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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*Study completed in 2017
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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.
Undeveloped (Acres)
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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.
Vacant (Acres)
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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
growsmart, Lexington KY
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
KENTUCKY HORSE PARK
KEARNEY LINKS GOLF COURSE
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Keeneland/ Airport
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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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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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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.
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Maximum ADU Size: 800 square feet.
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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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03.03.2021
2. create an overall 2.
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Land Use & Development recommendations
growsmart, Lexington KY
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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
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03.03.2021
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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
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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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Land Use & Development recommendations
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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
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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
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Redevelopment Along our Commercial Corridors
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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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Redevelopment Along our Commercial Corridors
Framework
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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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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
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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