Developers seek to rezone Patch and Wilkes Farm for new Kroger marketplace

The Lexington Planning Commission convened on July 10, 2025, to discuss a significant rezoning proposal for a portion of the Patch and Wilkes Farm located at 1811 Winchester Road. The applicant is seeking to rezone approximately 30 acres of the property, which currently features two zoning classifications: a B-1 zone with conditional restrictions and an R-3 planned neighborhood residential zone. The proposed change aims to establish a B-6P zone to facilitate the construction of a development centered around a Kroger marketplace.

The meeting began with a presentation outlining the applicant's request to remove existing conditional zoning restrictions associated with the B-1 zoning while retaining this designation along the corridor. The staff emphasized the need to evaluate the proposal against the comprehensive plan and the place builder review process. The applicant's initial request included a variance, which has since been withdrawn due to updates in the development plan.

The discussion highlighted the historical context of the property, noting that zoning changes occurred primarily in the early 1990s and again in 2004. The area was originally designated for residential development, which influenced the conditional zoning restrictions that mandated a mixed-use development. The current proposal seeks to shift the focus from a neighborhood center to a larger regional center, aiming to serve a broader area rather than just the immediate neighborhood.

Staff reports indicated that while the proposed B-6P zoning aligns with the regional center designation, further justification and modifications to the development plan are necessary. The commission reviewed the layout of the proposed development, which includes out parcels along the roadway, and discussed the implications of the lack of pedestrian connectivity along Winchester Road, which is slated for a corridor study.

Overall, the meeting underscored the complexities of balancing development needs with existing zoning regulations and community expectations. The commission will continue to evaluate the proposal, with further discussions anticipated in future meetings as the project progresses.