Every property has a specific zoning designation, and some properties are located in an overlay or urban design district. These are special zones with regulations that supersede or supplement the underlying zoning district.

The Zoning Requirements Cheat Sheet summarizes the most common zoning requirements such as lot size, setbacks, impervious coverage, and height for all zoning districts.

Use the links below to go directly to specific sections of the City's Land Use Code.

ZONING DISTRICTS	DOWNTOWN OVERLAYS	URBAN DESIGN DISTRICTS	OTHER
R-1 (Large Lot Single-Family)	Northeast Downtown	Christian Brothers Campus (CBC)	Parking
R-2 (Single-Family)	Central Station TOD	Clayshire (R-4 only)	Signage
R-3 (One- and Two-Family)	Clayton Plaza	Clayton Gardens/Clayshire	Antennas
R-4 (Low Density Multi-Family)	Forsyth Station TOD	Clayton Road	Renewable Energy
R-5 (Medium-Low Density Multi-Family)	Maryland Gateway	Topton/Brighton	Subdivision
R-6 (Medium Density Multi-Family)	Entertainment Overlay	Westwood Corridor	Definitions
R-7 (High Density Multi-Family)			Outdoor Lighting
C-1 (Neighborhood Commercial)
C-2 (General Commercial)
HDC (High Density Commercial)
S-1 (Service)
PUD (Planned Unit Development)
SDD (Special Development District

What are Planned Unit Developments (PUDs) and what is their purpose?

Planned Unit Developments are a distinct zoning classification established to provide flexibility for unified developments by waiving certain zoning requirements in exchange for public benefit. Planned Unit Developments encourage the efficient use of land resources and promote innovation in planning and building for residential, mixed use and commercial projects.
Commercial and mixed-use PUDs are allowed in all commercial and service zoning districts, and residential PUDs are allowed in all multiple family dwelling districts (R-4, R-5, R-6 and R-7).  PUDs are also required for developments in certain overlay districts.

What is the application procedure?

Prior to submitting a formal PUD/Rezoning application, the applicant is encouraged to submit an application for conceptual review by the Plan Commission/ Architectural Review Board. A community conference is also required as part of the PUD review process. A community conference is a public meeting hosted by the applicant where adjacent property owners and neighbors are invited to learn about and discuss the proposed project. The city does not schedule or facilitate the conference, but will advertise the date, time, and location on the website.

The applicant must have control of the subject property in order to submit a PUD request. The application process for a Planned Unit Development zoning designation typically involves other city approvals including site plan review, architectural review and possibly a subdivision plat.  A request for rezoning must be submitted concurrently with the application for the Planned Unit Development.  Oftentimes, a PUD proposal requires a traffic study, parking study and/or shadow study.

After review of the application and plans, the Planning and Development Services staff will notify the applicant of any deficiencies and/or modifications necessary to perfect the application. Once a submission is deemed complete, the request is published for public hearing and is sent to the Plan Commission for its consideration and recommendation. To allow for the required public notice, the application and supporting material must be submitted at least 22 days in advance of the next available Plan Commission meeting. The Plan Commission generally meets on the first and third Monday of the month. Please refer to the current meeting schedule for specific meeting dates. 

The Plan Commission must render a recommendation on a PUD application within 60 days from the date the Commission first considers the application, unless a request for a waiver is submitted by the applicant. After a recommendation by the Plan Commission, the application, plans (revised if required) and a written report by Planning Staff are forwarded to the Board of Aldermen for approval. A public hearing and notice requirements also apply to the Board of Aldermen meeting. The Board of Aldermen generally meet on the second and fourth Tuesday of the month.

 After consideration of public input, the Board may attach conditions and limitations as deemed necessary or appropriate to minimize adverse effects upon other property or the city as a whole. Upon approval by a majority vote of the Board of Aldermen, the ordinance along with the Development Plan must be recorded by the applicant in the Office of the County Recorder of Deeds. Building permits shall be issued in accordance with the approved Development Plan. A copy of the Development Plan must be retained in the City's records. The Development Plan governs all future uses of the property. Significant changes to the Development Plan require Board of Aldermen approval.

The purpose of a Residential Historic Preservation District is to encourage the preservation of historic structures/districts in the City of Clayton and to assure that owners of properties in historic districts are given the opportunity to preserve specific properties/areas. The goals are as follows:

• To allow national historic districts to voluntarily preserve all contributing structures within the residential section of the designated neighborhood
• To provide a mechanism to identify and preserve the distinctive historic characteristics of the City of Clayton which represents elements of the City's cultural, social, economic, political and architectural history
• To foster civic pride in the beauty and noble accomplishments of the past as represented in the City's landmarks and historic districts
• To promote the use of landmarks and historic districts for the education, pleasure and welfare of the people of the City 

All residential areas, except areas within Urban Design Districts, that are listed on the National Register of Historic Places are eligible for local designation. Designation of an area is voluntary based upon the criteria listed below:

A National Register Historic District will be considered by the Plan Commission for local designation if a petition containing signatures of owners of no less than 51% of the residential properties in an area designated as a National Historic District is received requesting local designation. The Plan Commission will hold a public information session. After the public information session, a ballot will be sent to the owner of each property in the proposed district to vote on the designation. Only the owner of property is eligible to vote. Each property will be given 1 vote. An affirmative vote of 66% of the properties in the proposed district must be received within 45 days to continue the process. If the requisite affirmative votes are received within 45 days from the mailing date, notice of the proposed designation and a public hearing to be conducted by the Plan Commission will be sent by First Class Mail to all owners within the proposed district as shown by St. Louis County records.

EXCEPTION: Current and future areas designated as Urban Design Districts (UDDs) are excluded from consideration, even if located in a National Register Historic District. These Urban Design District Standards are already special zoning areas with standards specific to each district that are not intended to preclude new development, but rather to encourage quality development whose size, scale, mass and architectural design respects the character of the district and surrounding area. These areas have and will continue to experience redevelopment that has been accommodated by the UDD Standards.

On June 14, 2016, the Board of Aldermen adopted new regulations relating to trees and landscaping (click here to view the approved regulations). The purpose of the new regulations is to establish minimum landscape standards; provide standards for the protection, preservation and replacement of trees; to reduce tree loss and damage during construction; to promote tree species diversity; and, to maintain adequate tree canopy coverage citywide. The primary components of the regulations are summarized below.

Landscape Plan Requirements

The regulations only apply to projects located on private property. Projects which require approval through the Site Plan Review, Special Development District, or Planned Unit Development processes must submit a landscape plan in conformance with the regulations. Projects that require a demolition permit are only subject to the requirements for tree protection and must submit a tree protection plan.

Landscaping Standards

Projects must provide appropriate foundation and perimeter landscaping and native plants are encouraged. Mechanical units must be screened by 100 percent opaque screening such as landscaping or a fence.

Pre-development tree removal (“Clearcutting”)

It shall be prohibited for any person to remove 19 or more caliper inches of Contributing Trees or any Landmark Tree located outside a lot’s buildable area for the purposes of preparing a lot for a development project subject to Site Plan Review, Special Development District, or Planned Unit Development approval. Any property for which a landscape/tree preservation Plan has been approved in accordance with this article and a building permit has been issued is exempt from this requirement.

New Tree Standards

All new trees must be selected from the approved tree list. No more than 33 percent of the total number of trees may come from the same genus, and at least 33 percent of the total number of trees must be native. Trees planted in or near utility easements are discouraged. One medium/large deciduous tree must be planted on site if new trees are required. The Plan Commission may waive and/or modify these requirements.

Tree Preservation & Replacement

Only projects in residential zoning districts which require approval through the Site Plan Review, or Planned Unit Development processes require tree preservation and/or replacement and there are different requirements for residential and non-residential developments. Two tree categories are defined for the purposes of determining the tree preservation and replacement requirements:

• Contributing Tree: Any tree measuring 3 caliper inches to 19 inches that is in fair to good condition and is not an invasive species as defined by the Missouri Department of Conservation.
• Landmark Tree: Any tree exceeding 19 inches that is in fair to good condition and is not an invasive species as defined by the Missouri Department of Conservation.

For non-residential developments (such as religious institutions and schools), Contributing and Landmark Trees that are proposed to be removed or that were removed within one year preceding the submittal of a development application to the City shall be replaced on site with new trees so that the combined caliper inches of new trees is at least equal to the number of inches being removed. If the amount of caliper inches removed cannot be replaced on site, a contribution to the City’s Forestry Fund at a rate of $250 per caliper inch deficiency is required. The Plan Commission may approve a reduction up to 20 percent of the total required inches.

For residential projects, individual trees that are removed do not require replacement. New trees are required if the lot does not meet the minimum tree canopy lot coverage for that zoning district through the preservation of Contributing and/or Landmark Trees. To encourage the preservation of existing trees, Landmark Trees preserved on site shall be calculated at 125 percent of their calculated tree canopy area. If the amount of tree canopy cover cannot be provided on site, a contribution to the City’s Forestry Fund at a rate of $0.60 per square foot deficiency is required. The Plan Commission may approve a reduction up to 20 percent of the total required square feet canopy cover.

Tree Protection Measures

Any construction, demolition, site work or similar activity which may injure existing trees requires the implementation of tree protection measures as set forth in the regulations or as determined by the City’s contracted landscape architect.

What is a variance and why would one be requested?

A variance is a granting of relief from certain provisions of the zoning ordinance where enforcement would result in hardship or severe practical difficulties to the owner. Typically, a variance is sought to allow improvements on a piece of property that would not be allowed under the zoning ordinance.

Referred to as "area variances", requests for relief from development standards such as setbacks to allow for an addition or new building to encroach over the building line are the most common types of variance requests. Much less common is a "use variance" which allows a property owner to use the property in a manner which is not permitted by the zoning ordinance.

A property owner or design professional contemplating construction should obtain a boundary survey depicting the lot lines and building dimensions of their property and should refer to the zoning ordinance to determine applicable development standards and regulations. If the project cannot meet the provisions of the zoning ordinance and the owner feels that a severe hardship exists, a variance can be sought. If a project requires a variance, the owner must receive approval from the Board of Adjustment granting the variance prior to applying for additional approvals from the City including site plan review and architectural review.

What is the process for a variance request?

The first step in the process is to submit an Application for Zoning Review through the Citizenserve Permit Portal. City staff will email the applicant a zoning letter confirming the specific code section of the Zoning Regulations that the project is in violation of. After the zoning letter has been issued, the applicant may submit an Appeal to the Board of Adjustment. Variance requests are heard and decided by the Board of Adjustment. Upon submission of the application and plans, staff will coordinate the advertising and meeting agenda for the request. The Board of Adjustment generally meets on the first Thursday of the month at 5:00 p.m. in the 2nd floor Council Chambers at City Hall, 10 N. Bemiston Ave.

A notice will be mailed to all adjoining property owners and a sign be placed in the yard of the subject property providing the proposed variance request, time and date of the Board of Adjustment hearing. Additionally, the notice will be published in the legal newspaper of St. Louis County at least 15 days prior to the hearing.

What is the burden of proof for a variance?

The owner of the land or property must prove that there are severe practical difficulties or hardships associated with the provisions of the zoning ordinance. Hardships may include the shape of the lot, topography or other natural situation not the fault of the applicant. Granting of a variance means that the rules applicable to all other lots of the same zoning in the City would not be enforced on the subject property. There should be some feature or condition of the subject property that means enforcement of the rule would cause undue hardship for that property owner that is not created for other properties of the same zoning. The owner must also prove that alternatives to the variance were considered, and the variance is the best course of action. The requested variance must not cause an undesirable change to the character of the neighborhood or a detrimental physical or environmental impact on the community. Economic concerns are not a viable reason for a variance request.

The following staff clarification documents serve to guide staff and act as informal interpretations of Clayton’s Land Use Code so that the Code may be applied in a uniform manner. If you have any questions about these documents, please contact Anna Krane at 314-290-8459.

DESCRIPTION	NUMBER
Impervious Coverage	SC18-02
First Floor Retail Use	SC18-01
Front Yard Fences - Residential Zoning Districts	SC11-02
Residential Retaining Wall Material	SC11-01
Residential signs	SC12-01
PUD & SDD Rezoning in TOD & Clayton Plaza Overlays	SC16-01
Side Entry Garages on Corner Lots	SC12-02