By Travis Gettys
Enquirer contributor

CRESCENT SPRINGS - If city officials move forward with a plan to develop a 46-acre shopping center, they will do so against the recommendations of county planners.

The Kenton County Planning Commission rejected a proposal by a 10-3 vote Thursday to develop the $56 million Buttermilk Crossing office and retail project, citing concerns over increased traffic and signs that are larger than are currently permitted.

It was the second setback in less than a month for the project, after a judge ruled the development plan invalid because Crescent Springs City Council violated its own zoning regulations in the approval process.

Kenton Circuit Judge Douglas Stephens last month declared the plan invalid because, he said, Crescent Springs City Council failed to approve the stage I development plan within the required 45 days.

City Council overrode area planners' earlier recommendation to disapprove the plan, through a municipal order, which requires only one public vote.

Montgomery developer Bear Creek Capital closed on the property late Tuesday and still hopes to break ground on the project in October, with an eye on a July 2005 opening.

"We're ready to go as soon as we have site plan approval," said Greg Scheper, who handles acquisitions and government affairs for Bear Creek. He also sits on the planning commission but did not take part in the approval process.

"We have all our documents in order because we've already been through this once," Scheper added.

Crescent Springs Mayor Claire Moriconi declined to comment on whether she thought City Council would again override the planning commission's recommendation, but such an action would take at least two public readings.

City Council next meets Sept. 13, and Moriconi said a special meeting would be considered to allow Bear Creek to begin work by its target date.

One area mayor, who expressed concern that the project would divert traffic onto residential streets in neighboring cities, thinks the plan will move forward despite objections.

"I think you know the city of Crescent Springs is going to approve this plan no matter what you do," Fort Mitchell Mayor Tom Holocher told the planning commission.

Planning Commission members expressed concern that a planned bridge from the site to a "park and ride" lot operated by the Transit Authority of Northern Kentucky would not be built, although Bear Creek has said it has money to pay for it.

A traffic study commissioned by the developer shows that the bridge would carry about 20 percent of traffic to the shopping center, but TANK officials have not yet given their approval to the route.

Bear Creek also plans to build a 100-foot clock tower, which also would hold signs and could double as a cell phone tower, facing Interstate 75.

Crescent Springs zoning regulations allow signs only as tall as 40 feet.