Planning Commission Zoning Public Hearing

Summary

Meeting Overview

The Urban County Planning Commission met on November 17, 2011, at 1:30 p.m. in the Council Chamber on the 2nd Floor of the LFUCG Government Center, located at 200 East Main Street in Lexington, Kentucky. Mike Cravens presided over the meeting.

The Commission considered two agenda items during the session. The first item involved SRC of Lexington, Inc., which requested a zoning map amendment and approval for the Eastland Subdivision, Block A. The second item concerned Hallmark Student Development Co., LLC, which sought a zoning map amendment and approval for the Tattersall Apartment Development. Both proposals were approved by the Commission.

During the meeting, the Commission took five votes and heard two public comments from members of the public.

Attendance

Present: Will Berkley, Carla Blanton, Marie Copeland, Mike Cravens, Mike Owens, Frank Penn, and Lynn Roche-Phillips.

Absent: Eunice Beatty, Patrick Brewer, Derek Paulsen, and William Wilson.

Late: Marie Copeland arrived after the meeting began.

Votes and Decisions

All motions were decided by voice vote with no recorded opposition.

MARV 2011-17: Zone Map Amendment (B-4 to I-1) for SRC of Lexington, Inc. 49:16

Motion by Ms. Blanton, seconded by Mr. Owens. Passed unanimously. The amendment was approved subject to Urban County Council rezoning to I-1, certification of ZDP 2011-93 within two weeks, and a note on the ZDP indicating variance approval.

MARV 2011-17: Landscape Variance for SRC of Lexington, Inc. 49:47

Motion by Ms. Blanton, seconded by Mr. Owens. Passed unanimously. The variance to eliminate the 15-foot buffer was approved with conditions that it is null and void if rezoning is not approved, a note on the ZDP indicating variance approval, and permits required from state and local agencies before occupancy.

ZDP 2011-93: Eastland Subdivision, Block A Development Plan 50:20

Motion by Mr. Penn, seconded by Mr. Owens. Passed unanimously. The development plan was approved subject to 10 conditions including Urban County Council rezoning to I-1, approvals from engineer, traffic, building inspection, and urban forester, and clarification of parking, street cross-sections, gravel area treatment, tree preservation, and plan title.

MAR 2011-16: Zone Map Amendment (B-4 and A-U to R-5) for Hallmark Student Development Co., LLC 2:37:28

Motion by Mr. Penn, seconded by Mr. Berkley. Passed unanimously. The amendment was approved contingent on final development plan certification within two weeks.

ZDP 2011-92: Tattersall Apartment Development Preliminary Plan 2:37:59

Motion by Mr. Penn, seconded by Mr. Berkley. Passed unanimously. The preliminary plan was approved with standard sign-off conditions from Urban County Engineer, Traffic Engineer, Building Inspection, and Urban Forester, plus additional conditions regarding tree canopy and protection review, access point determination to South Broadway at final plan, parking space location review, and internal sidewalk connections and bicycle rack locations.

Public Comment

Two members of the public provided comments on matters related to the proposed project.

Marie Copeland 43:08 addressed concerns regarding tree canopy and landscape variance. She expressed concern that approving the variance would result in the loss of 12–13 trees, noting that these trees serve purposes beyond screening. Copeland questioned whether the Landscape Review Committee had considered the impact of this loss on the city's overall tree canopy and whether trees could be planted elsewhere as an alternative.

Bill Bausch 2:29:17 raised concerns about ingress and egress between adjacent properties. He highlighted restrictions to access created by proposed fencing and traffic patterns, and emphasized the need for cross-easements and shared access to ensure that both developments remain viable and properly connected.

Contested Items

Traffic Impact and Access Design

Commissioners engaged in a heated discussion regarding traffic conditions and site access for the proposed development. The primary concern centered on level of service F conditions at key intersections, which represents the lowest acceptable traffic performance standard. Specific questions arose about the proposed access point near the Speedway light, with commissioners questioning whether this location would adequately serve the development. Additional concerns included pedestrian safety at the access point and whether traffic signal improvements would be necessary to accommodate the project. Commissioners expressed doubt about whether the final development plan would sufficiently resolve these access and traffic issues.

Student Housing and Red Mile Development Synergy

The second contested item involved the relationship between the proposed student housing component and the broader Red Mile Development Plan. Staff and the project applicant argued that incorporating student housing would enhance the Red Mile's appeal as a destination and support the area's development goals. However, some commissioners disagreed with this assessment, questioning whether the student housing project actually undermined the original intent and vision of the Red Mile Development Plan. This disagreement resulted in a split vote among commissioners, indicating that the body was divided on whether the student housing component was compatible with the established development framework for the Red Mile area.

SRC of Lexington, Inc. – Zoning Map Amendment & Eastland Subdivision, Block A

27:23

Staff presented a recommendation to approve a zoning map amendment and related variance for SRC of Lexington, Inc. at 1133 Industry Road. The proposal involved changing the zoning classification for 3.18 net acres from B-4 (Commercial) to I-1 (Industrial).

Proposed Use and Justification

The applicant intends to use the property for refurbishing large mining and industrial engines, a use that exceeds the typical scope permitted in the B-4 zone. Staff determined that the I-1 zoning classification was more appropriate for this industrial operation. The recommendation cited alignment with both the Comprehensive Plan and the Small Area Plan as supporting the zone change.

Variance Request

In addition to the zoning amendment, staff recommended approval of a landscape variance that would eliminate the required 15-foot buffer for the property. This variance was presented as necessary to accommodate the proposed industrial use.

Key Speakers

The presentation and discussion involved Traci Wade, Bill Sallee, Glenn Price, and Rory Kahly.

Outcome

The zoning map amendment and landscape variance were approved.

Hallmark Student Development Co., LLC – Zoning Map Amendment & Tattersall Apartment Development

52:09

This agenda item addressed a zoning map amendment and apartment development proposal from Hallmark Student Development Co., LLC.

Initial Recommendation and Revision

Staff initially recommended postponement of the rezoning request due to concerns about potential conflicts with the Red Mile Development Plan and new University of Kentucky dormitory plans. However, after further review and engagement with the applicant, staff revised their recommendation to approval.

Rationale for Approval

The revised recommendation cited alignment with mixed-use development goals as a key factor supporting the project. Staff also noted that the elimination of the Tattersalls support area constituted an unanticipated circumstance that warranted reconsideration of the original postponement recommendation.

Traffic Impact Analysis

A traffic impact study was conducted for the proposed development. The study indicated that the project would result in moderate congestion in the area. Despite this finding, the traffic impacts were deemed acceptable by staff.

Key Participants

The discussion involved several speakers including Traci Wade, Tom Martin, Rob Hammons, Bruce Simpson, and Joe Costa.

Outcome

The zoning map amendment and Tattersall Apartment Development proposal was approved.