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| Louisville Development Reflects City’s Struggles With Growth | Louisville Development Reflects City’s Struggles With Growth |
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| LOUISVILLE, Ky. — Virtually everyone in Louisville agrees that a 3.5-acre triangle of land on the city’s east side is underused. But they do not agree on the best plan to redevelop it. | LOUISVILLE, Ky. — Virtually everyone in Louisville agrees that a 3.5-acre triangle of land on the city’s east side is underused. But they do not agree on the best plan to redevelop it. |
| The parcel is home to a haphazard collection of businesses: a coffee shop, a car wash, a dry cleaner, a Speedy Mart and a handful of other enterprises, most of which look like they have seen better days. But a Louisville developer is on the cusp of realizing a decades-old dream of a glittering new retail, residential and restaurant complex rising from this spot, which would be the largest private development in the city’s history. | The parcel is home to a haphazard collection of businesses: a coffee shop, a car wash, a dry cleaner, a Speedy Mart and a handful of other enterprises, most of which look like they have seen better days. But a Louisville developer is on the cusp of realizing a decades-old dream of a glittering new retail, residential and restaurant complex rising from this spot, which would be the largest private development in the city’s history. |
| Some community advocates are pushing back, however, saying the project is not a good fit and does not include enough affordable housing to help the city’s lower-income residents. | Some community advocates are pushing back, however, saying the project is not a good fit and does not include enough affordable housing to help the city’s lower-income residents. |
| The development, christened One Park, was approved in October by the Louisville Metro Planning Commission. It would include 421 apartments and condominiums, a 250-room hotel, office complexes and more than 50,000 square feet for restaurants and retail. An interior garage would offer 1,202 parking spots. | The development, christened One Park, was approved in October by the Louisville Metro Planning Commission. It would include 421 apartments and condominiums, a 250-room hotel, office complexes and more than 50,000 square feet for restaurants and retail. An interior garage would offer 1,202 parking spots. |
| The $250 million project cleared the final hurdle last week when Louisville’s Metro Council approved the zoning commission’s recommendation. | The $250 million project cleared the final hurdle last week when Louisville’s Metro Council approved the zoning commission’s recommendation. |
| The commission’s go-ahead came after three years of jockeying, which included 13 sometimes contentious public hearings and several revised plans. The design initially proposed three 30-story towers. The revised project calls for one 18-story tower. | The commission’s go-ahead came after three years of jockeying, which included 13 sometimes contentious public hearings and several revised plans. The design initially proposed three 30-story towers. The revised project calls for one 18-story tower. |
| Mayor Greg Fischer of Louisville welcomed the planning commission’s decision. | Mayor Greg Fischer of Louisville welcomed the planning commission’s decision. |
| “Projects like One Park provide higher density and infill opportunities that create a more sustainable future,” Mr. Fischer said in a statement. Infill refers to building in areas surrounded by development. | “Projects like One Park provide higher density and infill opportunities that create a more sustainable future,” Mr. Fischer said in a statement. Infill refers to building in areas surrounded by development. |
| Not everyone is convinced that the project, even scaled down, is a great idea. | Not everyone is convinced that the project, even scaled down, is a great idea. |
| “That first development was so incredibly, ridiculously out of scale,” said Mark Gaff, former president of the Crescent Hill Community Council and the group’s spokesman. “The new, revised plan is better, but you are still talking that what was ludicrous and is now just ridiculous.” | “That first development was so incredibly, ridiculously out of scale,” said Mark Gaff, former president of the Crescent Hill Community Council and the group’s spokesman. “The new, revised plan is better, but you are still talking that what was ludicrous and is now just ridiculous.” |
| The One Park parcel is hemmed in by busy roads on all three sides. while Interstate 64 creates an additional wall to the north. Beyond are some of Louisville’s most distinctive neighborhoods and preservation districts, dotted with charmingly mismatched turn-of-the-century homes, parks, schools and seminaries. Each neighborhood has its own identity with independent shops and cafes. | The One Park parcel is hemmed in by busy roads on all three sides. while Interstate 64 creates an additional wall to the north. Beyond are some of Louisville’s most distinctive neighborhoods and preservation districts, dotted with charmingly mismatched turn-of-the-century homes, parks, schools and seminaries. Each neighborhood has its own identity with independent shops and cafes. |
| With a population of 615,366, Louisville is Kentucky’s largest city and the host to marquee events like the Kentucky Derby and the Breeders’ Cup. College basketball, and the state’s University of Louisville vs. University of Kentucky rivalry, adds to the energy. | |
| But some say that Louisville also suffers from an inferiority complex. The city, for instance, is among the 10 largest in the United States without a professional sports team. And the growth of neighboring Nashville and Cincinnati often overshadows that of Louisville. | But some say that Louisville also suffers from an inferiority complex. The city, for instance, is among the 10 largest in the United States without a professional sports team. And the growth of neighboring Nashville and Cincinnati often overshadows that of Louisville. |
| “Louisville tends to be 15 to 20 years behind other peer cities,” said Kevin D. Cogan, whose Jefferson Development Group would build One Park. | “Louisville tends to be 15 to 20 years behind other peer cities,” said Kevin D. Cogan, whose Jefferson Development Group would build One Park. |
| Mr. Cogan attributes this lag to cautious conservatism, a holdover from the days when a handful of Louisville families with interests in spirits, tobacco and banking ran the city. Those days are mostly past, but Louisville has never really caught up, Mr. Cogan said. | Mr. Cogan attributes this lag to cautious conservatism, a holdover from the days when a handful of Louisville families with interests in spirits, tobacco and banking ran the city. Those days are mostly past, but Louisville has never really caught up, Mr. Cogan said. |
| One Park is Mr. Cogan’s answer to bringing Louisville into line with other cities that have been trying to develop property closer to their cores. Mr. Cogan says that developing infill parcels around the city with viable housing will help retain young workers and bring senior citizens into the city. | One Park is Mr. Cogan’s answer to bringing Louisville into line with other cities that have been trying to develop property closer to their cores. Mr. Cogan says that developing infill parcels around the city with viable housing will help retain young workers and bring senior citizens into the city. |
| Louisville has a network of 17 parks designed by Frederick Law Olmsted, with signature rambling trails, ponds, and forests. One Park’s proximity to one of them, Cherokee Park, is a selling point, Mr. Cogan said. | Louisville has a network of 17 parks designed by Frederick Law Olmsted, with signature rambling trails, ponds, and forests. One Park’s proximity to one of them, Cherokee Park, is a selling point, Mr. Cogan said. |
| The development is a good use of an underused piece of land, said Kelly L. Kinahan, assistant professor in the University of Louisville’s Department of Urban and Public Affairs. But she said she was concerned about the affordability of the apartments, because Louisville’s greatest housing needs are for people or families whose incomes are 60 percent of the median or less, she said. | The development is a good use of an underused piece of land, said Kelly L. Kinahan, assistant professor in the University of Louisville’s Department of Urban and Public Affairs. But she said she was concerned about the affordability of the apartments, because Louisville’s greatest housing needs are for people or families whose incomes are 60 percent of the median or less, she said. |
| “This is part of a broader affordable housing crisis nationally, and we are finding the same issues in smaller and midsize metros like Louisville, that often gets overlooked in the national discussions,” Professor Kinahan said. | “This is part of a broader affordable housing crisis nationally, and we are finding the same issues in smaller and midsize metros like Louisville, that often gets overlooked in the national discussions,” Professor Kinahan said. |
| To address the issue, the city required that the development set aside 10 percent of the units as so-called affordable housing, an unusual action because One Park is 100 percent privately financed. Eventually, a compromise was reached to make 5 percent of the project “affordable,” which translates to about 20 units. | To address the issue, the city required that the development set aside 10 percent of the units as so-called affordable housing, an unusual action because One Park is 100 percent privately financed. Eventually, a compromise was reached to make 5 percent of the project “affordable,” which translates to about 20 units. |
| Louisville faces a shortage of homes for families whose income is lower than the federal poverty level, according to a report released this year by the Louisville Metro Government’s Office of Housing. | Louisville faces a shortage of homes for families whose income is lower than the federal poverty level, according to a report released this year by the Louisville Metro Government’s Office of Housing. |
| There are affordable homes for only 46 percent of these lowest-income families, with an estimated shortage of 31,412 units, the report says. One Park will do little to stem the lack of affordable housing. | There are affordable homes for only 46 percent of these lowest-income families, with an estimated shortage of 31,412 units, the report says. One Park will do little to stem the lack of affordable housing. |
| Still, infill developments like One Park are better than more sprawl, especially for a city Louisville’s size, said Kurt E. Christiansen, president of the American Planning Association, a professional organization based in Washington. With a development like One Park, residents can walk or bike to work instead of getting in a car. | Still, infill developments like One Park are better than more sprawl, especially for a city Louisville’s size, said Kurt E. Christiansen, president of the American Planning Association, a professional organization based in Washington. With a development like One Park, residents can walk or bike to work instead of getting in a car. |
| “People are fleeing big cities and re-energizing smaller cities like Louisville,” he said. | “People are fleeing big cities and re-energizing smaller cities like Louisville,” he said. |
| Michaelle Warner, a real estate agent in Louisville who lives in a neighborhood next to where One Park will be built, has seen the influx of millennials from other cities that Mr. Christiansen mentioned. | Michaelle Warner, a real estate agent in Louisville who lives in a neighborhood next to where One Park will be built, has seen the influx of millennials from other cities that Mr. Christiansen mentioned. |
| “We are seeing a lot of transplants from bigger cities moving here because it is affordable and there are a lot of amenities,” Ms. Warner said. | “We are seeing a lot of transplants from bigger cities moving here because it is affordable and there are a lot of amenities,” Ms. Warner said. |
| She said that One Park would be a perfect use for a piece of land that is confusing to navigate and that the complex would provide residential entry into a part of town known for its parks and proximity to downtown. She did express concern, though, that rising rents might price middle- and lower-income families out of the market. | She said that One Park would be a perfect use for a piece of land that is confusing to navigate and that the complex would provide residential entry into a part of town known for its parks and proximity to downtown. She did express concern, though, that rising rents might price middle- and lower-income families out of the market. |
| One Park’s rents are not yet set, but studio apartments in a new development in the southern suburbs of Louisville start at $1,440 a month and include a host of amenities like a fitness center and an F1 Racing simulator in the common area, according to the website of The Ivy, Jefferson Development’s newest apartment complex in Louisville. | One Park’s rents are not yet set, but studio apartments in a new development in the southern suburbs of Louisville start at $1,440 a month and include a host of amenities like a fitness center and an F1 Racing simulator in the common area, according to the website of The Ivy, Jefferson Development’s newest apartment complex in Louisville. |
| For Mr. Cogan, One Park is just one of many opportunities to redevelop underused parcels in Louisville. He also plans to build an eight-story retail and residential complex with 343 units on an old parking lot closer to the core of the downtown. | For Mr. Cogan, One Park is just one of many opportunities to redevelop underused parcels in Louisville. He also plans to build an eight-story retail and residential complex with 343 units on an old parking lot closer to the core of the downtown. |
| Still, sometimes less is more, said Mr. Gaff of the Crescent Hill Community Council. | Still, sometimes less is more, said Mr. Gaff of the Crescent Hill Community Council. |
| “It feels like our politicians are just concerned about growth to be a bigger city than what we are instead of a better city,” he said. | “It feels like our politicians are just concerned about growth to be a bigger city than what we are instead of a better city,” he said. |