Good afternoon. Today is September 4th, and this is the meeting of the Planning Commission's Zoning Committee. Our first item on the agenda today is PLN-MAR 2512, Gibson-Taylor-Thompson. James Mills. James Mills, Planning Staff. Today I'm going to present to you a request by Gibson-Taylor-Thompson for the property located at 1234 Scoville Road. That is the actual address. The zone change request is to go from a neighborhood design character overlay ND1 zone to a modified neighborhood design character overlay ND1 zone. The applicant is seeking to increase the allowable depth of the principal structure in the Montclair neighborhood ND1 zone from 55 feet to 82 feet at this location. Taking the broad view of the subject property, you can kind of see where it's located between Nicholasville Road and Tates Creek Road over here along just off of Cooper Drive and almost directly in between on Scoville Road. Zooming in, you can kind of see the zoning on the subject property is R1C with that ND1 overlay on top of it for the Montclair ND1. You can also see where the AU zoning over here for the UK and KAT right here at this portion. Taking a look at the aerial view of the subject property, you can see its location within this ND1 zone in the Montclair neighborhood in the middle of it and of the properties that front along Scoville Road. It is the second largest or widest lot. The site plan here shows the existing two-story residence on the property with a new proposed single-story addition. The property, the existing structure is approximately about 45 feet long. Their proposal will take that 45 feet to 82 feet. When we look at ND1 standards, these were created by the neighborhood and imposed on the neighborhood themselves. This one is the Montclair neighborhood design standard 10 that says the maximum building dimension of the principal structure from the front plane is 55 feet and the applicant is requesting to make it 82 feet. When we consider ND1 amendment requests, there are several things that we look at that are kind of similar to variance requests. These include whether the modification, removal, or amendment arises from a special circumstance that do not generally apply to the land in the area and within the same ND1 overlay district. The provisions of the restriction would deprive the applicant of reasonable use of their land or would create an unnecessary hardship. Circumstances that are a result of the applicant and whether these are like circumstances that are actions taken by the applicant prior to the adoption of the ND1 overlay restrictions, which is why relief is sought. Number two states that the planning commission shall deny any request for modification, removal, or amendment to an ND1 overlay restriction arising from circumstances that are a result of willful violation of the restrictions and the burden shall be on the applicant to establish said finding by clear preponderance of evidence and the decision of the planning commission shall be recorded. But with that, staff is recommending disapproval. The intent of the application for the Montclair ND1 was to preserve the existing neighborhood of land use, which is entirely single family, and encourage new construction and additions that are compatible with the predominant massing height and architectural character of the neighborhood. And this request increases the depth of buildings from 55 to 82. There are some buildings in the area that predate the ND1 that do increase, that do have larger than 55, but this was to establish kind of a clear baseline for the entirety of the neighborhood. And special circumstances do not arise on the property. And with that, any questions? Thank you, James. Do we have any questions? Mr. McClure? Not a question, but text presentation, you may want to fix that legend that says H1, make it say ND1. I saw that whenever I pulled the pictures. We don't create these. Someone else does for us, and they put H1, yes. Oh, no. Down here in the legend, it says H1 overlay district. This is an H1 is ND1. All righty. Do we have any other questions for the staff at this time? Yes, sir. Mr. Wilson? One of the things I noticed, and I always check this out, there's been no public engagement at this point that they have noted for you. Is that correct? As far as we are aware, there has been no public engagement. With that said, have we heard anything from the neighborhood related to this? Not that I'm aware of. We haven't received any comment from the neighborhood on this particular request. Thank you. Is a sign posted in front of this property alerting neighbors? How long has the sign been up? I think it's been up for at least a week at this point. Well, Ms. Wade and I are both familiar with the person who developed the ND1 guidelines with their neighbor's input because of concern about a property that was developed on Cooper Drive. I wonder if the neighborhood association officers have received any kind of letter notification. Is it just the sign that's up? No, they received mailings as well. I believe they should have received that by now. Thank you. All right. Do we have any other questions? Seeing none. Thank you, James. Do we have an applicant present today? No. I don't believe the applicant is present. They did email just before the meeting inquiring about whether or not they can postpone. Do they wish to postpone? I believe so, but they said they want to ask their applicant, the property owner, whether or not they want to postpone a month or not. They were asking whether they could postpone in the email. Whenever we told them they could, I think they were saying that they will ask the applicant if they wish to postpone, but they are not present today. You have a staff recommendation of disapproval, sir, regardless. Okay. All right. Paul? Can you educate me a little bit, James? Why is this a zone change rather than a conditional use or variance request? Because whenever the ND1 regulations were put in, these are basically set with the same power as the zoning ordinance, as a zone in and of itself, so this is a request to change basically the zone on the property, not really particularly the request on the property to go to a modified ND1, so it's like an added layer that they're requesting to change. They're conditional zoning restrictions, which the county has the ability to implement, and so the only way to change those is to go back to the commission who imposed them and asked for a change. So, yes, they're incorporated as part of the zoning for that property, and that's why it goes back to the commission. I'm somewhat confused. The staff has recommended disapproval. They know that, right? At this stage? They do know that. Okay. And then they're wanting to postpone? They requested about 15 minutes before the meeting whether or not they were inquiring if they can postpone. So, what, are they going to show up at the meeting on the 11th and ask for postponement? It seems like they're winging that direction. Okay. Well, okay. Thank you. I'm sorry. I can't really clarify. They emailed us right before the meeting, so. Well, yeah, my chairman here has indicated, and I agree, I feel very uncomfortable with this. The NDA overlays are, well, they have about four or five of those things, right, as such? Six? Okay, I missed it by one, but every time, you know, this is something that we take very seriously and the neighborhoods do as well. I have mixed emotions about it. So, I think it's good in some instances, bad in others, but be that as it may, without the neighborhood having to make a point about this and not having the time, I think it's what's what. They'll probably show up on the 11th then, maybe. James, could we go to this slide, please? Yes. The site illustrates the existing 40-foot building line. Do you think the rear of the present structure is approximately where the 55-foot line is? So the present structure, they could have done a little bit better job of delineating it, but it is right here, and then there's an accessory structure attached garage. I don't know if it's attached via, I think it's directly attached, but it might be via breezeway, but this is kind of where the principal structure is currently. Okay. And then, educate me, what is the regulation we have about lot coverage in a residential zone? What's the ratio? You can only cover so much of the lot with a... It depends on the residential zone. It can vary. So for this one? This, for the R1C, doesn't have lot coverage, but this is also because of the property being in the ND1 overlay. It's the concern for this standard is building depth. So from the front of the principal structure to the rear of it, not counting projections like porches, those don't count into that figure. And right now, I think they're about 45 feet. They could technically, I think, add maybe around 10 feet of an addition, but they're requesting 82 feet. Okay. I only ask because what they're proposing doesn't seem on paper to do what we've seen in some neighborhoods, which is consume 85% of the lot. They seem to still have quite a bit of yard, but okay, well, what do the committee members think about? We have, in essence, an application. We have a staff recommendation of disapproval, which certainly happens. I wish, first speaking personally, I hate to send a recommendation of disapproval without hearing from the applicant or seeing any renderings, but the floor is open for discussion or motion. I think it would be who the applicant to engage with the neighbors in some fashion, and I prefer it not be next week at the hearing about it. So, I think until I know more from the applicant and from the neighbors, I'm reluctant to say anything. Mr. Davis? Yes. She's told the words out of my mouth. I'm also reluctant to really, I don't have enough information, the applicant himself or themselves did not show, and they called 15 minutes before the meeting to, I guess, add commentary, but I don't have enough information to make a decision. If I had to vote, I would have to vote no. Yes, sir. Well, again, the committee can always just refer it to the planning commission without any recommendation, but again, the floor is open. Well, I'll put forward that while we didn't hear from the applicant and we didn't hear the specifics of this particular plan, the neighborhood as a whole sort of requested the ND overlay with the intent of keeping the houses smaller. So in this case, just based on this, I would make a motion to agree with staff on disapproval. Thank you, Mr. McLaurin. There's a motion. I second. Thank you, Mr. Wilson. So this is a motion to make a recommendation to the planning commission of disapproval. All in favor, raise your hand. And opposed. All right. That carries. Thank you. Next item on the agenda today is PLN MAR 2513, Scotty Basler. Good afternoon. Jeremy Young for planning staff. This is PLN MAR 2513. It is the Basler property on Canebrake Drive. And the applicant has requested a zone change from AR agricultural rural to I1 and R4, which are light industrial and medium density residential. It's approximately 74 acres. The applicant has stated that they have spoken with some of the neighbors in a one-on-one fashion, but they haven't had any sort of formal public engagement. And we don't know the results of those conversations, any concerns that the neighbors may have. As far as place type, the applicant has indicated industrial production center and new complete neighborhood. And development type is industrial production non-residential and medium density residential. The proposal is for flex space and for a mix of duplex, fourplex, and multifamily housing. So you can see here on the image, here we go, we've got I75 here. And then Athens Boonesboro Road. And then the Blue Sky industrial area here. And then down here, the recently constructed soccer field. As far as zoning, the area in light green is agricultural rural. The area in dark green is agricultural buffer, and that is the Sayre athletic complex. The area in pink is I1, which contains part of the Blue Sky industrial area. And then the orange is B5P, which is interchange business, which has things that are geared toward interstate travel and gas stations and those types of things. And you can see here, there's the athletic fields. Just out of the picture here is the soccer fields. And then you can see some of the parking where the loading area for the UPS hub. And this area was recently added to the urban service area, and it's subject to the 2024 urban growth master plan. And you can see on this plan where it calls for the property in question, or the subject site is here in this area. And then you can see a future connection all the way to Todd's Road is projected, as well as some east-west connections, sort of bridging I-75, which runs right here. And you can see the northern portion, which is outside of this area. They've got denser housing clustered around a village and town centers. The applicant has selected a new complete neighborhood for the R4 residential portion. And you can see the multifamily residential, or medium-density residential in R4 are recommended for that place type. And for the industrial section, you've got industrial, non-residential, and I-1, which are also requested for that place type. And staff has recommended postponement. We've got some requests for more information on how this proposal meets the comprehensive plan. There are several areas. The justifications do not supply any compliance with the urban growth master plan. The top plan, as far as multimodal connections, improvements to Cambridge Drive, those types of things, we've requested a little more information on. And there are no justification, they don't address the policies of the comp plan. So we have suggested, or requested, recommended postponement. And additionally, a parking demand mitigation study is required for such a development. We don't have that study, it was not submitted with the application. So we request one of those. And there are a few things with the development criteria that haven't been met as well. I think some of them were discussed this morning with the development plan. One of them was the 100-foot buffer, which the Sayre property is zoned agricultural. And being that it's the boundary of the urban service area, it requires a 100-foot buffer. So that was a topic of discussion. I don't want to steal all of Daniel's topics when he's going to discuss the development plan. But if you all have any questions about the zoning, I can certainly answer those. Thank you very much. Sure. Molly. I'm not sure if this is a question for you, Jeremy, or for Daniel, but are the people who are working on the Blue Sky area plan also looped into this so that they're aware of what's being requested? They are. This is actually outside of that area, but they are involved in the conversation. Okay, good. Thank you. Okay. Do we have any other questions on the zoning? Thank you, Jeremy. Yes, sir. Mr. Crum. Good afternoon, everyone, Daniel Crum, Planning Staff. So the corresponding development plan for this is the Cane Break Subdivision, Unit 1, also known as the Basler property. And as Jeremy alluded, this is in support of a zone change to two separate zones, really a light industrial component, so that flex space, as well as a residential component of a couple of different forms. So just to orient everyone, because the orientation is slightly changed, we have Cane Break that is doing the serpentine through the site. To the plan right is Athens Boonesboro Road, and to the bottom of the screen here would be the location of the interstate. Sayers Athletic Campus is located here. And so we are seeing a couple of pockets of various zoning. So on the opposite side of Cane Break, we have I-1 here, proposed here, here, and here. And then R-4 featuring single-family duplexes and a couple different forms of multifamily are being provided on the opposite side. Yes. Yeah. So this portion here is industrial flex space, as is this section here and this section here. So three areas of I-1 zoning. And then this quadrant here, being bounded by basically the interstate, this stream area and Cane Break is residential, featuring a mix of single-family duplexes and multifamily. And so once again, as noted, this is part of the master plan areas that were brought in under the new expansion. And so the urban services boundary actually follows the Sayer property here. So these parcels are within the parcel to the planned left, which would be to the north, is also included, but the opposite side of Cane Break is not. So this is sort of the framework that we're looking at. And the urban growth master plan that accompanied that expansion really is playing a big role in how staff and the technical committee is looking at this particular plan. So there are a couple aspects from the plan, such as infrastructure and improvements needed to Cane Break. So this is planned to be essentially a boulevard. So this is the plan suggests that that have dedicated bike lanes and other improvements that they feature features such as roundabouts at intersections rather than the traditional stops. It recommends the really a modified grid system. So using for the residential rather than having individual lots, each with their own driveway, rather to use alley systems to the rear that would serve as access for these types of residential uses. And so there was a good amount of conversation this morning, as well as at technical committee on how this plan kind of needs to be tweaked and changed in order to meet that. Some of the biggest implications that the plan has, as Jeremy alluded earlier, is a hundred foot setback from where this adjoins agricultural zone property. In this case, the Sayre School, they adjoin here along this line and then here along this line. Based on the plan, they are required to provide a hundred foot buffer. That is no buildings. That is no parking. And they're stubbing the streets short of that. That property line is what the plan calls for. So that once again is something that the applicant will have to kind of take a look at. Other aspects that came up as well, the plan that shows a road network that sort of runs parallel to Cane Break, internal to these sites. It is shown extending further up. So right here, it is essentially a driveway or a parking lot. So we're wanting to encourage within the boundaries of the areas that we brought in, cross parcel connectivity with those streets and providing that connection there. There also is a question as to the extent of the floodplain on the property. So we have, along with a blue line stream that runs in this area, the FEMA mapped areas stopped abruptly. So in a very similar way as you all saw with the Parker's Mill rezoning we had recently, staff has asked for the applicant to provide us the data of what a hundred year flood event looks like for the rest of the pieces that haven't been mapped just to make sure we're getting an adequate buffer and we're not infringing on that. So basically, a host of items from small to kind of larger issues of compliance with the urban growth master plan that the applicant's going to have to work through. And so there was a recommendation by staff as well as earlier today at the subdivision committee for a postponement on this item. And I'll be happy to answer any questions you'll have about the subdivision side. Thank you, Daniel. Do we have any questions for Daniel? Mr. Bickler. Yeah, I think you addressed a couple of them, but I just want to maybe have you point them out to me on the map in comparison. So when I'm looking at the urban growth master plan sort of diagram you all included in your report, it calls for a connection to Blue Sky. And is that what they're making right there along that industrial area? Yes. So this would step into the basically undeveloped part of the Sayre property. So there is essentially that property, I believe one more parcel, and then a potential avenue for connection in Blue Sky. And then I can't tell from this map going back and forth, but it has a kind of, they kind of cited, and I remember them talking about this based on topography of one of the possible future road connections to Area 3. Is that north of this site? Yes. Okay. Yeah. Two questions. Thank you. Okay. Do we have any other questions? Seeing none. Thank you, Daniel. Do we have anything from this applicant today? Rory Keeley, EA Partners. Nick is under the weather, so he got me. Yeah, I won't practice any law while up here, but I will try to answer. Well, I see that walk. I'll try to answer any questions you got. All right, Rory. Do we have any questions? I guess one to begin with, let's talk about the 100 foot buffer. Yeah. A joint AR. That's a real downer. Yeah. And I remember the Planning Commission was pretty adamant about it in 2023. Yeah. We had a decent discussion this morning. It is not waverable. It's not a variance, but it is a recommendation. So we can have a discussion with you all at the hearing, and we can discuss how that might affect us. Since this morning, I went back and did a little math on the length in 100 feet, and it's about three acres of this land that would be untouched. We were not showing it. We were thinking the SARE is developed enough that it would constitute, I guess, part of not functioning so much as an agricultural buffer setback. And I'm sure once we do have the letters, we'll get into all the debate about densities and such. All right. Any other questions for Rory? Can you educate me? Question. Is the agricultural buffer intended to be shared equally by this property and SARE property? No. Just on the stuff that is in the Urban Growth Master Plan, the new area. So just this property? Yeah. And have you had a conversation with SARE to find out if they truly are built out as much as they plan to be? I don't know the answer to that, but yes, Nick represents them. So Nick's been talking with them, as has Mr. Basler has been talking with, essentially, his neighbors. There's probably a handful of them out there. I don't know. Staff wants some sort of formal report on that. So Nick will put that together. Well, thank you, Rory, and I think it's important to remember that this is all we're talking about real estate, which can be bought and sold. So just because SARE owns that land and is using it for what they're using it for today, ultimately, it is zoned AR. AB. I'm sorry, AB. AB. And in 2023, again, the Planning Commission, we had extensive conversations about that 100-foot buffer. Okay. Does anybody else have any more questions for Rory? Thank you very much. Thank you. Do we have anyone from the public who would like to comment on this today? Okay. Is there any commissioner comment or question, or the floor is open? Mr. Wilson? Mr. Chairman, in light of the staff comments and recommendations, I move that we support the staff's recommendation for postponement for the reasons provided by the staff. Thank you. Thank you, Mr. Wilson. Second from Ms. Molly Davis. Any discussion? All in favor of that motion, please raise your hand. Thank you. Thank you, applicant. Next item on the agenda today is – oh, do we – no, we don't take action on the plan. Just the – okay. Next item is PLNMAR 2514, CS Acquisition Vehicle. All right, Jeremy Young again, Planning Staff. This is PLNMAR 2514. It is a zone map amendment request for just over two acres of net property, and it's located at the corner of Rose and Maxwell. It also has frontage along Stone and Calamia Avenue as well. The applicant has selected the downtown place type, high-density residential development type, and is requesting a B2A downtown frame zone. The intention is to build a high-density residential structure with 322 units, as well as an internal parking garage. And you can see here, just to give you an idea of the area, I'm sure most people are very familiar with it, but – so you've got Limestone that runs through here, Maxwell, and then High Street runs along here, and here you've got Woodland Park, and then this area here is the University of Kentucky. So it does actually share a border across right-of-way, Maxwell, with UK. And the zoning for these properties, this property is currently zoned R4, as is the area to the north in the lighter brown – well, I guess medium brown in this particular case, as well as to the southwest here, R4. This area here is R3 residential, and you'll notice the shaded area, that's the H1 overlay. So it is directly adjacent to the Elster place – or the Elster neighborhood H1 overlay. And then these spots of darker area are areas of R5 high-density residential. And then this pink area is the recently rezoned, under current construction, B2A development, similar to what we have before us today. And then you can see in the aerial another view of the H1 overlay here, as well as down here you can see Memorial Coliseum for UK, and that is the Good Sam Hospital there for UK. And like I said before, it's a downtown place type. The development type is high-density residential, and the high-density residential and B2A are both recommended for the downtown place type. And staff has recommended postponement, and you can see a list of different criteria here, but basically what these boil down to – there's a question, and I understand that when you do a development of this scale and this intensity, you know, preserving any trees may be difficult, and I'd like to see just, you know, maybe some information on efforts that they took. There are a number of significant trees on this parcel, or on these parcels, and whatever efforts were taken to look at preserving any of them. As well as the streetscapes associated with Calumet Avenue, I think we had a good discussion this morning in the development plan about some of the things that they're doing to enhance the streetscape along Rose and Maxwell. I think they're good additions to the plan. My bigger concern, I guess, is with Calumet Avenue, which parallels Maxwell. It is essentially devoid of any type of activation or any activity. There is an entrance for the parking garage on Calumet, but other than that, it's basically a – I don't want to call it a blank wall because it does have some different design features, but it's – there's no activity on that entire block. So I think that, you know, there are a number of areas of the comprehensive plan, whether it's goals and objectives, the policies, the development criteria that speak to activating these spaces, and particularly in an urban area like this, in a downtown zone. I think that's extremely important. You know, I think pedestrian activity is highly encouraged in these zones, in these areas, and that, you know, anything that we can do to enhance that is certainly appreciated. We don't want to make it uninviting to pedestrians. I think that – I'm assuming that the applicant has the same presentation that we saw this morning, and, you know, you will see some of the efforts they've taken along Maxwell and along Rose, and maybe if we just apply those to Calumet, I think that would certainly enhance the development. If you all have any questions about the zoning, I can answer those. All righty. Molly? I have some questions, yeah, but I'm not sure – I think it's about the general nature of this area has two other – has had two other zone changes, two development plans. This area is becoming increasingly highly developed. Do we know if there is a market for these things? Do we know what the traffic impacts are? Do we – when are we going to have a development that looks at affordable housing rather than continuing to build student housing? That's kind of my basic concerns about yet another development. Well, certainly, I'll let the applicant answer the questions, you know, with the marketing and the market aspect of it. The properties that you're speaking of, this area is actually currently under construction. I think they're digging the basement for the parking garage for it, and then this area here between Martin Luther King and Lexington Avenue was recently approved earlier this year for a zone change, so that would complete – this application would complete the entire block of Maxwell between Martin Luther King and Rose and B2A properties. I know that with each of these, a traffic impact study was conducted and submitted to our office. So, each of these have individually had traffic impact studies done, yes. But won't there be a cumulative effect when you have this much more, and I – something came up in a conversation, too, that the traffic impact studies don't look at things like deliveries of DoorDash and things like that, other – that students quite frequently take advantage of and really increase the number of vehicles and traffic – they impact the traffic generally, and specifically for that area. And again, I'll let the applicant speak to that. I think they have designated areas for deliveries along Stone, if I remember correctly. So – but like I said, I'll let them give you the details on that. All right. Do we have any other questions for Mr. Yaw? Mr. McClure? I've got some questions. Keep this map up, if you would. Okay. I've got – I've got a couple of concerns. I did end up supporting the zone changes on the other two, and I appreciate, like, the flexibility that our downtown zone gives, but I'm also from this neighborhood, work in this neighborhood, and don't actually consider it downtown. And I have some hesitations about the application of this downtown zone, while it gives a lot of flexibility. It does not – I mean, it doesn't come with our green space sort of requirements that we would normally see in residential neighborhoods in the city. And it also doesn't – you know, it comes with a height restriction. But as we're seeing these developments, we're really seeing – it's not really just about the height. It's about the size. We're doing these whole block, this two-acre sort of block development, and I haven't really seen a way in our – or in the staff reports, how we're sort of addressing, like, how wide of a street is CalMEA? What is that sort of shade impact going to be on CalMEA, considering the width of this structure, not just the height of the structure? So, that's sort of my first sort of part, and I'd like to just, you know, maybe take a second and speak to that, and then I have sort of a second concern, which is of, like, housing types and availability. Well, like you said, you know, our B2A zone doesn't have any kind of requirements for green space. You know, the plan does show street trees. There are a number of significant trees on the properties currently that are being removed, and that's why we've requested, you know, maybe just a second look to see if there are any around the perimeter that may be able to be retained. There are some, you know, fairly large trees in the neighborhood, as I'm sure you know. And as far as the – What would the green – sorry to interrupt. What would the green space requirements be for, you know, R4 and R5 compared to the B2A? Those would be – you know, obviously, there's going to be more green space required, but there's not going to be – I don't recall what those are currently, but, yeah, they're going to be certainly increased over what a B2A will – I mean, a B2A, like you said, is a downtown zone where you don't really expect to have extensive green space. And while they're bringing that up, I'll kind of just highlight, because I think this map sort of – aerial map does a good job, although it's, I think, even more striking as you're on foot. But as you kind of see, a lot of that development pattern to the west where the current development is happening, and also along Stone and Hagerman, is sort of a lot of traditional single-family homes that were made into apartments. And then you see that predominantly in the Aylesford Historic District to the right. And this sort of strip between Maxwell and High Street has, for Lexington, a high concentration of what we've been calling missing middle, these sort of historic apartment buildings. I know as a person who employs a lot of young people in their 20s and 30s out of college, these are common – these apartment buildings on the west side of Rose, especially these historic sort of four plexes to 12 plexes, are sort of sought-after apartments for people post-college. And I am concerned that while there are a couple of them – a few of them sprinkled in the Aylesford Historic District, that when you look around at that aerial map, we – and we've sort of been talking about this in the comprehensive plan – we don't have a lot of housing stock in the size of these historic apartment complexes. And I am concerned that as we're – even though we're adding a net gain – we'll be adding a net gain of student housing, we're taking a – we're having a net loss of housing for the working post-college adult. Well, I think that the hope is – like you said, we're adding, you know, quite a few units. I think the hope is, is that the addition of these units will take some of the pressure off of some of these other areas where the demand is so high to make them, you know, more readily available. Well, but where are they? We're literally calling it missing middle. We have what, like 5 percent of the housing stock is this category? I mean, it's a very small category that we have of this sort of size, triplex, fourplex, six to 12 kind of. We're seeing high rises, we're seeing low-density suburban, but – or we're seeing apartment complexes like we just saw sort of in the last plan that's a large number of units out in suburbia. But, I mean, this type of housing is sort of missing. So I'm sort of just want to sort of ask that we look at, you know – I mean, we're – you're easing the demand, but on what? I mean, there's not going to be much of it left. Okay. Do we have an answer to Mr. Michler's first question? So in the B2A and B2B zones, the usable area required for open space is 5 percent. There's no vegetated percentage required. They are required common area because they have more than 25 dwelling units. However, the ordinance goes on to allow an exemption when you're near public parks, and they are within the distance of actually three public parks. There were two listed in the staff report, but there's also – it's considered a public park. It's kind of almost like a private little enclave of people's backyards around – what's it called? Metroport? No. It is a park, though. So they're within the distance of Thoroughbred and Woodland, and was there another – and then Lutroville. Lutroville, yeah. Okay. What are the vegetative requirements? I think what I was asking is, like, in place a lot of R4 and R5 we see in the area? Yes. So in the R3, R4, R5 – sorry, R4, which is current, it's 15 percent usable and 15 percent vegetated. Which can overlap. Yes. And I guess – I mean, I brought this up even before this application was filed, but because it's a concern as we see these downtown zones enter these historic neighborhoods that are much greener than what you would envision in a business district, I think as a city we really are going to have to address it on more than just this one, how to give people the flexibility to develop with the flexibility they're looking for but still require those green space floors like we see in the R4 and R5 with that 15 percent. I guess that's a comment back to you as you all continue this discussion with those streetscape and other things, is I do think we are pushing the boundary here and there needs to be some concession on that. All righty. Thank you, Mr. McLurin. Anything else from Mr. Young? Seeing none, thank you, Jeremy. We'll move on to the development plan. Moving along to the associated development plan, MJDP 2551 Linder Subdivision Block C. Let's see. The development plan depicts one single structure, eight stories, that's bounded by East Maxwell to the southwest, Rose Street to the southeast, Calnea to the northeast, and Stone to the northwest. They do indicate a garage entrance off Calnea and an exit, I believe, somewhere down there off Stone near the intersection with East Maxwell. They did submit revised plans and so you should have a revised staff report for the development plan. Under their requirements not met, there were a lot of cleanup items and they've reduced those down from nine to two, including to denote the plate cabinet and slide and include the soil type and location on the tree inventory map. At this time, we haven't identified and they're not requesting any waivers. Under design considerations, number one, consider creating a larger plaza space on the corner of Rose and Maxwell to accommodate more pedestrians, and I believe the applicant can speak more to that. Earlier today in their presentation, they talked about some things that they're going to incorporate based on their conversations with the community. And then number two, continue Maxwell Street, traffic calming ball bouts that were depicted on the adjacent project, the Maxwell. They can speak to that as well, but that was brought up in previous developments about doing some traffic calming. And then number three in the design considerations is address the sanitary sewer capacity. And then under plan questions and concerns, as I mentioned, the first one is discuss type and location in proximity to Rose Street at the garage entry system. And I think Brandon spoke to that a little bit about how they plan on incorporating that. There was some concern with traffic that with this entrance on Calmea here, that there could be a queuing issue back onto Rose Street. So that was just a concern that traffic had. Then number two, the on-site compactor, they confirmed this morning that there will be an on-site compactor. And then three, four, and five are all related to stormwater questions. And number five particularly states that there's a known stormwater concern on Maxwell Street. Number six is how will the existing sanitary sewer system be accessed for the proposed development? Seven is a consolidation plot will be required prior to construction. And then finally, number eight is to discuss the place builder criteria, which Jeremy went through. And then we have eight standard sign-offs with the development plan. The first condition is that the zone change is approved by the Urban County Council. And then engineering, traffic engineering, forestry, open space, environmental quality, postal service, and then that they correct all their requirements on their plan. And with that, I'll open it up to you all if you have any questions for me. All righty. Thanks, Chris. Mr. McClure? Well, this is just a small one. I haven't looked at the maps, but he said there's a known stormwater issue. I know where we are on Maxwell, there is no storm sewer system. The system is that it flows to Euclid. Yeah. Oh, and then the other thing I did want to mention is that they, I presume you're going to do the same presentation you did earlier, they've started to incorporate some other changes and have indicated that they will provide an updated plan. So what you see here doesn't reflect what they'll be talking about with some of the changes that they're proposing. They do have some renderings, which I think will clarify that a little bit, but that applicant can go into more detail. So I just kind of want to let you know that this won't, this doesn't reflect what they're showing in their renderings. It's a little bit different. All right. That's great. Thank you very much. At this time, we will hear from Mr. Gross. Good afternoon, everybody, and Bill, can we keep it on the development plan real fast before we switch over? Thank you, sir. Brandon Gross, on behalf of the applicant, I have with me Jihad from Vision Engineering, and then these fine people came in from Chicago. They'll be giving a presentation also on the project of the developer team and the architect, and they'll be, they have a PowerPoint, they'll walk through, it'll be very similar to what we gave at the neighborhood meeting on the 27th, but some of it's been updated, but they'll go through that. But I'm going to kind of hit some of the highlights. So this morning, we had a good meeting, the subdivision committee did recommend approval. We walked through a number of items, and so I'm not going to labor them, but just give you kind of an update. Do we have a microphone? It's directed to the right. I like the strut. So it'll be easier if I'm over here pointing to things for you guys. So the first thing is, currently, the entrance is here, and you'll see on the renderings as to David's comment about having a larger plaza space. That is being done. It's just hard to see on this development plan, and I'm going to help you guys a little bit because the development plan is not easy to read on a flat surface like we have to submit them. The second thing is, is we talked with David about bowl bouts, and so the cross section here provides on-street parking, and so we'll be eliminating a number of driveways, which will be increasing the on-street parking availability, and so David has asked us if we could discuss putting some bulbs to break up that on-street parking for traffic calming, and so we're looking into that right now, but I think that's going to be feasible for us to do. So that was design consideration two. We are out in the field right now on our sanitary, sewer, and stormwater capacity studies, so we expect to have more answers in the next couple weeks on those items, but we're going to be tying in at several locations for the sanitary sewer, and so we don't think that we're going to have an issue with that, but we'll have more information on that soon. The other item is to confirm the parking garage is similar to my building, which is when you're pulling up, the door automatically starts to open without you having to click or wave a wand or anything like that. That's what they generally use. We've also talked to David about making sure there's an entry, 15 feet, I think that's in the ordinance. I don't know if that's due or if it's just one I overlooked. Two years old. So we've had lots of changes in the last couple of years, so sometimes things get missed, so we'll make sure to add that item for him, too. And then, of course, we know we have to have a consolidation plan, so we'll be doing that, the plan after everything is finished. But as to the design itself, I'm going to walk through a little bit to kind of help explain this piece of paper, and then at that point, if you have any questions for me or if you want to wait until the owners come up, we'll talk through that. So the first thing is, these squiggled lines, and it's hard to tell, and we'll make sure when we resubmit it's more clear, those are townhouses. The development's going to have, currently, townhouses along Rose Street, amenity space, a couple townhouses here, some more townhouses there, and then those will have entries to the roadway, so they will have roadside entries. And so that's something that wasn't clear in my justification letter, did not articulate that well enough for everybody, but there will be, so there are going to be a number of entrances that will go directly into this building. This building's going to have townhouses on the first and second floor. It will have one level below surface garage, and then two level surface parking within the building. So there will not be any surface parking, all the parking will be located within the building for this project. Then once you hit the second level, there's going to be a break in material, so you'll have a little bit of difference between the townhouses and the multifamily above. And one thing at that point, these here are actually light wells. It's hard to tell on that plan. So after the second floor, these will be open air going up to the top of the building. And so we've got those around the building, and the idea is that to break them up to make it look like multiple buildings and not one big large box. And so the renderings will help show that part. And then of course this here, starting on the third floor, this is an open air courtyard. Courtyard that will go also all the way to the top. And so we will, when we resubmit, I'm going to work with Jihad to make some of these elements a little bit more clear for everybody. Whether we file it as an exhibit or make the labeling a little bit more clear for the staff and for you. But we'll be working towards that as we work through some of the design items. And so with that, I think I'm ready to kind of answer questions from a place builder, comprehensive plan, and then of course I'll have our clients come up. Of course, Jihad's here if you have any questions for him. Okay. Thank you, Brandon. Like you said, maybe questions surrounding the zone at this time. Oh, well I'd still like to ask Brandon a question though, it's not about the zone. Brandon, could you walk over to that screen for me? Starting at the upper right-hand side, could you, a little bit farther in, could you please run your finger along where the edge of the building is? Oh, okay. So it's all, it's like all the way to the edge of the site almost, like, and just do all the way around the whole, it's the entire, there's going to be built a structure the entire block. Is that what you're saying? Yes. Because I can't tell- Well, there will be a space there, I think maybe 20 feet from the right-of-way to the building. So there will be a building setback, but yes, generally- All the way across, like the whole thing? Yep. And then there will be, with that, and you'll see on the renderings, there are proposals for patios, decks, and other things, and landscaping within that, but yes, the idea will be is to maximize this lot with as many housing units as we can put in. And what are these townhouses you refer to along Rose Street? What does that mean? They're townhouses along Rose Street. Like a townhouse for a family that's one story tall? No. They're two-story townhouses. Okay. And how many are we proposing currently? We're at 14 townhouses currently. So seven buildings along Rose Street, is that right? No. This is- Or 14 of those? Those will be incorporated as part of this building, but they will be townhouse units. Okay. So we're... Are trees on the internal part of the plan, are those trees to be taken down? Those trees will be removed as part of this project. Okay. I guess that's all the questions I have for now because it's not really about zoning. All right. Do we have anything else for Brandon at this time? Yes, sir. Mr. McQueen. Well, I won't go too long because it's just really a repetition. I mean, I can understand why you all are reaching for the downtown zone because it gives a lot of flexibility. But I think we're also reaching into the neighborhood with the downtown zone. I mean, frankly, I don't think there's enough. I think that with no step downs to the neighborhood, with eight stories all the way across, I mean, I don't know the percentage, but very minimal vegetative area. I mean, I'm not really seeing how this is respecting or acknowledging the historic fabric around it. Thank you. Anything else for Brandon at this time? Seeing none. All right. Thank you. You guys come on up. I'm Olivia Pace-Paprik. I am part of Coorspaces and my colleagues, you'll be speaking shortly thereafter to me. I know a couple of you have heard this for the second, potentially even the third time, so bear with us as we walk through it. But I do think it's really important to walk through these plans and our intent for the project. I'm going to start here just giving a little introduction to Coorspaces as a whole. We like to show this slide. What's really important about Coorspaces is that we are a vertically integrated developer. We develop, acquire, and own an operator buildings. We find that to be extremely important to share with the community because we are long-term holders. We don't develop and then hand them off. We have to have a lot of pride in our developments and exactly what we bring to the community. This here just shows some stats and some awards along the way that we have won for our properties that we have continued to hold on to. This slide here just shows across the country where we have developed for existing student pipeline and potential multifamily pipeline along the way. We like to show this because what's important, I'll get into that in the next slide, is that even though there are multiple properties within each state, they all have their own identity. We like to make sure that we're referring to the context of the neighborhood and of the city, the state that we're in and it's not just a cookie cutter, copy and paste development along the way. We are a national developer, but we like to make sure that we are referring back to the small scale of what we're actually building in. We wanted to reference the two properties we currently actually have in Lexington because we are here, we are local. We're not just coming in to build something out of state that we don't have a lot of knowledge about. The first one we actually did was delivered in 2019. This is Hub Lexington Upper. This was 492 beds and about 20,000 square feet of retail here. This one wanted to showcase because it actually, we believe, brings in a lot of that bluegrass countries, industrious and rich history as we're showing here. Blend a little bit of that southern charm in the modern components. In lieu of just doing a true all modern building here, didn't feel as it was appropriate to the current site. The reason I wanted to show this is because when we show our next one here, which was delivered in 2020, which was 566 beds and 10,000 square feet of retail. This one being in a different location within Lexington, it did lean a little bit more modern, a little bit more contextual for the corrugated metal and the wood look aluminum. We just wanted to showcase these two again because we're local, we own and operate these. You can go see them on campus or in Lexington currently. But they do bring different design elements to each one. Just showcasing that here. I'm going to hand it off to Austin to talk a little bit about the market itself. I know there are some questions on that. Thank you. Austin Pagnotta with the Corps. Good to see you guys again. Thanks for listening to this again for some of you. But you brought up a great question. To Olivia's point, we're in the market, we own for the long-term, we hold for the long-term, and we can see live the data first starting at Hub Upper and Hub Limestone. Just to give you an idea, I just came from those properties last year. They were 100 percent pre-leased for this year's move-in by October of 2024, for August 2025 move-in. We had kids banging on our door in May, June, and July because they were on a wait-list. They got in and there was nowhere to house them on campus. There is a huge pressure right now on housing supply in this market, and especially for this type of product. We just opened our doors for new leasing at Upper and Limestone, 30 percent pre-lease in about five days. Those are big buildings, that's over 1,000 beds. From a demand perspective, I don't want to talk, you guys know about the population, you know about the growth, and you know about the historical growth. Kentucky's added almost 4,000 kids over the past three years. What's really important about this, and just one thing I want to highlight, that's not very, when you understand it, it's intuitive, but just want to explain it in a little bit more detail. I'm in the numbers on a daily basis, so to me it makes sense, but I just want to make sure I'm clearly articulating. If University of Kentucky doesn't grow their freshman class anymore from today, so they just say, you know what? We're done growing. We're not going to grow this freshman class from 6,900 anymore, and they just keep this freshman class at 6,900 for the next four years, they're going to add 3,300 more students. Double the amount that they've added over the past three years, and that's because if you look back and you see these classes of 4,600, this class is a senior right now, so they're seniors in the school. When you think about the full-time undergrad enrollment here, it has a class of 4,600 and 5,900. What happens when your freshman class stays the same at 6,900 and replaces those graduating classes at smaller numbers? You have this huge multiplying effect on your full-time enrollment growth, and that's where you see this number right here of another 3,200 kids. Then what happens when you start growing your freshman class even more than this? This number will grow even larger. This is just something to highlight to your point about the demand, and there has been two properties proposed. It's not enough, and you can see that both at upper limestone, the pre-leasing data for this year, the occupancy data for last year, it's just a ton of pressure, and that doesn't even take into account, obviously, Lexington as a whole. A lot of details there, but just wanted to go into that in a little bit more detail, and I'll just pass it to Nate to go through the site and the project. Thanks, Austin. Nate Castillo, DLR group architect on the project. I'll zoom through some of these earlier slides. We all know where the site is, Maxwell and Rose. These are just some of the corner shots of what's there, and it's important because we have incorporated a lot of these into our design and how we're going to approach the building. We already mentioned 983 beds. We're trying to park that at about 40-50 percent right now. This is to elaborate on Brandon's original speech there at the beginning. I think this explains the massing a little bit better for some of you that are new to the project. These are the light walls right here. We've been hyper aware of the context and the neighborhood, and we've done this to really break down the scale of the building, so that along Rose Street here, we want this to feel like three separate buildings. Those light walls give a deep relief in there, and then those townhomes that we're talking about, those would be lining the first two floors of this building, and then on the corner over here, and then on stone as well. We're in conversations about activating CalMEA. There's possibility to add townhomes on CalMEA as well. There is a two-story expression that relates to the scale of the neighborhood. It's mainly two or three-story buildings within the neighborhood, and the Aylsford across the street. Then these are the center courtyards here. They're all open to sky. This is the site plan. We're looking at the main entry at Maxwell and Rose, and there is a outdoor amenity deck on the corner here. Then these green areas just represent that those light walls in that courtyard. We did have a community meeting last week, and there is some opposition to our entry being located at this corner, and it was suggested that we flip it over to Stone and Maxwell at the opposite corner. I'll go to the ground floor plan so we can see this a little bit closer. It's actually flipping that. Some of the reasons why we put it here is because this is the gateway to campus. There's a great Kentucky sign right across the street. There's a big outdoor green space adjacent to this corner. There's a crosswalk there. It was suggested to move over there because there is an entry to that new development across the way, so trying to create some synergy with that entry. Currently, we have loading a trash on this side. We'd like to keep it there. We discussed drop-offs. We would be looking at designating a drop-off, like a Grubhub pickup zone along here, and providing a back access to the lobby. All this is amenity through here, two floors. These are the two townhomes on Maxwell, four on Stone, and then the remainder on Rose here. We could consider looking at adding some on Calmea to further activate that streetscape. Some of the conversations about landscape, so we have a 10-foot setback on Rose, Calmea, and Stone, and we're 15 on Maxwell. What we've done is provided stoops. We'll see some renderings here in a minute, but stoops with native landscaping, and we'll get into some of the details on the materials. But the idea is to fully landscape and come in with trees and re-enhance the pedestrian experience along the walkways. This is a corner view at Rose and Maxwell. This trellis element would be at that amenity deck, main entry at the corner. Then this further break explains some of those light well details. This would be that datum line at level 2 that defines the amenity zone and the townhomes. Again, we'll have a better image of the townhomes. But we create that break, a belt line above level 2 to separate the multifamily above from the townhomes at the lower two floors. Within that, we've introduced masonry at the upper multifamily with a lot of deep recesses, some shadow lines to really pick up on the quality of the materials and the articulation in the facade. This just spins around. This is another look at Maxwell. These would be the two townhomes there, but then we're carrying that same language all the way around the building. Even at the garage, we would do a similar aesthetic. Just some of the elevations looking head-on. It's a little misleading when you look at the elevation, it feels like a big, massive block. But when we introduced the 3D views to emphasize those light wells, it is further broken down. I'll let Austin talk a little bit about some historical. Yeah. This is a separate project, so we're going to take a step back real quick, in Madison, Wisconsin. Similar size, similar density. These buildings were a part of the community. They were not historic, similar to our situation here. They were not in a historic neighborhood, again, similar to our situation here. But we worked with the community and we came in with the idea of trying to preserve the pedestrian experience while also still adding density, which was also much needed in Madison, Wisconsin at a very similar dynamic of not enough housing. When we were working with the community, we identified a lot of very specific and unique markers that we were able to save during construction. We actually ended up taking all of this facade down, sandblasted it, and then reincorporated it into our development for that project. This was the early stage identifying and working with the neighborhood groups. On the next slide, this was during construction. This was all the original brick that we then re-put up and implemented into that ground floor experience. This was one of the cool original headstones. This one right here that we got down and then put back up. It worked out really great. What you ended with, it doesn't have the full shot, but what you ended with was a very nice pedestrian experience that was refreshed. It was new, but it still had elements of the experience that was so crucial and what people wanted at this location. When we came here, we wanted to, we do this, again, as Olivia said, we are long-term holders, investors, and we own these things for 10 plus years. We really take the community feedback seriously, and we try to implement things that are possible. Here, what we're trying to do is, we noticed that while not historic and not historically registered on the National Registrar, how can we incorporate some of these elements from the houses into our ground floor pedestrian experience, so that if you're walking down the sidewalk or you're driving in your car where you can't see 20 feet or above, all you can see is the ground floor, how do we keep that unchanged and maybe even improve it as a part of this development? Here's just some of the pictures we went through. Again, this was our stab, and we're open to feedback here, and we said that during the neighborhood meeting of where else can we incorporate things, what are we not seeing because we're not in this neighborhood as much as everybody else in the room is, so what are we missing? Things we identified and pointed out were some nice brick patterning here, the headstone here, the Juliet balconies, more white window framing, keeping that context as we built these new townhomes. That brings us to this slide, which again, we're still working through, but we would reuse as much as the bricks as we can, so we do that same process, sandblast, reincorporate them into these townhomes. As you can see, maybe I'll let Nate speak to this in a little bit more detail, but you'll see the headstones, the Juliet balconies, the white, really trying to keep that pedestrian experience improved and on par with what's there today. Yeah, I can talk a little bit through each one of these. Number 1, looking at adding some limestone sills and headers to each one of the windows. When we look at some of the historical buildings in the area, they all have that two to three feet of limestone base. These are elevated stoops, and then we'd be looking at replicating that limestone base within that planter and entryway. As we look at the townhome entries themselves, introducing the arched doors with the historical mutton patterns there, and then encapsulating that in a whitewashed wood. When you look at a lot of these entries in colonial style, they usually have a white entry. Replicating that, and then as we look up at the upper level, this would be a Juliet balcony representation here. This would be an operable door with a black wrought iron balcony. Then introducing some of the stone coining details and coping details on the upper band here as well. Then this particular one in the center, this would be illustrating that we would be salvaging some of those header details, yeah, some of these elements and incorporating those into those facades. Then where we don't have enough of those to go around all townhomes, we would do a representational stone header detail. Then some of the other things, just the mutton patterns altogether, and then at the pedestrian scale, introducing colonial style wall sconces and light fixtures within the landscaping. Like I mentioned, all native landscaping to the context. When you think about the actual building and how you'll experience this on the ground level, you'll have these townhomes. Then when you think about Rose Street and how we're breaking up the massing with the three different building light wells, trying to get back those two light wells there. From a pedestrian level and from your view scape, it will feel much lighter. You'll have the townhomes, you have the break in the buildings as you're walking it. It's facing Rose Street, obviously, where we're focusing a lot of the townhomes. That's where the historic district is. We put a lot of thought into that and that's why we've designed it this way. Then hopefully, these updated view corridors of those insets give a little bit more context to how you'd feel that massing on the pedestrian level. We put a lot of time and effort into designing the historic part of this and re-implementing some of the existing townhomes that are there today. Because again, we do invest for the long-term. We're taking community feedback and we think it will respect the neighborhooding historic district. I think as we look at reusing some of the brick, introducing new brick, that creates a little bit more variety around that whole base. It's not just one monolithic brick color or type, so it does create some variation. As you can see, there's three different bricks represented here to illustrate that there'd be some variation as well. I think, yeah, that's the end of that. Okay. Thank you all very, very much. Do we have any immediate questions, Mr. Wilson? Just a couple. I have a curiosity question related to your properties that you already have here. You gave us the occupancy for the residential side. What about the occupancy for the retail side on those properties? Yeah. Upper has been wildly successful. Downtown, we implemented that target, which has been, I think, great for everybody in the community. It's one of the only properties where we've been able to get a target to go in at the retail level. It's very challenging. The fact that we got that done, it was great for everything. Limestone is a little bit tricky just because of the intersection it's on. That retail hasn't fared as well. As I understand it, this one does not have retail, right? This one, correct, does not have retail. The parking is in the rear? The parking is, the entry would be on the rear and the exit would be on stone. How many parking places is that? We're currently targeting 40-50 percent parking. We're taking lessons learned from Hub Upper and Hub Maxwell, which were around 20 percent parked. We have satellite parking that gets us to around 40 percent on both of those properties now, and that's where the demand threshold is. I know that we know there's no requirements, but we really want to make sure we're building enough parking, which we learned our lesson on the first two. Thank you. Mr. Wilson, real quick, just to make sure, the parking is all within the building. Essentially, this is a multifamily townhouse and parking structure. You will not see any of the parking from the roadway. You'll just see the entries in the parking structure. There was a comment brought up about loading earlier on Hub Limestone and Upper. We don't have this internal loading system that we do here, and that's been another lesson learned is, how do we get that off the street and bring it interior to our project? We've implemented that here as well. This garage is ground level? This is ground level wrapped by the townhouse, yeah. But it does go below grade and there's one level above as well, so they'll be ramping within the garage. It's three stories? Correct. All right. Okay. Do we have any? Yes, Mr. McClure. First is just a clarification. The parking structure as designed now would be visible along CalMEA for the entire length, unless you all change it and break that up. Is that correct? We are going to break it up. Right now, correct. This is obviously CalMEA. Here's our parking. We're going to do the same thing with these townhomes and bring them right here outside of the entry, obviously, which you need. We will be losing these spaces on the first level and probably the second level, which would bring us down closer to around 45 percent park. Yeah. I think my point was is, you will not be able to walk in and see the parking, but yes. The next question, looking at the project you did on upper, you stepped that down as you got closer to that South Hill neighborhood and you stepped it up in the back. As we have approved two others, and to various degrees, they've chosen similar approaches. The most recent one stepped down away from Maxwell, a couple of floors. The other one stepped down with a three-story wrap over part of it. Given the massing of this, I understand you all have some light wells to bring windows into those units. I'm concerned particularly along CalMEA, where the CalMEA in stone, where the impact of that building shadow is going to be most pronounced, that there's no either step down or pull back at all considering how close you are to the edge of your property. Yes. For the actual step backs, we've taken a look at different model iterations to see if there was any way to step down and do less massing. Obviously, development deals are extremely challenging right now. You don't need to hear developer woes, but it just doesn't work with where we're at in the project right now. We're trying to address it in different ways. One thing that we found helpful in other markets and that has worked well in other markets is the light well combination with the townhomes, because you do get a slight step back as you go up with the townhomes. Above floor 2, you'll get a slight step back. From your pedestrian level, how are you really experiencing that? Are you going to benefit from a step back at level 5 to level 6, as much as you would the townhomes with the light well? I think it could be subjective. I think one thing that we have done is we've reached out to all the owners here directly north of our property and directly east of our property, all of whom are okay with this development, and we can make sure they get letters in saying so. All righty. I would assume that the property owners are not the people who actually live there, because it's all rental property in that neighborhood. While I appreciate your reaching out to them, I don't think they will bear the impacts of what happens. Like Mr. Mickler, I have concerns in the first place about having this zone in this area. The only way that I can see, well, let me preface this with, while you call them townhomes, there are still six floors above them. It's not stepped back after the townhomes, I believe. There is a small step back after the townhomes. How much? I think five feet, 10 feet. Right now, just adjacent to where the multifamilies outboard will probably be within a foot, but then the light wells are about 26 feet. Think about if you are on Stone or Calmia, you're going to be faced with an eight-story tall building. I can see where that might make sense along High Street, perhaps on Rose Street, but I think it's too much height when everything across the street from you is probably a max of three stories. I think allowing something like this at the way it's been configured, I totally understand from your developer point of view, you have to make money. But I think this is perhaps the wrong thing to happen in this area, and that it's going to destroy the fabric of a neighborhood unless it looks different than it does, unless Calmia and Stone have a more pedestrian feel, because it's not a pedestrian scale to have eight stories as you walk down the street. It's just not. I think that's where the incorporation of the townhomes and the light wells and the activation there is very important. I think you'll see if we go back to the old Madison example. This is the one in Madison, Wisconsin. It's the same height. Again, your views from the pedestrian level are much different than if you were just looking at this from an aerial like we are right now. It's just much, much different. Your pedestrian experience here with activated townhomes that are very similar and unique to what is there today, in combination with the light wells that break up the building massing, will deliver a very, very nice pedestrian experience that you can even see here. But our commission has nothing to say about your design intent. Things have happened before where people have promised to do things. We aren't the policemen of what you design and actually construct. We're here to talk about the basic, whether it makes sense to change the zone, whether it makes sense to have this rather large block like development put in. I can't also must say I really think it is irresponsible of the University of Kentucky to not take care of their own students and their housing needs. I know we have no jurisdiction over that, but I find it very frustrating. Okay. If we could just keep this to questions for the applicants at this time, and just stay focused on the application at hand. Do we have any more questions for the applicants about their zone or anything else? All right. I did want to just clarify the current units on site are 90 percent occupied by students right now. Just clarification on that. The unit mix that we design here is obviously we did it at upper, we're doing it, we did it at limestone. The unit mix that we design, we tailor it specifically for the university, and we have a select number of price-sensitive units, which gets our price point down even below 900 a bed, which if you compare it to on-site units here that we were describing as missing middle, the units are only one and two bedrooms, and sometimes they get upwards of $1,200 to $1,500 a unit, because of obviously the supply and demand dynamics here, but also because of them being lower occupancy. Again, we have all this data. I just wanted to clarify that. All right. Well, thank you all very much. If we have any more questions, we'll certainly let Mr. Gross know. Do we have anyone from the public who would like to speak to this application today? Okay. All righty. Do we have any final commissioner comment or questions either for staff or the applicant? Okay. The floor is always open for a motion. I would like to- This is the first question. The first question. There's no change. Yes. I think we should support the staff recommendation to postpone until some more information is provided. That's a motion from Ms. Davis to recommend postponement. Second from Mr. Jonathan Davis. Do we have any discussion or comment? If you are in favor of that motion, please raise your hand, and that carries unanimously. Thank you, applicant. Now, moving on. Is the War Apple place still postponed? Okay. Okay. All righty. New items. PLN ZOTA 25-7. Daniel Crum, Planning Staff again. So this is the ZOTA that you all initiated in the past couple of cycles, finally coming through for the committees. So this is an amendment to regulations pertaining to manufactured housing. It is going to be largely similar to what you all have seen previously. So just going to give you a very brief primer, but this is the staff alternative text added or rather subtracted about three words. So largely what you've seen before, but just as the refresher, new House Bill 160 was adopted that requires by 2026 that we update our zoning ordinance as it pertains to certain kinds of manufactured homes and that when they meet certain criteria, we have to treat them as site-built houses as far as the zoning is concerned. The qualified or the difference once again between manufactured and mobile homes is really based on when they were constructed. But what we are talking about today is a very specific subset of manufactured homes that are what are considered qualified. So they have to have been built within the past five years. They have to have basically all of the transport apparatus removed affixed to a permanent foundation, and they have to have a minimum size requirement. Now, there is some flexibility that the state law provides if they are trying to put a home on a lot that can't accommodate that full size. There's some flexibility there, but those are largely the criteria that we have to evaluate those. So if it meets these conditions, state law says we have to allow this in our zoning ordinance. These are examples of what that can look like. Once again, really just reflecting a newer standard. Homes that would not qualify, far left doesn't have a permanent foundation, middle one doesn't meet within five years the construction requirement, and the far right does not meet the size threshold needed. So with that, we have to update our definitions to spell out the distinctions. We have to update our zoning ordinance or specifically the zones that say where mobile and manufactured homes are allowed and incorporate those. So that's Article 1 definitions, and then the article dealing with mobile home park zones. The only change that you have to the staff text since we spoke last was a clarifying remark as far as what is defined as a mobile home park. Commissioner Wirth pointed out a little gap in our logic, so we amended that and so the text is a little bit cleaner. But otherwise, that same threshold or the same parameters that you all initiated are what we are using moving forward. So with that, we are in agreement with our own text. But as you all are taking a look at this, and this is set to go forward at the end of the month, if there are any other comments or concerns, but unlike most zoning ordinance text amendments, when we have a state directive to do a specific thing, it somewhat simplifies the process. But any comments, questions, or other fixes for staff to make, we would be happy to address. Thank you, Daniel, and we all have gaps in our logic. So what are we, it took me a little while to find this, but is what we're looking at this page, and are we saying if we vote for or against it, or what are you asking? Yeah, so this is, what you have is a, this is the staff report. And so what we are recommending is you all recommend approval of the staff alternative text. The staff alternative text is the text that follows that. It's labeled staff alternative text dated 9-4-2025. It is identical to the previous iteration that staff asked you all to initiate at a previous meeting with the exception of the small deletions shown in blue. So we're asking you all to make a recommendation. Ultimately, this would go to the full planning commission, and then council would have to take final action. So I apologize, I haven't had time to read this. Do we need to take a minute or two to look through it first, and then say if we're okay, or have you all already? This was, so Ms. Davis made a point before the meeting. This was circulated in the email, Daniel, I think that you sent yesterday. Yes, so this, yes. But I think for whatever reason, Ms. Davis did not get an email. So Molly, if you need, if you would like the committee to take two minutes. Okay. That would be awesome. All right. Well, then we'll take a two minute, I guess. Reading break. Recess. And yeah, as you all look, just to summarize that kind of once again, the intent behind the language was before we had classified mobile homes and manufactured homes as the same thing, we have to split that up based on state law. And so now we are kind of looking at creating a definition for the mobile home, manufactured, and so qualified being included in that. And then Article 10, which deals once again with the manufactured home park, which is at currently basically the only place that you can place really a mobile home. You can do it in very limited circumstances as like a caretaker's house in an industrial zone or as a farm employee dwelling unit type situation on an ag parcel. We have to basically overhaul all of that to make sure that we are not running afoul and saying, yes, we can still create different standards for these older units, for these units that are not meeting this definition of a qualified manufactured home. But basically, annoyingly going through and specifying in certain areas, this does not apply to a qualified manufactured home. So cleaning up our ordinance, addressing some of those older language, because the mobile home park, my understanding, that goes back to like the 1950s. So a lot of old stuff just being brought up to speed. But any questions, let me know. All right, we'll take two minutes and then the floor will be open. Thank you. All right, we'll take two minutes and then the floor will be open. Thank you. All right, we'll take two minutes and then the floor will be open. That's fine. That's great. Okay, thank you, Daniel. Do we have any commissioner comment or question? Seeing none, the floor is open for a motion on the final text as presented by Daniel. Sure. I could. Yes, sir. Mr. Chairman, I move we approve the alternate text provided by staff related to Law 160. Thank you, Mr. Wilson. Thank you, Commissioner Jonathan Davis. Beat you to it. All right. Got to keep an eye on him. Okay. If there's no discussion on that, again, motion Mr. Wilson, second Mr. Jonathan Davis. If you're in favor, please raise your hand and that carries unanimously. Thank you, Daniel. And do we have any staff items today? No? Okay. Thank you, staff. Mr. Wilson. I'm sorry. And it says I can, well, I can do this offline. I don't have to do this publicly. All right. Well, if there's nothing else, without objection, we're adjourned. Thank you very much. ♪ Tomorrow, I hope it's worth all the wait ♪ ♪ It's so hard to say goodbye to yesterday ♪ ♪ And I'll take with me the memories to be my sunshine after the rain ♪ ♪ It's so hard to say goodbye to yesterday ♪ ♪ And I'll take with me the memories to be my sunshine after the rain ♪ ♪ It's so hard to say goodbye to yesterday ♪ ♪ I think I'm going to Kathmandu, that's really, really where I'm going to ♪ ♪ If I ever get out of here, that's where I'm gonna do ♪ ♪ K-K-K-K-K-K-K-Kathmandu, I think it's really where I'm going to ♪ ♪ If I ever get out of here, I'm going to Kathmandu ♪ ♪ I got no kick against the West Coast, Warner Brothers are such good hosts ♪ ♪ I raise my whiskey glass and give them a toast, I'm sure they know it's true ♪ ♪ I got no reverence for southern states, every time I've been there, it's been great ♪ ♪ But now I'm leaving and I can't be late, and to... ♪ Hello District 2 neighbors, I am standing in front of the Black & Williams Gymnasium, the Black & Williams Center in the District. You may remember from... or inside the Black & Williams Center... Well, today we're talking about... to come inside with me and take a look at all... facility in the 2nd District. ♪ All right, we are in the Black & Williams Gymnasium that is newly renovated and joined by... Director of the Black & Williams Neighborhood Center and Ray Thompson... Council comment today. Absolutely. ...Sanders. Now, why was reviving... ...into the community, in your opinion? ...years prior to the renovation... ...and even prior to that, it was really used... ...to have the funds to bring the gym back to... ...activities for the adults in the neighborhood. I think that's why... ...free events being able... ...and just allowing the community to come in... ...in August, we'll be opening on Saturday morning... ...to positive, is why it was so important. ...about the gym, what does the gym offer when folks come in... ...basketball court, we have projector and a... ...we have a kitchen, it's... ...systems, we have Bluetooth... ...fitness classes every Tuesday... ...Shantella Whitfield does Soak Me Shirt on... ...we have... ...Tracy Thompson does... ...we have... ...we have... ...Tracy Thompson does... ...mean to come to... ...I love my... ...Thursday... ...and like I said, starting in August... ...at 11... ...also have Open Gym Saturday morning... ...is this at any cost to the public... ...these awesome activities... ...this facility is in your district, in your neighborhood... ...wonderful... ...talk to... ...organizations, if they want to come and utilize this space... ...things like that... ...so we don't do rentals... ...it just depends on the activity, so especially if it's... ...always looking for partners who want to... ...as a space, we have tables, we have... ...to offer the Y... ...a fitness program for the adults... ...we have had Fayette County Public Schools... ...believe that you had an event here... ...be informed, so really, if it's an event... ...male BW gymnasium... ...activity form, they complete, we look at what it... ...parties and baby showers... ...shelters, but otherwise, if it's... ...youth, adults, older adults... ...looking forward to those partnerships. Wonderful, and again, what's... ...email or call to contact you all to be able to... ...gymnasium at lexingtonky.com... ...859-353... ...some neighborhood... ...is this open to basketball teams... ...to come have practices, can they do that stuff here? Usually... ...we just want to keep it open to the community... ...we don't want to tie ourselves down... ...picking up a certain slot all the time and it's only... ...we got balls flying... ...but we do try to have... ...so we're looking at Saturday mornings, possibly letting adults... ...we're just trying to have, after this, they're going to have... ...team talk today with Devon Karama... ...we will have pizza at 530 and then have a team... ...the last Monday of every month, we will have... ...topics that are important to these kids... ...to each other and getting information... ...to have, I don't want to say experts, but people who have... ...mental health, what does that mean? ...drugs, alcohol... ...whatever topics they want to talk about... ...ask questions, the neighborhood center puts out a calendar... ...access that calendar to see what you all have going on... ...email that VW Gymnasium at Lexington KY... ...we find out about the calendar, they can also... ...for instance, this Wednesday... ...we will have hot dogs and chips... ...and see all the different events that are taking place... ...thank you, I'm excited, neighbors, I hope you're excited... ...I'm excited... ...I'm excited... ...I'm excited... ...I'm excited... ...but to understand the full journey... ...this is a chance to walk through the... ...and uplift the work they continue to do... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... of young people. And so in essence, the idea is to have individuals in place who have that skill set to help us to go out and canvas or pound the pavement, so to speak, to help win souls to Christ. We know that there is a lot of young people and people in general who are unchurched. And I think that COVID has played a major role with that. But being able to go out and not just send out flyers or send postcards in the mail, but be more relational in building those relationships, meeting people exactly where they are and ministering to their needs that way. And then hopefully, you know, to help to help build that relationship so that they can to know Christ as we know him. I am blind, but I need not see. I know this road is there for me. If I'm really free. How's it going? We're standing here in the Byway Alley right outside the historic St. Paul AME Church. And I'm here with Mr. Clarence. And like Tyler said, we're standing here in the byway, historic byway, which plays a significant role in the Underground Railroad as well. So as you can see, this byway leads all the way down to the courthouse. And you can see, you know, the top of the courthouse itself. And then as we move on down our way, just some significance of the church. You know, the original brick is on the church. The architecture is gothic revival. As you can see, the high arch ceilings, tall windows and things of that nature. So and like I said, you know, the original brick is here. Some of the mortar, like Priscilla had mentioned early, early on, a lot of the mortar is deteriorating. It's turning to sand. So it's going to have to be tucked on it pretty much. So and then as we walk further on down the alleyway here, this is some of the you see some of the remnants of the foundation of the actual stable that it was built upon. And as we come on down the alleyway, you can see the door where it was believed that they kept some of the slaves and they brought them through. Our thinking is they brought them to the church, brought them through this door here, and then up to the upper room. And then when the wagon itself came to take the slaves away, they brought them down and back outside this door here and loaded them up and took them out to the limestone in order to take them to Maysville to cross over to the Ohio River to freedom. So we're back in the historic St. Paul AME Church. In the back of the pulpit, we're the upper room next to the upper room. You will talk a little bit about where we are and just kind of that track towards freedom. Yeah, so this is part of the route that they would take through the church upstairs to the upper room. And this is one of the rooms that they would come through, basically. And then they will come through and behind this door are some hidden steps here that goes up to the upper room. And just be careful because it's pretty narrow through here. And you could see where this might look at really trying to hide someone because he's not knowing it was here, huh? Absolutely, absolutely. And in front of this, this wall is a false wall. Oh, wow. Okay, so we're here in the upper room of the historic St. Paul AME. And I mean, this room is a lifesaver. I mean, there's so many different words we probably can use to describe this word. But at the least, this was the room that led folks to freedom. And you can talk a little bit about that. Yeah, like Tyler said, this is what we call the upper room to freedom, historic St. Paul AME Church. And it's believed this is where they hid the slaves until the carts that came to pick them up on their way to freedom. They would hide up here, well, I'm not sure how long they kept them up here. But this room, basically everything's original, the doors and everything, the window seals and all that is still the original wood. So nothing has basically been touched up here. And as you can see outside this door here, the false wall, which hides the actual steps that comes up to this room here. Everything is original. Wow, wow. And like I said, this is just a lifesaver for so many. And I bet as soon as they got to this room, we even got to the stairs and said, seeing the church, it was just a relief. Yeah, I'd say it was probably a big relief for them. For me, I've been going to this church for almost 50 years. And I've learned about this in the last 10 years. And I mean, it was really astonishing. And it's amazing to be able to even stand here in this place where so many have been able to come through and make that journey to freedom. And it's just a pleasure to be one and have to have it in the first district, but then also to know that the historic St. Paul AME just was part of that journey from way, way back to now and still doing the community work, still investing in the community and just doing what's right for social justice. And I think that's the perfect way to sum it up. Sailing away on the crest of a wave, it's like magic. Rolling and riding and slipping and sliding, it's magic. And you and your sweet desire, you took me higher and higher, baby. It's a living thing. It's a terrible thing to lose. It's a given thing. What a terrible thing to lose. I'm taking a dive. Making believe this is what you can see from your worst day. I'm taking a dive. I'm taking, I'm taking. And you and your sweet desire, don't you do it, don't you do it. Higher and higher, baby. It's a living thing. It's a terrible thing to lose. It's a given thing. What a terrible thing to lose. I'm taking a dive. On the stage. Taking a dive cause you can't hold the slack floating downstream. I'm taking a dive. So let her go. Don't start spoiling the show. It's a bad dream. I'm taking, I'm taking. And you and your sweet desire, don't you do it, don't you do it. Higher and higher, baby. It's a living thing. It's a terrible thing to lose. It's a given thing. What a terrible thing to lose. It's a living thing. It's a terrible thing to lose. It's a given thing. It's a living thing. Lovers live longer. Lovers live right. Lovers get crazy. Deep in the night. Lovers live longer. So let's stay together. Cause the way that we're going. We might live forever. Babe, I read it in the news today. How to live to be a ripe old age. Funny thing is what they had to say. It's something we've known all along. Lovers live longer. Lovers live right. Lovers get crazy. Deep in the night. Lovers live longer. So let's stay together. Cause the way that we're going. We might live forever. I play your body like a fine guitar. You light me up just like a shining star. Let them guess how young or old we are. And we'll just love our lives away. Cause the way that we're going. We'll just love our lives away. Lovers live longer. Lovers live right. Lovers get crazy. Deep in the night. Lovers live longer. So let's stay together. Cause the way that we're going. We might live forever. Lovers live longer. So let's stay together. Cause the way that we're going. We might live forever. Nibbling on sponge cake. Watching the sun bake. All of those tourists covered with oil. Strumming my six string. On my front porch swing. Smell those shrimp, they're beginning to boil. Wasting away again in margarita. Searching for my lost sugar or salt. Some people claim that there's a woman to blame. But I know. It's nobody's fault. Don't know the reason. Stayed here all season. Nothing to show but this brand new tattoo. But it's a real beauty. A Mexican cutie. How it got here I haven't a clue. Wasting away again in margarita. Searching for my lost sugar or salt. Some people claim that there's a woman to blame. Now I think. There's a woman to blame. Now I think. Hell it could be my fault. And soon it will render. That frozen concoction that helps me hang on. Wasting away again in margarita. Searching for my lost sugar or salt. Some people claim that there's a woman to blame. But I know. It's my own damn fault. You said. Some people claim that there's a woman to blame. And I know. It's my own damn fault. And I know. It's my own damn fault. In a lifetime made of memories. I believe in destiny. Every moment returns again in time. When I've got the future on my mind. Know that you'll be the only one. Meet me halfway. Across the sky. Out where the world belongs to only you and I. Meet me halfway. Across the sky. Make this a new beginning of another life. In a lifetime. There is only love. Reaching for the lonely one. We are stronger when we are given love. When we burn emotions on the line. Know that we are the timeless ones. Meet me halfway. Across the sky. Out where the world belongs to only you and I. Meet me halfway. Across the sky. Make this a new beginning of another life. Meet me halfway. Across the sky. Out where the world belongs to only you and I. Meet me halfway. Across the sky. Out where the world belongs to only you and I. Meet me halfway. Across the sky. Out where the world belongs to only you and I. Meet me halfway. Meet me halfway. Meet me halfway. Across the sky. Make this a new beginning of another life. Meet me halfway. Meet me halfway. Meet me halfway. Across the sky. How can I believe that my heart would find someone like you? You see, the real me. No in between. I had nowhere to hide. You took away the walls around me. Made me feel safe to share my truth. I see the heavens open. A heart that once was broken is holding nothing back. Now that I found you. You hold me like a prayer. You touch me everywhere. A lifetime just ain't enough to love it true. Now that I found you. Now that I found you. Believe we're meant to be. Our chemistry will last forever. And through the years we'll see some tears. We'll conquer fears. Together we will grow. Look it in your eyes. They tell me I no longer have to feel alone. I see the heavens open. A heart that once was broken is holding nothing back. Now that I found you. You hold me like a prayer. You touch me everywhere. A lifetime just ain't enough to love it true. Now that I found you. Now that I found you. You see me. The real me. You believe in me. I see the heavens open. A heart that once was broken is holding nothing back. Now that I found you. You hold me like a prayer. You touch me everywhere. A lifetime just ain't enough to love it true. Now that I found you. Now that I found you. If she's guilty, so am I. 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