lexington distillery district improvements program feasibility study

Lexington-Fayette Urban County Government (LFUCG)

Lexington Distillery District Improvements ProgramFeasibility Study Lexington, Kentucky

Final Report

June 2013

Lexington Distillery District Improvements Program Feasibility Study, Lexington, KY

AcknowledgementsStrand Associates, Inc.®, MKSK, LandStory, Cultural Resource

Analysts, Inc., Third Rock Consultants, LLC, EHI Consultants, and

Public Art Consultants Todd Bressi and Stacy Levy would like

to convey our many thanks and appreciation to those individuals

who contributed their time, knowledge and support in helping

shape the development of this Distillery District Feasibility Study.

Mayor

Honorable Jim Gray

City Council

Linda Gorton, Vice Mayor

Chuck Ellinger, At-Large

Steve Kay, At-Large

Chris Ford, District 1

Shevawn Akers, District 2

Diane Lawless, District 3

Julian Beard, District 4

Bill Farmer, Jr., District 5

Kevin Stinnett, District 6

Jennifer Scutchfield, District 7

George Myers, District 8

Jennifer Mossotti, District 9

Harry Clarke, District 10

Peggy Henson, District 11

Ed Lane, District 12

Tom Blues (Former Councilman)

LFUCG Project Management

Bob Bayert, P.E., Project Manager

Technical Advisory Committee

Stakeholder Committee

Public Participants

Survey Respondents

Special thanks to all citizens, area property owners, and design workshop particpants.

Consultant Team

Strand Associates, Inc.®

MKSK

LandStory

Cultural Resource Analysts, Inc.

Third Rock Consultants, LLC

EHI Consultants

Todd Bressi/Stacy Levy -Public Art

James E. Pepper Dis t i l l e ry -1936

Lexington Distillery District Improvements Program Feasibility Study, Lexington, KY

INTRODUCTION

PHYSICAL CONDITIONS INVESTIGATION AND SITE ANALYSIS

DISTILLERY DISTRICT PUBLIC IMPROVEMENTS PROGRAM

RECOMMENDATIONS AND IMPLEMENTATION STRATEGIES

• Purpose and Intent

• Area of Study

• Process Summary

• Public Involvement Summary

• Goals and Objectives

• Existing Land Use

• Existing Physical Conditions

• Architectural Quality

• Summary of Environmental Process

• Neighborhoods

• Existing Corridor

• Analysis and Findings

• Defining Principles

• Alternatives Analysis

• Additional Improvement Considerations

• Stream Enhancements

• Public Space

• Public Art

• Recommended Plan

• Considerations for Implementation

• Funding

• Phasing and Implementation Strategy

Table of Contents

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PageEXECUTIVE SUMMARY• Executive Summary ..................................................................................................................................................................................................................................4-5

Lexington Distillery District Improvements Program Feasibility Study, Lexington, KY4

Executive SummaryThe Distillery District Improvements Program offers a unique

opportunity for Lexington-Fayette Urban County Government

(LFUCG) to cost-effectively reinvest in an underutilized area of

the City that possesses many unique attributes and hidden

community assets. This often overlooked corridor supported

Lexington’s early industrial beginnings and is home to adjacent

neighborhoods, such as Irishtown and Melrose-Oak Park, that

bring relevant history that should not be lost or forgotten. The

Executive Summary provides a brief overview that highlights

the study findings while summarizing key recommendations for

LFUCG to consider in supporting both short-term and long-term

needs of the Distillery District Tax Increment Financing (TIF)

initiative.

Area of Study

The total length of the Manchester Street corridor through the

project area is just less than one mile and consists of two

distinct sections (East District and West District) created by

the Norfolk Southern (NS) rail line, which forms a very defining

physical divide. The study area includes properties located along

the corridor and considers adjacent neighborhoods in respecting

the relative sensitivities and concerns from the future corridor

redevelopment initiative.

Summary of Corridor AnalysisFrom its unheralded beginnings in the late 1700s to its industrial

growth in the 1800s and 1900s, the Manchester Street corridor

has experienced considerable change throughout its history.

Iconic structures such as the Old Tarr and Pepper Distilleries still

remain along with the first vestige of Town Branch Creek located

downstream of the Central Business District. However, through

this change, public investment in essential infrastructure has

not kept pace, which in-turn has taken its toll on the corridor

through a lack of tangible redevelopment and enhancement of

existing building stock. Once vibrant neighborhoods that flanked

the corridor have also deteriorated as other areas of the City

have seen growth and prosperity.

In assessing the causes and potential solutions, attention to

Quality of Place holds the key to revitalization of this once

contributing area of the City. As evidenced by the evaluations

and findings of this study, many infrastructure-related deficiencies

contribute directly to the current conditions that exist within

the District from drainage and sewerage facilities to walkable

pedestrian-friendly streets. The analysis of the existing corridor

provides clear evidence that investment in public infrastructure

is a fundamental need with or without the District Initiative.

Furthermore, the scale and complexity of the many challenges

identified herein support the public/private partnership approach

envisioned by the TIF District infrastructure modernization

strategy.

Defining Principles

The development of the proposed initial trail, roadway, and

streetscape improvements is an important inducement to private

sector developers, business interests, and investors alike. The

expectation that public investment can incentivize subsequent

private investment is supported by a multitude of local and

regional examples where basic services and amenities already

exist and other barriers, risks, and disincentives to private

investment can be overcome without further public participation.

The ultimate restoration and repair of the Manchester Street

Corridor, Town Branch Creek, and the neighborhoods that

define the Distillery District will occur through an evolving

series of public and private initiatives that shape the character

and quality of the District’s public realm and provide required

improvements, services, and amenities over many years.

The defining principles identified with this study are intended

to inform future decisions and guide public policy regarding

current and future investment. They were developed as a

result of public comments and advisory committee involvement.

These principles are reflected within a conceptual framework

plan that supports the TIF applicant’s desired program of land

uses while establishing guidelines for a future network of public

infrastructure, neighborhood parks, and open space that respond

to the aspirations of area residents and comments received

from local stakeholders and the general public. These guiding

principles were condensed into five defining goals and objectives

for the Distillery District Improvements Program as follows:

1. Adopt infrastructure strategies that are context and neighborhood-sensitive.

2. Leverage public investment for restorative potential.3. Enhance the local environment through sustainable planning

and design strategies.

4. Promote transit-oriented complete streets for a more compact and walkable corridor.

5. Use collaborative approach to build consensus for improvements to the public realm.

Recommended PlanThe Recommended Plan for implementation is Alternative No. 3

- Manchester Street and Pepper Trail as shown on the following

page. The benefits of this alternative include high visibility of

the trail in the commercial East District area, active engagement

with Town Branch Creek in the West District through Pepper

Distillery, and direct connectivity to both Irishtown and Melrose-

Oak Park neighborhoods. For a more detailed discussion of

the Recommended Plan and related implementation support

stategies, please turn to page 55.

Considerations for ImplementationThe Feasibility Study evaluation has outlined a variety of

infrastructure-related needs to support the intended

Distillery District Program. Through this evaluation, important

considerations were also identified that add complexity to the

approach for implementation of major capital roadway and trail

improvements. These include:

• Nonconforming interim redevelopment activity.

• Extreme floodplain encumbrance in the West District.

• Required rehabilitation and upgrades for public utility services.

• Limited availability of sewer service in West District.

• Pending consent decree trunk sewer remedial measures.

• Need for unified approach to stream revitalization.

• Corridor character negatively impacted by truck traffic.

• Lack of functional civic space.

• Advanced deterioration of historic Pepper Distillery Buildings.

• Outreach with neighborhoods and need for stabilization efforts.

• Requirements for easements and property acquisition.

The list of items noted above is not intended to be all-inclusive,

but instead a list that is representative of the unique challenges

the Distillery District faces. Experience suggests that many of

these issues extend well beyond the normal purview of the

private sector. As such, leadership in addressing these challenges

should be carefully considered by LFUCG in formulating its

strategy to adequately support the TIF District initiative.

Phasing and Implementation StrategyInitially, LFUCG’s role can be best served by providing solutions

to challenging questions that deter private sector investment

and entrepreneurship. The Priority Early Action Items outlined below represent needs that go beyond the normal scope of the

private sector due in large part to their complexity resulting from

interrelationships with the public realm. The Action Items have

been listed individually for ease of understanding; however, they

are collectively intertwined and should be considered together as

one moving forward. Their interrelationships and importance are

further illustrated as follows:

• Street/Trail Preliminary Plan – Supports identification of Phase 1 implementation – Aids utility companies in planning for future facilities. – Guides planning for interim redevelopment initiatives.

• FEMA Floodplain Update – Supports analysis of stream restoration alternatives. – Informs placement decisions for West District sewer system. – Determines adequacy of existing and proposed bridges.

• Utility Service (Partnering Initiative) – Outlines coordination required with public improvements. – Elevates understanding of cost and accountability for upgrades. – Supports seamless final design for roadway corridor.

• Sanitary Sewer Service (Implementation Plan) – Melds Remedial Measures plan with corridor improvements. – Unifies West District Sewer Solution with street/trail plan. – Resolves conflicts with stream revitalization planning.

• Stream Revitalization (Watershed-Based Plan) – Outlines potential strategies to reduce flooding. – Informs public improvement opportunities for Town Branch. – Provides basis for opening lower reach of culvert systems.

Recognizing investment in implementation is an important objective

for the District, the collective product of these tasks will bring

added confidence in direction with the private sector, while

serving as a checkpoint for LFUCG to assess how best to move

forward with subsequent involvement. While certain priority items

may take up to 24 months to fully complete, preliminary feedback

should be evident in all priority areas within 9 to 12 months to

help guide investment of remaining initial project funding.

Distillery District Conceptual Framework Plan “Birds Eye View”

Infrastructure Element Milestone 1 Milestone 2 Milestone 3 ObjectiveProjected Duration

Estimated Budget

Street/Trail Preliminary PlanInitiate 30% Design for Preferred Street/Trail Alternative

Establish MOA with Developer(s) for Targeted Public Investment

Request Construction Funding and Pursue Early Action Items to Improve Corridor Character

Align Developer(s) Initiatives with Phase I Improvements Program

6-9 mo. $200,000

FEMA Floodplain UpdateComplete Town Branch Watershed Hydrologic Study

Perform Updated Floodplain Analysis of Stream

Request FEMA Review and Concurrence

Floodplain Map Revision/Increase Redevelopment Potential in West District

18-24 mo. $400,000

Utility ServiceInitiate Utility Company Summit and Establish Partnering Relationship

Facilitate Needs Assessment and Define Upgrade Requirements

Formalize MOAs for Service Upgrades/Improvements

Utility Companies Commitment to Service Improvements

9-12 mo. $25,000

Sanitary Sewer ServiceAuthorize Study of Sewerability Alternatives

Adopt Implementation Cost Sharing Plan with Developer(s)

Integrate Recommendations with Remedial Measures Program

Implementation Plan for Sewer Service

6-9 mo. $25,000

Stream RevitalizationAuthorize Watershed Based Plan to Support Revitalization Initiative

Pursue Funding Opportunities for Targeted Stream Improvements

Outline Program of Improvements to Town Branch

Commission Design for Stream Restoration

18-24 mo. $175,000

Priority Early Action Item Recommendations

Lexington Distillery District Improvements Program Feasibility Study, Lexington, KY 5

Alternative No. 3 - Manchester Street and Pepper Trail (Recommended Plan)

Opinion of Probable Cost

East District

Description QTY Unit Cost Total CostRoadway 2,130 $ 1,015 $ 2,161,950 Streetscape 2,050 $ 710 $ 1,455,500 Off-Road Trail 0 $ 250 $ - Railroad 85 $ 500 $ 42,500 Stream Restoration 0 $ - $ - Env. Remediation 1 $ 50,000 $ 50,000 ROW Acquistion 0 $ - $ - Public Art/Amenity 1 $ 300,000 $ 300,000

West District

Description QTY Unit Cost Total CostRoadway 3,240 $ 1,285 $ 4,163,400 Streetscape 2,920 $ 720 $ 2,102,400 Off-Road Trail 1,450 $ 400 $ 580,000 Railroad 120 $ 1,570 $ 188,400 Stream Restoration 1,200 $ 250 $ 300,000 Env. Remediation 2 $ 125,000 $ 250,000 ROW Acquisition 1 $ 170,000 $ 170,000 Public Art/Amenity 1 $ 220,000 $ 220,000

Subtotal $ 11,984,150 Professional Services $ 1,797,700

Contingency $ 2,396,900 Total $ 16,178,750

Typical Section

1Evaluation Scale

5 MoreLess

Evaluation Criteria

Implementable• Cost

• Land Acquisition

• Environmental Impacts

Quality of Life/Quality of Place

• Integration of Creek and Trail

• Safety

• Neighborhood/Cultural Sensitivity

Catalytic Impact

• Public Support

• Other Initiatives

• Market Need

Legend - Town Branch Creek Trail

Roadway Improvements

Streetscape

Public Pedestrian & Bicycle Trail Improvements

Private Pedestrian & Bicycle Trail Improvements

Key Notes:

Significant Property Acquistion RequiredFurther Environmental Investigation RequiredProvides Creek/Trail InteractionProvides Trail Connection to Neighborhood

Private Sidewalk for Outside Cafes

1

2

3

4

Town Branch Creek

1

41

2

4

1 2 3

4

Existing

Proposed


IntroductionThe Lexington-Fayette Urban County Government (LFUCG)

comissioned the Strand Team to complete a feasibility study for

streetscape and trail improvements between Oliver Lewis Way

and Forbes Road along the Manchester Street Corridor. The

resulting program outlined through this study is intended to help

support revitalization efforts for the corridor as part of the larger

Lexington Distillery District (District) initiative. The study area is

located within downtown Lexington, Kentucky, near its early

beginnings at McConnell Springs and is steeped in history with

a number of historical landmarks located along Town Branch

Creek on which Lexington was originally settled. This area

also offers a rich history of the City’s industrial beginnings that

includes a currently active rail yard and the former James E.

Pepper Distillery, which is slated for redevelopment as part of

the Distillery District Revitalization initiative.

Purpose and Intent

The Lexington Distillery District project is a visionary initiative

proposed by developer Barry McNees to redevelop the once

burgeoning Manchester Street Corridor into a vibrant mixed-use

district. To help support this initiative, the developer and LFUCG

have jointly proposed a Tax Increment Financing (TIF) District

to help fund certain elements of required public infrastructure

improvements. The TIF district funding mechanism allows the

taxing jurisdiction to pay for public improvements from future

additional tax revenues the district generates as a result of the

improvements. In October 2009, the Commonwealth of Kentucky

approved the District TIF request, which led to initiation of this

study.

In support of the developer’s redevelopment initiative, LFUCG

also approved a $2.2 million bond issue in December 2009

for public infrastructure improvements within the District to help

serve as a stimulus. The purpose of this feasibility study is

to aid LFUCG in better understanding the scope of required

public improvements so that informed planning decisions can be

made regarding the City’s proposed investment in the corridor.

The recommendations of this feasibility study are guided by the

knowledge and opinions of LFUCG staff, outside agencies, and

a wide range of public and private stakeholders. This initiative

is intended to help guide LFUCG in making capital investment

decisions that are aligned with the City’s goal to maximize its

return on investment. In addition, the plan is intended to achieve

the following objectives:

• Implement a study approach that supports the potential for future federal funding.

• Enhance the District connectivity while remaining sensitive to neighborhood concerns.

• Evaluate alternative alignments and typical sections for roadway and trail improvements

• Provide an overall opinion of probable cost to help in evaluating alternatives.

• Coordinate study recommendations with the adjacent Rupp Arena and Arts and Entertainment District findings.

• Determine a recommended alternative with phasing and implementation strategy.

• Establish public infrastructure framework that supports private-sector investment along the corridor.

Area of Study

The total corridor length of the project area is just less than

one mile and consists of two distinct sections created by the

major north/south Norfolk Southern (NS) rail line, which forms a

very defining physical divide:

• East District: An area approximately 2,125 feet from the intersection of Oliver Lewis Way to the Norfolk Southern railroad overpass on Manchester Street.

• West District: An area approximately 2,950 feet from the Norfolk Southern railroad overpass on Manchester Street to beyond the Pepper Distillery property on Manchester Street to South Forbes Road.

The study area includes properties located along the corridor

and considers adjacent neighborhoods in respecting the relative

sensitivities and concerns from the future corridor redevelopment

initiative. The current width of the right-of-way for Manchester

Street varies along the corridor, with the majority of the

right-of-way being less than 50 feet.

Process Summary

The planning process for the Lexington Distillery District

Improvements Program (LDDIP) Feasibility Study involved a

comprehensive approach with input gathered from a number of

public meetings, stakeholders, and related research over a two-

year period. The project included four major phases:

• Planning Services

As part of the planning services, a tailored scope was

developed to meet the feasibility study goals and objectives.

Planning related services also included facilitation of project

information sessions with key permitting and potential funding

agencies.

• Site Inventory, Research, and Analysis

The Strand Team collected existing information relative to the

study area including current aerial photography, topography,

property ownership, utilities, proposed development plans,

and future trail improvement plans. Meetings with key

stakeholders including key developers, property owners, and

utility representatives were held to learn about future planned

improvements and to obtain input related to the planning,

design, and implementation of the LDDIP. Multiple site visits

allowed the planning team to gather information and research

the corridor to gain a greater understanding of the existing

physical conditions along with site constraints and opportunities.

• Alternatives Analysis

The site inventory, research, and analysis helped in the study

and development of various alternative alignments and typical

sections for Manchester Street and the Town Branch Trail.

These alternatives considered corridor opportunities while being

sensitive to other issues and concerns identified through the

structured outreach initiative. The alternatives were reviewed at

a public meeting and a decision-making matrix was developed

to evaluate the options and assist with selection of a preferred

plan for implementation.

• Recommendations and Implementation Strategies

A project of the scale and complexity as the Distillery District

Public Improvements Program includes many overlapping

considerations between both the public and private sectors.

To foster the cooperative dialogue needed to address these

common interests, recommendations and implementation

strategies are outlined to help move the public infrastructure

program forward in a logical fashion that compliments each

party’s respective objectives. Priority Early Action items

were outlined with various support strategies for both public

infrastructure and private development interests.

Public Involvement Summary

Effective communication between the project team, LFUCG staff,

and various stakeholder groups was essential for this feasibility

study to develop in an organized manner and meet the wide

range of concerns represented by various interests. Working

with the adjacent business owners and area residents was

deemed a critical and vital component to this planning initiative.

A comprehensive public involvement approach was planned to

gain feedback from the following traditional and nontraditional

stakeholders as design alternatives were explored, including:

• Neighborhood Group Meetings

Separate project information meetings were held in the Irishtown,

Melrose-Oak Park, and Speigle Heights neighborhoods. These

meetings were conducted to address the needs of those

residents most directly affected by the redevelopment

initiative. The neighborhood groups addressed

current concerns within their community and the

Manchester corridor in general, concerns about

the proposed development, and hopes for what

redevelopment could mean to the area.

• Other Corridor Stakeholder Meetings

In addition to the adjacent neighborhood groups,

there are several other key corridor stakeholders.

These stakeholders include groups such as the

developer, utility companies, RJ Corman Railroad

Company, and Vulcan Materials. The consultant

team met with these stakeholders to understand

their concerns and future plans.

• Public Workshops

Workshops were conducted that incorporated a visioning

component including activities based on audience involvement

to actively engage them in the process. Topics included

opportunities and constraints as well as sustainable design

strategies. Alternatives were presented at a public meeting with

opportunity for feedback. Surveys were also used to facilitate

input.

• Advisory/Technical Committee Meetings

Combined meetings with a stakeholder committee and city

advisory staff were held to help keep participants informed of

progress and to obtain feedback. The lines of communication

were kept open with both groups throughout the study duration.

These meetings included LFUCG staff and representatives of

organizations with an interest in the District, such as LexArts,

Rupp Arena, and Arts and Entertainment District Team, the

Downtown Development Authority, and others.

Goals and Objectives

In response to feedback generated through the public

involvement and community outreach initiative, a number of

guiding principles were identified to help focus the approach

to alternatives development, analysis, and recommendations

for implementation. These principles were condensed into five

defining goals and objectives for the Distillery District Public

Improvements Program as follows:

1. Adopt infrastructure strategies that are context and neighborhood-sensitive.

2. Leverage public investment for restorative potential.

3. Enhance the local environment through sustainable planning and design strategies.

4. Promote transit-oriented complete streets for a more compact and walkable corridor.

5. Use collaborative approach to build consensus for improvements to the public realm.

ose

Design Vernacular Helps Brand The District

Example Of Trail Integration With Outdoor Space and Roadway Elements

Creative Design Elements Promote Gathering In Public Spaces

Trail/Stream Integration Opportunities Enhance Water Resources

Vine Street Promenade Highlights Potential Off-Road Path

Distri

h

“Fill the Gap!” Vision Provides Opportunities To Link Downtown With The Distillery District

Manchester Street CorridorProposed Town Branch Trail Alternatives – Draft Town Branch Trail Master Plan 12-10-10Future Versail les Line Trail –Under EvaluationFloodway – 2008 FIRM Map

Gateway Opportunities

Legend

ExaOuOuEle

n Public Spaces

Relocation Alternatives for KU Transmission Line Critical to Project Cost

Screening or Eliminating Existing Aerial Sanitary Crossings Improve District Aesthetics

Creative Design Elements Promote Gathering I

esign Elements Promote n Public Spaces

Railroad Underpass Improvements Enhance Accessibility

ar Design VernaculaHelps Brand The


Physical Conditions Investigation and Site AnalysisExisting Land Use

The Existing Land Use exhibit on the following page depicts

current use designations in and around the study area.

East Segment

The majority of parcels along the eastern segment of the

Manchester Street Corridor study area are currently classified

as Heavy Industrial and Light Industrial. The north side of

Manchester Street is dominated by an automotive impound

and storage lot and the former Old Tarr Distillery site, which is

currently occupied by Buster’s night club and artist studios. The

south side of the street is characterized by smaller industrial and

commercial parcels including a biological testing laboratory, pet

daycare facility, and small neighborhood convenience store. The

Irishtown Neighborhood is composed almost entirely of single-

and multifamily parcels extending south to the Versailles Road

right-of-way.

West Segment

The west segment of the corridor is dominated by Vulcan

Materials, the City’s Recycling Center, and the historic Pepper

Distillery. Bulk material processing, storage, and warehouse

facilities can be found along both sides of the street. Parcel

depths along the north side limit the commercial potential except

where depths become greater at the railway overpass and

Forbes Road intersection. The Melrose-Oak Park Neighborhood

is composed almost entirely of single-family residential parcels

extending north from the RJ Corman/CSX railroad right-of-way

to West Main Street. Speigle Heights subdivision is to the south,

but it is separated from the District by the RJ Corman Versailles

rail line.

Historic Land Use

From its meager beginning in the late 1700s to the bustling

factories of the 1800s and 1900s, the development along

Manchester Street is but a brief history of industrial growth in

Lexington as a whole.

The historic land uses along the East District began with

a woolen factory, a paper mill, and company housing for

workers on 40 acres of land. This area was named the Town

of Manchester by the founders of the factory, the Prentiss

Brothers. Over time, European Americans and European

immigrants settled in the area once known as Manchester and

people began referring to the area as Irishtown. The historic

land use remained industrial; however, the uses transitioned from

the factory, to a distillery, to a tobacco warehouse, to stock

yards/meat packing, and oil and lumber trades.

The historic land uses along the West District began as a

stockade. The area then transitioned to a gunpowder mill

before becoming a distillery. For more information on historic

land uses, see the Historic Context section.

Proposed Future Land Uses

Current development plans have proposed a variety of mixed-

use commercial and residential uses along both segments of the

corridor.

Distillery District Preliminary Development Plan

Existing Physical Conditions

The physical and ecological character of the Distillery District

has undergone constant and dramatic change from the time of

the City’s early establishment. These changes have resulted in

a variety of adverse conditions that impact the character and

condition of the study corridor.

Floodplain

The Town Branch tributary to Elkhorn Creek is a major drainage

course that has significantly influenced the development of

Lexington since its early beginning in the late 1700s. As the

City expanded as an early settlement, this important water

source served many purposes including supporting the various

industries that grew and thrived along its banks. Since those

early days, most of the historic Town Branch Creek has been

enclosed through a series of culvert systems extending upstream

from Rupp Arena to its headwaters beyond what is now

Midland Avenue.

The contributing watershed for Town Branch Creek located

upstream of the NS Railway crossing at Manchester Street

comprises some 5.3 square miles of almost entirely developed

urban area representing most of Lexington’s Downtown Urban

Core. This major watershed contributes significant urban runoff

that has, over time, severely degraded the character and quality

of this water resource.

The result of this collective impact is manifested in a significant

regulatory floodplain that requires careful attention with proposed

improvements that may be within or in close proximity to this

area. The effects of change may be most evident in the current

state of the Town Branch Creek where physical changes,

channelization, and the impacts of upland development have

modified what was once an ecologically diverse riparian corridor

into a highly urbanized drainage way and floodplain. Progressive

filling, site development, and the construction of roads and

railway lines have resulted in the loss of nearly all the natural

floodplains, native soils, and original surface and subsurface

drainage patterns.

Degraded Portion of Town Branch Creek

Slopes

Channelization and earthwork associated with streets and rail

lines have created physical barriers to vehicular and pedestrian

access to the extent that Thompson Road and De Roode

Street provide the only north-south linkages to Manchester

Street between Oliver Lewis Way and Forbes Road.

Vegetation

While a remnant woodland and substantial tree canopy can be

found along the south side of Town Branch Creek along the

Pepper Distillery site, the history of disturbance and empirical

evidence suggest that most if not all of the original woodland

and riparian vegetation has been lost.

Architectural Quality

The Old Tarr and Pepper Distilleries are proposed to become

the anchors for the adaptive reuse and revitalization of the

Manchester Corridor. The original remaining buildings of each

property are in various stages of repair. The Old Tarr Distillery

Warehouse is actively used today. Most of the Pepper Distillery

buildings appear to have good prospects for adaptive reuse

provided that structural deficiencies are correctable and that

stabilization measures are not deferred beyond reasonable time

frames. The distilling plant building appears to have significant

structural failures in the building shell and roof that could

threaten its viability for salvage and adaptive re-use.

The James McConnell House, the former Manchester

Community Center, and a 1920s-era brick building that housed

the West End Mission make up the balance of the corridor’s

historic building inventory immediately adjacent to the proposed

project. Although a few older homes are known to exist along

the corridor, modifications to their exteriors has diminished the

relevant architectural significance.

The resulting loss of most of the prior building inventory along

the south side of Manchester Street between the railroad

overpass and Oliver Lewis Way has resulted in a poorly defined

street edge and unappealing streetscape character.

Existing Residence - Typical of Manchester Street Corridor

Former Manchester Community Center (now Dog Town)


0’ 400’ 800’ north200’

Commercial

Recreation/Green Space

Heavy Industrial

Light Industrial

Single Family

Multifamily

Vacant

Office

Public/Institutional

Legend

James E. Pepper Distillery

W.M. Tarr Distillery

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Manchester St.

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Existing Land Use - Historic Distilleries


0’ 200’ 400’ north100’

Retaining Walls

Existing Physical Features

LegendMature Woodland Scrub Understory

Scrub understory is indicative of the steep slopes along the rail corridor

Central rail overpass defines a wide section of the district

Treeline Hedge Mown Lawn

>20% slopes

10-20% slopesFloodway

100 yr. FEMA Floodplain


Severely Sloped Stream Banks

Gently Sloped Stream Banks

S

GG


Wil

lard

St.

Grade-separated roadway and rail corridors present physical barriers within the district and between surrounding neighborhoods. Central rail overpass defines east and west sides of the District.

East section of stream corridor is relocated from original route of Town Branch Creek, is heavily urbanized with steep embankments and narrow riparian zone.

West section of stream corridor follows original route of the Town Branch Creek and has a combination of wider embankments and intermittent retaining walls. Wider riparian zone contains more mature tree canopy.

Floodplain boundary encompasses the majority of the Manchester Street corridor in west district. Floodplain boundary is less restrictive in east district.

Vulcan Materials/ATS Construction. Active rock quarry and asphalt supply plant in close proximity.

Pyramid Park: Public green space park fronting on Manchester Street framed by elevated rail corridor with trail connection to Driscoll Street.

Thompson Park: Neighborhood park and playground.

RJ Corman Rail Yard

1

1

1

1

1

2

3

4

5

6

7

1

1

2

4

64

5

7

3

Jane St.

Anderson St.

Main St.

Manchester St.


Edmond St.

Valley Ave.

De Roode St.

Ferguson St.Robertson St.Speigle St.

Dri

sco

ll S

t.

Per

ry S

t.

Pin

e S

t.

Oli

ver

Lew

is W

ayManchester St.Th

om

pso

n R

d.

Hen

ton

Rd

.

Wi l

ton

Ave

.

Cly

de

St.

Texaco Rd.

Liggett St.

Vulcan MaterialsCompany

Warehouses

PyramidPark

Speigle Heights

Park

Thompson Rd. Park LFUCG

Recycling Center

Calvary Cemetery

Lexington Cemetery

Versail les Rd.


0’ 200’ 400’ north100’

Retaining Walls

Existing Floodplain

Legend

Scrub understory is indicative of the steep slopes along Town Branch

Channelized stream conditions where Town Branch crosses below Manchester St. and the railroad

Floodway



Severely Sloped Stream Banks

Gently Sloped Stream Banks

S


East section of stream corridor is relocated from original route of Town Branch Creek and is heavily urbanized with steep embankments and a narrow riparian zone.

West section of stream corridor follows original route of Town Branch Creek and has a combination of wider embankments and intermittent retaining walls. Wider riparian zone contains more mature tree canopy.

Floodplain boundary encompasses the majority of the Manchester Street corridor in west district. Floodplain boundary is less restrictive in east district.

1

2

3

1

3

3

2

Jane St.

Anderson St.Edmond St.

Valley Ave.

De Roode St.


Versail les Rd.

Thompson Rd. Park

Main St.

Manchester St.


Dri

sco

ll S

t.

Wi l

lard

St.

Per

ry S

t.

Pin

e S

t.

Oli

ver

Lew

is W

ayManchester St.Th

om

pso

n R

d.

Hen

ton

Rd

.

Wi l

ton

Ave

.

Cly

de

St.

Texaco Rd.

Liggett St.


Warehouses

PyramidPark

Lexington Cemetery

Calvary Cemetery

LFUCG Recycling

Center

RJ Corman Rail Yard

Speigle Heights

Park


Existing Vegetation

Town Branch Creek

Legend

Mature Woodland

Scrub Understory

Scrub understory is indicative of the steep slopes along the rail corridor

Scrub vegetation dominates the viewshed along Manchester St.

Treeline Hedge

Mown Lawn

East section of stream corridor is relocated from original route of Town Branch Creek and is heavily urbanized with steep embankments and a narrow riparian zone.

West section of stream corridor follows original route of Town Branch Creek and has a combination of wider embankments and intermittent retaining walls. Wider riparian zone contains more mature tree canopy.

Pyramid Park: Public green space park fronting on Manchester Street framed by elevated rail corridor with trail connection to Driscoll Street.

Thompson Park: Neighborhood park and playground.

1

2

3

4

1

3

4

2

Versail les Rd.

Jane St.

Anderson St.

Main St.

Manchester St.



Edmond St.

Valley Ave.


Dri

sco

ll S

t.

Wi l

lard

St.

Per

ry S

t.

Pin

e S

t.

Oli

ver

Lew

is W

ayManchester St.Th

om

pso

n R

d.

Hen

ton

Rd

.

Wi l

ton

Ave

.

Cly

de

St.

Texaco Rd.

Liggett St.


Warehouses

PyramidPark

Speigle Heights

Park

Thompson Rd. Park

Lexington Cemetery

Calvary Cemetery

LFUCG Recycling

Center

RJ Corman Rail Yard

De Roode St.

0’ 200’ 400’ north100’


0’ 200’ 400’ north100’

Retaining Walls

Existing Slopes

Legend

Steep slopes and the rail corridor divide the District from surrounding neighborhoods

Central rail overpass defines a wide section of the District

>20% slopes

10-20% slopes

Town Branch Creek

Grade-separated roadway and rail corridors present physical barriers within the District and between surrounding neighborhoods. Central rail overpass defines east and west sides of the District.

The East section of the Town Branch Creek is relocated from original route and is heavily urbanized with steep embankments and narrow riparian zone.

West section of the Town Branch Creek follows the original route and has more shallow side slopes and intermittent retaining walls. Wider riparian zone contains more mature tree canopy.

Vulcan Materials/ATS Construction. Active rock quarry with existing surface and subsurface mining and asphalt and concrete supply plant in close proximity.

1

1

1

1

1

2

3

4

1

1

2

4

3

Versail les Rd.

Jane St.

Anderson St.

Main St.

Manchester St.



Edmond St.

Valley Ave.

De Roode St.


Dri

sco

ll S

t.

Wi l

lard

St.

Per

ry S

t.

Pin

e S

t.

Oli

ver

Lew

is W

ay

Th

om

pso

n R

d.

Hen

ton

Rd

.

Wi l

ton

Ave

.

Cly

de

St.

Texaco Rd.

Liggett St.


Warehouses

PyramidPark

Speigle Heights

Thompson Rd. Park

Lexington Cemetery

Calvary Cemetery

LFUCG Recycling

Center

RJ Corman Rail Yard

Manchester St.

Irishtown


Summary of Environmental Process

The environmental analysis to support the alternatives evaluation

was implemented as a two-phased process with an initial

overview followed by targeted baseline assessments. The

overview was completed to provide guidance to the project

team and LFUCG on where further efforts would be best

spent and to provide a good understanding of general corridor

environmental concerns. The second step was to complete

supplemental environmental evaluations, which included a

Cultural Historic and Archaeological Baseline Survey and Aquatic

and Terrestrial Baseline Assessment of Town Branch Creek.

Area of Potential Effect (Project Area)

For purposes of the environmental analysis, Areas of Potential

Effect were identified in accordance with the National

Environmental Policy Act (NEPA) process to guide relevant

field investigations and assessments. This Project Area limit

is referred to as Project Area hereinafter with regard to the

environmental analysis.

Initial Environmental Review

As a component of the feasibility study, an environmental review

was conducted in support of the LDDIP. The goal of the effort

is to understand potential environmental impacts of the project

and maintain compliance with NEPA procedures. Adherence

to the NEPA process will support future federal funding for

the project. The proposed project is comprised of two primary

parts: (1) streetscape improvements to Manchester Street

and (2) extension of the Town Branch Trail between Oliver

Lewis Way and South Forbes Road. In addition, environmental

resources were reviewed within the larger Project Area as noted

in the following exhibits: Aquatic and Terrestrial, Hazardous

Materials, and Socioeconomic sites. The larger project area is

associated with secondary and cumulative impacts related to the

development of the proposed Distillery District.

This initial environmental review presents an overview of the

ecological, hazardous materials, and socioeconomic conditions

and constraints within the project area and establishes a

foundation to support future analysis. It should be noted

that modeling for air quality and traffic noise has not been

conducted. A general discussion of air quality and traffic noise

is therefore included. Cultural resources are being examined

and are an equally important component of the NEPA process.

This component may require significant coordination with the

State Historic Preservation Office and other stakeholders to

maintain eligibility for federal funding. More detailed assessments

of each area of environmental consideration are planned as a

subsequent phase of the feasibility study.

Air Quality

Lexington/Fayette County, Kentucky, is part of the Bluegrass

Intrastate Air Quality Control Region. The county is currently

designated in attainment for all transportation-related air

pollutants. The proposed project is not anticipated to adversely

impact air quality.

The approximately 1-mile project corridor is located in a

predominantly urban/industrial area. Because future traffic

projections will not exceed 80,000 average daily traffic (ADT), a

full air quality analysis including carbon monoxide modeling is

not anticipated. An abbreviated air quality analysis would require

traffic data (ADT for each alternative scenario) to determine

anticipated impacts resulting from the proposed project.

Qualitative evaluation of mobile source pollutants would be

performed, including carbon monoxide, lead, nitrogen dioxide,

ozone, particulate matter, sulfur dioxide, and mobile source air

toxins. Fayette County is in attainment for ozone and particulate

matter, thus the air quality analysis would not require inclusion

of the PM-2.5 Checklist or the 8-hour ozone designation and

attainment status discussion.

Based on the current and anticipated traffic volumes of the

project area (less than 80,000 ADT), it is estimated that current

and future concentrations of transportation-related air pollutants

will not exceed the National Ambient Air Quality Standards

(NAAQS) established by the United States Environmental

Protection Agency (USEPA). The emissions of air pollutants

related to this project are not expected to have a negative

impact on the ambient air quality nor affect the attainment

status of Fayette County. Because the project is currently

locally funded, it is not listed in the Statewide Transportation

Improvement Program, Fiscal Years 2011-2014.

Traffic Noise

Traffic noise modeling was not conducted for this overview. The

project corridor contains sensitive noise receivers worth noting.

Three residential communities (Irishtown, Speigle Heights, and

Melrose-Oak Park) are located along the corridor. The Southend

Park neighborhood is adjacent to Irishtown and has experienced

“cut-through” traffic from South Broadway to Manchester

Street for many years. This neighborhood is currently being

redeveloped. Calvary Cemetery is located just north of the

corridor, although across the RJ Corman Railroad tracks from

Manchester Street. These sensitive receiver locations might

experience elevated noise levels because of increased traffic

from proposed projects within the Distillery District as compared

to existing conditions.

According to the Federal Highway Administration (FHWA)

Policy, Procedures for Abatement of Highway Traffic Noise and

Construction Noise, contained in 23 CFR 772, traffic noise

impacts occur when the predicted traffic noise levels approach

(are within 1 decibel on the A-weighted scale [dBA]) or exceed

the established Noise Abatement Criteria (NAC). The policy

states traffic noise impacts also occur when the predicted traffic

noise levels for the Build scenario substantially exceed existing

noise levels (increase beyond Existing levels by 10 dBA or

more). The FHWA exterior NAC for institutional and residential

facilities is 67.0 dBA. The Kentucky Transportation Cabinet’s

(KYTC) Noise Abatement Policy (February 2000) incorporates

FHWA procedures and NAC contained in 23 CFR 772. KYTC

policy also includes, among others, the following definitions and

criteria:

• A “noise increase” is defined as the difference in noise levels between the “Build and “No-build” alternatives in the design year.

• A project does not “appreciably alter” future noise levels if the noise increase is not greater than 3 dBA.

• Noise barrier construction will generally not be considered feasible along existing roadways where the proposed project does not appreciably alter future noise levels.

• KYTC will consider noise abatement measures as appropriate if the noise level predicted for the design year approaches (within 1 dBA) or exceeds the NAC for the land use category affected and/or the noise level increase predicted for the design year is 10 dBA or more greater than the measured existing noise level (a substantial exceedance).

With the implementation of this project, traffic noise levels are

not expected to increase substantially from Existing to Build

conditions. If federal funding is sought in the future, traffic noise

modeling may be required to determine noise increases.

Ecology

Diverse aquatic and terrestrial features are scarce in this

highly urbanized area and are shown on page 14. Aquatic

resources are restricted to Town Branch Creek and McConnell

Springs. The effects of the highly urbanized watershed on the

perennial Town Branch Creek are evident. The stream is a

303(d) listed stream for not supporting the designated warm

water uses of primary contact recreation (swimming) and warm

water aquatic habitat use (aquatic life). The upper reaches of

the stream flow through culverts beneath Lexington before

surfacing approximately 100 yards southeast of Oliver Lewis

Way. Northwest of Oliver Lewis Way, the stream meanders

through an industrial area, which in most sections has reduced

the riparian zone to 10 feet in width or less. Two primary

exceptions are a 700-yard section of Town Branch Creek from

the point at which it crosses west of Manchester Street at the

railroad bridge to the point at which it crosses back to the

north side of Manchester Street near Pine Mountain Lumber,

and a 500-yard section between Jimmie Campbell Drive and

Forbes Road. The riparian zone of the stream along this section

is wider (or has the potential to be made wider) and the canopy

is more mature. While the dominant canopy species along the

stream is bush honeysuckle (Lonicera mackii), the canopy along

this section is more diverse and includes mature slippery elm

(Ulmus rubra), sycamore (Platanus occidentalis), silver maple

(Acer saccharinum), and black locust (Robinia pseudoacacia).

McConnell Springs is located within the project area but outside

the Manchester Street streetscape improvements and Town

Branch Trail design project footprints. It is a 26-acre nature park

pocketed amongst a dense light industrial development area.

Aquatic resources within the park include a spring, a pond, a

stream, and wetland areas. The park’s large man-made wetland

pond is a valuable asset as it was designed to slow and filter

surface runoff. McConnell Springs also represents one of the

few terrestrial resource assets in the Project Area. The park, in

addition to Calvary Cemetery and Lexington Cemetery, contains

a diverse mix of mature trees that provide habitat for numerous

urban species of birds and mammals.

A more detailed assessment of Town Branch Creek within the

Project Area was conducted to develop a better understanding

of the existing physical conditions and water quality. This

assessment considered opportunities that might exist to improve

the condition of the creek and its tributaries in the district. This

in turn could also support ongoing watershed planning efforts

and how those considerations might influence the planning and

design components for the District.

Steep Stream Banks with Narrow Riparian Zone Dominated by Asian Bush Honeysuckle

Asian Bush Honeysuckle with Native Tree Saplings and Exotic Winter Creeper on the Bank of Town Branch


Underground Storage Tank/Hazardous Materials

The object of this assessment was to identify potential

conditions that could represent a liability to the project because

of the presence of hazardous waste, petroleum products, or

associated soil and groundwater contamination. A combination

of map review, database review, and pedestrian field survey was

used to assess potential hazardous materials sites within the

project area. They are shown on page 15.

• Database Review

Environmental Data Resources, Inc. (EDR) was contacted before

the field reconnaissance activities to produce an electronic

review of applicable environmental databases. Various state and

federal environmental agency databases were reviewed.

EDR’s database search resulted in the identification of numerous

facilities located in the vicinity of the project corridor. However,

only the facilities listed in Table 1 are believed to be of any

consequence to the proposed project.

Table 1 – Potential Sites of Concern, Hazardous Materials

Property AddressType of

BusinessDatabase (s) Contaminant

DT Ferrell Trust/

Ferrell’s Car

Care

1120

Manchester St

Automotive

repair (active)

SHWS, UST,

SB 193

Petroleum

products

ATS Construction

Plant # 16/

Central Kentucky

Asphalt

1256

Manchester St

Asphalt supply

plant (active)

SHWS,

NPDES,

FINDS, AIRS,

ICIS

Petroleum

products

Great Southern

Refinery

Texaco &

Clyde St

Historic refinery

(closed)SHWS

Petroleum

products

Bond

Management/

Environmental

Resources Inc.

811

Manchester St

Unknown

(no longer

present due to

improvements

to Oliver Lewis

Way)

UST, SB

193, RCRA-

NonGen,

FINDS

Petroleum

products

Fleetcard –

Lexman/Riley Oil

Company

943

Manchester St

Gas station

(active)UST

Petroleum

products

Vulcan

Construction

Materials

1280

Manchester StQuarry (active)

UST, AIRS,

FTTS/ HIST

FTTS, FINDS,

NPDES

Petroleum

products

Databases:AIRS - Permitted Airs facilitiesFINDS – Facility Index SystemFTTS/HIST FTTS – Federal Insecticide, Fungicide, and Rodenticide Act ICIS – Integrated Compliance Information SystemNPDES – Permitted Wastewater FacilitiesRCRA-NonGen – Resource Conservation and Recovery Act – Non GeneratorSB 193 – UST sites with known soil/groundwater contaminationSHWS–State Hazardous Waste SitesUST–Underground Storage Tank

• Mapping Review

Mapping resources were reviewed at the University of Kentucky

Science Library. Additional historic mapping was also reviewed

online via the Science Library website (http://libguides.uky.edu/

maps).

Historic aerial images were reviewed for the project corridor

including the following years: 1937, 1956, 1966, 1973, 1982,

and 1990. Additionally, historic topographic mapping for the

Lexington West 7.5 minute quadrangle was reviewed for 1950,

1955, 1959, and 1965.

As expected for a largely urban area such as Manchester

Street, the project corridor appeared developed on all images

reviewed. The 1937 image revealed many of the same

warehouse and distillery buildings along Manchester Street

that are still present today. Numerous residential dwellings

were evident along Manchester Street on the 1937 image.

The subsequent images reviewed revealed an increase in

development with the land use transitioning from residential

to more industrial. Most notably, the 1982 and 1990 images

showed what appeared to be automotive junk yards located

just east and west of the current Manchester Street railroad

crossing. The junk yards are not present today; however,

the presence of the historic junk yards represents potential

environmental conditions.

In addition to the aerial images and topographic mapping,

Sanborn Fire Insurance mapping was reviewed for 1886, 1890,

1896, 1901, 1907, and 1958. Limited Sanborn coverage is

available for the project area with the majority of the mapping

focusing on the area between Cox Street and the Manchester

Street railroad crossing. Various tobacco warehouses, distilleries,

and numerous residential dwellings were identified along

Manchester Street. One occupant of particular interest, the

Standard Oil Company, was identified just east of the former

Cox Street and Manchester Street intersection. Recent road

improvements to Oliver Lewis Way have dramatically altered the

former location of this parcel. However, the former land use on

this parcel does represent a potential environmental condition.

Additionally, the 1958 mapping identified a junk yard at the

intersection of Manchester and Perry Streets. This former junk

yard location also represents a potential environmental condition.

• Summary

Because of the long history of intense urban and industrial

development present throughout the project corridor,

the proposed projects can expect to encounter potential

environmental conditions. It should be assumed that a general

condition of surface soil contamination exists in the entire project

area.

Plans should not include the use of the existing surface soils

in the final grade. Most of the project corridor has also had fill

material use to bring the area to its existing grade. The quality

and nature of this fill material could also represent environmental

conditions. Town Branch Creek and its banks may have a

history for use with waste disposal. Once final alternatives are

developed, additional research is recommended.

Socioeconomic Review

• Land Use

Land use immediately adjacent to Town Branch and

Manchester Street between Forbes Road and Oliver Lewis

Way is almost exclusively industrial. Facilities such as the

Vulcan Materials Company, LFUCG Recycling Center, an RJ

Corman rail yard, and numerous small auto repair and other

businesses are present along Manchester Street. Pyramid Park,

a small neighborhood park, is located along the roadway as

well, as are the entertainment destinations Buster’s Billiards

and Backroom and The Barrel House. C&P Market, a

neighborhood convenience store/restaurant, is located near these

establishments.

Industrial and commercial facilities comprise much of the

land use in the project area as a whole; however, land use

is more diverse in the overall project area, which includes

several neighborhoods, parks, churches, day care facilities, retail

establishments, restaurants, and cemeteries.

• Communities/Community Features

The residential neighborhoods of Speigle Heights, Irishtown,

and Melrose-Oak Park are located near Manchester Street

in the project area. These neighborhoods are comprised of

modest one- or two-family frame or brick homes inhabited by

a mix of lower-middle to low-income individuals/families. Within

these communities, churches and parks are present. Several

community service and outreach centers are located within or

near the project area, such as the Salvation Army, Irishtown

Baptist Ministries, and the Carver Center. The main office for

Lexington’s Community Action Council, which has sites providing

social services throughout the county, is located just east of

Oliver Lewis Way on High Street. As no roadways will be

removed or significantly reconfigured as a result of the project,

access to/from these facilities will not change. Direct impacts to

these facilities are not anticipated. Improved pedestrian facilities

along the Manchester corridor will benefit those who patronize

these establishments, as many likely do so on foot.

One private educational facility is present in the project area:

Providence Montessori in Melrose-Oak Park (providing preschool

and elementary education).

Also present in the project area is Calvary Cemetery. Increased

noise could be of concern for visitors to the cemetery, as it

is close to the Town Branch Creek and Manchester Street

corridors. However, active rail lines, including the RJ Corman

rail yard, surround the property on two sides and separate the

cemetery from Town Branch Creek and Manchester Street; thus,

noise is already present in the area.

• Environmental Justice

Pursuant to Executive Order 12898, Federal Actions to Address

Environmental Justice in Minority Populations and Low-Income

Populations, the project area was examined for any minority or

low-income populations that may be impacted by the project.

Executive Order 12898 provides that minority and low-income

populations do not bear a disproportionate share of high and

adverse human health or environmental impacts by identifying

and addressing the impacts a project may have on these

populations.

Environmental Justice is a potential concern for the project.

Melrose-Oak Park, Speigle Heights, Irishtown, and Southend

Park neighborhoods contain a high percentage of minority

and/or low-income residents. Census data indicates that

just over half of Speigle Heights and Irishtown residents are

minorities, whereas approximately a quarter of Fayette County’s

population is comprised of minority residents. Although Melrose-

Oak Park and Southend Park contain a slightly smaller

percentage of minority residents than the county average, a

large percentage of residents in those neighborhoods rent their

homes, indicating incomes are likely lower in these areas. The

percentage of individuals who rent their homes is also higher

than the county average in Speigle Heights and Irishtown.

Table 2 – Neighborhood Data (2010 Census)

KentuckyFayette County

CT 9 BG 21 CT 10 BG 12 CT 10 BG 23

Minority (%) 12.2 24.3 23.4 51.1 16.4

Rent Home (%) 31.1 44.1 94.8 57.8 60.6

1Southend Park 2Speigel Heights, Irishtown3Melrose-Oak ParkSource: US Census, American FactFinder (http://factfinder2.census.gov)

Economic data down to the block group level is not yet

available from the 2010 census. The American Community

Survey (2007-2009) was examined to determine this information.

Median household and per capita income is also lower in these

areas than in the county as a whole.

Table 3 – Neighborhood Data (2007 to 2009 American Community Survey)

Kentucky Fayette County CT 91 CT 102

Hispanic or Latino 2.3 5.9 2.4 0.0

Median Household Income $41,197 $46,874 $16,449 $28,977

Per Capita Income $22,284 $27,878 $9,228 $12,006

HH Receiving Public

Assistance income (%)2.3 1.4 0.6 11.0

Median Gross Rent as % of

HH Income28.2 29.3 50.0 23.7

Median Year Structure Built 1976 1978 1978 1958

Median Value $113,100 $155,400 $92,600 $69,2001Southend Park 2Speigel Heights, Irishtown, Melrose-Oak ParkSource: US Census, American FactFinder (http://factfinder2.census.gov)


Based on this information, the project has potential to affect

Environmental Justice communities. As the majority of the

property that is adjacent to Manchester Street and Town

Branch is commercial or industrial, few direct negative impacts

will be experienced by these communities; no households will

be relocated and no neighborhoods will be divided. Impacts

to these neighborhoods are more likely to be indirect, relating

to noise and traffic impacts as well as possible changes in

property values because of the induced growth effect. Such

an impact would benefit property owners but would negatively

impact residents who rent their homes.

Industrial properties separate these neighborhoods from major

thoroughfares likely to carry traffic to the proposed trail and

redeveloped Manchester corridor (Manchester Street, Forbes

Road), although residents of Irishtown along High Street and

Oliver Lewis Way lack these industrial buffers. The large

industrial properties between many residents and major

roadways will help alleviate some of the traffic noise visitors will

generate. However, residents may contend with more vehicles in

the area overall. Since the Manchester Street improvements are

part of a greater project to revitalize the roadway corridor as an

entertainment district, the area may experience more noise and

traffic in the evening hours than currently occurs.

The neighborhoods may experience positive impacts as a result

of the project, such as improved street lighting, sidewalks,

emergency vehicle access, and recreational opportunities.

So that the project meets the needs of these neighborhoods

as well as the wider community, care should be taken during

the project development process to identify and include these

residents during public involvement activities. This will allow the

project team to fully understand and consider Environmental

Justice community benefits and burdens. A full documentation of

the effort to engage the Environmental Justice community is a

requirement of the NEPA process.

• Section 4(f)

Section 4(f), as established by the United States Department

of Transportation (USDOT) Act of 1966 and amended in 1989

(49 USC. Section 303), states that all park and recreation

lands, wildlife and waterfowl refuges, and historic sites must be

considered in transportation project development. Section 4(f)

applies to all projects that receive federal funding or require

approval by any agencies of the USDOT. It requires that an

alternative that uses a Section 4(f) resource only be selected if

it can be proven that no other prudent and feasible alternatives

exist and that the selected alternative minimizes disturbance to

the resource. In 2005, Section 4(f) was amended to allow

de minimis ruling in the event any impacts would not

appreciably alter the attributes, features, or function of the

resource.

Pyramid Park is located on the south side of Manchester

Street, west of Driscoll Street. If the park is owned by LFUCG,

acquiring right-of-way from this facility may represent a Section

4(f) impact. Traffic may increase near the park, as it is located

along Manchester Street. However, as it is adjacent to railroad

tracks and currently experiences heavy truck traffic, noise is

already a factor at the park. Improved pedestrian facilities may

enhance neighborhood access to the park. The park is also

near Town Branch Creek and could benefit from proximity

to the trail as trail users visit the park and vice versa. Two

additional parks, Speigle Heights Park and Thompson Road

Park, are located in the larger project area. However, they will

not be directly impacted by the project. Indirect impacts to all

parks may be increased usage as the trail is developed. An

indirect impact, however, does not constitute a Section 4(f)

impact.

There are several historic structures and districts near the

project area. They are discussed in the historic context that

follows this section.

• Section 6(f)

Section 6(f) of the Land and Water Conservation Fund Act

(LWFCA) of 1965 (16 USC. 4601-4) established a funding

source for both federal acquisition of parks and recreation

lands and matching grants to state and local governments

for recreation planning, acquisition, and development. It set

requirements for state planning and provided a formula for

allocating annual LWCFA appropriations to the states. Section

6(f) concerns transportation projects that propose impacts to,

or the permanent conversion of, outdoor recreation property

that was acquired or developed with LWCFA grant assistance,

which is distributed by the Interagency Committee for Outdoor

Recreation of the Office of the Interagency Committee in

Washington, D.C. Any right-of-way taking from a public park

that has received LWCFA funding is considered a Section 6(f)

impact and requires coordination with, and approval from, the

National Park Service and the United States Department of the

Interior.

No facilities in the project area have received LWCFA funding,

and therefore the project will have no Section 6(f) impacts.

Summary of Initial Environmental Review

Based upon the preliminary environmental site review, there are

no ecological or socioeconomic constraints to the proposed

alignments of the Manchester Streetscape Improvements or

Town Branch Trail design projects. Coordination with residents

will be required during the environmental process to resolve

concerns about noise and traffic intrusions into neighborhoods.

Several sites adjacent to Manchester Street or the proposed trail

alignment may contain hazardous waste-related environmental

conditions requiring a Phase II Site Assessment prior to

construction. If federal funds are sought for the project, NEPA-

level environmental analysis will be required.

Summary of Aquatic and Terrestrial Baseline

Assessment

An assessment of Town Branch Creek was performed within

the limits of the Lexington Distillery District Improvement Trail

and Stream Restoration project area. Existing information from a

variety of sources regarding the stream and aquatic habitat was

reviewed and compiled for the analysis including the watershed

assessments, remedial measures plans, proposed TMDLs, and

other available data. Fieldwork was also conducted to document

aquatic habitat, bank stability, bank and substrate materials,

riparian zone vegetation, springs, seeps, outfalls, and crossings.

The aquatic macroinvertebrate community was also sampled.

The purpose of this supplemental evaluation is to more fully

characterize the condition of the aquatic and terrestrial setting

associated with Town Branch Creek within the Project Area.

This effort will support the potential for future federal funding of

the project by documenting the baseline ecological conditions. It

will also aid designers in their understanding of the opportunities

and limitations that may exist along the stream corridor.

Additional information regarding the opportunities and limitations

is presented in a separate document.

On August 30 and 31, 2012, and November 8, 2012, an

examination of the Town Branch Creek Project Area was

conducted to document observed features within or adjacent

to the stream channel that could be important for future

planning. Using the Center for Watershed Protection’s Urban

Subwatershed Restoration Manual 10 – Unified Stream

Assessments: A User’s Manual Version 1.0 (Kitchell and

Schueler 2005), biologists documented the condition of outfalls,

severe erosion, utility impacts, trash and debris, and stream

crossings. Photographs were taken of each feature, locations

were recorded with Global Positioning System (GPS), and field

data sheets were completed to describe each feature and

its interaction with the stream channel. Other observations

concerning the bank material and structure, tree species,

terrestrial and aquatic habitat, and other observations were

noted during the stream walks.

In addition to these visual assessments, eight reaches of the

stream were assessed using the Rapid Bioassessment Protocol

(RBP) Assessment, according to Kentucky Division of Water

(KDOW) and US Environmental Protection Agency (USEPA)

protocols (Barbour et al. 1999) (KDOW 2011). Their documented

scores reflect the condition of 10 habitat parameters and the

quality of habitat available for aquatic invertebrates, which is

an indicator of stream health. Water chemistry was sampled

within each of the eight assessment reaches including water

temperature, dissolved oxygen, pH, and specific conductance.

The benthic community of Town Branch Creek was sampled

at two locations within the project area. Aquatic insects were

collected from available habitats at these locations, following

procedures specified by KDOW (KDOW 2009a, 2009b). This

field data was then combined with other available data sources

to provide a comprehensive assessment of the project area.

The aquatic macroinvertebrates that live within Town Branch

Creek were primarily organisms tolerant of pollution, and the

overall community was of poor quality. All habitat assessments

over the reach were also poor. The riparian zone is narrow

and dominated by exotic invasive species, the channel has

been straightened, and the banks are often retaining walls or

limestone blocks. No habitat for state threatened, endangered,

or special concern species is present within the Town Branch

Creek Project Area.

Water chemistry readings reflect high conductivities (elevated

ions), which lead to impaired status of the stream. Historic data

indicate that the fecal coliform levels in the stream present a

public health risk. One known sanitary sewer overflow occurs

in the project area, the odor of sewage was observed, and

the total maximum daily load (TMDL) of Town Branch Creek

suspects several sanitary sewage contributions to the stream.

Nutrient levels in the stream have also historically

been high, contributing to the abundant algae

growth throughout the reach.

Emergence of Town Branch Creek - Behind Rupp Arena

Town Branch Substrate with Excessive Algal Growth from Nutrient Pollution


Town Branch Creek

McConnell Springs

Calvary Cemetery

Lexington Cemetery

Aquatic and Terrestrial Sites

LegendStreetscape Project Area

Aquatic Resources

Terrestrial Resources

Floodplain

Project Area

0’ 125’ 250’ north62.5’

OLI

VE

RLE

WIS

WAY

1

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W MAIN ST

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LEESTOWN SRD

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HAMM ALY

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PTO

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MCKINLEY ST

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WAYLAND CT

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Town Branch

Town Branch

1

2

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4


Auto Repair

ATS Construction/Vulcan Materials

Former Great Southern Refinery Location

Auto Repair

Former Junk Yard Location

Former Junk Yard Location

Ferrell’s Car Care

Auto Repair/Former Junk Yard Location

Riley Oil Company

Former UST Location (Bond Management)

Approximate Former Standard Oil Company Location

Hazardous Materials Sites

6

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8 911

3

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1156

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MANCHESTER ST

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JEFF

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LEESTOWN RD

ANGLIANA AVE

W MAXWELL ST

RED

MILE R

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LEESTOWN SRD

MER

INO

ST

DUNKIRK DR

N B

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OLD FRANKFORT PIKE

NEW

TOW

N P

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GARRETT AVE

PRIC

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BRITTANY LN

THO

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CAHILL DR

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ALL ST

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AVE

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LISLE

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ANDERSON ST

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IKE

VERSAILLES RD

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HILL RISE DR

Town Branch

Town Branch

0’ 125’ 250’ north62.5’0’ 125’ 250’ north62.5’


Project Area

1

2

3

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5

6

7

8

9

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11


Providence Montessori

Catholic Center

Fire Station

Church of God

Thompson Road Park

Thompson Road Church

LFUCG Recycling Center

Lexington Cemetery

Calvary Cemetery

Pyramid Park

RJ Corman Rail Yard

C&D Market

Buster’s and Barrell House

Salvation Army

Sovereign Grace Chapel

Tiny Town Educare

St. Paul Catholic Church

St. Peter and Paul Catholic School

Main Street Baptist

First Baptist Church

Community Action Council

Historic Pleasant Green Missionary Baptist Church

Socioeconomic Sites

0’ 125’ 250’ north62.5’

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1516

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Irish Town

Cardinal Valley

Melrose - Oak Park

Speigle Heights

Western Suburb

Meadowthorpe

Southend Park

HistoricWoodward Heights

HistoricSouth

Hill

NorthLimestone

Versailles Rd/Bennett Ave/Porter Pl

W MAIN ST

W HIGH ST

PINE ST

RSAILLES RD

S BR

OADW

AY

S FOR

BES RD

MANCHESTER ST

S U

PPER

ST

S M

ILL

ST

S LI

MES

TON

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W THIRD STJEFF

ERSO

N S

T

W SHORT ST

W SECOND ST

ANGLIANA AVE

W MAXWELL ST

RED

MILE R

D

LEESTOWN SRD

DUNKIRK DR

MER

INO

ST

OLD FRANKFORT PIKE

W FOURTH ST

GARRETT AVE

NEW

TOW

N P

IKE

CLY

DE

ST

PRIC

E R

D

SCOTT ST

DELMO

NT DR

LEESTOWN RD

N B

RO

ADW

AY

LON

DO

ND

ER

RY

DR

BRITTANY LN

W VINE ST

CAHILL DR

JANE ST

HALLS LN

PATT

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N S

TBENNETT AVE

DE ROODE ST

WIL

TON

AVE

LOU

IE P

L

SPR

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ST

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T

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PLU

NKE

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RD

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DRISCOLL ST

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CISC

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D

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CO

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T

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RO

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VE

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D

TOW

NE

CEN

TER

DR

OLD

GE

OR

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TOW

N ST

VALLEY AVE

EMBRY AVE

MONTMULLIN ST

SAU

NIE

R S

T

PORTER ALY

MAC

KS A

LY

RED MILE PL

MALONEY ALY

BALLARD ST

LAUDER

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ALY

BOU

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N A

VE

CIN

LAW

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CE

ST

LEISURE LN

BLAC

KBU

RN

AVEHIC

KOR

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FOREMAN AVE

ZEM

ALY

CHURCH ST

HAMMOND AVE

HAYMAN AVE

SPARTA C

T

HAM

PTO

N C

T

LEXI

NG

TON

CEN

TER

DR

LER

S A

LY

JOEL ST

LINWOOD DR

TOWER PLZ

TER

S AL

Y

EVANS S

T

DEVINE AVE

BYARS ST

MO

RR

OW

PL

ALG

ON

QU

IN S

T

NANCY HANKS RD

W HIGH ST

VERSAILLES RD

PINE ST

HILL RISE DR

Town Branch

Town Branch


Parcel Area

Project Area

1

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3

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Carver Center

Fire Station

New Jerusalem Church of God

Irish Town Baptist Ministries

Hope Springs Church

Kingdom of God Antioch Missionary Baptist

Speigle Heights Park

Hillcrest Baptist

Little Wonders Daycare

Christian Towers

Covenant Baptist Church

New Beginnings Apostolic Church

Iglesia Adventista del Septimo Dia

Cahill Industrial Park

Fire Training Center

Vulcan Materials Company


Historic Context

The history of the area along Manchester Street/Old Frankfort

Pike is closely tied to the founding and development of

Lexington itself. McConnell Springs, located along Old Frankfort

Pike to the west of the Distillery District, is the place where

William McConnell and his party of pioneers from Pennsylvania

first camped in the area, naming the settlement Lexington in

1775. During the Revolutionary War, the McConnell brothers

established a station fort on that land that would later become

the James E. Pepper Distillery. As the threat of Native American

attack subsided, they worked to improve their land claims

and further develop this area. In the 1780s James McConnell

constructed the stone residence that still stands on the north

side of Manchester Street at the west end of the Distillery

District. James also built an early grist mill on the property that

no longer exists. Thus began a history of industry in the area

that flourished in the nineteenth and early twentieth centuries.

Other early industries included the successful Trotter brothers

gunpowder mill which operated at the west end of the District

from 1812 to 1833, and the Prentiss brothers woolen factory

and paper mill at the east end of the District, which they

named Manchester, that operated during the first two decades

of the nineteenth century until James Prentiss’s financial

collapse.

These early manufacturers established the area as one of

Lexington’s industrial centers, and subsequent industries moved

in to take advantage of the area’s springs, proximity to Town

Branch Creek, and location on the railroad tracks. The most

famous of these are the James E. Pepper Distillery, established

at the west end of the District in 1879, and the William Tarr/

Ashland Distillery, established at the east end of the District in

1865. The Pepper Distillery established a respected name for

itself producing the “Henry Clay,” “Old Lexington,” “Old Oscar

Pepper”, “Pepper,” and “Old Pepper” brands until Prohibition

closed operations in 1920. However, unlike many of its

competitors, the Pepper Distillery was able to survive Prohibition

by receiving government permission to distill and market

medicinal whiskey to pharmacists.

With the passage of the Twenty-First Amendment ending

Prohibition in 1933, Schenley Products purchased the Pepper

Distillery property, constructing a modern distillery to produce the

“D.L. Moore,” “Henry Clay,” “James E. Pepper,” and “Indian Hill”

brands until closing the distillery in 1958. Nearby, the William

Tarr/Ashland Distillery produced the “Ashland,” “Old William

Tarr,” “Kentucky Belle,” “Old Barton,” “Old Pugh,” “Red Heart,”

and “Old Kentucky Home” brands of whiskey under several

different ownerships until Prohibition ceased production in 1920.

Although the warehouses continued to be used throughout the

following decade, distilling never again occurred at this site.

As the influence of the whiskey distilleries faded, the industries

continued to operate in this area, including the Manchester

Street Tobacco Warehouse Company, several oil companies,

and meat packers, including the Lexington Livestock Commission

Company, and the Munns Brothers Meat Warehouse. Today

several buildings associated with these industries remain in the

District.

Cultural Resources Overview Study

As a component of the feasibility study, a cultural resources

overview was completed for the Lexington Distillery District

Improvement Program. Since the identity of the District is

strongly tied to the founding and industrial development of

Lexington, this cultural resources overview study provides a

historic context for better understanding the history and identifies

historic resources representative of the District’s historical

themes that should be incorporated into the development

plans. Additionally, this study identifies known architectural

and archaeological historic properties that must be taken into

consideration if the proposed project utilizes federal funding or

requires federal permitting, necessitating compliance with Section

106 of the National Historic Preservation Act, and predicts the

likelihood of identifying other properties within the project area

that are eligible for listing in the National Register of Historic

Places (NRHP).

A search of records maintained by the Kentucky Heritage

Council was conducted to determine whether previously

documented architectural resources 50 years of age or older

were located in the project area. The records review indicated

that seven properties situated within the proposed Distillery

District Project Area had been previously surveyed, including

two properties, the Pepper Distillery and the James McConnell

House, that are listed in the NRHP. Several other NRHP

properties and Kentucky Heritage Council survey properties

were identified within a 304.8m (1,000.0 ft) buffer study area

surrounding the project area. A search of records maintained by

the Office of State Archaeology was conducted to:

1. Determine the locations of areas previously surveyed for

archaeological resources within the project area and within a

2.0 km (1.2 mi) buffer around the proposed District.

2. Identify any previously recorded archaeological sites that were

situated within the above-described area.

3. Provide information concerning what archaeological resources

could be expected within the project area.

4. Provide a context for any archaeological resources identified

within the project area and the 2 km buffer.

The review indicated that one archaeological investigation had

been conducted, but no sites had been documented within the

project area. There were 18 archaeological sites either eligible

for the NRHP or for which eligibility has not been assessed

within the 2 km overview area.

The study recommended that the proposed improvements

should encourage the preservation of, and avoid adverse

impacts to, known historic properties. Since marketing and

branding efforts for the District strongly emphasize the area’s

bourbon distilling heritage, the proposed improvements to the

District should take great care to preserve and emphasize

the physical features of the District related to the theme,

including the NNRHP-listed Pepper Distillery property, surviving

warehouses associated with the Ashland Distillery, and the two

lifelines of the District, Town Branch Creek and the railroad

lines.

Other aspects of the area’s history, such as its ties to

Lexington’s founding, its other industrial legacies, and its

relationship to the working class neighborhood of Irishtown

should also be considered in the planning process. The

following resources will help guide the design of the proposed

improvements to be compatible with the District’s historic

character:

• Resources such as Kentucky Streetscape Design Guidelines for Historic Commercial Districts.

• Creating Vibrant Public Spaces: Streetscape Design in Commercial and Historic Districts.

• The Secretary of the Interior’s Standards for the Treatment of Historic Properties.

Although these resources will provide valuable guidelines, the

designers should also consider the differences between the

mixed-use industrial Distillery District and a traditional commercial

District so that the proposed designs retain the industrial

character of the area that make it unique rather than transform

it into a typical commercial center. The designs must be

particularly sensitive to the existing and historical context of the

District when designing improvements directly adjacent to NRHP-

listed or eligible historic properties, such as the Pepper Distillery

and James McConnell house. A baseline cultural historic survey

of the District was recommended and completed to evaluate

previously unrecorded historic resources in the District, such as

the warehouses formerly associated with the Ashland Distillery,

to determine whether they are eligible for listing in the NRHP.

A baseline archaeological survey was also recommended and

completed to ascertain whether any buried historic and/or

prehistoric sites are present within the project area. Since any

aspects of the improvement project that utilize federal funding or

require a federal permit must consider impacts to NRHP-listed

or eligible historic properties, a complete baseline survey will

serve as a valuable planning tool for avoiding or minimizing any

potential adverse effects.

Cultural Historic Baseline Study

The cultural historic baseline field effort identified a total of

47 cultural historic sites within the area of potential effect.

Through the evaluation, it was determined that nine of the sites

retain sufficient integrity to be listed in the NRHP. Of the nine,

only the historic stone walls have the potential to be directly

impacted.

Archaeological Baseline Study

The archaeological baseline study surveyed the grassy and/or

vegetated portions of the project area. The investigations resulted

in the discovery of five previously unrecorded archaeological sites.

All of the sites documented were historic and dated from the

mid- to late nineteenth century through the mid- to late twentieth

century. No prehistoric material was found during the inventory.

Through the current investigations, the degree of site integrity

could not be determined for two of the sites. Therefore, it was

recommended that those properties be avoided or subjected to

further work to assess their NRHP status.

James E. Pepper Distillery - Bonded Warehouse

James McConnell House

Former Old Tarr Distillery


Existing Architectural and Cultural Resources West District

Distilling Plant [James E. Pepper Distillery]

Office/Service Building [James E. Pepper Distillery]

Barrel Storage, Recooperage, and Branding Warehouse [James E. Pepper Distillery]

Bonded Warehouse [James E. Pepper Distillery]

Outbuilding [James E. Pepper Distillery]

Water Tower [James E. Pepper Distillery]

Settling Tank [James E. Pepper Distillery]

Abandoned rail spur and bridge over Town Branch Creek

Concrete Block Building [James E. Pepper Distillery]

View of James E. Pepper Distillery from Manchester Street looking west

View of east elevation of James E. Pepper Distillery Bonded Warehouse

Overview of James E. Pepper Distilling Plant, Office/Service buildings, Barrel Storage, Recooperage, and Branding Warehouse looking west


A

B

C

D

E

F

G

H

J

J

I

* Building information taken from the National Register of Historic Places for the James E. Pepper Distillery

B

MA

TC

H L

INE

EA

ST

DIS

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LE

RY

DIS

TR

ICT

Dri

sco

ll S

t.Manchester St.

Wil l iam McConnell House

James E. PepperDisti l lery

Town Branch

South Forbes R

d.

No

rth F

orb

es Rd

.

Jane St.

Ferguson St.

Speigle St.

Anderson St.

Hen

ton

Rd

.

Wi l

ton

Ave

.

Cly

de

St.

Texaco Rd.

Liggett St.

Lexington Cemetery

Calvary Cemetery


Speigle Heights

Melrose-Oak Park

Th

om

pso

n R

d. LFUCG

Recycling Center

JamesMcConnell House

H

AB

C

I E F GD

0’ 200’ 400’ north100’

Legend

NRHP - Listed

NRHP - Listed[Threatened due to existing conditions]

Significant to District

Non-contributing Structure

Abandoned Railroad Connection

Original Town Branch Creek Path

Relocated Town Branch Creek Path

NRHP - Eligible

Bluegrass Stockyards

Town Branch Retaining Walls

Liggett and Myers Tobacco Warehouse


RJ Corman Rail Yard

Wil

lard

St.

New

tow

n P

ike

High St.

Maxwell St.

Main St.

High St.

Pine St.

Pat

ters

on S

t.

Jeff

erso

n S

t.

Val ley Ave.

De Roode St.

Lexington Cemetery

Calvary Cemetery

Woodward Heights

Davistown/Southend

Park

Western Suburb

Pin

e S

t.

Oli

ver

Lew

is W

ay

W.M. Tarr Disti l lery

Edmond St.

Jane St.

Ferguson St.Robertson St.

Speigle St.

Anderson St.

Speigle Heights

IrishTown

Manchester St.

Dri

sco

ll S

t.

Per

ry S

t.

Town Branch

**CF DG E

*B

H

Town Branch Retaining Walls

Former Standard Oil Company

Wil

lard

St.

Val ley Ave.Edmond St.

IrishTown

Dri

sco

ll S

t.

Per

ry S

t.H

Jane St.

Ferguson St.Robertson St.

Speigle St.

Anderson St.

Speigle Heights

Existing Architectural and Cultural Resources East District

Town Branch ay

.t

Legend

NRHP - Listed

NRHP - Listed[Threatened due to existing conditions]

Significant to District

Non-contributing Structure

AbandonedRailroad Connection

Original Town Branch Path

Relocated Town Branch Path

Old Church Building located on the east corner of Pine St. and Manchester St. [916 Manchester St.]

Historic house located on the east corner of Perry St. and Manchester St. [964 Manchester St.]

Historical Society marker in front of Buster’s Billiards and Backroom.

Historic house located on the corner of Perry St. and Manchester St. [1000 Manchester St.]

A

B

C

D

E

F

G

ayay

.. DE

H

NRHP - Eligible

Bonded Warehouse [W.M. Tarr Distillery] Currently Buster’s Billiards and Backroom, The Barrel House, MS Renzy Studio Gallery.

Former House site [890 Manchester St.] Previously recorded historic site. Currently vacant parcel.

Old Church Building circa 1920 [916 Manchester St.] Currently Cloud Sealant and Striping Company.



Existing House [964 Manchester St.]

Existing Store/House [1000 Manchester St.] Currently C&P Market

Former Manchester Community Center [1026 Manchester St.] Currently Dogtown.

0’ 200’ 400’ north100’

A A


Neighborhoods

The Manchester Street corridor and the proposed redevelopment

area is bordered by three neighborhoods: Irishtown, Melrose-

Oak Park, and Speigle Heights. These adjoining neighborhoods

have been isolated over time by industrial development and

elevated highways and railroads that limit connectivity and

access to surrounding areas. Because of public impact to their

neighborhoods in the past, some of the residents expressed

concerns of uncertainty with the City’s plan to move forward

with the District. Through outreach efforts, members of the

consultant team were able to meet with these concerned

residents to provide information about the Distillery District

project and obtain their input on the plan and proposed public

improvments. The following is a discussion of each of the three

neighborhood public meetings.

Irishtown

Residents of the neighborhood feel that their concerns on

previous planning efforts for the area were unanswered and, as

a result, are fearfull of potential impacts from the project. Other

expressed concerns included the volume of truck traffic along

Manchester Street and crime within the neighborhood.

The meeting participants voiced fear that the proposed

development would take away the historic identity of the

Irishtown neighborhood. Plans for the proposed future

development have shown neighborhood homes being converted

into new development, which led to concerns for additional

loss of the existing housing stock. Other proposed development

concerns include concerns over more bars and vehicular traffic.

The neighborhood participants acknowledge that the project

has potential to provide benefits to the neighborhood

as well. Various enhancements the neighborhood would

encourage include improved pedestrian access, removal of

existing abandoned houses, neighborhood cleanup, increased

employment opportunities for the residents, development that

includes places the residents can patronize, park improvements,

and preservation of important historic elements and churches.

Melrose-Oak Park

The participating members of this neighborhood group expressed

serious concern with the rising crime in the neighborhood. Other

concerns included existing cut-through traffic, the volume of

truck traffic on Manchester Street, and dust from the nearby

quarry that plagues their neighborhood. The stakeholders

expressed anxiety about the development taking homes and

properties within the neighborhood.

The neighborhood would like to see the following improvements

as part of the project: improved pedestrian access, provide

bus shelters, incorporate green elements, reduce truck traffic,

clean up the distilleries, and include public improvements to the

neighborhood.

Speigle Heights

The participating neighborhood group expressed unanimous

concern that new development not be allowed to displace

residents from their homes. After development, fears also exist

that the increased property value in the District will result in

corresponding increases to their property taxes.

The neighborhood would like to see the project provide sewer

improvements within the neighborhood as well the Manchester

Corridor. They also expressed hope that the development will

include places for them to conveniently shop and dine.

Existing CorridorThe following findings and observations are based on field

investigation and photographic inventories of the planning area.

Planning and design principles and recommendations for future

improvements can be found in subsequent section(s) of the

study. General findings and observations are as follows.

Roadway

Manchester Street is an undivided urban arterial street with one

lane of travel in each direction. Doubling as KY 1681, Manchester

Street is a state-maintained roadway that eventually connects to

New Circle Road. The East District has sporadic on-street parking

with curb and gutter and sidewalks on each side of the street.

The West District has a more rural county road typical section

with no curb and gutter, sidewalks, or on-street parking. Street

lighting consists of overhead cobra lights that primarily light the

street. The two sections of the district are divided by railroad

crossings, one at-grade and the other by overpass. Both East

and West Districts have situations where existing buildings are in

close proximity to the edge of the traveled roadway. The close

buildings and railroad abutments create access concerns with

reduced sight distance and make it challenging to incorporate

desired roadway enhancements within the limited available

right-of-way.

Currently there are no dedicated bike lanes or trail facilities

through this area although plans call for the Town Branch Trail

to eventually extend through the corridor. Traffic control devices

along the corridor include a signal at Oliver Lewis Way, a signal

at Forbes Road, and a railroad signal for the at-grade rail

crossing in the middle of the corridor at the confluence area.

Right-of-Way

The existing Manchester Street corridor does not have archived

plans that document the right-of-way limits for the roadway. As

part of the feasibility study, a parcel map has been prepared

using available records including deeds and limited highway

plans from KYTC to generate a working right-of-way strip map.

The existing right-of-way is not consistent, as the plats of

record for the East District indicate right-of-way width varying

from 49 to 54 feet. In the West District, right-of-way varies from

40 to 80 feet with the majority being 40 feet in width. The side

streets along the corridor also do not have consistent widths

and vary from 33 to 45 feet. Review of NS and CSX Railroad

company property records indicate their respective ownership of

several parcels along the roadway corridor.

Railroad Overpass and Bridges (Confluence)

The confluence of the Manchester Street corridor, NS Railroad,

RJ Corman Railroad, and Town Branch Creek features three

bridge structures with layered conveyance facilities. Since the

confluence will be a major consideration in the alternatives

development, a site visit was conducted in September 2011

followed by a review of existing bridge inspection reports.

Constructed in the early 1900s, the top tier of the confluence

is a mainline NS railroad track and bridge. Manchester Street

crosses the middle tier of the confluence, which includes an

RJ Corman at-grade railroad crossing and private entrance

driveway. The bottom tier includes the Town Branch Creek

and its tributary which flows from the University of Kentucky.

In the early 2000s, RJ Corman Railroad added another tier,

which included burial of communication lines to meet overhead

clearance requirements for its rail facility.

The existing culvert structure, which conveys the Town Branch

Creek, exhibits several small to large concrete spalls with

exposed reinforcement in the inlet headwall. Several cracks and

spalls were also observed in the culvert side walls. According to

the KYTC bridge inspection dated June 6, 2011, the culvert has

experienced moderate to major deterioration or disintegration.

The culvert sufficiency rating currently classifies the culvert as

being eligible for federal bridge rehabilitation funding. Therefore,

the need for structure replacement should not influence

alternative decisions.

The NS overpass has limestone abutments with several cracks,

efflorescence, and spalling. The KYTC bridge inspection report

dated May 19, 2011, indicates this bridge is in fair condition

and the structural elements exhibit some minor deterioration. The

report also states the bearing devices are heavily deteriorated.

The roadway and railroad bridge crossing is a constraint on the

available roadway section width. Widening the crossing would

require major expense with two temporary railroad bridges and

close coordination with railroad officials. The major expense

associated with widening the overpass is a significant factor in

alternative alignment development.

The third structure at the confluence location is an additional

culvert that crosses under the NS Railroad overpass. This

culvert was constructed in the 1930s and is part of a lengthy

system that extends through the University of Kentucky campus

capturing drainage area that includes Chevy Chase. The existing

structure exhibits several spalls in the underside of the top slab

with exposed reinforcement. Spalls with exposed reinforcement

were also observed in the side walls. The bottom slab exhibits

section loss evidenced by exposed aggregate; however, no

exposed reinforcement was observed. Water flowing out of the

culvert was cloudy with an odor similar to a sanitary sewer.

The culvert was built adjacent to the southern bridge abutment

wall to the NS railroad overpass, as shown in the image on the

following page. Because of the proximity to the adjacent Town

Branch culvert structure and its current condition, replacement

should not influence alternative decisions.

NS Railroad Overpass - RJ Corman At-Grade Crossing

Narrow Roadway Corridor

Manchester Street Bridge/NS Railroad Overpass Abutment


The remaining roadway bridge, located west of Pepper Distillery,

was constructed in 2000. The existing abutments exhibited

minor cracking propagating up from the weep holes with some

debris buildup at the pier. Debris was also observed on top

of the pier, between the box beams, and at the guardrail

connections, which suggests that the waterway opening is not

adequate to provide sufficient freeboard over the base flood

elevation and overtopping of the structure may be possible. The

existing structure was designed for a rural roadway section. If it

is desired to accommodate bicycle and pedestrian traffic across

the bridge, modifications should be considered, which will likely

require the bridge to be widened.

Traffic and Travel Characteristics

Manchester Street serves the various industrial uses along the

corridor and adjacent neighborhoods as an important connector

to other urban streets leading into and out of the area most

notably via Oliver Lewis Way, South Forbes Road, and New

Circle Road. With the current land uses that include small

businesses, warehouses, a rock quarry, and asphalt plant,

large truck traffic comprises a significant portion of trips that

regularly traverse the corridor. The existing corridor is attractive

to trucks because of its location relative to industry, lack of

impeding traffic infrastructure, wide lanes, and low overall traffic

volumes. The lack of traffic control and wide lanes also tends to

promote higher vehicular travel speeds. Dust along the roadway

is prevalent throughout the corridor, which appears to originate

from significant heavy construction vehicular traffic.

KYTC’s Division of Planning completed a traffic count in

2008, which determined an ADT volume of 6,770 trips per

day. The KYTC bridge inspection reports noted approximately

15 percent of the ADT as heavy trucks. It is expected the

proposed improvements will result in additional development and

consequential increasing traffic volume. With the recent addition

of Oliver Lewis Way, it is also expected there will be increased

traffic as a result of improved accessibility to the area. The

projected traffic volume and design vehicle will be important

considerations in the development of a proposed typical

section(s) throughout the corridor. Additionally, the suitability of

the typical section(s) ultimately proposed may be influenced by

future changes in land uses from those that presently exist.

The existing corridor provides limited on-street parking along

Manchester Street in the East District only. The parking is not

metered and is unmarked. LexTran has multiple bus stops

along the corridor although no current stops feature bus shelter

facilities.

Linkages (between Downtown and Adjacent Neighborhoods)

Physical barriers and significant modifications and development

of the area’s transportation network have resulted in a

highly restricted street network with poor north-south access

to existing neighborhoods and the major parallel thoroughfares

at West Main Street and Versailles Road. The RJ Corman

Rail Yard, NS Rail Line, and Vulcan Materials Quarry site have

limited the potential development of new cross-access linkages;

therefore, existing access should be carefully considered and

improved wherever possible for all modes of transportation.

Railroad Facilities

The District has deep roots in the rail industry with RJ Corman,

NS, and CSX all having rail infrastructure and property rights

along the roadway corridor. Railroads will greatly influence the

alignment alternative considerations, and the final configuration

will have multiple points of interaction with active rail facilities.

The original Town Branch Trail Feasibility Study showed potential

trail alignments utilizing rail infrastructure that is currently in

use. With major decision points in considering relationships and

potential opportunities to leverage existing railroad right-of-way,

an outreach effort with affected railroad interests was undertaken

to discuss:

• Relocating existing crossings to improve sight distance.

• Feasibility of decomissioning actively used rail infrastructure and required rail modifications.

• Realignment of existing crossings.

• Potential opportunities to celebrate the rail history within the District.

The coordination discussions ultimately helped to identify the

alternatives analysis and outlline an implementation strategy for

the recommended plan.

Storm and Sanitary Sewer Infrastructure

With the exception of the small segment between Oliver Lewis

Way and Pine Street, the infrastructure along the corridor

consists of some of the oldest in Lexington. Roadway drainage

facilities are extremely limited and located only in low points

or to allow off-site drainage to flow into the creek. The limited

storm sewer infrastructure results in localized ponding and

creates situations where channelized water flows in and along

the streets throughout the District.

The East District has four main sanitary trunk sewer systems,

two carrying flow from the downtown Central Business District

and two extending from the University of Kentucky portion of

the upstream sewershed. These trunks converge just east of

the existing railroad overpass and cross Town Branch Creek

through an aerial concrete pipe shown below. This convergence

represents a critical location in Lexington’s sanitary sewer

system where an infrastructure failure would present significant

problems for Town Branch Creek. From this point, the sanitary

sewer runs under both railroad lines following along the north

side of the RJ Corman/CSX railroad tracks through the West

District.

The remaining sanitary sewer line crosses Town Branch Creek

just upstream of the bonded warehouse with an aerial crossing

before crossing under the railroad tracks and connecting with

the previously mentioned trunk. Because of elevation constraints

with the major trunk sewer, this sanitary sewer is extremely

shallow providing little opportunity for connection to the system

by gravity. This ultimately impacts the sewerability of the West

District which in turn restricts the redevelopment potential.

LFUCG has planned improvements to the two trunks serving the

University of Kentucky area as part of the remedial measures

plan within the next 10 years. In addition, the 30-inch trunk

under Manchester Street serving the East District properties is

in poor condition and rehabilitation will be evaluated. The area

also has a recurring SSO near the railroad bridge overpass. The

exhibits on page 30 and 31 highlight the existing storm and

sanitary infrastructure along the corridor.

Utilities

Disposition of existing and proposed utilities will play a significant

role in making the District aesthetically pleasing and safe while

accommodating future growth. The existing corridor contains

numerous above- and belowground utilities running parallel

and perpendicular to the existing roadway. This includes a

significant overhead electric transmission facility that parallels the

existing right-of-way. With this area of Lexington being older

and underdeveloped by today’s standards, the existing utility

infrastructure will require significant upgrades and improvements to

adequately serve the anticipated needs of the District.

Manchester Street Culvert Plan - University of Kentucky Tributary

Bridge and Debris (West of Pepper Distillery)

Truck Traffic

Aerial Sewer Crossing (East District)

Town Branch Creek

RJ Corman Rail YardWEWEWEWEWEWEEESTSTSTSSTTS DDDDDDDISISISISISISSTRTRTRTRTRTRICICICICCII TTTTTTTT AAAASTSTSTTSTSTST DDDDDDISISISISSSTRTRTRTRT ICICICCICCICTTTTTST EAEAAEASTSTTAST

Manchester St.

Existing Railroads Along Project Corridor


Existing overhead utilities can detract from the visual quality

of urban streetscape and trail environments. Burying existing

utility lines is often expensive but a measurable improvement to

streetscape and trail aesthetics. Another option includes rerouting

overhead utilities to the perimeter or rear of the development and

backfeed service into the Manchester Street corridor. With only

limited space within the existing right-of-way, analyzing various

options will be essential in meeting the cumulative infrastructure

needs of the project.

Existing Overhead Utilities

In responding to this important design consideration, an

outreach effort was initiated with local utility companies that

included:

• AT&T

• Columbia Gas of Kentucky

• Insight Communications

• Kentucky American Water

• Kentucky Utilities - Distribution

• Kentucky Utilities - Transmission

• LFUCG Sanitary Sewers

• Sprint

• TW Telecom Inc.

• Windstream Communications

Through this study, coordination meetings between the design

team and the utilities have resulted in valuable input as to the

adequacy of existing facilities systems as well as providing

essential feedback on what would be involved with relocation

and upgrades to existing utilities in this area. These meetings

provided the forum for utility companies to:

• Review preliminary alternatives for upgrading their systems to meet future capacity.

• Analyze the necessity of upgrading aging infrastructure.

• Coordinate with other utilities in the corridor.

• Address the possible cost implications for future development scenarios.

Public Spaces

There is one dedicated public space located in each of the

neighborhoods immediately adjacent to the corridor: Speigle

Heights Park, Thompson Road Park, and Pyramind Park. Each

public space has an outdoor basketball court, a playground,

and a shelter while Speigle Heights Park also has an open

playing field. The combined area of these neighborhood parks is

approximately 5 acres with little difference in amenities.

Analysis and Findings

In evaluating the corridor, the planning team conducted multiple

site visits to obtain background and insights relative to potential

opportunities and constraints that could influence decision-

making. These activities included photo-documenting the entire

corridor and reconnaissance of the peripheral areas to gain a

full understanding of the existing physical conditions and current

on-site and adjacent land use. The previously discussed physical

conditions investigation and corridor analysis led to the following

opportunities and constraints.

Opportunities

• High and Main Street Connectivity. The Town Branch, Vine Street Promenade, and Legacy Trails could connect via a network of on- and off-road facilities along Newtown Pike, High, and Main Streets.

• Newtown Pike Linkage. Utilizing the Newtown Pike extension, strategically link Transylvania, Bluegrass Community and Technical College and the University of Kentucky campuses with downtown using a network of integrated trails.

• Fill the Gap. Integrate the design of the Manchester Street corridor with Rupp Arena, Arts and Entertainment Districts, and Town Branch Commons planned improvements.

• Jefferson Street. Transform the Jefferson Street viaduct from a “service street” to a “live-work-play street” that links neighborhoods to the north and south.

• Connect Manchester Street to High Street. Creation of a new gateway to the Rupp Arena, Arts and Entertainment Districts along a more pedestrian-friendly two-way thoroughfare.

• Complete Street. Roadway improvements along the east section of Manchester Street could feature more comprehensive streetscape amenities.

• Bikeway Trail. The proposed bikeway trail could be routed as a separated multiuse pathway along Manchester Street as a

means to heighten visibility, promote mixed-use development and create an enhanced sense of vibrancy along the corridor.

• Central Confluence Area. The confluence of the Town Branch, Roadway, Railroad, and Trail could become the signature public space at the midpoint of the Distillery District. Realigning the roadway provides additional width allowing for pedestrian and bicycle movements under the railroad.

• Neighborhood Anchor. Perry and Willard Streets could become the anchorpoints for the development of streetscape amenities and social gathering spaces which strengthen the identity and physical linkages of the Irishtown Neighborhood.

• Residential Neighborhood Context. Future residential development fronting along new neighborhood streets to maintain a scale, pattern, and intimacy appropriate to the existing neighborhood.

• Pine Street. Future improvements along Pine Street could create a stronger neighborhood gateway at Oliver Lewis Way and reestablish pedestrian access between Versailles Road, Oliver Lewis Way, and Valley Street.

• Incremental Trail Improvements. Off-road trail improvements incrementally phased to coincide with the redevelopment of sites abutting the Town Branch Creek while exposing the natural beauty of the stream.

• Trail Connections to Manchester Street. Opportunity to develop an urban, on-street trail along Manchester Street suggesting one or a series of lateral connections between the trail extending along the railroad bed south to Manchester Street.

• Utilization of Existing Railroad Bed. Connection with the terminus of the Town Branch Trail utilizing the grade of the existing railroad right-of-way.

• Thompson Street. Future improvements to the corridor in this vicinity to create increased pedestrian activity, improved safety, additional green space, and strong linkages to the proposed pathway along the Pepper Distillery and Town Branch Creek.

• Telling the Story. Transformation of a narrow parcel between the rail line and Manchester Street into a linear park and greenway to celebrate the founding of Lexington and recall the history of the area’s industrial past.

• Forbes Road Improvements. Intersection enhancements at Forbes Road to create a new gateway and more inviting and pedestrian-friendly linkage to the Melrose-Oak Park Neighborhood.

• The James McConnell House. A focal point along the greenway. Future property acquisition and development could extend the greenway and offer an enhanced experience along the trail.

• Versailles Rail Line. Potential future connection to the proposed rail-to-trail route along the Versailles rail line.

• Trail Loop. Direct connection to the historic Pepper Distillery along the naturalized bank of the Town Branch Creek and back to Manchester Street to complete the loop.

• Direct connection. Placing the trail along Manchester Street under the existing active railroad bridge and parallel with the Town Branch Creek as it extends west.

Contraints

• Trails near Railroads. Corridor surrounded by active railroads and active rail yard. Development of the trail in proximity to

the existing active railroad is a challenge from a physical and liability perspective. Safety and protecting the health and welfare of trail users is key. Provisions must be made to prove adequate vertical grade and horizontal separation from active railroad lines.

• Existing Floodplain. The entire West District is significantly impacted by the floodplain. Further floodplain investigation is required before development can occur on the Pepper Distillery property. Existing floodplain reduces development potential. Development must not increase flooding potential, but mitigate the negative impacts of surface stormwater through sustainable solutions; pervious materials, wetlands, bioswales, rain gardens and open green space.

• Right-of-Way Acquisition. In order to incorporate appropriate width for sidewalks, off-street trails and sidewalk cafes, acquisition of a few properties may be required. If the trail is adjacent to Town Branch in the East District, an active rail line is required to be relocated.

• Pedestrian Bridge. Needs for pedestrian bridge and possible tunneling under active Norfolk South railroad. Trail plans must limit the need for crossing vehicular roadways. To promote trails unimpeded by public road crossing, pedestrian bridges and potential of tunneling through the railroad, use of embankments will require investigation.

• Truck Traffic and Dust. The industrial corridor has a high percentage of truck traffic and dust caused by an adjacent quarry operation. Many of the resident complaints are a result of the significant truck traffic and dust along the corridor and in their neighborhood. A pedestrian-friendly corridor will compete with the truck route, so discussions with the sources of this traffic need to occur if this corridor is to be transformed as proposed.

• Implementation Cost. The overall costs of construction will require a significant public investment. Priorities for the corridor will need to be identified and established as part of a long-term phased implementation plan.

• Existing Neighborhood and Proposed Development. The proposed development must complement the existing neighborhoods and preserve the sanctity and rich heritage of the neighborhood while promoting the area as a destination and commercial hub. This includes public reinvestment in the neighborhoods public infrastructure and public space.

• Access to Neighborhoods.

• Manchester Street Realignment. Current right-of-way width of Manchester Street under the active Norfolk Southern railroad is narrow. In order to provide a separate pedestrian corridor, Manchester Street will require some realignment and subsequent modifications to the existing Town Branch Creek and University of Kentucky culvert.

• Town Branch Stream Bank Stabilization. The natural beauty of portions of the Town Branch Creek is currently unrealized. Recommendations need to be made for improvements to the naturalized section of the trail relative to its function as a drainage way and its potential as a trail/greenway corridor.

• Sanitary Sewer Service. The Pepper Distillery and other properties within the West District are currently unsewered. Provisions for providing sanitary sewer service to these properties will help increase property values and the marketability of the West District.

Thompson Road Park


Linkages and Connections

Legend

Gateway Intersection

Significant Intersection Railroad

At-Grade Crossing

Grade-Separated Crossing

Roadway

Legacy Trail

RouteProposed Town Branch Trail Route

Parks

Potential two-way High Street extension.

Potential conversion of High Street from one-way west to two-way.

Potential conversion of Maxwell Street from one-way east to two-way.

3

2

1


Central Central Confluence Area. The confluence of the Town Branch Creek, Roadway, Railroad, and Trail could become the signature public space at the midpoint of the Distillery District.

Thompson Street. Future improvements to the corridor

in this vicinity to create increased pedestrian activity,

improved safety, additional green space and strong

linkages to the proposed pathway along the Pepper

Distillery and Town Branch Creek.

Telling the Story. Transformation of a narrow parcel

between the rail line and Manchester Street into a

linear park and greenway to celebrate the founding of

Lexington and recall the history of the area’s industrial

past.

Forbes Road Improvements. Intersection enhancements at

Forbes Road to create a new gateway and more inviting

and pedestrian-friendly linkage to the Melrose-Oak Park

Neighborhood.

Incremental Trail Improvements. Off-road trail

improvements incrementally phased to coincide with the

redevelopment of sites abutting the Town Branch Creek

while exposing the natural beauty of the stream.

The James McConnell House. A focal point along the

greenway.

Connectivity. Potential for long-term connectivity with Legacy Trail, University of Kentucky, downtown Lexington, future extensions of the Town Branch Trail to complete a full and connected network of pedestrian and bicycle trails in Lexington.

Versailles Rail Line. Potential future connection to the

proposed rail to trail route along the Versailles rail line.

Trail Loop. Direct connection to the historic Pepper

Distillery along the naturalized bank of the Town Branch

Creek and back to Manchester Street to complete the

loop.

Direct connection. Placing the trail along Manchester

Street under the existing active railroad bridge and

parallel with the Town Branch Creek as it extends west.

2

3

4

5

6

7

8

9

10

Opportunities - West District

0’ 125’ 250’ north62.5’

1


High and Main Street Connectivity. The Town Branch, Vine Street Promenade, and Legacy Trails could connect via a network of on- and off-road facilities along Newtown Pike, High and Main Streets.

Newtown Pike Linkage. Utilizing the Newtown Pike extension, strategically link Transylvania, BCTC and U.K. campuses with downtown using a network of integrated trails.

Fill the Gap. Integrate the design of the Manchester Street corridor with Rupp Arena, Arts and Entertainment Districts, and Town Branch Commons planned improvements.

Jefferson Street. Transform the Jefferson Street Viaduct from a “service street” to a “live-work-play street” that links neighborhoods to the north and south.

Connect Manchester Street to High Street. Creation of a new gateway to the Rupp Arena, Arts and Entertainment Districts along a more pedestrian-friendly two-way thoroughfare.

Complete Street. Roadway improvements along the east section of Manchester Street could feature more comprehensive streetscape amenities.

Bikeway Trail. The proposed bikeway trail could be routed as a separated multiuse pathway along Manchester Street as a means to heighten visibility, promote mixed-use development, and create an enhanced sense of vibrancy along the corridor.

Central Confluence Area. The confluence of the Town Branch Creek, Roadway, Railroad, and Trail could become the signature public space at the midpoint of the Distillery District.

Neighborhood Anchor. Perry and Willard Streets could become the anchorpoints for the development of streetscape amenities and social gathering spaces which strengthen the identity and physical linkages of the Irishtown Neighborhood.

Residential Neighborhood Context. Future residential development fronting along new neighborhood streets to maintain a scale, pattern, and intimacy appropriate to the existing neighborhood.

Pine Street. Future improvements along Pine Street could create a stronger neighborhood gateway at Oliver Lewis Way and reestablish pedestrian access between Versailles Road, Oliver Lewis Way, and Valley Street.

Incremental Trail Improvements. Off-road trail improvements incrementally phased to coincide with the redevelopment of sites abutting the Town Branch Creek while exposing the natural beauty of the stream.

Trail Connections to Manchester Street.

Utilization of Existing Railroad Bed. Connection with the terminus of Town Branch Trail utilizing the grade of the existing railroad right-of-way.

1

2

3

4

5

6

7

8

9

10

11

12

13

14

Opportunities - East District

0’ 125’ 250’ north62.5’


Trails near Railroads. Corridor surrounded by active railroads and active rail yard. Development of the trail in proximity to the existing active railroad is a challenge from a physical and liability perspective.

Existing Floodplain. The entire West District is significantly impacted by the floodplain. Further floodplain investigation is required before development can occur on the Pepper Distillery property.

Right-of-Way Acquisition. In order to incorporate appropriate width for sidewalks, off-street trails, and sidewalk cafes, acquisition of a few properties may be required. If the trail is adjacent to Town Branch Creek in the East District, an active rail line is required to be relocated.

Pedestrian Bridge. Needs for pedestrian bridge and possible tunneling under active Norfolk South railroad.

Manchester Street Realignment. Current right-of-way width of Manchester Street under the active Norfolk Southern railroad is narrow.

Town Branch Stream Bank Stabilization. The natural beauty of portions of Town Branch Creek is currently unrealized.

Sanitary Sewer Service. The Pepper Distillery and other properties within the West District are currently unsewered.

Truck Traffic and Dust. The industrial corridor has a high percentage of truck traffic and dust caused by an adjacent quarry operation.

Implementation Cost. The overall costs of construction will require a significant public investment.

Existing Neighborhood and Proposed Development. The proposed development must complement the existing neighborhoods and preserve the sanctity and rich heritage of the neighborhood while promoting the area as a destination and commercial hub.

Access to Neighborhoods.

1

2

3

4

5

6

7

8

9

10

Constraints - West District

0’ 125’ 250’ north62.5’

11


Trails near Railroads. Corridor surrounded by active railroads and active rail yard. Development of the trail in proximity to the existing active railroad is a challenge from a physical and liability perspective.

Existing Floodplain. The entire West District is significantly impacted by the floodplain. Further floodplain investigation is required before development can occur on the Pepper Distillery property.

Right-of-Way Acquisition. In order to incorporate appropriate width for sidewalks, off-street trails and sidewalk cafes, acquisition of a few properties may be required. If the trail is adjacent to Town Branch Creek in the East District, an active rail line is required to be relocated.

Pedestrian Bridge. Needs for pedestrian bridge and possible tunneling under active Norfolk South railroad.

Truck Traffic and Dust. The industrial corridor has a high percentage of truck traffic and dust caused by an adjacent quarry operation.

Implementation Cost. The overall costs of construction will require a significant public investment.

Existing Neighborhood and Proposed Development. The proposed development must complement the existing neighborhoods and preserve the sanctity and rich heritage of the neighborhood while promoting the area as a destination and commercial hub.

Access to Neighborhoods.

Constraints - East District

0’ 125’ 250’ north62.5’

1

2

3

4

5

6

7

8


Existing Sanitary Sewer Aerial Stream Crossing

Unsewered Area

Existing Sewer Location is Problematic for West District to Connect by Gravity

Shallow Gravity Sewer Inaccessible to Pepper Distillery by Gravity

Storm and Sanitary Sewer Line Locations West District

4

3

21

LegendSanitary Sewer Pipeline

Sanitary Sewer Force Main

Storm Sewer Pipeline

Storm Culvert

Town Branch Creek

0’ 125’ 250’ north62.5’


Reoccurring Sanitary Sewer Overflow (SSO)

Existing Sanitary Sewer Aerial Stream Crossing

Remedial Measures Planned Improvements to Increase the Size of the Two Parallel Sanitary Trunk Sewers Receiving Flow from the University of Kentucky and Chevy Chase Areas

Sanitary Sewer Trunk Receiving Flow from the South Side of Downtown

Sanitary Sewer Trunk Receiving Flow from the North Side of Downtown

Remedial Measures Planned Evaluation of Sanitary Sewer Trunk Rehabilitation

Storm and Sanitary Sewer Line Locations East District

4

3

21

5

6

LegendSanitary Sewer Pipeline

Sanitary Sewer Force Main

Storm Sewer Pipeline

Storm Culvert

Town Branch Creek

0’ 125’ 250’ north62.5’


Lexington Greenway System and Park Trails PlanThe Distillery District has significant potential for long term connectivity with the Legacy Trail, University of Kentucky campus, nearby residential neighborhoods, downtown Lexington, and future extensions of Town Branch Trail to complete a comprehensive network of pedestrian and bicycle trails in Lexington. The Lexington Greenway System and Park Trails Plan illustrates potential city and county wide connectivity to the Distillery District.

STUDY AREA

Legacy Trail

Town Branch Trail

Distillery District

Downtown Lexington

Rupp Arena

University of Kentucky

Masterson Station Park

1

3

4

5

6

7

2

4

5

6

7

2

3

1 Legend


Distillery District Public Improvement ProgramDefining Principles

The development of the proposed initial trail, roadway, and

streetscape improvements are an important inducement to

private sector developers, business interests, and investors. The

expectation that public investment can incentivize subsequent

private investment is supported by a multitude of local and

regional examples where basic services and amenities already

exist and other barriers, risks, and disincentives to private

investment can be overcome without further public participation.

The ultimate restoration and repair of the Manchester Corridor,

Town Branch Creek, and the neighborhoods that define the

District will occur through an evolving series of public and

private initiatives that shape the character and quality of the

District’s public realm and provide required improvements,

services, and amenities over many years.

The defining principles identified with this study are intended

to inform future decisions and guide public policy regarding

current and future investment. They were developed as a

result of public comments and advisory committee involvement.

These principles are reflected within a conceptual framework

plan that supports the TIF applicant’s desired program of

land uses while establishing guidelines for a future network of

public infrastructure, neighborhood parks, and open space that

responds to the aspirations of area residents and comments

received from local stakeholders and the general public.

Context-Sensitive/Neighborhood-Sensitive

Context-sensitive design principles establish guidelines for

redevelopment that protect the most desirable attributes

of the existing district or neighborhood while promoting a

complimentary form and pattern of redevelopment.

• Scale and Massing

The conceptual framework plan shows a pattern of development

where building placement follows the prevailing setbacks of the

District’s contributing building stock. Parking and service areas

are screened by building masses. New parallel streets establish

well-defined transitions between the smaller residential scale of

the adjoining neighborhoods and the larger building masses and

parking concentrations that reestablish a cohesive street wall

along Manchester Street.

• Circulation & Walkability

Narrow streets, double-fronted streetscapes, rear-loaded drive

access, and improved sidewalks and lighting emphasize the

walkability and pedestrian orientation of the District’s street

network.

Restorative

The overall quality of the westernmost portion of Town Branch

Creek bears witness to the resiliency of nature and the potential

for dramatic improvement in the ecological and environmental

quality of the District’s most precious natural resource. Future

investment should stress strategies and physical improvements

that reduce chemical, biological, and visual pollutants and

reestablish Town Branch Creek as a high quality stream corridor

and anchor of the proposed linear park and urban greenway,

which leads through the downtown.

Sustainable

• Healthier Ecosystems

Future investment in property acquisition and development

should consolidate and reconnect fragmented and degraded

stream buffers, daylight buried stream channels, and increase

the functional area, diversity, and quality of open spaces.

• Functional, Smart Infrastructure

Investments in roadway infrastructure should reduce future

energy demands, maximize the lifecycle of new facilities, and

respond to the needs of new businesses and residents.

• Cohesive Parks and Green Space

The confluence area and significant crossstreets of Melrose-Oak

Park and Irishtown should be developed to provide a balance

of higher quality open space and neighborhood-serving social

gathering and recreation nodes.

Transit-Oriented/Complete Streets

The recommended design of Manchester Street works within the

existing roadway section but proposes several improvements that

promote a compact and walkable streetscape character and multimodal capability. These recommendations include access

management techniques such as the consolidation of curb cuts

and development of new intersection geometries that improve

safety and reduce vehicular and pedestrian conflict points.

Collaborative

The priority improvements outlined within this study address the

most pressing public infrastructure needs of the corridor and

remove barriers to private investment that would otherwise go

unmet.

No single developer or project can be expected to undertake

the scale of planning, design, and capital improvements required

to implement the full range of recommendations.

The achievement of the vision and qualities contained within

the conceptual framework plan will require ongoing collaboration

among a wider range of affected stakeholders to establish the

prioritization, sequencing, and funding of future improvements.

Corridor stakeholders, neighborhood interests, and future

developers will need to work with city, state, and federal

agencies to build consensus for future improvements and

quality-of-life infrastructure.

Conceptual Framework Plan



Multimodal

Healthier Ecosystems/Cohesive Greenspace

Compact and Walkable


Conceptual Framework Plan


Restorative


Sustainable



BEFORE

AFTER


Collaborative

Kentucky Transportation Cabinet Utility Company Interests RJ Corman Railroad


Alternatives Analysis

The alternatives development for streetscape and trail

improvements was influenced by many factors including the

defining principles, public involvement, and previous and

concurrent studies for the area. The Distillery District Master Plan

laid the framework for the proposed development within the

District shaping the program of required public improvements.

The Town Branch Trail Master Plan provided context for trail

connectivity and other desired considerations. The Rupp Arena,

Arts and Entertainment District Plan provided the perspective

for how the adjacent district will develop and provided the

momentum for a cohesive and continuous green space to

connect from the District to Downtown with Town Branch

Commons.

Alternatives Discussion

The base roadway improvements along the project corridor are

essentially the same for Alternatives 1 to 3. Manchester Street

is shown as a two-lane roadway with turn lanes and traffic

control enhancements at select intersections. Because of the

width restrictions at the confluence area combined with other

competing corridor interests, it was concluded that a three-lane

roadway section is not feasible. In order to proactively address

potential traffic concerns along the corridor that will result from

the redevelopment initiative, an access management approach

is recommended. This approach will require consideration for

existing driveways and access for future development to be

restricted to primary intersections. Turn lanes would be provided

at those intersections to support the turning movements.

A brief discussion and outline of features unique to each

alternative are described in the following text and subsequent

exhibits on the following pages.

No Action Alternative

The no action alternative or no-build scenario would leave the

Manchester corridor unimproved and without trail connectivity.

This alternative does not address the current infrastructure and

neighborhood needs along the corridor and does not support

the redevelopment initiative for the District.

Alternative No. 1 - Town Branch Creek Trail

The Town Branch Creek Trail Alternative separates the multi-

use trail from Manchester Street throughout the majority of the

corridor and maximizes the proximal placement of the trail with

the creek in the East and West Districts.

Features - Alternative No. 1

• Two-lane roadway with turn lanes at select intersections.

• Relocates existing driveway and access for future development to improve sight distance at the confluence area.

• Intermittent on-street parking.

• Amenity strip inlcuding elements such as street lighting, plantings, and rain gardens, etc.

• Improvements to the existing storm drainage system.

• Private loop trail for around the Pepper Distillery distilling plant building.

• Maximizes trail and creek interaction.

• Provides direct access to the trail from Melrose-Oak Park.

The following distinct components are required to facilitate the

construction of this alternative.

• Relocation of active RJ Corman rail line, a railroad bridge, and modifications to the existing rail line.

• Relocate/Enhance a segment of Town Branch Creek in the East District.

• Enhance a segment of Town Branch Creek in the West District.

• Relocate existing vehicular rail crossing to improve sight distance.

• Add a pedestrian/rail crossing.

• Add a tunnel for the trail under the Norfolk Southern railroad.

• Significant Land/Building Acquisition for four properties.

• Requires further environmental study for the relocated access road, off-road trail in the East District, and off-road trail in the West District.

Alternative No. 2 - Manchester Street Trail

The Manchester Street Trail Alternative combines bike lane

facilities in the East District and a multiuse trail adjacent to the

north side of Manchester Street in the West District.


• Two-lane roadway with turn lanes at select intersections.

• Bike lanes in East District.

• Multiuse trail in West District.





• Private loop trail for entire Pepper Distillery property.

• Maximizes trail visibility along the street corridor.

• Provides direct access to the trail from Melrose-Oak Park.

The following distinct components are required to facilitate the

construction of this alternative.


• Significant Land/Building Acquisition for two properties.

• Requires further environmental study for the relocated access road.

Alternative No. 3 - Manchester Street and Pepper Trail

The Manchester Street and Pepper Trail Alternative features a

multiuse trail adjacent to the roadway throughout the majority of

the corridor. The trail for this alternative is located on the south

side of Manchester Street in the East District and on the north

side in the West District. The trail would follow Town Branch

Creek through a large portion of the Pepper Distillery Property

where the natural section of the stream currently exists.


• Two lane roadway with turn lanes at select intersections.





• Private loop trail around the Pepper Distillery distilling plant building.

• Maximizes trail interaction in the West District with natural stream segment.

• Maximizes trail visibility along the street corridor in the East District.

• Provides direct access to the trail from Melrose-Oak Park and Irishtown.

The following distinct components are required to facilitate the construction of this alternative.

• Enhance a segment of Town Branch Creek in the West District.


• Significant Land/Building Acquisition for one property.

• Requires further environmental study for the relocated access road and off-road trail in the West District.


Alternative No. 1 - Town Branch Creek Trail


East District

Description QTY Unit Cost Total CostRoadway 2,130 $ 1,015 $ 2,161,950 Streetscape 2,050 $ 720 $ 1,476,000 Off-Road Trail 2,250 $ 840 $ 1,890,000 Railroad 885 $ 920 $ 814,200 Stream Restoration 2,100 $ 360 $ 756,000 Env. Remediation 2 $ 125,000 $ 250,000 ROW Acquisition 3 $ 530,000 $ 1,590,000 Public Art/Amenity 1 $ 300,000 $ 300,000

West District

Description QTY Unit Cost Total CostRoadway 3,240 $ 1,275 $ 4,131,000 Streetscape 2,920 $ 720 $ 2,102,400 Off-Road Trail 2,180 $ 400 $ 872,000 Railroad 120 $ 1,570 $ 188,400 Stream Restoration 900 $ 250 $ 225,000 Env. Remediation 2 $ 125,000 $ 250,000 ROW Acquisition 2 $ 240,000 $ 480,000 Public Art/Amenity 1 $ 220,000 $ 220,000



Typical Section Evaluation Criteria






• Safety


Catalytic Impact

• Public Support


• Market Need

1Evaluation Scale

5 MoreLess

1

2

3

4

5

6

7

1

1

4

1 4

6

1



Streetscape

Public Pedestrian and Bicycle Trail Improvements

Private Pedestrian and Bicycle Trail Improvements

Stream Relocation

Key Notes:

Significant Property Acquisition RequiredRail Yard and Rail Line ModificationsRailroad Tunnel RequiredFurther Environmental Investigation RequiredAt-Grade Rail/Trail Crossing-Safety ConsiderationProvides Creek/Trail InteractionProvides Trail Connection to Neighborhood

Town Branch Creek

Railroad Relocation

1

2

3

4

5

6

7

Existing

Proposed


Evaluation Criteria






• Safety


Catalytic Impact

• Public Support


• Market Need

Alternative No. 2 - Manchester Street Trail


East District

Description QTY Unit Cost Total CostRoadway 2,130 $ 1,035 $ 2,204,550 Streetscape 2,050 $ 720 $ 1,476,000 Off-Road Trail 0 $ 250 $ - Railroad 85 $ 500 $ 42,500 Stream Restoration 0 $ - $ - Env. Remediation 1 $ 50,000 $ 50,000 ROW Acquisition 0 $ - $ - Public Art/Amenity 1 $ 300,000 $ 300,000

West District

Description QTY Unit Cost Total CostRoadway 3,240 $ 1,295 $ 4,195,800 Streetscape 2,920 $ 720 $ 2,102,400 Off-Road Trail 0 $ 400 $ - Railroad 120 $ 1,570 $ 188,400 Stream Restoration 0 $ - $ - Env. Remediation 1 $ 50,000 $ 50,000 ROW Acquisition 1 $ 170,000 $ 170,000 Public Art/Amenity 1 $ 220,000 $ 220,000


Contingency $ 2,200,100 Total $14,849,750

Typical Section

1Evaluation Scale

5 MoreLess

1

23

1

3

4

4



Streetscape



Town Branch Creek

Key Notes:

Significant Property Acquisition RequiredFurther Environmental Investigation RequiredProvides Trail Connection to NeighborhoodTrail Connects to Bike Lanes in East District

1

2

3

4

Existing

Proposed


Alternative No. 3 - Manchester Street and Pepper Trail


East District

Description QTY Unit Cost Total CostRoadway 2,130 $ 1,015 $ 2,161,950 Streetscape 2,050 $ 710 $ 1,455,500 Off-Road Trail 0 $ 250 $ - Railroad 85 $ 500 $ 42,500 Stream Restoration 0 $ - $ - Env. Remediation 1 $ 50,000 $ 50,000 ROW Acquisition 0 $ - $ - Public Art/Amenity 1 $ 300,000 $ 300,000

West District

Description QTY Unit Cost Total CostRoadway 3,240 $ 1,285 $ 4,163,400 Streetscape 2,920 $ 720 $ 2,102,400 Off-Road Trail 1,450 $ 400 $ 580,000 Railroad 120 $ 1,570 $ 188,400 Stream Restoration 1,200 $ 250 $ 300,000 Env. Remediation 2 $ 125,000 $ 250,000 ROW Acquisition 1 $ 170,000 $ 170,000 Public Art/Amenity 1 $ 220,000 $ 220,000



Typical Section

1Evaluation Scale

5 MoreLess

Evaluation Criteria






• Safety


Catalytic Impact

• Public Support


• Market Need



Streetscape



Key Notes:

Significant Property Acquisition RequiredFurther Environmental Investigation RequiredProvides Creek/Trail InteractionProvides Trail Connection to Neighborhood

Private Sidewalk for Outside Cafes

1

2

3

4

Town Branch Creek

1

41

2

4

1 2 3

4

Existing

Proposed


Evaluation Matrix

The evaluation matrix shown to the right was developed from

feedback provided by the stakeholder committee and based on

the physical conditions investigation and corridor analysis. The

matrix contains three primary criterion that are used to rank the

project alternatives: Implementable, Quality of Life/Quality of

Place, and Catalytic Impact.

Implementable

The implementable criterion includes factors that influence

whether the alternative is more readily implementable in

supporting redevelopment interest in the District.

• Cost - Potential to lengthen project schedule while acquiring additional funding.

• Land Acquisition - Potential to lengthen project schedule, increase cost, delay or stop the project.

• Environmental Impacts - Potential to lengthen the project schedule, increase permitting, and increase project costs.


The quality of life and quality of place criterion includes factors

that influence whether the alternative has the ability to influence

the experience and quality of the environment for patrons and

residents of the District.

• Integration of Creek and Trail - Potential to increase interaction between people and the natural environment effects the experience and quality of place.

• Safety - Potential conflicts between pedestrian, cyclists, motor vehicles, and trains can impact the quality of life.

• Neighborhood/Cultural Sensitivity - Potential to influence the surrounding neighborhood and cultural resources effects the overall quality of the District.

Catalytic Impact

The catalytic impact criterion includes factors that influence

whether the project has the ability to positively influence not

only the district but surrounding areas and initiatives.

• Public Support - Public perception of the alternative will influence support for the District initiative as a whole.

• Other Initiatives - The extent to which the alternative compliments other parallel initiatives maximizes the level of overall project impact.

• Market Need - Implementation approach of the alternative reinforces the redevelopment potential and marketability of the District.

Implementable

• Cost





• Safety


Catalytic Impact

• Public Support


• Market Need

1Evaluation Scale

5 MoreLess

QTY Unit Cost Total Cost2,130 LF $ 1,015 $ 2,161,950 2,050 LF $ 710 $ 1,455,500

0 LF $ 250 $ - 85 LF $ 500 $ 42,500 0 LF $ - $ - 1 EA $ 50,000 $ 50,000 0 EA $ - $ - 1 LS $ 300,000 $ 300,000

QTY Unit Cost Total Cost3,240 LF $ 1,285 $ 4,163,400 2,920 LF $ 720 $ 2,102,400 1,450 LF $ 400 $ 580,000 120 LF $ 1,570 $ 188,400

1,200 LF $ 250 $ 300,000 2 EA $ 125,000 $ 250,000 1 EA $ 170,000 $ 170,000 1 LS $ 220,000 $ 220,000

$ 11,984,150 $ 1,797,700 $ 2,396,900 $ 16,178,750


East District

DescriptionRoadwayStreetscapeOff-Road TrailRailroadStream RestorationEnvironmental RemediationROW AcquisitionPublic Art/Amenity

West District

DescriptionRoadwayStreetscapeOff-Road TrailRailroadStream RestorationEnvironmental RemediationROW AcquisitionPublic Art/Amenity

Subtotal Professional Services

Contingency Total


0 LF $ 250 $ - 85 LF $ 500 $ 42,500 0 LF $ - $ - 1 EA $ 50,000 $ 50,000 0 EA $ - $ - 1 LS $ 300,000 $ 300,000


0 LF $ 400 $ - 120 LF $ 1,570 $ 188,400

0 LF $ - $ - 1 EA $ 50,000 $ 50,000 1 EA $ 170,000 $ 170,000 1 LS $ 220,000 $ 220,000

$ 10,999,650 $ 1,650,000 $ 2,200,100

$14,849,750

QTY Unit Cost Total Cost2,130 LF $ 1,015 $ 2,161,950 2,050 LF $ 720 $ 1,476,000 2,250 LF $ 840 $ 1,890,000 885 LF $ 920 $ 814,200

2,100 LF $ 360 $ 756,000 2 EA $ 125,000 $ 250,000 3 EA $ 530,000 $ 1,590,000 1 LS $ 300,000 $ 300,000

QTY Unit Cost Total Cost3,240 LF $ 1,275 $ 4,131,000 2,920 LF $ 720 $ 2,102,400 2,180 LF $ 400 $ 872,000 120 LF $ 1,570 $ 188,400 900 LF $ 250 $ 225,000 2 EA $ 125,000 $ 250,000 2 EA $ 240,000 $ 480,000 1 LS $ 220,000 $ 220,000

$ 17,706,950 $ 2,651,100 $ 3,534,700 $ 23,892,750

1Evaluation Scale

5 MoreLess1Evaluation Scale

5 MoreLess

Alternative No. 3Alternative No. 2Alternative No. 1

Evaluation Criteria 25 25 31


Additional Improvement Considerations

In addition to the basic infrastructure elements included with

the alternatives as previously described, there are additional

improvement considerations within the District. The following

describes additional improvement opportunities that have the

potential to significantly influence the viability of the District.

FEMA Floodplain and Town Branch Watershed

One of the most significant impediments to development in

the District is the FEMA floodplain. While the East District

has minimal constraints with the mapped floodplain, the West

District’s developable area is almost entirely encumbered by the

regulatory floodplain. As a result, the development of the Pepper

Distillery property is severely restricted. The historic designation

of this property does allow for some exemptions to the existing

structures; however, new construction would be prohibited

without special use permits and flood protection measures.

Floodplains are determined based on the hydrology of the

watershed and the hydraulics of the stream. The hydrology

establishes the flow in the stream while the hydraulics determine

how the stream conveys the flow. The hydrologic study for

Town Branch was completed in the mid-1970s using generalized

equations to develop the design flow for determination of

floodplain. The flow results in a floodplain with water depth

ranging from 5 to 7 feet above Manchester Street between the

confluence and the Pepper Distillery Bonded Warehouse.

To better understand the ramifications of the floodplain within

the West District, the Consultant Team completed a background

review of the FEMA floodplain. Multiple sources suggest the

existing FEMA flood study design flow rate is conservatively

high resulting in excessive floodplain impacts to the West

District. This information was based on discussions with other

engineers involved with flood studies in the watershed, an

analysis from the United States Army Corps of Engineers, and

anecdotal evidence from a representative of LFUCG’s Division of

Engineering for the May 1997 flood event.

In order for the West District to maximize its fullest potential,

there is a need to update the FEMA floodplain to better

reflect the actual existing conditions and reduce the floodplain

constraint where appropriate. Revising the floodplain map

requires a detailed approach that meets FEMA’s exacting

requirements. Because of the long lead time for FEMA approval,

this item requires immediate consideration.

Town Branch Watershed-Based Plan

The City and public have widely recognized the importance

of Town Branch Creek as a community asset. As a result,

there are on-going efforts with the Town Branch Commons

plan to resurrect or celebrate Town Branch Creek in the heart

of downtown. While this effort offers the potential to forever

transform downtown, it is important to recognize that a natural

experience with Town Branch Creek already exists within the

West District. This natural stream corridor has already been

successfully leveraged for completed segments of the Town

Branch Trail largely through the vision of Town Branch Trail, Inc.

Unfortunately, this natural segment of Town Branch Creek is in

distress and listed as a 303(d) list impaired stream. In addition

to flooding, the effects of urbanization within the watershed

result is water quality problems including loss of habitat,

increased water temperatures, and sedimentation among others.

One of the documented causes of the stream impairment is

attributed to fecal coliform. The presence of fecal coliform in

Town Branch Creek may indicate contamination with fecal

material from humans or animals, through the droppings of

birds and mammals, from storm runoff and/or human sewage.

Large quantities of fecal coliform bacteria in water may indicate

a higher risk of pathogens being present in the water. Since

the resulting trail and streetscape may draw the public to the

stream, signs indicating the health risks posed by swimming or

wading in the stream may be appropriate.

A watershed-based plan developed for Town Branch Creek

would include a holistic strategy to address identified issues

with revitalization initiatives aimed at improving the overall health

of the stream and the ecosystem it supports. The Watershed-

Based Plan and assorted improvements could not only benefit

the District area but also Town Branch Commons, which will be

faced with similar challenges for opening of the culvert system

and natural restoration of the stream.

Utility Infrastructure Upgrades

Coordination meetings with utility providers included discussion

on existing infrastructure and corresponding capacity, relocation

opportunities, feedback on cost and schedule implications, and

the required process for initialization of the determined utility

improvements. The following capacity concerns were identified

through the utility coordination effort:

• Columbia Gas of Kentucky - Must evaluate the capacity of existing low pressure gas main in the East District with proposed development improvements to determine future facility needs.

• Kentucky American Water - Will consolidate two old existing parallel water mains with proposed water main that is sized to serve the proposed District.

• Kentucky Utilities - Will likely upgrade two separate existing 4 kV systems after the required electrical load has been determined.

• Windstream Communication - Will consider upgrading the existing system with fiber-optic lines throughout the corridor.

A final determination of required utility upgrades is dependent on

developer(s) providing the specific capacity needs and planned

uses for the proposed development.

The Distillery District Master Plan shows illustrations that remove

overhead utilities form the Manchester Street corridor. To help

LFUCG understand the implications of a relocation plan, utility

providers were consulted to understand cost and schedule

implications of the various approaches to be considered. The

following relocation strategies where discussed: burial of the

overhead utilities, rerouting the overhead utilities to the rear

of the development properties, and phased relocations. The

subsequent information was derived from the utility company

discussions:

• Burial of the overhead electrical distribution and communications lines results in high cost, but improved aesthetics. Underground utilities will require abovegrade equipment similar to what is now visible along the South Limestone corridor. Because of right-of-way constraints, abovegrade infrastructure will likely have to be placed on private property in easements. The narrow right-of-way will also result in a highly congested underground utility corridor. Design exceptions for utility separation clearance will be required if the electrical transmission line is relocated underground. The following costs for burial of overhead utilities were developed collaboratively with the impacted utility providers:

– East District Electrical Distribution and Communication - $3,830,000

– West District Electrical Distribution and Communication - $3,585,000

– East District Electrical Transmission - $4,405,000

• Relocating the overhead utilities to the rear of the development properties can be problematic because of the significant number of required utility service drops. The adjacent neighborhood and proposed development limit the feasibility of an overhead relocation routing alignment because of required easement clearance and separation.

The scope of required utility improvements has the potential to

greatly influence the overall project schedule and will not be fully

understood until key project agreements are in place. The utility

providers routinely require that a Memorandum of Understanding

(MOU) be in place before initiating internal planning and

budgeting activities. To accommodate efforts to facilitate such

agreements, preliminary roadway designs will be required to help

support definition of the corridor for scoping purposes.

Sanitary Sewer Improvements

Within the District, the sanitary sewer system has both near-

and long-term improvement needs. The most pressing need

involves sewerability for the West District which includes the

significant proposed development on the Pepper Distillery

property (see storm and sanitary sewer exhibit on page 30

and 31). While an existing gravity sewer currently crosses

this property, it is very shallow and problematic in addressing

sewerability needs for future development. Because of elevation

constraints, wastewater from the Pepper Distillery property

will require pumping to the existing trunk system north of

Manchester Street and the RJ Corman Railroad.

The scale of the planned development will require a Class

“C” pump station (75 GPM to 999 GPM) to be constructed

as defined by LFUCG guidelines. The location of the pump

station will be influenced by the significant floodplain extents as

pump stations are required to be protected from the 100-year

base flood elevation. Given the constraints within the District, a

minimum allowance of $300,000 is recommended for the pump

station construction. The shallow sewer, which currently crosses

the site, is located within the footprint of a planned future

parking garage. As such, relocation should be considered in

conjunction with any planned sewer improvements in the West

District.

A reoccurring SSO is located adjacent to the Town Branch

Creek. With the goal of bringing people in closer proximity to

the natural stream environment, measures to improve water

quality by eliminating this SSO will need to be taken. Consent

Decree Remedial Measures projects are also planned for the

University of Kentucky trunk sewer system, which converges

near the confluence area. Additionally, both the East and

West Districts feature aerial sanitary sewer crossings. These

crossings impact the aesthetics of the corridor. Because of

the service area upstream of the East District aerial crossing,

an infrastructure failure at this location would result in a major

impact to the overall Town Branch sewershed. Given the

complexities of the sanitary infrastructure needs within the

District, a comprehensive evaluation should be considered to

address the overall sanitary sewer system needs throughout the

corridor.


Stream EnhancementsThis section explores the stream enhancement opportunities

available within the Distillery District corridor. Generally, the

proposed District improvements will enhance the Town Branch

Creek corridor as an urban greenway with an attractive

streetscape that enhances livability and provides opportunities

to connect people with a historic water resource that is one of

the most important assets in the District. The stream itself can

serve as an “authentic amenity” or “signature feature”, providing

a sense of identity to the District.

Existing Conditions

This section of Town Branch Creek, a perennial stream, is

located in a highly developed area, primarily with industrial

and commercial land uses. The effects of the highly urbanized

watershed on Town Branch Creek are evident. The stream is

considered impaired and also suffers from physical impairment

because of channel modification, urban stormwater runoff, poor

in-stream substrate, and little riparian zone. Progressive filling,

site development and construction of roads and railway lines

have resulted in the loss of nearly all of the natural floodplains.

Because Town Branch Creek cannot access a floodplain, the

stream carries more energy, causing bank erosion and channel

downcutting. It also carries a higher pollutant load downstream

during storm events and may have reduced baseflow, which is

detrimental to aquatic life during drier conditions. The frequency

and magnitude of flooding is increased by the high percent of

impervious surface in the watershed, leading to frequent and/or

severe flooding events of higher magnitudes.

Stream Revitalization

Varying levels of opportunities exist for directly improving Town

Branch Creek. In general, the terms restoration, enhancement,

and stabilization are often used to describe stream

improvements.

• Restore - Restore a stream means to recreate meanders, stabilize soil, and install gently sloping stream banks. Stream restoration is not always possible due to constraints such as topography, property ownership, utility crossings, structures, or roadways.

• Enhance - Enhance a stream is to attempt meanders and gentle slopes where possible and to stabilize the stream banks. Restoration and enhancement can include the installation of in-stream structures to improve stability and aquatic habitat.

• Stabilize - Stabilize a stream is simply to secure the stream banks from further erosion because constraints limit other degrees of stream protection.

Elements considered for improvement specifically related to

stream restoration include the riparian zone, floodplain, channel

dimensions, channel pattern, channel longitudinal profile,

in-stream features, and substrate for aquatic habitat.

Riparian Zone

Riparian zones are significant because they provide many

water quality and habitat functions such as soil stabilization,

food and shelter for animals, and natural biofilters that protect

streams from excessive sedimentation, polluted surface runoff,

and erosion. Riparian trees provide shade to streams, regulating

stream water temperature, and therefore dissolved oxygen levels.

Additionally, the riparian zones improve the aesthetic value of

streams and provide green space. Improvements to the Town

Branch riparian area should include widening and diversifying

the riparian zone, connecting to green space, and water quality

features and public access points.

Floodplain

Currently, water does not access a floodplain during bankfull

(or greater) storm events. Where possible, a bankfull floodplain

or bench should be constructed on one or both sides of Town

Branch Creek. During storm events, water spreads over the

bench floodplain, slowing the water and reducing bank stress.

The floodplain bench has the capacity to store some water

in designed depressions and features such as vernal pools

or wetlands within the floodplain and provides biogeochemical

functions that improve water quality and stream ecology. These

features can enhance the overall stream ecology as well as

provide unique aesthetic opportunities. For example, opportunities

for passive recreation can be added to the bankfull floodplain,

such as including sections of trail or greenway within this

floodplain, bringing users closer to the water resource.

Ideally, any sections of Town Branch Creek flowing within

culverts should be “daylighted” or removed from the closed

culvert and returned to an open stream channel. Daylighting

streams is a recognized way to restore stream ecology, function,

and aesthetics through improving adjacent floodplain and riparian

zone.

Stream Dimensions/Pattern/Profile/Substrate

Creating a bankfull floodplain improves the dimensions of an

incised/entrenched channel. Additional improvements to channel

dimensions include design of an appropriate low flow or

baseflow channel that is stable, transports sediment, and holds

water to sustain aquatic life in low flow or drier conditions.

Steep banks should be graded to gentler, less erodible slope

and stabilized with erosion control blanket and vegetation.

Where feasible, appropriate meandering pattern can be designed

for sections of Town Branch Creek where land is available.

Meanders set up the natural riffle-pool habitat sequence

important to energy dissipation and the support of aquatic life.

Likewise, a diversity of streambed longitudinal profile is important

for dissipating energy and providing niche habitats needed for a

variety of aquatic organisms throughout their life cycles. Within

this project, installation of in-stream structures, described below,

is the main mechanism for improving streambed profile that is

proposed.

Currently, the banks along Town Branch Creek are steep and

include several outfall structures that are perched above the

stream. These banks should be graded and stabilized and outfall

structures should be modified to allow for a gentle entrance

into the stream. In addition, channels with step pools/other in-

stream structures or vegetated swales can be utilized to move

water into Town Branch Creek from any stormwater outfalls that

remain within the corridor after redevelopment.

Several springs and seeps are present along Town Branch

Creek. The stabilization of banks around these features is

needed, but opportunities exist to enhance these areas as

unique environmental and historical features.

In-Stream Features

There is currently lack of variable flow regime and longitudinal

streambed profile that supports aquatic life. In-stream structures

can be installed within the stream in locations where pattern

cannot be improved. These structures are used to repair or

enhance stream functions and habitat, provide the diversity

of bed features critical to stream health, and improve stream

stability. In-stream structures such as vanes, cross-vanes, j-hook

vanes, constructed riffles, boulder clusters, and wing deflectors

provide functions such aeration, energy dissipation that reduces

erosion, and creation of niche habitats for aquatic organisms.

In this setting, structures would likely be constructed with large

boulders. In-stream structures can also provide opportunities for

public access and enjoyment.

Analysis and Conclusion

Even with the adverse impacts of urbanization on Town Branch

Creek, there are numerous stream restoration opportunities

within the watershed and in the District area. These fully

implemented opportunities will help to restore the riparian zone

adjacent to the stream, rehabilitate the stream qualities along

with creating aquatic habitat within the corridor, and ultimately

educate the public on the significance of water quality and

quantity-related concerns. The Framework Plan detailed on

page 33 and the public space discussion on the following page

highlights how beneficial enhancement of the

Town Branch Stream Corridor can be cohesively

melded into redevelopment plans for the District.

Existing Stream Section

Stream with Wetland

West District Stream Enhancement Plan

West District Stream Enhancement Plan


Public Space

The Conceptual Framework Plan depicts a variety of public

spaces that are intended to enhance the aesthetic qualities and

livability of the District, mitigate the impacts of industrial uses

and the rail lines, and restore functional integrity of the Town

Branch Riparian Corridor.

Gunpowder Springs Depot

The former Trotter Brothers Gunpowder Mill (1812 to 1833)

stands out among a wide variety of late eighteenth and early

nineteenth century industries that located along the Town

Branch Creek because of the abundance of corridor’s spring

water. The framework plan borrows the Gunpowder Factory’s

legacy to identify the location for the potential development of

a village green and multimodal hub at the midpoint of the East

District and the crossroads of Irishtown’s Willard and Perry

Streets. The concept depicts a sloping plaza that would cut

down through more modern fills toward the original grade of the

creek. Mixed-use building would frame the view to an overlook

and possible dinner train boarding platform.

Melrose-Oak Park Recreation Area

The redevelopment of the current LFUCG Recycling Center

could feature a larger and more flexible outdoor recreation

area, playfield, and community pavilion or viewing area that

buffers the adjacent rail line and serves both the passive and

active needs of residents throughout the District. The proposed

greenway along the existing RJ Corman Rail Line could feature

a naturalized stream channel that reduces stormwater runoff,

promotes sound attenuation, and increases the ecological

diversity of the corridor.

The Confluence

The Confluence Area is both a physical and perceptual gateway

between the East and West District located at the intersection

of the Norfolk Southern Railway overpass, Town Branch Creek,

and Manchester Street. Significant filling and encroachment of

the stream corridor have diminished functional and aesthetic

qualities of the creek, channelized tributary streams, and

increased the flood potential in the area.

The framework plan shows the potential for a modest

realignment of Manchester Street and the integration of Pyramid

Park on the east side of the railway. The west side depicts

the potential for an expanded greenway network and the

development of a trailhead park and gathering space that could

feature an outdoor performance and viewing area along the

north bank of Town Branch Creek.

Confluence Area - Conceptual Framework Plan


Public Art

Public art can play a unique and critical role in enhancing the

aesthetic quality and livability of the District

• Public art can reveal and express the essential character of

the District, especially the symbiotic relationship of natural

environment and industry. Public art can bring a contemporary

voice to the understanding of this place.

• A body of public art projects that are consistently focused on

environmental and industrial aspects of the District (what this

study calls the “Greenway” and the “Greyway”) can create

a sense of cohesiveness across the many improvements

(infrastructure, private development, public spaces,

environmental remediation) that will be made over time.

• Public art can lend an authenticity to the District that

is rooted in the character and history of the place, as

translated by the voices of artists.

• Public art can create public excitement about the

District, strengthening the overall impact of the project.

Public Art and the Essence of the District

Nature and Industry are intertwined throughout this the District,

there is no discernible separation between the natural world and

industry. The stream and the springs brought the town to this

site and supported the distillery industry. In turn, the distillery

industry left its mark on the surrounding nature with large

structures and stream bank stabilization. Now, as time passes,

nature is reclaiming many areas of the district. The public art

program should reflect not only the parallel worlds of nature and

industry but also the interactions between them.

• Greyway and Greenway

The interconnected quality of nature and industry suggests a

concept of two interconnected paths, the Greyway and the

Greenway, that will serve as literal and conceptual spines for

public art. The Greyway is connected to the existing man-made

infrastructure of the roadway corridor, following Manchester

Street. The Greenway is connected to the stream corridor and

includes the natural features of the site as it follows the Town

Branch Creek.

• Time

A public art strategy is also proposed that works on several

time scales. It works now, as many parts could be implemented

immediately and inexpensively to create an artistic presence

in the District before any new infrastructure is added, or

before any new development occurs. It will also grow also as

the plan advances; every time that infrastructure and private

development takes a step forward ideas in the art plan can

be brought forward. The strategy defines the ingredients of

each layer of the site and looks at the temporal possibilities for

implementation now and in the future.

Moving into Action

The public art recommendations in this plan are organized into

two parts.

The first part, “greenway” and “greyway,” demonstrates how the

essence of the District can be conveyed through two threads of

public art projects. Every project would be asked to respond to

one of two conditions; the streams and springs that attracted

development in the first place, or the remnants of the industrial

community that depended on the water. Artists could work in

a variety of visual media, from sculptural installations to projects

integrated into landscape and infrastructure, using light and color

to text and symbols.

The images on the “greenway” and “greyway” pages illustrate

how projects that are commissioned independently can add

up to a collection of artworks that are in conversation with

themselves and with visitors to the District. By focusing on

these threads, the public art initiative can contribute to the

District’s unique place character and create a set of experiences

that cannot be found anywhere else.

The second part, which includes sections on “immediate

projects,” “infrastructure”, and “public places,” indicates how

public art can be connected to the investment that is likely to

occur in the District. “Immediate projects” could be undertaken

starting now, while further planning and predevelopment activities

are underway, to send early messages about the changes that

are to come.

Projects for “Infrastructure” and “public places” would be related

to future improvements that are made to streets, trails, parks,

plazas, environmental management of Town Branch Creek,

utilities undergrounding and a potential parking garage proposed

on the Pepper Distillery site. Artists could be asked to lead

the design of public space and infrastructure improvements.

They can be asked to develop artworks that are integrated

into the design of public spaces or infrastructure. Artists

can also develop site-specific artworks that are developed

concurrently with the design and construction of public spaces

or infrastructure.

Funding and ManagementFunding for public art could come from many sources.

“Immediate action” projects, which would be of lower budgets,

could be funded by the entity that is set up to promote and

develop the District, and could draw on the public art/amenity

funds proposed in the preliminary budgets.

Artworks related to infrastructure and public places could be

funded from future expenditures from TIF public improvements

budget or by private investments made in the same area. An

annual budget of $75,000 would be ample to stage temporary

projects as well as small-scale, medium-term improvements.

These projects should be curated, as opposed to themed,

in order to sustain an ongoing effort of artistic exploration

and placemaking that grows from these two fundamental

characteristics of the District. This would require a level of

artistic direction, which could be provided by a curator in

residence, a curatorial consultant, and art planning consultant, or

an artist, with implementation managed on various levels by an

experienced organization such as LexArts. The artistic director’s

key role would be to help District developers, public agencies,

and design teams to identify key opportunities for public art

projects (short-term, long-term, public space, infrastructure) and

develop strategies for implementing them.

Photos:

Spencer Finch, The River that Runs Both Ways

Janet Zweig, Forms of Exchange

Stacy Levy

Buster Simpson


Public Art/GreenwayThe Greenway

The Greenway offers an immersive, sensory experience.

It follows Town Branch Creek and seeks out the more natural

aspects of the District. Projects about ecological processes and

natural phenomena will play a large role in how the design is

transmitted throughout this corridor.

The experience of the Greenway will be more subtle than the

experience of the Greyway. While Greyway projects might be bold

and vivid, experienced in a few moments across the dimensions

of speed and distance, the Greenway will be more about

patience, exploration and discovery, and about revealing hidden

processes and change over time.

The Greenway will reveal and celebrate the temporary and

temporal changes of nature. Circumstances such as weather,

water cycles, and the rhythmic registration of the seasons could

be part of the investigation into the nature of the site.

But nature is not alone in this corridor, and the projects will take

advantage of the overlay of nature with the industrial landscape.

The resulting art and design components will be more material

than those of the Greyway. Art projects could be free-standing

and temporary art projects could have a physicality and presence

that is in contrast to the Greyway’s more atmospheric site

treatments of highlighted and colored surfaces. The industrial

infrastructure will be located, preserved, and celebrated as artifacts

in the stream corridor.

Water features and upland landscapes can feature artworks that illuminate the movement/texture of water and landscape.

The stormwater management system includes not only drains, pipes, and outfalls but also gutters and spouts that collect water from buildings, which can be artistic elements.

The Town Branch Creek corridor can include places to view or engage with the water.

Artists can explore the interface/contrast between infrastructure and natural systems.

Artist designed sculptural scaffolds can guide topiary forms that take many years to grow.

Traditional artworks, like murals, can mimic natural process.

Artist-led marking projects can engage communities in rediscovering and revealing hidden natural systems.

Artworks can reveal or highlight natural phenomena that are not easily visible (air currents, water flows, topography).


Public Art/GreywayThe Greyway

Perception of the site; The Greyway is about creating a place

identity, a collection of elements that signal to the visitors “you are

here.” The design of the Greyway creates a signature legibility that

defines the District for people who are passing through in cars

or on foot and for people who are hanging out at Gunpowder

Plaza, and other gathering places. The Greyway concentrates

more on nonmaterial ways of creating a place of interest and a

visual identity, such as lighting, painting, and enveloping. It has

intrinsically bolder, faster moves of color, light, and typography

overlaid on the existing infrastructure. It has embedded elements

that give a definite sense of place and passage through the

District.

The Greyway begins as a temporal introduction to the site, the

first immediate step to giving the District a sense of place and a

visual identity. It can be implemented early on in the development

process utilizing the existing situation and structures while the

overall public infrastructure and private development secures

funding. These interactions can be enjoyed until something more

lasting should take hold in the future of the site

The Greyway would be more focused on cultural artifacts that

show the industrial character of the site as well as its relationship

to the natural environment. Because of its relationship with the

existing industrial structures, the design of the Greyway has a

slower scale of change. It is not reacting to the ongoing variations

of nature, but rather works to unify the disparate industrial

elements, giving an overall connectedness to the site particularly

at night.

Lighting can give new life to the District’s industrial remnants.

Bollards can be used as visual and spatial structuring devices, as well as functional elements. Color can enliven the streetscape and also highlight the beauty of its simple forms.

The District’s industrial remnants can be given new life with paint and color.

Basic infrastructure, such as street lighting, parking lot lighting, and electrical infrastructure, can be reimagined in the language of color, graphics, and simple, functional forms described elsewhere.

Color, typography, and icons can be composed into a visual language that plays a dominant role in establishing the character of the District.

Seating can enhance the use of public spaces such as the proposed Gunpowder Plaza.

The windows of the former distillery buildings can feature artworks that make them places of discovery and surprise.

Traditional art approaches, such as muralism, can be expanded to include sites on industrial buildings.

Utility and storage buildings can be given decorative exterior treatments.


Public Art/Immediate OpportunitiesSmall Steps, Big Vision

The public art component of the District will have the most impact

if it is organized as a series of ongoing actions, starting with

small but smart and surprising interventions, and building towards

more substantive pieces integrated into design, development, and

infrastructure projects.

There are numerous ways that public art could have an impact

on the visual character of the District now, before any long-term

investments are made. Artists can infiltrate the existing urban

landscape with color, light, supergraphics, and simple rainwater

infrastructure – inexpensive projects that could be organized

quickly and which would signal change.

Icons

Bold gestures can create instant memories that become indelibly associated with the District’s overall profile and sense of place.

Incidental Infrastructure

Small scale urban elements and infrastructure, such as bollards and utility boxes, can be treated with artful interventions that give everything a new liveliness.

Gateways

Temporary artworks at key gateway locations along Manchester Street can announce the District and the signal the new development that is going to occur.

Industrial Facades

The industrial archaeology of historic distillery buildings can be highlighted as they are right now. Light and paint are two inexpensive media artists can use to explore these buildings.

Wayfinding

Special supergraphics can mark important places and help people find places within the District.

Events

Event-oriented art projects can attract significant crowds who might not otherwise visit a place.


Public Art/Public Realm OpportunitiesKey Opportunities for Signature Projects

The public realm improvements proposed for the District offer

some of the most significant opportunities for incorporating public

art. In these places, public art can create both iconic images and

places that engage people in a very direct way.

The two key elements of the public realm are Manchester Street

itself and the Town Branch Trail, which provide connective tissue

for vehicles and pedestrians throughout the District. There are

also several specific public spaces proposed along the way: some

are new insertions that are proposed by this study; some already

exist and will be refurbished.

Artists could be engaged to be members of the design teams

creating new spaces, such as Confluence Park or Gunpowder

Plaza. Artists could also be commissioned to work on specific

features, such as community gathering spots or new places where

people can engage with Town Branch Creek. Artists could also

be commissioned to create independent, yet site specific, pieces

that are included in various parks and plazas.

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3. Confluence Park

Here is where nature meets urban, where conditions–low and high water, seasons–are ever changing. Art can be dynamic and explore the interface of infrastructure and natural systems. It can also introduce the more invisible aspects of the site.

6. Manchester Street

This street will be the most visible, and most heavily used, public space in the District. The streetscape can be enlivened with artistic flair, using strategies like color to transform generic streetscape elements.

1. Town Branch Trail

The trail is a public space and an infrastructure project that leads people along the stream and through open spaces. Projects can reflect on both the trail itself as well as the views the trail gives of previously hidden landscapes.

5. Gunpowder Plaza

A place for gathering and people watching, where events like concerts can be programmed or spill out from the adjacent buildings. Art should help anchor this space, yet reflect the serendipity of urban life, and perhaps work with stormwater.

4. Pyramid Park

A place for neighborhood gathering and art possibilities include art-based fencing along Manchester Street, to define the space and make it feel safe, and a rain garden running through the park as part of the project to daylight the tributary.

2. Melrose–Oak Park Rec Area

A place for neighborhood recreation with a story circle gathering place and an artistic treatment of baseball field backstops are also shown below.


Public Art/Infrastructure OpportunitiesEmbedded Art in Infrastructure

Artists can also produce work that is integrated with the various

infrastructure and utility systems that weave through the District–

water, stormwater, transportation, power, and waste.

In the near-term, artists can produce work that highlights existing

infrastructure with small-scale projects. Over time, art planners

and artists should be involved with design teams working on

infrastructure improvements, to identify opportunities for artist

contributions early on, and to coordinate the artist’s work with the

work of the rest of the design team.

Stream

Improvements to the course of Town Branch Creek could include stream bank enhancements, aeration structures, and viewing areas.

Bridge

The bridge that will cross Town Branch Creek to connect a new residential area to Manchester Street can be enhanced with art.

Utilities

Working utility systems, such as electrical equipment, street lighting, and water and sewer pumps and pipes, can be enhanced with artworks, or be artworks themselves.

Garage

A parking garage may be included in the development plans. Public art can be incorporated into the facade of the structure, enhancing its appearance.

Underpass

The bridge that carries railroad tracks over Manchester Street marks the passage between the East and West Districts. The underpass can be a major artistic event.

Recycling Center

The recycling center next to the District could be celebrated with art that explores the waste cycle; perhaps whimsical, perhaps made out of reclaimed materials.


Recommendations and Implementation StrategiesRecommended Plan

Based on the evaluation criteria outlined in the Alternatives Analysis section of this report and further detailed in the following, Alternative No. 3 - Manchester Street and Pepper

Trail is the recommended plan for implementation. With this

alternative, improvements to Manchester Street are complimented

with a multiuse trail inside the southerly right-of-way in the East

District, while following adjacent to the Town Branch Creek in

its relatively natural environment in the West District.

Project Highlights

• Manchester Street reverse curve allows roadway and trail to fit within clear width opening of existing railroad overpass at the confluence.

• Defined access points and access management strategy improve corridor character and mobility for future development.

• Street typical section promotes traffic calming to improve safety and support multimodal objectives.

• Relocated commercial entrance improves sight distance and safety at the confluence.

• Trail experience is enhanced by natural stream segment.

• Trail alignment provides connectivity and direct access from Melrose-Oak Park and Irishtown neighborhoods.

• Roadway and trail alignments minimize impact to both RJ Corman and Norfolk Southern railroads.

• Location of trail promotes visibility along the East District to support retail/commercial market needs.

• Opportunity areas are indentified for amenity elements throughout the corridor.

• Existing localized storm drainage issues are addressed.

• Cost of project goals and objectives is 50% lower than Alternative No. 1.

The following discussion describes how the Recommended Plan

achieves the optimal balance for the goals and objectives of the

project compared with the other considered alternatives.

Criterion No. 1 - Implementable

Given the unique complexity of the Manchester Street Corridor,

a more readily implementable alternative is essential in supporting

redevelopment interest in the District. Three factors comprise

this criterion including cost, land acquisition and potential for

environmental impacts. The basic public infrastructure cost for

the three alternatives considered ranged from $15,000,000 to

$24,000,000 with Alternative No. 2 - Manchester Street Trail

having the lowest opinion of probable cost. This alternative

included a trail alignment that generally followed Manchester

Street through the entirety of the corridor and scored highest for

this criterion.

Alternative No. 3 - Manchester Street and Pepper Trail scored

favorably in terms of cost and also incorporated a more

favorable trail alignment along Town Branch Creek in the West

District area. The alignment of the trail on the Pepper Distillery

property included some environmental consideration for the

historic designation of this property and its past uses. Alternative

No. 1 - Town Branch Creek Trail provided the most desirable

trail alignment in terms of relationship to Town Branch Creek;

however at $24,000,000, its estimated cost was 50% more than

Alternative No. 3, the Recommended Plan.

The primary cost variation between the three alternatives involved

location and placement of the trail in the East District area. For

Alternative No. 1, the trail was located along the channelized

section of Town Branch Creek in place of the existing RJ

Corman Railroad siding. This alignment adversely impacts

existing railroad operations and requires the following additional

improvements:

• Relocation of a segment of the RJ Corman Versailles rail line from the rail yard to Henkel-Denmark.

• Track and switching Improvements within the existing rail yard to accommodate loss of the siding.

• A new railroad bridge crossing Town Branch Creek.

• A tunnel for the trail under the Norfolk Southern railroad.

• Acquisition of a large commercial property and demolition of its existing structures.

• A small segment of Town Branch stream relocation.

• Necessary environmental investigations.

In addition to these significant infrastructure costs, the following

factors further affect the implementation feasibility of Alternative

No. 1.

• Railroad land acquisition from RJ Corman Railroad and agreement to relocate the existing rail facilities.

• Commercial property land acquisition and required demolition.

• Construction of a tunnel under a major mainline railroad facility.

• Additional permitting requirement for stream relocation and railroad bridge crossing Town Branch Creek.

• Potential environmental concerns along the future railway trail route.

The Recommended Plan achieves the best balance of user

experience, cost, and potential impediments to implementation.

Criterion No. 2 - Quality of Life/Quality of Place

Providing an experience that will help improve the quality

of place for the existing neighborhoods and corridor while

attracting visitors and private reinvestment is integral to the

overall success of the district. Through public involvement and

stakeholder feedback the quality of life/quality of place for the

district is directly related to three key factors that include the

extent of integration of the trail and stream, overall perception

of safety, and sensitivity to neighborhood and cultural concerns.

These factors were considered in relation to trail location and

experience and overall effectiveness in maximizing accessibility

with adjacent neighborhood areas.

The resulting analysis ranged from a fully integrated stream/trail

with Alternative No. 1 to a separated stream/trail with Alternative

No. 2 to partial stream/trail integration with Alternative No. 3, the

Recommended Plan. In considering all factors, it is apparent that

the natural stream experience the public desires is most visible

in the West District adjacent to Pepper Distillery. Alternative

No. 1 and the recommended plan both include extensive

interaction between the stream and trail from the confluence

area to Thompson Road. Neither alternative carries a public

trail beyond Thompson Road because of the close proximity of

the distilling plant building and stream and the unsafe midblock

roadway crossing location to the west at Manchester Street. The

alignments for both of these options reflect a private loop around

the distilling plant building that could add to the experience of

trail users and benefit the redevelopment potential for that portion

of the Pepper Distillery Project.

The Town Branch stream segment in the East District has been

channelized and includes unobstructed views of the RJ Corman

rail yard. In addition to the implementation challenges mentioned

earlier, concerns for safety with an additional pedestrian/rail

crossing currently outweigh the benefits of the trail alignment

along the channelized stream. Over time if the conditions in the

district change, the recommended plan does not preclude adding

a loop trail segment along this length of Town Branch Creek.

The recommended plan provides improved trail connectivity to

Irishtown as compared to the other alternatives, allowing more

direct access to trail amenities and recreational experience.

Criterion No. 3 - Catalytic Impact

The potential for catalytic impact was evaluated based on

public support for the project, market need, and how well

each alternative relates to other parallel initiatives. Alternative

No. 1 and the recommended plan both offer higher potential

for catalytic impact for the District. The noted public support

for creek/trail interaction helps rate Alternative No. 1 very

favorably for this factor. Conversely, activity along the street

frontage, “where people help make places,” has been credited

with improving the vitality of other successful districts and

development initiatives. By placing the trail for the recommended

plan within the streetscape of the East District, the window

traffic increases for potential businesses which in turn helps

meet the market need.

“Confluence Area” Norfolk Southern Railroad Overpass and at Grade RJ Corman Crossing.

Revitalized Town Branch will Bolster Distillery District Initiative.

Manchester Street - East District Recommended Plan.


Sp

Town Branch Creek

Sp

TTown BBranchh CCreek

Thompson Road Park

Forbes Land, LLCForbes Land, LLC

LFUCG Recycling Center

CSX


Vulcan Materials Company

Melrose-Oak Park

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Recommended Plan - West District Manchester Street and Pepper Trail

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Legend - Manchester Street-Pepper TrailRoadway Improvements

Streetscape



Town Branch Creek

Defined access points and access management strategy improves corridor character and mobility.

Street typical section promotes traffic calming to improve safety and support multimodal objectives.

Trail enhanced by interaction with natural stream segment.

New street eliminates unsafe commercial driveway at confluence and supports redevelopment potential.

Trail alignment provides connectivity and direct access from Melrose-Oak Park and Irishtown neighborhoods.

Roadway alignment minimizes impact to both RJ Corman and Norfolk Southern railroads.

Significant property acquisition required for trail and access management improvements.

Further environmental investigation required based on preliminary findings.

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0’ 125’ 250’ north62.5’

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Section AA (Existing) Section AA (Recommended Plan)

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AJames McConnell House


Speigle Heights

Irishtown

Town Branch Creek

Speigle Heights

Irishtown

RJ Corman Rail Yard

Pyramid Park


Manchester St.

BYE Proper-ties, LLC

West End Mission

AST

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Recommended Plan - East District Manchester Street and Pepper Trail

Manchester Street reverse curve allows roadway and trail to fit within clear width opening of existing railroad overpass at the confluence.

Defined access points and access management strategy improves corridor character and mobility.

Street typical section promotes traffic calming to improve safety and support multimodal objectives.

Trail alignment provides connectivity and direct access from Melrose-Oak Park and Irishtown neighborhoods.

Optional future private loop if property access becomes available.

Location of trail promotes visibility along the East District to support market needs.

Relocated commercial entrance improves safety at confluence.

New street eliminates unsafe commercial driveway at confluence and supports redevelopment potential.

1

Legend - Manchester Street-Pepper TrailRoadway Improvements

Streetscape



Private Sidewalk for Outside Cafes (optional)

Town Branch Creek

0’ 125’ 250’ north62.5’

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Section BB (Existing) Section BB (Recommended Plan)

B

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Considerations for Implementation

The Feasibility Study evaluation has outlined a variety

of infrastructure-related needs to support the intended

Distillery District Program. Through this evaluation, important

considerations were also identified that add complexity to the

approach for implementation of major capital roadway and trail

improvements. These include:

• Nonconforming interim redevelopment activity.

• Extreme floodplain encumbrance in the West District.

• Required rehabilitation and upgrades for public utility services.

• Limited availability of sewer service in West District.

• Pending consent decree trunk sewer remedial measures.

• Need for unified approach to stream revitalization.

• Corridor character negatively impacted by the truck traffic.

• Lack of functional civic space.

• Advanced deterioration of historic Pepper Distillery Buildings.

• Outreach with neighborhoods and need for stabilization efforts.

• Requirements for easements and property acquisition.

The list of items noted above are not intended to be all

inclusive, but instead the list is representative of the unique

challenges that the District faces. Experience suggests that

many of these issues extend well beyond the normal purview

of the private sector. Feedback through various meetings and

conversations with neighborhood representatives, concerned

citizens and private sector development interests affirmed this

assessment. As such, leadership in addressing these challenges

should be carefully considered by LFUCG in formulating its

strategy to support the TIF District initiative.

Priority Early Action Items

To assist LFUCG in formulating a strategy to support the

pending implementation phase for investment in public

infrastructure, the consultant team identified short-term priorities

where LFUCG could most effectively assist the District program.

The table on this page highlights five key target areas that will

be essential in catalyzing private sector investment in the district.

A more detailed discussion of the purpose and need for each

identified priority follows:

1. Street/Trail Preliminary Plan (Estimated Budget $200,000)Development of preliminary plans for the street and

trail system is deemed a critical priority to establish the

required structure for the future public realm for roadway,

streetscape, and trail sections. The 30% level drawings will

be used for a variety of purposes including the following:

• Identification of planned drainage and sewerage facilities.

• Location of firm placement opportunities for utility system rehabilitation and upgrade planning.

• Delineation of access management requirements to support trail system and multimodal objectives.

• Establishment of required infrastructure framework for interim redevelopment and adaptive reuse activity.

• Assistance in identifying potential Phase I implementation opportunities.

• Bringing confidence to private sector in establishing firm outline for infrastructure improvements.

Collectively, these and other resulting benefits will serve to

assist in aligning the Distillery District Developer(s) initiatives

with Phase I improvements and long-term objectives for

public infrastructure throughout the corridor.

2. FEMA Floodplain Update (Estimated Budget $400,000)Much of the District redevelopment area is encumbered

by floodplain of significant magnitude. This condition is

predominantly located in the West District area where

nearly all property within the TIF development boundary is

floodplain-challenged. Historical accounts and recent major

flood events of record suggest floodplain boundaries and

order of magnitude may be considerably overstated. As

a result, it is recommended that a phased evaluation be

conducted to reassess floodplain boundaries and base flood

elevations throughout the corridor.

The study should include a current evaluation of watershed

hydrology using modern analytical methods and tools. If

significant reductions in calibrated stream flows are validated,

subsequent steps leading to an approved FEMA Letter of

Map Revision could significantly enhance redevelopment

opportunities throughout the corridor. To be credibly

considered by FEMA, the study scale must extend far

beyond the District boundary. Additionally, the required

analysis and study scale far exceeds that which the private

sector routinely undertakes. Upon completion, the results will

potentially benefit other property owners both upstream and

downstream of the District with greater confidence levels in

floodplain mapping and flood elevations.

3. Utility Service (Estimated Budget $25,000)A vitally important consideration for the District is provision

of adequate and reliable utility service that meets future

demands. Discussions with the nine utility companies

that own and operate facilities along the corridor suggest

significant needs exist for rehabilitation and upgrade of

existing utilities to meet long-term demands for the District.

Additionally, desires to improve corridor aesthetics by burying

part or all existing overhead utilities requires careful planning

and consideration both in terms of cost and suitable

location(s) for duct bank systems.

To productively advance this conversation, it is

recommended that LFUCG lead a utility company partnering

initiative for the District that kicks off with a utility company

summit to discuss public/private commitment level and

interest in improving the corridor. The magnitudes of required

improvements to public utility infrastructure could take

several years to achieve as upgrade plans are developed

and refined in conjunction with planned roadway and

trail improvements. For a program of this magnitude, it

is important for utility companies to see leadership and

commitment in order to launch their internal process to plan

and budget for such a costly endeavor. The goal for this

initiative is to affirm utility company commitments to required

service improvements in support of the project.

4. Sanitary Sewer Service (Estimated Budget $25,000)Availability and adequacy of sanitary sewer service are early

checklist items for developers and financial interests seeking

real estate investment opportunities. Given the uncertainty

with this important development consideration for the West

District Area, it is vital that an implementation plan for

sewer service in this area be scripted so that private sector

interests understand requirements and potential costs for this

essential service. Historically, LFUCG has led previous efforts

to define the orderly expansion of its public sewer system

realm and plan for challenging unsewered properties within

the developed Urban Service Area.

Other factors contribute to the recommendation to undertake

the study effort. As an example, unsewered areas are

known to exist to the west of the District limits beyond

Forbes Road. A very shallow inaccessible gravity sewer line

crosses the easterly portion of the Pepper Distillery property.

Additionally, a gravity sewer from the Versailles Road area

parallels the westerly right-of-way of Norfolk Southern

Railroad where it crosses under the confluence and is

embedded in the structure and inaccessible for maintenance.

While the study may not integrate additional area or

incorporate modifications to these other facilities, it provides

a pivotal opportunity for LFUCG to holistically assess these

infrastructure issues moving forward before a window of

opportunity is closed.

5. Stream Revitalization (Estimated Budget $175,000)As a central feature throughout the District, revitalization of

Town Branch Creek is considered an important community

objective that is tied directly to the Town Branch Commons

initiative. With expressed potential for a new mixed-use

district validated by the TIF, a healthy stream ecosystem

must be a priority. To this end, it is important that a unified

approach to revitalization be established that not only serves

the needs of the District but also helps fulfill LFUCG’s

regulatory commitment as an Municipal Separate Sstorm

Sewer System (MS4). As a 303(d) listed stream, Town

Branch Creek is targeted for close scrutiny by the regulatory

community for action steps to reverse historic impairment

trends.

An important first step to stream revitalization is completion

of a watershed-based plan. LFUCG has completed or is in

progress of completing two similar planning efforts that are

intended to evaluate other watersheds and impairment trends

and outline comprehensive strategies for improvements. A

benefit of such a plan is eligibility for matching grant funds

that can be used for comprehensive stream restoration

initiatives. As an MS4, LFUCG’s leadership of this important

effort will ensure a unified approach to stream restoration

that is consistent with its permit obligation to improve water

quality.

Infrastructure Element Milestone 1 Milestone 2 Milestone 3 ObjectiveProjected Duration

Estimated Budget

Street/Trail Preliminary PlanInitiate 30% Design for Preferred Street/Trail Alternative

Establish MOA with Developer(s) for Targeted Public Investment

Request Construction Funding and Pursue Early Action Items to Improve Corridor Character

Align Developer(s) Initiatives with Phase I Improvements Program

6-9 mo. $200,000

FEMA Floodplain UpdateComplete Town Branch Watershed Hydrologic Study

Perform Updated Floodplain Analysis of Stream

Request FEMA Review and Concurrence

Floodplain Map Revision/Increase Redevelopment Potential in West District

18-24 mo. $400,000

Utility ServiceInitiate Utility Company Summit and Establish Partnering Relationship

Facilitate Needs Assessment and Define Upgrade Requirements

Formalize MOAs for Service Upgrades/Improvements

Utility Companies Commitment to Service Improvements

9-12 mo. $25,000

Sanitary Sewer ServiceAuthorize Study of Sewerability Alternatives

Adopt Implementation Cost Sharing Plan with Developer(s)

Integrate Recommendations with Remedial Measures Program

Implementation Plan for Sewer Service

6-9 mo. $25,000

Stream RevitalizationAuthorize Watershed Based Plan to Support Revitalization Initiative

Pursue Funding Opportunities for Targeted Stream Improvements

Outline Program of Improvements to Town Branch

Commission Design for Stream Restoration

18-24 mo. $175,000


• Clean Water Act Section 319(h) - 319 grants are available for watershed-based plan development and implementation, protection of Special Use Waters with identified threats, as well as other nonpoint source pollution control projects to help mitigate or prevent runoff pollution. Priority consideration is given to applications for watershed-based plan development and implementation in 303(d) listed streams. The grant can be used to pay for up to 60% of the total cost for each project with a 40% nonfederal match.

• Recreational Trails Program (RTP) - RTP is funded by the FHWA. The program can be used to provide assistance for acquisition of easements, development and/or maintenance of recreational trails and trailhead facilities to benefit communities and enhance quality of life. The maximum grant request is $100,000.

• Neighborhood Stabilization Program (NSP) - NSP was established to stabilize communities that have suffered from foreclosure and abandonment. The program provides targeted assistance to state and local governments to acquire and redevelop foreclosed and abandoned homes and residential properties that might otherwise become sources of blight within their communities.

• Community Development Block Grant (CDBG) - LFUCG’s annual award of federal funds under the CDBG program is currently nearly $2,000,000. Section 108 is the loan guarantee provision of the program that provides communities with a source of financing for economic development, housing rehabilitation, public facilities, and large-scale physical development projects. It allows grant recipients to convert a small portion of their CDBG funds into federally guaranteed loans large enough to pursue physical and economic revitalization projects. This public reinvestment provides confidence in the development potential for the private sector.

• USEPA Brownfield Cleanup Grant - The program is designed to help public and private sector stakeholders work together to sustainably reuse brownfields. Eligible projects include environmental assessments and cleanup.

Phasing and Implementation Strategy

The Distillery District initiative presents a unique opportunity to

energize a long overlooked area of downtown Lexington and

transform it into a vibrant contributing mixed-use economic

center. Collateral benefits of the potential re-emergence include

new infrastructure and quality of life improvements that will

benefit adjacent neighborhood areas including Irishtown and

Melrose-Oak Park. There is also important historical relevance

to this area related to the City’s early industrial beginnings that

thrived along the banks of the Town Branch Creek, which still

exists today as an important community asset. In short, there

is sound rationale to help promote improvement of this area

through infrastructure investment.

These possibilities aside, LFUCG’s role in supporting this

effort can be best served initially by bringing solutions to

challenging questions that deter private sector investment

and entrepreneurship in potentially costly and uncertain

redevelopment initiatives. The Priority Early Action Items previously identified represent needs that go beyond the

normal scope of the private sector. This is due in large part

to their relevance with the broader community as a whole or

complexity resulting from their interrelationship with the public

realm. As more certainty is secured in these key areas of

concern subsequent steps can be more confidently planned and

implemented moving forward.

Although the recommended Priority Early Action Items have

been listed individually for ease of understanding on the

previous page, they are collectively intertwined and should be

considered together as one moving forward. To illustrate their

interrelationships and importance, consider the following:

• Street/Trail Preliminary Plan – Supports identification of Phase 1 implementation opportunities.

– Aids utility companies in planning for future facilities.

– Guides planning for interim redevelopment initiatives.

• FEMA Floodplain Update

– Supports analysis of stream restoration alternatives.

– Informs placement decisions for West District sewer infrastructure.

– Determines adequacy of existing and proposed bridge openings.

• Utility Service (Partnering Initiative) – Outlines coordination requirements with timing and construction of public improvements.

– Elevates understanding of cost and accountability for relocations and upgrades.

– Supports seamless final design for roadway corridor.

• Sanitary Sewer Service (Implementation Plan) – Melds Consent Decree Remedial Measures plan with corridor improvements.

– Unifies West District Sewer Solution with street/trail improvements plan.

– Resolves conflicts with stream revitalization planning.

• Stream Revitalization (Watershed-Based Plan) – Outlines potential strategies to reduce flooding and improve riparian corridor.

– Informs public improvement opportunities for Town Branch stream corridor.

– Provides basis for opening lower reach of culvert system for University of Kentucky tributary.

Recognizing investment in implementation is an important

objective for the District, completion of these Priority Early Action

Items represents a vitally important first step. The collective

product of this initial investment will bring short-term confidence

to the private sector, while serving as a checkpoint for

LFUCG to assess how best to move forward with subsequent

involvement. While certain priority items may take up to 24

months to fully complete, preliminary feedback should be

evident in all priority areas within 9 to 12 months to help guide

investment of remaining initial project funding. In looking beyond

this milestone, the public infrastructure and development support

strategies on the following pages highlight additional steps to

consider in bolstering the Distillery District TIF initiative.

Funding

The scope of public infrastructure improvements required to

support the District is substantial, both in terms of cost and

complexity. As a result, implementation will likely require multiple

phases relying of various sources of funding. Possible funding

sources include the following:

• Remaining Distillery District Bond Funds - Approximately $1.7 million remains in the original bond allocation that can be applied to portions of the project.

• Tax Increment Financing (TIF) - TIF is a financing and development tool that permits local governments to capture future increases in property and other tax revenues generated by a new development within a specified development area. The captured value of the increase in tax revenues is used to attract private development or to finance public improvements for economic development projects. The District has already received TIF designation. After $20 million is invested between the developer(s) and LFUCG, all previously approved public infrastructure costs may be reimbursed from incremental tax proceeds.

• Transportation Alternatives Program (TAP) - TAP is funded by the FHWA to support a variety of alternative transportation projects. Eligible projects include planning, design, and construction of on-road and off-road trail facilities and stormwater management controls. The grant can be used to pay for up to 80% of the total cost for each project with a 20% non-federal match.

• Federal and State Highway Funding - The Lexington Metropolitan Planning Organization (MPO) and the KYTC manage various funding programs that are available for highway and bridge improvements. As a state highway route, Manchester Street is eligible for these funding sources through the State Transportation Improvement Plan.

Funding Sources

Project Development Act iv i t ies

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Distillery District Bond Funds N Tax Increment Financing N Transportation Alternatives Program N Federal and State Highway Funding N Clean Water Act Section 319(h) N Recreational Trails Program N Neighborhood Stabilization Program Y1 Community Development Block Grant Y1 EPA Brownfield Cleanup Grant N

1 - Study required to determine eligibility for grant.



Town Branch Creek

Public Infrastructure Strategy Priv

ate

Sect

or

Dev

elop

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&

Inve

stor

s

LFU

CG

S1 Prepare street and trail 30% preliminary design. PF/PA

S2 Complete FEMA Floodplain Update Study to establish reliable floodplain limits. SA PF/PASL

S3 Convene utility company summit with partnering efforts to outline program, budget, and schedule for various service upgrades required to support Distillery District revitalization. SA SF/PA

S4 Develop a comprehensive solution for provision of sewer service to West District SF PF/PASL

S5 Prepare watershed-based plan to provide avenue for future 319 grant funding in support of Town Branch stream rehabilitation initiative. SA PF/PA

S6 Work with developer(s) to outline Memorandum of Agreement for phased public improvements SA/SF PA/SL

S7 Work with MPO to procure state and federal funding to support construction of future trail and roadway improvements.

PA/SL SF

S8 Implement early stage corridor traffic calming measures to discourage heavy truck through travel patterns and begin enhancement phase for corridor character.

PF/PA SL

M1 Complete final design for Phase I public infrastructure improvements. PF/PA

M2 Acquire easements and begin implementation of Phase I utility upgrades. SF/SA PA/SL

M3 Upgrade existing substandard public sanitary sewer infrastructure to serve near term redevelopment opportunities. PF/PA

M4 Assess feasibility of daylighting lower reach of University of Kentucky box culvert system in Pyramid Park to help restore stream ecosystem and enhance public gathering space.

PF/PA SL

M5 Prepare unified design plan for Town Branch Creek revitalization initiative. SF/SA PF/PA

M6 Acquire easements, private properties and/or right-of-way to support implementation of trail improvements. PF/SA SF/PA

SL

M7 Initiate construction for Phase I public infrastructure improvements. PF/PA

M8 Complete final design for Phase 2 public infrastructure improvements. PF/PA

PA - Primary Administrative Responsibility S1 - Short-Term Strategy No.1PF - Primary Financial Interest M1 - Medium-Term Strategy No.1SF - Supporting Financial InterestSA - Supporting Administrative InterestSA - Supporting Marketing & Promotional InterestSL - Supporting Legislative Responsibility

Public Infrastructure Support Matrix



Development Strategy Priv

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In

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LEX

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LFU

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CD

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LLC

Com

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Org

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Loca

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ools

(FC

S)

Chu

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Civ

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Oth

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Age

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S1Establish a Not-for-Profit Community Development Corporation (CDC) or Private Limited Liability Corporation (LLC) to spearhead implementation of strategic planning goals and objectives.

SL PA/SF/SA SF SF

S2 Work with LexArts and local stakeholders to establish public art projects that build momentum and celebrate the historic and cultural legacy of the area. SF/SA PF/PA SF/SA SA SF/SA

S3 Promote reinvestment in existing housing stock and incentivize development of mixed-income housing alternatives throughout the adjoining neighborhoods PF SA/SL PA/SF

SL

S4Work with local stakeholders to gain site control of targeted properties and ensure that future development aligns with accepted community vision for redevelopment.

PF PA SF/SA SA SA/SF SF/SA

S5 Promote private reinvestment into neighborhood housing stock as a means to increase economic diversity within the primary trade area population. SL SF/SL PF/PA SF

S6Complete environmental assessments to determine physical, regulatory, and financial constraints on future development of targeted properties and pursue brownfield grant funds to support cleanup

PF/PA SF/SA SA

S7 Engage historic preservation interests to help support efforts to preserve historic corridor elements. SF/SA PA

M1Work with the LFUCG, private developers, and other partners to determine appropriate level of "gap" financing to support development of new market rate housing and commercial development on key district parcels.

SF/SA SF PA

M2 Partner with developers and property owners to recruit "first-in" tenants, retailers, and service providers to the district. SF SA/SL PA SA

M3 Develop initial marketing and promotional materials to support tenanting and recruitment activities. PF/PA SF/SA SA

M4 Implement wayfinding enhancements that reinforce the unique history and culture and create a more identifiable civic/business district. SA PF/PA SA

M5 Assemble property as required to gain control of key district sites. PF/PA SA/SL

L1 Implement an on-going district tenant recruitment and retention program SF/SA SF PF/PA SF/SA

L2Expand geographic boundaries of community improvement efforts to address substandard housing and promote investment in mixed-income, owner-occupied housing.

SL SA SF/SA SA

L3Work with Arena District stakeholders to develop a cooperative approach to community development and improve local competitive market position of associated business districts.

SA SA PA SA

L4 Continue to assess priorities and solicit development proposals for strategically important properties. SA PA SA

PA - Primary Administrative Responsibility S1 - Short-Term Strategy No.1PF - Primary Financial Interest M1 - Medium-Term Strategy No.1SF - Supporting Financial Interest L1 - Long-Term Strategy No.1SA - Supporting Administrative InterestSA - Supporting Marketing & Promotional InterestSL - Supporting Legislative Responsibility

Development Support Matrix

lexington distillery district improvements program feasibility study

Documents

rock consultants

implementation funding

jennifer scutchfield

jennifer mossotti

area property owners

kentuckyfinal reportjune

tom blues

vice mayorchuck ellinger