Planning Commission: APPROVED

Council: ADOPTED (6.27.24)

THE TIME FOR ZONING REFORM IS NOW.

Lexington's residential landscape has been predominantly characterized by a development pattern centered on vehicle-dependent single-family detached housing. This pattern has resulted in disconnected residential areas that are not walkable and do not integrate retail and job opportunities. Similarly, Lexington’s commercial landscape has been shaped by sprawling areas that heavily rely on cars, leading to decreased walkability and challenges for public transit.

The existing zoning regulations in Lexington have dictated these development patterns. Without modifications, these regulations will remain misaligned with the community's aspirations for walkable, less car-dependent neighborhoods. This vision, expressed during numerous public input sessions for the Comprehensive Plan, can only be realized through substantial updates to Lexington’s zoning code.

The purpose of these Zoning Ordinance text amendments is to connect people to places, to jobs, and to each other through compact and thoughtfully designed development that allows for the appropriate mixing of residential and commercial uses. This is smart, sustainable growth for Lexington.

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In short,

What are the changes?

The text amends three residential zones (R-2, R-4, and R-5), which have been underutilized and will play a significant role in allowing greater development of missing middle housing types. The text will also better differentiate Lexington’s two most common commercial zones (B-1 and B-2) by offering more appropriate uses for both neighborhoods and areas along Lexington’s major roadways. Finally, the text creates a new zone that will promote residential density and enhance transit on identified corridors. This text amendment also identifies density bonuses for affordable housing throughout Lexington.  

Why are the changes important?

While the Zoning Ordinance has been modified over time, the document is still largely reflective of when it was originally written: 1983. This text amendment is key to implementing the important recommendations that Lexingtonians called for during both the 2018 Comprehensive Plan and the 2023 Comprehensive Plan. It allows for infill and redevelopment, while considering the historical context that surrounds it, it promotes compact and mixed-use development that is walkable and bicycle friendly, producing a more environmentally and fiscally sustainable community, and it provides incentives to affordable housing builders to construct more housing for those in our community who struggle the most to find adequate and safe housing.  

Hal Baillie, Principle Planner

“The past three years have been intense; we’ve had a lot of disconnectedness. There’s been a lot more movement, people being outside, interacting with out public spaces and with each other in a safe way. We would like to keep carrying that through, having interconnected neighborhoods that allow people to move across places and spaces while also creating the most equitable solutions.”

CURRENT RESIDENTIAL ZONING ​

RESIDENTIAL ZONING ​ACCORDING TO THE ZOTA

Mixed Low Density Residential (R-2) zone​

  • Missing Middle Housing Options​

  • Adjusted setbacks ​

  • Modified Height Restrictions​

Medium Density Residential (R-4) zone​

  • Adjusted setbacks ​

  • Modified Height Restrictions​

  • Additional Conditional Uses​

  • Required Variation in Housing Type

High Density Residential (R-5) zone​

  • Adjusted setbacks ​

  • Modified Height Restrictions​

  • Additional Conditional Uses

Frequently Asked Questions…

  • This is a large text amendment. Some of the changes will take years before Lexington see the benefits (the Corridor Node zone), but some will be seen faster (the shifts in the Neighborhood Business zone). However, what is important is that we establish a blueprint for more sustainable development patterns. If we are going to ensure that future development for the proposed expansion areas is fiscally, environmentally, and socially sustainable, the Zoning Ordinance must be modern and reflective of the City’s current challenges.

  • The Division of Planning has met with dozens of stakeholders and community groups to gather input on the ZOTA. A focus group was assembled to provide guidance and feedback to the early drafts of the text. Staff has also worked collaboratively with commercial property owners to ensure their developments are not negatively impacted, while also ensuring the changes will still address the community’s future growth needs and the goals of the Comprehensive Plan.

  • You can be present and speak at the public hearing on December 14th, 2023, at 1:30pm or you can leave a comment on this page that will be shared with the Planning Commission as part of the hearing record.

  • These changes are representative of emerging national best practices in urban planning as well as reflective of what peer cities (are there truly any peers to Lexington?) like Ann Arbor (MI), Chattanooga (TN), Louisville (KY), Greensboro (NC), Minneapolis (MN), are doing.

  • No. This ZOTA is aimed at modernizing our zoning regulations for future development applications.

  • The ZOTA attempts to address Lexington’s long term housing needs in the following ways:

    1. By allowing housing to be built in zoning categories where it has previously not been allowed (B-1 and B-3 Zones).

    2. By allowing missing middle housing types (up to 8-plexes) in zoning categories where it has previously not been allowed (R-2 Zone).

    3. By providing regulatory incentives to build affordable and workforce housing.

  • The density bonus will be regulated via deed restrictions to the City the same way similar projects are governed when receiving affordable housing funds.

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