Lexington Commons - Mixed-use Development

J u s t i n T. M e n k e & C o .

(Fictional Company for Academic Purposes) 8 1 2 6 P l e a s a n t Va l l e y R o a d Florence, Kentucky 41042 menkejustin@yahoo.com on November 18, 2011

Abstract This proposal for a mixed-use development in Lexington, Kentucky was generated by Justin T. Menke & Co., a team of landscape architects, for Smart Growth Developments, LLC. Two designs are presented, one based on Lexington standards and codes for a mixed-use development, and one based on the standards and codes of Bern, Switzerland. The location of the site was chosen based on the research of a great deal of program criteria combined with an extensive pedestrian audit of the surrounding area of the site.

This proposal demonstrates how a mixed-use development might be arranged on the chosen 28 acre site.

Yet, before the plan was formulated the site was inventoried and analyzed. Then the codes for a mixeduse development were examined and their criteria were calculated based on the program for the site.

The design was then developed based on all factors considered.

a development of opportunity

by

LC

Smart Growth Developments, LLC (Fictional Company for Academic Purposes) 1348 Royalty Court #8 Lexington, Kentucky 40504

Lexington Commons

for

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

Lexington Commons

program for the site—one that considered the site to be in Bern, Switzerland. Bern is a city committed to the pedestrian experience, so by following their standards, the mixed-use development would be pushed even further into a livable and walkable community. Both the Lexington and the Bern programs are summarized in table form below.

The program was refined throughout the process and especially in the design development phase of the project, where the codes for both cities were analyzed and concept drawings began to take shape. A design development board is presented in the following pages, after a site inventory board and a site analysis board.

FAYETTE

VE

RD NE

ESTO

SS E

LL

OW N

S L IM

RU

RD

EE K

RD

T A T E S CR

IL L E NICH OLA SV

ER

D

IB

Y

RD

CH O M

_ ^ C

EN

1:50,000 Coordinate System: NAD 1983 StatePlane Kentucky FIPS 1600 Feet

EW 0

NEW C I C I R C LE RD NCE

0.5

1

RC

R LE

2

D

C N

DN

RD

LE R

D N

IR C

T

RI

WC

RD

NE

L

D N

W

W I N C H ES T E R R D

O M

AR

S

G

CA

PIKE RD

S F OR RD LL

N

ST

CH

The above tables summarize the programs determined for the Lexington based design and the Bern based design. Many of the aspects are the same, yet the Bern details more specific pedestrian and bicycle facilites, as well as additional public green space, while the Lexington details more specific automobile facilities.

Tables by Justin Menke.

N

RI

Other

Parking lot swales/bioretention basins Covered bicycle parking Pedestrian scale lighting Vegetated buffer from on site parking

AI

D

ST

Low spot on site shall be pervious

M

AY W AD O BR

AN Y R B

NR O I T STA

E AV

Parking lot swales/bioretention basins

W

AY W AD O R SB

R

N

N AI

Low spot on site shall be pervious

Water Management

H

D RO

±

ID

Public playground space Vegetated buffer from Nicholasville Road & New Circle Road Pervious pavement where feasible Built environment conforms to pre-development contours

E

I

R BU

75

NC Y WA D OA R B

M

RK A P

50

E

Open Space

R

ES RD VERSAILL

M ER S

25

Miles 100

CL

Circulation

Program Description 16+ dwelling units per 1 acre density Mixture of dwelling units by type, size, and price Mixed-uses of residences, shops, restaurants, and apartments Rooftop community vegetable gardens Connectivity throughout site and with surrounding area Connectivity to public transit Pedestrian network and general walkability Bicycle lanes Public space including parks and plazas Community vegetable garden

PIK

W

CI

E RD CL

EU

Water Management

Vegetated buffer from Nicholasville Road & New Circle Road Pervious pavement where feasible Built environment conforms to pre-development contours

Program Type Buildings

RD

ST

Open Space

Bern Program:

12.5

N TOW

Circulation

Program Description 16+ dwelling units per 1 acre density Mixture of dwelling units by type, size, and price Mixed-uses of residences, shops, restaurants, and apartments Green roof Connectivity throughout site and with surrounding area Connectivity to public transit Pedestrian network and general walkability Close automobile access to shops and commercial Public space including parks and plazas Public vegetable garden

RT

N

BES

A FR

Program Type Buildings

KF O

ST OW

NE

OL D

0

NEW T

LE E

N

Lexington Program:

1:1,500,000

Coordinate System: NAD 1983 StatePlane Kentucky FIPS 1600 Feet

W

The opportunity of capitalizing on this new trend and helping to propel the trend into the Lexington, Kentucky area has caught the attention of Smart Growth Developments, LLC (SGD). SDG has asked Justin T. Menke & Co. (JTM & Co.) to analyze five different sites in the Lexington area and determine which has the highest potential for a mixed-use development. SGD and JTM & Co. settled upon a 28 acre site on the corner of Nicholasville Road and New Circle Road. The decision came upon thorough investigation of many aspects of the site, as well as a pedestrian audit within a half mile of the site. For geographic context of the site, refer to the maps presented on this board to the right.

After the site was chosen, SGD and JTM & Co. set up a program for the Lexington, Kentucky site.

During the process of determining a program for the site, SGD had an idea to produce a separate

RGE G EO

The concept of a mixed-use development is not a new one. Developments throughout history have traditionally been designed for the pedestrian. This would seem obvious when you consider the introduction of the automobile as a recent event (Niemira, 2007). It was a combination of necessity and means that drove people away from high density development. The poor living conditions of cities in the industrial revolution, along with the ability to easily travel long distances, due to the automobile, caused an expansion of developments away from the city. Yet, now that trend is beginning to change.

Urban Developer Phil Holoebek believes that large groups of people are now beginning to move back into the city. The improved city conditions and the appeal of a walkable neighborhood have brought the recently retired, as well as the young professionals, back into higher density living.

3

Miles 4

±

These maps show the geographic context of the site. The upper map shows Fayette County (in grey) within Kentucky. The lower map shows the site (under grey star) within Lexington. The major roads are labled and of a thicker line weight. Figure by Justin Menke.

- Introduction, Program, & Context -

a development of opportunity

Introduction:

LC

Design a mixed-use development that improves the quality of life of the residents by facilitating community engagement, physical activity, and sustainable practices while accommodating for a variety of socioeconomic classes--offer one plan for a Lexington, Kentucky based design and a seperate plan for a Bern, Switzerland based design.

Lexington Commons

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

Problem Statement:

N SCALE 1” = 200’ 0

100

200

400

DoB

Soils Key

K-Mart

Nich olasv i

l le R

oad

parking

DoB Donerail silt loam, 2 to 6 percent slope

parking

This map shows the amount of existing impervious surface colored in grey. On site, about 76% of the surface is impervious. This leaves much room to decrease imperviousness for the development.

Toys R Us

parking

Figure by Justin Menke

uBlmB Bluegrass-Maury silt loams, 2 to 6 percent slope uMlmC Bluegrass-Maury silt loams, 6 to 12 percent slope

uMlmC uBlmB uMlmC

Figure by Justin Menke

uBlmB

This map shows on site soils, according to the Web Soil Survey (USDA NRCS). Though, due to extended period of heavy development, the existing soils are likely to be in poor condition and in need of amending.

Best Buy

Ex. Bus Shelter Bed Bath & Beyond

Office Depot parking

N

§

SCALE 1” = 100’ 0

50 100

200

400

Figure by Thomas Wortman & Justin Menke

This map shows the existing inventory of the site. The existing retail is shown with a thicker line weight and the individual companies are labeled. The road that lines the southern and eastern edge of the property is a private drive. The property line is marked with a double grey line. The predevelopment contours are shown with a dashed line and labeled. The site is 28 acres in total.

This map shows the 8, 10, and 12 digit Hydrolic Unit Code (HUC) watersheds, respectively. The 8 digit HUC is the Kentucky River watershed. The 10 digit HUC is the Hickman Creek watershed. The 12 digit HUC is the West Hickman Creek watershed. The 12 digit HUC map includes elevation data which clearly demonstrates the flow of water within the watershed in relation to the site. Figure by Justin Menke.

Other Inventory : After investigation, the site was found to have no stream day lighting opportunities. According to the National Wetlands Inventory from the US Fish and Wildlife service the site contained no wetlands. The site was also not in or near a floodplain. The soils on site are likely to be heavily disturbed from long periods of development.

- Inventory -

a development of opportunity

uMlmC

LC

§

oad

uBlmB

Lexington Commons

Circ le R

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

New

§

N 25

50

100

200

- Analysis -

LC

a development of opportunity

Lexington Commons

0

SCALE 1” = 50’

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

This oblique analysis map characterizes the perceived contraints and opportunities of the site. This includes areas that be buffered visually. The predevelopment contours could be restored. Pedestrian connectivity to the existing bus shelter should be buffered, either physically or visually. Nicholasville Road should be buffered, not only because of the visual and would be ideal. The existing building footprint would be ideal for proposed buildings. The low spot should be respected noise disturbance, but also because of the existing steep grade. The buildings on the southern portion of the site should and work to contain water runoff. There is opportunity to connect with the off site apartments. Figure by Justin Menke.

Category Auto Parking

Bicycle Parking Yard

Description 3 spaces for every two dwellings, or 0.9 spaces per bedroom for residential 1 space per 300 square feet for other non-residential uses 50% of commercial parking may be used to satisfy residential parking -10% of total spaces if within 300 feet of a bus stop -1 space per bike parking space up to 5% of total spaces Maximum of 12 spaces required; additional spaces supress auto parking needs.

For buildings over 2 stories, 15' front, 10' for side and back

Bern Code Requirements: Category Auto Parking

Bicycle Parking

Figure by Justin Menke

Recreation Area

Description Each dwelling under 120m² GF requires 0.75 to 1.25 spaces Each dwelling over 120m² GF requires 1 to 2 spaces Commercial Max (0.6 x GF/50) + 5 Commercial Min (0.45 x GF/50) - 3 Each dwelling up to 70 m² GF requires 2 spaces Each dwelling over 70 m² GF requires 3 spaces 2 spaces per 100 m² GF of retail 5% of total square footage of all apartments

- Design Development -

Manifestation 170 to 280 spaces 225 to 450 spaces 200 spaces 145 spaces 200 spaces 1050 spaces 330 spaces 163,000 ft²

Manifestation 800 spaces 600 spaces -300 spaces -110 spaces -50 spaces 50 spaces N/A

Total v v v 705 to 760 spaces v v 1580 spaces 163,000 ft²

Total v v v v 930 spaces 50 spaces N/A

a development of opportunity

The central design theme evolved into two axis intersected perpendicular by one axis. The initial axis was formed by orienting the buildings to the predevelopment contours. The buildings were placed on the opposing hills and out of the broad swale. By doing so, the swale became unobstructed and a strong central axis for retail was created. Perpendicular to this initial axis, a secondary axis was formed that provided for a strong entry sequence and also allowed for an attractive view into the site. This axis eventually split and became two axis—one for the pedestrian and one for the vehicle. The parking was placed on the periphery of the site where it would not obstruct the pedestrian experience. The low spot on site was left as open recreation space for water management reasons. The building forms were inspired by a local building in Lexington on the corner of Main Street and Rose Street.

Lexington Code Requirements:

LC

These drawings illustrate the design development from small concept drawings to more detailed plan views. In this process, the code requirements for both Lexington and Bern were analyzed to determine the amount of parking, bicycle parking, recreation space, etc was needed. Aspects of LEED ND were also considered, which is described in the conclusion.

Lexington Commons

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1 Figures by Justin Menke

N

ex. bus shelter residential w/ ground floor office and top floor restaurant

C

pedestrian corridor

50

ew

residential w/ ground floor commercial

C ir

A

25

N

200

cl

green roof

e

vehicle entrance

100

R

residential w/ ground floor commercial

D

bioretention swales

residential w/ ground floor commercial

green roof

green roof

retention pond

residential w/ ground floor commercial green roof

recreation green space

main parking lot

parking garage w/ green roof

community garden

This oblique plan shows the Lexington based design. The items are labeled and the perspectives, which are presented on the following board, are keyed in the with grey letters. Figure by Justin Menke.

- Plan for Lexington Code -

a development of opportunity

d

green roof

fountain

residential w/ ground floor commercial

residential w/ ground floor commercial

LC

oa

bicycle parking

green roof

Lexington Commons

E

0

SCALE 1” = 50’

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

to University of Kentucky and downtown Lexington

§

Nicholasville Road

to Lexington Green and Fayette Mall

Retail Shopping

A

C

This is a perspective of the main vehicle axis which runs from the development entrance to the main automobile parking lot. Bicycle lanes are included and parallel parking is offered. The wide sidewalks facilitate shopping on this “market street�, where the bottom floor of the buildings are shops and retail. The building in the distance is two pods connected on the 2nd through 4th floors.

This provides increased connectivity, while also creating a visual focal point at the axis terminus. Note that this perspective is applicable to the Bern based design as well. Figure by Justin Menke.

This perspective shows the parking lot on the Nicholasville Road side of the site for the Lexington based design. Note that in the Bern based design this area becomes covered parking for bicycles. Figure by Justin Menke.

D

This perspective shows the green roof on the buildings of the Lexington based design. These green roofs would greatly reduce the rainwater runoff rate and be relatively low maintenance. Figure by Justin Menke.

E

B

This figure shows the typical uses within the building pods for the Lexington based design. Figure by Justin Menke.

This perspective shows a solution to the steep grade from Nicholasville Road to the site.

The pedestrian corridor would transition to the street with these seat height terraces.

Included within the terraces would be steps and a ramp. Figure by Justin Menke.

- Supporting Illustrations for Lexington -

a development of opportunity

Residential General Units

LC

Residential Smaller Units

Lexington Commons

Residential Larger Units

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

Green Roof

§

to University of Kentucky and downtown Lexington

N ex. bus shelter

0

C

ew

pedestrian corridor

N

residential w/ ground floor office and top floor restaurant

residential w/ ground floor commercial

C

community garden

A

ir

200

R

residential w/ ground floor commercial

fountain

community garden residential w/ ground floor commercial

greenhouse

community garden

bioretention swales

D

green roof community garden

retention pond

residential w/ ground floor commercial

greenhouse

community garden

E

main parking lot

parking garage w/ green roof

This oblique plan shows the Bern based design. The items are labeled and the perspectives, which are presented on the following board, are keyed in the with grey letters. Figure by Justin Menke.

- Plan for Bern Code -

a development of opportunity

green roof

green roof

LC

bicycle parking

d

residential w/ ground floor commercial

Lexington Commons

oa

community garden

recreation green space

100

e

green roof

playground green space

50

cl

vehicle entrance

25

SCALE 1” = 50’

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

Nicholasville Road

to Lexington Green and Fayette Mall

Residential General Units

Retail Shopping

A

This is a perspective of the secondary axis that runs perpidicular to both the main vehichle axis and the main pedestrain axis. This shows how the cars, bicycles, and pedestrians work together.

Motor traffic would be slow moving and pedestrians would be free to walk the strip of shops. Angled parking is provided for vehicles, while shaded parking is provided for bicycles. Note that this perspective is applicable to the Lexington based design as well--though with less bicycle parking. Figure by Justin Menke.

B

This figure shows the typical uses within the building pods for the Bern based design. Figure by Justin Menke.

-traditional paving- - pervious paving in parking spaces-

C

This perspective shows the covered bicycle parking on the Nicholasville Road side of the site for the Bern based design. Note that in the Lexington based design this area becomes parking for vehicles. Figure by Justin Menke.

D

This perspective shows the rooftop community gardens of the Bern based design. Note that in the Lexington based design the community gardens were on the ground plane. Figure by Justin Menke.

E

- bioretention swale-

This section show the pervious paving of the parking lots and the heavily planted bioretention parking lot swales. The pervious paving is only in the parking spots and not the traveling lanes.

Note that this is applicable to the Lexington based design as well. Figure by Justin Menke.

- Supporting Illustrations for Bern -

a development of opportunity

Residential Smaller Units

LC

Residential Larger Units

Lexington Commons

Greenhouse

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

Green Roof

The potential for a successful mixed-use development in Lexington, Kentucky is promising. Smaller scale projects have been greeted with remarkable success in the Downtown area and with these two designs, one based on local standards and codes, and one based on Bern, Switzerland standards and codes, the organization of a larger scale mixed-use development is demonstrated. These designs provide for a higher standard of living than is the norm in this area. For many groups of people,

this type of community has a great appeal. The convenience of on-site amenities, the opportunity for community engagement, the excitement of greater diversity, and the prospect of being on the spearhead of a growing trend, all culminate to generate substantial interest in such a development. So, the interest is high, the research has been done, and the vision has been illustrated—all that remains is for the visual to be made tangible.

References: Article 28: Mixed use zoning categories. (2011, September). Retrieved November 8, 2011, from http://www.lexingtonky.gov/index. aspx?page=339 Article 22 through 91 of the bern mixed use zoning categories retrieved November 8, 2011 from Dr. Brian Lee. Ching, F. (2007). Architecture form, space, and order. Hoboken, NJ: John Wiley & Sons.

LaGro, J. (2008). Site analysis: A contextual approach to sustainable land planning and site design. Hoboken, NJ: John Wiley & Sons.

LEED 2009 for neighborhood development rating system. (2011, November). Retrieved November 8, 2011, from http://www.usgbc.org/DisplayPage. aspx?CMSPageID=148 Niemira, M. (2007). The concept and drivers of mixed-use development:Insights from a cross-organizational membership survey.

Research Review. Retrieved November 6, 2011, from http://www.icsc.org/srch/rsrch/researchquarterly/current/rr2007141/ MNiemiraMX.pdf

- Conclusion -

a development of opportunity

Conclusion:

LC

includes the location of the development, which was chosen on property that had been previously developed, instead of undisturbed land. The site is also directly adjacent to an existing bus shelter and has many amenities within walking distance.

Aspects of the second category, neighborhood pattern and design, included within the design are on site goods and services, walkable streets, and mixed socioeconomic classes of residents.

Also included are public green spaces and community vegetable gardens. Aspect of the third category, green infrastructure and buildings, included are low maintenance landscaping, green roofs that reduce heat island effect, and stormwater management.

Lexington Commons

The LEED 2009 for Neighborhood Development (LEED ND) guidelines were considered in the design of this mixeduse development. The LEED ND guidelines are divided into three main categories. Within these categories, prerequisites (requirements to be certified) and credits (with specific point values) are included that pertain to aspects of responsible neighborhood design. Certification is achieved by fulfilling all prerequisites and by gaining an additional 40 credit points.

For the purposes of this design, the general principles were considered without attention to point values.

Aspects of the first category of LEED ND, smart location and linkage to surroundings, were included within the design. This

f o r Smart Growth Developments, LLC b y J u s t i n T. M e n k e & C o . on N o v e m b e r 1 8 , 2 0 1 1

LEED ND: