Grow Smart Study by Lord Aeck Sargent for Fayette Alliance

Page 1

Lexington GrowSmart Plan

Fayette Alliance March 3, 2021

executive summary Image Source: https://www.designdevelopmenttoday.com/industries/iot/news/21172912/kentucky-city-now-one-of-the-nations-largest-gigabit-cities


History

In 1778

Lexington was permanently established on

the south side of what is now Main Street, on the banks of Town Branch Creek, the middle fork of the Elkhorn.

Court House-1775-1800

First House Built in Lexington-1775-1800

Background

growsmart, Lexington KY

Population: 62,810 Population Increase: 17,074

In 1958 city leaders established an

Urban Service Boundary — the first such boundary in the nation.

1998-2020

Population: 204,165 Population Increase: 141,355

Population: 325,813* (estimate) Population Increase: 121,648

In 1974 the city of Lexington

and

Fayette County merged to form the Lexington Fayette Urban County Government.

1990-2020

Settlers seeking westward expansion came across what is now Lexington in 1775, but no settlement was made.

Population: 45,736 Population Increase: 44,902

1980

1970-1990

1958

1850-1950

1775 -1850

Population: 834

1930

1850-1970

1775

Main Street-1898

Image of Main Street-1940

Main Street-1976

View from Short Street

Main Street-1908

New Circle Road Construction-1958

Chevy Chase-1980

Summit at Fritz Farm Image Sources: https://www.pinterest.com/pin/24769866675782545/, https://www.pinterest.com/pin/24769866676619661/, https://www.pinterest.com/pin/276760339574469626/, http://kentuckytravels.blogspot.com, https://www.pinterest.com/ pin/83809243037788652/, http://www.nolicdc.org/history-1/, Kentucky.com, http://www.kyphotoarchive.com, https://www. istockphoto.com/, https://thesummitatfritzfarm.com/eat/

03.03.2021


Underutilized Property Study*

Urban Service Boundary

The adjacent map is the summary of the analysis conducted by individual subareas. It distinguishes the underutilized properties as:

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Tier 3 - Redevelopment Opportunities: Nonresidential properties which are underutilized and have low floor to area ratio. This category is intended to illustrate the pattern of redevelopment opportunities. Further studies and Small Area Plans are required to effectively calculate the capacity of future redevelopment opportunities.

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Tier 2 - Undeveloped: Non-residential properties characterized under other categories as per PVA data, such as general farms, parking, etc. but appear to be vacant. Residential properties which are characterized as per PVA data to be development land for residential uses but appear to be vacant.

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Tier 1 - Vacant: All properties categorized as “Vacant” by PVA data.

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imagine lexington

2018 comprehensive plan

placebuilder

What is it?

It is a compilation of urban planning best practices found in the policies throughout this Comprehensive Plan. It sorts these best practices into development criteria that are applicable to proposed developments seeking a zone change.

Image Source: https://imaginelexington.com/full-comprehensive-plan

Background

growsmart, Lexington KY

03.03.2021


Current trends Changed Work Environment • Businesses can hire people from all over the world - no geographical restrictions to workforce. • Work from home to become a norm. • Individual office space might increase to accommodate more distanced space, but overall office demand may decline due to remote work. • Distributed work environment can be as or more productive than a traditional office environment.

Decline in Brick-and-Mortar Retail • Growing online retail trends noticed in 2019, accelerated in 2020. • Need for increased Warehousing & Distribution centers. • Statewide lockdown and closures have led to rise in curbside pickup and increased facilities for it.

Future of Transportation • Impossible to have individual transport for everyone in a city. • Lines between public & private transportation are likely to blur. • Increased focus on ped-bike networks & need. • Accelerated need in Automated Vehicles technology.

Housing • Diversifying housing types. • Faster growth in senior population, rise in senior market demand. • Rise in rentals in urban context, including increased sq.ft.

Background

growsmart, Lexington KY

03.03.2021


missing middle housing “House-scale buildings with multiple units in walkable neighborhoods.” “Missing” because they have typically been illegal to build since the mid-1940s and “Middle” because they sit in the middle of a spectrum between detached single-family homes and mid-rise to high-rise apartment buildings, in terms of form and scale, as well as number of units and often, affordability.

Missing Middle Housing helps solve the mismatch between the available U.S. housing stock and shifting demographics combined with the growing demand for walkability. These building types, such as duplexes, fourplexes, cottage courts, and courtyard buildings, provide diverse housing options and support locally-serving retail and public transportation options

What do they have in common? • Walkable Context • Small-Footprint Buildings • Lower Perceived Density • Smaller, Well-Designed Units • Fewer Off-street Parking Spaces • Simple Construction • Creates Community • Marketable

Image Source: https://missingmiddlehousing.com/

Background

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03.03.2021


growsmart strategies


Create a Land Use & Development Map

Define and Implement a Quality of Life Infrastructure Plan

Create a Proactive Plan for Road, Transit and Ped/Bike Networks

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KEARNEY LINKS GOLF COURSE

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CLEMENS PARK

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Keeneland/ Airport

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BEAUMONT PRESERVE GARDEN SPRINGS PARK

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WOLF RUN PARK CARDINAL RUN PARK NORTHCROSS KEYS PARK

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ATHENS BALLFIELD COMPLEX

growsmart, Lexington KY E

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Land Use & Development recommendations


1. TRACK GROWTH & DEVELOPMENT TRENDS


1. Track Growth & 1.

Development Trends

• Annual Development Summary • Create an Urban Growth Report every 10 years

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


2. CREATE AN OVERALL POLICY AREA MAP


2. create an overall 2. policy area map

Existing Neighborhoods Neighborhood Center / Corridor 1/2 mile walking distance Existing Neighborhoods

Potential Improvements • Streetscape improvements • Pedestrian and bicycle access • Interconnectivity through trails system • Redevelopment and/or renovation

existing neighborhoods

Land Use & Development recommendations

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2. create an overall 2. policy area map

Existing Neighborhoods Infill / Rehabilitation Scattered Sites Infill Opportunity Residential vacant properties where existing

structures have been removed or infill parcels where something has yet to be built. Source: PVA Database

Total Amount of Scattered Site Infill Opportunities (Acres) Not including those covered within “New Neighborhoods”

Approx. 500 acres

New Residential Homes (# of Units) Assuming 3-5 Dwelling Units Per Acre and only 50% is developable

750 - 1,000 units

Land Use & Development recommendations

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2. create an overall 2.

Accessory Dwelling Units

policy area map Existing Neighborhoods Accessory dwelling units (ADUs) — also referred to as accessory apartments, second units, or granny flats — are additional living quarters on single-family lots that are independent of the primary dwelling unit. The separate living spaces are equipped with kitchen and bathroom facilities, and can be either attached or detached from the main residence. Accessory dwelling units offer a variety of benefits to communities. They help increase a community’s housing supply, and since they cost less than a new single-family home on a separate lot, they are an affordable housing option for many low- and moderate-income residents. Source: www.huduser.gov/portal/publications/adu.pdf

Additional Units: approx. 250 units LFUCG Accessory Dwelling Unit general Regulations* •

Pre-Application Conference with Planning Staff and refer to Homeowner’s Guide to Accessory Dwelling Units (ADU Manual)

An ADU may be created through new construction, alteration of an existing structure, addition to an existing structure, or conversion of an existing structure to an ADU while simultaneously constructing a new primary dwelling unit on the site.

One (1) ADU is permitted per single family dwelling per lot.

Maximum ADU Size: 800 square feet.

ADUs are allowed on sites that are zoned Residential (R-1A, R-1E, R-1T, R-3), Planned Unit Development (PUD-2), Expansion Area Residential 1 (EAR-1) Zone, as an accessory use.

The use of an ADU as a short-term rental shall only be allowed as a conditional use.

Source:https://www.lexingtonky.gov/accessory-dwelling-units-proposal * Approved by Planning Commission, pending Council approval

Land Use & Development recommendations

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2. create an overall 2.

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Land Use & Development recommendations

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3. create an overall policy area map 2. Catalytic Area: Downtown

Downtown Commercial and civic urban core of the city with mix of uses, commercial, office, civic and residential. Downtown

Potential Improvements • Vacant site infill development • Streetscape improvements • Pedestrian environment enhancement and access • Redevelopment and/or renovation Total Downtown Core (Acres)

400 acres

Potential Growth

Assuming a Floor to Area Ratio of 1.2 (Urban)

1.5-2M Office/Commercial 2,500-3,000 housing units

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


3. create an overall policy area map 2.

Potential Opportunity

Catalytic Area: Downtown

Distillery District

Rupp District

Downtown Core District

East End District

Total Residential Units: 715

Total Residential Units: 864

Total Residential Units: 281

Total Residential Units: 427

Retail/ Office: 284,000 sq. ft

Retail/ Office: 430,000 sq. ft

Retail/ Office: 650,000 sq. ft

Retail/ Office: 246,000 sq. ft

Entertainment: 100,000 sq. ft

Entertainment: 200,000 sq. ft

Entertainment: 286,000 sq. ft

Industrial: 45,300 sq. ft

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


2. create an overall 2.

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Land Use & Development recommendations

growsmart, Lexington KY

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existing

red mile

potential

Urban core

lexington distillery district

Greenville sc

birkdale village, charlotte nc


2. create an overall 2. policy area map Regional Centers

Hamburg Pavillion

moondance amphitheater at beaumont center TOD Corridor Mixed Use Corridor Commercial Nodes Regional Centers

Land Use & Development recommendations

growsmart, Lexington KY

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potential

fayette mall

Rockville Town Square, rockville md

The Summit at Fritz Farm, Lexington ky

existing

Regional centers

coldstream


2. create an overall 2. policy area map Suburban Corridor

Versailles Road

lansdowne shoppes along tates creek road TOD Corridor Mixed Use Corridor Commercial Nodes Suburban Corridor

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


existing

potential

Suburban Corridor

nicholasville road

Excelsior Boulevard, Minneapolis, MN


2. create an overall 2. policy area map

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Land Use & Development recommendations

growsmart, Lexington KY

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2. create an overall policy area map 2. Potential New Mixed-Use Neighborhood

Parcel Boundary Street Network Open Space/Floodplains Existing water bodies

Potential Trails New School New Fire Station Retail

Low Density Residential (SF) Low-Mid Density Residential (SF-smaller lots) Medium Density Residential (townhomes) Medium Density Residential (apartments) Medium Density Mixed Use

Land Use & Development recommendations

growsmart, Lexington KY

New Neighborhoods

Framework

Potential Development Opportunities Residential Units: 4,000 to 5,000 Retail/Commercial Area: 300,000 - 350,000 Sqft *The framework is a potential development study and not an actual development proposal

03.03.2021


2. create an overall policy area map 2. Potential New Mixed-Use Neighborhood

New Neighborhoods

Precedent Images

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


2. create an overall 2.

policy area map Industrial Opportunities

buck lane

mercer road

Developable Area ~ 520-550 acres (including 250 acres Dairy Farm/Coldstream) TOD Corridor Mixed Use Corridor Commercial Nodes Industrial Opportunities

Land Use & Development recommendations

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2. Create an overall 2. policy area map

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growsmart, Lexington KY

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Land Use & Development recommendations

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03.03.2021


3. Plan for Redevelopment Along our Commercial Corridors


6. Plan for Redevelopment 3.

Framework

Vacant/Parking (Development)

Newto wn Pik e

City Owned Business Park [BP]

Along our Commercial Corridors Catalytic Area: Coldstream

LR

Redevelopment Infill i-7

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INR Industrial

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Potential Development Opportunities

Office/Retail

Office/Retail

Office/ Research

Existing Development

Land Use & Development recommendations

growsmart, Lexington KY

BP BP

Low Density Residential Medium Density Residential Medium - High Density Residential Medium Density Non-Residential Mixed-Use (Retail/Office) High Density Mixed-Use (Retail/Office/Residential) Industrial Office/ Research Publicly Owned Business Park

Residential Units: 3,500 - 4,500 Retail: 500,000 Sqft Office: 3,000,000 Sqft Industrial: 1,500,000 Sqft Institutional Research: 3,000,000 Sqft

BP

*The framework is a potential development study and not an actual development proposal

03.03.2021


3. 6. Plan for Redevelopment Along our Commercial Corridors Catalytic Area: Coldstream

Precedent Images

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


le circ new

Redevelopment Along our Commercial Corridors

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2. Plan for 3.

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Catalytic Area: Richmond Road

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156 acres 108 acres 169 acres mist lake plaza

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


2. Plan for 3.

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Catalytic Area: Richmond Road

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Redevelopment Along our Commercial Corridors

Framework

ch m on d rd

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Retail: 300,000 to 350,000 Sqft Office/Commercial: 850,000 to 900,000 Sqft Hospitality: 250-500 rooms

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Low Density MU Medium Density MU Medium-High Density MU Medium Density Residential Medium-High Density Residential

*The framework is a potential development study and not an actual development proposal

Land Use & Development recommendations

growsmart, Lexington KY

0 500’ 1000’

2000’

03.03.2021


2. Plan for Redevelopment Along our Commercial Corridors 3.

Potential Infill Case Study: New Circle Road Commercial, 130 W. New Circle Rd, Lexington KY

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Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


2. Plan for Redevelopment Along our Commercial Corridors 3.

Potential Infill Case Study: New Circle Road Commercial, 130 W. New Circle Rd, Lexington KY

Renovated office Goodwill

Apartments

Apartments Open space Open space

Apartments Retail

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Potential Development Opportunities Residential Units: 190 Retail: 31,000 Sqft Office/Commercial: 80,000 Sqft Existing Parking Spaces ~650 Potential Parking Spaces: 650

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


2. Plan for Redevelopment Along our Commercial Corridors 3. Integrate LFUCG’s Corridor Ordinances NEWTOWN PIKE ORDINANCES

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


4. Implement steps to address equity and inclusion related to growth and development


4. 5. Implement steps to address equity and

inclusion related to growth & development

1. As part of the annual Development Summary, track growth trends within identified “neighborhoods in transition” specifically to increase data transparency 2. Ensure community-based neighborhood planning particularly for “neighborhoods in transition” 3. Ensure broader participation and communication with city residents in planning and development processes, with a focus on identified “neighborhoods in transition” 4. Prioritize community-driven infrastructure investments that discourage displacement in vulnerable neighborhoods 5. Preserve existing affordable housing and expand development options through zoning policy, utilize public/quasi-public land control and increased funding for the Affordable Housing Trust Fund to incentivize low and middle income housing 6. Educate community members on and prioritize policy implementation that promotes increased housing density, supply and affordability 7. Consider creating shared warehousing and distribution centers for small, local businesses 8. Create expansion/assistance programs and ped/bike/open space improvement projects focused on neighborhood retail corridors 9. Increase the number of early childhood centers, community centers and senior centers.

Land Use & Development recommendations

growsmart, Lexington KY

03.03.2021


the opportunity


Potential growth summary potential Development Area (Acres) ADU Scattered Site Residential Infill New Neighborhoods Overbrook Others Dowtown and Urban Core Downtown Urban Core Innovation District Lexmark Other Regional Centers Coldstream (including Kingston Hall and Dairy Farm)

Nicholasville Road Richmond Hamburg Beaumont Center Corridors Corridors Total

Potential Development Opportunity Residential (# of units)

Non-Residential (Sqft) Retail

Office/Commercial

Others

250

-

-

-

~500

750-1,000

-

-

-

900 2,700

4,000 - 5,000 7,000 - 10,000

300,000 - 350,000 250,000

-

-

1,500,000 - 2,000,000

250-500 hotel rooms

200,000

1,800,000-1,900,000

50,000 - 100,000

1,800,000 - 2,000,000

Institutional Research: 1,000,000 200-500 hotel rooms; Eco-district ~30 acres

400

2,500-3,000

190

1,000 - 1,200

365

750 - 1,000

1,145

1,500 - 2,000

500,000

1,300,000-1,350,000

1,030

3,500-4,750

750,000

3,500,000-3,750,000

534 195 650 150

3,000-4,500 2,000-2,500 2,500-3,000 500-1,000

350,000-400,000 300,000 - 350,000 450,000 -500,000 80,000 -85,000

1,000,000 - 1,200,000 850,000 - 900,000 1,000,000 - 1,500,000 240,000 - 245,000

Institutional Research: 3,000,000; Industrial: 1,500,000 250-500 hotel rooms 250-500 hotel rooms 250-500 hotel rooms 250-500 hotel rooms

800

2,000-3,000

500,000 -550,000

4,300,000 - 4,400,000

-

31,250-42,200

*Applying assumptions based on the Development Studies of the Catalytic Areas

the opportunity

growsmart, Lexington KY

03.03.2021


Discussion


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