Planning Commission Subdivision Items

Summary

Meeting Overview

The Urban County Planning Commission convened on December 14, 2017, at 1:30 PM in the Council Chambers of the Urban County Government Building at 200 East Main Street in Lexington, Kentucky. The commission addressed a comprehensive agenda of 16 items, taking 15 votes throughout the meeting and hearing 5 public comments from citizens.

The meeting demonstrated significant planning activity, with the commission approving 11 items while postponing 3 major development proposals and denying 1 zoning amendment. Notable approvals included several development plans such as The Hub at Lexington II project on South Limestone and Virginia Avenue, the Douglas Norman Property development by Ryan Johnson Development, and the Sullivan Park & Devereux Subdivision Development Plan. The commission also approved multiple zoning amendments, including changes to standard cross sections, plat size allowances, and comprehensive updates to parking standards and design requirements.

Three significant items were postponed for future consideration: the Fuller et al Property & Meadowthorpe Commercial Business Center Lot 3, the Zandale Shopping Center & Greenleaf Motor Lodge Properties, and the Lexington Industrial Foundation (Baumann Paper Company) proposal. The commission denied one amendment that would have allowed off-site airport parking as a conditional use. The meeting concluded with an informational presentation of the Annual Report for the Courthouse Area Design Review Board, providing commissioners with an overview of that board's activities and decisions during the reporting period.

Attendance

The following members were present at the December 14, 2017 meeting:

• Bill Wilson
• Will Berkley
• Patrick Brewer
• Mike Cravens
• Larry Forester
• Karen Mundy
• Frank Penn
• Carolyn Plumlee
• Headley Bell
• Mike Owens

Absent: • Carolyn Richardson

No members arrived late to the meeting. Ten of the eleven members were in attendance.

Votes and Decisions

The commission took action on 15 items during the December 14, 2017 meeting, with most passing unanimously.

Administrative Items The commission unanimously approved the minutes from the November 9, 2017 meeting on a motion by Carolyn Plumlee, seconded by Karen Mundy 0:30. Consent agenda items were also approved unanimously on a motion by Patrick Brewer, seconded by Larry Forester, acknowledging findings for PLN-MJDP-17-107 5:00. The release and call of bonds passed unanimously on a motion by Mike Cravens, seconded by Frank Penn 6:00.

Development Plan Postponements Three development plans were postponed unanimously: - PLN-MJDP-17-00109 (Fuller et al Property & Meadowthorpe Commercial Business Center, Lot 3) was postponed to January 11, 2018 on a motion by Carolyn Plumlee, seconded by Frank Penn 1:30 - PLN-MJDP-17-00070 (Zandale Shopping Center & Greenleaf Motor Lodge Properties) was indefinitely postponed on a motion by Mike Owens, seconded by Carolyn Plumlee 2:30 - PLN-MJDP-17-00114 (Lexington Industrial Foundation/Baumann Paper Company) was postponed to January 11, 2018 on a motion by Patrick Brewer, seconded by Larry Forester 3:30

Development Plan Approvals Several development plans were approved: - PLN-MJDP-17-00108 (Douglas Norman Property/Ryan Johnson Development) passed unanimously with revised staff recommendations on a motion by Mike Cravens, seconded by Larry Forester 7:00 - PLN-MJDP-17-00113 (The Hub at Lexington II) passed 8-1 with conditions on a motion by Patrick Brewer, with Mike Owens voting against 8:00 - PLN-MJDP-17-00106 (Sullivan Park & Devereux Subdivision) passed unanimously with revised staff recommendations on a motion by Mike Cravens, seconded by Larry Forester 11:00

Zoning Amendments PLN-MAR-17-00039 (Anderson Luradane, LLC Zoning Map Amendment) passed unanimously with revised findings on a motion by Mike Cravens 9:00. The associated variance also passed unanimously on a motion by Mike Cravens, seconded by Larry Forester 10:00.

Text Amendments SRA 2017-4 (Article 6 cross sections update) and SRA 2017-5 (plat size increase) both passed unanimously on motions by Karen Mundy, seconded by Mike Owens [timestamps: 12:00, 13:00]. ZOTA 2017-8 (parking and design standards) passed unanimously on a motion by Will Berkley, seconded by Frank Penn 15:00. However, ZOTA 2017-6 (off-site airport parking in A-R zone) was unanimously rejected on a motion by Carolyn Plumlee, seconded by Mike Owens 14:00.

Public Comment

Five community members addressed the meeting during the public comment period, with most speakers focusing on opposition to a proposed zoning amendment.

Anderson Luradane, LLC Zoning Map Amendment Opposition

Four speakers expressed concerns about the Anderson Luradane, LLC zoning map amendment proposal:

• Ginny Daily 9:30 opposed the development, citing concerns that it would harm the neighborhood by increasing density and traffic while reducing affordable housing options.

• Walt Gaffield 9:45 raised concerns about the precedent the zoning change would set and its potential impact on the neighborhood's overall character.

• Francis Heisel 10:00 focused on traffic and safety issues, particularly expressing worry about increased traffic creating safety hazards for children in the neighborhood due to the proposed development.

• Amy Clark 10:15 also opposed the zoning change, echoing concerns about increased density and the negative impact on the neighborhood's character.

Airport Parking Discussion

• Steve Clark 14:30 provided a contrasting perspective by speaking in support of off-site airport parking. Clark argued for the need and benefits of such facilities, emphasizing that they would provide improved service and increased competition in airport parking options.

The public comments revealed significant community opposition to the zoning amendment, with residents consistently raising concerns about density, traffic, safety, and neighborhood character preservation. The airport parking topic appeared to be a separate agenda item that generated more supportive commentary focused on service improvements and market competition.

Contested Items

Two zoning-related proposals faced significant community opposition during the December 14, 2017 meeting.

Anderson Luradane, LLC Zoning Map Amendment

The Anderson Luradane, LLC zoning map amendment drew concerns from several community members who attended the meeting to voice their opposition. Residents expressed worries about how the proposed zoning change would affect the existing character of their neighborhood. Additionally, community members raised concerns about the potential strain on local infrastructure that could result from the zoning modification. The specific details of the amendment and the final decision were not provided in the available meeting data.

Off-Site Airport Parking Proposal

A proposal to allow off-site airport parking as a conditional use generated substantial community pushback. Opponents of the measure cited two primary concerns: the potential negative impact such a facility would have on the rural character of the area, and the lack of demonstrated need for additional airport parking services. Community members who spoke against the proposal argued that introducing commercial parking operations would be inconsistent with the rural nature of the location under consideration.

Both contested items highlight ongoing tensions between development proposals and community preservation efforts, with residents actively participating in the public process to express their concerns about changes that could affect their neighborhoods and the broader rural character of the area.

Approval of Minutes

0:30 The commission reviewed and considered the minutes from their November 9, 2017 meeting for approval.

The agenda item was presented as a standard procedural matter, with commissioners Carolyn Plumlee and Karen Mundy participating in the discussion. No specific concerns or amendments to the minutes were noted during the review process.

Following the brief discussion, the commission voted to approve the minutes from the November 9, 2017 meeting as presented. The approval was completed without opposition, allowing the commission to proceed with the remainder of their December 14, 2017 meeting agenda.

Fuller et al Property & Meadowthorpe Commercial Business Center, Lot 3

1:30

The commission addressed agenda item PLN-MJDP-17-00109 regarding the development plan for Fuller et al Property & Meadowthorpe Commercial Business Center, Lot 3.

Key speakers during this discussion included Carolyn Plumlee and Frank Penn, who presented information about the proposed development plan to the commission members.

The primary focus of the discussion centered on the postponement of the development plan. The commission deliberated on the timing and circumstances surrounding the request to delay consideration of this commercial development project.

Following the presentation and discussion among commission members, the outcome was a postponement of the Fuller et al Property & Meadowthorpe Commercial Business Center, Lot 3 development plan. The commission agreed to defer further consideration of PLN-MJDP-17-00109 to a future meeting date.

The postponement allows additional time for any necessary revisions, additional documentation, or further review of the proposed commercial development before the commission makes a final determination on the project.

Zandale Shopping Center & Greenleaf Motor Lodge Properties

2:30

The commission addressed agenda item PLN-MJDP-17-00070 regarding the Zandale Shopping Center & Greenleaf Motor Lodge Properties development plan. Key speakers during this discussion included Mike Owens and Carolyn Plumlee.

The primary focus of the discussion centered on the indefinite postponement of the development plan for these properties. The commission deliberated on the status and future of this development project, which involves both commercial shopping center space and motor lodge facilities.

Following the discussion among commissioners and input from the identified speakers, the commission decided to postpone the development plan indefinitely. This outcome suggests that the project requires additional review, revision, or that circumstances have changed since the initial proposal was submitted.

The postponement allows the applicant time to address any outstanding issues or concerns that may have been raised during previous reviews, or to respond to changing market conditions or regulatory requirements that could affect the viability of the proposed development.

Lexington Industrial Foundation (Baumann Paper Company)

3:30

The commission addressed agenda item PLN-MJDP-17-00114 regarding the Lexington Industrial Foundation (Baumann Paper Company) development plan. The discussion was brief, focusing primarily on procedural matters rather than substantive review of the proposal.

Key speakers during this agenda item included Patrick Brewer and Larry Forester, who addressed the commission regarding the status of the development plan. The primary focus of their presentation centered on the need to postpone consideration of the project.

The commission ultimately decided to postpone the development plan for the Lexington Industrial Foundation (Baumann Paper Company). No detailed discussion of the project's merits, specific development proposals, or community concerns was recorded during this brief agenda item.

The postponement suggests that additional time was needed for further review, preparation of materials, or resolution of outstanding issues before the commission could proceed with substantive consideration of the development plan. The specific reasons for the postponement and the timeline for future consideration were not detailed in the available meeting materials.

This agenda item represents one of several development-related matters considered during the December 14, 2017 meeting, though it received significantly less discussion time than other items on the agenda due to its postponement status.

Consent Agenda

5:00

The commission reviewed and approved multiple items grouped together on the consent agenda during the December 14, 2017 meeting. This procedural approach allows the commission to efficiently handle routine matters that typically do not require extensive discussion.

The consent agenda included several subdivision and development plans that had been reviewed by staff and met standard approval criteria. Key speakers during this portion of the meeting were Patrick Brewer and Larry Forester, who addressed the commission regarding the items under consideration.

The commission approved all items on the consent agenda without separating any individual matters for additional discussion. This indicates that the items were considered routine and non-controversial, following standard procedures for development approvals that had already undergone staff review and met established criteria.

The consent agenda process streamlines commission meetings by grouping together items that do not require detailed debate, allowing more time to be devoted to complex or contentious matters later in the meeting agenda.

Release and Call of Bonds

6:00

The commission considered a resolution regarding the release and call of performance bonds and letters of credit during this agenda item. Mike Cravens and Frank Penn served as the key speakers for this matter.

The discussion focused on the standard administrative process of releasing performance bonds and calling letters of credit that had been posted for various projects or obligations. Performance bonds are typically required to ensure completion of contracted work, while letters of credit serve as financial guarantees for specific commitments.

The commission reviewed the bonds and letters of credit that were eligible for release, indicating that the associated projects or obligations had been satisfactorily completed or that the financial guarantees were no longer needed. This type of action is routine administrative business that allows contractors and other parties to recover their posted securities once their obligations have been fulfilled.

The commission approved the resolution without apparent opposition or significant debate, suggesting the releases were straightforward matters where all conditions had been properly met. This approval allows the affected parties to have their performance bonds released and letters of credit called, freeing up the associated financial instruments.

Douglas Norman Property (Ryan Johnson Development)

7:00

The commission reviewed and discussed the development plan for the Douglas Norman Property under case number PLN-MJDP-17-00108, presented by Ryan Johnson Development.

Key speakers during the discussion included Mike Cravens and Larry Forester, who addressed various aspects of the proposed development plan. The commission considered the project details and evaluated the proposal against applicable development standards and requirements.

Staff had prepared recommendations for the development plan, which were revised during the course of the discussion. The commission reviewed these updated staff recommendations as part of their deliberation process.

Following the presentation and discussion of the development proposal, the commission voted to approve the Douglas Norman Property development plan with the revised staff recommendations that had been presented during the meeting.

The approval allows Ryan Johnson Development to proceed with the project as outlined in the approved plan, subject to the conditions and recommendations established by staff and accepted by the commission.

The Hub at Lexington II (South Limestone & Virginia Avenue)

8:00

The commission reviewed development plan PLN-MJDP-17-00113 for The Hub at Lexington II, a proposed project located at South Limestone and Virginia Avenue.

Patrick Brewer served as the key speaker presenting information about the development proposal to the commission members.

The discussion centered on the development plan details and requirements for the project. A primary focus of the deliberations involved right of way dedication requirements that would need to be addressed as part of the approval process.

The commission ultimately approved the development plan for The Hub at Lexington II. However, the approval came with specific conditions attached, particularly regarding the dedication of right of way areas. These conditions were established to ensure the development meets municipal requirements and standards for the proposed location at the intersection of South Limestone and Virginia Avenue.

The approval allows the project to move forward in the development process, contingent upon the developer meeting the specified conditions related to right of way dedication that were outlined during the commission's review.

Anderson Luradane, LLC Zoning Map Amendment

9:00

The commission reviewed and discussed agenda item PLN-MAR-17-00039, a zoning map amendment request submitted by Anderson Luradane, LLC. Mike Cravens served as the key speaker presenting information on this matter to the commission.

The discussion centered on the proposed zoning map amendment, with the commission examining the request and associated materials. The item involved revised findings that were presented for the commission's consideration as part of the amendment process.

Following their review and discussion of the zoning map amendment proposal, the commission voted to approve the Anderson Luradane, LLC zoning map amendment with the revised findings as presented.

The approval of this zoning map amendment represents the commission's determination that the request met the necessary criteria and standards for such amendments within their jurisdiction.

Requested Variance for Anderson Luradane, LLC

10:00

The commission considered a variance request from Anderson Luradane, LLC to reduce the required front yard setback along American Avenue from 20 feet to 8 feet.

Key speakers during the discussion included Mike Cravens and Larry Forester, who presented information regarding the variance application and its implications for the proposed development.

The variance would allow Anderson Luradane, LLC to construct their project with a significantly reduced front yard setback, bringing the building 12 feet closer to American Avenue than typically required under current zoning regulations. The standard 20-foot front yard requirement would be reduced to just 8 feet under the approved variance.

Following discussion of the request and consideration of the relevant factors, the commission voted to approve the variance. The approval allows Anderson Luradane, LLC to proceed with their development plans using the reduced 8-foot front yard setback along American Avenue rather than the standard 20-foot requirement.

Sullivan Park & Devereux Subdivision Development Plan

11:00

The commission reviewed and discussed the development plan for Sullivan Park & Devereux Subdivision under case number PLN-MJDP-17-00106.

Key speakers during the discussion included Mike Cravens and Larry Forester, who presented details about the proposed subdivision development. The item was presented as a discussion item with revised staff recommendations that had been updated from the original proposal.

The commission ultimately approved the Sullivan Park & Devereux Subdivision Development Plan following their review of the revised staff recommendations. The approval allows the development to move forward according to the parameters outlined in the updated plan.

Amendment to Article 6 to Update Standard Cross Sections

12:00 The commission considered SRA 2017-4, an amendment to Article 6 to update standard cross sections to reflect on-street parking limitations.

Karen Mundy and Mike Owens served as the key speakers during the discussion of this ordinance amendment. The proposed changes focused on updating the standard cross sections within Article 6 to better reflect current on-street parking limitations and requirements.

The amendment was designed to ensure that the standard cross sections accurately represent the practical constraints and regulations regarding on-street parking in the jurisdiction. This update would align the technical specifications with existing parking policies and limitations.

Following the presentation and discussion by the key speakers, the commission approved SRA 2017-4. The approval of this amendment means that Article 6's standard cross sections will now incorporate the updated specifications regarding on-street parking limitations, providing clearer guidance for future development and infrastructure projects.

The successful passage of this ordinance amendment ensures that the municipal code remains current and accurately reflects the community's parking regulations and street design standards.

Amendment to Article 5-4(b) to Increase Allowable Plat Size

13:00

The commission considered SRA 2017-5, an ordinance to amend Article 5-4(b) regarding allowable plat sizes. The proposed amendment would increase the maximum allowable plat size to 24"×36".

Karen Mundy and Mike Owens served as key speakers during the discussion of this agenda item. The commission reviewed the technical specifications and practical implications of expanding the current plat size limitations.

The amendment addresses administrative and practical needs for larger format plats in the planning and development process. The proposed 24"×36" dimension represents an increase from the previously allowable size under Article 5-4(b).

Following discussion, the commission approved the amendment to Article 5-4(b). The ordinance will update the municipal code to reflect the new maximum plat size requirements, providing additional flexibility for development applications and planning documents that require larger format presentations.

Amendment to Allow Off-Site Airport Parking as a Conditional Use

14:00 The commission considered ZOTA 2017-6, an amendment that would have allowed off-site airport parking as a conditional use in the Agricultural Rural (A-R) zone.

The discussion involved key speakers Carolyn Plumlee and Mike Owens, who presented arguments regarding the proposed zoning text amendment. The amendment sought to expand permitted uses in agricultural rural areas to include commercial parking facilities that would serve airport customers.

During deliberations, commissioners examined the potential impacts of allowing such commercial operations in areas currently designated for agricultural and rural residential uses. The proposal would have required conditional use permits for off-site airport parking facilities, providing a regulatory framework for case-by-case review of such applications.

After discussion and consideration of the amendment's merits and potential consequences for the Agricultural Rural zone, the commission ultimately disapproved ZOTA 2017-6. The denial means that off-site airport parking will not be permitted as a conditional use in A-R zoned areas, maintaining the current restrictions on commercial parking operations in these agricultural and rural districts.

The outcome preserves the existing character and permitted uses within the Agricultural Rural zone, preventing the introduction of commercial parking facilities that could potentially conflict with the agricultural and low-density residential nature of these areas.

Amendment to Article 12 - Parking Standards; Lot Coverage and Floor Area Require

15:00

The Planning Commission reviewed and approved ZOTA 2017-8, an amendment to Article 12 addressing parking standards, lot coverage and floor area requirements, transit facilities, and design standards. The amendment specifically focused on updates to the B-6P zoning district.

Key speakers during the discussion included Will Berkley and Frank Penn, who presented the proposed changes to the commission. The amendment encompassed several components of the zoning ordinance, with particular attention to modernizing parking standards and design requirements within the B-6P zone.

The commission's discussion centered on the technical aspects of the proposed updates, including how the changes would affect lot coverage calculations and floor area requirements for developments in the affected zone. The amendment also addressed transit facility provisions and updated design standards to reflect current planning practices.

Following the presentation and discussion of the proposed changes, the Planning Commission voted to approve ZOTA 2017-8. The approval indicates the commission found the amendments appropriate for updating the existing zoning regulations and bringing them in line with current development standards and community needs.

The successful passage of this zoning text amendment will result in updated regulations for the B-6P district, providing clearer guidance for developers and property owners regarding parking requirements, lot coverage limitations, and design expectations for future projects in this zoning classification.

Annual Report for the Courthouse Area Design Review Board

16:00 Keyu Yan presented the annual report for the Courthouse Area Design Review Board during this informational agenda item.

The presentation highlighted the board's activities and approvals throughout the year, though specific details about the number or types of projects reviewed were not provided in the available materials. Yan also outlined the board's goals and priorities for 2018.

This was an informational presentation with no action required from the meeting participants. The annual report serves as a regular update on the design review board's work in overseeing development and design standards within the courthouse area.