Mixed-Use Development

The South Nicholasville Road Small Area Plan recommends mixed-use land uses and development for the large agricultural parcels in the Plan area. It is important to understand the complexion of mixed-use land use and zoning and the implications in Lexington. Over the past 10 years, community leaders have made concerted efforts to create and refine appropriate mixed-use development options. The south Nicholasville Road area presents a unique opportunity for mixed-use development on a large scale in a highly visible location.

Nationally, the term Smart Growth has become well understood in the realm of city planning and has gained a greater common usage. Smart Growth initiatives support the integration of mixed land uses as a critical component of achieving livable neighborhoods with alternatives to driving as central to their success. Mixed-use typically provides greater residential density, a more diverse and sizeable population, and promotes more safety and social interaction, which in turn supports pedestrian-oriented commercial uses and increased mass transit. In short, a well-designed mixed-use development creates a focal point for communities and neighborhoods. In their own way, mixed-use developments are like miniature downtown hubs that tend to tie a neighborhood to the larger urban area.

Like most cities, the idea of mixed-use actually has a long history in Lexington, as evidenced by the occasional corner grocery with the owner living above or behind their store. Over the last several decades, however, as commercial and residential development decisions favored the accommodation of automobiles, the idea of mixing uses was laid aside in favor of large sprawling neighborhoods and businesses with oversized parking lots. These parking lots were deemed necessary to accommodate the cars, which were made necessary because of the lack of a close residential neighborhood with a pedestrian friendly network to sustain the businesses. Since 2000, however, the trend in Lexington is swinging the opposite direction to mixed-use developments that once were commonplace in the community. Indeed, Lexington is moving forward as it fashions regulations that promote growth that is sustainable and smart for everyone.

What is Mixed-Use?

Mixed-use projects come in many shapes, sizes, and configurations, but they all share some common attributes. First, they are designed at their core to be pedestrian-friendly. They use the location of the buildings and the parking to frame the pedestrian experience. They are clearly designed so the pedestrian feels safe and has room to maneuver and pass other pedestrians, all while walking side-byside with friends and family. The landscaping provides an inviting atmosphere where the pedestrian feels safe and separated from cars, and beautifies their walking experience, making it more enjoyable to get out and walk to the stores in the heart of the mixed use development. Mixed-use developments typically have large common open spaces, used as gathering spaces and for recreation. A well-designed mixed-use development has a higher intensity of both commercial and residential uses, which is an efficient use of the land. It remains important to transition a mixed-use development’s edges to the surrounding neighborhood so the more intense development will still be compatible with the surrounding neighborhood.

What Mixed- Use is Not

Mixed-use development is not auto dependent. It is not multiple separated uses on a large development parcel. It is not a zoning free-for-all where corporate interests prevail under the guise of inconsequential mixed-uses. It may be difficult to discern what a true mixed-use development proposal is and what is not, but asking the simple question, “Is this a place designed for pedestrians or automobiles?” is a good start.

How is Mixed- Use accomplished in Lexington?

There are multiple ways that mixed-use can occur in Lexington. First, there are specific Mixed Use zoning categories: MU-1, MU-2, and MU-3 that require residential and commercial uses to be mixed within buildings and on the site. These zones allow for a much more intense development than most zones, and therefore have tighter controls on the locations in which they are allowed, generally along the major transportation corridors in Lexington. These zones also have inherent minimum standards for building design and pedestrian accommodation that other zones do not. In 2009, the Planning Commission and Urban County Council adopted regulatory changes that will increase the available properties that may qualify to request a MU zone.

Other more traditional zoning, such as the P-1, B-1, and now B-6P also allow a mixture of residential and commercial uses. In general, these existing zones will not allow as intense development as the MU zones. The provisions in the ordinance will give the opportunity for older existing suburban retail centers to find new life as mixed-use developments.

Industrial mixed-use and adaptive-reuse provisions within the Zoning Ordinance also provide mechanisms to accomplish mixed-use development in Lexington. These provisions, however, have a very high standard of review because of the possible mixing of industrial and residential uses and due to the increased number of pedestrians associated with retail and large gatherings. These details should be scrutinized in order to ensure the health, safety, and overall welfare of all citizens.