1. IntroductionA growing trend in communities across the country is thedevelopment of large retail, or "big-box", design standards. Thecities of Fort Collins, Colorado, Tucson, Arizona, Easton,Maryland, and Somerset County, New Jersey have alreadyimplemented design standards for large retail establishments.Lexington is currently in the process of adopting designstandards.

"Big-box" retail can be defined as large-scale retailers, such asWal-Mart, Kmart, Meijer, Kroger, Target, Circuit City, or HomeDepot, that occupy more than 50,000 square feet and derivetheir profits from high sales volumes. They may operate asstand-alone facilities, or more commonly they are located in a"power center."

Power centers will usually have some common characteristicsuch as large rectangular single-story structures, a reliance onauto-borne traffic with large areas of parking, limited masstransit service, and a no frills site plan with little uniquecommunity character, mixed-use and pedestrian amenities.Power centers will generally bring together various branches ofthe "big-box" family, for example, a discount department store,a warehouse club, a supermarket, and smaller outlots.

Examples of power centers in Lexington include HamburgPlace, Beaumont Center, and the new Lowe’s/Wal-Mart onNicholasville Road. In Georgetown, Washington Square,Georgetown Center, and Factory Stores of America could beconsidered examples of power centers. Although these threesites are much smaller in scale, they all contain "big-boxes" inexcess of 50,000 square feet (Kroger with approximately 60,000sq. ft. and Kmart with approximately 96,000 sq. ft., FactoryStores of America contain a total of 176,000 sq. ft.). The threesites also contain retail establishments with less than 50,000square feet. The recently approved rezoning of Cherry BlossomProperties (A-1 Agricultural to B-5 General Commercial Park),located between I-75 and 84 Lumber, is designed to be a powercenter as defined above. The approved conceptual plan showsthe site with a "big-box" structure and numerous outlots with a

large parking area. The Howard Property, recently rezonedfrom A-1 to B-5, contains 27.31 acres that is suitable for a "big-box" type of development. Also, the Whitaker Property (225acres), located north of 84 Lumber and south of Toyota, wasrecently rezoned from A-1 to B-5. Although this site is proposedfor a mixed use of commercial, professional office, limited lightindustrial, and residential, there is approximately 43 acressuitable for "big-box" development. The site was approved withthe Traditional Neighborhood Design in mind, thus the needexists for design standards to be in place it ensure the entiredevelopment is coordinated for an overall community design.

The B-5 zone is designed to allow flexibility in the developmentof compatible mixed-use areas of limited light industrial,professional office, and commercial in a business park or"campus-style" setting. The B-5 zone discourages "strip"commercial development while encouraging internal drivewaysand pedestrian access in order to minimize traffic movementsout of the development. The B-5 is designed to minimize off-site impacts generally associated with standard commercial/B-2development with increased setbacks and landscape buffers.The B-5 includes higher design standards but does not typicallyor specifically address "big-box" concerns. As "big-box"development could occur in B-2, B-4, and B-5, these guidelinesshall be utilized in any district where "big-box" developmentmay locate.

2. Background and JustificationThe basis for development within our community is set forth inthe Zoning Ordinance, Subdivision Regulations, and theComprehensive Plan. Article I, Section 1.3 of the ZoningOrdinance for Georgetown, Scott County, Sadieville, andStamping Ground states, "The purpose of the ZoningOrdinance is to promote the general welfare by establishingand regulating zoning districts… In establishing the zoningdistricts, this ordinance seeks the general welfare bydesignating sufficient space for all necessary uses of land, byprotecting the permitted uses in each district from theundesirable effects of conflicting uses, and by ensuring thestable value of all permitted development." Article I, Section105 of the Subdivision & Development Regulations forGeorgetown, Scott County, Sadieville, and Stamping Ground

states, "These regulations are adopted in order to implementthe Georgetown-Scott County Comprehensive Plan and toensure the protection of public health, safety, and welfare."Furthermore, Section I, Subsection B-3 of the Georgetown-ScottCounty Comprehensive Plan 1996 Update states, "Communityidentity and integrity should be maintained as we grow, andopportunities for community social life should be increased."Subsection B-4 goes on to state, "Scott County cities shouldmaintain their small town character…"

With the tremendous amount of growth occurring inGeorgetown and Scott County, it is a matter of time beforelarge retail establishments begin locating in our communityand the possibility of existing establishments relocating orexpanding. Large retail establishments will locate anywhere, beit a rural town, suburban county, or an urban center. Within a25 mile radius of Georgetown, there are 7 Wal-Marts (2superstores) and 7 Kmarts (according to Wal-Mart and Kmartinternet store locators).

The residents of Georgetown and Scott County are largelydefined by small town characteristics and quality of life. As acommunity, we should not only be concerned about theeconomic impact of big-box retailers on our traditionaldowntown merchants but also on how the appearance of suchretail establishments fit in with the community.

Our community does not have to rely on the dull, rectangularboxes of retail giants, with massive amounts of asphalt andlimited landscaping and pedestrian amenities.

A growing number of jurisdictions are requiring a much higherlevel of design standards and implementing procedures thatrequire large retail stores to better relate to the characteristicsof the community.

In Fort Collins, CO., there were many public hearings with thecommunity playing a large role in defining the retail standards,and it resulted in a nationally acclaimed ordinance. Staff hasreviewed this ordinance and an ordinance adopted by Tucson,AZ. Also, staff has contacted the planning departments in

Rockville, MD, Easton, MD, Somerset County, NJ, and Lexington,KY, who are in the process of writing their ordinances. Theresearch indicates that Fort Collins has become the model thatcommunities are basing their design standards and ordinanceson.

These proposed guidelines are a response to dissatisfactionwith corporate chain marketing strategy, dictating design that isindifferent to local identity and interests. The main goal is toencourage development that contributes to Georgetown-ScottCounty as a unique place by reflecting its physical characterand adding to it in appropriate ways. Large retail developmentsdepend on high visibility from major public streets. In turn,their design determines much of the character andattractiveness of major streetscapes in the city. The marketinginterests of many corporations, even strong image-makingdesign by professional designers, can be potentiallydetrimental to community aspirations and sense of place whenthey result in massive individual developments that do notcontribute to or integrate with the community in a positive way.

The purpose of these guidelines is to augment the existingcriteria contained in the B-5 General Commercial Park andthose contained in the Zoning Ordinance and SubdivisionRegulations, with more specific interpretations that apply to thedesign of large retail developments. These guidelines require abasic level of architectural variety, compatible scale, pedestrianand bicycle access, and mitigation of negative impacts.

3. ProcedureThe following guidelines are intended to be used as a designaid by developers proposing large retail developments and asan evaluation tool by the staff of the Planning Commission intheir review processes. These guidelines shall apply to allprojects, which are processed according to the criteria forproposed development plans and to all projects for retailestablishments of more than 50,000 square feet. Theseguidelines are to be used in conjunction with the Subdivision &Development Regulations.

4. Definitions

Arcade

an area contiguous to a street or plaza that is open andunobstructed, and that is accessible to the public at all times.Arcades may include building columns, landscaping, statuary andfountains. Arcades do not include off-street loading/unloading areas,driveways or parking areas.

Articulateto give emphasis to or distinctly identify a particular element. Anarticulated façade would be the emphasis of elements on the face ofa wall including a change in setback, materials, roof pitch or height.

"As-of-Right Zoning"uses and development standards that are determined in advanceand specifically authorized by the zoning regulations (e.g., a single-family zone would allow single-family housing as of right so long assite development standards are met). This type of zoning is incontrast to cumulative or "pyramidal" zoning.

Berman earthen mound designed to provide visual interest on a site,screen undesirable views, reduce noise or provide a buffer fromadjoining uses.

Breezewaya structure for the principal purpose of connecting a main buildingor structure on a property with other buildings.

Buffersee also "screen". An area provided to reduce the conflict betweentwo different land uses. Buffers are intended to mitigate undesiredviews, noise and glare - effectively providing greater privacy toneighboring land uses. Typical buffers consist of materials that servethis purpose and include, but are not limited to, plant materials,walls, fences and/or significant land area to separate the uses.

Buffer Stripa portion of a lot or property used to visually separate one use fromanother through the use of vegetation, distance or other approvedmethod.

Building Face, Frontany building face, which can be touched by a line drawn

perpendicular to street (public or private).

Building Face, Publicany building side which is visible from public or private right-of-waysand/or the faces that contain public entry.

Building Massthe building’s expanse or bulk and is typically used in reference tostructures of considerable size.

Design Guidelinesstatements and graphics intended to direct the planning anddevelopment of the built environment in a particular manner or styleso that the end result contributes positively to the overalldevelopment.

Dormera window set vertically in a gable projecting from a sloping roof.

Facadethe portion of any exterior elevation on the building extending fromgrade to the top of the parapet, wall or eaves and extending theentire length of the building.

Front Yardthe portion of the front yard extending the full width of the lot andmeasured between the front lot line and a parallel line across thefront of the building. Corner and double lots shall adhere to thefront yard setback(s) for each frontage.

Gablea triangular wall section at the end of a pitched roof, bounded by thetwo roof slopes.

Hip Roofroof without gables.

Parapetthe portion of a wall that extends above the roofline.

Pedestrian Oriented Developmentdevelopment designed with an emphasis primarily on the streetsidewalk and on pedestrian access to the site and

buildings/structures rather than on auto access. Thebuildings/structures are generally located close to the public orprivate right-of-way and the main entrance(s) is oriented to thestreet sidewalk. There are generally windows or display cases alongbuilding facades. Although parking is provided, it is generally limitedin size and location.

Pedestrian Walkwaya surfaced walkway, separate from the traveled portion of a public orprivate right-of-way or parking lot/driving aisle.

Porticoa porch or walkway with a roof supported by columns, often leadingto the entrance to a building.

Public/Private Right of Wayany public or private road, access easement intended to providepublic access to any lot/development, but excluding any service roador internal driving aisles (i.e., within parking lots).

Screensee also "buffer". The sole purpose of a screen is to block views. Ascreen should be constructed of opaque materials and whose heightwill be effective in obstructing unwanted views.

Setbacka prescribed distance or an area between one element and another(i.e., a building and the road right-of-way). Within these guidelines,the term also refers to:

The minimum distance and the area measured from theproperty line to the interior of a parcel where buildings may beconstructed.The required distance and the area between the edge of theparking lot pavement/curb and the property line orbuildings/structures.Placing a building face on a line to the rear of another buildingline.

Streetscapeall elements of a development or area that are in view from otherpoints along a street.

5. Design GuidelinesARTICLE I - AESTHETIC CHARACTER

1. Facades and Exterior WallsINTENT: Facades should be articulated to reduce themassive scale and the uniform, impersonalappearances of large retail buildings and providevisual interest that will be consistent with thecommunity’s identity character, and scale. The intentis to encourage a more human scale that residentsof Georgetown-Scott County will be able to identifywith their community. The resulting scale will ensurea greater likelihood of reuse of structure bysubsequent tenants.GUIDELINE: Developments with facade over 100feet in linear length shall incorporate wallprojections or recesses a minimum of 3 foot depthand a minimum of 20 contiguous feet within each100 feet of facade length and shall extend over 20percent of the facade. Developments shall useanimating features such as arcades, displaywindows, entry areas, or awnings along at least 60percent of the facade.

Photo courtesy of Hamburg Place

2. Smaller Retail StoresINTENT: The presence of smaller retail stores gives acenter a "friendlier" appearance by creating variety,breaking up large expanses, and expanding therange of the site’s activities. Windows and windowdisplays of such stores should be used to contributeto the visual interest of exterior facades. Thestandards presented in this section are directedtoward those situations where additional, smallerstores, with separate, exterior customer entrancesare located in the principal buildings or development

site.GUIDELINE: Where principal buildings containadditional, separately owned stores, which occupyless than fifty thousand (50,000) square feet of grossfloor area, with separate, exterior customerentrances:

a. The street level facade of such stores shall betransparent between the height of three feetand eight feet above the walkway grade for noless than 60 percent of the horizontal length ofthe building facade of such additional stores.

b. Windows shall be recessed and should includevisually prominent sills, shutters, or other suchforms of framing.

3. Detail FeaturesINTENT: Buildings should have architecturalfeatures and patterns that provide visual interests,at the scale of the pedestrian, reduce massiveaesthetic effects, and recognize local character. Theelements in the following standard should beintegral parts of the building fabric, and notsuperficially applied trim or graphics, or paint.GUIDELINE: Building facades shall include arepeating pattern that shall include no less thanthree of the elements listed below. At least one ofthese elements shall repeat horizontally. Allelements shall repeat at intervals of no more thanthirty (30) feet, either horizontally or vertically.

Color changeTexture changeMaterial module changeExpression of architectural or structural baythrough a change in plane no less than 12inches in width, such as an offset, reveal, orprojecting rib.

Expression of Architectural or Structural Bay(Drawing courtesy of Fort Collins, Colorado)

4. RoofsINTENT: Variations in roof lines should be used toadd interest to, and reduce the massive scale oflarge buildings. Roof features should complimentthe character of adjoining neighborhoods.GUIDELINE: Roof lines shall be varied with a changein height every 100 linear feet in the building length.Parapets, mansard roofs, gable roofs, hip roofs, ordormers shall be used to conceal flat roofs and rooftop equipment from public view. Alternating lengthsand designs may be acceptable and can beaddressed during the preliminary development plan.

(Photo courtesy of Hamburg Place)

5. Materials and ColorsINTENT: Exterior building materials and colorscomprise a significant part of the visualimpact of abuilding. Therefore, they should be aestheticallypleasing and compatible with materials and colorsused in adjoining neighborhoods.GUIDELINE:

a. Predominant exterior building materials shallbe high quality materials. These include,without limitation:

Brick

WoodSandstoneOther native stoneTinted, textured, concrete masonry units

b. Facade colors shall be low reflectance, subtle,neutral, or earth tone colors. The use of highintensity colors, metallic colors, black orfluorescent colors is prohibited.

c. Building trim and accent areas may featurebrighter colors, including primary colors, butneon tubing shall not be an acceptable featurefor building trim or accent areas.

d. Predominant exterior building materials as wellas accents should not include the following:

Smooth-faced concrete blockTilt-up concrete panelsPre-fabricated steel panels

6. EntrywaysINTENT: Entryway design elements and variationsshould give orientation and aesthetically pleasingcharacter to the building. The standards identifydesirable entryway design features.GUIDELINE: Each principal building on a site shallhave clearly defined, highly visible customerentrances featuring no less than three of thefollowing:

canopies or porticosoverhangsrecesses/projectionsarcadesraised corniced parapets over the doorpeaked roof formsarchesoutdoor patiosdisplay windowsarchitectural details such as tile work andmoldings which are integrated into the buildingstructure and designintegral planters or wing walls that incorporatelandscaped areas and/or places for sitting

(Photo courtesy of Hamburg Place)

ARTICLE II - SITE DESIGN AND RELATIONSHIP TO THESURROUNDING Community

1. EntrancesINTENT: Large retail buildings should featuremultiple entrances. Multiple building entrancesreduce walking distances from cars, facilitatepedestrian and bicycle access from public sidewalks,and provide convenience where certain entrancesoffer access to individual stores, or identifieddepartments in a store. Multiple entrances alsomitigate the effect of the unbroken walls andneglected areas that often characterize buildingfacades that face bordering land uses.GUIDELINE: All sides of a principal building thatdirectly face an abutting public or private right-of-way shall feature at least one customer entrance.Where a principal building directly faces more thantwo abutting public or private rights-of-way, thisrequirement shall apply only to two sides of thebuilding, including the side of the building facing theprimary street, and another side of the buildingfacing a secondary street.

The number of entrances for the principal buildingshall be addressed at the preliminary developmentplan stage. Where additional stores will be located inthe principal building, each such store shall have atleast one exterior customer entrance, which shallconform to the above requirements.

Example of a development with customer entrances on all sideswhich face a public street.

(Drawing courtesy of Fort Collins, Colorado)

2. Parking Lot OrientationINTENT: Parking areas should provide safe,convenient, and efficient access for vehicles andpedestrians. They should be distributed aroundlarge buildings in order to shorten the distance toother buildings and public sidewalks and to reducethe overall scale of the paved surface. If buildingsare located closer to streets, the scale of thecomplex is reduced, pedestrian traffic is encouraged,and architectural details take on added importance.GUIDELINE: No more than 60 percent of the off-street parking area for the entire property shall belocated between the front facade within the frontyard of the principal building(s) and the primaryabutting street unless the principal building(s)and/or parking lots are screened from view by outlotdevelopment (such as restaurants) and additionaltree plantings and/or berms.

3. Back and SidesINTENT: The rear or sides of buildings often presentan unattractive view of blank walls, loading areas,storage areas, HVAC units, garbage receptacles, andother such features. Architectural and landscapingfeatures should mitigate these impacts. Any back orside of a building visible from a public or privateright-of-way shall be built in accordance with ArticleI. The Planning Commission may waive thisrequirement as part of the development plan.GUIDELINE: The minimum setback for any building

facade shall be in accordance with the B-5requirements (Zoning Ordinance, Section 4.484, 1-4). Where the facade faces adjacent residential usesan earthen berm shall be installed, no less than 6feet in height, containing at a minimum, a doublerow of evergreen or deciduous trees planted atintervals of 15 feet on center. Additional landscapingmay be required by the Planning Commission toeffectively buffer adjacent land use as deemedappropriate. All additional landscape requirementsof the Landscape Ordinance shall apply.

4. Outdoor Storage, Trash Collection, and Loading AreasINTENT: Loading areas and outdoor storage areasexert visual and noise impacts on surroundingneighborhoods. These areas, when visible fromadjoining properties and/or public streets, should bescreened, recessed or enclosed. While screens andrecesses can effectively mitigate these impacts, theselection of inappropriate screening materials canexacerbate the problem. Appropriate locations forloading and outdoor storage areas include areasbetween buildings, where more than one building islocated on a site and such buildings are not morethan 40 feet apart, or on those sides of buildingsthat do not have customer entrances.GUIDELINE:

a. Areas for outdoor storage, truck parking, trashcollection or compaction, loading, or othersuch uses shall not be visible from public orprivate rights-of-way.

b. No areas for outdoor storage, trash collectionor compaction, loading, or other such usesshall be located within 20 feet of any public orstreet, public sidewalk, or internal pedestrianway.

c. Loading docks, truck parking, outdoor storage,utility meters, HVAC equipment, trashdumpsters, trash compaction, and otherservice functions shall be incorporated into theoverall design of the building and thelandscaping so that the visual and acoustic

impacts of these functions are fully containedand out of view from adjacent properties andpublic streets, and no attention is attracted tothe functions by the use of screening materialsthat are different from or inferior to theprincipal materials of the building andlandscape.

d. Non-enclosed areas for the storage and sale ofseasonal inventory shall be permanentlydefined and screened with walls and/or fences.Materials, colors, and designs of screeningwalls and/or fences and the cover shallconform to those used as predominantmaterials and colors of the building. If suchareas are to be covered, then the covering shallconform to those used as predominantmaterials and colors on the buildings.

e. Temporary sales/displays, such as Christmastrees, landscape materials, and fireworks, shallfollow all outdoor requirements for B-2, B-4,and B-5 districts as described in the ZoningOrdinance. Location and time/duration of suchsales/displays shall be reviewed and approvedby the Planning Director or appointeddesignee.

5. Pedestrian FlowsINTENT: Pedestrian accessibility opens auto-oriented developments to the neighborhood,thereby reducing traffic impacts and enabling thedevelopment to project a friendlier, more invitingimage. This section sets forth standards for publicsidewalks and internal pedestrian circulationsystems that can provide user-friendly pedestrianaccess as well as pedestrian safety, shelter, andconvenience within the center grounds.GUIDELINE:

a. Sidewalks at least 6 feet in width shall beprovided along all sides of the lot that abut apublic or private right-of-way, excludinginterstates, Cherry Blossom Way, andMcClelland Circle. The Planning Commission

may waive this requirement as part of thedevelopment plan.

b. Continuous internal pedestrian walkways, noless than 5 feet in width, shall be provided fromthe public sidewalk or right-of-way to theprincipal customer entrance of all principalbuildings on the site. At a minimum, walkwaysshall connect focal points of pedestrian activitysuch as, but not limited to, transit stops, streetcrossings, building and store entry points, andshall feature adjoining landscaped areas thatinclude trees, shrubs, benches, flower beds,ground covers, or other such materials for noless than 50 percent of their length.

c. Sidewalks, no less than 5 feet in width, shall beprovided along the full length of the buildingalong any facade featuring a customerentrance, and along any facade abutting publicparking areas. Such sidewalks shall be locatedat least six (6) feet from the facade of thebuilding to provide planting beds forfoundation landscaping, except where featuressuch as arcades or entryways are part of thefacade.

d. Internal pedestrian walkways provided inconformance with Subsection b above, shallprovide weather protection features such asawnings or arcades within 30 feet of allcustomer entrances, constructed parallel to thefacade of the building. This is not intended toextend into the driving aisles or parking areas.

e. All internal pedestrian walkways shall bedistinguished from driving surfaces throughthe use of durable, low maintenance surfacematerials such as pavers, bricks, or scoredconcrete to enhance pedestrian safety andcomfort, as well as the attractiveness of thewalkways. Signs shall be installed to designatepedestrian walkways.

6. Central Features and Community SpacesINTENT: Buildings should offer attractive and

inviting pedestrian scale features, spaces andamenities. Entrances and parking lots should beconfigured to be functional and inviting withwalkways conveniently tied to logical destinations.Bus stops and drop-off/pick-up points should beconsidered as integral parts of the configuration.Pedestrian ways should be anchored by specialdesign features such as towers, arcades, porticos,pedestrian light fixtures, bollards, planter walls, andother architectural elements that define circulationways and outdoor spaces. The features and spacesshould enhance the building and the center asintegral parts of the community fabric.GUIDELINE: Each retail establishment subject tothese standards shall contribute to theestablishment or enhancement of community andpublic spaces by providing at least two of thefollowing: patio/seating area, pedestrian plaza withbenches, transportation center, window shoppingwalkways, outdoor play area, kiosk area, waterfeature, clock tower, steeple, or other suchdeliberately shaped area and/or a focal feature oramenity that, in the judgment of the PlanningCommission, adequately enhances such communityand public spaces. Any such areas shall have directaccess to the public sidewalk network and suchfeatures shall not be constructed of materials thatare inferior to the principal materials of the buildingand landscape.

Although Georgetown does not currently maintain apublic bus system, areas should be provided ordesigned to accommodate possible (future) busservice and the growing number of private busservices (i.e., nursing home/assisted living, HousingAuthority, Bluegrass Action Council, etc.)

Example of a center with numerous special features andcommunity spaces

(Drawing courtesy of Fort Collins, Colorado)