications infrastructure, such as internet, phone, and data networking systems, to ensure connectivity.
74. Overlay Zoning – extra rules or allowances to certain areas on top of the regular
zoning already in place. The base zone (like Residential, Commercial, Industrial) still
applies. The overlay zone adds additional requirements or flexibility — such as environmental protections, historic preservation, affordable housing incentives, or design standards.
3.6.10.a. Permitted Uses – 3. IT Infrastructure Facility – permitted only in Light Industrial (LI)
zoning district when compliant with Section 4.3.11
4.3.11. IT Infrastructure Facilities –
4.3.11.1. Permitted –
IT Infrastructure Facilities that comply with this section are permitted by right only in the Light Industrial (LI) zoning district.
4.3.11.2. Design & Lot Standards –
In lieu of the lot requirements contained in Table 3.7, the following lot requirements shall apply
to IT Infrastructure Facilities:
1. Maximum Building Footprint – no maximum building size restriction applies; however,
larger facilities may be subject to additional screening and architectural requirements as
determined during the development plan review.
2. Maximum Building Height – There shall be no maximum building height for IT Infrastructure Facilities. Approval of proposed heights shall be based on whether the structure is designed and sited in a manner that complements the natural topography, avoids undue obstruction of scenic vistas, minimizes interruption of the natural horizon, and incorporates screening or architectural treatments that reduce visual intrusion.
3. Minimum Lot Area – 25 Acres
4. Setbacks –
200 feet from any residential and agricultural zones
100 feet from any business or conservancy zones
50 feet from any industrial zones
5. Accessory Buildings – Accessory buildings are permitted, provided they do not exceed the noise limitations stated in 4.3.11.6. (1) of this section.
4.3.11.3. Architectural Design Standards –
1. Façade Variation – Building facades visible from public roads or residential/agricultural areas must incorporate visual variation using at least two of the following:
Changes in material, color or texture.
Step-backs or projections in the façade plane.
Architectural features such as faux windows, trellises, or vertical green walls.
2. Taller Building Review – Facilities exceeding 50 feet in height must provide enhanced façade treatments and increased landscaping. The Planning Commission shall review these on a case-by-case basis.
4.3.11.4. Screening & Landscaping –
In lieu of the buffer area requirements outlined in Section 3.6.7(5), IT Infrastructure
Facilities shall have:
1. Buffering – maintain a permanent landscape buffer of at least 60’ along all property boundaries adjacent to residential, agriculture, business and conservancy zones.
Exception: To minimize potential yield loss and operational impacts on adjoining agricultural properties, the required planting of trees or dense vegetation within the buffer area may be reduced or omitted along shared boundaries upon written agreement with the adjoining property owner. In such cases, alternative screening methods (such as fencing or natural vegetation) may be utilized as needed to maintain the intent of the buffering requirement while
respecting the agricultural use of adjacent land.
2. Screening Elements – Acceptable screening includes:
Double rows of evergreen and deciduous trees planted 15’ on center from adjacent uses.
Solid or rolling earthen berms designed to blend with the natural topography.
Living walls or vertical plantings.
Solid wall or fence, any of which at least 6’ tall on front, rear and side yards adjacent to a residential/agricultural district. Where a fence or wall is used, evergreen plant material shall be placed between the fence/wall and the adjacent residential/agricultural district to act as a screen.
3. Tree Diversity Requirement – At least four (4) different thickly foliaged tree species shall be used within required buffer plantings.
Trees must be at least 6 feet in height at the time of planting. Taller buildings may require taller trees at planting for quicker coverage and growth.
Coordinate with the Meade County Extension Office for acceptable species.
4. Preservation of Existing Vegetation – Existing healthy trees and natural topography must be incorporated into site design wherever feasible, supplemented by new vegetation, if needed. Existing vegetation may be substituted, if determined by the Planning Commission, to provide an equivalent
density, depth, and height to the buffering required under this section.
4.3.11.5. Equipment and Enclosures –
1. Enclosure of Operations – All operations shall be conducted in a completely enclosed building.
2. Support Equipment Screening – All equipment necessary for cooling, ventilation, or otherwise operating the facility, including power generators and emergency power supply equipment, shall be contained within the enclosed building where the use is located.
4.3.11.6. Noise Standards –
1. Noise Limitations
Maximum permissible sound levels shall not exceed:
55 dB at any property line adjacent to residential, agricultural or business districts.
70 dB at any property line adjacent to industrial districts.
2. Noise Studies Required
• A pre-construction noise study must be submitted with the site plan.
• A post-construction noise verification study must be submitted prior to occupancy.
Exceptions
Noise limitations may be adjusted dependent on topographic variables determined by the Planning Commission.
4.3.11.7. Water Use and Cooling –
1. Applicants must disclose anticipated water usage for cooling and demonstrate coordination with the Meade County Water District when necessary.
2. Facilities using evaporative cooling must include water conservation measures.
4.3.11.8. Decommissioning and Site Restoration –
1. Applicants must submit a decommissioning plan describing the process for removal of structures, restoration of landscaping, and site stabilization.
2. A financial surety (bond, escrow, or letter of credit) may be required to guarantee proper decommissioning.
4.3.11.9. Additional Standards –
1. Overlay Zoning – The Planning Commission may elect to permit IT Infrastructure Facility
in Overlay Districts, allow IT Infrastructure Facilities in additional districts establish enhanced design, screening or environmental protections, and provide case-by-case flexibility based on site conditions
2. The use of cargo containers, railroad cars, semi-truck trailers, and other similar storage containers shall be prohibited.
3. Exterior Lighting – Ambient or forced lighting preferred. Follow requirements from outdoor signage section.
EXCEPTIONS:
Properties within the designated 1-mile and/or 5-mile buffer zone may opt to participate in the Fort Knox agreement. Those regulations will supersede the lighting requirements of this section.
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