Planning commission recommends rezoning of three lots to expand Anderson Communities multifamily project; landscape-buffer variance postponed

Lexington-Fayette planning commissioners on June 2 recommended approval of a zone change to allow three small lots near the University of Kentucky to be added to an expanded Anderson Communities multifamily development, while postponing a related variance request for a landscape buffer.

Staff planner Mr. Young summarized the request, saying, “So this is a zone change request, and properties involved are 119 Burley Avenue, and 109 Simpson Avenue... 122 Simpson and 1104 Fern ... the request is to zone those properties R‑4 and to include them in a larger development plan, to expand an existing multifamily development.” He told commissioners staff agreed that the R‑4 zone and the “enhanced neighborhood” place type were appropriate but flagged concerns about site connectivity and stormwater.

Why it matters: the properties sit adjacent to an existing R‑4 development that has been largely student‑housing over the past 25 years. The applicant, Anderson Communities, told the commission the expanded project would shift many units from four‑bedroom student units into mostly one‑ and two‑bedroom apartments aimed at a broader rental market, including employees of the UK Medical Center and downtown businesses.

Applicant representative and attorney Mr. Murphy said the three lots the applicant seeks to rezone total “less than half an acre” and are being added to the larger parcel that already carries R‑4 zoning. Designer Tony Barrett and Dennis Anderson of Anderson Communities described plans for on‑site management, sidewalk connections through the site, and an internal loop for vehicle circulation. Murphy asked commissioners to recommend approval of the zone change while he and the developer continue redesign work on stormwater and sanitary sewer issues identified by staff.

Staff and several commissioners urged additional study before final development approvals. Mr. Young pointed to an existing stormwater basin near 109 Simpson and said the proposed building location raises stormwater management and connectivity questions, noting that Prospect Avenue is closed in places and that reconnecting through the site should be explored. He also highlighted a small variance application seeking to reduce a required 8‑foot landscape buffer to 3 feet along the border between 122 Simpson and 1104 Fern "to facilitate an additional three parking spots,” which staff recommended denying.

Commissioner Jonathan Davis moved to recommend the zone change (PLNMAR‑25‑00007). After discussion, the commission voted to recommend approval of the zone change 3‑2. A separate motion to postpone action on the variance (PLNMJDP‑25‑26) — moved by Mr. Nickel and seconded by Commissioner Jonathan Davis — passed unanimously; the commission also agreed to postpone final action on the broader development plan to allow the applicant to address staff comments.

What comes next: the commission’s recommendation advances the zone change to the Planning Commission/Urban County Council review process; the applicant must return with a revised development plan addressing stormwater, connectivity and design guidelines, and the variance remains under active review pending redesign work.

The commissioners and staff stressed that the rezoning covers only the three small lots the applicant requested; much of the larger tract already carries R‑4 zoning from earlier actions about a decade-plus ago. Members repeatedly urged the applicant to present revised plans that avoid the buffer variance where feasible, noting the variance would permit only about 27 linear feet (three parking spaces) of reduced buffer as described by the applicant.