LEXINGTON URBAN GROWTH MASTER PLAN
05.23.24 Initial Concept Presentation
Samantha Castro, AICP, LEED-ND
01 CONTEXT
Process // Recommended Areas // Vision // Project Goals // Where We’ll End Up
Areas
Potential as ‘gateway’ moments into the city Recommended
Identified by the Planning Commission on October 26, 2023
Total acreage of 2,833 acres
Spread across 5 approved areas, in three geographic edges of the Urban Service
Along major corridors
3 LibertyRd AlumniDr ArmstrongMillRd WilsonDowningRd ClaysMill Rd Citation Blvd Russell Cave Rd BryanStationRd Bowman Mill Rd RoysterRd ManchesterSt WNewCircleRd ManO War Blvd Nicholasville Rd E High St Versailles Rd HarrodsburgRd Newtown Pike SBroadway WMainSt OldFrankfortPike RichmondRd Georgetown Rd E New Circle Rd NBroadway AthensBoonesboroRd Winchester Rd LeestownRd ParisPike Old Richmond Rd ManO WarBlvd ENew CircleRd Parkers Mill Rd Rice Rd Elkchester Rd VanMeter Rd N Cl evela nd R d MilitaryPike Todds Rd Briar HillRd Delong Rd TatesCre ek Rd JessamineCounty 1 2 3 4 5 This product is produced and distributed by: Lexington-Fayette Urban County Government GIS Section 101 E Vine St, 5th Floor Lexington, KY 40507. Not for resale. All information on this product is believed accurate, but is not guaranteed without error. No part of this publication may be reproduced, stored, or transmitted in any form, or by any means without written permission from LFUCG. © 2023 LFUCG 10/26/2023 T:\Projects\Planning\Expansion Advisory Committee\Priority Areas\Planning CommissionFinal Approval.aprx Planning Commission Approved Areas Overview October 26, 2023 Urban Service Area Approved Areas Area Acres 1 163 2 1,017 3 641 4 497 5 515 Total:2,833
Area
Part One: Gather Information & Input
We’ll develop guiding principles for the expansion areas based on community input, market data, and an understanding of existing conditions.
Part Two:
Build Concepts & Draft Plan
The guiding principles will help us develop concepts for how urban development, transportation, parks, and infrastructure should be built in the areas.
Part Three: Review & Check
We’ll gather public feedback on the concepts, make any needed revisions, and then create a detailed plan for how these concepts will be implemented.
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We
here!are
A vision for the next 20 years of growth
Recap of Our Project Goals
Build Successful Neighborhoods through housing, neighborhood design, and community facilities
Protect the Environment, including Lexington’s waterways, carbon footprint, and natural resources
Improve Transportation Networks with complete streets, public transit, and better traffic management
Create Jobs & Prosperity by attracting jobs to Lexington, building up local businesses, and improving economic mobility
Promote Social & Racial Equity through housing, transportation jobs, and policy
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Where We’ll End Up
Refined design concepts for each site
Advance design concepts that accomplish the following:
• Protect the environment
• Save natural features
• Plan for future connections
• Grid system
• Plan for neighborhood connections that allow for live/work/play
• Provide housing options
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02 DESIGN WORKSHOP
Concept Planning //
Design Workshop // Urban
Growth Fest
In the workshop, we:
Moved from initial concepts... ...to draft refined concepts
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What’s our process?
Pre-Workshop
Understand the site conditions
Understand the surrounding context
Understand the market conditions
Develop a rough plan with big ideas
Get community feedback
At Workshop
Adjust big ideas We
Develop concept plans
Present Refined Concept Plan
Continue refining as needed
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Research Design Engagement
here!are
2.5 Day Design Workshop
Apr 29-May 1, 2024: Opportunity to present and receive feedback on the initial concepts.
• 2 public presentations, stakeholder meetings, and open studio hours
• 130+ participants
Urban Growth Fest
May 1, 2024: Community engagement by bringing the concepts to them.
• 240+ attendees, families, and community partners
• Smart growth exercises, informational booths, and family fun
03 OUR APPROACH
Design Features of Smart
Growth // Dimensions of
Density // Inspiration
Norton Commons, KY
Principles of Good Design
MIXED USE AND DIVERSITY
MIXED
HOUSING
GENTLE
DENSITY
CONNECTIVITY
MULTIMODAL TRANSPORTATION
SUSTAINABILITY
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Principles of Good Design
MIXED USE AND DIVERSITY
MIXED HOUSING
GENTLE DENSITY
CONNECTIVITY
MULTIMODAL TRANSPORTATION
SUSTAINABILITY
Build Successful Neighborhoods
Create Jobs & Prosperity
Protect the Environment
Promote Social & Racial Equity
Improve Transportation Networks
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MIXED USE AND DIVERSITY
What does a mix of uses and a diversity of uses achieve?
• More plentiful amenities/things to do
• More market support for retail, jobs
• Greater walkability and shorter trips
• Greater sense of discovery (“random encounters”)
Chapel Hill, NC
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MIXED HOUSING
What does well-designed mixed housing achieve?
• Addresses different needs (own vs. rent, singles vs. families)
• Can promote affordability
• Provides visual diversity / interest
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Harbour
Town,
SC
Harbour Town, SC
DENSITY
What does well-designed gentle density achieve?
• More connections with neighbors
• Collective open space
• A mix of uses (in some cases)
• Greater support for retail and other economic drivers
• Greater support for entertainment
Atlanta, GA
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Woodstock, GA
CONNECTIVITY
What does greater connectivity achieve?
• Reduced isolation
• Reduced traffic congestion
• Greater transportation safety
• Greater flexibility/adaptability and change over time
• Greater opportunity for flexible transit service
Lexington, KY
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CONNECTIVITY
Conventional suburban network: Well-designed connected network:
PROS
■ Lower traffic volumes on local streets
■ Perception of privacy
■ Perception of increased safety
CONS
■ Traffic delays, as all local streets feed to same collector street
■ Discourages walking/biking
■ Lower volume of transit users
■ Less adaptable over time
PROS
■ Disperses traffic, reducing high volumes on collectors
■ Reduced VMT
■ Encourages walking/biking
■ More transit-friendly
■ Faster emergency response
■ More adaptable over time
CONS
■ Potential for reduced privacy as network encourages more activity
■ Less space for auto-oriented businesses
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MULTIMODAL TRANSPORTATION
What does multimodal transportation achieve?
• Provides a transportation network to serve ALL users
• Creates a shift in transportation equity
• Encourages active lifestyles and active transportation opportunities
Lexington, KY
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Anatomy of a Neighborhood: Glenwood Park
Atlanta, GA
Anatomy of a Neighborhood: Glenwood Park
MIXED HOUSING
Townhouses along collector streets step down in intensity to single-family.
CONNECTIVITY
A street network made up of small blocks offers multiple ways to access the city beyond.
SUSTAINABILITY
A park provides greenspace to neighbors, and also serves as the stormwater detention for the neighborhood.
Atlanta, GA
Anatomy of a Neighborhood: Norton Commons
Louisville, KY
Anatomy of a Neighborhood: Norton Commons
MULTIMODAL TRANSPORTATION
Norton Commons is well-connected by trails within open spaces, but along major boulevards as well.
MIXED USE AND DIVERSITY
Norton Commons features a mix of multifamily, ground-floor retail, and town-houses, creating a diverse, vibrant Town Center.
GENTLE DENSITY
Different sections of Norton Commons have different densities, all responding to their surrounding context of that part of the neighborhood.
Louisville, KY
04 VISUALIZING DENSITY
Examples from: Louisville, Atlanta, Lexington
Atlanta, GA
Visualizing density in... Louisville
Norton Commons
6.5+ units/acre
Units: 2,880
Types: SF, MF, Townhouses
Size: 595 acres (150 acres of parks and civic space)
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200 ft =
Visualizing density in...
Atlanta
Glenwood Park
~12.5 units/acre
Units: ~350
Types: Single-Family,
Multifamily, Townhouses
Lot Size: varies
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100 ft =
Visualizing density in...
Manchester
~15.5 units/acre
Units: ~113
Types: Single-Family,
Multifamily, Townhouses
Lot Size: varies
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100 ft =
Atlanta
What about in Lexington?
Visualizing density in... Lexington
Beaumont Centre
3.2 units/acre
Adjacent to: Area 1
Units: ~400
Types: Single-Family
Lot Size: 1/3-1/4 acre
Zoning: R-1C
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90 ft =
Visualizing density in... Lexington
Chilesburg/Hays Blvd
~7 units/acre
Adjacent to: Area 3
Units: ~1,680
Types: Single-Family, Multifamily
Lot Size: ~8,000 sq ft
Zoning: EAR-2
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90 ft =
Visualizing density in... Lexington
Walnut Creek
8.2 units/acre
Adjacent to: Area 3
Units: 82
Types: Single-Family
Lot Size: ~5,000-6,000 sq ft
Zoning: EAR-1
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90 ft =
Visualizing density in... Lexington
Kenwick 8 units/acre
Adjacent to: Downtown
Types: Single-Family
Lot Size: ~4,500 sq ft
Zoning: R-2
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90 ft =
Visualizing levels of density:
The Rural to Urban Transect
the sweet spot for these areas
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DPZ
Credit:
Framework Concepts // Refinement // Housing Typologies // Inspiration
I - 64 I-75 1/4Mile Protect the Community Hume Road Road for Road connections for future Hume Road 05 INITIAL CONCEPTS
What Initial Concepts Show
General recommendations for:
• Groups of potential land uses (i.e. mixed use, townhouses, retail)
• Groups of intended densities
• Street network
• Open space
• Water
• Unbuildable areas
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C. Medical Office A. Battery Manufacturer G. Entertainment Greenway/Trails L. Single Family Detached B. Warehouse K. Single Family Attached J. Neighborhood Retail I. Mixed-use/Live-Work F. Multi-Family H. Dining D. Continuing Care Community E. 55+ Active Adult Community H. Retail M A B C D E F G H K L L J J I Data Center Workforce Housing Naomi Ln Big Box retail Self Storage Garden Style Multi-Family Commercial Outparcels Water Garrett Ln 24 Water Garrett Ln Floodplain Floodplain Driving Range H
OAK GROVE SITE VISIONING
Area 1: Parkers Mill & Man O
• Smallest of the 5 areas
• Total acres: 163
• Currently used as pastures
• Challenge of karst features
• Functional concerns along Parkers Mill
• Adjacent trail system
• Includes landscaped entry to Pine Needles Lane (Heritage Place HOA)
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War N
INITIAL CONCEPTS
Recommendations
Connect back into existing neighborhood (Beaumont)
Connect to potential future urban growth areas
Commercial site along Man O War
Target non-buildable land for greenspace
AREA 1 DRAFT
ManO War Boulevard W New Circle Road Connecting to Cardinal Run Park South Non - Buildable Land 1/4Mile PineNeedlesLane Connecting to Cardinal Run Park North Low Density Medium Density High Density Neighborhood Hubs GROSS TOTAL Non-Buildable Area Stream Buffers (x’) NET TOTAL 667 - 1,001 245 - 471 124 - 149 394 - 525 1,429 - 2,1451,429 -2,145 83.42 18.82 4.95 13.12 120.31 39.71 3.19 163.21 8 - 12 13 - 25 25 - 30 30 - 40 11.88 - 17.838.76 - 13.14 UNITS AREA (AC) DENSITY (DU/AC) Road connections for future
N
Area 2: Winchester Road & Hume Road
• Largest of the 5 areas
• Total acres: 1016
• Single-family neighborhood along Hume Road, farms, WKYT News Station, and part of a power substation
• Several streams / floodplains
• Most likely opportunity for near-term transit
• Access concerns to Winchester Road
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N
AREA 2 DRAFT
Winchester Road I - 64 I-75 1/4Mile 1/4Mile Protect the Community Hume Road Road connections for future Road connections for future Road connections for future RoysterRoad Polo Club Boulevard Proposed signalized Intersection Hume Road * 10 West Vine Street, Suite 300 www tsw-des gn com phone 859.317.5585 Lexington, Kentucky 40507 N Project Title: For: Scale: 1 300 Copyright. All Rights Reproduction in whole prohibited. This instrument of service architect and may not way without the written the office. April 25, 2024 Area 02 - Urban Management Lexington-Fayette County Government 0 300 Streams Site Boundary Stream Neighborhood Low Density High Density Quarter NonMedium Green Major Minor Low Density Medium Density High Density Neighborhood Hubs GROSS TOTAL Protected Area Stream Buffers (x’) NET TOTAL 3,339 - 5,008 2,798 - 5,380 1,590 - 1,908 1,376 - 1,834 9,102 - 14,1309,102 - 14,130 417.32 215.20 63.60 45.85 741.97 124.92 149.47 1,016.36 8 - 12 13 - 25 25 - 30 30 - 40 12.27 - 19.048.96 - 13.90 UNITS AREA (AC) DENSITY (DU/AC)
Protect
commercial areas, one along Winchester Road and one Neighborhood Hub in the middle of the site Recommendations N
INITIAL CONCEPTS
Plug into Polo Club Boulevard
Hume Road Two
Area 3: AthensBoonesboro Road
• Total acres: 640
• Crop and farm uses, Brenda Cowan Elementary and the back portion of Edythe J. Hayes Middle
• Several streams / floodplains / ponds
• Some steep slope concerns
• Access concerns to adjacent neighborhood and Athens Boonesboro Road
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N
INITIAL CONCEPTS AREA 3 DRAFT
Knit
Multiple contact points along AthensBoonesboro Recommendations
Connect to
and Brenda Cowan ES
Protect natural systems
Brenda Cowan Elementary School I75 I75 AthensBoonesboroRoad 1/4Mile 1/4 Mile Area 4 Area 5 Edythe J. Hayes Middle School 1/4Mile Future road connections for Area 4 via I-75 underpass Future road connections for Area 4 via I-75 overpass Canebrake Drive Canebrake Ct Bicycle/Pedestrian Connection Bicycle/Pedestrian Connection Bicycle/Pedestrian Connection 1/4 Mile Proposed signalized Intersection * 110 West Vine Street, Su te 300 www tsw-design phone 859.317.5585 Lexington, Kentucky N Project Title: For: Scale: 1 : 300 Copyright. All Reproduction in prohibited. This instrument of service architect and may way without the the office. April 25, 2024 Area 03 - Urban Management Lexington-Fayette County Government 0 300 Streams Site Stream Neighborhood Low High Quarter Non Medium Gas Non Major Minor Low Density Medium Density High Density Neighborhood Hubs GROSS TOTAL Non-Buildable Area Stream Buffers (x’) NET TOTAL 2,081 - 3,122 2,383 - 4,583 1,373 - 1,648 1,517 - 2,023 7,355 - 11,3767,355 - 11,376 260.18 183.34 54.92 50.57 549.01 40.89 50.95 640.85 8 - 12 13 - 25 25 - 30 30 - 40 13.40 - 20.7211.48 - 17.75 UNITS AREA (AC) DENSITY (DU/AC)
bike/ped facilities back into existing neighborhood
existing urban growth area
N
Area 4: Todds Road & Canebrake Drive
• Total acres: 496
• Large, agricultural tracts along Todds Rd
• Series of 10-acre lots along Canebrake Drive
• Significant steep slope concerns along Canebrake
• Potential for long-term vehicular connectivity
• Proximity to Blue Sky
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N
INITIAL CONCEPTS AREA 4 DRAFT
Recommendations
Natural connection into Area 3
Connect to potential urban growth areas
Reserve some acreage for light industrial (good location for it)
I - 75 Athens Boonesboro Road 1/4 Mile 1/4Mile Todds Road I - 75 Area 3 Area 5 Canebrake Ct Canebrake Drive 1 S Project For: Scale: 1 Copyright. Reproduction prohibited. instrument architect way the Lexington-Fayette County Low Density Medium density High Density Neighborhood Hubs GROSS TOTAL Light Industrial Stream Buffers (x’) NET TOTAL 1,131 - 1,697 1,921 - 3,693 944 - 1,133 2,080 - 2,773 6,076 - 9,2966,076 - 9,296 141.39 147.73 37.77 69.32 396.22 60.83 39.86 496.91 8 - 12 13 - 25 25 - 30 30 - 40 15.33 - 23.4612.23 - 18.71 UNITS AREA (AC) DENSITY (DU/AC) Future road connections for Area 3 via I-75 overpass Future road connections for Area 3 via I-75 underpass Future road connections Future road connections to Polo Club Boulevard Future road connections to Blue Sky Area for consideration to be included in Blue Sky Small Area Plan Future road connection Future road connection Future road connection
N
Area 5: Blue Sky
• Total acres: 514* (plus an additional 7 acres to parcel boundary)
• Blue Sky Rural Activity Center, highway serving uses, and the new Lexington Sporting Club
• Concerns with access along Athens Boonesboro / I-75
• Significant land disturbance
• Farthest from transit / trails
AREA TO BE CONSIDERED IN A FUTURE SMALL AREA PLAN
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N ADDITIONAL 7 ACRES
INITIAL CONCEPTS
AthensBoonesboroRoad
Recommendations
Natural connection into Areas 3 and 4
Increase opportunity for a district connected to new soccer stadium Consider highest and best use for I-75 corners Connect to potential urban growth areas
Lexington Sporting Club Existing Soccer Fields LSC Stadium (Under Construction) Future road connections Future road connections Future road connections to Area 4 via Canebrake Drive Future road connections to Area 3 1/4 Mile 1/4 Mile 1/4 Mile I75
Canebrake BLUE SKY PARKWAY AthensBoonesboroRoad Area to be considered in a Future Small Area Plan I75 Athens Ballfield Complex Future road connections * Proposed signalized Intersection 1 S N Project For: Scale: 1 Copyright. Reproduction prohibited. instrument architect way the April Area Management Lexington-Fayette County Medium Density High density Neighborhood Hubs GROSS TOTAL Future Small Area Plan Soccer field Highway Commercial Light Industrial Stream Buffers (x’) NET TOTAL 295 - 566 792 - 951 1,996 - 2,662 3,083 - 4,179--3,083 - 4,179 22.66 31.69 66.54 120.90 282.97 20.91 37.66 17.89 34.12 514.45 13 - 25 25 - 30 30 - 40 25.50 - 34.57--5.99 - 8.12 UNITS AREA (AC) DENSITY (DU/AC)
AREA
5 DRAFT
N
What Refined Concepts Show
• Street network
• Specific buildings and their associated land uses (i.e. townhouses, retail, etc.)
• Open space
• Water, especially stormwater detention
• Parking
• Vegetation
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Concept Example - Area 2
What types of housing might be appropriate for these expansion areas?
Single-Family (Small Lots)
Definition: single-family homes arranged in a subdivision pattern with either narrow or shallow lots
Examples:
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Townhouses
Definition: multi-family housing units attached by one or two shared walls, usually built in a linear pattern with narrow or nonexistent setbacks
Examples:
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Garden-Style Apartments
Definition: multi-family housing units 1-3 stories tall built around a shared courtyard or public space
Examples:
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Cottage Courts/Mews
They’re missing middle!
Definition: a cluster of single-family homes arranged around a shared common space
Examples:
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Accessory Dwelling Units (ADUs)
Definition: a small housing unit considered “accessory” to a single-family home, which can be attached or detached with an entrance typically behind or alongside the main building
Examples:
They’re missing middle!
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Duplexes, Quadplexes, Multiplexes They’re missing
middle!
Definition:
Multi-family housing units ranging from 2-10 units per structure, typically standalone and either owneroccupied or leased by individual landlords
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Duplex
(2 units) Quadplex (4 units) Sixplex (6 units)
Courtyard Apartments (~10 units)
Duplexes, Quadplexes, Multiplexes They’re
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missing middle!
Duplex
Duplex
Quadplex
Multiplex
Courtyard Apartments
Courtyard Apartments
Product Types: Single-Family
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SINGLE FAMILY 12 du/ac 30.0' 80.0' 22.0' 64.0' 11 du/ac 8 du/ac 7 du/ac TSW Arch Clairemont 24' ~2,000 sf TSW Arch Carmel 30' 2,319 sf Single Family with ADU TSW Arch Highland 36' 2,500-3,000 sf 6 du/ac without ADU Small Lot 2-sty Up to 2,000 sf Small Lot 2 -sty Up to 2,000 sf Max. Small Lot 2-sty Up to 1,900 sf Typical Lot in Downtown Lexington 5-6 du/ac No Alley ADU 13 du/ac 30.0' 70.0' 24.0' 55.0' 28.0' 22.0' 60.0' 70.0' 42.0' 100.0' 35.0' 75.9' 24' 100.0' 40.0' 75.3' 30' 45.0' 120.0' 50.0' 120.0' 22.0' 28.0'
Sample Product: Townhouses
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20'X45' TH TOWNHOUSE 22'X50' TH 18 du/ac 16 du/ac 27'X80' TH 12 du/ac 45.0' 20.0' 50.0' 22.0' 40.0' 110.0' 65.0' 5.0' 70.0' 18.0' 22.0' 100.0' 27.0'
Sample Product: Missing Middle
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6-PLEX ( 3-STY) Habersham ~1,600 sf 10-PLEX ( 3-STY) 12-PLEX ( 3-STY) MISSING MIDDLE 20 du/ac 4-PLEX ( 2-STY) ~1,200 sf 16 du/ac 1 BR - 684 sf 2 BR-1,004 sf 36-40 du/ac 10-UNIT COURTYARD 26 du/ac 1 BR - 684 sf 15 du/ac Kronberg Duplex Cottage 1,200-1,500 sf 50.0' 65.0' 50.0' 50.0' 85.0' 46.0' 85.0' 46.0' 10.0' 32.0' 100.0' 85.0' 70.0' 100.0' 100.0' 120' 80.0' 65.0' 30.0' 100.0' 40.0' 40.0' 8.0' MULTIPLEX ( 2-STY) Average ~ 800 sf
Final Thoughts
Our Project Goals
Refined design concepts for each site
Advance design concepts that accomplish the following:
• Protect the environment
• Save natural features
• Plan for future connections
• Grid system
• Plan for neighborhood connections that allow for live/work/play
• Provide housing options
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