Planning Commission Subdivision & Zoning Items

Summary

Meeting Overview

The Urban County Planning Commission convened on December 12, 2024, at 1:30 PM in the Council Chambers of the Urban County Government Building at 200 East Main Street in Lexington, Kentucky, with MR. Chair presiding. The commission addressed five agenda items during the session, taking a total of 17 votes on various motions throughout the meeting. The commission heard three public comments from citizens regarding the items under consideration.

Of the five agenda items presented, four were approved and one was tabled for future consideration. The approved items included Patchen Wilkes Unit 1 Phase 2, a zoning map amendment for Transy Property Owners LLC, regulations for short-term rentals within agricultural zones, and the FCPS Greendale Road Elementary School project. The Maxwell (Lynhurst Subdivision) item was tabled, meaning it will be reconsidered at a future meeting. The meeting demonstrated active civic engagement with public participation and thorough deliberation by commissioners on development and zoning matters affecting the Lexington-Fayette County community.

Attendance

The following members were present at the December 12, 2024 meeting:

Present: • Ivy Barksdale • Bruce Nicol • Judy Worth • Mike Owens • Frank Penn • Johnathon Davis • Zach Davis • Graham Pohl • William Wilson

All nine members were in attendance with no absences or late arrivals recorded.

Votes and Decisions

The commission conducted 17 votes during the December 12, 2024 meeting, with all motions passing or being postponed unanimously.

Administrative Items The meeting began with approval of performance bonds and letters of credit, motioned by the Chairman and seconded by Mr. Penn 10:00. The commission also unanimously approved the consent agenda items on a motion by Mr. Penn, seconded by Mr. Jonathan Davis 45:00.

Postponements Six development projects were postponed to future meetings: - PLN-MJDP-24-56: Red Mile Mixed-Use Development postponed to January 16, 2025, motioned by the Chair and seconded by Mr. Wilson 15:00 - PLN-MJDP-24-74: Hoover & Ford Philpot Evangelistic Association Property postponed to January 16, 2025, motioned by the Chair and seconded by Mr. Pohl 20:00 - PLN-MAR-22-17: Rose Holdings Lexington, LLC postponed to January 30, 2025, motioned by Mr. Wilson and seconded by Ms. Barksdale 25:00 - PLN-MJDP-24-78: Fritz Farm, Tract C postponed to January 16, 2025, motioned by the Chairman and seconded by Ms. Worth 30:00 - PLN-MJDP-24-86: Covey Ridge Development, Lot 4 postponed to January 16, 2025, motioned by the Chair and seconded by Ms. Barksdale 35:00 - PLN-MAR-22-16: Realty Unlimited Bluegrass, LLC postponed to January 30, 2025, motioned by Mr. Davis and seconded by Ms. Barksdale 40:00

Approved Projects Several development projects received approval with conditions: - PLN-MJSUB-24-00008: Patchen Wilkes, Unit 1, Phase 2 with revised conditions 50:00 - PLN-MJSUB-24-00009: Patchen Wilkes, Unit 2 with 9 conditions 55:00 - PLN-MJDP-24-00085: Sebastian Property, Unit 3 with 16 conditions and a separate waiver approval [timestamps: 65:00, 70:00] - PLN-MJDP-24-00093: Marlboro Manor Subdivision development plan with 10 conditions 80:00

Zoning and Policy Items The commission approved PLN-MAR-24-00018, a zoning map amendment for Transy Property Owners, LLC 75:00, and PLN-ZOTA-24-00009, regulations for short-term rentals in agricultural zones with amendments for occupancy and spacing 85:00.

The meeting concluded with approval of PFR-24-5, the FCPS Greendale Road Elementary School public facility review with staff recommendations 90:00.

Public Comment

Three speakers addressed the meeting during the public comment period, covering topics ranging from affordable housing support to short-term rental concerns.

Jordan Lloyd spoke in support of the Transy Property Owners, LLC project 100:00. Lloyd emphasized the community's need for affordable housing and expressed backing for the proposed development.

Carla Blanton, representing Commerce Lexington, also voiced support for a zoning map amendment during her remarks 105:00. Blanton cited the critical need for affordable housing in the area as the primary reason for her organization's endorsement of the proposal.

Margaret Graves from the Rural Land Management Board raised concerns about short-term rental regulations 110:00. Graves specifically expressed opposition to allowing unhosted short-term rentals in agricultural zones, highlighting potential impacts on rural land use.

The public comments reflected a mix of support for housing development initiatives and concerns about land use regulations, with affordable housing emerging as a key theme in multiple speakers' remarks.

Contested Items

Two significant issues generated substantial debate and community concern during the December 12, 2024 meeting.

Transy Property Owners, LLC Zoning Map Amendment

The proposed zoning map amendment by Transy Property Owners, LLC faced strong community opposition from neighborhood residents. Multiple community members voiced concerns about the potential negative impacts of introducing multifamily dwellings to their area. The primary objections centered on anticipated increases in traffic volume and the strain on existing infrastructure that would result from higher-density housing development. Residents expressed worry that the character of their neighborhood would be fundamentally altered by the proposed zoning change, arguing that multifamily units would be incompatible with the current residential fabric of the community.

Regulating Short Term Rentals Within Agricultural Zones

A heated discussion emerged regarding proposed regulations for short-term rentals operating within agricultural zones. The debate revealed a complex tension between different stakeholder groups and competing policy objectives. Participants raised significant concerns about potential overregulation that could stifle legitimate business operations in rural areas. Of particular concern was the impact these regulations might have on agritourism enterprises, which often rely on short-term rental accommodations as part of their business model. The discussion highlighted the challenge of balancing agricultural preservation goals with economic opportunities for rural property owners, as well as addressing any negative effects that short-term rentals might have on farming operations and rural community character.

Both items demonstrated the ongoing challenges local governments face in managing growth and development while addressing community concerns and balancing competing interests among residents, property owners, and business operators.

Patchen Wilkes, Unit 1, Phase 2

50:00

The commission discussed agenda item PLN-MJSUB-24-00008, concerning Patchen Wilkes, Unit 1, Phase 2. The project involves revisions to the street layout and lot configuration for this development phase.

MR. Penn served as the key speaker presenting information about the proposed changes to the subdivision design. The discussion centered on modifications to the original approved plans, specifically addressing adjustments to how streets would be arranged and how individual lots would be configured within the development.

The commission reviewed the revised conditions that had been prepared for this phase of the Patchen Wilkes development. These conditions were designed to address the changes being proposed to the street layout and lot arrangement from what was previously approved.

Following the presentation and discussion of the revised plans and conditions, the commission approved the Patchen Wilkes, Unit 1, Phase 2 project. The approval allows the developer to proceed with the modified street layout and lot configuration as presented, subject to the revised conditions that were established during the review process.

The approval represents a step forward for this residential development, enabling construction to move ahead with the updated design that addresses both the developer's needs and the commission's requirements for the subdivision layout.

The Maxwell (Lynhurst Subdivision)

The planning commission discussed agenda item PLN-MJDP-24-00079, The Maxwell (Lynhurst Subdivision), during the December 12, 2024 meeting 60:00. The project involves the development of a six-story residential complex in the Lynhurst Subdivision area.

MR. Michler served as the key speaker for this agenda item, addressing the commission regarding the project's status and next steps.

The primary focus of the discussion centered on scheduling considerations for the project review. Rather than proceeding with a full presentation or detailed review during this meeting, the commission determined that the item required additional time for proper consideration.

Following the brief discussion, the commission decided to continue The Maxwell (Lynhurst Subdivision) project to the January 16, 2025 meeting. This continuation will allow for more comprehensive review and discussion of the six-story residential development proposal.

The agenda item was tabled without extensive debate on the project's merits, design details, or potential community impacts during this session. The decision to postpone appears to have been procedural in nature, ensuring adequate time for thorough review of the development plans.

The Maxwell project will return before the planning commission on January 16, 2025, where commissioners and staff will likely conduct a more detailed examination of the proposed six-story residential complex and its compliance with local zoning and development standards.

Transy Property Owners, LLC Zoning Map Amendment

75:00

The council considered ordinance PLN-MAR-24-00018, a zoning map amendment request from Transy Property Owners, LLC to facilitate construction of an affordable housing development.

MR. Wilson presented the proposal to the council during the discussion phase. The zoning map amendment would allow the property owner to move forward with plans for developing affordable housing units on the designated site.

The council ultimately approved the zoning map amendment, enabling Transy Property Owners, LLC to proceed with their affordable housing development project. The approval represents the council's support for increasing affordable housing options within the community.

Regulating Short Term Rentals Within Agricultural Zones

85:00

The meeting addressed agenda item PLN-ZOTA-24-00009, which proposed new regulations for short-term rentals operating within agricultural zones. MR. Owens presented the ordinance amendments, which focused on establishing specific occupancy limits and spacing requirements for these rental properties.

The discussion centered on balancing agricultural land use preservation with tourism and economic opportunities. The proposed regulations included amendments that would:

• Set maximum occupancy standards for short-term rental properties in agricultural areas
• Establish minimum spacing requirements between rental properties to maintain the agricultural character of these zones
• Create guidelines to ensure rental activities do not interfere with legitimate farming operations

Key concerns raised during the discussion included the potential impact on existing agricultural operations and the need to maintain the rural character of these zones while allowing property owners to generate supplemental income through short-term rentals.

The ordinance represents an effort to provide clear regulatory framework for short-term rentals in agricultural areas, addressing both property owner interests and community concerns about preserving agricultural land use patterns.

Following the presentation and discussion, the agenda item was approved, establishing the new regulatory framework for short-term rentals within agricultural zones. The approved regulations will provide guidance for property owners seeking to operate short-term rentals while ensuring compatibility with agricultural activities and maintaining the character of these designated zones.

FCPS Greendale Road Elementary School

90:00

The board reviewed agenda item PFR-24-5, a public facility review for the construction of a new 750-student elementary school at 2380 Greendale Road. MR. Wilson presented the proposal to the board.

The project involves constructing a new elementary school facility designed to accommodate 750 students. The school will be located at 2380 Greendale Road and represents part of Fairfax County Public Schools' ongoing efforts to address enrollment capacity needs in the district.

The board approved the public facility review for the FCPS Greendale Road Elementary School project. No significant concerns or opposition were noted during the discussion of this agenda item.

The approval allows the project to move forward through the development process, bringing the county closer to providing additional elementary school capacity in the Greendale Road area.