and now that I put us on the Planning Commission work session okay agenda item number one Bailey young ms4 annual update division of water quality and mr. chair just to punctuate while Bailey's coming up you all do get credit for this training for this session for training so that's why we were passing around a clipboard for your signature we'll make sure and log that in your training log today thank you okay I'm gonna talk about ms4 stormwater quality and the focus of our talk is going to be on inspections that are covered within the ms4 umbrella and so the ms4 program has 10 program elements and the five in the box include inspections and so those are illicit discharge detection and elimination construction site stormwater runoff control post-construction stormwater management pollution prevention for municipal ops and industrial facility stormwater pollution prevention and the department's responsible for those inspections include compliance and monitoring ms4 and sewer line maintenance and environmental services and so within compliance and monitoring there's 13 staff responsible for inspections with ms4 we have three staff with sewer line maintenance there's seven people that do inspections and with environmental services there's one so that's 24 people making up all of our inspections for each year and the inspections are part of our permit requirements and so with illicit discharge detection and elimination we're looking for eliminating illicit connections and improper disposal of waste into the storm sewer system and determining the types and sources of the illicit discharges entering the system so in order to do that the guys go out and we had 187 investigations performed in 2023 and so they go and try to find the source of the pollutant and what parameter is exceeded and so this is what the form looks like that they fill out to record what they found and they receive notifications through Lex call dry weather screening and other departments and they go out and they research the storm sewer in the area and they sample the discharge they identify which parameters are being exceeded and find the source and responsible party they stop the discharge and do cleanup close the investigation and then record their results so common exceedances are chlorine fluoride E.coli and so common sources for chlorine and fluoride is obviously like potable water which is accompanied by the chlorine odor increased flow muddiness and then E.coli is an indicator of sewage so high ammonia values odor bacterial growth white gray color sanitary debris and this chart shows all the inspections performed in 2023 under each category so for the first one we just discussed there were 187 and IDDE also covers major outfalls so they go out and they screen if there's flow or just physical appearance of outfalls that are 36 inches in diameter or greater or if it's zoned industrial that would be 12 inches or greater and the permit requires that 20% of them are screened each year this is what the assessment looks like for the inspection and it's looking at physical indicators such as outfall damage deposits and stains abnormal vegetation been thick growth odor color turbidity and then they if there's flow in the outfall they test it for chlorine fluoride ammonia detergents pH temperature total dissolved solids and they were 244 outfall screened last year we also have inspectors go out and do erosion and sediment control inspections on construction sites and those include commercial properties residential subdivisions home lots capital projects demolition projects and anytime there's complaints and those sites are inspected monthly unless they're targeted sites where they're disturbing five acres or more or they require 404 or 401 permits and the inspectors use the same LDP form that is issued for self-inspection so it's this form and so it is looking at whether stormwater pipe inlets and curb drop boxes are protected from debris entering them so you can see in the photo on the left there's like rock bags that are allowing the water to filter and then the photos on the right have nothing to protect the inlets so the debris is allowed to enter the system they also check to see if there's a 50 foot buffer strip between the stream and the construction activity so you can see in the photo on the right there's not the streams right there and construction activity is occurring but on the left vegetation has been established they review silt fences so the photo on the right you can see that the debris is allowed to overtop and you can see the effects of that in the stream in the picture below but on the left the silt fences are installed properly entrenched in they check for construction access so the photo on the right you can see dirt and debris is pulled out into the street but the photo on the left they have aggregate base so that they're not tracking their dirt and they're eliminating it from entering the system and so enforcement for construction sites look first like informal notice and then a notice of violation and then a citation and administrative order a stop work order or a permit block followed by criminal prosecution and there were 5,412 active construction sites inspected last year and 423 targeted can you tell us what the trend has been are we getting better in terms of compliance I'm not sure I've been here six months so I don't know a trend but maybe next year I think it's overall getting better but like with anything there's good days and bad days but generally I think the trend is better that most of us from developers builders and contractors are on board with things and if you notice an issue they correct it right away um most of the developers builders and contractors are are pretty much on board and if our inspectors see something and bring it up to them they'll correct it in short order so I think if you looked at an overall trend we're probably getting better that we're issuing fewer violations and citations over the years we also are ms4 group inspects post-construction so that includes detention basins retention ponds private water quality control devices underground detention basins and critical culverts and those are all inspected at different frequencies so detention ponds are semi-annually retention ponds are quarterly water quality control devices are annually and undergrounds are annually and this is what we use to chart them so the one on the left is January of 2023 and the one on the right is December and so the orange shows lack and like what hasn't been done yet and the blue shows it being filled up and that all inspections were completed by the required frequency and the images below is rainfall totals for the month so this is what a condition assessment looks like for a basin and so they're looking for if there's structural damage to the embankment how the outfall looks if there's erosion and so if there are issues first a warning letter goes out to the property owner followed by a notice of violation and there's always follow-up inspection and then if the issue isn't resolved another notice of violation would go out followed by more follow-up inspection and then if still things were unresolved enforcement would go out some of our basins are on lfucg property and so if there's an issue or something needs to be fixed we fill out a unit price contract form and our contractors go out and fix the issue and then we record the date that compliance is achieved so you can see the detention basin on the left there's bare soil and it's able to enter into the storm system and then the one on the right looks good here's some inlet filters and so the one on the left is really filled up and they went out and cleaned it here's a rain garden that's filled with invasives that needs to be cleaned out and so you can see on the right it's been cleared and so there's a lot of inspections done in post-construction and then critical drainage culverts are inspected and they're inspected at least monthly and they're also inspected after a one-inch rain event that happens within a calendar day and so this is what they look like they are prone to get filled with debris and so that's why they're critical and why we inspect them each month and 731 inspections were performed on those within 2023 and then municipal operations is another permit element and so within that we inspect 96 LFUCG water quality control devices quarterly and then we also inspect municipal waste facilities once per year and then we go above and beyond the permit and inspect municipal facilities with a SWIP and there's 50 of those and those include fleet services, streets and roads, DES operations pools, golf courses, parks and the table on the right shows a snip of some of our city-owned BMPs so those include rain gardens, water quality features, wetlands, stuff like that and so this shows what we're looking at we define the type of the BMP if it's functioning as designed or not if there's any compliance issues what the condition is and then DES and Sarah Donaldson goes out and she inspects all the waste facilities and so she makes inspection forms that are tailored to each waste facility so they're varied and then she sends out a letter that accompanies that with any issues that need to be resolved and so this is the municipal recycling facility and so she just commented that some of the plastic was getting out of the bales which was near a storm drain and so she asked them to keep an eye on that and fix that issue and so with water quality control devices we inspected 384 in 23 and we did the 54 annual municipal facility inspections and then the last one is industrial facilities so compliance and monitoring inspects them and the permit requires at least 90 percent of the high-risk commercial facilities to be inspected each permit cycle and so a high-risk facility has the potential to discharge storm water containing pollutants into the storm system and so that could be horse and livestock facilities it could be operation centers outdoor storage and fabrication services and so you can see the map on the right the red dots are industrial and the yellow triangles are high risk and for the industrial facilities we inspect at least 70 percent of those at once every two years so this is the list of facilities in Lexington and for the industrial inspections we're reviewing storm water BMPs waste management materials management equipment and vehicle O&M plans secondary containment for fuel parking lot and other drainage areas and drainage systems and we're checking them for litter and debris if the waste is contained and covered if leachable materials are covered and if spill kits are available we also look and make sure that there's secondary containment for fuel tanks and so this is what the form looks like it lists off pollutants of concern whether the structural and non-structural BMPs are appropriate and look good and there were 33 of those inspected last year and so that brings our total to 12,151 over the course of 2023 with the 24 staff and that's all any questions do we have any questions miss young who's young thank you thanks all right uh next up agenda item number two ugmp regulatory framework miss caleb and caleb do you mind pronouncing your last name for me all right thank you it is french yes french perfect um well thank you very much for giving me the opportunity to be here this afternoon again i'm caleb rossico with tsw let me figure out how to run this okay great and we are here today to talk about the potential regulatory standards that would implement the urban growth boundary master plan work that sam castro of tsw's lexington office has been running for the city and county and before i do that i wanted to give a little bit of background on the process for those members of the planning commission who are not fully aware of what we're going to be talking about today the first thing that we wanted to do was to help the city of lexington come up with a series of potential regulations that would accommodate accommodate and support the vision that was coming out of the unified growth master plan areas additionally as part of that we wanted to make sure that we recognize that these areas are going to be an extremely long-term build out and so everything that's been done in the master plan all the drawings that you've seen they may work today or they may work conceptually today but this is going to be a very very long-term endeavor for the city and so we wanted to build in flexibility where appropriate and more specificity where appropriate and then finally we wanted to make sure that whatever we put together was in such a way that would be easy for the city staff to administer so we focused very heavily on making sure that the language was clear user-friendly and something that the you know everyone can understand give me a second here i'm going to pull this up so i don't have to look in uh in both directions okay here we go additionally um i wanted to tell you a little bit about our methodology how um how a guy based in atlanta uh for better or worse can help give the city of lexington some standards that we think will be appropriate as this very important very critical process moves forward the first thing that we tried to do was we tried to look at these master plans and look at the public input received and where something was quantifiable meaning where it was drawn a certain way or where there had been public conversations a certain way we wanted to give a standard that would support that very specifically defined quantifiable standard additionally however there was a lot that is in the master plan document and that is in the community feedback that we've received that isn't quite as black and white isn't quite as quantifiable and so these were areas where we really had to say okay based on what we're hearing from people based on what is in the plan these are sort of best practices if you will within the framework of lexington's existing zoning code and the place builder that we believe would begin to codify that vision begin to give the city of lexington something that they can move forward with additionally we've just determined very early on that the recommendations that we would give you would really fall into two categories there's one set of things that are really policies meaning they're very specific sort of policy aspirations for the urban growth master plan areas that are appropriate for the place builder that the city has and i believe you have an example of the proposed amendments to that in in advance in in front of you but there were also several provisions that should really eventually be codified in the city's zoning ordinance so we broke both of those out into two categories in the handout you have the category on the left is a policy recommendation and the category on the right in the table is the actual potential language to the code that would implement it and then finally we knew that there were things that were absolutely fundamental to achieving the vision of the ugmps and we called those primary recommendations so these are the things that in our professional best practice and our professional recommendation have to happen or really should happen in order to ensure that vision that's come out of the process is achieved the secondary or the supporting recommendations are things that really would be nice they may not be as critical but they'll they'll help help the regulations and help the policy support that vision even stronger so again you've got policies you've got code changes and then your your recommendations are broken into primary recommendations which are the priority supporting recommendations which are the second priority so with that said we've also divided the recommendations into a couple of different categories it really for for our internal use and for the city's internal use the first thing i'm going to talk about today as i walk through all of these are regulating plans those are basically the types of maps that will be adopted for the areas we're then going to talk about density and land use we're going to talk about circulation we're going to talk about open space which we know is very important building design and then a couple of very specific use provisions after that we also have a couple of other recommendations related to additional use standards that may have application potential application in other parts of the city if that is where the city chooses to go subdivision amendments that would need to support the vision and then finally a couple of ideas for changing zoning districts so primary recommendations the heart of everything that i'm about to talk to this afternoon is based on a desire to codify the plans that were developed as part of the ugmp process so when you have a chance to review that document when it's released you'll see that there are beautiful renderings showing what these various five urban expansion areas might look like those plans are very very detailed but they're very conceptual and i cannot emphasize this enough these drawings were things that our planning team put on paper based on the public feedback we've received but we all know that whenever a public policy document occurs nothing ever looks exactly like the plans you'll have individual developers coming in you'll have different market conditions coming in so we use these as a framework as sort of a vision but in some ways they're too detailed for actually codification purposes so the second thing you'll see is what we're calling a regulating plan we've basically taken those very general ideas and we've distilled them down into the things that are most central to achieving the vision of the ugmp they're very detailed meaning they show things like different land uses which i'll talk about in a moment they show things like streets and parks and open spaces but they're intentionally conceptual you know we all know that when in any area when a developer comes in and proposes a project they may have a certain way that they want to lay it out that may be different from this and so what we've tried to do is distill down the main components provide specificity where we need it and flexibility where we do not so in terms of how the city could use these regulating plan maps they show things like land use which is flexible for the most part they show things like densities which are a range that would have to be achieved they show things like street locations again which are flexible for the most part paths and open spaces so when you look at the document before you you'll see that every one of these five areas has a regulating plan and as i just alluded to there would be varying degrees of compliance recommended for all of these so after working very closely with staff after reviewing the public comments we recommend that there are three areas that are really critical that should not be disregarded ever as these urban growth boundary master plan areas are built out and those are the locations of the critical mixed use and town center land uses these are shown in purple on the map these are areas that are intended to be the focal point of what are basically new walkable neighborhoods walkable villages walkable towns they're intended to provide both housing and commercial uses in a you know in some way similar to the historic urbanism found in older parts of lexington and we feel very strongly that providing those kind of land uses is critical to the effective build out of the ugm piece it it is something that is so critical in our minds and so we've recommended that those must be provided in the approximate location shown the other thing that's really critical is there are regional if you will street connections that really have to occur so that as these properties build out we assure that they're not funneling all the traffic onto the same corridors and so the plans designate two street types one called boulevard and one called path and one called avenues these are the major roadway connections between developments that will ensure that as these areas build out that we don't create more traffic problems that we ensure multiple ways to get around in the developments and then there's also paths that are shown on here so we're recommending that those three kind of transportation facilities are in the approximate location shown and then the final thing that's really critical if you look at the last round of urban growth master plan expansions is they didn't always build in provisions for future connectivity into the adjacent areas and so there are a series of recommendations showing where future connections might occur such that in 20 30 40 50 years if lexington ever decides that they want to move the boundaries again these developments will be able to connect to future developments and achieve the walkability benefits the traffic benefits the bicycle benefits the transit benefits of interconnectivity so those three things town center land use major circulation and major connections are recommended to be per the plan a lot of the rest is purely conceptual so all of the other land uses we're recommending that um that those could be provided as development occurs obviously there would be documentation in the place builder to make sure that they are a minimum acceptable density again part of the idea here is to make sure that these urban growth master plan areas are well planned walkable and quite frankly relatively dense so that they can absorb growth for much longer than we've seen in the last round and so that minimum density which is defined in all of the land uses and defined in the place builder is really critical to doing that and so you'll see that every one of the land uses in the in this document are defined we have everything going from low density residential which is really about 8 to 12 units an acre this is primarily detached houses but not exclusively there could be things like townhouses cottage housing even even some potential multi-family within those areas we've got a slightly more intense category which would be more of a mixed housing type with single family townhomes small apartment buildings there is a higher density category at 25 to 30 units an acre again primarily multi-family but you could even begin to have commercial uses in some of these and then finally you have the village center defined the town center and then very interestingly there's a category we're recommending called flex space which is a category for areas that may have perhaps light industrial uses or a mix of light industrial uses and recreation uses or you know a sporting facility really everything else that is in the master plan but is not a low to medium to high residential use or a mixed use category so those are sort of the land use categories that are proposed the other thing that I wanted to mention now now that we've gone through that is I stated before that development would have to provide the walkable mixed use village centers or town centers but they don't have to provide them exactly where is shown in the master plan again we know that there needs to be some flexibility so the proposed language before you in place builder would grant the city the ability to and the developer the ability to move them a little bit so as a project comes in staff can work with developers as part of the rezoning process and make sure that they provide a town center but it might shift you know 200 feet in one direction but what's really critical here is the town centers and the village centers would also have to always line up with that major transportation facility that I mentioned before so they would have to be on an existing arterial street abutting the property or they would have to be on a boulevard or an avenue the second part of the regulating plan language is that there is a provision in there for a temporary 100 foot buffer adjacent to the rural service area this would again apply along the edge it is shown in all of the graphics but we envision this as being temporary so that if you know again 20 30 40 years if the boundary ever moves out further there could be some seamless connectivity between these areas and any future areas so that was the regulating plan again it's a map it is is regulating with regard to town center and location and village center locations street types and paths and connectivity but everything else there's quite a bit of flexibility the second part of the document before you is about density and land use and so here our goal was to make sure that as projects come before the city for rezoning we want to make sure that developers actually build them out in a way that they're more than just the same old product that they're used to building so there are a couple of what are called concurrency requirements in the draft the first one is to limit the amount of single family homes that can be built without providing commercial uses so as drafted a development could build up to 20 percent of the proposed single family uses but beyond that they have to have some commercial uses again we want to make sure that as these areas build out they're walkable they're they're more neighborhoods than just being subdivisions I mean they and and part of neighborhoods is having services within them there is also an acknowledgement that some of these areas may be much more commercial intense in the coming years and so there is also a commercial concurrency requirement recommended we're recommending that no more than 80,000 square feet of commercial and that's basically a grocery store with some out parcels should be allowed to occur and over 80,000 you would have to have a portion of residential uses in the plan actually built and we put both of these provisions in there because I am a former public sector employee and I know that developers love to come in and get plans approved and say they're going to build these cool centers and they're going to be walkable and mixed use and then they only build the housing and they only build the retail so this is a way for the city to ensure that before the city can issue building permits above those thresholds for other uses you've got to have that mix in place and we wanted to write those provisions in such a way that we acknowledge that the meaning of commercial doesn't quite have to be as strict as most of us intuitively think in our minds so we have allowed or we have recommended allowing things like live work units which are basically a town home where you have a ground floor commercial space and you live above but it's a single town home we recommend allowing that to count towards the commercial requirements and we actually allow recommend allowing developers to count what I'm calling retail ready space to the commercial requirement such that imagine an apartment developer coming in and their sort of way of building is to build 300 apartments in a go this would allow them again with with rezoning approval to build the apartments but they would have to provide space on the ground floor that can convert to retail it doesn't have to be retail today because there may not be market for retail today in all of those locations but it's designed with ceiling height and glass and and flexibility so that at some point it can convert use as the market changes there are also a couple of other recommendations related to the mix of residential uses within the development we are when you looked at the plans that were done you'll see that there was a very fine grain mix of residential uses distributed throughout even in the low density residential areas you didn't just have a cluster of townhomes and a cluster of single family and a cluster of apartments they were all connected they were all integrated and they were all basically part of the same community so we're recommending that in those single family areas that you have up to five lots of single family and then you have to throw something different in there it could be a two family unit it could be a small walk-up it could be a couple of townhomes but the idea is to make sure that housing types for different people in different ages and different incomes are distributed throughout the development not isolated in one area also recommending a limit on the amount of what I'll call large lots single family lots those over 5,000 square feet to 20 percent of the development that would not of course replace any density requirements and we talked before about every one of these zones has a density requirement and there would be a concurrency requirement such that developers can only build about a quarter of the single family units before they have to build other uses so you can imagine a developer plotting a site they really really really don't want to build any townhomes or any walk-ups or any two family so they lay out five single family lots here and five there and five there and five there as a way to get around the above provisions but this says that once they reach more than 25 percent of the total number shown in the plan they have to provide alternative housing types even if it doesn't meet one of the above okay now for the easier parts circulation is the third part of your document circulation has provisions that would allow the major streets meaning the arterials and the avenue I'm sorry the boulevards and the avenues to move up to 200 feet from the location shown in the plan again you've got to build in a little bit of flexibility the street designs would have to be per the forthcoming complete street manual and I can't emphasize this enough we are attempting to codify again a walkable mixed use development pattern that is very different from a lot of the recent growth that has occurred in Lexington and in order to do that you also have to think about the design of roadways and so very very strong policy recommendation for some flexibility in that complete complete street process additionally paths would have to conform to the Lexington path bike pet plan we have put in place some standards to limit the number of driveways across paths to one per maximum 300 feet or minimum 300 feet and we've also recommended limitations on the number of curb cuts again one per block face in those more dense walkable areas we don't want a situation where this wonderful trail system goes through goes through development and the developer designs it in such a way that you have a driveway every 25 or 30 or 40 feet that's very unsafe for pedestrians it's very unsafe especially for children who may be using these facilities and we want to make sure that those multi-use trails that tie into your regional trail network are truly safe for all users and then finally under circulation and this is a this is a big one I've alluded to the idea that all of this new development should be laid out as a as a name as a town as a neighborhood as a place rather than a collection of subdivisions and the way we're getting that in addition to the regulating plan is we've actually recommended some standards for maximum standards for maximum block sizes so when you look at the document you'll see that the first policy provision is to make sure the development connects internally and it connects to or it has connections to adjacent developments in the UGMP areas and then it prescribes a series of maximum block sizes and these vary from the way the city currently calculates block size this is an example of one of the sub areas the numbers range from 2,000 square feet maximum in the more walkable urban areas 2,000 feet 2,400 in sort of the less intense areas and then up to 3,000 in other areas but the idea there let me let me step back for a moment oh I cannot go back other other one yeah great question so this is done differently I'm going to get into the weeds now I apologize today when the city of Lexington measures your block for the purpose of subdivision they do it only based on the block face we are recommending that in these areas so that we don't have a grid iron of every block being you know 500 by 500 foot square we're a little bit more flexible and we measure based on the perimeter so if you look at this one here that is probably you know a 300 foot perimeter on the side adjacent to the white and then on the side adjacent to the pink but the other perimeter is longer and based on our experience having coded in multiple jurisdictions done a lot of land plans we find that regulating based on perimeter gives a little bit more creativity and it allows properties to better respond to topography without the need to do a lot of grading so that would be measured based on the center line of the perimeter okay the other thing that I wanted to add is in order to meet these block size requirements there are a couple of caveats the first thing is that we're recommending that these could be public or private streets so they you know imagine someone coming in and doing a commercial development primarily commercial or office or you know something like that they may not wish to plat and dedicate the streets to the city so they could certainly do that as drafted to give a little bit more flexibility and this is really important if you ever did get any interest in major retail in this area a lot of times the retail developers just they want to be able to control the street right in front of the building so they can they can do other things so they could be public or private but they could not be gated so nothing in here would say that there can't be gated private streets but they would have to be in addition to these minimum sizes additionally we are recommending limits on the length of cul-de-sacs again cul-de-sacs are highly discouraged but we know that there are going to be situations where there may be a stream or there may be a slope or there may be a historic cemetery or there may be there may be some some unknown extenuating circumstance where everyone in this room would agree that the city should be able to grant relief to that so we've provided options for those in the code under exceptions we've also put in place recommended standards for this future connectivity in the urban along the urban service area maximum one minimum one per 2,000 feet of property length and that could go up to 3,000 feet in more industrial areas if if there ever are industrial areas in these expansions and then everywhere else connecting to adjacent properties would be 100 and would be one per 750 feet and then again there would be exceptions like we talked about for environmental situations creeks flood plains etc. there would also be recommended connectivity standards for paths we're recommending that if a path adjoins a property the development has to provide at least one non-vehicular connection to that again making sure that the residents of these developments can actually get to the trails safely and easily and that that connection would have to be at least 12 feet wide and again there would be exceptions based on topography and then the final elements of the transportation and circulation section are less glamorous but equally as important we are heavily recommending the use of shared driveways where possible especially in the commercial areas we are codifying potential standards for inter-parcel access between the more intense uses so like the commercial the multi-family so that the developments even if they don't have to have a block they do connect and again exceptions for that based on topography and other situations we are highly recommending the use of alleys and when we say alleys as in this document you know they could be private they could be public we really don't get into that level of detail but the idea is that rather than having a driveway every 25 feet along a street we could try to put as much in the rear as possible now there would be requirements for that along boulevards and arterials for housing types so those would be would be in here there would also be requirements for alleys in the purple and the commercial mixed-use village and town centers there would be requirements for timing of the alleys again I've I've probably worked for too many developers who like to find loopholes but we want to make sure that if there's an alley that they use it and that they build it and they don't just build it and then never use it and use that as justification for bad design and the idea is that alleys would have to be where the garages are located and the garages would be placed relatively close to them and then we do have a couple of recommended changes for bicycle facilities again bicycling is part of the vision of the UGMP we have recommended bicycle parking along the shared use paths so if you've ever cycled and especially as folks get up in years they like to have an opportunity to pull over to sit on a bench and rest or watch people and so there's a recommendation for benches and bicycle parking along the shared use paths which is which is new and then within the developments we are recommending that there be minimum bike parking standards and that is both codified as external and internal so that you imagine someone doing a 200 unit apartment building they would have to have bicycle parking inside the building for the occupants that it couldn't just be out in the parking lot where your bike's going to get rained on and snowed on and rusty and a couple ones also have recommended a couple of modifications to your loading standards we do believe on-street loading is really important especially in the town and village centers we think that that should be allowed to count to the city standards we believe that any other we're recommending that any other loading should be screened ideally to the side or the rear of the building and that the amount of loading required should be reduced your current loading space requirements are the highest I have ever seen and I've worked on zoning codes in probably over 100 jurisdictions would really recommend at least in the UGMP you lower them and then allow them to be shared I think it's really critical okay the the other thing that's really important so if we're going to have a walkable neighborhood and a walkable community we need to have street trees this is this is not an option especially in Kentucky in the summertime and so we are highly encouraging the complete streets manual to come up with standards for the placement of street trees we like to see those between the sidewalk and the curb but we know that that's not always possible and especially on higher speed roadways but as you build out these areas and if you actually want people to walk people who have a choice of not walking in the summertime you need to have street trees and so there are standards in this document heavily heavily encouraging the city to come up with protocol for that okay the next part of the document is open space this is a really short one we're not recommending any changes to the city's current open space requirements which are typically about 15 to 20 percent depending on on the property but what we are recommending is that if a developer is building housing and again we've basically required them to build housing that they can't put all of the open space on the other end of the property where no one can get to it so there is a standard that says every door of a dwelling unit must be within 1500 feet of either a public park or a private open space again this is really important in the vision is to make sure the open space is scattered throughout the community and not you know put on the floodplain on the other end of the property where no one can get to it okay the next part of the standards yes sir did you have a gun the next standard gets into a little bit more like conventional zoning but again i've worked with developers i know they try to find loopholes this is what we're calling building design and in here there are a couple of policies that we believe could build on very strongly the strong basis of regulating buildings that you already have in your zoning code today and the first one of those again i may be paranoid i have seen too many developments come in and they have the streets they have the open spaces they have the mixed use but then they have blank walls all along the round floor imagine a kroger comes in a kroger comes into one of these expansion areas and rather than putting out parcels along the street kroger just puts a three four hundred foot long blank wall across the street so in order to prevent stuff like that we are recommending something called active depth and basically all this is is it is a requirement that all buildings have to have 20 feet of space at the ground level that is used for people places housing offices retail restaurants but not parking but not loading but not dumpster storage i mean we'll have to have that in some places because we want to make sure that again these buildings have active uses at the ground floor just walk around where we are now and look at the difference between some of the historic urbanism you have where you do have active uses on the ground floor and a lot of what sort of the urban renewal stuff from the 70s 80s and 90s it's very different and if we're trying to create a walkable community people need to feel safe walking and one of the great ways they feel safe walking besides having sidewalk and trees is having something to walk next to where they can make a connection with the people inside so again this is more of a zoning thing but it's really important now mind you we do recommend relief for industrial users if you land a you know tenant that everyone wants industrial users typically do have alternative standards so this would be for everything other than industrial and single family where they're likely to likely to do it anyway okay and then the other one drive-thrus so a lot of conversation in our team among our team about how do we handle drive-thrus and the recommendation before you is actually to allow them but with a couple of caveats so the first thing is we are recommending that if drive-thrus come into the ugmp area they can't be the same old drive-thru that everywhere else in the country has received for the last 50 years which is basically the building the drive-thru that goes around the property and you may have a window on the side the standards before you this afternoon would allow drive-thrus but they could have they'd have to have one of two forms first they would have to be completely inside a multi-level parking structure so if this area ever gets dense enough that we have office buildings or large apartment buildings they can they can go inside it no one can see it now we know that that's a very very long-term prospect i'm a realist here right we know that that's long term so we've also said okay well if they're not in that they can be conventional if you will but they have to be completely behind the building and they have to be complete completely screened by active depths so imagine a city block and again we're about creating towns and villages and and and not necessarily subdivisions in the commercial strip development in this plan as long as they had buildings along the edge they could have a conventional drive-thru in the middle yes sir you piqued my interest the indoor drive-thru is there already is there any example now anywhere in the country where anybody's doing that currently uh we have required this in the city of atlanta for about five years in most parts of the city yeah this is actually a brand new starbucks that went in um just opened a couple weeks ago but we have a we have an urban format starbucks we have a really cool chick-fil-a under construction right now um where and you know how chick-fil-a is they like want the biggest drive-thru in the world uh we have dunkin donuts that have them inside buildings so it's it's relatively new but again it can it can be provided i think the second option is more feasible just you know put them in the middle of the block where you can't see them okay okay so let's see almost done guys i promise you okay the final part of the ugmp standards are regulating uses now again we mentioned that these areas are going to build out over many many many years but there are certain types of uses that can make or break the kind of development that the stakeholders in lexington have envisioned for these areas and those are things like data centers and self-storage i know data centers are very likely to come here because of the high land values but we are recommending that if again if the city meaning the elected officials and the stakeholders agree that they want to allow these uses in there and they are currently allowed today in in your current zoning code code they should be limited to no more than 50 percent of the development meaning if i'm going to do self-storage i have to put it at the back of the lot and i have to have apartments or retail or something like that around it in order to prevent the the sort of self-storage that we just get everywhere these will these will be a killer of the kind of community that's been envisioned for these areas so those are the main recommendations related to the ugmp there are a couple of really really brief ones i've got three more slides that i wanted to run through you and these are things that we would like to change in the ugmp but they're really bigger city-wide discussions the first thing is i would recommend you actually define data center in your zoning code you do not currently define it today and that you define commercial self-storage you do allow them but you basically lump them in with warehousing so would definitely recommend that you define those differently we would also recommend you to think that you think about again i'm just thinking of what's happening in other communities you're seeing a lot of what are called micro distribution hubs in walkable neighborhoods these are basically like amazon stores where amazon may come in they may do some last mile distribution out of it but they're right on the ground floor of buildings so that is a kind of use that is becoming more and more popular if lexington has not seen them yet you will be seeing more pressure for them and they do like to go into walkable areas so they're almost like an industrial distribution center but they're really really low impact so definitely would recommend looking at that related to that is this idea of low impact manufacturing this is one of those things that again has come out of covid a lot of companies are changing from being purely office or purely retail to doing more and more low impact manufacturing on site so we would recommend that you think about allowing some of those uses very small footprint very low impact in some of these mixed use areas it's an example of what you're yes so uh we were sam and i were talking earlier i live in a neighborhood where we actually were a historic district so we allow this because it's one of the patterns we have a shop right down there at the corner it has it's sort of a hill the back side that is away from the street is an 8 000 square foot coffee roaster and packaging plant so they roast coffee they package it and they distribute it from the property the street level is a coffee shop so they're two separate uses from zoning and before the city of atlanta at least would not allow you to actually roast and make and package and distribute the coffee from anywhere other than an industrial district and so this would be an example another example we see a lot of is 3d printing a lot of places where 3d printing is actually determined as manufacturing furniture makers dress makers you know a lot of very low impact uses that you wouldn't think of as industrial that actually are the big one though tends to be food i mean and with your with your rich agricultural history i could see a lot of food facilities having this you might have a again a restaurant that they have the most amazing salad dressing and they want to open a place on their property two or three thousand square feet where they actually bottle the dressing and sell it is that kind of thing okay uh the next recommendation is related to your subdivision ordinance when i was reviewing your draft code i when i was reviewing your current zoning ordinance i found a potential problem with your requirement that every lot in the city has frontage on a street that doesn't work for this new cottage housing that you've recently allowed so you probably want to change that additionally there are a series of provisions in the code where it may be a good idea to provide relief from some of the waivers based again on conditions other than the size shape and topography and the underlying zoning and so those are those are also noted in there again they're not critical for the ugmp they're just stuff that you know when i was looking at your zoning code wanted to let you know about and then the final one which is related to the ugmp is a big one so we've talked about sort of being able to legalize the patterns of a lot of the older neighborhoods in lexington in these newer areas and your city has a rich tradition of corner stores and these are currently not allowed in any of your r2 r3 r4 zoning districts so we just thought that if you really want to be able to reproduce that you should you could think about allowing that either you know through a site specific rezoning on some of these properties or for greater flexibility you could say we're going to allow them by right in certain conditions in this ugmp area so again i know that's a big policy decision would have citywide ramifications but it is one of those things that might be important to look at and then the other district that we looked at was cn commercial quarter zone noticed a couple of weird things in there that i don't think were intentional the first thing is that you don't allow outdoor sales and storage which is understandable but what if someone wants to do a small walkable nursery or garden center or you know the uh the beautiful place we had lunch today the what is it forestry like kentucky forestry yeah native cafe. So that facility right that from a zoning perspective that area where you have the uncovered sale of the sale of the plants I mean that's technically outdoor storage and sales from a zoning perspective. So the idea is to allow those very low impact type of uses that are compatible with the patterns. Legal non-conforming right. Additionally we would recommend some greater flexibility on things like garden centers and greenhouses and I promise y'all I had this in here before I went to the cafe. I had that I sent this to the city a couple weeks ago the draft. It is very big. So again those kind of uses are very compatible. No one's ever complained about having a guy selling flowers next door or a woman. A couple of other things we noticed the required minimum density in CN is very high. It's 2.0 floor area ratio. You might want to look at lowering that if it's not working over the next couple of years. You might want to also think about lowering the minimum density of 30 units an acre over the next couple of years. And we found a couple of typos in the sustainability bonus standards that we have recommended that staff clean up. So that concludes my presentation. I know I've talked about a lot and I probably talked really fast but I would love to answer any questions that you may have. Any questions for Caleb? Thank You Caleb. I really appreciate your thoughts on pathways and avoiding driveways because anytime you're walking with kids you just pay such close attention every time they cross the driveway and it's anxiety ridden. Would you say that the proposed block size that you're considering would that be consistent with typical block sizes in the early 19th early I'm sorry early 18th early 19th century developments. I'm sorry early 19th early 20th. Generally yeah they do vary by different parts of the country. You have relatively medium sized blocks here so they would be compatible with the block sizes in some of your older neighborhoods. Thank you. This is really a question for staff but it involves something you just said. In terms of the complete streets model for street trees how close are we now in the changes we're making to our ordinance to what's in that plan? That manual update is underway with consultants and I think their timeline is to be finished with that in the next year. Yes yes. We've been coordinating I mean Sam is a sub on that project as well so the consultants are linked up and we've had conversations as recently as last week about terminology making sure those things are compatible making sure terms carry over you know we're a little ahead of them but there has been a great attempt to make sure that the language we're using here is should be very close to what's in that manual. Yes. Good presentation. Thank you. Thank you sir. You have listed a enormous number of proposed implementing regulations that include codifying one thing in another. What is the process that you see to get that done? Is that done entirely in-house? Is that something that you will be involved with? So so that that means we have to have triple the planning staff tomorrow? Well actually sir we first of all the way the way this is set up the the plant place builder policies that you have before you those will give the city staff and elected officials the ability to vet projects as they come in immediately upon plan adoption. Now they may not come in that quickly but it would give the city to vet them because it becomes an official city policy and you can tie zoning considerations to that. I wrote those in such a way I tried to avoid legalese so hopefully they're more understandable but I do have a more legalese version that I will be sharing with staff. So basically the amendments are already written it would just be a situation of saying where they go in the ordinance. And does that become a reactive process? It sounds like you're saying that as things move then you have to get X Y & Z codified to deal with what is being proposed or is it more proactive where we methodically pick items that we need to get codified? Yeah Graham I think the we were in our discussions with Cale it's been real important for us to make sure that we take the shalls and put them on sort of what you see on the right and the shoulds for the policy and as I was going to go through with the place builder linking these these policy recommendations that you'll see for zone changes into the early preliminary development plans and that you know there's still some time between when we likely will see development there's time for us to take the regulating at the regulations that are recommended here and begin a ZOTA process as well there's there's there's gonna be a lag before development occurs where we're gonna take these recommendations sort of triage them prioritize them and come back with another round of you know like a UGM ZOTA round two I mean the first one was a big one took us you know a full year to do it but I think we can do the same with these as well so I think we'll be back before you with some of that. Thank you Cale very nice a lot of good information I mean to interrupt on one second one moment but good good good information that you presented from I mean I love the thoughts of alleyways street trees open spaces within a certain area the one thing that I really didn't hear I saw a picture that looked like there was a parking structure but then you said something about you know not being a parking structure how do we how do we handle the parking needs without always just doing service parking this one yeah that is a parking structure case the ability to finance parking structures is something I'm not qualified to speak on but I will say that they they're expensive I mean in the Atlanta market and I would assume here they can be 50 to 70 thousand dollars a space so you know we're we have not changed there is no parking requirement under the current code that would continue to apply I think and I'll obviously defer to staff on this as well but I think that it's gonna have to pencil out for the developer in order for them to make it happen have you seen any anything anywhere where to be able to get a parking structure you give allowances or on something else hmm yeah you can you can incentivize them in a lot of different ways we have we have done work in many different communities and one of the communities they were they gave a density bonus for parking I mean that's probably not as much of an issue here you know you could and I hate to recommend this because this is sort of what are we what kind of community are we creating but you could count open space you know if your open space requirement was too high you could count parking towards open space which I don't like but again you could do it in order for it to work it has to be economically viable and even even in Atlanta now with interest rates what they are people are trying to do surface parking I mean other than the prime hundred percent locations right in town because it's so expensive so are they doing pushing more for alternative modes of transportation you know as opposed to cardboard car transportation yeah a lot of them are the other thing again this is I am NOT speaking for the city in the following remark you could legally you can always restrict the amount of land dedicated to physical surface parking if you wanted to but again that would be a really that policy decision would require a lot of conversation because there are unintended consequences to any regulation and I know that for example Lexington has the same housing crisis that everywhere else does and if forcing structured parking means that the rent has to be three hundred dollars more per month than it would otherwise be that's something that your elected officials need to determine before it is implemented because again parking is so expensive I've got you understand we're in kind of catch-22 we're gonna provide housing and needs for everybody but with that parking comes along with it so yeah thank you thank you could you flip just to one of your like colorful overlays of one of these proposed areas that you kind of just show your yeah any of them is fine like that you know we're right now we're sort of discussing parking and this was one of the sort of things that jumped out at me and I think one of the answers is is sort of is sort of in in your code when you talk about the corner store a little bit but in our older neighborhoods in the sort of a lot of the commercial parking is street parking and the those corner stores or those mixed uses those residential side streets have a lot of parking capacity that isn't used entirely by the residences where we see a lot of the new subdivision sort of neighborhoods are built with the capacity for street parking but it's essentially unused or very low use whereas then there's the retail shopping center where all that parking capacity is so essentially the parking is double built and in sort of surface form and so looking at this I think this is moving in the right direction but I do think that this town center concept is still concentrating this parking in these large surface lots and then creating underused spaces in those residential areas and I think the more that the plan embraces and moves for example by like allowing by right these corner stores the more it'll distribute that balance of commercial and residential parking and utilize those street spaces enabling smaller lots basically that would be sort of one observation because I think for me personally this still has larger lots than I would think of as ideal and then the other sort of comment that I had it has to do with sort of a little bit this sort of reconciling these concepts of where you want to go with the implementation of applying sort of a mosaic of current zones over the area and while that while I expect there are a few members of our development community that are capable of navigating that complexity I would expect many of them to seek sort of simpler concepts and and so I wanted you to maybe speak to that a little bit just because that concept of this mosaic of zones on a on a project seems challenging to actually get some people to implement can I ask staff to talk about that and I have some closing remarks regarding the zoning because we've actually had this discussion internally like is it because my question is is it going to be zoned one thing and I thought the idea was it would be zoned multiple things but to your point how do you allow natural evolution like and and mind you we have we have basically five colors plus one you could think of those as five potential zoning districts I would say that based on what we are recommending those are all variations of mixed use a little bit less mixed use in the low-density residential because it's primarily houses but it might have other stuff but by the time you get to the town center it's fully mixed use and so can you talk about which districts may achieve that and how it would apply to a project so what we've tried to do over the last seven or eight years of text amendments is broaden the commercial zones to accommodate residential and varying formats and we haven't seen a lot of developers take advantage of that because you're largely talking about already developed sites with a lot of complex lease issues and so the redevelopment potential hasn't really happened there but we have with the changes to be one and the changes to be 6p in large part could handle an entire town center not to mention what we've done with you know the existing how some developers have managed to make the MU zones work notwithstanding it's its difficulties but we've tried to take the things that work out of it the MU zones and allow them in the in the b6p as well as the b1 and so in a lot of these cases they may not even be registered residentially zoned at all it's possible that a big chunk of them could come in under under our old b6p or b1 that's been our intention is to get get it to where a town center village center can be built under one of our common used commonly used zones I hope it's not five zones please no I don't think Tracy wants to deal with application for five five zones and nor do we under under place builder we're trying to simplify that is how we'll go into it in the next piece and I'll just add with the text amendment that we just went through we also allowed for that natural organic development of commercial to occur in residential with the shift with the r4 and the r5 zones to allow for neighborhood businesses to develop over time so that that gives the inverse we're not just trying to allow for that inclusion of residential and commercial zones we're allowing for a lesser onerous process to allow for a commercial to be located within residential zones the other things Kayla's have mentioned in here though that are there things we have had not considered like the retail ready ground floors like that's painfully obvious in hindsight right like how did we not think of this right some of these some of these drop some of the drive-thru centers you know we just got drive-thrus out of b1 well if if there ends up being enough of an outcry that we have to address that in some way we have now something to address that and Chris can I mention one thing that the challenge with making anything legal non-conforming right is it never goes away so we've worked in too many communities where they don't want drive-thrus anymore and they don't want gas stations so what does that mean well the property owner that owns a drive-thru his land doubles or triples triples in value because he can't get any competition and if you want that use you've got to go in that building so we have we advocate a more flexible approach that allows them to redevelop but puts very strong standards on the design because otherwise they will be trapped they will be frozen in amber and they won't go anywhere okay look I think that's all the questions thank you for all the work you put in thank you so much everyone mr. Bailey ugm soda GM P comprehensive plan of D yes thank you very much so I think this ties very well with what Caleb just presented and and going back to Graham's question of is this a proactive approach is this a reactive approach and since we are going through the process of potentially adopting a new element or component of the comprehensive plan with the UGM P and since we just went through a major rezoning ordinance text amendment we thought that it was a perfect time to also amend an element of the comprehensive plan the place builder so just to go over some of the aspects that we we have gone through over the past year and a half or so we have adopted the UGM zoning ordinance text amendment this made substantial changes to the ordinance and reflect many of the comments and policies that cable Caleb presented on and built upon today in addition to that we have these recommendations that are being called out within the policy document document and some of the regulations that we're seeing in your document in front of you with the place builder that would try to make sure that we are adhering to the policies and standards that are being called for in the master plan so you can see in front of you you have the first few pages that I'll discuss but there are also the maps that we have been talking about that would be included specifically in the place builder like we utilize the expansion area master plan and the rural land management plan currently in the place builder so just a refresher the place builder is our element or a distillation of our goals objective and objectives and policies from across the entirety of the comprehensive plan and put into a more simple place so that people can review development criteria during the zone change process in terms of what we are recommending for changes to the place builder here is what we currently have what we are recommending it is a few different changes on this first page within the downtown removing the mu2 and the mu3 zones both of those zones are not heavily used within our community and the incorporation of the CN zone gets at a better utilization of our land and is a better recommendation for those areas in the second tier urban area or the place type staff is recommending again adding in that CN zone these are areas in which we are trying to produce a little bit more density and transportation access removing the specific form based request with the b1 zone or the neighborhood business zone we made modifications to that b1 zone with the UGM Zoda that would allow for the b1 to be more contextually sensitive in those areas and allows for a little bit more development on those sites and then again removing those MU zones for the regional center staff is recommending adding back in the b3 zone the corridor business zone this has not been recommended within the comprehensive plan since 2018 and with the changes that we made to the corridor business zone or the b3 zone staff believes that it is now time that it should be into our corridor zone it allows for a little bit more intensity density and that inclusion of residential activity in that zone because that b3 is being added back in staff is recommending the removal of the b1 zone and then again the removal and of the MU zones are the mixed-use zones in terms of this section of the place builder staff is recommending several modifications the corridor zone again bringing in that b3 zone so getting that corridor business on our corridors that was one of the major pushes for our UGM Zoda adding in the CN zone that corridor node zone for increased density housing density really focusing on densifying our corridors with residential opportunities and then again removing our mixed-use zones our first major change to the place types and then the development types is the new complete neighborhood with the urban growth master plan there are areas that are being recommended for low density residential land uses as such we think that it would be appropriate that we add back in a low density residential zone or the r2 zone this was also modified with the urban growth management Zoda that was approved just recently so with that we did have to add in and let's see if I can do this yeah there we go that low density development type into this section adding in the r2 zone to allow for that to occur and then removing some of the other mixed-use zones and removing the form-based requirement for this zone this allows for any of the b1 uses to occur with or recommends that any of those b1 uses be allowed within that zone in terms of the enhanced neighborhood staff is recommending the removal of the r3 zone and the mixed-use zones and then incorporating that r2 zone or the mixed low density residential zone in that area so replacing the r3 the planned neighborhood residential zone with a mixed low density residential zone that allows for a little bit more compatible development as well as it allows for the r4 zone to be that next step up and the preference zone for anything that would be a higher density multifamily area and then then we have no changes to what we are looking at for the industrial and production center touch on the blue sky real quick yes so we will be looking at blue sky coming up in the future that would be associated with a small area plan that is planned for this next year that would allow us to maybe take a little bit of a deeper dive into the industrial and production center place type and some of the uses zones that might be appropriate for the urban growth master plan as you heard from Caleb's presentation that really focuses in on a little bit more of the the flex space looking at light industrial land uses but for right now for the land uses that we're seeing with the urban growth master plan we are focusing more on the residential and then the integration of residential and some mixed-use commercial to create walkable neighborhoods yes miss worth so we're mixing the uses but are we also at the same time moving in the direction of like we do with the ED zone where you've got this amount that's job development that's residential are we moving in the direction of saying you've got to have certain percentages you're jumping ahead a little bit no that's all right so one of the aspects of this change to the place builder would be incorporating the policies and the different recommendations of the urban growth master plan that TSW and Caleb have been adding into this document so you can see many of the headings that are up on the screen the section 1 regulating plans development density and use all of those are the the presentation materials that you heard from Caleb earlier today so we will be incorporating those into the recommendations so when you hear a zone change for an area in our potential expansions expansion areas associated with the UGM P you will also be hearing how an applicant is meeting these different policies so tying in these areas with specific recommendations that are coming out of that master plan so yes I have a question real quick yeah could you just give me an example downtown it's pretty self-explanatory could you describe the second tier urban just give me a few examples in our community of what that yes so that this is not changing from what we're currently using it as you have actually approved several zone changes utilizing the second tier urban it's typically the area just outside of the downtown within a walkable distance of the downtown we typically have a little bit more density and intensity in theirs as we go out of the downtown core so it has been utilized for several places as we've been going out Midland along Maxwell and then up one or two places on the northern side of town yes you're welcome so I do want to I copied that already so just associated with this so that we're not keeping you here too long I just wanted to give you a heads up on the timing of this since this is a blend of a adoption of an urban growth master plan and an amendment to the comprehensive plan there are actually two overlapping kind of things going on over the next couple of weeks we are hoping that we would have that first hearing on October 17th that would be the presentation of the urban growth master plan and a presentation on the amendment of the comprehensive plan specifically the placebuilders so going to mr. Pohl's question this is us being proactive to ensure that we are getting the urban growth master plan recommendations into the comprehensive plan so that we make sure that any zone change that comes in in the near term is still meeting those recommendations and is still complying with the other elements of the comprehensive plan it's in its totality when it comes to any zoning ordinance text amendments that would be an implementation item like we do with the comprehensive plan coming out of the urban growth master plan so these are a little bit more of the the time frames but I'd be happy to answer any questions you might have thank you mr. Bailey how many opportunities will the public have to give us public comment so the public has been providing comment as they have been seeing this throughout the process we have been doing a fair amount of outreach to different organizations and different neighborhoods but as we have also been posting these after all of our work sessions we have a very active public in this not just from the neighborhood level but the current owners of those properties they've been providing a fair amount of feedback throughout this entire process we will be getting much of this information up today on our website and we anticipate hearing a fair amount back but I'm sorry I mean we will the public have the opportunity to speak in front of us oh yes so that October 17th period is specifically for public comment so much like we did for the comprehensive plan we take public comment one day you are able to deliberate about that public comment provide us suggestions and then we come back for the 31st in which we would have a fuller discussion of adoption do you think that will be enough time I don't know you think that'll be enough time for public comment given the fact that you know we're talking about one date so we've been having public comment throughout the process that would be I mean we're gonna try to get this out to you as a full document for the public to review and we can take public comment from a email posting on the website posting on the actual document but we also have with all of our major plans comprehensive plans this is the typical process punctuate that that that October 17th hearing date is is just to put information on the table so the consultants and staff will be making a presentation to get it get it on the record then we're recommending that you all open up the floor for public comment and take the rest of that for the rest of the day we don't have anything that keeps us from stopping that evening and then we won't do anything else with that unless except that you all would have direction to us that you wanted more information or you wanted something for the for or by the 31st and then then come back well that that that definitely helps having been through some of this in the past it's like well you know Joe Smith can't be there on the 31st he's not given an opportunity you know it and I'm just using that as an example you know and throwing it out there because I've been there for and I'm sure we'll hear it but the 17th that I didn't know that that that's two different dates right so the 17th is when anybody can come to the mic and of course people can submit comment in advance and then writing yes thank you and mr. Duncan before we move on again we talked about October 31st and I think mr. Davis that that's important because by then it's going to be back to you all we don't expect that you would take additional public comment on October 31st it'll still be a public hearing and open to the public and we expect people will be in the audience and paying attention but at that point you're deliberating on what you heard on October 17th and making any final changes or directions to the plan and then considering whether to adopt the plan at that time so is it basically a one-item agenda that day yes no we got it's a very important day on the calendar for kids yes my children yes bill kind of collect the candy corn just to put this in oh I'm sorry quick quick how what could you explain a little bit about why the mixed-use zones were extracted so the mixed-use zones have not been popular use and they've been relatively hard to use so that came out of a fair amount of conversation with the Newtown Pike extension and we established certain location criteria in which they should go certain mandatory amounts of mixed-use across the site to be integrated vertically and we have found that that has not worked in Lexington and we have not seen a lot of users come to that but with what we have changed with the UGM Zoda and the major modifications with the CN zone the b1 zone and the b3 zone they're more attractive zones to go to that allow for the mixture of land uses but don't require them so by taking those out we're pushing for more flexibility in these zone changes and also realizing that individuals have or property owners have not been interested in utilizing those zones thank you this is just a put this in context about how many people have participated in all the hearings you all held through this process all the different locations you have a but we can get you that information later on be we have had some very well attended meetings and I will say the interaction online has been very high it's been dominated by a few issues but and and you will be provided much of that comment but the vast majority of what we have been hearing has been supportive of some of the ideas that are going through and Judy also in addition to inviting people to come to us such as the senior center and at the Whitaker why we've also been gone to not focus groups but neighborhood meetings and neighborhood meetings and I can't the words escaping me but anyway specific interests and and and met with them as well individually special constituencies and interest groups is that good enough that sounds a little something like that no we have really tried to make sure that the neighborhoods that are affected had we were going out to them we have done several meetings with different districts that weren't specifically publicized as come to this for this event but we've had a lot of participation in this same as indicates there's been around 7,000 unique visitors to the website mr. Bailey this may already be your staff's plan but prior to the 17th any feedback that you have collected that you intended to share with us could it be sent to us a few days before the meeting yes we've been collecting those at the end of every month that we receive and sending them to Sam Sam has been taking them with what they've been receiving that may come to them outside of to us we can get you that at least two days I think we could probably do that before there's gonna be a period of once we get the plan on the website and open up a sort of big promotional round of public engagement and feedback that we may be getting right up until the meeting so whatever we give you early we'll probably have more to keep sure they have the hearing so they just make it easier to listen to the public comment without having to try to read simultaneously I think we can do that but just just as long as you all understand there's gonna be stuff coming in all the way to the end does it does that mean we're going to get 7,000 emails sent to us possibly I've got a couple of questions yeah specific to the categories the first one is with this update you all are sort of addressing that issue of the b3 uses not being recommended anywhere though the one that stands out to me that still falls in that category I guess would be the before and if I recall correctly and I could be wrong since this didn't end up applying but like with the project I'm currently doing with the bakery if I had not agreed to put the retail counter and it would have needed to be a before even everything else being exactly the same is it because it would be producing for the other business as opposed to direct consumers so it seems like we have a lot of uses that like Caleb mentioned with the coffee roaster example or with sort of food production example which we know I just brought the relevant that are important in the community and this doesn't say how they fit in so within the UGM soda there was also the inclusion of artisanal manufacturing and and we can look at that in in a way of what was being trying what was trying to be produced with the PUD to that north limestone area and that allows for a little bit more flexibility in that level of distribution but it is really meant well I don't think the PUD is really the flexible application I'm talking about we've included that in the B1 zone so we've taken that language from the PUD and included that oh no you're good I don't think that's super flexible for someone not the P2 or the PUD 2 but we've included that language now in the B1 to give greater flexibility like that I think Caleb would like to see a little bit more flexibility based off the language that we've been provided and I mean I guess that does still leave the question of where I mean if we don't define where and how we want to see those uses then they're just gonna get a plot there the applications are just gonna come in for anywhere and we saw that where where we that application for the Beaumont Center and so I guess I'm just wondering is are we because we don't know where we want these uses we're just not gonna put them in because we don't want them or so with self-storage warehousing or something along those lines is that the type of uses or are you talking about like the smaller scale production manufacturing well I guess I mean I guess I'm talking about both okay so I think that the UGM ZOTA helped a lot to answer some of those questions for a smaller scale enterprise in terms of the self-storage that would fall closer to a flex space location from a land-use perspective so they have those lined out in their maps and that fits a little bit more with that I don't think that in the conversations that we've had with other groups we would we wouldn't really want to see those large-scale self-storage units especially multi-story or single-story in the other zones as much but that's something that we can look at with a review of the b4 zone which I do believe that they are recommending within future text amendments okay Robin real quick too I think the before we didn't make changes to the before in the UGM ZOTA but again the Blue Skies Mario plan is going to address a lot of small business incubation type of situations maybe you know there's not a lot of before I don't believe about Blue Sky but these before and I won and how they overlap is is a bit of an issue and so the fact that it's still not a recommended zone illustrates that we still have a problem with figuring out what we want the future of b4 to be if that's the same problem we have with p1 and so p1 and b4 are the two zones we're still trying to figure out what to do with because there's not a lot of demand for them so is there any I mean this is just a question that I mean I guess I should have thought of p1 it just didn't jump out but is there any reason that we have p1 that's kind of what we're asking ourselves and what do we do with it to make it an attractive and useful zone and before as opposed to just rezoning p1 to be one that comes with a whole other complicated and the real difference between the p1 and the b1 at this point in time is the hospital which we just added into the b3 zone so there there are some different elements that we we've taken away from the p1 a little bit and made other zones more attractive to some of those uses just because they're more properly located in a lot of different ways but we do need to take a look at those p1 land uses and say how do we want these to develop and we've been asked to look at that from the public as well yeah the p1 was a very effective transition use when the b1 allowed gas stations and drive throughs but now that it doesn't be one is doesn't really need a transition zone so again that's the issue we're trying to figure out is how do we make that that zone attractive and useful and then I've got yeah that's the part about rezoning it's just a mountain of non-conformities and possibly upset property owners if we propose to do so that makes sense and then just I guess just a couple of just comments that what or I guess this is a question what does this I mean downtown uses downtown zones are some of the most flexible zones that we have what does a CN zone bring to the downtown and and why would we want to see that added when we already have pretty flexible use zones downtown so compared to the let's call the the b2a the CN zone is actually more flexible in form than function in terms of height planning commission review things like that the CN does allow for a fair amount of extra flexibility the b2 probably the easiest zone to work with out of all of these but the b2 it has been centrally located in certain areas so this would just allow for another option for someone to look at and it also gives you all an ability to look at these in a way of talking about limiting surface parking talking about how to develop some of these very large residential structures to focus on more residential downtown or in the downtown area and then the the the way that I read this the so the area the places where b1 is listed that is b1 or form based b1 and then now you're saying no regular b1 or b1 is not recommended with the caveat is if we get to comment on the design in the corridor correct so that that b1 form based on the corridor we want to ensure that we're getting bigger buildings on our corridor we're getting something that's a little bit more form-based rather than just talking about a smaller scale b1 on those quarters we're pushing bigger I guess I mean I can see it either way I do think that it I see why you dropped it in the others with the form-based but I would say if you delineate that way it might make sense to keep that separate things but that's the end of my comments thanks thank you and I'm sorry about my alarm thank you mr. Bailey thanks sir thank you mr. Duncan so we expect to have a draft of the plan from the consultants into this week that we'll be reviewing and then getting them comments back and then our plan is to have it up on the website by the end of next week so that we can open a public comment period and start publicizing that through all of our different avenues so when that plan is publicized we will send an email to the planning commission letting you all know that it's available where to direct people if people reach out to you so that is our goal is by the end of next week fix Thursday Friday to have that plan online and back to the ordinary business you all have a zoning hearing next Thursday September 26 at 130 we'll be back in the council chambers for that and the word I was looking for earlier was stakeholder that's the word you meetings adjourned you today I found a message floating in the sea from you to me Lord, that when you could see it, you cried with fear The point was near, was it you that said How long? How long? How long to the point of no return? How long? How long to the point of no return? No return How long? How long? How long? How long? How long? How long? How long? How long? Sometimes I wonder where it is love goes I don't know if even heaven knows I know you had some dreams that didn't quite come true And now I'm not the one little girl who's keeping you I was either standing in your shadow or blocking your light Though I kept on trying, I could not make it right Oh, little girl There's just not enough love in the world I know people hurt you so bad They don't know the damage they can do And it makes me so sad how we knock each other down Just like children on a playground Even if that old sun went down I was either standing in your shadow or blocking your light Though I kept on trying, I could not make it right Oh, you girl There's just not enough love in the world Oh, darling It's still a shady little town And sometimes it's so hard to smile For the world, for the camera Still has something left You don't have to prove nothing to nobody Just take good care of yourself I'm not easy to live with I know that it's true You're no picnic eater, babe That's one of the things I loved about you Time will come around when we need to settle down Got to get off this merry-go-round I was either standing in your shadow or blocking your light Though I kept on trying, I could not make it right Oh, you girl There's just not enough love in the world Oh, you girl There's just not enough love in the world Not enough love in the world In the world In the world In the world Cherish is the word I use to describe All the feeling that I have hiding here for you inside You don't know how many times I wish that I had told you You don't know how many times I wish that I could hold you You don't know how many times I wish that I could mold you Into someone who could cherish me as much as I cherish you Perish is a word that more than applies To the hope in my heart each time I realize That I am not gonna be the one to share your dreams That I am not gonna be the one to share your schemes That I am not gonna be the one to share what seems to be the life That you could cherish as much as I do yours Oh, I'm beginning to think that man has never found The words that could make you want me That have the right amount of letters Just the right sound that could make you hear Make you see that you are driving me out of my mind Oh, I could say I need you But then you'd realize that I want you Just like a thousand other guys would say they loved you With all the rest of their lives When all they wanted was to touch your face, your hands And gaze into your eyes Cherish is the word I use to describe All the feeling that I have hiding here for you inside You don't know how many times I wish that I had told you You don't know how many times I wish that I could hold you You don't know how many times I wish that I could mold you Into someone who could cherish me as much as I cherish you And I do cherish you And I do cherish you Cherish is the word So you're leaving in the morning on the early train Well, I could say everything's all right And I could pretend and say goodbye Got your ticket, got your suitcase Got your leaving smile Oh, I could say that's the way it goes And I could pretend that you won't know That I was lying Cause I can't stop loving you No, I can't stop loving you No, I won't stop loving you Why should I? Why should I?