Lexington City Zoning Code
ARTICLE 9
GROUP RESIDENTIAL PROJECTS
Sec. 9-1. - Intent.
The intent of this Article is to provide a means to permit two (2) or more detached buildings for residential purposes to be placed on the same parcel or lot of land in any R-1T, R-2, R-3, R-4 or R-5 zone, if approved as a Group Residential Project as provided herein, and to allow slight variations from the requirements of the zone in which it is located only as specifically provided herein.
(Code 1983, § 9-1; Ord. No. 263-83, § 1, 12-15-1983; Ord. No. 49-2012, § 1, 4-26-2012; Ord. No. 166-2017, § 4(9-1), 11-16-2017; Ord. No. 063-2024, § 9, 6-27-2024)
Sec. 9-2. - Where required.
Any development in an R-1T, R-2, R-3, R-4, or R-5 zone, which proposes two (2) or more detached buildings for residential purposes on the same lot or parcel, shall be considered a Group Residential Project, and shall conform to the provisions of this Article.
(Code 1983, § 9-2; Ord. No. 263-83, § 1, 12-15-1983; Ord. No. 49-2012, § 2, 4-26-2012; Ord. No. 166-2017, § 4(9-2), 11-16-2017; Ord. No. 063-2024, § 9, 6-27-2024)
Sec. 9-3. - Permitted uses.
The permitted uses shall be those principal and accessory uses listed in Article 8 for the zone in which the Group Residential Project is located. All other uses are prohibited, except that the following uses shall be permitted in a project approved on a final development plan:
(a) Schools for academic instruction;
(b) Places of religious assembly;
(c) Canteens of less than five hundred (500) square feet in size for the sale of sundries and other incidental items to residents of the Project;
(d) A sales or rental office of less than one thousand, two hundred (1,200) square feet in size, where contracts or leases can be obtained or executed;
(e) Up to two (2) clubhouses for each Project; and
(f) Recreational facilities, with or without game rooms and/or one (1) indoor theater.
Single-family detached units permitted under the R-2, R-3, and R-4 zones, with the exception of the Cottage House Project as defined in Section 9-8, are also prohibited from construction under the provisions of this Article. Such uses shall follow the requirements for subdividing, as required for single-family residential zones.
Sec. 9-4. - Detached buildings defined.
For the purposes of this Article, the term "detached buildings for residential purposes" shall be defined as single-family, two-family, or multifamily residential buildings, including ranch, motel or garden design types; townhouses; apartment buildings butted against each other; or apartment buildings connected by an open breezeway or similar connection. Buildings connected by breezeways or similar connections shall be considered to be detached buildings rather than one (1) building. Ranch, motel, garden, butted buildings or other design types may be counted as single detached buildings, as long as they do not exceed two hundred (200) feet in length; and buildings exceeding this length shall be considered as two (2) or more detached buildings, and shall be permitted only in Group Residential Projects.
(Code 1983, § 9-4; Ord. No. 263-83 , § 1, 12-15-1983; Ord. No. 166-2017 , § 4(9-4), 11-16-2017)
Sec. 9-5. - Review and approval.
The Division of Planning may approve site plans for a zoning compliance permit, after which the Division of Building Inspection may issue permits for the construction of a Group Residential Project on a lot of five (5) acres or less; provided the proposed Project meets the requirements set forth under Section 9-6. For all other Group Residential Projects on lots of more than five (5) acres, a final development plan shall be filed with the Division of Planning in compliance with the procedures and requirements of Article 21. Projects of five (5) acres or less may also submit a final development plan in order to establish the accessory uses listed in Section 9-3 above. The following procedure shall be followed for approval of Group Residential Projects which require a final development plan:
(a) Development Plan Required. A final development plan for all group residential projects on a lot of five (5) acres or more shall be required and contain the information as required by Article 21; and, in addition, specifying the number and type of dwelling units for each building and use of other structures.
(b) Certification of Approval. The certification of approval for a Group Residential Project development plan shall be as provided in Section 21-4
(f).
(c) Permits Required. After certification by the Secretary of the Commission, the Divisions of Planning and Building Inspection may issue permits in conformance with the approved plan upon receipt of a certified copy of the plan.
(Code 1983, § 9-5; Ord. No. 263-83, § 1, 12-15-1983; Ord. No. 122-2011, § 17, 9-29-2011; Ord. No. 49-2012, § 4, 4-26-2012; Ord. No. 166-2017, § 4(9-5), 11-16-2017; Ord. No. 036-2025, § 6, 6-12-2025)
Sec. 9-6. - Group residential projects minimum design standards.
All Group Residential Projects, with the exception of Cottage Housing Projects, shall conform to the following minimum design standards:
(a) Size. The parcel or lot on which the Project is located shall not be less than the minimum lot area for the zone in which it is located.
(b) Maximum Floor Area Ratio and Lot Coverage. For Projects in the R-3, R-4 or R-5 zone, the total floor area of all buildings shall not exceed the maximum floor area permitted in the zone in which the Project is located. When additional open space is provided in excess of the minimum required by Subsection (h) of this section, the applicant may exceed the maximum floor area ratio by one percent (1%) for each one percent (1%) of additional usable open space that is provided. The maximum floor area shall not exceed, by more than ten percent (10%), the maximum floor area otherwise permitted in the zone. The maximum lot coverage shall be as provided in the zone in which the Project is located. For Projects located in the R-1T zone, the total lot coverage shall not exceed twenty-five percent (25%). There shall be no maximum floor area ratio for Group Residential Projects in the R-1 T zone.
(c) Yard requirements. The minimum width of required yards shall be as follows:
(1) Front Yard. Frontage along any public or private street shall constitute a front yard. The front yard shall be established as follows:
Zone | Minimum Distance |
R-1T | 10 feet |
R-2 | 10 feet |
R-3 | 20 feet |
R-4 | 20 feet |
R-5 | 20 feet |
(2) Project Exterior Yard. The Project exterior yard shall be established along the outside boundary of the property, except where a front yard has been established as required in Subsection (c)(1) of this section. Where a Project exterior yard is required, the distance between principal buildings and the outside boundary of the property upon which the Project is located shall not be less than the height of the building, nor twenty (20) feet, whichever is less. Where the wall of any principal building is not parallel to the outside boundary of the property or is broken or otherwise irregular, the average distance shall not be less than as specified above. At no point shall such distance be less than fifteen (15) feet.
(3) Distances Required Between Buildings. The distances between principal buildings shall not be less than the required side yard in the zone in which the Project is located. Where the walls of the buildings are not parallel, or are broken or otherwise irregular, the average distance between the principal buildings shall not be less than as specified above, and shall at no point be less than one-half (½) the required side yard for the zone in which the Project is located.
(d) Proximity to Drive. A part of every residential building shall not be farther than one hundred sixty (160) feet from an access roadway or drive providing vehicular access from a public street. Residential buildings shall not be closer than five (5) feet to any access roadway or drive.
(e) Maximum Height. The maximum height of nonresidential buildings within a Project shall be thirty-five (35) feet. The maximum height of residential or mixed-use buildings within a Project shall be as follows:
Zone | Maximum Height |
R-1T | 35 feet |
R-2 | 40 feet |
R-3 | 40 feet |
R-4 | 60 feet |
R-5 | 80 feet |
(g) Open Space. See Article 20 for open space regulations.
(h) Plans containing private streets shall conform to the requirements of the Subdivision Regulations concerning private streets.
(i) Maintenance of Common Spaces. Where the design of the Group Residential Project indicates a need or desire to subdivide property and to provide for common spaces, a Home Owners' Association, or other mechanism for the provision of maintenance, improvement, and operations for all common spaces, including streets; parking areas; open space, etc.; shall be required to be established by the applicant. The applicant's responsibility to create such a mechanism shall be noted on the development plan of the Group Residential Project. A requirement that each property owner be individually responsible for maintenance of the common space abutting the lot shall not be considered as acceptable for fulfilling the requirements of this section.
(j) Density of Use. For projects that include one hundred (100) or more dwelling units, a minimum of two (2) commercial access points shall be provided. For projects that include more than six hundred (600) dwelling units, a minimum of three (3) commercial access points shall be provided. Such commercial access point shall be unobstructed.
(k) Other Requirements. Except as modified herein, the Project shall conform to the requirements of this Zoning Ordinance for the zone in which it is located.
(Code 1983, § 9-6; Ord. No. 263-83 , § 1, 12-15-1983; Ord. No. 153-87 , § 1, 7-9-1987; Ord. No. 122-2011 , § 18, 9-29-2011; Ord. No. 49-2012 , § 5, 4-26-2012; Ord. No. 166-2017 , § 4(9-6), 11-16-2017; Ord. No. 113-2022, § 8, 10-27-2022; Ord. No. 004-2023, § 26, 1-31-2023; Ord. No. 063-2024, § 9, 6-27-2024; Ord. No. 036-2025, § 7, 6-12-2025)
Sec. 9-7. - Group residential projects in the infill and redevelopment area.
(b) Bonus Floor Area. The maximum floor area shall not exceed one hundred twenty-five percent (125%) of the otherwise permitted maximum floor area in the zone in which the Project is located, provided the required usable open space has not been granted a dimensional variance.
(c) Open Space Reductions. Where proposed dwelling unit entrances or other applicable building entrances are located within ¼ mile (1,320 feet) walking distance along a walkable route of an existing LFUCG park, the minimum required useable open space shall be reduced by fifty percent (50%).
(d) Front Yard Averaging. The front yard may be averaged as permitted in Section 15-2(a)(1) only if the primary wall plane of the building is parallel to the public or private street.
Sec. 9-8. Cottage housing project.
(a) Review and approval. Development Plan Required. No development shall occur until a final development plan has been approved and certified. In addition to all requirements for development plans contained in Article 21
, the number and type of dwelling units for each building and use of other structures shall be included.
(b) Project Site Requirements:
1. Minimum Project Size - twenty thousand (20,000) square feet.
2. Minimum Density - four (4) detached single-family dwelling units per twenty thousand (20,000) square feet; eight (8) attached single-family dwelling units per twenty thousand (20,000) square feet.
3. Minimum Project Lot Frontage - thirty (30) feet.
4. Minimum Project Setbacks.
a. Side Yard - five (5) feet.
b. Front Yard Setback - ten (10) feet.
c. Rear Yard Setback - ten (10) feet.
5. Cottage Housing Shared Open Space.
a. Shall be centrally located to the cottage house project.
b. Shall be a minimum of four hundred (400) square feet per cottage.
c. Abut at least fifty percent (50%) of cottages in a cottage housing development.
d. Have cottages on at least two sides.
(c) Cottage Requirements:
1. Cottages shall be oriented around and have the primary entrance from the shared open space.
2. Cottages shall be sited to avoid the rear of the building facing a street (other than an alley) to the greatest extent practicable.
3. Cottages shall be within sixty (60) feet of walking distance of the shared open space.
4. A minimum distance between structures shall be ten (10) feet, including accessory structures.
5. Cottages shall have a roofed porch with a minimum dimension of eight (8) feet on any side.
6. Minimum Lot Frontage - no limitation.
7. Maximum Cottage Size - one thousand five hundred (1,500) square feet.
8. Minimum Lot Size - no limitation.
9. Minimum yard requirements - no limitation.