Description
Zone changes proposal:
From
5 parcels (3 zoning classifications): I-1, R-3, A-1
I-1: Light Industrial District
R-3: Multi-family Residential
A-1: Agricultural
To
3 parcels (2 zoning classifications): R-3, CP
R-3: Multi-family Residential
CP: Conservation-Preservation
Request
Site Acreage
20.5 acres (approximate)
Location
1314 Shun Pike, Nicholasville, KY 40356
Jessamine County Planning Commission
1316 Shun Pike
1322 Shun Pike
1330 Shun Pike
1314 Shun Pike, May Court, 1330 Shun Pike: Clark Ray E Jr.
1316 Shun Pike: Walker Joseph Christian
1322 Shun Pike: Quinn Robert L
1314 Shun Pike: Purchased 6/5/2000 - 23 years
May Court: Purchased 7/27/1974 – 49 years
1316 Shun Pike: Purchased 01/05/2022 – 1 year & 11 months
1322 Shun Pike: Purchased 3/2/1964 – 59 years
1330 Shun Pike: Purchased 10/9/1981 – 42 years
Historical Use of Property/Environs
Vicinity around it and how long the properties around it have been there and what purpose they had. It appears that the industrial business has been there for at least 40 years and the mobile homes are not occupied. The other parcels have never been developed as well, and they are designated as “agricultural” land. The surrounding area is all residential, as well as most of the homes are under jurisdiction of the city of Nicholasville, not Jessamine county.
Urban services report
Roads: Wide enough for two-way traffic
Curb/Gutter/Sidewalks: There are no curbs or sidewalks visible in this neighborhood, but this is common for a rural/suburban community such as this.
Storm Sewers: Storm sewer plants are located on the outskirts of the city of Nicholasville, on the southwest end. They are situated far away from any residential communities to avoid any environmental concerns. As seen below: The green pinpoints decipher the storm sewer plants. However, no drainage is visible on the streets since there are also no curbs in the area.
Jessamine County Planning Commission
Sanitary Sewers: The sanitary sewer system serves approximately 11,500 customers and consists of a 7 MGD wastewater treatment plant (Jessamine Creek Environmental Control Facility). There are 14 pump stations and a collection system comprised of a network of gravity sewers and force mains.
Refuse: The city collects trash and recycles from the surrounding neighborhoods on Mondays.
Police: Jessamine County Sherriff’s office offers several services: a link to pay taxes on their website, and they also protect against domestic violence. You can report crimes anonymously, fill out servicing papers to the court, and vehicle inspections take place to make sure one’s vehicle is safe enough to drive on public roads.
Fire department: In 1989, the Jessamine County fire department assumed the responsibility for answering rescue calls. They include rope rescue, confined space rescue, trench rescue, swift water rescue, structural collapse rescue, and large animal rescue. It is designated as a volunteer fire organization.
Emergency services: Medical standby and coverage is available for a variety of special events in the community. There is an ambulance available for emergency situations as well. A public safety center is located at 101 South Second Street.
Utilities: Water and Electricity are available. The water system consists of an intake pumping facility, a water treatment plant, a high service pumping facility, and transmission and distribution system. The treatment plant services approximately 14,500 retail customers and two wholesale customers, with a capacity of 7 million gallons per day (MGD). The treated water transmission and distribution system of a grid of mains ranging from 2 to 24 inches in diameter and has a total elevated storage of 1.5 million gallons. The electric department purchases wholesale power from Kentucky Utilities and distributes it to approximately 6,800 customers through the utility’s transmission and distribution system.
Jessamine County Planning Commission
Transit: There is a transit system called ‘NichTran’. It is a bus route that provides free public transit throughout all of Nicholasville. As seen above on the route map, the closest stop nearest the subject property is located at 310 Edgewood Drive.
Jessamine County Planning CommissionSchools: School districts in Jessamine County and Nicholasville are not correct based on location, instead, it’s based off household income. Based on the map below, the subject property is in District 1: F103.
Libraries: The Jessamine County Public Library is located at 600 S Main Street and is a 4-minute drive from the subject property, or a 28-minute walk.
Parks: There are several parks in Nicholasville, but most are not near the subject property. The closest park, Rock Fence Park, is a 5-minute drive from the subject property, or a 37-minute walk. The subject property would benefit from including a park to the proposed project.
Jessamine County Planning Commission
Local Food Access: There are several groceries stores accessible in the area, mainly located along Main Street. There are also plenty of restaurants, but most are fast food restaurants.
Current Tax Assessed Value
Taxable assessment values (2022):
Parcel 1: May Court - $60,000
Parcel 2: 1316 Shun Pike - $155,000
Parcel 3: 1314 Shun Pike - $1,200,000
Parcel 4: 1322 Shun Pike - $100,000
Parcel 5: 1330 Shun Pike - $100,000
Total: $1,615,000
Proposed Tax Assessed Value
20.5-acre site(approximate), 5.9-acre(approximate) future park (CP classification), 14.6 acres (approximate) future residential (R-3 classification)
About 6 houses per acre – about 85 houses could be built on site.
About $120,000 average assessed house value in the area
Future total value: $10,200,000
Adjacent Properties and Descriptions
Jessamine County Planning Commission
Jessamine County Planning Commission
Light tan color is ‘incorporated area’, meaning that Jessamine County does not have jurisdiction. Instead, the City of Nicholasville has jurisdiction.
The visible pink parcels became classified as ‘industrial’ as of 1984. They were previously classified as agricultural. Residential zoning was added afterwards and continues to expand today.
Jessamine County Planning Commission
Jessamine County Planning Commission
The proposed redevelopment parcels can be seen as the pink and red rectangles at the very top right corner of this quadrant.
On this current land use map of the city of Nicholasville, it shows the residential area that surrounds the county parcels. Even though the City doesn’t have jurisdiction over the county parcels, they have shown the one parcel designated as industrial
Jessamine County Planning Commission
On the county future land use map, we can see that the subject property is designated as “future high residential”, but the industrial site is left blank. This leaves a question about what the county is planning for the parcel for the future
Jessamine County Planning CommissionExisting Traffic Impacts
Current traffic patterns include industrial vehicles driving through a residential neighborhood to get to the industrial site in the middle of multiple lots. This could create a significant impact on the surrounding homes and the people living there.
Proposed Traffic Impacts
Future traffic patterns will no longer include industrial vehicles interrupting a residential community. There would only be cars belonging to people who live in the neighborhood or people visiting. Since the industrial site will be moving to the west of the highway, where the majority of industrial sites are, the industrial traffic will be able to stay elsewhere than in the residential neighborhood.
Potential Environmental Impact
There is a potential environmental health concern for the people residing in the surrounding properties. The industrial site is located adjacent to homes, and there is visual waste scattered around the lot as well. This could also have a significant impact on the people residing in the mobile homes directly next to the subject site.
Case Review
Subject property is currently divided into 5 separate parcels with 3 zoning classifications. With the proposed land use plan, there would be only 3 parcels with 2 zoning classifications.
The subject property at 1314 Shun Pike would be relocated to the west of the highway, ‘Nicholasville Bypass’ or U.S. Highway 27. This is an area that has already existing industrial sites, so this zoning change would greatly improve the traffic impacts and possible negative environmental impact of the surrounding properties and potentially improve the health of the people surrounding, in case there are toxic chemicals affecting the land and the surrounding lots.
The 5 parcels have been combined into just 3 parcels, with only 2 zoning classifications. The conservation-preservation parcel can be used as a park, to be utilized by the people residing adjacent to the lot and nearby residents also.
Jessamine County Planning Commission
The Staff Recommends: Approval, for the following reasons:
1) Subject property will be zoned into fewer total parcels and zones, which makes the land use and zoning easier to comprehend.
2) The industrial site will be relocated away from the residential community to decrease potential environmental harm, as well as improve traffic patterns.
3) The taxable assessment value total would be greatly increased, from around $1.6 million to around $10 million.
4) The nearby residents in Nicholasville will have an opportunity to live adjacent to a park and have the option to use it for recreational activities. This can create a better community feel within the neighborhood as well.
References
• Jessamine Country Planning and Zoning Ordinances, Plans and Maps
o https://jessamineco.com/departments/planning-and-zoning-ordinances-andplans/
• Zoning Ordinance for the City of Nicholasville
o https://www.nicholasville.org/wpcontent/uploads/2020/07/ZONING_ORD_0222.pdf
• Zoning Ordinance for Jessamine County
o https://online.encodeplus.com/regs/jessaminecounty-ky/doc-viewer.aspx#secid-1
• Property value administrator (for property values
o https://jessaminepva.com/
• Property information (owners, acreage, etc.)
o https://qpublic.schneidercorp.com/Application.aspx?AppID=864&LayerID=1631 1&PageTypeID=4&PageID=7211&Q=560631166&KeyValue=046-00-00-031.00
• Jessamine county school district maps
o https://www.jessamine.kyschools.us/Board/Members/9
• Utilities information
o https://www.nicholasville.org/utilities/
• Fire department info.
o https://www.jessaminefire.com/
• Emergency service info.
o https://jcems911.com/
• Storm sewer info.
o https://jessamineco.com/departments/stormwater-management-plan/
• KY wastewater mapping
o https://kygeonet.ky.gov/kia/cw/
Jessamine County Planning Commission