1. A.
   The purpose or intent of this district is to assist in the implementation of the Boone County Comprehensive Plan and The Mall Road District Study. The Mall Road District Study is comprised of two separate documents entitled the Existing Conditions Report and the Plan Recommendations Report. The Mall Road (MR) Overlay District is to be used in conjunction with an underlying district and the Planned Development overlay district per ARTICLE 15 of these regulations as described in CHAPTER 1 of the Plan Recommendations Report. The Mall Road District Study and the resulting Mall Road (MR) Overlay District are intended to fulfill the following objectives that are outlined in CHAPTER 1 of the Plan Recommendations Report.

   1. 1.
      Facilitate a mixed-use district which includes a realistic variety of 24 hour functions including retail, service, office, residential, and entertainment uses, while maintaining Mall Road as a local and regional shopping destination. Encourage redevelopment for sites with obsolete projects.
   2. 2.
      Capitalize on the assets afforded by each of the eight sub-areas, and tailor the land use recommendations to the sub-areas when applicable.
   3. 3.
      Include urbanistic qualities in all recommendation topics per the prior documents and conclusions outlined in the Existing Conditions Report, yet acknowledge that the overall Study Area must still effectively function as a suburban shopping area which relies on automobile travel.
   4. 4.
      Create architectural standards which will establish high quality design and “timeless” aesthetic attributes to the built environment, and which will be adaptable to changing occupants and tenant needs over time.
   5. 5.
      Rework the Mall Road Commercial Sign District to correlate to the recommended architectural standards, address contemporary signage issues, and provide appropriate scale and legibility.
   6. 6.
      Create site design standards which correlate to the recommended architectural standards and the overall Study recommendations.
   7. 7.
      Establish parking standards which effectively serve the District’s needs and do not result in large amounts of routinely unused surface parking.
   8. 8.
      Enhance connectivity between sites and travel routes for all modes of transportation. Make nonmotorized modes of transportation convenient for short trips.
   9. 9.
      Recommend specific types of business incentives which would facilitate implementation of the Study’s recommendations.
   10. 10.
       Provide an expedited review process for routine projects such as Tenant Finish applications, and development/redevelopment proposals which fulfill the objectives, recommendations, and standards recommended in this Study.

Effective on: 12/20/2022

1. A.
   The Mall Road (MR) Overlay District is an overlay zoning district shown on the Boone County Zoning Map to which it is applied; the rights and obligations herein as set forth, in addition to those specified by ARTICLE 15 of the BOONE COUNTY ZONING REGULATIONS and the underlying zoning district, are described in the Plan Recommendations Report of The Mall Road District Study. The boundaries or location of the MR overlay district are described and identified in CHAPTER 1 “Introduction” and the “Establishment of Mall Road (MR) Overlay District” section of CHAPTER 2 “Recommended Development Concepts and Development Review Process” of The Mall Road District Study Plan Recommendations Report, and shall be designated by the suffix "MR". The current zoning of the overlay district shall also be identified on the Boone County Zoning Map.

Effective on: 12/20/2022

1. A.
   Two basic review tracks are possible within the Mall Road (MR) Overlay District. Portions of the Study Area that are outside of the Mall Road (MR) Overlay District shall follow the standard review procedures outlined in the BOONE COUNTY ZONING REGULATIONS and Boone County Subdivision Regulations. For the areas within the Mall Road (MR) Overlay District, an expedited “short” review process is available to encourage new development, new uses, physical alterations to a building and/or site, and redevelopment to comply with the Study’s recommendations. A “long” review process is available for proposals that do not comply with the Study’s recommendations. These two review tracks are as follows:

   1. 1.
      Short Review Process: Administrative site plan review and subdivision review as applicable per ARTICLE 2 of the Boone County Subdivision Regulations upon the Zoning Administrator determining that the Short Review Process Criteria outlined herein have been fulfilled. Certain use changes that are subject to the Tenant Finish procedure, certain Minor Site Plans, and projects which are developed in accordance with a previously approved Concept Development Plan may follow the Short Review Process as described herein.
   2. 2.
      Long Review Process: Prior to the administrative site plan and subdivision review processes, the development proposal must be approved through the Concept Development Plan or Zoning Map Amendment process per ARTICLE 3 "Amendment" and/or ARTICLE 15 “Planned Development District” of the BOONE COUNTY ZONING REGULATIONS.
2. B.
   Review Processes Overview

   1. 1.
      Step One - Pre-application Meeting: Applicant meets with staff for a pre-application conference. Applicant presents proposed uses or project to staff and is informed of The Mall Road Study requirements.
   2. 2.
      Step Two - Zoning Administrator Determination: Zoning Administrator determines whether the proposal follows the Short Review Process per Step Three or Long Review Process per Step Four, based upon the submittal information. This determination is given in written form and is based upon the “Zoning Administrator Criteria for Determining Review Process” outlined below.
   3. 3.
      Step Three - Short Review Process: If the determined process is the Short Review Process, then the applicant applies for Major Site Plan or Minor Site Plan review based on ARTICLE 30 of the BOONE COUNTY ZONING REGULATIONS and/or subdivision review.
   4. 4.
      Step Four - Long Review Process: If it is determined that the applicant follow the Long Review Process, then the applicant submits an application through the either Concept Development Plan or Zoning Map Amendment procedure. When the Long Review Process is required, the administrative site plan and subdivision reviews outlined in Step Three occur after approval of the Concept Development Plan or Zoning Map Amendment application.
3. C.
   Zoning Administrator Criteria for Determining Review Process

   1. 1.
      Tenant Finishes for Principally Permitted Uses: Proposals that only involve a change to a use that is Principally Permitted in the underlying district, and which will occupy space in an existing building with no physical alterations or additions to the building or site (excluding signage) are subject to the administrative Tenant Finish procedure.
   2. 2.
      Minor Changes or Additions to Building or Site: Proposals that involve a use that is Principally Permitted in the underlying district and that involve changes or additions to an existing building, or parking additions, that qualify as a Minor Site Plan as described in ARTICLE 30 of the BOONE COUNTY ZONING REGULATIONS are subject to said process.
   3. 3.
      Previously Approved Concept Development Plans: Concept Development Plan approvals that were granted prior to the adoption of The Mall Road District Study are valid as originally approved, including any supplemental conditions of approval. Projects proposed to be developed pursuant to a previously approved Concept Development Plan may follow the Short Review Process.
   4. 4.
      New Development, Site Redevelopment, Changes or Additions to Building or Site Subject to Major Site Plan, Other Use Changes: The Short Review Process may be followed provided the Zoning Administrator determines that:

      1. a.
         The proposal follows the recommendations in the “Recommended Land Use and Development Concepts” section in this Article as they relate to the specific site and surrounding vicinity. Proposed uses that are not listed in the underlying district text may still qualify for the Short Review Process if they follow the recommendations in this section. Proposed uses that are listed in the underlying zone text (Principally Permitted Uses or Conditional Uses) may not necessarily qualify for the Short Review Process if they do not follow the “Recommended Land Use and Development Concepts” section. The objectives outlined in Chapter 1 “Introduction” and the current Boone County Comprehensive Plan may also be consulted in this determination.
      2. b.
         The proposal follows all applicable standards and requirements in SECTION 2604 and design requirements in SECTION 2605.  The proposal also follows any applicable provisions in SECTION 2606.
      3. c.
         The proposal does not present unknown or undue impacts on infrastructure or public services based on the recommendations in The Mall Road District Study, such as water, sanitary and storm sewer, traffic impacts, public schools, and emergency services.
   5. 5.
      If the Zoning Administrator determines that any of the above criteria is not met, then the proposal must follow the Long Review Process.

Effective on: 12/20/2022

1. A.
   This section outlines both the recommended land uses and broad-scope development design concepts for each of the Study Area’s 8 sub-districts as shown on Figure 26-1. The text of this section shall be used in determining whether a development proposal qualifies for either the Short Review Process or Long Review Process as described under the “Zoning Administrator Criteria for Determining Review Process” outlined in SECTION 2602. The text of this section shall also be considered by the Planning Commission and Florence City Council for any proposal that is subject to the Long Review Process.

Figure 26-1
Mall Road Sub District Areas

2. B.
   Area 1

   1. 1.
      Commercial and office uses that are Principally Permitted in the respective underlying zone are recommended, provided they do not include outside storage or display (including motor vehicle dealer display) along KY 18 or Mall Road, and all business functions occur indoors. Motor vehicle dealers that are Principally Permitted in the underlying C-3 district are appropriate for sites whose primary frontage is Action Boulevard. Additionally, residential uses are appropriate in this Area, except for on ground floors.
   2. 2.
      Service Road is recommended to be either: 1.) upgraded and extended as a combination connector road between KY 18 and Mall Circle Road and an access road for the adjoining properties, or 2.) altogether removed with driveway interconnections provided between sites. If upgraded and extended, which is the preferred option from a planning perspective, it should include a defined and channelized right-in/right out intersection at KY 18, and the current right-of-way alignment may need to be adjusted for optimal roadway geometrics. It should also include sidewalk and street tree improvements along the entire alignment. Integral curbwalks are recommended along Service Road.
   3. 3.
      The existing small car dealer site along KY 18 between Service Road and Action Boulevard is recommended to be redeveloped in accordance with the standards outlined in this document. Outlots/frontage buildings are appropriate along the entire length of Mall Road in this Area, and along a reconstructed Service Road. New development or redevelopment should site buildings in closer proximity to the street with the majority of the parking and vehicular areas placed at the side and rear of the buildings. An interconnected pedestrian system should be provided throughout this Area with obvious pedestrian links between individual sites and the larger circulation system. Shared access points should be provided where possible. Direct access onto Mall Road or KY 18 should be avoided if feasible with access into individual sites provided from internal drives and secondary roads.
   4. 4.
      The southeast corner of the Mall Road/KY 18 intersection is an “Impact Site” per Figure 26-2. Any redevelopment of this site should: place the building immediately at the road intersection without any intervening vehicular areas; include a multiple story building (or high parapet or other means to provide additional height to a single level building) to create a larger scale and to anchor the building to the intersection; include broad storefronts or other form of substantial fenestration on both street frontages; and include unique, high quality signature architectural design which uses visually substantive building materials.

Figure 26-2
Mall Road Impact Sites

3. C.
   Area 2

   1. 1.
      Further development is recommended to occur throughout this Area to increase density, increase activity levels, shorten distances between activities, and decrease the amount of open surface parking. This Area, combined with Area 8 across Mall Road, should be reinforced as the main activity center in the overall Study Area. In addition to commercial and office uses that are Principally Permitted in the underlying C-2 zone, entertainment, recreation, hospitality, and other uses which help to diversify functions and create a 24 hour environment are sought. Additionally, residential uses are appropriate in this Area, except for on ground floors. Development design must be responsive to the view into this Area from I-71/75. A formal landscaping scheme with large trees and seasonal color is recommended to be added around the water tower site.
   2. 2.
      The Mall itself is anticipated to remain, however, building additions and cosmetic facade improvements to the Mall are recommended. In particular, additions which house new entertainment and recreation functions are encouraged, as are building improvements which help to further define and emphasize the main pedestrian and vehicular entrances, particularly those on the east side and west side facing Mall Road. Facade improvements which help reduce the apparent scale of the overall building, add architectural detailing, and help create the appearance that the structure is a combination of multiple zero lot line buildings are encouraged. Amenities such as water features, sculptures, flag pole arrangements, and/or landscaping with bright seasonal color within civic “square” type settings are encouraged at the main entry points to the Mall. The addition of a green space or square in the Mall parking area is encouraged to reduce the amount of surface parking and to create a space for an outdoor event venue as discussed in SECTION 2604.  These spaces would be "civic space plazas" as outlined in SECTION 2605. Additions to the Mall should be sited so that they bridge the span between the Mall, new development around Mall Circle Road, and Mall Road into a comfortable walking distance. Defined, separate pedestrian paths should be provided to new development around Mall Circle Road and Mall Road, with the main pedestrian spines being covered with arcades. A interconnected pedestrian system around Mall Circle Road which also links new outlot development is also recommended. The use of multi-level parking structures is particularly encouraged, as are shared parking facilities in general. Active business functions may occur on the lower level(s) of a parking structure.
   3. 3.
      Additional development around the perimeter of this Area including along Mall Circle Road, Plaza Boulevard, and Mall Road, is recommended. Multi-story buildings are encouraged for this additional development, as are shared parking facilities including parking structures. For development along Mall Road, this will entail relocating the portion of Mall Circle Road that is parallel to Mall Road eastward to provide sufficient depth for new outlots. No direct access for individual lots should occur from Mall Road. Mall Circle Road itself should be redeveloped as a shared private development street/driveway per the standards in SECTION 2604, or similar approach which creates the effect of an urban “street,” even if this occurs incrementally as additional development occurs. Development or redevelopment immediately along Mall Road should be sited in close proximity to said road to create a “street wall” effect with the primary facades facing Mall Road. Separate turn lanes need to be provided at the main intersections within this Area, including along Mall Circle Road. Other new structures around the perimeter of this Area should be sited in close proximity to Mall Circle Road or Plaza Boulevard. Access to any development in the southern-most portion of this Area that is currently vacant should occur from Plaza Boulevard or other internal route and not from Mall Road.
   4. 4.
      The corners at the intersections of Mall Road with Mall Circle Road at the northwest corner of this Area, and the Mall connector drives at the approximate midpoint along Mall Road and across from Cayton Road, are “Impact Sites” per Figure 26-2. Any redevelopment of these sites should: place the building immediately at the road intersection without any intervening vehicular areas; include a multiple story building (or high parapet or other means to provide additional height to a single level building) to create a larger scale and to anchor the building to the intersection; include broad storefronts or other form of substantial fenestration on both street frontages; and include unique, high quality signature architectural design which uses visually substantive building materials.
4. D.
   Area 3

   1. 1.
      Because this Area is large and substantially undeveloped, several options are appropriate. Development of this Area can occur as a single-purpose, multi-use, or mixed-use district, although any development should be interconnected with an integral neighborhood or campus style layout with a common architectural theme for either the overall Area or recognizable phases within it. Development design must be responsive to the view into this Area from I-71/75. At least one formal public gathering space which serves the overall Area is recommended. Options for this Area include:

      1. a.
         Commercial uses per the underlying C-2 district requirements. Commercial uses should generally be placed in closer proximity to Mall Road.
      2. b.
         Entertainment, recreation, hospitality, and/or civic uses. A large destination facility(ies) such as an ice center, bowling center, multi-purpose recreation center, concert venue, hotel, convention center, museum, IMAX theater, church, educational facility such as a school, business or community college, et al are recommended. The design of any major facility of these types should be as an iconic, stand-alone structure which includes an over-scaled public entrance with a formal civic space between the entrance and the street (a “civic space plaza” per SECTION 2605). “Clean” public facilities which do not include operations such as outside storage, vehicle fleet parking, vehicle maintenance/shop functions, larger scale transmission antennas, etc., are also appropriate under this option. Any regional destination or attraction should be placed where it is recognizable from I71/75.
      3. c.
         Residential uses. These may be intermixed within multi-use/mixed-use buildings or freestanding. Any type(s) of freestanding residential structures may occur within a close knit traditional neighborhood setting provided the density is at least twelve (12) units per acre. Residential development should include neighborhood support or service type businesses. The physical layout should front buildings close to internal streets, include integral curb walks, street trees, and separate parking lanes along the streets. Parking and vehicular areas should largely be placed to the rear of buildings along alleys or driveways which serve a comparable function.
      4. d.
         A combination of the options outlined above.
   2. 2.
      The existing auto parts store which includes auto repair services is anticipated to remain. A TANK transit hub is planned to be constructed along the south side of Heights Boulevard on the second lot eastward from the intersection with Mall Road. The former Old Time Pottery building is being renovated for a church. If vacated in the future, it could be reused for entertainment/recreation purposes, a civic/public assembly use, or a destination boutique big box user. This site could also be redeveloped with a project that was integrated into the overall development of this Area. If feasible, the existing dwelling near the US 42 interchange is recommended to be retained and incorporated into any development of this site. The existing cemetery should be retained in accordance with the cemetery requirements in the zoning regulations and subdivision regulations.
   3. 3.
      The provision of transportation connections (vehicular and pedestrian) which can be readily navigated through this Area and to the surrounding sites and major street network is critical. These are also mentioned in SECTION 2606 and should include:

      1. a.
         A connection to Mall Road Center, the extension of Diane Drive into this Area, and a connection to the site along US 42 that is immediately to the east of Area 4 and outside of the Study Area, provided they are feasible due to the creek crossing and grade issues.
      2. b.
         Streets which interconnect between the temporary dead end of Heights Boulevard, US 42 near the interchange across from Holiday Drive, and Mall Road at the approximate midpoint between Heights Boulevard and Mall Road Center in Area 4. The new intersection at US 42 should be restricted to either right-in only or right-in/right-out only. This interconnecting system should include the Diane Drive extension if it is feasible.
      3. c.
         A frontage road parallel Mall Road. No direct access for individual lots should occur from Mall Road. The south end of this frontage road could serve as the connection to Mall Road Center.
5. E.
   Area 4

   1. 1.
      Commercial and office uses that are Principally Permitted in the underlying C-2 district are recommended provided they do not include outside storage or display and all business functions occur indoors. Additionally, residential uses are appropriate in all office/commercial buildings in this Area, except for on ground floors.
   2. 2.
      The auto repair uses on the northeast corner of the Mall Road/US 42 intersection are recommended to be redeveloped with an office/commercial building. This corner is an “Impact Site” per the Impact Site Map per Figure 26-2. Any redevelopment of this site should: place the building immediately at the road intersection without any intervening vehicular areas; include a multiple story building (or high parapet or other means to provide additional height to a single level building) to create a larger scale and to anchor the building to the intersection; include broad storefronts or other form of substantial fenestration on both street frontages; and include unique, high quality signature architectural design which uses visually substantive building materials.
   3. 3.
      The Brook Run Apartments site is recommended to be further developed or redeveloped. The recommended options for this site include the following:

      1. a.
         Any type of residential use(s) with a density of at least twelve (12) units per acre.
      2. b.
         Office and/or commercial uses that are Principally Permitted in the C-2 district.
      3. c.
         Any type of residential use(s) with a density of at least twelve (12) units per acre, plus a tier of office/commercial buildings along US 42 which contain uses that are Principally Permitted in the C-2 district.
   4. 4.
      Regardless of the specific use(s) opted for the Brook Run site’s US 42 frontage, the buildings should be oriented towards US 42 and placed in closer proximity to the street. Likewise, the physical layout should front buildings close to internal streets/drives, include integral curb walks, street trees, and separate parking lanes along the streets/drives. Parking and vehicular areas should largely be placed to the rear of buildings along alleys or driveways which serve a comparable function. Diane Drive should be extended northward as an interconnection with Area 3's road system under any redevelopment scenario, provided it is feasible as discussed in the Area 3 text.
   5. 5.
      The Mall Road Center development is anticipated to remain. A connection between this property and Area 3 should be made, such as to the recommended frontage road, provided it is feasible as discussed in the Area 3 text. Vehicular and pedestrian connections should be made between each of the three properties in this Area.
6. F.
   Area 5

   1. 1.
      The existing Walgreens on the northwest corner of the Mall Road/US 42 intersection is anticipated to remain. If the site is vacated, it should be redeveloped with a commercial/office building. This corner is an “Impact Site” per Figure 26-2. Any redevelopment of this site should: place the building immediately at the road intersection without any intervening vehicular areas; include a multiple story building (or high parapet or other means to provide additional height to a single level building) to create a larger scale and to anchor the building to the intersection; include broad storefronts or other form of substantial fenestration on both street frontages; and include unique, high quality signature architectural design which uses visually substantive building materials.
   2. 2.
      The remainder of the sites in this Area, particularly the multi-tenant retail center and the former Circuit City site, are recommended to be assembled and redeveloped as a single project with either of two options.

      1. a.
         This site could be redeveloped as a tight-knit residential project with at least ten (10) units per acre. Because the site is relatively small and confined, any residential project should have attached and/or multi-family units.
      2. b.
         The site could be redeveloped for commercial and office uses that are Principally Permitted in the C-2 zone provided they do not include outside storage or display and all business functions occur indoors. Under this option, residential uses are appropriate except for on the ground floors of buildings that immediately front Mall Road. Additionally, buildings will need to be arranged so that a direct viewshed from Mall Road is provided for commercial building frontages that are not located immediately along the road.
   3. 3.
      The physical layout of either option should front buildings close to Mall Road and the internal streets/drives, include integral curb walks, and street trees. Parking and vehicular areas should largely be placed to the rear of buildings and away from Mall Road. Existing tree cover along the north boundary, west boundary, and at the southwest corner of this Area, should be maintained as part of the required buffering.
   4. 4.
      A connection between this Area and the sites at/near the northeast corner of the US 42/Airview Drive should be evaluated as part of any redevelopment. A combination vehicular and pedestrian connection should be made between this Area and Area 6 to the north as an extension of the Connector Drive alignment, provided it is feasible due to the creek crossing, and grade and alignment issues. These connections are also mentioned in SECTION 2606.
7. G.
   Area 6

   1. 1.
      Substantial redevelopment is recommended to occur in this Area, especially to the north of the Florence Center property. This will involve widening Steinberg Drive into a two way, grand boulevard entrance, reconfiguring the streets and properties around the Armed Forces Recruiting Building into a regular grid, and providing a viewshed to the west from Mall Road and the I-71/75 off ramp. Steinberg Drive is initially envisioned to contain four lanes, at least for the section between Mall Road and Connector Drive, with sidewalks that are at least eight (8) feet wide on both sides of the street, regularly spaced decorative street lamps, and matched street trees. The area north of Steinberg Drive is recommended to be redeveloped or further developed with a combination of office and commercial uses that are Principally Permitted in the underlying C-2 district along Mall Road and Connector Drive, provided they do not include outside storage or display and all business functions occur indoors. Residential uses are also appropriate in these office/commercial buildings, except for on ground floors. These office and commercial uses should transition westward through a tier of multi-use or mixed-use buildings and to attached and/or multi-family residential structures in the west part of this Area. This section should include at least one formal public gathering space which can be used for outdoor events and which can provide a viewshed into the site from Mall Road (a “civic space plaza” per SECTION 2605).
   2. 2.
      This portion of Area 6 should be arranged in a grid or grid-like configuration which extends into the undeveloped portions of Area 7. If public streets are not used, shared private development streets/driveways should be provided for the main internal access corridors. Existing tree cover along the west boundary of this Area should be maintained as part of the required buffering. At least one hard surfaced pedestrian connection with substantial lighting should be provided between this Area or Area 7 and Achates Avenue. A common architectural theme for either the overall Area or recognizable phases within it should be provided.
   3. 3.
      The physical layout of the area north of Steinberg Drive should front buildings close to internal streets, include integral curb walks, street trees, and separate parking lanes along the streets. Parking and vehicular areas should largely be placed to the rear of buildings along alleys or driveways which serve a comparable function. Buildings will need to be arranged so that direct viewsheds from Mall Road are provided for commercial building frontages that are not located immediately along the road.
   4. 4.
      The existing Florence Center development is anticipated to remain. If redevelopment does occur on this site, it should follow the basic use and layout scheme recommended above for the area north of Steinberg Drive, and include multiple connections with Preakness Drive. Additional development and redevelopment of outlots along Mall Road is recommended, with storefronts and pedestrian entrances facing the street(s). Outlot buildings should be placed in close proximity to Mall Road with parking placed substantially to the side and rear of the lots. Pedestrian improvements such as gathering spaces, seating, low-scaled lighting, and street trees are recommended along public sidewalks. No direct lot access should occur on Mall Road. Shared access points should be provided, as well as vehicular and separate, defined pedestrian connections between adjoining lots and buildings.
   5. 5.
      The lots on both the northwest and southwest corners of the Steinberg Drive/Mall Road intersection are “Impact Sites” per Figure 26-2, contingent upon the widening of Steinberg Drive as discussed above. Any redevelopment of either site should: place the building immediately at the road intersection without any intervening vehicular areas; include a multiple story building (or high parapet or other means to provide additional height to a single level building) to create a larger scale and to anchor the building to the intersection; include broad storefronts or other form of substantial fenestration on both street frontages; and include unique, high quality signature architectural design which uses visually substantive building materials.
   6. 6.
      The entire alignment of Connector Drive through this Area should be improved as a single identifiable alignment with one standard street section design, sidewalks on both sides of the street, and the elimination or drastic reduction in the amount of minor parking lot driveways that intersect with it. This standard alignment should span between Cayton Road at the north to the south boundary of this Area, and should be included within the recommended vehicular and pedestrian connection to Area 5, provided it is feasible as discussed in the Area 5 text. This scope of work may also include reconfiguring the current southern-most alignment of Connector Drive between Florence Center and the Mall Road/Heights Boulevard intersection from a radial curve to a T intersection.
8. H.
   Area 7

   1. 1.
      The existing Paddock Club Apartment complex is anticipated to remain. The undeveloped section of the Area should be configured in a grid pattern which extends from Area 6 as discussed above. The eastern part of this undeveloped section is recommended to contain a transitional combination of multi-use or mixed-use buildings that house office, commercial, and potentially residential uses.
   2. 2.
      The western part of this undeveloped section is recommended for any type(s) of freestanding residential structures within a close knit traditional neighborhood setting, provided multi-story structures are provided. The physical layout of both sections should front buildings close to the internal streets/drives and include integral curb walks and street trees. Parking and vehicular areas should largely be placed to the side and rear of buildings.
   3. 3.
      A gated emergency access drive between this Area and Utterback Creek Road is recommended. A street connection for routine public use is not recommended at this point. A hard surfaced pedestrian connection with substantial lighting should be provided between this Area and the Yealey Elementary School campus to the west. At least one hard surfaced pedestrian connection with substantial lighting should be provided between this Area or Area 6 and Achates Avenue. Existing tree cover along the common boundaries between this Area and the adjoining properties outside of the overall Study Area should be maintained as part of the required buffering.
9. I.
   Area 8

   1. 1.
      Substantial new development and/or redevelopment is recommended to occur in the Area, particularly from north to south between the Mall Access road at the north end of Florence Marketplace in Area 1 and Cayton Road. The Florence Square portion of this Area, combined with Area 2 across Mall Road, should be reinforced as the main activity center in the overall Study Area.
   2. 2.
      A combination of office and commercial uses that are Principally Permitted in the underlying C-2 zone are recommended, provided they do not include outside storage or display and all business functions occur indoors. Residential uses are also appropriate in these office/commercial buildings, except for on ground floors. These office and commercial uses should transition westward through a tier of multi-use or mixed-use buildings and to attached and/or multi-family residential structures in the west part of this Area, with a combination vehicular/pedestrian connection to Cayton Road. If this area is developed in conjunction with the existing retail development to the east, it may be appropriate to allow for the continuation of retail in this area. Public facility/institutional/civic uses are also appropriate in the west part of this Area. This section should include at least one formal public gathering space which can be used for outdoor events and which can provide a viewshed into the site from Mall Road (a “civic space plaza” per SECTION 2605). Existing tree cover along the common boundaries between the western part of this Area and the adjoining properties outside of the overall Study Area should be maintained as part of the required buffering. Also, landscaping along Cayton Road should include informal clusters of evergreen trees, hardwood trees, and berming versus a rigid street tree scheme.
   3. 3.
      The Florence Square portion of this Area should be arranged in a grid or grid-like configuration which extends into the undeveloped portion to the west near Cayton Road. This extension would involve at least some level of demolition of existing structures. The vacant movie theater is assumed to be a reasonable candidate for demolition due to its apparent functional obsolescence, although a direct alignment from one of the existing Mall Road access points is preferred. If public streets are not used, shared private development streets/driveways should be provided for the main internal access corridors and include integral curb walks and street trees.
   4. 4.
      Buildings are recommended to be provided immediately along the main east-west vehicular corridors, especially those which extend from the intersections of Mall Road with Mall Circle Road and the Mall connector drive at the approximate midpoint of the Mall property in Area 2. Buildings may face each other across the intervening spaces in the grid, and buildings will need to be arranged so that direct viewsheds from Mall Road are provided for commercial building frontages that are not located immediately along the road. A common architectural theme for either the overall Area or recognizable phases within it should be provided.
   5. 5.
      Should the area between the Mall Access road at the north end of Florence Marketplace in Area 1 and Mall Circle Road be redeveloped, the grid configuration and the same basic development concepts recommended for office/commercial structures in Florence Square should be followed. Should the area between the Mall Access road at the north end of the Village at the Mall center in Area 1 and KY 18 be redeveloped, the individual sites should be reconfigured to have recognizable, continuous vehicular and pedestrian interconnections which extend from the basic grid configuration recommended for the remainder of this Area. A hard surfaced pedestrian connection with substantial lighting should be provided between the northern portion of this Area and Hopeful Church Road in the proximity of Chancellor Drive. A vehicular connection in this same area which aligns with Chancellor Drive at Hopeful Church Road is recommended if the car dealership at this point along Hopeful Church Road should redevelop.
   6. 6.
      Development or redevelopment immediately along Mall Road should site the buildings in close proximity to said road to create a “street wall” effect with the primary facades facing Mall Road, with parking placed substantially to the side and rear of the lots. Pedestrian improvements such as gathering spaces, seating, low-scaled lighting, and street trees are recommended along public sidewalks. No direct lot access should occur on Mall Road. Shared access points should be provided, as well as vehicular and separate, defined pedestrian connections between adjoining lots and buildings.
   7. 7.
      The lots on the southwest corner of the Mall Road/KY 18 intersection, the northwest and southwest corners of the Mall Road/Mall Circle Road intersection, and the northwest and southwest corners of the Mall Road/Mall connector drive intersection at the approximate midpoint of the Mall property in Area 2, are “Impact Sites” per Figure 26-2. Any redevelopment of these sites should: place the building immediately at the road intersection without any intervening vehicular areas; include a multiple story building (or high parapet or other means to provide additional height to a single level building) to create a larger scale and to anchor the building to the intersection; include broad storefronts or other form of substantial fenestration on both street frontages; and include unique, high quality signature architectural design which uses visually substantive building materials. The buildings at the Mall Road/Mall Circle Road and Mall Road/Mall connector drive intersections would establish the approximate building lines for additional building development along the main east-west vehicular corridors recommended for this Area.
   8. 8.
      There are two main north-south shared vehicular drives which run through this Area. The first alignment acts as a frontage road to Mall Road and runs between the site on the southwest corner of the Mall Road/KY 18 intersection and Cayton Road (includes individual parking lot connections), and aligns with Connector Drive at the intersection with Cayton Road. The second alignment runs across the strip center building frontages between HH Gregg and Cayton Road. These two routes should be improved as single identifiable alignments with one standard street section design throughout the Area, sidewalks on both sides of the street, and the elimination or drastic reduction in the amount of minor parking lot driveways that intersect with them. The shared private development street/driveway approach outlined in SECTION 2604 may be used for these routes. Minimizing the number of minor intersections is particularly important for the first alignment which most closely parallels Mall Road (Connector Drive extension). Separate turn lanes need to be provided at the main intersections within this Area. Additionally, the section of the north-south frontage road that parallels Mall Road (Connector Drive extension), will need to be moved to the west at the HH Gregg entrance drive from Mall Road, with the appurtenant intersection at the northwest corner of the Taco Bell lot being reconfigured into a T fashion.

Effective on: 12/20/2022

1. A.
   Development proposals in the Mall Road (MR) Overlay District shall follow the standards outlined in this section. These standards may be adjusted by the Zoning Administrator if necessary to better meet the recommendations discussed in the other chapters of this document. Additionally, variances may be requested for the dimensional standards outlined in this chapter per the Board of Adjustment procedures that are outlined in ARTICLE 2 of the BOONE COUNTY ZONING REGULATIONS. For topics not addressed in this section, the standards set forth in the BOONE COUNTY ZONING REGULATIONS shall be followed.
2. B.
   Building Setbacks

   1. 1.
      Front and Corner Side Yards:

      1. a.
         Thirty (30) feet minimum along KY 18 and US 42, fifteen (15) feet minimum along Mall Road, and ten (10) feet minimum all other street frontages. For residential units, the minimum setback is twenty (20) feet where a parking pad or driveway is provided between the building and street or other vehicular way.
      2. b.
         Twenty-five (25) feet maximum for outlot or frontage buildings along all streets, except KY 18 and US 42, when parking is not provided between the building and the street. When parking is provided between an outlot or frontage building and the street, the building may be setback far enough from the street to provide the required minimum street frontage and building landscaping, one two-way driveway that is double loaded with parking spaces, and a walkway and/or covered arcade across the front of the building, but no further.
   2. 2.
      Front and Corner Side Yards for Impact Sites:

      1. a.
         The minimum front yard and corner side yard for “Impact Sites” as discussed in SECTION 2603 and identified on Figure 26-2 is five (5) feet.
      2. b.
         The maximum front yard and corner side yard for these “Impact Sites” is fifteen (15) feet.
   3. 3.
      Side Yards*:

      1. a.
         Five (5) feet minimum when adjoining another development site within the Mall Road (MR) Overlay District. Zero lot line (0 feet minimum) is permissible when the adjoining development along the same property line is also zero lot line.
      2. b.
         Ten (10) feet minimum when adjoining a shared private development street/driveway or other main circulation drive.
      3. c.
         Fifty (50) feet minimum when adjoining a residential use or district that is outside of the Mall Road (MR) Overlay District.
   4. 4.
      Rear Yards*:

      1. a.
         Five (5) feet minimum when adjoining another development site within the Mall Road (MR) Overlay District. Zero lot line (0 feet minimum) is permissible when the adjoining development along the same property line is also zero lot line.
      2. b.
         Ten (10) feet minimum when adjoining a shared private development street/driveway or other main circulation drive.
      3. c.
         Fifty (50) feet minimum when adjoining a residential use or district that is outside of the Mall Road (MR) Overlay District.
3. C.
   *NOTE: With the exception of buffer yards required between properties within the Mall Road (MR) Overlay District and properties outside of the MR district, in instances where the landscape areas required by ARTICLE 36 of the BOONE COUNTY ZONING REGULATIONS are wider than the building setbacks required herein, the required width for such landscape areas shall not exceed the building setback dimensions stated in this document.
4. D.
   For proposed building additions to pre-existing structures that do not meet the current setback requirements, refer to SECTION 206 “Single Non-Conforming Lots of Record and Subdivisions, and Non-Conforming Setbacks” of the BOONE COUNTY ZONING REGULATIONS.
5. E.
   Height

   1. 1.
      The maximum permitted building height in this district is eight (80) feet.
6. F.
   Intensity

   1. 1.
      There is no maximum intensity or density of building area per acre provided that all other applicable standards and requirements are met. Where applicable, minimum residential densities are outlined in SECTION 2603.  The minimum recommended residential densities may be reduced through either the Zoning Administrator Determination review, Zoning Map Amendment, or Concept Development Plan process as applicable if a specific proposal otherwise achieves the land use and design character recommended for the specific Area or Sub-Area, and meets the objectives outlined in SECTION 2600.
7. G.
   Underground Utilities

   1. 1.
      All utility lines shall be placed underground. Existing overhead utility lines shall be placed underground when a site develops or redevelops.
8. H.
   Shared Private Development Streets/Driveways

   1. 1.
      There are currently several driveway interconnections which function as frontage roads of sorts in the Study Area. These are described in Chapter 8 “Transportation Conditions and Utilities” in the Existing Conditions Report and do not directly serve parking spaces, but function as vehicular connections or “mini-streets” between adjoining parking areas, sites, and public streets.
   2. 2.
      As new development or redevelopment occurs along these alignments, or new shared private development streets/driveways are developed, they shall be designed or redesigned to appear as actual “streets,” even if they are in fact private driveways. Such shared private development streets/driveways serve as interconnections between two or more properties and/or parking areas and a public street(s), or function as a main access into a multi-building or multi-tenant center, and do not immediately serve parking spaces.
   3. 3.
      The design of a shared private development street/driveway shall include raised box curbs, a five (5) foot wide integral curb walk on at least one side (both sides were indicated in Chapter 2 for specific sites), formal marked crosswalks at intersections, consistent architectural grade street lights, and street frontage landscaping per SECTION 3620 of the zoning regulations.  The integral curb walk's width may be included in the minimum required width for the street frontage landscaping, and this landscaping shall be credited as the required street frontage or buffer yard plantings per SECTION 3620 or SECTION 3620 or SECTION 3645 as applicable for the adjoining site/lot.  Sidewalk connections shall be provided between each adjoining development site and the integral curb walk.  The pavement width shall be per the driveway standards in ARTICLE 33 of the zoning regulations, and a formal shared access easement shall be recorded. These improvements shall be made as development or redevelopment occurs, including on an incremental site by site basis along existing alignments, unless incremental construction is demonstrated to be unfeasible or unsafe. Shared private development streets/driveways must follow the Manual on Uniform Traffic Control Devices (MUTCD).
9. I.
   Outdoor Event Venues in Commercial or Office Developments

   1. 1.
      Commercial or office developments which contain at least 100,000 gross square feet of building area may use surplus parking or other hard surfaced areas (such as a civic space plaza as discussed in Chapter 4) for outdoor events such as music or theater performances, festivals, carnivals, and similar entertainment or “public square” events which do not primarily involve the sale of goods. The event location shall not detract from the minimum amount of parking required for the development combined with the maximum number of estimated spaces needed for the outdoor event. The event location shall also not be within any landscape area.
   2. 2.
      The event location shall be approved through the Site Plan procedure per ARTICLE 30 of the zoning regulations.  A Temporary Commercial Display (TCD) Permit per ARTICLE 35 is not required. This provision does not alleviate the need for any other permits or licenses, or compliance with other regulations, which are outside of the zoning regulations.
10. J.
    Parking

    1. 1.
       The amount of parking spaces provided shall be in accordance with SECTION 3325 of the zoning regulations, with the following differences to the minimum required amount of spaces for the Mall Road (MR) Overlay District.
    2. 2.
       Freestanding single user office/commercial buildings.

       1. a.
          3 spaces per 1,000 gsf.
    3. 3.
       Office/commercial/eating and drinking establishments in multi-tenant/multi-building developments or freestanding single user buildings which have a formal shared parking agreement with at least one other site. Formal shared parking agreements must be recorded in the Boone County Clerk’s office.

       1. a.
          25,000 total gsf or less: 3 spaces per 1,000 gsf of office/commercial floor area plus 1 space per 2 seats for eating and drinking establishments.
       2. b.
          25,001 to 50,000 total gsf: 3 spaces per 1,000 gsf of office/commercial floor area plus 1 space per 4 seats for eating and drinking establishments.
       3. c.
          50,001 total gsf and over: 3 spaces per 1,000 gsf.
    4. 4.
       The minimum number of required parking spaces can be further reduced by ten (10) percent percent for spaces that are specifically provided in multi-level parking structures. For example, if a minimum of 1,500 parking spaces is required for a large development and eight hundred (800) spaces are provided in surface lots, the remaining seven hundred (700) required spaces could be reduced to six hundred thirty (630) if they were provided in a multi-level parking structure (700 X 10% = 70; 700 - 70 = 630).
    5. 5.
       The following provisions stated in SECTION 3325 of the zoning regulations regarding the maximum number of permitted spaces still apply to the Mall Road (MR) Overlay District.
    6. 6.
       The maximum number of parking spaces which may be provided, for all uses except for single family dwellings, is thirty (30) percent greater than the required minimum number, unless a parking study acceptable to the Zoning Administrator is provided which demonstrates that a specific use or proposal has a greater parking need or demand.
11. K.
    Landscaping

    1. 1.
       Landscaping shall be provided in accordance with SECTION 3605 "Landscape Review Procedure" of the zoning regulations.  Several alternate requirements or options to the normal ARTICLE 36 requirements are stated in this document.  Compliance with these requirements or options shall be deemed to be in compliance with the stated sections from ARTICLE 36. Other provisions specific to the Mall Road (MR) Overlay District include:

       1. a.
          Street Trees: The installation of street trees is recommended or specified in several instances in this document, including along public streets and private drives or shared private development streets/driveways which function as “streets.” In such instances, the trees selected shall be limbed and matched along each specific street or lot frontage where they are installed. The trees selected shall be regularly placed with an average spacing of thirty-five (35) feet to forty (40) feet on center. Acceptable street trees include: Elm (American or Patriot), Autumn Gold Gingko (male), Honeylocust, Littleleaf Linden, London Planetree, Maple (Autumn Blaze or Red), and Japanese Zelkova. Where space does not permit these trees, smaller trees including Akebono Yoshino Cherry, Canada Red Chokecherry, Crabapple, Kousa Dogwood, Ivory Silk Japanese Tree Lilac, or other smaller trees with comparable characteristics may be substituted. The smaller trees shall be regularly placed with an average spacing of 25 feet to 30 feet on center. The minimum installation size for street trees shall be 2 inch caliper.
       2. b.
          Landscaping for Impact Sites: Additional provisions apply for the landscaping required by SECTION 3620 "Landscaping Along Street Frontages" for "Impact Sites" as discussed in SECTION 2603 and identified on the Impact Sites Map in Figure 26-2.  The trees and shrubs required by SECTION 3620 shall be regularly spaced in a formal linear arrangement in the area between the building and the adjoining streets. The arrangement of the plantings shall correlate to the spacing or width of windows and/or bays on the adjoining building facades. At least one half of the selected shrubs shall have a vibrant seasonal color.
       3. c.
          I-71/75 Streetscape: The pavement surface of any parking or vehicular area which adjoins the I-71/75 right-of-way shall be at least three (3) feet lower than the highest point in the adjoining right-of-way or on-site landscaped area adjoining the right-of-way; this shall be accomplished by either depressing the grade of the vehicular area or by constructing berming as part of the required landscaping. Any right-of-way fencing along the I-71/75 right-of-way shall be a white post and rail type fence.
12. L.
    NOTE: With the exception of buffer yards required between properties within the Mall Road (MR) Overlay District and properties outside of the MR district, in instances where the landscape areas required by ARTICLE 36 of the BOONE COUNTY ZONING REGULATIONS are wider than the building setbacks required herein, the required width for such landscape areas shall not exceed the building setback dimensions stated in this document.
13. M.
    Street Frontage Plazas

    1. 1.
       In lieu of the street frontage landscaping required by SECTION 3620 of the zoning regulations, a hardscaped plaza may be substituted for the area immediately between the building and street or shared private development street/driveway, provided there is no parking in this area.  The plaza shall be surfaced with decorative pavers, or concrete treated to appear as such, and shall include benches or seats, and a noncommercial focal point such as a sculpture, fountain or other water feature, and/or raised planter(s) with landscaping.  Bollards or other decorative obstructions shall be used where needed to separate the plaza from vehicular areas.  Aside from the focal point, the minimum landscaping required in the plaza is three large canopy trees per one hundred (100) linear feet of width.  These trees shall be from Plant List A in ARTICLE 36 of the zoning regulations and they may be planted within wells. A sidewalk connection shall be provided from the plaza to any adjoining public sidewalk, integral curb walk along a shared private development street/driveway, or an abutting plaza or sidewalk on a neighboring site.
    2. 2.
       ​​​​​​​The plaza may be used for outdoor seating and serving for eating and drinking establishments. Any portion used for seating/serving area may be enclosed with a maximum four (4) foot high architectural grade metal railing which has an open design.

Effective on: 12/20/2022

1. A.
   This chapter outlines the aesthetic or cosmetic design requirements that apply to all buildings and sites in the Mall Road (MR) Overlay District, including parking structures, except for those which are exclusively detached or attached single family residential. These requirements are not intended to create or replicate any specific architectural style, although they are reflective of commercial and office structures which were customarily constructed from the late 19 through the mid 20 century. The design requirements are intended to create structures which are visually interesting and substantive, have “timeless” aesthetic characteristics, and which are adaptable over time. They are also intended to help establish more “urban” aesthetic qualities and human scale in the context of a regional, suburban shopping district, and establish design consistency without replication between sites. Based on these objectives, standardized corporate franchise/chain style architectural designs shall not be used unless they meet the design requirements set forth and can be reasonably adapted for future users without leaving earlier “trademark” features behind. It is recognized that there may be instances when corporate architecture is considered appropriate or even preferred for specific reasons. In these situations, deviation from these requirements may be considered.
2. B.
   These requirements supersede the normal requirements of the BOONE COUNTY ZONING REGULATIONS. When specific development standards or requirements are not outlined in this document, the normal requirements of the BOONE COUNTY ZONING REGULATIONS shall apply. Specific, individual requirements in this chapter may be modified by the Zoning Administrator provided the proposal will create an equivalent or superior solution to the requirement in question, and the proposal does not diminish the design character which would otherwise be created by the normal requirement.
3. C.
   For additions or exterior modifications to existing buildings, these design requirements shall be followed to the extent that they will produce a cohesive overall design in which the new improvements and original structure are compatible with one another when viewed from public vantage points. If compatibility between the new improvements and original structure is not feasible based on these requirements, retrofit design concepts prepared by KZF Design may be used. These design concepts are available at the Planning Commission office.
4. D.
   Compliance with the design requirements in this chapter shall be determined through the applicable Site Plan process as required by ARTICLE 30 of the zoning regulations.  Architectural elevations and sufficient design details which demonstrate compliance with these requirements shall be submitted as part of the Site Plan application in addition to the materials listed in ARTICLE 30.  Architectural plans shall be stamped or sealed by a registered architect licensed by the Commonwealth of Kentucky.
5. E.
   Architectural Design

   1. 1.
      Building Materials:

      1. a.
         The primary exterior wall materials shall include brick, architectural grade CMU, stone, tile, or concrete which is formed to have a unit masonry appearance. These materials shall have an integral color. Other materials such as EIFS/stucco, architectural grade metals, wood or cement board siding, glass block, and precast concrete may be used for trim, detailing, and incidental or secondary wall areas.
      2. b.
         Only architectural grade materials shall be used. Flimsy or synthetic appearing exterior wall materials, such as ribbed, industrial style metal siding, T-111, EIFS systems with visually pronounced joints (not including designed scoring or reveals), plain faced CMU, vinyl siding, or hard board type materials are not permitted. Snap-in grids or applied mullions are not permitted in windows; only mullions which physically separate window glass into multiple panes shall be used for divided light type windows. Materials for any pitched roof shall be architectural grade, three dimensional shingles or tiles, slate, or standing seam metal. Other types of decorative metal roofing can be evaluated on a case-by-case basis and approved if they are integral to the overall design of the structure.
   2. 2.
      Exterior Wall Colors:

      1. a.
         Exterior walls shall primarily use colors which are reflective of rich, natural tones such as those in the red, red-brown/terra cotta, brown, clay, beige/tan/blond, mustard, and/or warm gray ranges. White or exceptionally dark colors are not permitted. Other colors may be used for trim and detailing.
   3. 3.
      Facade Composition:

      1. a.
         Facades shall be designed to have a defined base, mid section, and top or cap. This can be accomplished by differentiating the material, finish, and/or color of the wainscot or knee wall (or entire ground floor for multi-story buildings) from the upper portion of the exterior wall. Additionally for multi-story buildings, a change in the fenestration pattern between the ground floor and the upper floors can be employed. The top or cap effect should be created through the provision of a three dimensional detail(s) which breaks or jogs the wall plane from the roof such as a defined cornice, brackets, corbels, projecting eave, exposed rafter tails, et al.
      2. b.
         Tangible masonry detailing shall be provided such as defined window sills and lintels, quoins, soldier courses, herringbone or tile detailing, or medallions. Windows and storefront units shall be recessed within their openings (“punched” openings) to create shadow lines and three-dimensional relief. Windows/openings other than storefront type units shall have a vertical height to width orientation. Transoms and main/public entrances which are recessed behind the exterior facade are preferred. For office/commercial buildings, broad storefronts which allow direct visibility into the building interior shall be provided for building frontages along public sidewalks, streets, and private access drives which function as “streets.” Facade projections, such as simple fabric awnings and roof awnings/canopies at street level, and shingle/blade style projecting signs, are encouraged for building frontages along public sidewalks, streets, and private access drives which function as “streets.” Firmly structured awnings with an “inflated” or plastic appearance shall not be used.
      3. c.
         For “Impact Sites” as discussed in SECTION 2603 and identified on Figure 26-2, at least one type of facade projection is required along both of the street/access drive frontages at the intersection corner where the building is located. Multi-story buildings are preferred on “Impact Sites.” If one story, they shall use a taller ceiling height with an extended parapet to create height and scale commensurate with a multi-story building to anchor the structure to the intersection corner. The arrangement of bays and openings on the primary facades of buildings on “Impact Sites” shall align with the landscaping along the adjoining street frontages as discussed in the Landscaping section herein.
      4. d.
         For large scale structures such as anchor style retail buildings, parking structures, and civic/institutional buildings, the amount of detailing and fenestration will need to be adjusted to match the scale and function of the building. The exterior walls of larger office/commercial buildings can be designed to appear as a collection of multiple zero lot line buildings or tenants. No exterior wall for large scale structures should exceed 150 feet in length without being interrupted by a minimum 5 foot horizontal change or jog in the footprint.
   4. 4.
      Public Entry Points:

      1. a.
         The main public building entrances for all buildings, except for the individual doorways into in-line multi-tenant spaces or bays, shall be placed along the adjoining public street frontages or private access drives which function as “streets.” Public entrances may be placed on other frontages as well. These main public entrances shall be emphasized in the facade design by methods such as recessing the entrance behind the exterior facade, providing an over-scaled entrance feature which projects outward from or above the exterior facade, placing the doorway within a three dimensional archway, providing an awning or roof awning/canopy, and/or a changing the building materials, detailing, or color around the entrance opening.
      2. b.
         For “Impact Sites” as discussed in SECTION 2603 and identified on Figure 26-2, at least one main, emphasized pedestrian entrance should be placed at the corner of the intersection where the building is located or along the primary street frontage. For civic/public/institutional uses, the main entrance(s) should be placed symmetrically on the primary facade(s) with over-scaled features which emphasize or highlight it as discussed above; formal plazas or squares which align with the main entry points in an axial manner may also be employed (refer to civic space plazas below).
   5. 5.
      Roof Shape:

      1. a.
         Parapet designs which have a defined cornice line and pitched roofs are permitted. Pitched roof forms shall be complete and symmetrical, and span the entire building massing on which they are placed. Mansard or other “stage set” type designs are not permitted.
6. F.
   Screening

   1. 1.
      Mechanical Equipment Screening

      1. a.
         All mechanical equipment shall be screened. Ground mounted equipment shall be screened either with landscaping or enclosed with an enclosure structure which uses the same materials, colors, and design detailing as the principal building. If roof mounted, the equipment shall be screened by a parapet wall (for flat roofed buildings) which is designed and constructed as an integral part of the overall building; applied, “stage set” style mechanical equipment screens are not permitted. For roof mounted equipment on pitched roofed buildings, the equipment shall be wholly contained within roof structure.
   2. 2.
      Loading/Unloading/Service Areas

      1. a.
         Loading/unloading and/or service areas shall be placed in the side or rear yard only, excluding corner side yards and along access drives which function as “streets” including shared private development streets/driveways. Any such area shall be enclosed with a screen wall which is at least eight (8) feet high and which uses the same materials, colors, and design detailing as the building which it serves. Alternatively, dense landscape hedging which will provide year round screening and that will grow to at least 8 feet high without routinely overtaking the planting space may be considered.
   3. 3.
      Trash Enclosures

      1. a.
         Garbage storage areas shall be placed in the side or rear yard only, excluding corner side yards, and along access drives which function as “streets” including shared private development streets/driveways. Garbage storage areas shall be enclosed per the requirements of SECTION 3151 of the zoning regulations. Additionally, the required enclosure structure shall be constructed with the same materials, colors, and design detailing as the principal building.
7. G.
   Site Features

   1. 1.
      Civic Space Plazas

      1. a.
         The provision of civic space plazas is recommended for several areas in SECTION 2603.  These are larger scale plazas which generally serve multi-building developments as opposed to the smaller scale street frontage plazas described in SECTION 2604. These spaces should be centrally located within the development they serve, and sited to create visibility for the adjoining businesses. They should be surfaced with pavers and/or decorative concrete in at least two different colors and/or textures. Fixed seating such as benches or combination bench walls/landscape planters should be provided. Moveable seating, Identity Elements as described below, and formally arranged landscaping are also recommended for these spaces.
      2. b.
         In addition to casual or informal use, civic space plazas may also be used for activities such as the following:

         1. 1.
            Outdoor seating for adjoining eating and drinking establishments.
         2. 2.
            Outdoor event venues in commercial or office developments as described in SECTION 2604 provided the stated requirements for this purpose are fulfilled.
         3. 3.
            Temporary commercial displays (TCDs) provided the requirements of ARTICLE 35 of the zoning regulations are fulfilled.
   2. 2.
      Identity Elements

      1. a.
         Identity or “personality” features such as flag pole arrangements, water features, follies, monuments or walls, and public art are encouraged throughout the Study Area, especially along the street frontages of Impacts Sites as shown on Figure 26-2, the main vehicular entrances and building entrances in larger multibuilding/multi-tenant developments, street frontage plazas as described in SECTION 2604, and civic space plazas as described immediately above.  There are no prescribed setbacks for identity elements, however, they may not be located in vision triangles as prescribed by ARTICLE 32 of the zoning regulations, or within required buffer yards as outlined in SECTION 3645.  Identity elements which contain any type of "sign" as defined by ARTICLE 40 of the zoning regulations will need to conform to the requirements of ARTICLE 34, which may include obtaining a Sign Permit.
   3. 3.
      Site Furniture

      1. a.
         Site furniture includes items such as benches/seating and outdoor tables, light fixtures and masts, waste receptacles, bollards, bicycle racks, railings around outdoor seating areas, and street/regulatory signage. There are no proprietary specifications or requirements for site furniture, or prototypes which must be followed. Rather, site furniture must be architectural grade and the various items selected for any given site must visually correlate to one another as components of an overall design system. Also, site furniture must use neutral or dark colors, and shall not use wood or wood products.

Effective on: 12/20/2022

1. A.
   This section provides a summary of specific transportation and connectivity improvements that are recommended to be undertaken in the Study Area. They are based on the recommendations provided by TEC Engineering, Inc., who was retained to advise the Planning Commission on transportation and connectivity issues, and the information compiled in the Existing Conditions Report. Most of these improvements are also discussed in SECTION 2603. These improvements are indicated on the Transportation Improvements map on Figure 26-3.

Figure 26-3
Transportation Improvements

1. 1. 1.
      Realignment of Mall Circle Road (Map ID 1)

      1. a.
         The portion of Mall Circle Road that is parallel to Mall Road is recommended to be relocated eastward to provide sufficient depth for new outlots. No direct access for individual lots should occur from Mall Road. Mall Circle Road itself should be redeveloped as a shared private development street/driveway per the standards in SECTION 2604, or similar approach which creates the effect of an urban "street", even if this occurs incrementally as additional development occurs.  This realignment is discussed in the Area 2 text of SECTION 2603.
   2. 2.
      Connector Drive (Map ID 2)

      1. a.
         This roadway is recommended to be better delineated and separated from the existing parking lots, including the private section of the alignment which extends northward from Cayton Road. This could be accomplished with curbing, different pavement, type or color, and eliminating or drastically reducing the amount of minor parking lot driveways that intersect it. SECTION 2603 discusses the use of a single identifiable alignment with one standard street section design for each area where the roadway is located.  SECTION 2603 also discusses the use of a shared private development street/drive for the section north of Cayton Road.
      2. b.
         The private section of this alignment which extends northward from Cayton Road is recommended to be extended to the site at the north end of the Study Area in a defined, continuous alignment. The south end of Connector Road is recommended to be extended southward to Area 5, provided it is feasible due to the creek crossing, and grade and alignment issues. Additionally, improved traffic control needs to be evaluated and addressed for the intersection of Connector Drive and Cayton Road.
   3. 3.
      Steinberg Drive at I-71/I-75 Off Ramp and Mall Road Intersection (Map ID 3)

      1. a.
         Recommended improvements are outlined in the Area 6 text of SECTION 2603.
   4. 4.
      Street/Vehicular Connections and Extensions

      1. a.
         Service Road to Mall Circle Road (Map ID 4): Service Road is recommended to be upgraded and extended as a combination connector road between KY 18 and Mall Circle Road and an access road for the adjoining properties, or altogether removed with driveway interconnections provided between sites if the extension is not feasible. Recommended improvements are outlined in the Area 1 text of SECTION 2603.
      2. b.
         Area 3 Interconnections (Map ID 5): Streets which interconnect between the temporary dead end of Heights Boulevard, US 42 near the interchange across from Holiday Drive, and Mall Road at the approximate midpoint between Heights Boulevard and Mall Road Center in Area 4 are recommended. The new intersection at US 42 should be restricted to either right-in only or right-in/right-out only. This interconnecting system should include the Diane Drive extension if it is feasible.
      3. c.
         Mall Road Parallel Frontage Road in Area 3 (Map ID 6): A frontage road parallel to Mall Road is recommended to extend between Heights Boulevard and Mall Road Center in Area 4. No direct access for individual lots should occur from Mall Road.
      4. d.
         Area 3 to Site East of Area 4 Along US 42 (Map ID 7): A vehicular connection is recommended between the southeast part of Area 3 and the site along US 42 that is immediately to the east of Area 4 and outside of the Study Area, provided it is feasible due to the creek crossing and grade issues.
      5. e.
         Area 4 Interconnections (Map ID 8): A vehicular connection is recommended between the Mall Road Center development and Diane Drive. Vehicular and pedestrian connections are recommended between each of the three properties in Area 4.
      6. f.
         Diane Drive Extension (Map ID 9): Diane Drive is recommended to be extended from Area 4 northward as an interconnection with Area 3's road system under any redevelopment scenario, provided it is feasible due to the creek crossing and grade issues.
      7. g.
         Area 5 to Northeast Corner of US 42/Airview Drive Intersection (Map ID 10): A connection between Area 5 and the sites at/near the northeast corner of the US 42/Airview Drive should be evaluated as part of any redevelopment.
      8. h.
         Preakness Drive/Rosetta Drive Connection (Map ID 11): Both streets currently dead end near each other and are recommended to be connected into a continuous alignment. The need for any additional right-of-way and potential flooding issues/storm water management will need to be further evaluated.
      9. i.
         North End of Area 8 to Hopeful Church Road at Chancellor Drive (Map ID 12): A vehicular connection is recommended if the car dealership at this point along Hopeful Church Road should redevelop.
   5. 5.
      Construct New I-75 Southbound Entrance Ramp (Map ID 13)

      1. a.
         In order to alleviate traffic congestion during peak times at the KY 18 and US 42 intersections, it is recommended that a I-75 southbound entrance ramp from Mall Road be constructed. This would provide full access to and from Mall Road from three separate I75 interchanges. Such an improvement also allows for “mid-block” access to I-75 south from Mall Road without having to travel to KY 18 and US 42, thus preserving these intersections or corridors for more local traffic use. This improvement is also being recommended in the update of the State’s Six Year Transportation Plan.
   6. 6.
      Pedestrian Improvements

      1. a.
         Overall: Recommendations and requirements for pedestrian circulation and connectivity are outlined in several sections of this document. An overview depiction of these recommendations and requirements is shown on the Concept Pedestrian System map on Figure 26-4. Specific pedestrian connections recommended in this document include:

         1. 1.
            Area 6 or Area 7 to Achates Avenue (Map ID P1): At least one hard surfaced pedestrian connection with substantial lighting between Area 6 or Area 7 and Achates Avenue.
         2. 2.
            Area 7 to the Yealey Elementary School Campus (Map ID P2): A hard surfaced pedestrian connection with substantial lighting between Area 7 and the Yealey Elementary School campus.
         3. 3.
            Area 8 to Hopeful Church Road at Chancellor Drive (Map ID P3): A hard surfaced pedestrian connection with substantial lighting between the north end of Area 8 and Hopeful Church Road in the proximity of Chancellor Drive.
   7. 7.
      Signage and Wayfinding

      1. a.
         A uniform wayfinding signage system is recommended for the Study Area. In addition to identifying the locations of major destinations, it should advocate the use of the main secondary streets and frontage roads including Connector Drive, a realigned Mall Circle Road, the Mall Road parallel frontage road and interconnections recommended for Area 3, and should direct drivers to the US 42 interchange (especially for northbound traffic).

Figure 26-4
Concept Pedestrian System

Effective on: 12/20/2022