The primary purpose of zoning is to ensure that adjacent land uses are compatible with one another. Zoning helps bring about orderly growth and change, controls population density and helps create attractive, healthy communities. It also helps assure property owners and residents that the characteristics (and property values) of nearby areas will remain stable. Zoning codes have two specific functions: first, they regulate the use of a particular property by describing the types of uses that are allowable. Second, they control the dimensions of structures that can be placed on the property (often called “development standards”) such as height, setbacks, lot size and density.

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.

 Clayton Zoning Map

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

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.

The purpose of the tree and landscape 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 valid reason for a variance request.

Architectural review is a process which assures that construction and/or renovation activities are of high quality, conform with adopted standards and regulations and are cohesive with the general style and design of surrounding structures. All proposed new construction, alterations, additions, renovations or signage affecting the exterior appearance of a building or property shall be submitted to architectural review prior to the commencement of construction/installation. Architectural review is primarily completed by the Architectural Review Board and there are exceptions that allow for administrative architectural review for certain project types. Administrative architectural review takes place as part of the permitting process either during review of a Building Permit application or Administrative Architectural Review application, depending on the type of project. Administrative architectural review is completed by the City Manager or their designee.

What is the Architectural Review Board process?

The Architectural Review Board (ARB) is made up of 7 members, including the City Manager, a member of the City Council and 5 residents of Clayton. At least 1 member must be an architect. The ARB generally meets on the first and third Monday of the month. The application and supporting material must be submitted at least 14 days in advance of the next available Architectural Review Board meeting, per the published submission deadline schedule. If the project requires other city approvals, such as Site Plan Review, the timeline for submittal may be greater than 14 days. ARB Applications can be submitted online through the Citizenserve Permitting Portal. Once received, staff complete a review of the application and plans to determine compliance with regulations and completeness of the request before forwarding the item to the ARB for consideration.

During the ARB meeting, staff will summarize their report and analysis of the request. The applicant may also make a presentation of the design, aesthetics, material samples, etc. The ARB will entertain public comments and may also ask questions of staff and/or the applicant. At that time, a vote may be taken by the ARB to approve as submitted, approve with conditions, continue or deny the proposal. Many decisions are made at the first meeting. If a proposal is tabled, a decision will be made no later than 60 days from the date of the meeting at which the item first appears before the Architectural Review Board, unless the applicant submits a request for a time extension.

If the ARB votes to approve the project, then the applicant may apply for construction with a Building Permit, Sign Permit, or Administrative/Architectural Review Permit depending on the project type. If the ARB votes to approve with conditions, then compliance with such conditions will be reviewed by staff as part of permit review. ARB approval is valid for one year. If the ARB votes to deny the project, then the applicant must wait one year or modify the project before applying again.

What is the Administrative Review process?

Administrative architectural review is completed by the City Manager or his/her designee during review of a construction permit. Depending on the type of project the construction permit could be a Building Permit, Administrative Architectural Review Permit, or Sign Permit. Administrative Architectural Review Permits are only used for projects that do not require a Building Permit, but would impact the exterior of the property and require administrative architectural review or ARB. Permits are submitted online through the Citizenserve Permitting Portal. The application and plans are then reviewed by all applicable parties, which may include the Building Division, Planning and Zoning Division, and the City Manager.

Projects eligible for administrative architectural review are listed above. In addition to complying with zoning regulations, the project must also comply with applicable Architectural Guidelines. If a project does not comply with Architectural Guidelines or is deemed by the City Manager to conflict with the architectural character of the property or area, the application may be referred to the ARB for consideration.

What are the application requirements?

To support architectural review, the applicant shall note all exterior material types and colors and provide a color photograph of the existing condition. The exact plan requirements will differ based on the permit type. A submission checklist and permit requirements list can be viewed for different permits on the Applications, Forms, and Permits page.

What are the Architectural Review Guidelines?

These Guidelines are designed to offer the Architectural Review Board, developers and other interested parties standards by which to review and consider a project in Clayton. Click here for more information.

The City of Clayton has always prided itself in offering high quality housing opportunities. In order to assure that new construction meets high quality standards and is in general conformity with the style and design of surrounding structures, the Architectural Review Board considers all exterior components. As part of this review and approval process, there are several criteria including, but not limited to, types and quality of materials, landscaping, design and compatibility with adjacent structures. Redevelopment of residential properties has accelerated dramatically in virtually all neighborhoods over the past several years. It is important to assure that the quality of construction remains at a high level.

These Guidelines are designed to offer the Architectural Review Board, developers and other interested parties standards by which to review and consider a residential project in Clayton. These Guidelines also address many aspects of construction quality and neighborhood compatibility. These are, however, only guidelines and as such offer the Architectural Review Board flexibility in the consideration of any of the provisions on a case-by-case basis. During the review process, the Architectural Review Board will consider all provisions of the Guidelines; however, the submission of additional materials can be required and/or any or all of the provisions can be waived by the Architectural Review Board. Additionally, these Guidelines do not supersede requirements set forth in Clayton's Code of Ordinances.

Purpose

1. To assure the continued and long-term quality of Clayton's housing stock by adoption of Architectural Review Guidelines for residential construction
2. To preserve to the extent possible the architectural integrity of Clayton's housing stock by assuring the compatibility of new residential construction with the existing neighborhood
3. To preserve green space by the adoption of provisions requiring the preservation/replacement of existing trees and enhanced landscaping

Architectural Guidelines

The architectural details associated with a construction project are often a primary factor in defining the quality of that development and its compatibility with neighboring properties.

Site Features

• Driveways and Aprons
• Retaining Walls
• Permanent Fences: The visual impact of permanent fences, particularly those facing the street, can project either an aesthetically pleasing or extremely negative appearance. Plans must contain information regarding the height, design, material, special features if any, and the manner in which the proposed fence will relate to the structure to which it is attached and to adjacent properties.
• Trees and Landscaping: Landscaping and related provisions have always been an important consideration when reviewing redevelopment plans. However, as redevelopment continues to accelerate, it is increasingly important to preserve and enhance the trees, landscaping and topography already in existence.
  • New Plantings: New developments should be screened from adjacent properties by use of high caliper tree plantings. A landscape plan depicting all new plantings on the site must be submitted as part of the plan.
• Trash Enclosures and Containers

  For new construction with front entry garages, where rear yard pickup is not feasible, trash containers must be located in an alcove with a door readily accessible from the front yard or driveway area. Trash containers may not be placed outside of the alcove/enclosure for trash pick-up accessibility. For new construction with rear or side entry garages, trash containers may be located in the side or rear yards within a trash enclosure that is readily accessible. Trash containers may not be visible from the street at any time. All trash alcoves/containers must be large enough to accommodate all trash and recycling containers.

  In determining an adequate trash alcove/enclosure size, it can be assumed that a 32 gallon trash container is required per bedroom, and 1 recycling bin is required per dwelling unit. Each trash container occupies approximately 9 square feet, and each recycling bin occupies approximately 4 square feet of area.

  The minimum size for an alcove or enclosure should be calculated using the following formula:

  # of bedrooms        x    9 square feet   =   __________

  # of dwelling units   x    4 square feet   =   __________

  Total   =   __________

• Topography: Every attempt shall be made to preserve the topography of the property. If the topography must be altered to accommodate construction, the plan must contain specific information regarding the proposed topography change and its impact on the flow of drainage.

 Building/Structure Features

• Brick Ledges: One of the more recent phenomenon is the amount of exposed concrete on the foundation of brick structures. New construction must provide a brick ledge or stepped foundation to allow no more than 30 inches of exposed concrete.
• Decks: Detail including, but not limited to, the type of wood, height of deck, width of deck and detail on railings, posts and balusters must be included in plans.
• Columns: Massive columns are not acceptable if they are not compatible with the predominant architectural style of the neighborhood. Details are required on the plan, which depict the size, materials and proportion of the columns to the structure.
• Front Entry/Front Yard Garages: Front entry/front yard garages have been a popular architectural feature in some Clayton neighborhoods for several years. However, preservation of, and respect for, existing architectural styles requires that such garages are consistent with the character of the surrounding area and that they do not result in a significant loss of green space.
  • Garage Doors: It is recommended that no more than 2 garage doors (single car width) may be installed facing any one street for new residential construction. Should the applicant deem 3 doors necessary, the applicant must demonstrate that all other possibilities have been examined and every attempt to mitigate the impact must be taken. Garage doors should be compatible with the structure. A soft, compatible color may assist in muting the effect of front entry garages. The Architectural Review Board requires detail on the garage door, including but not limited to: type of material, color and windows.
  • Front Entry Doors: The front entry door to a building should be located in such a manner as to face the front yard and street rather than face the side or rear yard. Where the lot size or other features necessitate a side facing primary entry, the applicant must demonstrate that such design is necessary and compatible with the adjacent neighborhood.
  • Front Garage Area Landscaping: Landscaping can assist in alleviating the loss of front yard due to front entry garages. Landscape plans should be very specific in terms of plantings and should provide maximum green space rather than more average coverage required for single family homes with rear or side entry garages.
• Lighting: For new construction, the plan must include the number, height, illumination, location and type of fixtures. All outdoor light fixtures in excess of 75 watts shall be fully shielded. Fully shielded shall mean outdoor light fixtures shielded or constructed so that no light rays are emitted by the installed fixture at angles above the horizontal plane. In addition, the bulb or other light-emitting component of the light fixture shall not extend beyond the shielding of the fixture. Any structural part of the light fixture providing this shielding shall be permanently affixed to the light fixture. Light trespass and glare onto adjacent properties is prohibited. The Architectural Review Board will review the proposed lighting plan to ascertain whether it will create nuisances to the adjacent neighbors.
• Façade Materials: Exterior wall material is limited to brick and stone. These primary wall materials shall equal at least 75% of each elevation. The surface area for each elevation is to be calculated form grade to the gutter line. Exceptions to the exterior wall material requirements include the following:
  • Wood Siding

    A wood frame home with genuine wood siding or shingles may be permitted on a lot located on a street where one or more of such homes already exist(s). Approved siding materials include premium redwood lap siding and premium cedar lap siding. Siding material must be beveled.

  • Stucco and EIFS

    Whenever a neighborhood contains less than 15% stucco/EIFS homes and/or stucco/EIFS in combination with brick homes, then the maximum amount of stucco/EIFS a project may proposed shall be limited to 25% per elevation. A "neighborhood" shall mean the official subdivisions within the City of Clayton.

    Whenever 15% or more of the homes within a neighborhood are constructed with stucco and/or EIFS materials, then the amount of stucco and/or EIFS material used on new construction may be increased. The actual percent of stucco and/or EIFS material(s) used on new construction should be consistent to existing stucco/EIFS homes within the neighborhood. It is the applicant's responsibility to provide accurate information regarding the number of existing stucco/EIFS structures in the neighborhood and the ratio of stucco/EIFS material used on each such structures. The ARB shall review the information to determine the proposed project's compatibility with the neighborhood. The EIFS water managed system is the only EIFS system to be allowed.

• Height/Density Relationships: The primary concern of neighbors related to new construction is the height and density of the proposed structure compared to adjacent residences and the design of the development as it relates in style, size and context to the surrounding neighborhood. Each developer/architect is required to submit a colored rendering at a 1/4" = 1' scale depicting the proposed structure in a street view, accurately depicting the height, width, density and mass in relation to neighboring structures. The Architectural Review Board also reserves its right to request color perspectives or 3-dimensional models, if needed, on a case-by-case basis.

The City has recently completed the process of updating our comprehensive plan with the adoption of Clayton Tomorrow 2040 in June 2024. Thank you to everyone who participated by completing a survey, attending an event, or submitting a comment. Clayton Tomorrow 2040 set the vision for our community in 2040 and includes a series of objectives and key results to help reach our goals. The comprehensive plan document covers land use, economic development, connectivity, and sustainability. 

Clayton Tomorrow 2040 establishes the framework and policy direction for future land use decisions. Our comprehensive plan builds on and replaces the previous master plans adopted by the City. To view various presentations, reports, and documents related to the process, please visit EngageClayton.com. 

Clayton Tomorrow 2040 (2024)

• Clayton Tomorrow 2040 May 2024 (reduced)
• Clayton Tomorrow 2040 Appendix
• Clayton Tomorrow 2040 Existing Conditions Report
• Clayton Tomorrow 2040 Executive Summary

Downtown Master Plan (2010)

• Updated Downtown Master Plan Part 1
• Updated Downtown Master Plan Part 2
• Technical Appendix Part 1
• Technical Appendix Part 2
• Technical Appendix Part 3
• Technical Appendix Part 4

Clayton Business Districts Master Plan (1993)

• Section 1
• Section 2
• Section 3
• Section 4
• Section 5
• Section 6

Clayton Master Plan (1975; Amended 1989)

• Section 1
• Section 2
• Section 3
• Section 4-A
• Section 4-B
• Section 5
• Section 6

Every ten years after the release of the decennial US Census, the City uses the data to redraw ward boundary lines to reflect how the population has changed. The purpose of redistricting is to ensure every individual’s vote counts in accordance to the Voting Rights Act by evenly adjusting district boundaries based on population and the number of districts without diluting minority voices.

In 2022, the City Council (then Board of Aldermen) appointed a Redistricting Commission comprised of one citizen from each of the three wards, which was responsible for drawing new ward boundaries based on the 2020 census data.

On August 23, 2022, the Redistricting Commission's recommendation, which is pictured below, was presented to the City Council and a public hearing was held. The Council considered the recommendations at their meeting on September 13, 2022, and adopted a ward map. The meeting details are posted here.

City of Clayton Ward Map

Redistricting Criteria

When drawing district lines, the boundary lines must match up with census blocks. Census blocks, which are the smallest geographic area for which the Bureau of the Census collects and tabulates decennial census data, cannot be subdivided.

The following criteria must be met when considering district lines:

1. Contain as near an equal number* of inhabitants as is practicable; and
2. Contiguous (territories must be connected).

The following criteria may also be considered:

1. Compact, having a minimum distance between all parts of the ward (a square, circle, or hexagon shaped ward is the most compact);
2. Retention of existing neighborhoods;
3. Retention of established precincts;
4. Retention of historic boundaries;
5. Cohesion of existing communities of shared interest; and
6. Incumbency

* Maximum Total Deviation: The maximum total deviation determines the allowable deviation for the redistricting plan and is calculated using the following formula.

Total Population ÷ Number of Districts = Ideal District
(Largest District – Ideal District) ÷ Ideal = Max % Over
(Ideal District – Smallest District) ÷ Ideal = Max % Under
Max % Over + Max % Under = Total Variation
Total Variation ≤ 10%