LEXINGTON URBAN GROWTH MASTER PLAN
07.18.24 PC Work Session
01 CONTEXT
Introduction // History // Recommended Areas // Why We Are Here
Introduction
Master Planning, Regulatory Approach, Community Engagement, & Project Management
Transportation &
Infrastructure
Development Feasibility & Financing Mechanisms
Sustainability
Community Engagement
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.
We here!are
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.
• 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 Area
• Along major corridors
• Potential as ‘gateway’ moments into the city
A vision for the next 20 years of growth
Why We Are Here
We want to know how this expansion can…
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
02 SUCCESSFUL PROJECTS
Kentlands, Maryland // Central Park, Denver // Norton Commons
Anatomy of a Neighborhood : Kentlands
Units: 1,915 units
Types: SF, MF, Townhouses, Retail
Size: 352 acres
Gaithersburg, MD
Credits: DPZ CoDesign
Anatomy of a Neighborhood : Central Park
Units: 11,213 units
Types: SF, MF, Townhouses, Retail
Size: 3000acres NOTE:
Denver, CO
Credits : Brookfield Properties
Anatomy of a Neighborhood : Norton Commons
Units: 2,880 units
Types: SF, MF, Townhouses
Size: 595 acres (150 acres of parks and civic space) NOTE:
Louisville, KY
Credits : Norton Commons
03 MARKET POTENTIAL
Demographics // Housing // Office // Industrial // Retail
Demographics
Projected Population & Households, 2023-2045
Residential Conditions
Existing Housing Stock
Residential Conditions
What are people looking for?
• Diverse neighborhoods
• Variety of housing/unit types, sizes and price/rent ranges
• Addressing gaps in the current housing supply
• Attainable housing
• Walkable amenities = Greater density
Office
• Vacancy likely to climb as tenants
shrink spaces with work-from-home trend
• Move toward mixed-use environments
• Neighborhood-serving office
Industrial
• Projected regional growth 4.2 to 5.8 million square feet by 2045.
• Lexington should be able to capture 35-40% of that.
• Land costs will prevent most industrial development in the Expansion Areas.
• Largest potential for future industrial in Areas 4/5, around Blue Sky.
• Actual development will depend on the availability of appropriate sites.
• Lots of newly built / successful retail centers across the city.
• Continued focus in refreshing existing retail centers.
• Retail will follow rooftops (population growth).
• Many retailers now rely on placemaking (i.e. mixed-use).
(0.5%) vacant
04 OUR APPROACH
Design Features of Smart
Growth // Dimensions of
Density // Inspiration
Principles of Good Design
MIXED USE AND DIVERSITY
MIXED
HOUSING
GENTLE DENSITY
CONNECTIVITY
MULTIMODAL TRANSPORTATION
SUSTAINABILITY
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
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
Ashland Park, KY
GENTLE DENSITY
What does well-designed gentle density achieve?
• Net/gross density
• 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
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
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
05
INITIAL CONCEPTS
Design Features of Smart
Growth // Dimensions of
Density // Inspiration
Area 1 : Parkers Mill & Man O War
Tot. Residential:
1,511 units
Commercial Area:
633,798 sqft
Site Area: 163.2 acre Net Density:
Area
2: Winchester Road & Hume Road
Area 2: Winchester Road & Hume Road
Tot. Residential: 7,413 units
Commercial Area: 610,000 sqft
Site Area: 1,017 acre
Net Density: 15.06 du/ac
Gross Density: 7.28 du/ac
AthensBoonesboroRoad
Area 3: AthensBoonesboro Road
Tot. Residential: 5,402 units
Commercial Area: 14,769,700 sqft
Site Area: 641 acre
Net Density: 14.1 du/ac
Gross Density: 8.42 du/ac
Area 4: Todds Road & Canebrake Drive
Area 4: Todds Road & Canebrake Drive
Area 5: Blue Sky
AthensBoonesboroRoad
Area 5: Blue Sky
Tot. Residential:
1,369 units
Commercial Area:
2,808,500 sqft
Site Area: 517.8 acre
Net Density: 13.2 du/ac
Gross Density:
2.6 du/ac
Sample Types: Single-Family
Sample Product: Townhouses
Sample Product: Missing Middle
Standardizing Mixed Residential Density
Town Center
Village Center
Multifamily
Multiplex
Townhouse
Single Family
Civic Use
Parks & Open Spaces
Area 1
: Parkers Mill & Man O War
Focus of Comments
• Density mix
• Pine Needles & Roswell Drive connections
• Parkers Mill improvements
• Non-Buildable Area
• Trails & Buffers
Area 2: Winchester Rd & Hume Rd
Focus of Comments
• Winchester Roadaccess & town center development
• Treatment of Hume Road neighborhood
• Aging in place
• Royster Road connection
• Development intensity
Area 3: AthensBoonesboro Rd
Focus of Comments
• Athens Boonesboroaccess and viewsheds
• Aging in place
• Bicycle and pedestrian access from existing neighborhood
• Mixed housing types
• Market reality
• Flex space flexibility
Area 4: Todds Rd
& Canebrake Dr
Focus of Comments
• Todds Rd - access and viewsheds
• Flex space related to Blue Sky
• Connection across 75
• Senior living
Area 5: Blue Sky
Focus of Comments
• Entertainment district
• Flex space flexibility
• Bike/ped access
• Athens Boonesboro improvements