[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6550036,"mediaKeyId","5418555-b417a3966f6b77d03f8e6383a309a219","parentId",5418555,"title","Consultants tell planning commission Blue Sky can grow — but capacity, slopes and utilities limit big projects","audioSeconds",3690,"startMs",46735,"endMs",3737000,"viewUrl","/Search/View?dp=1&key=5418555-b417a3966f6b77d03f8e6383a309a219&start=46&end=3737","thumbnailUrl","https://assets.pipeline.soar.com/5418555-b417a3966f6b77d03f8e6383a309a219/thumbnail_46735.jpg","articleUrl","/articles/6550036/Lexington-City/Fayette-County/Kentucky/Consultants-tell-planning-commission-Blue-Sky-can-grow-but-capacity-slopes-and-utilities-limit-big-projects","mediaUrl","https://secure.pipeline.soar.com/6550036-4cb5d23fb461b6a83bc58688e5924ec1/orig.mp4?Expires=1770424331&Signature=RdMo2HEn8qPFnzW4HS9CeBQKdT5YmHwQtc3Hnb1q53CZNlPdPKGpqBz~xSL6FBuRXQDndraGmceSYmpjKPfElNtpq1xT8eTp4LEfP8PPetbp83uAvjY1cPFWPFds0fVguVBNX9IDN1mrEd9l9XENy7h7fZi5JnuPnOleDLLZWG6HFfxN6vsnytuGXi-GzR-2SdpEmFXwF2CpTKufB77ms38mezFrmZDVQAo8gX3QuoZX2mdep68VLytn3EiUnmAn2WZfGrDeqDzY1-oP0LIq0dHPKEmK8SIop8E49D9BmbqnPS5COuc~Q96waIIJ-yugmaFE2yf3F7kKtry0xV-f4g__&Key-Pair-Id=KUT5TJCACFTXG","author","Lexington","date","2025-07-17T00:00:00Z","article","At a July 17 planning commission work session, city staff and consultants presented draft market and site findings for the Blue Sky Small Area Plan, saying the area is a functioning industrial district with roughly 140 businesses and about 1,100 jobs now — but that steep slopes, constrained utilities and limited contiguous land make it unlikely to attract many very large new facilities without public intervention.

The Blue Sky Small Area Plan is part of Lexington’s broader 2024 urban growth master plan. “We’ve been busy since March,” Senior Planner Eve Miller said as she opened the presentation, introducing the consultant team that includes TSW Design, Gresham Smith, Partners for Economic Solutions (PES) and Strategic Location Advisors (SLA). The consultants delivered market, transportation and site-capacity analyses to inform policy recommendations that staff will bring back in coming months.

The draft findings described a study area that developed incrementally from the 1970s into the 1980s, anchored by industrial operators including Elliott Services and auto auction uses. Matt McLaren, a site civil engineer with Gresham Smith, said the area shows about 130 vertical feet of elevation change between Athens‑Boonesboro Road and the stream that forms much of the northern boundary. “A lot of the site has kind of a 10% slope, which is fairly steep. Some are 20%,” McLaren said, adding that steep grades and the single existing culvert that connects the north and south parts of the site create access and grading challenges.

On utilities, consultants said the built area has a 12‑inch water loop and natural‑gas loops that serve existing uses, and that the Blue Sky Pump Station and a force main serve sanitary sewer in the area. The consultants said existing utility capacity is generally sufficient for “replace like for like” redevelopment but that heavier process industries could face constraints and that sewer improvements are being studied regionally.

PES market analyst Abby Ferretti summarized a one‑time May field survey of 103 buildings: roughly 140 businesses, an estimated just‑over‑1,000 jobs and about 852,600 square feet of building area within the study area. PES estimated about 65% of that space is industrial/flex and vacancy in this market was very low — less than 1% at the time of the survey. Ferretti said the UPS Freight parcel is about 37 acres with roughly 26 acres judged developable; the site has been vacant since a 2018 fire and ownership has changed since UPS sold the property.

Strategic Location Advisors’ Chuck Sexton stressed the practical tests corporate site selectors apply. “Fatal flaws are things that prevent companies from coming in more often than not,” Sexton said. He listed lack of contiguous, developable acreage, limited or uncertain utility capacity, and proximity to sensitive uses (schools, sports facilities) as examples. Sexton said that while Lexington’s labor market and transport access are attractive, Blue Sky carries multiple, practical constraints that make it a more likely candidate for small and medium infill or building‑by‑building reuse than for immediate large, greenfield industrial campus projects.

The consultants’ demand projections showed regional industrial growth over the next 20 years that could generate millions of square feet of new space; PES estimated Lexington might capture roughly 35–40% of regionwide industrial growth and that Blue Sky could realistically absorb 200,000–400,000 square feet over 20 years under the region’s baseline scenario.

Commissioners asked for clarity on employment counts, parcel ownership and whether reuse of CDOT millings or other recycled materials would be feasible. Staff and consultants said the plan will add more detailed site‑level technical analysis and stakeholder outreach, and that policy recommendations — such as incentives, public land acquisition, or targeted infrastructure improvements to address the culvert or sewer capacity — will be discussed in later drafts.

Next steps include continuing interviews with employers and residents, refining the market and infrastructure analysis, and bringing draft policy recommendations back to the commission in coming months.

","mediaType","Video","parentTitle","Lexington - Planning Commission Work Session - Jul 17, 2025","oneSentenceSummary","At a July 17 planning commission work session, city staff and consultants presented draft market and site findings for the Blue Sky Small Area Plan, saying the area is a functioning industrial district with roughly 140 businesses and about 1,100 jobs now — but that steep slopes, constrained utilities and limited contiguous land make it unlikely to attract many very large new facilities without public intervention.","taxTitle","Lexington City, Fayette County, Kentucky","taxId",5707,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6550021,"Planning staff outlines new final‑plan certification, waiver track and notice rules after council changes",271,3614405,3885985,"/Search/View?dp=1&key=5418555-b417a3966f6b77d03f8e6383a309a219&start=3614&end=3885","https://assets.pipeline.soar.com/5418555-b417a3966f6b77d03f8e6383a309a219/thumbnail_3614405.jpg","/articles/6550021/Lexington-City/Fayette-County/Kentucky/Planning-staff-outlines-new-finalplan-certification-waiver-track-and-notice-rules-after-council-changes","https://secure.pipeline.soar.com/6550021-e2cdc350c0e9a108be2b2bd10ec87bfb/orig.mp4?Expires=1770424331&Signature=lsVycfTNjgy1I4cQUolBBCf62NvScZ6zV4Mf~TdXnsgRYZpC0pm4xFmV~ovTKTCccyK-xtm1v1lcQD6fuI9bxPC96oiL-~2IU3z6w5QqjI5-p31lDf~MlvIGRacPOJYEcPrPUOiWDHIcHg9Xu6oxviTDDBSJU3T2bWqb~0LjGLkRBgOxdznjWVLJ0ZjdcUCs3ronRFyf2MIXcPgCBxHBHH5poWUy5mrB6D9D9csBe5LlVftHbJ1xmok8paY6Y7Kkos2ggD7l9YpX5q2SqXE~tI0FyQdWvEhFFGEUTvWQ-IADYowuMhRDx3c1G2EqnG-dI43oB~-o4kkDJnGYQsPrSw__&Key-Pair-Id=KUT5TJCACFTXG","At the July 17 work session the Division of Planning explained how Council‑adopted changes to the zoning and development process will affect applicants, reviewers and neighbors.

Tracy Wade from the Division of Planning described a new two‑track process for final development plans. If a final plan meets all objective standards and requires no waiver, staff and the technical review committee (TRC) will be able to certify the plan ministerially; the planning commission secretary will sign certified plans on the commission’s behalf. If an applicant requests a waiver or seeks a discretionary approval, the plan will go through the waiver application process and a hearing before the planning commission or the subdivision committee.

Wade said the TRC will continue to provide detailed, written comments and that the TRC meeting is an open, broadcast meeting. To address the commission’s earlier concern about public awareness, Wade said Council added new notice steps: (1) a sign posted on the property with the applicant’s name, a case number and a QR code that links to the Accela portal; (2) mailed informational notice to owners and occupants in a 250‑foot radius when a plan changes use from the preliminary application; and (3) mailed notice to owners/occupants and neighborhood associations when a waiver is requested, with letters to be sent at least 10 days before the public hearing.

Wade walked commissioners through process maps showing how an applicant with no waiver can proceed through TRC technical review, satisfy any required sign‑off from division reviewers and receive administrative certification. An applicant that needs a waiver will follow a longer process: file waiver in Accela, TRC review, subdivision committee and planning commission hearing. Staff said it will post new application checklists and a waiver application in Accela, produce sample notice letters and publish monthly reports listing certified development plans.

Commissioners raised concerns about public access to Accela — staff acknowledged the portal is primarily a development tracking tool which can be clumsy for first‑time users and said the division will provide a short how‑to video, and explore easier direct links from the posted QR signs. Staff also said it will create a separate waiver application type and consider fees for waivers, and will continue training TRC members to provide written evidence when raising a public‑health, safety or welfare referral to the commission.

Wade said the intent of the changes is to speed up routine certifications while preserving public notice and public hearings when applicants seek waivers or a change of use.

","Planning staff told the commission on July 17 that Council has adopted revisions to the development review process that create an administrative certification path for final development plans that meet objective standards and a separate hearing path for waiver requests and discretionary approvals.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6550026,"Staff proposes zoning text amendment to align city rules with state law on \"qualified\" manufactured homes",412,2721555,3134165,"/Search/View?dp=1&key=5418555-b417a3966f6b77d03f8e6383a309a219&start=2721&end=3134","https://assets.pipeline.soar.com/5418555-b417a3966f6b77d03f8e6383a309a219/thumbnail_2721555.jpg","/articles/6550026/Lexington-City/Fayette-County/Kentucky/Staff-proposes-zoning-text-amendment-to-align-city-rules-with-state-law-on-qualified-manufactured-homes","https://secure.pipeline.soar.com/6550026-c4f67a837f5d5df56f7b59d12dafae5a/orig.mp4?Expires=1770424331&Signature=cWBZLAQFAyPGkJGTcMQv2KOARS1s6Zl-jhVNXLT5wjnyuCPxqybQQT8t9U9FPWkt66YEJQDeFxSugMbc2cZl0~Si3qNTh7iuXDb7Nf-MEM0CISrb3hsi1bNfil7trWvHRrdygcYZ~5oIFj3McFKCIypH4qZqUxbMBIZU8E2oSjWPiNjQs5vA5o9Lh2Gb7RyMALF-eiHU5iC3UfzRblCZyjVDimtza6CDNp78jxV59UUJA7cP1quutcKVQqfmNUPD3pXwPUGX33F3xQgncsOXtM-4ZDdmqOVL2fHzdwtRuTVxLrFSJzi3mYK5Ks0liXdJ1MV~bPhQBHHL7yRwCNX94g__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff outlined a proposed zoning text amendment on July 17 to align local rules with House Bill 160, a state law that creates a new definition of “qualified manufactured home” and limits how local governments may treat such units.

\"This is an act that relates to manufactured homes, specifically how local governments can and can't regulate them,\" planning staff member Daniel Crum told commissioners. Crum said the state law establishes a definition of a qualified manufactured home and requires that if a manufactured home meets the qualifications local governments may not treat the unit differently from other single‑family residential dwellings.

Crum explained the statutory distinctions: units built before the 1976 HUD standard are typically called mobile homes; factory‑built homes after 1976 are manufactured homes. The state’s “qualified manufactured home” definition cited in the briefing includes several criteria: the unit must have been installed within five years of its construction, be affixed to a permanent foundation, and meet size thresholds (the state text referenced a minimum of 20 feet in width and greater than 900 square feet, while allowing exceptions where lot size precludes those dimensions).

Under the staff proposal, the city would split out manufactured homes from the older mobile home definition, classify “qualified manufactured homes” as permissible in single‑family residential zones where site‑built homes are allowed, and continue to permit non‑qualified manufactured units primarily in the mobile‑home park (M1P) zone and limited special cases. Crum emphasized that private deed restrictions and homeowners associations remain enforceable: the state law does not override private covenants.

Commissioners asked whether the change would allow multiple manufactured homes on a single lot or permit chassis‑on units; staff said the amendment would not change one‑principal‑dwelling‑per‑lot limits and that the “qualified” definition requires units to be affixed to foundations. Several commissioners and commenters said the change could increase affordable housing options if the units are used as foundation‑attached, modern manufactured housing.

Crum told the commission staff could initiate the city ordinance amendment at the commission’s next meeting and begin the public docket in August with committee review in September and formal action next year; he said the city must implement state requirements before the statutory deadlines and staff expects to complete the amendment by 2026.

","At the July 17 work session planning staff explained House Bill 160 and proposed redlined zoning changes to treat state‑defined \"qualified manufactured homes\" the same as single‑family homes in residential zones; staff plans to initiate text amendment review at the commission soon.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6550031,"Staff reports downtown master‑plan outreach; consultant MKSK on contract for $495,075",133,2421470,2554705,"/Search/View?dp=1&key=5418555-b417a3966f6b77d03f8e6383a309a219&start=2421&end=2554","https://assets.pipeline.soar.com/5418555-b417a3966f6b77d03f8e6383a309a219/thumbnail_2421470.jpg","/articles/6550031/Lexington-City/Fayette-County/Kentucky/Staff-reports-downtown-masterplan-outreach-consultant-MKSK-on-contract-for-495075","https://secure.pipeline.soar.com/6550031-fc674b8251b6480407da09dc90bcf5d2/orig.mp4?Expires=1770424331&Signature=SY96Rx24TADtaEiogh1KRKd-tuM-8qFbuixHHjZ0vYWIIpEbWHz1icI55Giy8-xmFmFWMtNXXUz0U-YcPBQv9GfDLxiDJZ5Z6NNevqnYbqPhPrslT-FwAcZDywVSluK1PJToaVJqBhcpbJniBgMJNkRbbDGCN2E17k3MwjdmXh6~wOGLWN3ZUjFazUSteAn0gnPZW9qJ5DaDkcOTfSiPJLVSSrIDlkavFWRrQNCAFAgdxFuHX4F0kmp4PFtw42vx-YbnRaDcmyz3sshEuThmd9HiuxtyzeKvJ2AZly5ZEiSZ29pEbz1CWPOMWTvj7AfNf1EpBPGvB7YVElBLaD4D9Q__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff reported on July 17 that outreach for the Downtown Area Master Plan has begun and that MKSK has been selected as the lead consultant.

\"Council allocated $500,000 towards this project,\" planning staff member Boyd told the commission, and the consultant fee reported to the commission was $495,075. Staff signed the contract with MKSK on May 16 and said the consultant team has already started land‑use assessment and a housing and market analysis.

As part of early outreach, staff and the consultant held pop‑up events on July 4 in Tandy’s Park and on July 5 at Castlewood Park. Boyd said the July 4 web launch and pop‑up drew 276 website visits and 123 paper surveys at Tandy’s Park; Castlewood Park produced another roughly 55 paper surveys in three hours. Staff said the project website is downtownlexplan.com and asked commissioners and residents to share the link and attend upcoming stakeholder sessions.

Boyd outlined next steps: a stakeholder meeting the week of Aug. 11 (staff noted a food and beverage–industry evening event on the weekend to reach operators that typically work nights), project advisory committee meetings the week of Aug. 11–12 and a continuing housing and market analysis. The project team also plans to calibrate engagement materials based on feedback from the initial events.

\"We had a diverse group of people who showed up,\" Boyd said, and he urged commissioners to encourage participation and to use the site to sign up for meetings.

","Planning staff told commissioners the downtown area master plan consultant MKSK is on board and outreach has begun: July 4 events drew hundreds of website visits and more than 170 paper surveys across two days; Council allocated $500,000 and the consultant fee is $495,075.","actionData","errors"]

Article not found

Consultants tell planning commission Blue Sky can grow — but capacity, slopes and utilities limit big projects

Planning staff outlines new final‑plan certification, waiver track and notice rules after council changes

Staff proposes zoning text amendment to align city rules with state law on "qualified" manufactured homes

Staff reports downtown master‑plan outreach; consultant MKSK on contract for $495,075