Planning Commission Zoning Public Hearing

Summary

Meeting Overview

The Urban County Planning Commission met on December 15, 2011, at 1:32 p.m. in the Council Chamber, 2nd Floor LFUCG Government Center, located at 200 East Main Street in Lexington, Kentucky. Mike Cravens presided over the meeting.

The Commission addressed five agenda items, all of which were approved. These included the Whayne Supply Company Zoning Map Amendment; the Trinitas Ventures, LLC Zoning Map Amendment and Angliana Avenue Development Plan; the Angliana Avenue–Trinitas Housing Project Development Plan; the Initiation of Text Amendment for B-1 Zone; and the Red Mile TIF Development Area Boundary Expansion. The Commission took five motions and votes during the meeting and heard one public comment.

Attendance

Present: - Will Berkley - Carla Blanton - Marie Copeland - Mike Cravens - Mike Owens - Derek Paulsen - Frank Penn - Lynn Roche-Phillips - William Wilson

Absent: - Eunice Beatty - Patrick Brewer

Late: None reported.

Votes and Decisions

The meeting resulted in five unanimous votes, with all nine members present voting in favor of each measure.

MAR 2011-19: Whayne Supply Company Zone Map Amendment 44:02 The board approved a zone map amendment for Whayne Supply Company from Light Industrial (I-1) to Heavy Industrial (I-2) with revised conditional zoning restrictions. Motion by Carla Blanton, seconded by Frank Penn. Vote: 9-0. The approval includes revised conditional zoning restrictions: a 200-foot buffer for residential zones, a 25-foot vegetative buffer along the northwestern boundary, and a 25-foot buffer along the stormwater drainage area prohibiting overnight parking, fluid/liquid storage, and permanent structures.

MAR 2011-18: Trinitas Ventures Zone Map Amendment 2:30:14 The board approved a zone map amendment for Trinitas Ventures, LLC from Heavy Industrial (I-2) and Wholesale & Warehouse (B-4) to High Rise Apartment (R-5). Motion by Mike Cravens, seconded by Mike Owens. Vote: 9-0. Approval is subject to certification of ZDP 2011-99 within two weeks, resolution of access and utility easement conflicts at final development plan, pedestrian safety improvements at Angliana Avenue, and coordination with Norfolk Southern on railroad crossing safety.

ZDP 2011-99: Trinitas Housing Project Preliminary Development Plan 2:34:55 The board approved the preliminary development plan for the Trinitas Housing Project on Angliana Avenue. Motion by William Wilson, seconded by Mike Owens. Vote: 9-0. Conditions include resolution of access and utility easement conflicts at final development plan, pedestrian safety improvements at Angliana Avenue, and coordination with Norfolk Southern on railroad crossing safety.

B-1 Zone Text Amendment Initiation 2:37:48 The board initiated a text amendment for the B-1 zone (Neighborhood Business One) under Articles 8 and 12. Motion by Mike Cravens, seconded by Mike Owens. Vote: 9-0. The amendment will be discussed at the January work session.

Red Mile TIF Expansion 2:49:18 The board approved expansion of the Red Mile TIF development area boundary to include Tattersalls property and Curry Avenue parcels. Motion by Derek Paulsen, seconded by Derek Paulsen. Vote: 9-0. The boundary expansion allows a $28 million development to meet the $20 million activation threshold for TIF, with no change to allocated funds.

Public Comment

Scott Smouse addressed the Commission regarding pedestrian safety at a railroad crossing 2:00:35. Mr. Smouse expressed concern about students crossing the South Broadway railroad overpass, noting that the crossings occur frequently. He highlighted safety risks associated with these crossings and urged the Commission to coordinate with Norfolk Southern to install a fence at the location.

Appointments

The following personnel action was reported during the meeting:

• Arba Prah resigned from the Division of Planning.

Contested Items

Concentration of Student Housing and Long-Term Impacts

Commissioners engaged in heated discussion regarding the concentration of large numbers of students in a single area. The primary concerns centered on the long-term sustainability of this development pattern and its potential consequences. Commissioners raised questions about strain on public safety resources resulting from a concentrated student population, and expressed worry about over-reliance on seasonal demand patterns. Additional concerns focused on the future viability of the area should student demand decline, and whether the piecemeal rezoning approach was undermining comprehensive planning efforts for the broader community.

Railroad Crossing Safety

A community member raised safety concerns about students crossing the South Broadway railroad overpass. The citizen noted that students frequently used this crossing and pointed out the lack of fencing as a hazard. The Commission acknowledged the legitimacy of this safety issue and recommended that coordination efforts be undertaken with Norfolk Southern to address and resolve the crossing safety problem.

Whayne Supply Company Zoning Map Amendment

The Commission considered a zoning map amendment (MAR 2011-19) to change the zoning designation for Whayne Supply Company's property from Light Industrial (I-1) to Heavy Industrial (I-2). The affected property comprises 10.59 net acres located at 195 Lisle Industrial Avenue.

Presentation and Recommendation

Staff and the petitioner presented the proposal and recommended approval. The zone change was supported based on consistency with surrounding zoning patterns, alignment with economic development goals, and the implementation of conditional restrictions designed to protect nearby residential areas and environmentally sensitive areas.

Key Speakers

Traci Wade and Steve Ruschell participated in the discussion of this agenda item 26:47.

Outcome

The Commission approved the zoning map amendment. No objections were raised during the consideration of this item.

Trinitas Ventures, LLC Zoning Map Amendment & Angliana Avenue Development Plan

The Commission considered a zoning map amendment and development plan for Trinitas Ventures, LLC involving 10.13 net acres on Angliana Avenue 45:36.

Proposal Details

The application requested a zone change from Heavy Industrial (I-2) and Wholesale & Warehouse (B-4) to High Rise Apartment (R-5) for the subject property.

Justification and Arguments

Staff and the applicant presented arguments supporting the zone change, citing major physical and economic shifts in the area. They noted that prior residential developments in the vicinity demonstrated the appropriateness of residential zoning for this location.

Key Speakers

The discussion involved presentations and comments from: - Traci Wade - Tom Martin - Rena Wiseman - Travis Vensel

Development Plan Conditions

The Commission approved the development plan with conditions addressing: - Pedestrian safety - Access requirements - Utility easements

Outcome

The Commission approved both the zoning map amendment and the development plan (Agenda Item MAR 2011-18).

Angliana Avenue – Trinitas Housing Project Development Plan

The preliminary development plan for the Trinitas Housing Project on Angliana Avenue was presented and approved with conditions 59:18.

Project Overview

The development plan includes four 48-foot buildings with a total of 699 bedrooms and 545 parking spaces.

Key Speakers

Tom Martin and Rob Hammons presented and discussed the project.

Conditions of Approval

The plan was approved subject to the following conditions:

• Pedestrian safety improvements
• Resolution of access and utility easement conflicts
• Coordination with Norfolk Southern regarding railroad crossings

Outcome

The preliminary development plan was approved (Resolution ZDP 2011-99).

Initiation of Text Amendment for B-1 Zone

2:37:16

The Commission initiated a text amendment for the B-1 zone (Neighborhood Business One) during this meeting. The amendment would modify Articles 8 and 12 of the zoning code.

Key speakers on this item included Mike Cravens and Mike Owens.

The Commission voted to initiate the text amendment, with the motion passing unanimously. The item was scheduled for discussion at a future work session to allow for further review and deliberation on the proposed changes to the B-1 zone regulations.

Red Mile TIF Development Area Boundary Expansion

2:38:51

The Commission approved an expansion of the Red Mile Tax Increment Financing (TIF) development area boundary. The expansion includes Tattersalls property and two parcels on Curry Avenue.

Key Speakers

The discussion involved Barbara Rackers, Mr. Simpson, and Mr. Casey Bolton.

Presentation and Rationale

The expansion was presented as necessary to allow the $28 million project to meet the $20 million threshold required for TIF activation. In addition to meeting the financial threshold, the boundary expansion improves connectivity within the development area.

Outcome

The Commission approved the Red Mile TIF development area boundary expansion.