Introduction The Lexington-Fayette Urban County Government (LFUCG) comissioned the Strand Team to complete a feasibility study for streetscape and trail improvements between Oliver Lewis Way and Forbes Road along the Manchester Street Corridor. The resulting program outlined through this study is intended to help support revitalization efforts for the corridor as part of the larger Lexington Distillery District (District) initiative. The study area is located within downtown Lexington, Kentucky, near its early beginnings at McConnell Springs and is steeped in history with a number of historical landmarks located along Town Branch Creek on which Lexington was originally settled. This area also offers a rich history of the City’s industrial beginnings that includes a currently active rail yard and the former James E. Pepper Distillery, which is slated for redevelopment as part of the Distillery District Revitalization initiative.
Purpose and Intent The Lexington Distillery District project is a visionary initiative proposed by developer Barry McNees to redevelop the once burgeoning Manchester Street Corridor into a vibrant mixed-use district. To help support this initiative, the developer and LFUCG have jointly proposed a Tax Increment Financing (TIF) District to help fund certain elements of required public infrastructure improvements. The TIF district funding mechanism allows the taxing jurisdiction to pay for public improvements from future additional tax revenues the district generates as a result of the improvements. In October 2009, the Commonwealth of Kentucky approved the District TIF request, which led to initiation of this study. In support of the developer’s redevelopment initiative, LFUCG also approved a $2.2 million bond issue in December 2009 for public infrastructure improvements within the District to help serve as a stimulus. The purpose of this feasibility study is to aid LFUCG in better understanding the scope of required public improvements so that informed planning decisions can be made regarding the City’s proposed investment in the corridor. The recommendations of this feasibility study are guided by the knowledge and opinions of LFUCG staff, outside agencies, and a wide range of public and private stakeholders. This initiative is intended to help guide LFUCG in making capital investment decisions that are aligned with the City’s goal to maximize its return on investment. In addition, the plan is intended to achieve the following objectives: • Implement a study approach that supports the potential for future federal funding. • Enhance the District connectivity while remaining sensitive to neighborhood concerns.
• Evaluate alternative alignments and typical sections for roadway and trail improvements • Provide an overall opinion of probable cost to help in evaluating alternatives. • Coordinate study recommendations with the adjacent Rupp Arena and Arts and Entertainment District findings. • Determine a recommended alternative with phasing and implementation strategy. • Establish public infrastructure framework that supports privatesector investment along the corridor.
Area of Study The total corridor length of the project area is just less than one mile and consists of two distinct sections created by the major north/south Norfolk Southern (NS) rail line, which forms a very defining physical divide: • East District: An area approximately 2,125 feet from the intersection of Oliver Lewis Way to the Norfolk Southern railroad overpass on Manchester Street. • West District: An area approximately 2,950 feet from the Norfolk Southern railroad overpass on Manchester Street to beyond the Pepper Distillery property on Manchester Street to South Forbes Road. The study area includes properties located along the corridor and considers adjacent neighborhoods in respecting the relative sensitivities and concerns from the future corridor redevelopment initiative. The current width of the right-of-way for Manchester Street varies along the corridor, with the majority of the right-of-way being less than 50 feet.
Process Summary The planning process for the Lexington Distillery District Improvements Program (LDDIP) Feasibility Study involved a comprehensive approach with input gathered from a number of public meetings, stakeholders, and related research over a twoyear period. The project included four major phases: • Planning Services As part of the planning services, a tailored scope was developed to meet the feasibility study goals and objectives. Planning related services also included facilitation of project information sessions with key permitting and potential funding agencies. • Site Inventory, Research, and Analysis The Strand Team collected existing information relative to the study area including current aerial photography, topography, property ownership, utilities, proposed development plans, and future trail improvement plans. Meetings with key stakeholders including key developers, property owners, and utility representatives were held to learn about future planned improvements and to obtain input related to the planning, design, and implementation of the LDDIP. Multiple site visits allowed the planning team to gather information and research the corridor to gain a greater understanding of the existing physical conditions along with site constraints and opportunities.
• Alternatives Analysis The site inventory, research, and analysis helped in the study and development of various alternative alignments and typical sections for Manchester Street and the Town Branch Trail. These alternatives considered corridor opportunities while being sensitive to other issues and concerns identified through the structured outreach initiative. The alternatives were reviewed at a public meeting and a decision-making matrix was developed to evaluate the options and assist with selection of a preferred plan for implementation. • Recommendations and Implementation Strategies A project of the scale and complexity as the Distillery District Public Improvements Program includes many overlapping considerations between both the public and private sectors. To foster the cooperative dialogue needed to address these common interests, recommendations and implementation strategies are outlined to help move the public infrastructure program forward in a logical fashion that compliments each party’s respective objectives. Priority Early Action items were outlined with various support strategies for both public infrastructure and private development interests.
Public Involvement Summary Effective communication between the project team, LFUCG staff, and various stakeholder groups was essential for this feasibility study to develop in an organized manner and meet the wide range of concerns represented by various interests. Working with the adjacent business owners and area residents was deemed a critical and vital component to this planning initiative. A comprehensive public involvement approach was planned to gain feedback from the following traditional and nontraditional stakeholders as design alternatives were explored, including: • Neighborhood Group Meetings Separate project information meetings were held in the Irishtown, Melrose-Oak Park, and Speigle Heights neighborhoods. These ose meetings were conducted to address the needs of those residents most directly affected by the redevelopment initiative. The neighborhood groups addressed current concerns within their community and the Manchester corridor in general, concerns about the proposed development, and hopes for what redevelopment could mean to the area. • Other Corridor Stakeholder Meetings In addition to the adjacent neighborhood groups, there are several other key corridor stakeholders. These stakeholders include groups such as the developer, utility companies, RJ Corman Railroad Company, and Vulcan Materials. The consultant team met with these stakeholders to understand their concerns and future plans.
• Public Workshops Workshops were conducted that incorporated a visioning component including activities based on audience involvement to actively engage them in the process. Topics included opportunities and constraints as well as sustainable design strategies. Alternatives were presented at a public meeting with opportunity for feedback. Surveys were also used to facilitate input. • Advisory/Technical Committee Meetings Combined meetings with a stakeholder committee and city advisory staff were held to help keep participants informed of progress and to obtain feedback. The lines of communication were kept open with both groups throughout the study duration. These meetings included LFUCG staff and representatives of organizations with an interest in the District, such as LexArts, Rupp Arena, and Arts and Entertainment District Team, the Downtown Development Authority, and others.
Goals and Objectives In response to feedback generated through the public involvement and community outreach initiative, a number of guiding principles were identified to help focus the approach to alternatives development, analysis, and recommendations for implementation. These principles were condensed into five defining goals and objectives for the Distillery District Public Improvements Program as follows: 1. Adopt infrastructure strategies that are context and neighborhood-sensitive. 2. Leverage public investment for restorative potential. 3. Enhance the local environment through sustainable planning and design strategies. 4. Promote transit-oriented complete streets for a more compact and walkable corridor. 5. Use collaborative approach to build consensus for improvements to the public realm.
Railroad Underpass Improvements Enhance Accessibility Screening or Eliminating Existing Aerial Sanitary Crossings Improve District Aesthetics
Trail/Stream Integration Opportunities Enhance Water Resources Design Vernacular Vernaculaar Helps Brand The Distri District Creative Design esign Elements Promote Gathering IIn n Public Spaces
Legend Exa h Example Of Trail Integration With Outdoor Space and Roadway Ou Elements Ele
Manchester Street Corridor Proposed Town Branch Trail Alternatives – Draft Town Branch Future Versailles Trail – Trail Master Plan Line 12-10-10 Under Evaluation Floodway – 2008 FIRM Map Gateway Opportunities
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Lexington Distillery District Improvements Program Feasibility Study, Lexington, KY
Relocation Alternatives for KU Transmission Line Critical to Project Cost
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