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ONE PARk

one park building

ONE PARK Vision

 One Park is a $250 million proposed development at Grinstead Drive and Lexington Road that will receive national acclaim for its architecture, combination of interactive uses, and prominent location next to a major urban park at the gateway to Louisville’s downtown

• The crossroads of four neighborhoods leading to downtown

• A gateway into downtown from
Interstate 64

• Creating street character that is pedestrian-oriented

• Having multi-modal access and connections

• Using sustainable principles that benefit the environment

• Providing access and views to the recreational uses around it

• Involving a mix of uses for work, retail, residence, and recreation, being a community unto itself and being one that supports and interacts with the communities around it

LOCATION

ONE PARK is located at the crossroads of Lexington Road and Grinstead Drive.

It is the first block from Interstate 64.

This proposed development will increase opportunities for usage of the Beargrass Greenway, a positive urban trail that connects to paths and bike lanes leading to downtown.

The ONE PARK site is next to Cave Hill cemetery which is 297 acres. 

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HISTORY

The history of this crossroads site has long been a transitional one because of its unplanned nature.

The prominent corner of Lexington and Grinstead currently features a stripped-down convenience and gas station. Prior to its present use, it also did vehicle repair. Due to the unplanned nature of this site, it has been largely impervious with the incongruous mix of buildings and parking lots. No portion of the site has ever been planned or subject to the local pre-”Plan Certain” regulation.

CURRENT SITE CONDITIONS

The current uses of the site are a fitness/health business in a former auto shop, a restaurant of 11,000 sf; a gas station with a large pylon sign; a dry cleaner; a used car lot; a milliner; a car wash; and a coffee shop; a billboard; and a large surface lot in the center of the parcels. The varied uses are due to the pre-”Plan Certain” C-2 zoning for the block which allows for intense, car-centric development. The layout of the buildings and parking are as storied as the history of this block. There are currently 18 curb cuts into the various businesses. Much of the curbs, stormwater inlets, and sidewalks that surround the site have fallen into disrepair over the years with a patchwork of repairs. In recent years, JDG Triangle Partners has purchased all 10 parcels in this triangular-shaped site. JDG Triangle Partners has tried its best to find quality tenants. Several tenants have expressed interest in becoming part of One Park.

RESIDENTIAL USES:

• Apartments and condominiums
• Assisted Living
• Extended Stay Lodging
• Home Occupations
• Live/Work Units
• Short Term Rentals

OFFICE:

•  General
•  Professional
•  Medical

RETAIL:

• Antique/Boutique
•  Apparel
• Art Gallery
• Artist Studio
• Bars and Restaurants
  with live music with  
  outdoor sales and con-  
  sumption of alcoholic
  beverages

•  Banking / Financial
• Barber/Beauty
• Bike Sales and Service
• Books
• Coffee/Café
• Dance Instruction
• Day Care
• Dry Cleaners
• Fitness /Athletic

• Florist
• Grocery store with
  liquor sales
• Hair Salon and/or spa
• High-end Luxury Brands
• Interior  
  Design/Decorating
• Jewelry
• Micro-brewery and
   micro-distillery
• Package Liquor
• Pharmacy
• Photocopying /
  Duplicating
• Photography
• Retail Sales
• Sporting Goods
• Tailor
• Veterinarian

HOTEL:

• Hotel, including ancillary restaurants, bars, shopping space, and conference/ event / meeting space

ROOFTOP USES:

• Uses listed under Residential, Office, and Hotel which may include retail, mechanical equipment, elevator access, elevator penthouse, shade or screen panels, green space, restaurants, event space, solar
panels, and pools.

BENEFITS TO THE COMMUNITY

• Rids the community of an unplanned eyesore at a gateway location to downtown Louisville and nearby urban parks

• Helps accommodate the increasing demand for urban housing• Helps accommodate economic opportunity inside the Watterson Expressway

• Better utilizes an unplanned block with already existing infrastructure

• Redevelops on arterial roads along the interstate with convenient, direct access

• Increases area vibrancy through new business opportunities

• Promotes Louisville’s competitiveness with its most attractive competitor cities (Charlotte, Nashville, Indianapolis, and Austin)

• Better utilizes Cherokee and Seneca Parks and links them to the urban environment which connects the parks to downtown

• Creates stronger interest in development along the arterials e.g. Lexington, Main/Market

CHANGES MADE

as a Result of Extensive Public Meeting Process

The development team and experts held 12 charrette public planning meetings beginning in  September of 2016 through June of 2018. The site plans evolved over time and a number of changes came out of the public process:

• Widens sidewalks for better pedestrian movement and to accommodate
  outdoor amenities
• First high-rise tower was reduced to an 18-story mid-rise structure.
• Second high-rise tower was eliminated.
• Third high-rise tower was eliminated.
• Moves buildings back to allow for greater streetscape space
• Improves streetscape with trees, pavers around the trees, outdoor lighting, and
  outdoor seating
• Steps back buildings above 6th level to diminish its street presence
• Changes building design and materials on lower six levels on Grin-stead side to
  reflect more traditional elements found in the Cherokee Triangle
• Creates a separated six level building at the corner of Etley Avenue and
  Grinstead Drive
• Creates a communal gathering space between the corner building and balance
  of the structure
• Showcases a variety of building materials with more traditional materials on
  Grinstead and more contemporary on Lexington Road and the mid-rise above

• Eliminates parking from perimeter of building such that the entire structure,
  except points of access, are surrounded by residential and commercial uses
• Adds solar panels to the roof area not already proposed as a green space
• Creates upper level green infrastructure for residents, guests, and/or public
  enjoyment
• Includes sustainability in various aspects of building design
• Assures retail space can accommodate highly desirable uses such as an urban
  grocery and bike/pedestrian-oriented businesses
• Prohibits a large number of currently permitted C-2 land uses
• Works with the City’s plan adding bike lanes on Lexington Road
• Makes provisions for bicycle parking
• Makes provisions for car ride sharing drop off/pick up
• Makes provisions for TARC drop off/pick up
• Proposes a signal at Etley Avenue and Lexington Road for left hand turns
• Proposes a pedestrian crossing signal on Etley Avenue and Grin- stead Drive
• Shows dual lefts onto Grinstead and leading to I-64 ramp for better access
• Provides good access and internal circulation for all modes of travel

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PARKS PERSPECTIVE

The proposed ONE PARK project is so named because of its proximity to Cherokee Park, which (in addition to its gateway location off I-64 and at the intersection of two major arterials connecting and/or leading to the core of Louisville Metro’s downtown) represents the principal advantage of this location for this project and, to a large extent, vice versa. An urban park is meant to be used, not just barely or trivially and not just be those who reside adjacent to it, but regularly, actively and by as much of the urban community as can relatively easily gain access to it. Frederick Law Olmsted surely not only understood but also promoted this, as indeed he planned his parks, notably New York City’s Central Park, with these, along public health and property value, interests in mind when in 1858 he authored his “Greensward Plan”. Of course, the times were very much different as was the development of our cites; but, that said, Olmsted wrote that

“No longer an open suburb, our ground will have around it a continuous high wall of brick, stone, and marble [meaning buildings]. The adjoining shores [meaning park edges] will be lined with commercial docks and warehouses; steamboat and ferry landings, railroad stations, hotels, theaters, factories will be on all sides of it and above it [meaning Central Park]: all of which our park must be made to fit.” When Olmsted penned a letter to a Mr. William Robinson 14 years later in 1872, he very much anticipated development of the city increasingly converging upon his park, which he also very much viewed as a good and essential thing for the well-being of the city and even more so of its inhabitants. In these photos we see how some great American cities (San Francisco in the west, Austin in the southwest, Atlanta in the south, St Louis and Cincinnati in the midwest and Boston in the east, have developed in ways that nevertheless assure that the

urban core and its significant the east, have developed in ways that nevertheless assure that the urban core and its significant and burgeoning populations benefit from accessible and inviting public parks. The photos of San Francisco’s Huntington Park and Austin’s Barton Springs particularly illustrate how a true sense of “community” involving significant human presence and interaction is created and enhanced by dense and intense development adjacent to these parks and how building mass and height (essential to those two things) actually positively contribute to the viability of these parks instead of detract from them.

Forest Park

St. Louis

Forest Park

Eden Park

Cincinnati

Eden Park

Huntington Park

San Francisco

Huntington Park

Boston Springs Park

Austin

Barton Springs Park

Peidomont Park

Atlanta

Piedmont Park

Emerald Necklace

Boston

Emerald Necklace

DESIGN

ONE PARK is designed like a layer cake with two podiums and a single mid-rise at the corner. The buildings are set up so that the street level businesses are visible and accessible along the streetscape. A parking structure is located at the interior of the building with five access points.

As one goes up floors, the parking structure is “skinned” with apartments around the sides. The mid-rise is designed to accommodate the uses of hotel, office, and/or residences. The building is based on a flexible group of approved uses listed on the previous page. This includes retail, restaurant, café, dry cleaner, and grocer uses that may occur on the ground floor with access around the perimeter of the building. They will have their own doorways along the streets, and some may have entries from the garage side on the interior of the building.

The proposed hotel contributes to the mixed-use concept or office workers, visiting guests, or family members of residents that may need a place to stay close by. The hotel also serves the surrounding neighborhoods which do not have a hotel within 2 miles of the site. The hotel will have an entry point from Grinstead Drive for pick up and drop off. The lobby, concierge, restaurant, and ballroom for the hotel will be on the lower levels.

The elevators will take the guests up through the lower floors to the hotel rooms located in the mid-rise above. The hotel will have up to 195 rooms.

The lower facades will have materials and a traditional layout as seen in the illustration where the ground floor uses have doors and windows that orient to the street and create a streetscape experience.

The upper facades may have less traditional materials and show the materials in a more contemporary style. This includes more glass, cutouts in the façade, and overhangs.

Balconies in the mid-range of the building will be used to create relief, rhythm, and texture in the façade. Since the balconies bring out character an the first floor starts 20’ above the ground level, the balconies will be allowed to overhang into the right-of-way.

Building lighting may be mounted to the exterior walls to illuminate the architecture and highlight ground floor uses. Building lighting will be allowed to overhang into the right-of-way as needed since the property line is the build-to line. Exterior lighting toward signs may be used in a manner that follows the LDC lighting levels. Streetscape lighting may be placed between the tree wells to adequately light the pedestrian ground plane. City and KYTC regulations regarding lighting and drivers will be followed.

ONE PARK’s exterior building design is dynamic in that it responds to a traditional design language from the surrounding neighborhoods, but also creates a new, contemporary vocabulary. Many of the facades on the base pedestal of ONE PARK incorporate conventional materials, ornament, and proportion which creates continuity at the street level. A pedestrian scale is maintained at the lower levels along Etley Avenue and Grinstead Drive to respect the park and neighborhood’s character and materials of brick and limestone. Building materials may consist of stone, brick, metal, glass, precast concrete and cast stone. They will be used in more traditional forms on the lower levels and transition to a more contemporary look and assemblies as the building ascends.

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TRANSPORTATION STREETSCAPES

ONE PARK connects to the public right-of-way in four places. This is a reduction from the 18 entrances that currently exist. The entrances onto Lexington Road, Grinstead Drive, and Etley Avenue are proposed to have full traffic movements during most hours of the day. During peak traffic times, “No Left Turns” signs will be lit in the garage. The existing curb locations along Grinstead and Lexington will remain as they are for continuity of the current lane configurations.

Etley Avenue will be used as a main conduit into and out of the building. As highlighted in the Traffic Impact Study, improvements will be made at Etley and Lexington Road which include a signal for vehicles and pedestrians, and crosswalks to travel across Lexington Road. Through the Charrette process, neighbors highlighted their desire for a safe pedestrian crossing to the park at Grinstead and Etley. As a part of a review for a pedestrian signal, this project requests KYTC also review a well-timed, vehicular/pedestrian signal to safely allow left-turning movements at Grinstead and Etley and to improve pedestrian access from the Highlands to this development.

A TARC bus stop on the 25 Route (on the Grinstead side of ONE PARK) is shown along Grinstead Drive at the Piazza pedestrian space. The stop is pulled back from the corner to allow for better pedestrian visibility in the crosswalk. Crossing Grinstead for the stop going the other direction can occur at Lexington or at the requested crosswalk at Etley. TARC considers this block fully served by mass transit with this stop as it has sevenday service.

As a part of the Charrette process, the neighbors expressed a desire to have a TARC route along Lexington Road. This should be evaluated by TARC due to the recent additions of multi-family projects along Lexington Road such as Axis on Lexington and The Woods at Lexington Road, while connecting downtown to St. Matthews on a limited stop route. The shared car pick-up/drop-off spot on Lexington Road could serve as a TARC stop for eastbound buses.

Due to the anticipated changes in auto ownership and demographics, car sharing pickup/drop off spaces have been added at ONE PARK along Etley. A new pull off for TARC busses is on Grinstead near the pedestrian Piazza space.

It is the intent of ONE PARK to encourage alternate modes of transportation such as cycling. New bike paths were added on Lexington Road in September of 2017. Nearby bike lanes were added on Grinstead Drive in 2015. Beargrass Greenway appears on the other side of Lexington Road at the intersection of Lexington and Grinstead. Approximately 389 acres of Cherokee Park and 531 acres of Seneca Park are also located on the other side of Grinstead Drive from the site.

ONE PARK also encourages alternate modes such as bike shops, bike repair, short-term bike parking (bike racks) at street level, and long-term bike storage in the parking structure. Riding on the sidewalk, other than at the intersection of Lexington and Grinstead, is not allowed per city ordinance, but cyclists are encouraged to walk with their bikes on the sidewalks to the businesses. It has been contemplated that a sizable piece of creative public art could be placed in the City-owned space at the corner of Lexington and Grinstead that would incorporate significant bike parking with overhead rain shelter.

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DEVELOPED BY:

Donhoff Kargle Nall

One of Business First’s top 6 Architectural firms for the last 20 years.

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Mindel Scott

Providing professional consulting and design-build services to public and private sector clients.

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Jefferson Development Group

Specializes in acquisition and development, construction management, property management, and rehabilitation.

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Diane B Zimmerman Traffic Engineering LLC

Engineering Services industry in Prospect, KY.


Bardenwerper, Talbott & Roberts

Legal services to the comprehensive practice of land use, land planning, land development, zoning, subdivision, condominium, community association, condemnation, real property law and general and business litigation.

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JDG Triangle Partners, LLC

Incorporated in 2015 and is based in Louisville, Kentucky