The Underutilized Property Survey was developed by the Division of Planning in conjunction with the Division of Community Development. The purpose of the survey was to identify underutilized property within the Urban Service Area, which can be used in a variety of ways to further the goals and objectives for infill and redevelopment.
Purpose
The primary goal of the UPS project was to inventory and map underutilized sites within the urban areas of Lexington-Fayette County. With this information strategies addressing the reuse and productivity of these properties can be further developed. These strategies will include improved housing stock and affordable housing, commercial and workforce redevelopment, and expansion of infrastructure.
Underutilized Property Criteria
A key component of this project was an external condition assessment of properties and buildings within the Urban Service Boundary. The first step was to establish evaluation criteria. A system was developed that assigned a numerical rank to each category. Information on site characteristics determined if the property was a lot with a structure, vacant property or a parking lot. If the property contained a structure then additional evaluation of the building was assessed. If a property was vacant (no structure) or entirely used as a surface parking lot then it received a numerical rank of 4.
Other basic information such as address, off-street, on-street parking, direct and indirect access, the number and height of buildings were assessed. Building conditions were ranked by three levels, which produced a cumulative numerical rank for the category. Level 1 Building Condition included no more than deferred maintenance and received 0 points. Level 2 Building Condition included 3 or more of the following: extensive peeling paint or faded/bent vinyl, missing gutters or steps, hairline structural cracks, broken/missing windows, missing light fixtures, missing doors/windows, missing mortar/external covering, roof damage, rotting wood members. If a building met these conditions then the property received 2 points.
Level 3 Building Condition included 2 or more of the following: large structural cracks, sagging structures, large holes, moisture/water damage, major fire damage, no external covering, blocked or boarded windows. Level 3 properties received 3 points.
Other evaluations of buildings included building occupancy. For example, if a principal building was less than 50% leased it received 2 points. Building occupancy was evaluated from the right-of-way based on visual conditions of the property and does not represent leasing information from property owners. In the case of a vacant building, 3 points were assigned. Other information was considered such as for sale or lease non-residential properties.
The total numerical ranks were based on a 0-8 point system. Properties receiving 0-1 points were not considered underutilized, 2-3 potentially underutilized, and 4-8 underutilized.
Underutilized Property Survey Methodology
The evaluation of property was conducted by 4 college interns working in teams of two using a windshield survey technique. A windshield survey is done by one person collecting data from a car. This methodology is designed to get data quickly allowing the collector to assess property from the public right-of-way. The survey was performed between May 15, and July 15, 2007.
The students used traditional paper and pencil survey notation with parcel and street maps aiding them in their navigation throughout the Urban Service Area. Other resources included existing vacant properties taken from the 2005 land use inventory. The surveyor updated this information as part of the assessment which has been integrated into the Underutilized Property Survey.
Once the information was collected in the field, the surveyors entered data into an Access database. The database was designed identically to the information collected. Utilizing this database allows the digital data to be converted into other databases, spreadsheets and GIS map files. This data can be represented spatially through GIS ArcMap.
While every effort was made to ensure accurate information is contained within the survey, the Division of Planning makes no representation, guarantees, or warranties, expressed or implied, as to the accuracy, completeness, and timelessness of the information provided. This information was collected for planning purposes only and should not be used for any other purposes. Any property improvements or changes since July 15, 2007 are not necessarily reflected in this survey
Click to view the Underutilized Property Map
Survey Results
Underutilized properties were divided into three categories: lot with structure (LS), vacant lot (VA), and parking lot (PL).
Urban Service Area
Inside the USA, surveyed properties including the merged 2005 vacant land use inventory are as follows: 3,855 (8,305.51 acres) underutilized properties representing 13.5% of the total acreage of land within the Urban Service Area.
There were 162 (36.33 acres) lots with structures, 198 (82.87 acres) parking lots, and 3,340 (7,415.89 acres) vacant lots surveyed within the USA that met the categorical criteria.
The category, lots with structures, included residential, business, office and industrial buildings. The survey included occupancy of these buildings and classifications of vacant, less than 50% occupied, and mostly leased. Of the properties surveyed in the USA, the results for these categories are as follows:
- 137 Vacant Buildings
- 15 Less than 50% Occupied
- 2 Mostly Lease
- 9 Undetermined
For more information about the Underutilized Property Survey, please contact Rachel Phillips at rphillip@lfucg.com or (859) 258-3160.
