Blue Sky Rural Activity Center Small Area Plan
~o!i ;reo Plan
Table of Contents
Exhibit
Exhibit
Exhibit
Looking toward the Blue Sky area
Chapter 1: Introduction
1. 1 Background
The Blue Sky Rural Activity Center (RAC) is one of four such areas in Fayette County. The concept of Rural Activity Centers was identified by the 1980 Lexington-Fayette Count y Comprehensive Plan to "recognize the existence of established nonresidential developments in the Rural Service Area of Fayette County".
Rural Activity Centers are "generally characterized by nonresidential uses and existing urban zoning (They) serve as employment centers and fea ture a higher intensity of land use than is found elsewhere in the Rural Service Area. Adequate screening and buffering should be provided as new development occurs to protect s urrounding agricultural and res identi al properties from any negative effects of the more intensive uses contemp lated fo r the Rural Activity Centers. No indus tria l developmen t should be permitted unless the site ha s access to sanitary sewers"( 1980 Lexingto n Fayette County Compr ehensi ve Plan)
The Blu e Sky Rura l Activ ity Center is located in the vicinity of Intersta te 75 at the AthensBoonesboro Road exit in southeast F ayette County. This Small Area Plan proposes an expansion of th e Blue Sky Rural Activity Center to recomme nd land uses more c ons istent with both the existing and the expected development character of the area.
1.2 Purpose of the Small Area Plan
The purpose of the Sma ll Area Plan is to provide the documentation necessary to make an informed decision a bou t the proposed changes in land use categories. This do cumentation consists of informatio n ab ou t existing conditions and p roposed chang es. So i ls and landforms, existing land us e , c urrent zoning, infrastructure analyses and proposals, and traffic studies form the core of the exis ting co nditions information. Proposed changes are presen ted as recommended land us es, buffering s trategies, industrial market overvi ews, and development guidelines.
Traveler-oriented development at 1-75 interchange
Athens-Boonesboro Road runs east-west and divides the RAC into quadrants. The Crutcher property is shown in the photograph.
Vici nity Map
Blue Sky Ru ral Activity Center
Sma ll Area Plan
1.3
Study Area Boundaries and Significant Features
The study area consists of the existing Blue Sky Rural Activity Center in southeastem Fayette Cowity, Kentucky and several properties owned by other parties (see Exhibit 1).
The subject properties consist of three tracts, one eac h l ocated in the northeast, southeast, and northwest quadrants of the Intersta te 75 and Athens-Boonesboro Road interchange (see Exhibit 2).
One of the properties is owned by one party (B aesl e r), one by anoth er party (Crutcher) and the third by a group c ons isting of a numb er of owners (designated in this report as the THWB p rop erty) . D evelopment of the respective p roperti es w ill o cc ur independe ntly o f eac h other. All three have bee n includ ed in the Small Area P l an to esta b lish the type, intensity and character of land us es b eing proposed and to demonstrate h ow the pro pos ed land us es harmo nio usly relate to existing and propos ed uses in the area
The Baesler p roperty consists o f 150 acres located to the north of Athens-Boonesb oro Road , immediately adjacent to the north and west boundaries of the B lue Sky Parkway area. The property is currently designated as "Rural Service Area"
The Crutch er p ro perty consists of approximately 50 acres located on the south side o f the Athens-Boo nesboro Road. This p ro p erty lies west of the Lexington-Fayette Urban County Government baseball complex and east of the Holiday Inn and Interstate 75. This p roperty is currently designated as "Rural S ervice Area".
The THWB property co nsists of approximately 30 acre s. This acreage is part of the former Levy farm, co nsisting of approximatel y 400 acres of l and. The THWB property discussed in this repo rt is t h e t ract o f land located immediately west of Interstate 75 and north of the commercial area on A thens-B o onesboro Road, near Jerry ' s Re staurant and the BP gas station. This property is d esignated as ''Rural Serv ice Area". More det ail ed d escriptions o f existing conditions are p rovided in C ha pt er 2 .
Aerial view of development at Blue Sky Parkway
D evel opm e n t located adjacent to Crutcher property (Waffie House, Holiday Inn)
1.4 Overview of the Blue Sky Area
The Blue Sky Rural Activity Center encompasses property on all four quadrants ofland located adjacent to Interstate 75 and the Athens-Boonesboro Road. Interstate 75 is the major north/south limited access highway that passes through Fayette County app ro ximately three miles east of Lexington. AthensBoonesboro Road extends east fro m Lexingto n and bridges Interstate 7 5. Athe n s-Boones b oro Road recently und e rw e nt a major w idening and improvement p roj ect and is now a fo ur-l ane divided highway between the interstate interchange and Lexington.
The character o f the area v aries from quadrant to quadrant. The northeast quadrant is the most developed It contains light industrial and truck r e lated development on Blue Sky Parkway; travel e r orie nted development such as motels, r estaurants, and gas stations; and other commercial dev elopment along Athens-Boonesboro Road. The southeast quadrant also contains trav el/highw ay oriented uses, several rural houses, a baseball complex, and open land. The re is n o unified design theme common to the dev elopment in this quadrant. The sou thw est quadrant also contains travel/highway oriented us es and open land which, because of the existing topography, has constraints to development. The northwest quadrant contains travel/ highw ay oriented uses (fronting Athe nsBoon es b oro Road) and open land. This quadrant also contains an independently operated sewer plant.
raveler-oriented commercial development
Physical constraints are present at the southwest quadrant of 1-75 and AthensBoonesboro Road
T
along Athens-Boonesboro Road, west of 1-75
Structures
Sky Rural Activity Center Scot• 1· : 1200 Blue Sma ll Area Plan
Recreati<>n
1.5 Goals and Objectives
Land Use
Goal :
Adhere to the intent of previous plrum.ing documents by promoting the concept of Rural Acfaity Centers (as described in the 19 96 LFUCG Co mprehensive Plan Update).
Objectives:
Esta b lish logical physical limits to the development boundaries both to efficientl y use presently undeve lop ed land and to create new and rational development boundaries.
Designate land uses to achieve compatibility and avo id conflict be tween different intensities of land use.
Concentrate commercial land use around t he AthensB oonesboro Road interchange at Interstate 75.
Quality of Life
Goal:
Provide guidelines that ensure functional , safe and aesthetically pleasing development.
Objectives:
Encourage buffering between different intensities of land uses Strengthen the visual attractiveness of the Athe ns-Boonesboro Road corridor.
Develop appropriate architectural design guidelines for commercial and industrial facilities.
Develop site design gu ideli nes for commercial and industrial facil ities.
Utilities
Goa l 1:
Provide a dependable and adequate supply of all essential utility services.
Objectives :
Ensure that all developed areas are provided with essential utility systems. Install adequate safety features that will ensure the dependability of the s ystems .
3 e Srro, reo Fie:,
Looki n g northwest toward the THWB property
View to the west direction to Athens• Boonesboro Road from the Crutcher property
Goa l 2:
Provide adequ ate publ ic an d/o r private facilit ies.
Objectives:
Provide an adequate, sanitary, and s afe means of collecting, transporting, and disposing of solid wastes and stonnwater
Ensure that residents in the surrounding area are not negative ly impacted by development.
Environment and Resources
Goal:
Ensure the most efficient and reaso nab le utiliz ation of physical resources in the area
Objectives:
Identify potenti a l environm enta ll y sensitive areas and plan for the i r ap propriate use.
Preserve features w hic h have unique historical, arc hi tectura l or na t ura l value.
Chapter 2: Existing Conditions Overview and Analysis
2.1 Soils and Landforms
The soils in the general vicinity of the Blue Sky Rural Activity Center fa ll within t he Lowell-Loradale-Mercer associat ion T hi s association is described as "gently sloping, deep and moderately deep, well drained and moderately well drained soi ls on up lands," in the General Soil Map of the Soil Survey for Fayette County, Kentucky (USDA, 1967).
The Soil Survey states "This soil assoc iat ion consists of broad, gently sloping ridgetops dissected by many drains . Leading down to the drains are slightly steeper, fairly regular s lo pes of moderate length. Sinkholes are prominent in places but are not characteri stic of the association as a whole". Review of the proposed expansion properties has revealed no sinkho les, nor were any identified by property owners
The Lowell-Loradale -Mercer associati on is generally suited for development, but within the association are areas that may hav e significant constraints to devel op ed use. Appendix A contains detailed informati o n about the s oils found on the three subject pro perties. In general, severely constrained soils s ho uld be avoided, for example, when ch oos ing locations for roads, utility structures, or buildings Some of the types of constraint s encountered in certain areas on the stud y properties include low depth to seasonal hi gh water table; shrink- swell potential; ste ep slo pes; sha llo w depth to rock; and flood hazard A dditional analysis to identify site-specific develo pment constraints will occur as development p lans and plats fo r the proposed expansion prop erties are submitted to the U rban County Government planning entities for zoning and development approv als.
Looking southeast toward the Baesler property
Looking northwest toward the THWB property
2.2
Existing Land Uses
Exhibit 3 on the following page shows generalized existing land use in the area The types of land use that are foun d in the vicinity incl ud e:
Vacant/Open Housing
Commercial Industrial Semi-public Recreation
The most extens ive urban land use is industrial follo wed by commercial, housing and recre- ' ation. Vacant/open land surrounds the developed Rural Activity Center, with housing sites occurring in pocket s to the north and south of AthensBoonesboro Road. The proposed expansion p roperties are all predominately vacant/open.
Commercial land use is found in varying amounts at all quadrants of the intersection of Interstate 75 and Athens-Boonesboro Road. Industrial land use in the vicinity is concentrated around Blue Sky Parkway.
Recreation land use cons ists of a baseball complex with hard surface parking and a food service facility located to the east of Interstate 75 and south of Athens-Boonesboro Road.
The Baesler property is used as pasture and other types of farmland. Canebrake Road off Athens-Boonesboro Road provides vehicular access to the property. The land is gently sloping and drains to a creek on the south side of the property. A portion of the southern edge adjoins industrial development on Blue Sky Parkway, while the remaining part adjoins the commercial development at the comer of Interstate 75 and Athens-Boonesboro Road. T he eastern edge of the Baesler property also adjoins industrial development on Blue Sky Parkway. The no rthern boundary adjoins land on which se vera l houses are located. These houses are located on Canebrake Co urt The wes tern edge lies adjacent to Interstate 75.
Three houses currently occupy the Crutcher property. The slopes on the prope rty dra in toward the center of the tract. Athens-Boonesboro Road adjoins one section of the northern property boundary and the Holiday Inn property adjoins the remainder. The previously described baseball complex adjoins the eastern edge of the property. The southern boundary adjoins vacant/open land The western boundary is adjace nt to Interstate 75 and to the Holiday Inn prope rty
BILE:- Skv Sm ail Ar eo PIO'i
LFUCG baseball complex adj acent to Cru tcher property
Traveler orien ted land uses adj acent to THWB property
The THWB property is currently vacant/open l and TI1e direction of drainage is generally toward the west. The eastern boundary is adjacent to Interstate 75. Toe southern boundary adjoins an area that is currently vacant/open space, but which is designated as "Light Industrial" in the 1996 Comprehensive Plan Up date, as well as a commercial area on Athens -Boonesboro R oad. The western and northern property b oundari es adjoin open land.
2.3 Current Zoning
The zoning ma p o n the following p age d ep icts the zoning dis tric ts in the general study area.Toe name, intent and princi pal us e o f each zoning district found there are des cri bed as follows:
Agricultural Rural (A-R) Z one -
This zone is int en d ed to preserve the
rural character o f the agricul tural ser-
vice area by pro moting agriculture and related us es, and by discouraging all forms of urban developmen t except for a limited amount of conditional uses. Principal uses are fo r agricultural purposes and for single family detach ed dwellings.
Highway Service B usiness (B-3) Zone -
This zone is intended to provide for retai l and other uses necessary to t he economic v itality of the community but may b e inappropriate in other zones. Principal uses range from automobile service stations to motels to offices.
Interchange Se rvice Business (B-5P)
Zone - This zone is intended to p ermit the establishme nt o f limited commercial facilit ies a t l imited acces s highway interchange areas so t hat the traveling public i s conveniently provided wit h transient typ e services w ithout endang ering the moveme nt along , as well as access to and from, th e l imited access highway. Princ ip a l us es include automobile s ervice stations , restaurants, night clubs and adult ca barets, hote ls and mo tels, and o v ernight trai le r and camp ing fac ilities
Lookin g north to Baesler property from rear of
Red Roof Inn
Looking southwest to Cru tc her property from Athens- Boo nesboro Road
8-SP
Legend D A-R Zone, fuB,')
r-7 B-3 ~-BusinosS L._] Zono)
85-P ~c:hMgeSoMce Bun,sslone) D 1-1 (l-'ltflncilslr1a!Zono) LJ P-1 (l'rollloslona Office Zone) A-R Current Zoning
Blue Sky Rural Activity Center Sm all Area Plan Exhibit 5
Light Industrial (l- 1) Zo n e -
This zone is intended fo r manufacturing, industrial, and re lated uses not involving a potential nu isance in tenns of smoke, noise, odor, vibration , heat, light, or industrial waste. Principal uses include the manufacturing, compounding, asse mbl ing, processing, packaging or similar treatment of products including bakery goods, electrical parts, appliances, to iletries, scientific instruments and equipment; recycling, sorting, baling and processing of glass and nonferrous metals; and other industrial and manufacturing uses.
Professional Office (P-1 ) Zone -
This zone is intended for offices and related uses. Retail sales are prohibited except where directly related to office functions. Principal uses are numerous, but include banks, libraries, funeral parlors, medical o ffices , hospitals, nursing and rest homes, beauty shops and offices for organizations.
Zoning information was obtained from the Zoning Ordinance of the Lexington-Fayette Urban County Government, Kentucky, amended through September 1, 1999. Zoning area mapped information cons ists of Zoning Area map numbers RSA-2 8 and RSA-29, obtained from the P lanning Services Section of the Planning Division.
Looking west along Athens-B oonesboro Road
Aerial view of United Court and Cutter's Hill Court
2.4 Relatiomhip to the 1996 Comprehensive Plan
The 1996 LFUCG Comprehensi,.-e Plan identified four Rural Acti\.ity Centers in Fayette county: o::ie of these is the Blue Sky Rural Acti,ity Center. Proposed land uses in the 1996 Comprehensive Plan for this rural acti -...ity center include a sizable amount of the Highway/ Interstate Commercial category centered around the interchange of V 5 \\ith AthensBoonesboro Road. A small amount of Light Industrial use is shown to the north of the Highway Interstate Commercial category directly adjacent to the north side of AthensBoonesboro Road. Exhibit 5 on the following page illustrates the land uses proposed in the 1996 Comprehensive Plan update.
A proposal was made at the Planning Commission public hearing o n ~{arch 22, 1999, to add the proposed expansion properties to the Blue Sky Rural Activity Center. Wnile the Planning Commission staff recommended disapproval of this request, landowners asked that the Planning Commission consider a Small Area Plan for the Blue Sky Rural Acti-...ity Center, which would be an amendment to the 1996 Comprehensive Plan. The Planning Commission left open for future consideration the possibility that an appropriate document could be developed to review additions to the boundaries in the future. The Minutes of the April 8, 1999, Planning Commission meeting indicate specific items which are to be studied and evaluated within the context of a Small Area Plan or overall Comprehensive Plan amendment in order to consider a proposal to expand the Blue Sky Rural Activity Center. Some of those items are:
Traffic studies and traffic management issues;
• Sewerability issues such as the extent of infrastructure needed, quality of service and other engineering considerations;
Location and extent of proposed land uses and the need for such uses at any given location;
• Development design requirements and restrictions;
• Landscaping and buffering restrictions.
2.5 Historic Structures
No structure on any of the three properties has been designated as historic or is listed on the National Register of Historic Places.
A;,prozching B:ue Sk;, ?:a: k;o.'2'/ ::-o= :.'-e 7'$ on AlhmrBoo::esooro Roac
Looking west from cul-de-sac at end of l.Inited Court
CJ RSA (Jud SeMoe Area)
D
RT (Retal, Trade & f'ersa,od S<,Moes) - HC/IC (Hig,way CommercialmterSUl!B Commerdel)
0LJ<U!folnciJS1tlal)
D Circulation
Special Facility
2.6 Existing Infrastructure and Services
Sanitary Sewer
The Btu~ Sky RAC is currently served by a private sarutary sewer system operated by Blue Sky Sewer Service Company. The system is presently treating approximately 59,000 gallon s per day (gpd) and has an operating permit for 150,000 gpd. The potential total capacity is 300,000 gpd for the Blue Sky system (based on a construction permit).
A sanitary sewer lift station on the Crutcher property serves eight businesses on each side of the 55 00 block of Athens-Boonesboro Road.
Storm Water
The United States Geological Survey (USGS) quadrangle/topogra phic maps show blue-line streams crossing the THWB and Baesler properties. The 1992 FEMA or floodplain maps do not show any existing floodplains in these areas nor on the Crutcher property.
Traffic
Existing turning movement counts were collected in November 1999 at each of the signalized interstate ramp locations with AthensBoonesboro Road (KY 418) for the weekday afternoon peak (4:00-6:00 p.rn.). The afternoon peak hour is defined as 5:00-6:00 p.m. Both signals run at a 100- 120 second cycle and ope rate with two phases. Refer to Exhibit 11 for both existing and future traffic movements.
The 1997 Transportation Research Board (TRB) Highway Capacity Manual and corresponding Highway Capacity Software have been used in this study to develop delay times fo r each vehicle and level of service.
The northbound I-75 ramp intersection experiences an average delay of 23 seconds (Level of Service C). The northbound dual left turn app roach endures the greatest movement delay.
The southbound I-7 5 ramp intersection has a fewer number of queuing or stacking of vehicles due to low delay times. A Level of Service A is maintained even during peak flows.
Existing sewer plant located at the comer of Blue Sky Parkway and Cutter's Hill Court
Existing sewer plant located southeast of the THWB property
Given the prominent industrial type of land use in Blue Sky vicinity and the influence of Interstate 75, the percentage of truck traffic was calculated. There was a range of six to nine percent of trucks in the weekday peak hour on Athens-Boonesboro Road. Trucks comprised four percent of the interstate exiting-ramp traffic.
Roadway Improvements
A $9 million construction-widening project was completed by the state highway department in 1999 on Athens-Boonesboro Road between Old Richmond Road (US 25) and B lue Sky Parkway. A four-lane divided section runs from the interstate intersection to connect with the four-lane Richmond Road near Jacobso n Park. A five-lane section at the inters tate o ve rpass tapers to a three-lane section (with paved shoulders) at the westernmost Blue Sky Parkway intersection and then tapers in the eas t direction to a two-lane section (with paved shoulders) near the baseball complex.
Fire Protection
The closest fire station to the Blue Sky RAC is Station # 18 at l 098 Cleveland Road near the intersection of O ld Richmond Road (US 25). The station is within three miles of much of the Blue Sky area . The Blue Sky area qualifies as a Zone # l ISO Fire Insurance Class due to its proximity to a fire station (five miles or less) and having fue hydrant service (1,000 feet or less) to business locations.
3Le Sk'/ S'YCII ,.~reO Pio n
Looking west to the THWB property (in the background at right) from Athens-Boonesboro Road
Existing road through the Baesler property to be upgraded for industrial access
Chapter 3: Proposed Plan
3.1
Concept and General Theme
The general concept of the proposed land use changes is that they are logical, sensib le, and are compatible with the development character of the area. In addition, the changes are driven by a demonstrated economic need for addit ional land in the proposed catego ries in the study area.
Three properties are under co nsideration for a change in proposed land us e category: the Baesl er pro perty, the Crutcher property and the THWB property. The reco mmendation of the 1996 Comprehensi ve Plan is for these properties to remain in the Rural Service Area category, however, sound reasons exist for an expansion of the Blue Sky RAC as presented in this Small Area Plan
This Small Area Plan recommends that the Baesler property (approximately 150 acres) be amended to a Light Industrial category because the nature of the adjoining industrial land uses is compatible; because logical phys ical limits to the propos ed land use exist on the western, southern, and eastern borders; because development guidelines and buffering and screeening areas will protect the visual qua lity and integrity of the Canebrake area on the northern border; and because access can be provided to the site by an existing entry off Athens-Boonesboro Road and a proposed access route through the Blue Sky Parkway development; and beca use there is good access to Interstate 75. It is reco mmended that the Crutcher property (approx imately 50 acres) be amended to part Highway Commercial/Interstate Commercial and part Light Industrial because the nature of the adjoining land uses is compatible (Highway Commercial/Interstat e Commercial and a baseball complex are adj acent to the property); because logical physical limit s to the proposed land use are in place on the northern, western, and eastern borders; because development guidelines and proposed buffe ring and screening areas will protect the visua l qua lity and integri ty of the Rural Service Area to the south; because access can be provided to the site direc tly off Athens-Boonesboro Road; and because there is good access to Interstate 75.
Baesl er property
Building on east sideofBlue Sky Parkwa>
LJ R SA(An!SeM:>eA'98) D RT (Retal. Trade & Personal SoMces))
D LJ(Ui;rtl~ SeMc&<)fflce) Li PS (Prof......,., nd·cates TE· Hatch I 1 NO,,,_;_,,,-j land use. pro.,_,"""
It 1s recommended that the THWB property (approximately 30 acres) be amended to Highway Commercial/Interstate Commercial because the nature of the adjoining land uses is compatible (a Highway Commercial/Interstate Commercial land use area and a proposed industrial land use area are in the vicinity of the property); because development guidelines and proposed buffering and screening areas will protect the visual quality and integrity of the Rural Service Area to the north and west. The limits to the expansion of the THWB property in the Rural Activity Center will be determined by the constraints of existing topography and orientation to the Athens Boonesboro Road/ Interstate 75 interchange
3.2 Proposed Rural Activity Center Boundary
The proposed expanded Blue Sky Rural Activity Center includes all areas currently within the Rural Activity Center, as well as those proposed within this Small Area Plan. The proposed boundaries of the Rural Activity Center are shown on Exhibit 7.
Interstate 75 looking north from Athens Boonesboro Road overpass
3.3
Industrial Market Overview
Lexington/Fayette County and the Lexington MSA can boast of an excellent record of job creation and low unemployment rates during the last decade. The economy has been robust at the national level as well as locally. However, a brieflook at some recent employment and income figures indicate that there may be some underlying cause fo r concern regarding the kind ofjobs being created.
The two tab les below show 1998 employment by industry and respective wages for each industry for Fayette County, the Lexington MSA and Kentucky.
Table 1
Employment by Industry, 1998 (percent of total employment)
• "Other" includes Agricultural Services, Fishing, Forestry, Minin g, Tran spo rtation, Communications and Public Utilities
Source: Lexington United and Bureau of Economic Analysis
Table 2
Average Annual Wages, 1998
Source: Lexington United and Bureau of Economic Ana lysis
Industrial-type land use at Blue Sky
Aerial view of development at Blue Sky Parkway
The tables seem to indicate that while successful in creating jobs, most of the jobs created are in the lower paying industry categories of wholesale and retail trade and services. Conversely, the county lags significantly behind other counties in the MSA and the state as a whole in the numbers of people employed in the manufacturing category where wages are th e highest. Manufacturing wages in Fayette County are forty five percent (45%) highe r than service sector wages, t h e single largest employment sector in the county. The next largest employment category is th e trade sector . Manufacturing wages exceed wh olesale an d retail secto r wages b y on e hundred and three percent (103%).
There does not a pp ear to be a p o licy of discouragingj o bs in the manufacturing sector. In fact, the current 1996 Comprehensive Plan sp ells o u t numerous go als which make it clear that the community seeks to provide fo r a d iversified e mployment sector which offers employment opportunities to all ofi ts p eople with a w ide range o f e m ployment skills and backgro und s For example, the goals se t forth include:
M ake Lexington a des irable place to work and l ive;
E nco urage new developments to be co mpac t and co nt iguous;
M aintain an adequate supp ly of de velopable land to accommoda te anticipated growth w hil e preserving and protecting existing n eighborhoods, the built e nvironment, and the rural service area;
P rov ide a wi de range of lifes tyles and economi c opp ortunities fo r all residents in a manner that is affordab l e and cost effective;
• Encourage existing local industries and businesses to expand employment;
• Attract n ew job creating capital inv es tment to Lexington and the region;
• Employ econ omic d e velopment resources to assist e xisting firms as well as a ttr act new ones;
• Encourage a balanc e of empl oyment si tes at planned lo cati ons that are accessibl e to maj or transp ortati on sys tems and res ide ntial concentrations;
• Provide full and equal employment o pportunities fo r all citizens;
• Plan for adequate revenue so urces to fund services th a t are expected and desired by t h e citizens o f the community;
Corridor view along Athens-Boonesboro Road looking northwest
Identify long range strategies for economic development;
Promote well-paying emp loyment opportunities;
Provide residents with eco nomic opportunities which sustain adequa te inco me and which generate sufficient public revenue fo r equitabl e and adequate services and facilities;
Promote Employment Centers at locations where public facilities are adequate for the anticipated uses;
Encourage employment cente r locations which are accessible to arterials and employees, which are appropriate for the uses, and which create balanced opportunities at various locations in the community;
Encourage higher intensity non-residential uses that are compatible with existing developed areas at appropriate planned employment centers.
It is important to note that the 1996 Comprehensive Plan expects economic development to be managed and of high quality. Throughout the Plan there are numerous references to managing the development of land; preserving the environmental qualiti es of the Bluegrass; protecting the historic resources, open space, and scenic vistas; encouraging the protection of soils, trees and other vegetatio n; ensuring the quality and quantity of water resources; managing surface drainage and its effect on underground water supplies and drainage; buffering new development areas from rural land and farming activities; developing a plan for resource protection, open space planning and urban growth management; preserving and protecting the elemen ts that give the Bluegrass region its unique identity; promoting environmental protection and land conservation; and encouraging the pre servation of land for horse farms.
The 1996 Comprehensive Plan recognizes that the community must provide for new investment, good job opportunities, an expanding tax base to provide for better services and an improved quality of life. At the same time, it encourages the preservation of the region's heritage, culture, environment, and natural resources.
While not act ively discouraging jobs in the manufacturing sector, the community has failed to provide one of the most fundamental requirements in attracting manufacturing employment. That is an adequate inventory of readily available, properly zoned, fully developed, properly sized and competitively priced industrial property.
Development along Athens -Boonesboro Road targets travelers using Interstate-75
Although an attempt to generate a detailed lo n g tenn history of economic development in Fayette County was not undertaken, i t is clear t here were missed opportwtities to locate m anufacturers of sub-component parts fo r the Toyo ta Motor Manufacturing Corpora t io n in Georgeto wn. Because many of thos e com panies we re looking for l arge tracts (typically 10-2 5 ac res) which were readily ava ilable in surroundin g counties, Fayette County rare ly got a s erious inquiry from the companies or their r epresentat iv es and/or consultants Consultants , state economic development perso nnel, utilities and other economic development "allies" were fully aware that Fayette County did not have competitively priced and r eadily a v ailable sites in that s ize range. Companies cannot and do not typically wait for land to be developed to meet their needs Competition for those manufacturing j obs was so fierce that it was rel at iv el y simple fo r the companies to find an inventory o f developed land that met their requirements in other counties.
In order to evaluate Fayette County's recent experience with regard to the availability and sale of industrial property (I-1 and I-2), a five-year history was developed (Appendix B). It is probably a good representat ion of the trends over the past 20 years. If it fai l s to reflect a more long-term experience, it is likel y because there has been more industrial l and available and more sold in the last five years than for comparable five-year intervals in the 1980's and early 1990's.
The information in Appendix B shows industrial land sales for the fiveyear period 1995 through 1999 and the com panies that currently occupy those sites. The analysis shows only the sa le of vacant industrial land. It does not include the sa le of industria l properties with available buildings on them. An analysis of this data revea ls information which i s surprising yet critical to the community leadership involved in planning for th e future Some of these findings are:
The small size of the lots sold;
The types of companies occupying the s ite;
The small number of n ew co mpanies repres ented.
Travel-oriented service adjac ent to AthensBoo nesb oro Road
There are 87 transactions on the list. Fortyseven of them (54%) are transac tions of less than two acres. Seventy of them (80%) are five acres or less. The 17 sales over five acres have the following uses:
Two manufacturers;
Two trucking co mpani es;
Two mini-warehouses;
Two vacant lots (one purchased mid1996 and one in mid-98);
• Two retai l/warehouse centers;
Three distribution centers;
One portable building supplier (outside storage ofinventory);
One auto auction;
• One machinery and equipment supply company;
• One telecommunication service provider.
The data in Appendix B indicates most of the industrial land sold over the past five years has been util ized by companies which are not in manufacturing. In fact it appears that only five of the 87 transactions invol ving the sale ofl- 1 and I-2 properties currently have manufacturing facilities located on them Companies engaged in wholesale/retail trade and the service sector have absorbed large amounts of industrial acreage. These are the very industry sectors discussed above which are at the low end of the pay scale, but rep resen t Fayette county's major employment sectors. An examination of the list reveals that a substantial amount of industrial property is being us ed by landscaping companies; a tax i cab company; tour guide services; outside storage faciliti es for automobile dealerships, construction materials and portable buildings; machinery and equipment sales and rental; moving companies; industrial building co ntracto rs; engineering firms; roofing contractors; retail/wholesale facilities; painting contractors; mechanical contractors; automo bile auct ions; a propane gas dealer; and a non-profit community service organization•
Twenty-three of the 87 industrial prop erties which hav e been so ld are still vacant. The a verage size of those vacant lots is 2.09 acres. In a few cases, those vacant lots are owned by co mpanies that have purchased the property with the intention of building for their own use in the future. In other instances real estate developers, speculators, inves tors, or industrial building contractors have purcha sed I- 1 and I-2 prop erty for the purpose ofreselling the property and taking profits or bui ldin g to suit a tenant 's specifications and entering into a lease agreement. The charac teris tics of the vacant lots mirror those industrial properties that have been so ld over
The Blue Sky Rural Activity Center has excellen t access to the regiona l transportation sys tem
the past five years. Based on recent hi story there is a strong likelihood that a large perce ntage will be sold to small existing companies, many of which will be in the lower wage service and trade industries.
Fayette County's available supply ofindustrial land absorbed over the past five years has done little to attract new industry. Of the 87 transactions, seven of them resulted in the location of new companies in the community Two of those were mini-warehouse facilities with little job creation. The remaining 80 sales were to companies relocating their operations within the county, or the lots remain vacant. As noted above, five of the total sales currently have manufacturing facilities located on them.
The average size of industrial land sales for the five-year period was 3.24 acres. The 87 transactions totaled 281.74 acres. The average price of industrial land sales over the period was $60,221 per acre ($16,966,723 divided by 281. 74 acres). No adjustment was made for inflation. By year the figures are as follows:
Table 4
Summary of Industrial Land Sales in Fayette County, 1995-1999
Traveler-oriented commercial area on Athens-B oonesboro Road
Research was also conducted to examine the experience of nearby counties regarding the sale of industrial land over the past five years and to look at the current inventory of industrial land in the area. Table 5 examines the five-year sales history ofneighboring counties and Table 6 lists industrial property currently ava ilable.
Ac.
Monessen, In c (13)
Ac.
Ecton Movers (3.30)
Winchester Coatings (8)
Winchester Sun (3)
Morton and Davis (2.7 1)
Smith Stone Company (2. 70)
Ainak, Inc. (15.06)
Fuji Univance Corp.(32.45)
The Timken Company (6.3 7) Save-A-Lot, Inc. (36.32)
Watson Building, Inc. (8.74)
Leasing, Inc. (6.89)
Ac.
Phillips Heating & AC (5)
Federal Express (8)
3M (3)
Certified Tool&Mfg. (12.27)
Greenheck Fan (3)
Mishima Tech (12.57)
Greenheck Fan (3.5)
Frankfort Plant Board (2.3)
Mike Davis (8.4) (vacant)
Edwards Equip. Sales (3)
Fred's Fast Freight (11.5)
Anderson Bros (5)
Diversified Tool&Mfg. (5.5)
Central Kentucky Industrial Land Sales, 1995-1999
Ac. No.of Avg. Acres
Year County Sold Projects Per Project Purchaser (acres)
1995 Jessamine 26 2 13
1996 Jessamine 7 2 3 .5
Trim Masters, Inc (24) Jackson Plastics (2)
American Cabin Supply (3.5) Custom Wiring, lnc. (3.5)
1997 Jessamine 0 0 NIA NIA
1998 Jessamine 0 0 NIA NIA
1999 Jessamine 25 6 4.2
Haydon Steel Svcs, Inc. (6.5) McKechnie Vehicle Compo nents, USA (3 ) K & J Tool and Mfging , lnc. (2.4)
Premier Sheet Metal (3.2) Lamb Distrib ution Co. (4.5)
Jourdan Graphic Svcs l nc.(5)
Ac. No of Avg Acres
Year County Sold Proj ects Per Project Purc haser (acres)
1995 Madison 24 3 8 PK Tool (4 356) Precision Tube (3. 706) Mikron l ndustries, lnc. ( 15. 9)
1996 Madison 0 0 NIA NIA
1997 Madison 60 I 60 AFG Corporation (6 0)
1998 Ma dison 58 I 58 Ri chmond Auto Parts Tech (58 )
1999 Ma dison 17.5 3 5.8 Bell South Service Center (5) Precision Tube Company (10) Neil J Klem ic (M edical) (2)
Ac. No. of Avg Acres Year County Sold Proj ects Per Project Purchaser (acres)
1995-9 Scott No information provided by Scott County
Ac No. of Avg Acres Year County Sold Projects Per Proj ect Purchaser (acres)
1995 Woodford 6 2 3 Carolina Steel Co . (( 3) _, Chandler Cabinet Co. (3)
1996 Woodford 0 NIA NIA NIA
1997 Woodford 3 3 Robett E Moore Co (3)
1998 Woodford 6 2 3 Wo odfo rd Steel (3) Soccer Ass n (became A- 1 after sale - 3 ac.) _. 1999 Woodford 10 10 U. S. Post Office ( I0) _. .. -4
Table6
Available Industrial Parks (1-1 and 1-2), Lexington MSA and Frankfort, March 2000
(Inventory includes only industrial property with all infrastructure in place)
• Property in Bluegrass Business Park is owned by Kentucky River Coal. Lexington United has an optio n to purchase all or a portion of the property to meet the needs of industrial clients with whom they are negotiating. Lexington United is very selec tive regarding companies they would permit in the park. The proposed tenant must be a manufacturer and meet wage and salary creation goals. The park also has a restrictive set of protective covenants on the park.
The information contained in Tables 5 and 6, and interviews with the community level economic development organizations in surrounding counties reveal an important trend. When communities have an inventory of readily available industrial property which is properly zoned and fully served by utilities their success in attracting manufacturing companies is evident. Recent experience has shown that communities like Paris, Nicholasville and Versailles which historically have had little or no industrial land have lagged in economic development. However, Paris and Nicholasville have recently developed industrial properties and immediately began to have success with their economic development programs. Perhaps the most successful of Central Kentucky communities is Winchester Since the early to mid-1980's Winchester has maintained an inventory of industrial land and has had an excell ent record in attracting new manufacturing facilities. However, inventory of good sites in their current industrial park has virtually been depleted because of their success and for the past two years their economic development activity has been greatly reduced. In recogniti on of the fact that they cannot compete without good indu strial sites, they are currently working toward the acquisition and development of industrial property in excess of 300 acres.
3, .;e :,· ),...-,,,, ... rso Plor
The history m Frankfort Franklin Cow1l} 1s similar. In the fise-yearperiod from 1995 to 1999. 123 acre were sold and 12 new manufactunng projects were located in the new industnal park. By 1998, industrial property was almost depleted and in 1999 Frankfort/Franklin County acquired and developed 125 acres of new property were developed to ensure tha t they remained prepared for economic develo pment opportunities. Twenty- two acres of the new park were sold to three companies in 1999.
The process of community planning is much more than just parceling out the available supply ofland. How land is utilized has significant economic consequences whic h cannot, or should not, be ignored. P lanning decisio ns direct! y and indirectly affect citizens ' economic well-being, quality oflife and th e a bility o f the governmental units to provide need ed and desired services that in turn affect the citiz ens quality of life.
The proposal to expand th e Blue Sky Rural Activity Center will overcome an obstacle that has limited economic development efforts in Fayette County in the past. The proposed expansion area properties will add to the dep leted inventory of industrial land. In particular, it will make available larger industrial tracts that are essential in attracting manufacturing proj ects with significant employment. Lots will be availab le ranging in size from two to 25 acres, with an emphasis upon larger parcels, and co ul d be combined to provide parcels as large as 30 to 40 acres. The intent is to market the property as an industrial park and not a mixed-use commerce center.
The industrial park will have a set of protective covenants that will dictate quality development by the occupants within the development as well as pro vide protection for the adjacent property owners.This is described in more detail below.
3.4 Screening and Buffering
The exhib it on the following page depicts the areas which will be designated for buffering and screening These areas are envisioned as planted buffers wi thin which no development occurs, that serve to protect the visual integrity of the surrounding rura l areas The width of the
proposed buffer is 50 feet. Existing stands of Part of the Baesler property proposed for trees and other vegetation should be incorporated to the largest ex tent industri al land use possible in order to maintain the visual character of the area and to cause the least amount of disturbance to the existing environment. Where it is not possible to save existing vegetation, tree species nati ve to the regio n should be planted in conjunction with const ruction of facilities.
South east quadrant of Rural Activity Center near lnterstat e-75
Subject Properties
[QJ Proposed Buffer /ltea (Screen and Tree Planting Zones)
Screening & Buffering
3.5 Development Guidelines
Development guidelines will assure development of the expansion properties to a uniformly high level of quality. Developed areas of Athens-Boonesboro Road and Interstate 75 have been built in an W1coordinated manner with a wide variety of building styles, site design, signage, screening and buffering without a unified design strategy. In many respects, this area functions as a southern entryway into metropolitan Lexington for visitors traveling from the south. Nothing about the type and design of uses on Athens-Boonesboro Road suggests anything different from any other interstate service center. While significant development has already taken place, there is yet an opportWlity to be proactive in guiding future development areas at this interchange.
Development guidelines for the properties as generally described in this Small Area Plan will provide assurances of quality and uniformity. The guidelines will address a wide range of des ign, buffering, land use and associated standards with the objective of c reating functional, economical and high quality development areas. Guidelines developed for the properties considered here may be extended to other undeveloped properties in the Blue Sky Rural Activity Center.
The development guidelines will be formalized into development standards and incorporated into deed restrictions for the various properties. As development occurs, site and building plans will provide more detail about how these standards will be implemented. All app licable Lexington-Fayette CoWlty regulations and restrictions will also be met.
Commercial Design Guidelines
Impacts on Neighboring Uses: Any building and its accessory uses (i.e. service areas) shall be at least 50 feet from any boundary that abuts an existing residential, proposed residential area or agricultural area.
Landscaping: Landscape materials shall be provided along any boundary that abuts an existing residential area, proposed residential area or agricultural area. Landscaping shall include one tree per 40' of linear boundary or fraction thereof, and a continuous planting 6' high of hedge or earth mound covered with grass.
Protection of Natural Features: To the maximum extent possible and practical, existing natural features, such as drainageways, tree stands, mature freestanding trees, vegetative plantings and similar features shall be main-
Industrial use typical within Blue Sky development
tained and integrated into the site design of the development. Existing natura l features shall whenever possible be used to provide the desired buffering and landscaping.
Provision of Landscape Area: The property owner shall provide screening and landscape buffering area. All landscape materials shall be installed in accordance with practices accepted by the American Association of Nurserymen. Any landscape materials that fail to meet the minimum requirements of these guidelines at the time of installation shall be removed and replaced with acceptable material. The owner of the property shall be responsible for the continued maintenance of all landscape materials and they shall be kept in a healthy, neat and orderly appearance, free from refuse and debris. All unhealthy or dead plant materiel shall be replaced within one year, or by the next planting period, whichever comes first; while other defective landscape material shall be repaired or replaced within three months
Land Coverage: It is the intent of this guideline to properly balance the proportions of developed and undeveloped areas on any given site. Limiting the percentage of any lot that can be covered with buildings w ill ensure adequate areas are available for vehic le circulation and parking, setbacks and open space, walkways and landscape areas.
Parking and Service Areas : Parking shall meet the minimum requirements of the applicable zoning district as provided for in the Lexington-Fayette County Zoning Ordinance.
Signs-On Premise: On premise signing, including construction, directional, identification and related signs shall be permitted as provided in the controlling zoning classification of each property.
Advertising Signs: Advertising signs offering for sa le or lease goods or services not offered on the property where the sign is located are prohibited.
Industrial Design Guidelines
Permitted Uses: Permitted uses in the industrial areas shall be limited to those types of activities that are normally and customarily associated with industrial development. Property in the industrial areas may not be used for an establishment engaged in the selling of goods and merchandise of a retail nature. Specifically, retail establishments, including but not limited to off-price stores, discount stores, chain stores and similar establishments are prohibited.
Height: No building in the industrial area shall have a height greater then 75 feet.
Impacts on Neighboring Uses: Any building shall be at least 50 feet from any boundary that abuts an existing residential area, proposed residential area o r agricultural area.
Commercial development on AthcnsBoonesboro Road
Landscaping: Landscape materials shall be provided along any boundary that abuts an existing residential area, proposed residential area or agricultural area. Landscaping shall include one tree per 40' of linear boundary or fraction thereof, and a continuous planting 6' high of hedge or earth mound covered with grass.
Protection of Natural Features: To maximum extent possible and practical, existing natural features, such as drainageways, tree stands, mature freestanding trees , vegetative plantings and similar features shall be maintained and integrated into the site design of the deve lopment. Existing natural features shall whenever po ssible be used to provide the desired buffering and landscaping.
Provision of Landscape Area : the property owner shall provide screening and landscape buffering area. All landscape materials shall be installed in accordance with practice s accepted by the American Association of Nurserymen. Any landscape material s that fail to meet the minimum requirements of these guidelines at the time of installation shall be removed and rep laced with acceptable material. The owner of the property shall be responsible for the continued maintenance of all landsc ape materials. They shall be kept in a healthy , neat and orderly appearance, free from refuse and debris All unhealthy or dead plant materiel shall be replace within one year, or by the next planting period, whichever comes first; while o ther defective landscape ma terial shall be repaired or replaced within three months.
Lighting: Lighting of sites shall be provided so that it does not adversely impact adjoining residential areas or uses
Parking and Service Areas : Parking and Service areas shall meet the mini.mum requirements of the applicable zoning district as provided for in the Lexington-Fayette County Zoning Ordina nce.
Signs: Signs, including construction, directional, identification and related signs, shall be permitted as provided in the control ling zoning classification of each property.
Advertising Signs: Advertising signs offering for sale o r lease goods or services not offered on the property where the sign is located are prohibited.
3.7 Proposed Infrastructure and Services
Future Traffic
Future trips have been generated for the planned land uses for each of three properties. Trip generation is based on the 6th Edition of the Institute of Transportation Engineers Trip Generation Manu al. T he industrial trips derived by ITE came from work in different ci ties, including San Francisco, Baltimore, Colorado Springs, Indianapolis, Corvallis, Oregon, and Newark, New Jersey
Levels of service will remain good for traffic circulation
LEGEND
193 - EXISTING TRAFFIC (348) - FUTURE TRAFFIC
0 I 200' 400' N
! E9
Scale, • 400'
EXHIBIT9
EXISTING WEEKDAY & FUTURE WEEKDAY
PEAK HOUR TRAFFIC (5:00 - 6:00 P.M .)
Proposed Sani tary Sewer
Blue Sky Rural Activity Ce nter Small Area Plan
PrivateTreatment Plant (Su therland Property)
Proposed Sanitary Sewer
Blu e Sky Rural Ac ti vity Center
Small Area Pl an
Private Treatment Plant (SuthE:rfand Property)
rutc he t'( ) Piope
d Utt/ (J ation ' / ( exisf I-___:,__ _:_:~ tiOrJ)'
Proposed Sanitary Sewer
Blue Sky Rural Activity Center
Small Area Plan
Private Treatme Plant (Sut her! n Prop e
Proposed Road Improvements
Blue Sky Rural Act ivity Center Small Area Plan
Proposed Connector Road
l11e new tratlic was assigned to AthcnsBoonesboro Road using existing traffic patterns and highway capacity analysis was pcrfonned for both ramp intersections with Interstate 75.
The capacity analysis mdicated that both rampsignalized intersections can perfonn at a good le,·el of service (Level of Service B) with an overall average delay time of20 seconds or less. The Interstate 75 north and southbound exiting ramp left turns may incur d elays over 40 seconds on approach to Athens-Boonesboro Road. The recent improvements to A th ensBoonesboro Road provide an exce llent level o f capacity for existing and fu ture conditio n s at the Interstate 75 interchange.
Future Sewer
This Plan proposes that the existing Blue Sky private sanitary system would accept new discharge from the Baes ler (industrial land use) , Crutcher (commercial and industrial land u s es) and TIIWB (commercial land use) prope rti es. An eight-inch line would serve the new development and connect to the private sys tem located on the north portion of the Blue Sky Parkway loo p s treet (refer to Exhibits 10 and 12).
Future d evelo p m ent on the Crutcher property could provide the opportunity to remove the existing pump station and construct a new pump station that would b etter s erve Holiday Inn, Wendy's/Exxon, Econo Lodge, Shell/Krystal and the other Athens-Boonesboro Road properties (see Exhibit 13).
The THWB p r op erty on the northwest quadrant of the Interstate 75 interchange wo u ld need to construct a new sanitary sewer line approximately 2000 feet to tap into a future Baesler line that would serve the industrial prope rty. A new sanitary sewer line crossing the Baesler property would cover 2,600 fee t. Toe THWB and Baesler parties could share in the cost for the line that cro sses the industrial site (see Exhibit 11).
Future Storm Water
Review and approval of detention/retention facilities, erosion control measures and grading permits b y the Division ofEngineering will be required in accordance w i th al l LFUCG requirements.
Future Roadway Improvements
A new public street (overall length of ap p roximately 6,600 feet) will link Canebrake Drive with United Court The street will s erve new industrial land use in Baesler property and the existing Blue Sky area. The n ew street will be built to an industrial collecto r standard (40 feet in pavement width with curb and gutters).
Development at Cutter's Hill Court in Blue Sky developmen t
The Crutcher and THWB properties have existing access to Athens-Boonesboro Road. It is anticipated that an extension or new street may be required for the THWB property and a new public street will be required for development of the Crutcher property. Access to the THWB property will be provided by a private parking/ internal circulation type of arrangement fo r both types of use.
Proposed entryway to Baesler industrial development
Soils found on the Baesler pro perty area: Map
symbol S011 senes
ArB Annour s ilt loam, feet fee t 2-6% slopes 9 to 18 5+
DoB Donerail silt loam , 2-6% slopes 3 ½ to 12 I ½ to2 ½
Slight
None
DoC Donerail silt loam, 6-12% slo pes 3 ½ to 12 I ½ to 2 ½ None
Hu Huntington silt loam 4 to 15 3+
LoB Loradale silt loam, 2-6% slopes 4 to 10 4+ None
LoC2 Loradale silt loam, 6-12% slopes, 4 to 10 4+
None eroded
MIB Maury silt loam, 26% slones 3 to 12 5+
MIB2 Maury silt loam, 2- 3 to 12 6% slopes, eroded 5+
MIC2 Maury silt loam, 6- 12% slopes, 3 to 12 5+
None
None
None eroded
MmC3 Maury silty clay loam, 6-12% slopes, severely 3 to 12 5+
None eroded
MnC McAfee silt loam, 1 ½ to 3 4+
None 6-12% slopes ,
MpD2 McAfee silty clay loam, 12-20% 1 ½ to 3 4+
None slopes, eroded
Source: Soil Survey, Fayette County, Kentucky, USDA, February 1968 •
Limitations ofsoils as Shrink-swell locations for buildings 3 potent ial storits or less in hei11ht With Without basements basements
Slight to Shght to Low severe: some severe: some areas subJect areas subJect to Ooodine toOoodm2
Severe: Moderate: Low water tab le.
shrink-swell
Moderate: Moderate Low water table; shnnk-swell , shrink-5Well frost a,;t1on; water table
Severe: Severe: Low flooding flooding
Moderate· Moderate: Low shrink-swell shrink-swell
Moderate: Moderate: Low shrink-swell; shrink-swell, slope slope
Moderate: Slight Low shrink-swell
Moderate: Shght Low shrink-5Well
Moderate: Moderate: Low shrink-swell; shrink-swell, slope slope
Moderate: Moderate: shrink-swell ; shrink-swell Moderate slope
Severe: rock; Severe: rock; Low shrink-swell shrink-swell
Severe: rock; Severe: rock Moderate shrink-swell to high
Blue Sky Small AJea Pion
Soils found on the TIIWB property area:
LoB Loradale silt loam, feet feet 2-6% slones 4 -10 4+
LwB Lowell silt loam, 2-6% slopes 3 -8 3+
LwC2 Lowell silt loam, 6 -1 2% slopes, 3-8 3+
erod ed
ScC2 S alvisa s ilty clay loam, 6-1 2% 1 ½-3 4+
s lopes, eroded
ScE2 S alvisa silty clay loam, 12- 30% I ½-3 4 +
e s looes, eroded
Source: Soil Survey, Fayette County, Kentucky, U SDA, Fe bruary 1968
Limitations ofsoils as Shrink-swell locations for buildings 3 stories or less in htl"ht potential With Without basements basements
Moderate: Modmte
Lo w shrink-swell shrink-swell
Moderate· Moderate
Lo w shrink-swell, sbrinlc-swell deoth to ro<:k
Moderate: Moderate.
Low shrink-swell; shrink-swell, slope; depth slope to ro<:k
Moderate: Moderate
Low slope; water shrink-swell, table; shrink· slope;wa!Cr swell table
L ow Severe: slope Severe: slope
Blue Sky Small Alea Pla n
Soils found on the Crutcher property area:
Map Soil senes
Depth to Depth to Flood
Limitations ofsoils as
Shrink-swell locations for buildings 3 symbol rock seasonal high hazard potential stories or less In heieht water table With Without basements basements
FaD3 Fairmount very rocky silty clay fut feet loam, 10-30% No ne Moderate slopes, severely 1-1 1/2 4+ eroded
Hu Huntington s ilt
Severe: Severe: loam 4 to 15 3+ Mod erate Low flooding flooding
LwB Lowell s i lt loam,
Moderate: Moderate: 2-6% s lopes shrink· shrink-swell 3- 8 3+ None Lo w swell ; depth to rock
LwC2 Lowell s ilt loam,
Moderate: Moderate: 6 -1 2% s lopes, shrink· shrink-swell; e roded 3-8 3+ None Low swell ; slope slope; depth to rock
MIB Maury s ilt loam, 2 -
Moderate: Slight 6 % slopes 3 to 12 5+ None Low shrinkswell
MIB2 Maury silt loam, 2 -
Moderate: Slight 6% slopes , eroded 3 to 12 5+ None Low shrink· swell
MIC Maury silt loam,
Moderate: Moderate: 6 -1 2 % slopes 3 to 12 5+ None Low shrink· shrink-swell; swell; slooe slooe
MI C2 Maury silt loam,
Moderate: Moderate: 6-12% slopes, 3 to 12 5+
Low shrink· shrink-swell; swell; slope s lope eroded
MnC McAfee silt loam,
Severe: Severe: rock; 6-12% slopes, 1 ½ to 3 4+
rock; shrink-swell shrinkswell
SaC3 Salvisa silty clay,
Moderate: Moderate: 6- 12% slopes, 1 ½ to 3 4+ slope; shrink-swell; severel y eroded
Moderate shrink- s lope swell ; water table
ScB2 Salvisa silty clay
Moderat e: Moderate: loam, 2-6% slopes, I½ to 3 4 +
waler table; shrink-swell shrink· eroded swell
ScC2 Salvisa s ilty clay
Moderate: Moderate loam, 6-12% I ½-3 4+
slo pe; shrink-swell; s lopes, eroded
water table; slope; water shrink- table swell
ScE 2 Salvisa s ilty clay loam, 12-30% I ½-3 4+
Severe: Severe: slope slope s lo oes, eroded
Source: Soil S urv ey, Fayette County, Kenrucky , USDA, February 1968.
B: Industrial Property Sales Information
Appendix
J!'.ark, LLC ____ JDS Proper1Ies, LLC \ ~asl Lexing ton l nduslr1afi'>ari<I LLC Thomas A Friley, Etal Easl Lexlnglon Industrial Park, LLC IBack Conslrucllon, Inc.
Springs Industrial
Champlonst,p Golf
Goodmar,-American Easl Lexington Industrial Park,LL~C.c..... ____ Eas Lexington lnduslr1ai ! American Distributors, Inc
7 949 Conlract St Park, LLC l scott Davis, JoJ,n Plomln __ _ I
8 401 Sporting Court CD\ Lexi ton, LLC Hardwood Holdings,
9 932 Flo Dr Park, LLC Real K Inc
790 MIies Point w_ay_ Bank One, Kentu_<:k NA Hamilton L~slng Inc.
Yellow Cab ~"t 47 2008 Mercer Rd Southcreek Pro rtles Philip C & Su~n
Teletec Two sma«-- 4a 2432 Over Drive Ma r Mill, Inc. ~ lchael T & Jill Clark~~---
landscaporie Ohavay Zion Congregation, Office Coffee
50 241 3 Leestown Rd Jonathan R. & Diana Sisk Amertcan_ ~~elghtways Corp _.
H arvey J. & Nancy
5 1 489 Bl'!_e_;; ky Pkway Whitehouse Peter R. Dailey
No Name - small bldg Next to 900 Enterprise Lexington & Ohio Railroad - C I Thornburg Co, Inc E_ Cir fa., Inc Caller Properties~ Inc.
53 2250 Old Frankfort Rd Bank One, Kentucky Allen H Rodes
55 101 -127 Bluesky Pkwy ~!~!d Sutherland , elal Bernard L. & Stephen Crutcher
1-1 PartlaU~ 83 !Crutcher: 3981 - 3993 W. Tiverton Vacant- Auto Storage Court GTE South Incorporated Rose Hill Prope~es. LLC
MOWFo<d??) Veltraino AssociatesLevel Propane Gases, I 57 ~3 Jaggiefox Way ~E!_Stment Co Level Propane G~ses , Inc _
Gra~,Weld _
59 104 Westhampl~~ Dr Lexington Industrial Group Veltraino Associates Bryan_t Dlstril:_utlng Co
60 1685 Jaggie Fox Way Investment Co God'~a0l!Y Food Bank, l n_c
,209 1-2 God's Pantry 420 United Ct ,371 -380 - ·- -
T aper Roller Bearing~ 6 1 Cutters Hill Cl 9eorge Hopper !evergreen Propertie
5921 Athens -TR of B oones Creek Baptist
& I- ---E._ ~~sboro Rd Church Jim L & Frances Williams
2180 Old Frankfort Rd B!'nk One, LexingtonW T Setzer ·
2080 Old Frankfort Rd lm.e_er:!.!'! Associ'!tes __ Mc_Kn~ght Fam Ptnership, LTD
1-1 Wilson Equipment Co Unknown - Unmarked
79 l.!i! Venture Court Park, Inc. Randall R. Koorsen
Protection
2000,2001-2011-2021- Contractor.1 .so 2031 Entemrtse Cr Imperial Associates BuUer Rea~~late, Inc.
Warehouse 1373- 1381-1389 & 1397 Brandeis Mechanical 81 Cahill Dr Bank On~. L!'xlngton, NA Setzer
W.
Appendix C: Planning Commission Meeting Minutes
4/8/99
9l~e_n_!_o_l_!1i!J~tions where the use of the H-1 Zone would be most effective A "Rural H-1 ?_O_n~~.!ll~Q~.!1~~~~~ryJo address the unigue needs of the ru ral area.
Action: A motion was made by Mrs Bratt, seconded by Mr Robinson, to accept the staff recommendation with the exception that "man-made" be change to "humanmade." Motion carried (Mr. Mays being absent)
#6. In the 1996 Comp Plan, approximately s ix acres o f land at I -75/Athe ns-Boonesboro Road was added to the Rural Activity Cen ter an d i n excha nge, te n acres south of Athens-Boonesboro Road was deleted. This s h ould be reflected in t he Table on page I V-50, #21.
Staff Respo nse: The s taff agrees that the rural plan text language d id not cl early reflect the decision made in the 1996 Comprehensive Plan
The Staff Reco m mend s: Th e foll owing modification is propose d to the Table on Page IV-50, #21:
MAP LOCATION ZONE COMMENTS AND RECO MM E N DA T IO N S
21 ATHE NS -BO ONES BORC 8 -SP A portion of the undevelope d but zone d area W EST OF 1-75 south of Athens-Boonesboro w a s re moved from th e RAC. In ex changeLland n orth of Athens-Boo nesbor o was added to th e 869..: :r:_h_es§ aj!_es should QD!Y be re zoned in agreement with the 1996 Co m.11re !_i ~nsive Plan.
A c t i o n: A m o tion w as made by Mrs. Davis, s econded by Mr Bransom , to acce pt t h e ch anges made per th e s taffs recommendation. Mo t ion carried unanimou sly (M r. M ays bein g absent)
#7. L and adjoin ing the Bl ue Sky Rural Activity Center sho uld be considered f or addition to the RAC through a s mall area plan which would be an amendmen t to the 1996 Comprehensive Plan. (N ot e: Text was proposed at the March 22, 1999, public hearing )
S taff Response and Recommendat io n: The staff strongly recommend ed disapprova l of a r equest to hav e land added to the Bl ue Sky RAC as a part of the Rural Plan. As an altern ative, th e owners have asked that the Planning Commiss ion cons id er a S mall Area Plan for Bl ue Sky, which wo uld be a n amendment to the 1996 Cqmp Plan.
While the Pl an ning Com mission may, at any ti me, dire ct th e s ta ff a planning effo rt (as a Small A r ea Pl an or as a p art of the Comp Plan update) , such plan must be in keepin g w ith the overall Goals and Policies of the a dop ted Comprehens ive Plan The Goals and Polic ies are the on ly portions of the Co mp Plan that are adopted by the Urban Coun ty Counc il. It should be no ted that a stated goal of the P lan i s "Maintain the boundari es and sou ndly manage land use in the established Rur al Activity Cen ters." An objective of t he Plan is t o "Limit Rural Activity Centers to the existing bou ndaries.·
Thus, although the staff str on gly opposes the in cl usions o f a ny area in to any Rural Activity Center at this time, the staff has n o objection to pla n language that r e fl ects t he possibility of, and recommends a proper fra mewo r k fo r, r eview of poten tial RAC additio ns in the future. Should.the Commission desir e to add lang uage to the Rur al Plan regarding preparation of th e a d.FT MINUTES OF 4/8/99 MEETING
YET APPROVED BY THE PLANNING COMMI SSI
Small Area Plan for the Blue Sky RAC, the staff would propose th e following addition to page 111 -20:
The boundaries of the Rural Activity Center s should not change, to ensure the protection of rural farm uses, to prevent inappropriate growth press ures on farmland, and to eliminate premature and costly non-contiguou s growth Modification to the boundaries of~DYs>f!t"J.e R.l!.rpL~~ljy_ity Center should only be consider ed after extensive studies re,garq_i!)gJariq !l.~9~LtrafficLadeguacy of sewe rsLand otherpertinent fa ctors Such modificaliQ.11 !]1_U.§!~ in substantial ~eeme nt w ith Comprehensive Plan., as a whole Adequate screening and buffering should be provided as new development occurs to protect surrounding agricultural uses and residential properties from the negative effects of the more intensive uses contemplated for the Rural Activity Centers. No development should be permitted unless the site has access to sanit ary sewers.
BLUE SKY - Located at the intersection of Athens-Boonesboro Road and 1-75, this area is recommended primarily for warehousing. light industrial. and interstate commercial development. It is served by to private treatment p lants. The Blue Sky Treatment Plant is located on the east side of the inters tate and has a design flow of 150,000 gallons per day (GPO) and a 1996 average daily flow of 53 ,000 GPO The J FG Treatment Plant (also known as the Boonesbo ro Manor Plant) is located to the west of th e inter state and has a design flow of 70,000 GPO and a 1996 average daily flow of 3,000 GPO
Certain proQerties adlacent to the Blue Sfsl'.. Rural Activity Center ha ve unLqu e circumstances due to the availability of g_rivate sanitary sewer treatment facilities., a_ff~§l?.iQ 1-75 and to Lexington via a four lane roadway.._ and the iml)act on them due to the ~l<Ls!irig Rura l Activi\y Center uses._highways._and other urban uses and have been reque§!_~d_f.01 inclusion into the Rural Activi!y: Center. However,._ aQY l)rOJ:}osal to e~and the Blue S(sy Rural Activi\)' Center to these_Qro_perties should onjy be considered in the context of an overall Com_PJehensive Plan amendment or Small Area Plan grocess in which s12.ecific stuq'{and evaluation in given to issues such a s:
a. ____ Traffic studies and traffic mancfilement iss ue~
b. ____ Sewerabil!tlissues such as the extent of infrastructure needed, quali!y: of service and other engineering consideration_;
c. ____ Location and extent of PJOgosed land uses and the need for such uses at arJY given !Qg!J!9.D..:
d. ____ Oevelo12.ment design reguirements and restriction_; and e . ____ Landscaging and bufferin_g_restrictions.
Action: A motion was made by Mr. Logan, seconded by Mr. Bransom , and carried (Mr. Mays being absent) to accept the staff recommendation.
#a. Delete two sites (#2 and #9) from the table of non-agricultural zoning in the Rural Service Area. (Figure 4-13: RSA SMes in Other Than Agricultural or Residential Zoning, page /V-49).
Staff Response: The Plan contains a listing of all of the sites outside the Urban Service Area that a r e in a zone other than agricultu ral or r esidential. The purpose of the list is to identify sites which are inappropriately zoned, and where development of the sites in conformance with their current zonings could undermine the intent and purpose of the Rural Plan. The staff notes that rezoning these sites could only be accomplished if a zone map amendment was initiated by the Planning Com miss io n or the Urban County Council, proper notice given, and public hearings held.
DRAFT MINUTES OF 4/8/99 MEETING NOT YET APPROVED BY THE PLANNING COMMISSION