(A)

Intent.

This district is intended to provide for the establishment of stores, shops and service establishments, at the central focal points of the City's arterial and transportation system where they can conveniently serve the population of the entire urban area with a specialized and varied selection of goods and services.

(B)

Principal Permitted Uses.

The following uses shall be permitted in the C-2 District:

(1)

Agricultural supply sales/service.

(2)

Animal hospital/clinic.

(3)

Appliance sales/service.

(4)

Art galleries, museums, and libraries.

(5)

Artist Studio.

(6)

Auto parts & supply.

(7)

Auto service center (Tires, Batteries, and Accessories).

(8)

Bakery (retail only).

(9)

Bakery (wholesale/commercial).

(10)

Banks/savings and loans and credit unions.

(11)

Bar/tavern.

(12)

Barber/beauty shops.

(13)

Bicycle shop (sales/rental).

(14)

Boat sales/service.

(15)

Books/stationery store.

(16)

Brewpub.

(17)

Business services.

(18)

Camera/photo supply store.

(19)

Catalog center.

(20)

Churches.

(21)

Clothing/accessory store.

(22)

Coffee house.

(23)

Colleges/University.

(24)

Commercial art gallery.

(25)

Community service organization.

(26)

Computer sales/services.

(27)

Construction supply sales and service.

(28)

Contractor's shop.

(29)

Convenience store, to include gasoline sales as defined.

(30)

Convention center.

(31)

Department stores.

(32)

Drive-in/carryout restaurant.

(33)

Drive-up automated bank teller.

(34)

Drug store/health care supplies.

(35)

Dwelling units above the first floor.

(36)

Flower/garden/store/commercial green house.

(37)

Food hall.

(38)

Fulfillment center.

(39)

Full-service car wash.

(40)

Furniture upholstery/repair.

(41)

Furniture/home furnishing.

(42)

Gas station.

(43)

General offices.

(44)

Gift/souvenir shop.

(45)

Governmental buildings and uses.

(46)

Grocery store.

(47)

Hardware store.

(48)

Hospitals, to include private ambulance service.

(49)

Hotels.

(50)

Indoor theatre.

(51)

Jewelry store.

(51)

Laundromat.

(52)

Laundry/dry cleaners.

(53)

Local shopping center.

(54)

Lumber yards/building materials sales.

(55)

Medical clinic.

(56)

Medical office.

(57)

Medical/dental lab.

(58)

Medical marijuana dispensary. See Section 31-27(K)

(59)

Mortuary/funeral home.

(60)

Motel.

(61)

Motorcycles sales and service.

(62)

Movie rentals and sales.

(63)

Music store (sales/service/rental).

(64)

New Auto Sales/Service and Accessory Used Auto Sales contiguous to new auto sales.

(65)

Nursery school/day care in accordance with Missouri State licensing requirements.

(66)

Office supply.

(67)

Outpatient care facility.

(68)

Packaged liquor sales.

(69)

Parking structures for operable vehicles.

(70)

Personal services.

(71)

Pet shop.

(72)

Photographic studio.

(73)

Printing/publishing.

(74)

Public or private park, golf courses, or similar natural recreation areas.

(75)

Radio/television, etc. (sales/service).

(76)

Railroads and public or quasi-public utilities including substations.

(77)

Recreational vehicles sales/services.

(78)

Schools of private instruction.

(79)

Self-service car wash.

(80)

Service station.

(81)

Sewing/fabric store.

(82)

Shoe repair.

(83)

Shoe store.

(84)

Sit down restaurant.

(85)

Sporting goods (sales/rental).

(86)

Supermarket.

(87)

Tailoring/alterations.

(88)

Toy/hobby shop.

(89)

Truck sales/service and repair.

(90)

Upholstery shop.

(91)

Vehicle rental.

(92)

Vending/game machine sales/service.

(93)

Vocational school.

(C)

Accessory Permitted Uses.

The following uses shall be permitted as an accessory use as provided in Section 31-22 of the Ordinance.

(1)

Any use customarily incidental and subordinate to the principal use it serves.

(2)

Recycling collection point as outlined in 31-22(D).

(D)

Conditional Permitted Uses.

The following conditional uses may be permitted in the C-2 District, subject to the permit provisions of this Ordinance upon approval by the Board of Aldermen of a conditional use permit:

(1)

Adult-oriented entertainment. See Chapter 2A of the Grandview Code of Laws.

(2)

Auto repair/body shop.

(3)

Indoor amusement centers provided that:

(a)

Hours of operation shall be limited by the Board of Aldermen.

(b)

The parking group requirements, including the provision for handicapped accessible parking, must be met.

(4)

Indoor recreational facilities provided that:

(a)

Hours of operation shall be limited by the Board of Aldermen.

(b)

The parking group requirements, including the provision for handicapped accessible parking, must be met.

(5)

Residential or outpatient treatment facilities for treatment of alcohol or drug abuse.

(6)

Oil and gas wells.

(7)

Outdoor recreational facilities provided that:

(a)

Hours of operation shall be limited by the Board of Aldermen.

(b)

The parking group requirements, including the provision for handicapped accessible parking, must be met.

(c)

The lighting system meets all City requirements.

(d)

Noise levels must be in compliance with all City ordinances, regulations and the Code of Laws.

(8)

Outdoor recreation/outdoor amusement center provided that:

(a)

Hours of operations shall be limited from 8:00 a.m. to 12:00 midnight unless further limited by the Board of Aldermen.

(b)

The parking group requirement can be met.

(9)

Pawn Shops - See Chapter 13.1 of the Code of Laws for distance separations.

(10)

Rental/Self Storage.

(11)

Wholesale sales/distributor.

(12)

Flea market (outside tents, booths, or similar non-permanent structures shall not be permitted except by Temporary Use Permit in accordance with Section 31-5(E) of this Ordinance.

(13)

Halfway houses. See Section 31-27(C)

The following Conditional Uses shall not be located within 1,500 feet of any other such Conditional Use, measured in a straight line from the closest exterior wall of the first structure containing such use to the exterior wall of the second structure to contain such use:

(a)

Check Cashing Establishments, Consumer Credit Loan Businesses, Title Loan Businesses and Section 500 Companies.

(b)

Used Auto sales/service.

(c)

Tattoo parlors and body piercing.

(E)

Temporary Uses.

The following uses shall be permitted as temporary uses in the C-2 District in accordance with Section 31-5(E) of this Ordinance.

(1)

Any use listed as a permitted use within the district of a limited duration as established in Section 31-5(E) and as defined in Section 31-3 of this Ordinance.

(2)

Concrete batch plants together with related accessory uses and storage.

(3)

Outdoor dining on a public sidewalk or public/private parking spaces - Requires approval by the Director of Community Development or their designee. See section 31-5(E).

(F)

Performance Standards.

(1)

Citywide Commercial Building Appearance Requirements.

(a)

Site and Building Design and Compatibility with Surrounding Development.

(i)

The form and proportion of buildings shall be consistent or compatible with the scale, form and proportion of other surrounding development.

(ii)

The rhythm of structural mass to voids, such as windows and glass doors, of a front façade shall relate to the rhythms established in adjacent buildings.

(iii)

Care shall be exercised to coordinate final grades and site arrangement with those of adjoining properties and streets.

(2)

Design Focus.

(a)

Front Façade and Entrance.

The front façade of a building, as well as the main entrance(s), shall be designed as focal points to the building. The main entrances shall incorporate devices such as canopies, overhangs, arcades, raised parapets over the door, larger door openings, display windows, accent colors, and other architectural details such as moldings. The remaining portions of the building shall be designed in a way that complements and is consistent with the building's street façade.

Building details shall be
incorporated to break the façade
of a structure.

(3)

Visual Interest.

(a)

Architectural Design.

Create visual interest through the use of different textures, complementary colors, shadow lines and contrasting shapes. Monotonous design shall be avoided. Variation of detail, form, and siting shall be used to provide visual interest. Façades shall be articulated with variations in the building plane and parapet height, materials and colors, entrance canopies, and landscaping. At a minimum, façades facing a public or private street shall incorporate at least two of the following features along each applicable façade. These standards shall be applied to each façade individually:

(i)

Recesses and projections along at least 20 percent of the length of the building façade.

(ii)

Windows, awnings, arcades or other significant architectural features used along at least 60 percent of the front building façade length or 30 percent of the side or rear building façade length.

(iii)

Materials outlined in 31-14(F)(4) covering at least 50 percent of the area when applied to the front building façade or 25 percent of the area when applied to a side or rear building façade.

(iv)

Landscaping islands or planting against the building, covering at least 30 percent of the length of the building façade.

Recesses and projections along at least 20% of the length of the building façade.

(b)

Loading docks, trash enclosures, outdoor storage and similar facilities and functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are reduced to as great an extent as possible and are out of view from adjacent properties and public streets.

(c)

In commercial districts and or when abutting residential zones, long expanses of overhead doors shall be relieved by matching their color to the wall or trim, recessing the doors, or adding architectural details to diminish the dominance of the doors.

(d)

The use of unusual shapes, color and other characteristics that cause new buildings to call excessive attention to themselves and create disharmony should not be allowed.

(4)

Materials.

(a)

The use of high-quality materials such as brick, glass, stucco, natural and fabricated stone, treated wood or similar durable and visually pleasing material shall be used on the front façade and main entrances to the building. The remaining portions of the building shall be designed to be compatible with the front façade and building entrance features. The following construction materials shall be permitted:

(i)

Reinforced Concrete and Masonry - A concrete finish or pre-cast concrete panel (tilt-wall) must have an exposed aggregate, be hammered or sandblasted, or be covered with a cement-based acrylic coating to add visual interest. Masonry includes solid cavity faced or veneered-wall construction or materials. Brick material used for masonry should be composed of hard fire (kiln fired) all-weather common brick or other all-weather facing brick.

(ii)

Corrugated Metal or Aluminum Panels - The use of panels on front building façades or side building façades when abutting a public or private street is prohibited. Corrugated metal or aluminum façades shall be complemented with the use of masonry, whether brick, stone, stucco, split-face block, or broken up with the use of landscaping. Panels should have a depth of one (1) inch or greater and/or a thickness greater than U.S. Standard 26 gauge.

(iii)

Stucco or Gypsum Concrete/Plaster - These materials shall be complemented with the use of masonry, whether brick, stone, stucco, split-face block, or broken up with the use of landscaping.

(iv)

Treated Wood - Wood paneling or plywood shall not be used on the front building façade or side building façades when abutting a public or private street.

(v)

Structural Steel or Structural Aluminum

(vi)

Glass

(vii)

Similar materials to what has been previously listed

Brick, Stone, and Treated Wood

(b)

All elevations of the building shall be designed in a consistent and coherent architectural manner.

(c)

Where a change in material, color, or texture along the exterior side of a building is proposed, the demarcation of the change should occur a minimum of twenty (20) feet on both adjacent sides of the building or to the natural dividing point established by the physical plan of the building.

(d)

Building materials and design shall be subject to the approval of the Director of Community Development and Building Official.

(5)

Building Color.

(a)

Building color shall be limited to light, medium, and dark shades of earth tone gold and brown colors. Approximately 90 percent of each building wall surface shall be light and medium colors. The remaining surfaces shall be restricted to a darker color. The use of walls in a single color, with little detailing or completely blank, shall not be permitted.

(i)

Alternatives to the previously mentioned color tones my be approved by the Director of Community Development.

(6)

Outside display of merchandise for sale to the public shall be permitted in the front yard only provided it does not interfere with the area utilized for the off-street parking of vehicles. Additionally, outside display of merchandise shall not be placed upon the right-of-way.

(7)

Outside storage may be permitted in any side or rear yard only, provided it does not interfere with the area utilized for off-street parking of vehicles and it does not impede upon the right-of-way. However, if any side of an outside storage area can be viewed from any angle from:

(a)

71 Highway or its frontage roads.

(b)

Blue Ridge Boulevard Extension.

(c)

Main-Street-Highgrove Road corridor.

(d)

M-150 Highway or its frontage roads.

(e)

Any abutting office or residential district.

then said storage area shall be permanently screened from said rights-of-way or said district to (100%) opacity and to a minimum of six (6) feet in height in accordance with the screening types as set forth in Section 31-25(F)(2)(d) of this Ordinance. Said storage areas may be gravel surfaced, except that all vehicle travel areas within said storage area shall be a minimum of chip and seal. Additionally, private driveways exiting directly onto a public street that provide access to such storage lots/areas shall be permanently surfaced with either asphaltic concrete or Portland cement concrete.

(8)

Exterior lighting shall be provided for sidewalks and areas of pedestrian circulation and for off-street parking areas providing space for five (5) or more vehicles which spaces are normally used during the hours of darkness after 6:00 p.m. The lighting fixtures shall provide at least an average of one-fourth (0.25) foot candle over the entire parking lot area, measured on the ground surface and shall be shaded so that no direct light is cast upon any property located in a residential district and so that no glare is visible to any traffic upon any public street.

(G)

Bulk Regulations.

1.

See Building Codes for additional standards on setbacks.

++

Except where abutting a Residential or Office District, then twenty foot (20') setback is required.

(H)

Parking Requirements.

See Section 31-24 of this Ordinance.

(I)

Signs.

See Section 31-26 of this Ordinance.

(J)

Landscaping and Screening Requirements.

See Section 31-25 of this ordinance.