Planning Commission - Zoning Items

Summary

Meeting Overview

The Urban County Planning Commission convened on January 29, 2026, at 1:30 PM in the Council Chamber on the 2nd Floor of the LFUCG Government Center, located at 200 East Main Street, Lexington, Kentucky, with Chair Davis presiding. The meeting addressed 9 agenda items spanning zone map amendments, a development plan, a waiver request, and the approval of minutes. Of the 9 items considered, 6 were approved — including the Dailey Homes, LLC Zone Map Amendment, the Samuel H Bryan, Tract 8 (Carnes Property) Development Plan, a Waiver for Minimum Intersection Spacing, and both a zone map amendment and development plan for Subtext Acquisitions, LLC — while 3 items were deferred, including the Ball Homes, Inc. and Legacy Trail, LLC Zone Map Amendments and proposed revisions to Article 23A-10 for the Economic Development (ED) Zone. The Commission took a total of 9 votes and heard 18 public comments over the course of the meeting.

Attendance

The following members were present at the January 29, 2026 Commission meeting:

• Zach Davis
• Ivy Barksdale
• Robin Michler
• William Wilson
• Larry Forester
• Judy Worth
• Johnathon Davis
• Mike Owens
• Molly Davis

Absent: Penn, Nicol

No members were recorded as late.

Votes and Decisions

The Commission took nine votes during the January 29, 2026 meeting, with the majority passing unanimously.

• Minutes Approval – Mr. Forester moved, seconded by Mr. Wilson, to approve the December 18, 2025 minutes. The motion passed unanimously, 9–0. 1:33

• PLN-MAR-25-00015 – Mr. Owens moved, seconded by Mr. J. Davis, to postpone the Ball Homes, Inc. zone map amendment. The motion passed unanimously, 9–0, with the item postponed to February 26, 2026. 2:36

• PLN-MAR-25-00017 – Mr. J. Davis moved, seconded by Ms. Worth, to postpone the Legacy Trail, LLC zone map amendment. The motion passed unanimously, 9–0, with the item postponed to March 26, 2026. 3:41

• PLN-ZOTA-24-00006 – Mr. Forester moved, seconded by Mr. Wilson, to postpone revisions to Article 23A-10 for the Economic Development (ED) zone. The motion passed unanimously, 9–0, with the item postponed to February 26, 2026. 5:17

• PLN-MAR-25-00018 – Mr. Forrester moved, seconded by Mr. Wilson, to approve the zone map amendment for Dailey Homes, LLC. The motion passed 8–1 on a roll call vote. Voting in favor: Zach Davis, Ivy Barksdale, Robin Michler, William Wilson, Larry Forester, Judy Worth, Johnathon Davis, and Mike Owens. Voting against: Molly Davis. 2:16:34

• PLN-MJDP-25-00065 – Mr. Forrester moved, seconded by Mr. Wilson, to approve the preliminary development plan for Samuel H Bryan, Tract 8 (Carnes Property), with an address correction required. The motion passed unanimously, 9–0. 2:17:07

• PLN-WAV-25-00007 – Mr. Forrester moved, seconded by Mr. Wilson, to approve the waiver for minimum intersection spacing for Samuel H Bryan, Tract 8 (Carnes Property). The motion passed 8–1 on a roll call vote. Voting in favor: Zach Davis, Ivy Barksdale, Robin Michler, William Wilson, Larry Forester, Judy Worth, Johnathon Davis, and Mike Owens. Voting against: Molly Davis. 2:17:37

• PLN-MAR-25-00022 – Mr. Forrester moved, seconded by Mr. Jonathan Davis, to approve the zone map amendment for Subtext Acquisitions, LLC. The motion passed unanimously, 9–0. 3:28:13

• PLN-MJDP-25-00068 – Mr. Forrester moved, seconded by Mr. Wilson, to approve the development plan for Subtext Acquisitions, LLC. The motion passed unanimously, 9–0. 3:28:49

Public Comment

Eighteen members of the public addressed the Commission during the meeting, with comments clustering around two main topics: opposition to a proposed residential development and, later in the meeting, support for a separately negotiated community agreement.

Development Opposition (Clays Mill Road Area)

The majority of early public comments focused on traffic, density, and neighborhood character concerns related to a proposed development. 1:05:20 Eileen Lindsey opened by arguing that roads are not keeping pace with new development. 1:07:03 John Rollins opposed the project, questioning the quality of the proposed townhomes. 1:09:06 Taylor Dunn raised traffic safety concerns and suggested renaming a street to honor a child killed in a traffic accident. 1:12:18 Bob Sturdivant highlighted the particular traffic challenges on Clays Mill Road, citing the high concentration of schools in the area. 1:15:44 William Burke raised concerns about development density and the removal of trees prior to the property's sale. 1:18:59 Mike Harmon opposed the opening of Loretta Drive and cited traffic and parking concerns. 1:23:31 Carolyn Elliott argued the proposed townhomes are incompatible with neighborhood character and could increase rental activity. 1:26:43 Harry Bird criticized the development's density and raised concerns about parking and emergency vehicle access. 1:30:00 Tim Brees echoed concerns about density, traffic, and parking. 1:33:12 Philip Tinsher questioned the need for a connecting street and raised concerns about property values. 1:35:33 Whitney Payne requested public access to the traffic analysis conducted for the project. 1:37:37 Kristen questioned the integrity of the approval process. 1:39:47 Michael Burrell urged the Commission to pursue comprehensive area planning rather than approving piecemeal developments.

Community Agreement Support

Later in the meeting, several speakers addressed a separate matter involving a developer-neighborhood agreement. 2:54:47 Deval Headley raised concerns about historical promises going unfulfilled and requested greater clarity on development details. 3:00:27 Reverend Jacques Wiggington praised the agreement reached between the developer and the neighborhood, stressing the importance of cultural integrity. 3:03:11 Amy Clark thanked individuals and groups involved in reaching a positive outcome. 3:05:06 Teresa Forbes Lopez expressed support for the proposal, emphasizing enforceable guidelines and collaboration. 3:08:08 Rolanda Woolfolk thanked both developers and the planning commission for their responsiveness to community input.

Contested Items

Two development proposals before the Commission generated notable opposition during the January 29, 2026 meeting.

• Dailey Homes, LLC Development [timestamp: N/A]: Residents raised concerns about the proposed development, focusing primarily on its density and the potential downstream effects on traffic and the surrounding environment. Community members voiced opposition during the meeting, though the structured data does not indicate that a resolution or mitigation agreement was reached prior to or during the session.

• Subtext Acquisitions, LLC Development [timestamp: N/A]: This proposal also faced initial community opposition, though the concerns were addressed through an extensive community engagement process conducted ahead of the meeting. As a result of that outreach, the parties reached agreement on specific conditions intended to preserve the character of the surrounding neighborhood. By the time the item came before the Commission, the earlier opposition had been substantially mitigated.

Together, these two items illustrate differing trajectories for contested development proposals: the Dailey Homes matter remained a point of active community concern, while the Subtext Acquisitions proposal moved toward resolution through pre-meeting negotiation and agreed-upon conditions.

Approval of Minutes

1:33

The Commission reviewed the minutes from its December 18, 2025 meeting. Mr. Forester and Mr. Wilson were the key speakers during this portion of the meeting. No additions or revisions to the minutes were proposed, and the minutes were approved as presented.

Ball Homes, Inc. Zone Map Amendment

Agenda Item: PLN-MAR-25-00015 2:36

The Commission took up a request by Ball Homes, Inc. for a zone map amendment that would reclassify a parcel from the Agricultural-Rural (A-R) zone to an Expansion Area Residential (EAR-2) zone. Key speakers on this item included Nick Nicholson, Mr. Owens, and Mr. J. Davis.

The item was ultimately deferred rather than acted upon substantively, as the request was postponed to allow for further plan revisions. No final vote on the merits of the rezoning was taken at this meeting.

Legacy Trail, LLC Zone Map Amendment

Agenda Item: PLN-MAR-25-00017 3:41

The Commission took up a request for a zone map amendment that would rezone a parcel from an Agricultural Urban (A-U) zone to a Corridor Business (B-3) zone, submitted by Legacy Trail, LLC.

Key speakers on this item included Lauren Nichols, Mr. J. Davis, and Ms. Worth. The item was brought before the Commission for consideration, though the discussion prompted the need for additional review before any formal action could be taken.

Rather than advancing the amendment at this meeting, the item was deferred to allow for further internal review and consultation with council. No final recommendation or vote was recorded on the merits of the rezoning request at this time.

The outcome reflects the Commission's decision to postpone action on PLN-MAR-25-00017 pending that additional review and council input.

Revisions to Article 23A-10 for the Economic Development (ED) Zone

5:17

The Commission took up agenda item PLN-ZOTA-24-00006, a proposed text amendment to modify the Economic Development (ED) Zone under Article 23A-10.

Key speakers on this item included Lauren Nichols, Mr. Forester, and Mr. Wilson. The discussion centered on a text amendment that would revise the regulations governing the ED Zone; however, the item was not advanced for a final decision at this meeting. The amendment was postponed in order to allow additional time to finalize language that would be agreeable to all relevant stakeholders.

No further details regarding the specific nature of the proposed modifications, the concerns raised by stakeholders, or the points of contention in the draft language were provided at this stage of the proceedings.

Outcome: The item was deferred pending the resolution of outstanding language issues with stakeholders.

Dailey Homes, LLC Zone Map Amendment

Agenda Item: PLN-MAR-25-00018 2:16:34

The Commission took up a petition filed by Dailey Homes, LLC requesting a zone map amendment that would reclassify a parcel from Single Family Residential (R-1B) zoning to Mixed Low Density Residential (R-2) zoning.

Key speakers on this item included Jeremy Young, Mr. Owens, and Mr. Michler. The discussion centered on the proposed increase in allowable density that would accompany the rezoning, as well as potential environmental impacts associated with the change. Concerns were raised regarding the implications of transitioning from the more restrictive R-1B single-family designation to the R-2 mixed low density classification, which would permit a broader range of residential uses and higher density development on the affected property.

Participants debated the appropriateness of the requested zone change in the context of the surrounding area, with density and environmental impact identified as the primary points of contention during the hearing.

The Commission ultimately voted to approve the zone map amendment petition.

Samuel H Bryan, Tract 8 (Carnes Property) Development Plan

Case No. PLN-MJDP-25-00065 2:17:07

The Commission took up the preliminary development plan for the Samuel H Bryan, Tract 8 property, commonly referred to as the Carnes Property. The proposal centers on the construction of 41 townhomes along with a future road connection serving the development.

Key participants in the discussion included Cheryl Gallt, Mr. Michler, and Mr. Owens. The presentation outlined the scope of the development plan, including the townhome layout and the planned road connection intended to provide future access or connectivity for the area.

During deliberations, commissioners and speakers raised concerns on two primary fronts:

• Parking: Questions were raised regarding the adequacy of parking provisions for the proposed 41-unit townhome development, reflecting common concerns about whether the plan sufficiently accommodates residents and guests.
• Environmental impact: Environmental considerations were also brought forward as a point of discussion, though the structured data does not detail the specific nature of those concerns.

Following the presentation and debate, the Commission voted to approve the preliminary development plan.

Waiver for Minimum Intersection Spacing

Agenda Item: PLN-WAV-25-00007 2:17:37

The Commission took up a waiver request for minimum intersection spacing, designated as PLN-WAV-25-00007, with discussion centering on traffic flow and connectivity considerations.

Key speakers on this item included Chris Chaney and Mr. Michler, who participated in presenting and discussing the waiver request. The conversation focused on the implications of allowing an intersection spacing that falls below the minimum standard established by ordinance, with traffic flow and connectivity identified as the primary topics of debate.

The Commission ultimately approved the waiver request.

*Note: Additional detail regarding specific arguments made, concerns raised, or conditions attached to the approval was not available in the source materials for this item.*

Subtext Acquisitions, LLC Zone Map Amendment

3:28:13

The Commission took up agenda item PLN-MAR-25-00022, a petition submitted by Subtext Acquisitions, LLC requesting a zone map amendment to a Neighborhood Business (B-1) designation. Key speakers during the discussion included Ryan Boehm and Bruce Simpson.

The presentation and debate centered on themes of community collaboration and preservation, which were highlighted as central considerations in evaluating the proposed rezoning. No additional details regarding the specific property location, current zoning designation, or the nature of the proposed use were provided in the record summarized here.

Following discussion, the Commission approved the zone map amendment.

Subtext Acquisitions, LLC Development Plan

Agenda Item: PLN-MJDP-25-00068 3:28:49

The Commission took up the development plan submitted by Subtext Acquisitions, LLC, which proposes a high-density mixed-use building. Key speakers during this agenda item included Ryan Boehm and Nick Nicholson.

The discussion centered on the community benefits associated with the proposed development as well as design considerations for the project. The mixed-use, high-density nature of the building was a focal point of the presentation and deliberation.

The Commission ultimately approved the development plan.

> *Note: The available structured data for this item is limited. For full details on the specific design elements discussed, concerns raised, and the complete scope of community benefits presented, viewers are encouraged to consult the meeting transcript or video beginning at timestamp 3:28:49.*