Planning commission weighs broad downtown master plan, sets consultant timeline

City planning staff told the Lexington-Fayette Urban County Planning Commission on Feb. 20 that the city will launch a formal downtown area master plan update intended to amend the 2045 comprehensive plan and guide future land-use decisions for the urban core.

"The downtown area master plan is a direct response to the 2024 comprehensive plan, specifically placemaking policy 13," planning staffer Boyd Seve said during a presentation that recounted past urban renewal efforts and outlined the purpose of a new downtown framework. He said the project is intended to "guide future land use decisions, reinforcing a strategic and sustainable approach to downtown development for generations to come."

Commissioners pressed staff about the study-area boundaries shown on the draft map. Several members said the tentative map looked large and included extensive surrounding neighborhoods; staff emphasized it is a working framework and said the final boundary will be defined through data analysis and public engagement. "We're not telling the consultant that this is what you use," Seve said, noting the map was developed using historic fire-insurance mapping and will be refined based on outreach and technical work.

Why it matters: The last formal downtown plan the presentation identified as adopted in the 1960s; staff told the commission the city has grown substantially since then and that decisions about where to direct infrastructure and development hinge on an updated, city-endorsed plan. The timeline presented links the project to funding secured by Council Member Legree and to the planning commission's role in reviewing the plan as an amendment to the 2045 comprehensive plan.

Key details and next steps: Staff said an RFP for a consultant went out the prior week, closes March 14, and that a consultant should be on board by May. Staff expected the first public engagement to coincide with a downtown summer event in July; the consultant-led process may last up to 18 months. Seve said the consultant will lead outreach and refine the study area "based on data, community input, and planning best practices."

Commission discussion ranged from high-level goals—whether the plan should prioritize 24-hour housing, grocery access, arts and public space, and connectivity—to technical questions about the data types the consultant will analyze (transportation, housing, retail, population). One commissioner urged that the planning process start from desired downtown outcomes — "what needs to be happening down there" — rather than beginning with a preferred map. Others voiced concern that a very large study area could dilute focus on the downtown core; staff responded that starting broad preserves options and that the public engagement will help narrow or expand the boundaries.

Staff said council will play a role in securing infrastructure funding tied to plan recommendations and noted that neighborhoods with H-1 overlays will be explicitly considered to balance preservation and change. Seve listed sample objectives for the plan: strengthen connections between downtown and institutions such as the University of Kentucky and Transylvania University, support a people-centered mix of housing and public space, and encourage public–private partnerships that aim to enhance economic opportunity while limiting displacement.

What was not decided: No formal action or vote was taken at the meeting to adopt boundaries or select a consultant. Commissioners were asked to participate in public engagement and to provide feedback as the consultant is selected. Staff committed to keeping the commission involved through the outreach and review stages.

Ending: The planning commission did not set final study-area boundaries at the Feb. 20 meeting. Staff invited commissioners and the public to participate in the upcoming outreach and to submit questions; the RFP schedule and outreach milestones will determine the consultant's early work plan.