University City, MO Division 9 "IC" Industrial Commercial District

Section 400.600 General.

[R.O. 2011 §34-38.1; Ord. No. 6139 §1(Exh. A (part)), 1997]

A. The following Sections provide specific regulations regarding the use and development of property within the "IC" district. These district regulations are supplemented by additional regulations appearing elsewhere in this Chapter or other Chapters of the University City Municipal Code. Other regulations contained in this Chapter governing land use and development include, but are not necessarily limited to, the following:

1. Supplementary Regulations (Article V);

2. Historic Landmarks and Districts (Article VI);

3. Off-Street Parking and Loading Requirements (Article VII);

4. Sign Regulations (Article VIII).

Section 400.610 Intent and Purpose.

[R.O. 2011 §34-38.2; Ord. No. 6139 §1(Exh. A (part)), 1997]

The "IC" Industrial Commercial District is intended to accommodate light industrial, light manufacturing, warehousing, office, and retail development. The land uses within this district are intended to be developed at a scale and intensity which is not detrimental to the rest of the community by reason of noise, vibration, smoke, dust, toxic or noxious emissions or by-products, explosive hazard or excessive heavy truck traffic. Expressly prohibited uses in this district include heavy industrial operations such as, but not limited to, foundries; refineries; incinerators; tire and rubber reclamation facilities; and processing of flammable liquids, gases, explosives, caustic and hazardous chemicals.

Section 400.620 Permitted Uses.

[R.O. 2011 §34-38.3; Ord. No. 6139 §1(Exh. A (part)), 1997; Ord. No. 6971 §1, 11-10-2014; Ord. No. 7094, 1-14-2019; Ord. No. 7102, 5-28-2019; Ord. No. 7218, 2-27-2023]

A. The following land uses and developments are permitted in the "IC" District. In addition to the land uses permitted in this district, certain other uses may be conditionally allowed per Section 400.630. Other uses not listed, which are determined by the Zoning Administrator to be identical or similar to one (1) or more of the following uses, are permitted as well. When an unlisted use is proposed, which appears to meet the intent of this district but its potential impact is uncertain, then such use shall be considered a conditional use.

1. Accessory uses (see Article V "Supplementary Regulations", Division 3);

2. Building contractors office and material storage;

3. Building material sales and storage;

4. Car wash for automobiles and light trucks;

5. Comprehensive marijuana dispensary facility;

6. Ice processing, sales and storage;

7. Light manufacturing, fabricating, assembly, disassembly, or processing of goods and products, such as the following:

a. Appliances, small;

b. Books, magazines, and other printed materials;

c. Clothing;

d. Electrical components, small, such as small motors and switching devices;

e. Metal plating;

f. Paper products, but not paper milling;

g. Pharmaceuticals;

h. Plastics and fiberglass;

i. Wood assembly and finishing;

8. Machinery and equipment sales;

9. Machine shops;

10. Medical marijuana dispensary facility;

11. Microbusiness dispensary facility;

12. Offices;

13. Offices, medical and dental;

14. Outdoor dining.

15. Parking lots and structures, as a principal use;

16. Places of worship;

17. Plumbing, air-conditioning, and heating equipment sales and services;

18. Recreation facilities, commercial; or health clubs;

19. Research laboratories and facilities, provided the use is not classified by the University City Building Code as being in the high hazard group;

20. Restaurants;

21. Restaurants, fast-food;

22. Retail sales and services;

23. Schools for business, professional, or technical training;

24. Sign shops;

25. Vehicle service facilities;

26. Warehouses, self-service storage;

27. Warehouses, wholesale establishments, and distribution centers;

28. Welding services.

Section 400.630 Conditional Uses.

[R.O. 2011 §34-38.4; Ord. No. 6139 §1(Exh. A (part)), 1997; Ord. No. 6401 §1(part), 2002; Ord. No. 6402 §1, 2002; Ord. No. 7094, 1-14-2019; Ord. No. 7102, 5-28-2019; Ord. No. 7218, 2-27-2023]

A. The following land uses and developments may be permitted in the "IC" District, subject to the issuance of a conditional use permit in accordance with the procedures and standards contained in Article XI, "Conditional Uses":

1. All permitted land uses and developments which include drive-through facilities;

2. Amusement centers, indoor;

3. Amusement centers, outdoor;

4. Animal boarding facilities;

5. Animal hospitals and veterinary clinics;

6. Automobile and light truck sales and leasing, subject to the limitations contained in Section 400.650;

7. Banquet/reception halls and bingo halls;

8. Bars and taverns;

9. Blood banks, except those operated within a hospital or those operated by a not-for-profit corporation for a period not to exceed ten (10) days in any twelve (12) consecutive months;

10. Boat and recreational vehicle sales and leasing, subject to the limitations contained in Section 400.650;

11. Comprehensive marijuana cultivation facility;

12. Comprehensive marijuana-infused products manufacturing facility;

13. Convenience stores;

14. Day care centers;

15. Gasoline stations;

16. Marijuana testing facility;

17. Medical marijuana cultivation facility;

18. Medical marijuana-infused products manufacturing facility;

19. Microbusiness wholesale facility;

20. Packaged liquor stores, as a principal use;

21. Pawnshops;

22. Public utility facilities.

23. Recycling centers;

24. Recycling collection point;

25. Resale/thrift shop;

26. Short-term loan establishments;

27. Substance abuse treatment centers (inpatient or outpatient);

28. Tattoo parlor;

29. Taxicab, limousine, and small bus facilities;

30. Title lender establishments;

31. Vehicle repair facilities.

Section 400.640 Density and Dimensional Regulations.

[R.O. 2011 §34-38.5; Ord. No. 6139 §1(Exh. A (part)), 1997]

A. Minimum Lot Size. There is no minimum required lot size for uses in the "IC" district. However, lot area and dimensions shall be sufficient to meet the requirements of this Section and required parking as established under Article VII "Off-Street Parking and Loading Requirements".

B. Building Setback Requirements.

1. Minimum right-of-way setback. No building shall be located within thirty-five (35) feet of a street right-of-way, unless no parking areas are located between the street right-of-way and any principal or accessory building. Under these conditions, the minimum setback may be reduced to fifteen (15) feet.

2. Minimum property line setback. No building setback is required from a property line other than from a right-of-way line, except where a lot abuts a residential district or abuts an alley right-of-way which separates the lot from a residential district. Under these conditions, the minimum building setback requirement shall be twenty-five (25) feet from the applicable property line(s). Also see Article V "Supplementary Regulations", Division 6 for screening requirements.

Where a property line setback is not required, but a building is set back off the property line, then it shall be set back at least five (5) feet.

3. Modification of property line setback. The minimum property line setback requirements may be modified via the conditional use permit procedure under Article XI, "Conditional Uses". Such modifications may be more or less stringent, depending on the potential impact of the proposed development in the "IC" district which is adjacent to a residential district. In the case of a request for less stringent setbacks, the conditional use permit applicant must demonstrate screening between the proposed development and the adjacent residential district above and beyond the minimum screening requirements contained in Article V "Supplemental Regulations", Division 6.

C. Building Height Limitations.

1. Except as provided for in Article V "Supplementary Regulations", Section 400.1030, and paragraph (2) below, no principal building shall exceed thirty-five (35) feet in height.

2. Upon conditional use permit approval (see Article XI, "Conditional Uses") or under an approved "Planned Development", buildings may exceed the height limit specified above, subject to the following increases in minimum building setbacks:

a. Right-of-way setback. The minimum building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided however, that the setback from the right-of-way does not have to exceed one hundred (100) feet.

b. Property line setback. The minimum building setback shall be fifteen (15) feet plus one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided however, that the setback from the property line does not have to exceed fifty (50) feet, except when adjacent to a "SR" or "LR" district. When adjacent to a "SR" or "LR" district, the minimum building setback shall be twenty-five (25) feet plus one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided however, that the setback from the property line does not have to exceed eighty (80) feet.

D. Maximum Site Coverage. For developments encompassing twenty thousand (20,000) square feet or more of land area (prior to subdividing or resubdividing), site coverage shall not exceed seventy percent (70%). Site coverage may be increased by a factor of one to ten percent (1% — 10%), under the conditional use permit procedures contained in Article XI, "Conditional Uses". Such additional site coverage may be allowed in consideration of special or outstanding landscape design and site planning features. Such features to be considered in allowing any additional site coverage includes the following:

1. A landscape plan, designed by a professional landscape architect, which incorporates proper irrigation, intense planting, and retention of existing trees and other plants worthy of saving;

2. Use of low masonry walls of architectural quality (brick or textured and pigmented concrete), terraces, berms, and earth sculpting;

3. Special pedestrian facilities and features such as plazas, covered walkways, fountains, and seating areas.

The balance of the site, not covered by buildings and structures, parking lots, vehicle circulation, and other accessory facilities, shall be devoted to landscaping, pedestrian circulation, plazas, and buffering. Any landscaped plazas on the roof or deck of a building or parking structure, which is publicly accessible from ground level, may be excluded from the calculation of site coverage, subject to conditional use permit approval.

Section 400.650 Other Development Standards.

[R.O. 2011 §34-38.6; Ord. No. 6139 §1(Exh. A (part)), 1997; Ord. No. 6142 §1(part), 1997; Ord. No. 6401 §1(part), 2002; Ord. No. 6764 §1, 1-26-2009]

A. A principal building, in which one (1) or more uses may locate, shall not exceed fifty thousand (50,000) square feet in gross floor area. The exception to this is for developments approved under the provisions of a conditional use permit under Article XI, "Conditional Uses."

[Ord. No. 6990 §1, 5-26-2015]

B. Except for authorized temporary outdoor sales (see Article V, Section 400.1360400.1360), permitted outdoor dining, and off-street parking and loading, all business, servicing, processing, and storage, which takes place outdoors on private property, shall be limited to one hundred (100) square feet in area and shall be limited to items and/or service for which the use is approved under the occupancy permit. Otherwise, all business, servicing, processing, and storage shall be conducted within completely enclosed businesses.

C. Outdoor display of merchandise shall only be permitted in conjunction with an existing permitted use, where an established use has been granted occupancy and occupies the ground floor of a premise. Any display shall only be permitted on private property, and such display shall be placed between the subject use's principal building and nearest public right-of-way. Total gross display area of merchandise may not exceed twenty-five (25) square feet. This total gross display area may be increased to forty (40) square feet if the building frontage of the portion of the building occupied by the subject use exceeds ninety (90) linear feet, and increased to eighty (80) square feet if the building frontage of the portion of the building exceeds one hundred twenty (120) linear feet. Display items shall be limited to merchandise sold by the established use. All sales transactions shall occur completely within enclosed buildings. Any outdoor display of merchandise shall permit free access to buildings and not be placed in or on street furniture, parking meters, public signage, planter boxes, turf, dirt or landscaped areas, or beyond the edge of the subject use's street frontage. Display items shall not include signage which would otherwise be regulated by Article VIII.

D. Processes and equipment employed and goods processed or sold shall be limited to those which are not objectionable by reason of odor, dust, smoke, noise, vibration, refuse, water-carried waste, pollutants or other matter which in any manner creates a nuisance beyond the property line of a particular use (also see Article V, Division 12 for performance standards).

E. Used automobiles, trucks, trailers, boats or recreational vehicles may be sold only in conjunction with, and on the same lot or site as the sale of new vehicles and under the same business ownership or management.

F. Outdoor dining is permitted upon receipt or renewal of an annual outdoor dining permit, as required under Chapter 605, Article I.

[Ord. No. 6971 §1, 11-10-2014]

G. For all new developments or those uses requiring a new conditional use permit or site plan review, a detailed landscaping plan shall be submitted to the Director of Planning for approval, in conjunction with a review by the City Forester. Landscaping shall be installed and maintained in accordance with the approved plan. Unless other arrangements were made during the permitting process, said landscaping plan shall be approved prior to the building permit being issued and shall be installed prior to the occupancy permit being approved.

H. All restaurant and convenience store uses shall comply with the following:

1. The operator of the business shall regularly police the site and the area adjacent to the restaurant to remove litter and debris.

2. Trash containers for patron use shall be available on the premises at all times. Adequate refuse disposal shall be provided by and for the business. The refuse containers and surroundings shall be maintained in a clean condition.

3. If applicable, an exhaust system shall be installed and/or other means shall be taken to prevent any food preparation odors or cooking odors from being perceptible beyond the lot lines of the property on which the business is located. The exhaust system shall be maintained in a clean condition by regularly scheduled cleaning of the system.

I. All uses that have exterior speakers shall be operated so that the volume of the service speaker as well as noise from patrons shall not be perceptible beyond the property lines of the business.

J. Lighting of all exterior areas, including all parking areas, shall comply with Section 400.2110 of the Zoning Code, and shall be designed to be compatible with surrounding areas, shall be shaded to direct light downward and away from abutting uses, adjoining properties and streets.

K. For all developments requiring new curb cuts along County or State roadways, curb cuts shall be approved by the proper State and/or County agencies. If there is a substantial change in site design caused by those approvals, the applicant shall resubmit the changes to Department of Planning Development, the Plan Commission and/or the City Council (whichever approvals were originally required).

L. For all new developments or those uses requiring substantial exterior construction, a detailed construction traffic control and parking plan should be submitted to the Director of Planning for approval. Said plan shall set forth details pertaining to worker and resident parking during all phases of the proposed construction. It shall further detail solutions to public property maintenance issues such as street cleaning and traffic diversion. Said plan shall be finalized prior to the issuance of a building permit.

M. For all new developments, drainage and grading arrangements shall be approved by MSD and the City Public Works and Parks Department.

N. In addition to all other requirements and regulations set forth in this Chapter, all new development and substantial redevelopment proposed and planned along the Olive Boulevard corridor between Skinker Boulevard to the east side of the I-170 interchange shall adhere to the guidelines and regulations set forth in the document known as the "Olive Boulevard Design Guidelines". The guidelines are a required part of the building permit process. A copy of the guidelines may be obtained from the Zoning Administrator in the Community Development Department (an electronic copy is also available online at the City's website at ucitymo.org/government/departments/community development/zoning). For the purpose of this requirement, "substantial redevelopment" shall mean one (1) or more of the following:

1. Increase of twenty-five percent (25%) or more in the gross floor area of any building;

2. Significant upliftment of the facade aesthetics by paint and/or addition or replacement of facade elements;

3. Restoration of historic structures;

4. Significant changes in site design, for example, landscaping, lighting, ingress/egress, etc.