Clayton, MO Zoning Ordinance

Clayton City Zoning Code

ARTICLE XXI

"HDC" High Density Commercial District

Section 405.3160 Purpose Statement

[Ord. No. 5814 §1(23.1), 4-27-2004]

The High Density Commercial District (hereinafter known in this Article as the "HDC" District) is designed to accommodate high density office and commercial uses within the central business district. For purposes of this Article, the "HDC" District is bounded on the north by Maryland Avenue, on the south by Forest Park Parkway, on the west by Brentwood Boulevard and extends towards the east to where Forsyth Boulevard intersects Forest Park Parkway. In addition, those lots bounded by Brentwood Boulevard, Clayton Road and I-170 are also to be considered as part of the "HDC" District.

Section 405.3170 Permitted Uses

[Ord. No. 5814 §1(23.2), 4-27-2004]

The uses permitted by right and by conditional use permit are listed in the Table of Permitted Uses found at the end of this Article. If a "P" (permitted by right) or a "C" (permitted by conditional use permit) is not indicated for a use in this table or a use is not included on the table, it is prohibited.

Section 405.3180 Maximum Building Height

[Ord. No. 5814 §1(23.3), 4-27-2004; Ord. No. 6022 §1(Att. B), 7-8-2008]

There is no maximum building height in this district. The maximum building height outlined in the overlay districts within this zoning district may be modified subject to the provisions and requirements of the planned unit development process outlined in Article X or the special development district process outlined in Article IX of this Chapter.

Section 405.3190 Maximum Floor Area

[Ord. No. 5814 §1(23.4), 4-27-2004; Ord. No. 6022 §1(Att. B), 7-8-2008]

The maximum floor area ratio (FAR) for this zoning district is 3.0. The maximum floor area may be modified subject to the provisions and requirements of the planned unit development process outlined in Article X or the special development district process outlined in Article IX of this Chapter.

Section 405.3200 Setback Requirements

[Ord. No. 5814 §1(23.5), 4-27-2004]

The following are setback requirements for a principal building in the "HDC" District and modifications to those requirements when certain conditions exist.

Front yard setbacks. A minimum of ten (10) feet from the building facade to the front property line. Modifications to the required front yard setback are permitted/required under the following conditions:

Restaurants may offer customer seating and food service only as authorized by the City Plan Commission and upon receipt or renewal of the annual outdoor dining permit.

Where lots have double frontages, or are corner lots, the required front yard setback provisions shall be provided on all streets.

Pumps and pump islands for retail gasoline service stations may project or be located in the required front yard, provided they are at least fifteen (15) feet from any street line and at least fifty (50) feet from the boundary of a residential district.

Basements/cellars and parking facilities which are completely underground may encroach into the required front yard setback, but may not transverse the property line.

Rear yard. There are no minimum or maximum rear yard setback requirements in this district.

Side yard. There are no side yard setback requirements for this district.

Section 405.3210 General Non-Conformance With The Setback Provisions

[Ord. No. 5814 §1(23.6), 4-27-2004]

Those parts of existing building that violate yard regulations may be repaired and remodeled but not reconstructed or structurally altered.

Section 405.3220 Site Plan Review

[Ord. No. 5814 §1(23.7), 4-27-2004]

Site plan review, pursuant to the procedures and standards outlined in Article VIII, is required for any development or redevelopment proposal over ten thousand (10,000) square feet in gross floor area.

Section 405.3230 Site Plan Review Design Guidelines

[Ord. No. 5814 §1(23.8), 4-27-2004]

The following guidelines shall be applied by the City's Plan Commission/Architectural Review Board for development proposals located in the "HDC" zoning district:

Footprint geometry should be square and true with the roadway to the extent possible. Odd shapes and building orientation which competes with the total urban setting should be avoided.

Parking should be located within the City block interior.

Surface parking should not abut any sidewalk.

In applying these guidelines, the Plan Commission shall have the discretion to consider alternatives and modifications if their strict application will result in unusual practical difficulties or particular hardship or if the Plan Commission determines that such alternatives or modifications to these guidelines will service the best interests of the City.

Section 405.3240 Architectural Review Board Guidelines

[Ord. No. 5814 §1(23.9), 4-27-2004]

The following guidelines shall be applied by the City's Plan Commission/Architectural Review Board for development proposals located in the "HDC" zoning district:

Party wall development should be encouraged to ensure a continuous building facade.

Building skylines should provide interest through introduction of compatible shapes and roof forms. Long uninterrupted cornices should be avoided.

Facade relief should be incorporated into all building elevations. Long uninterrupted elevations should be avoided.

Window openings should be incorporated into all building elevations. Blank walls, long horizontal openings, odd shapes and glass walls should be avoided.

Street level (ground floor) elevation facing the street should be storefront architecture with large show windows interrupted at regular intervals with building piers and generous entrances. Blank walls, long uninterrupted show windows, odd shaped and small show windows should be avoided.

Parking structures abutting the street should have ground level retail, commercial service and food establishments facing the sidewalk. The upper story should be of design material and color compatible with the urban setting.

Section 405.3250 Planned Unit Development

[Ord. No. 5814 §1(23.10), 4-27-2004; Ord. No. 6025 §1, 8-12-2008]

A development proposal shall be eligible for consideration under the planned unit development option per the provisions of Article X when the development incorporates two (2) of the following four (4) categories of use:

Office use;

Retail use;

Residential use;

Hotel use;

	and exceeds the maximum height or maximum FAR requirements of the "HDC" District.
	NOTE: For the purposes of this Article, hotels containing a public restaurant will be considered eligible for a planned unit development.

Limitation. No change, alteration, modification or waiver authorized by Article X shall authorize a change in the uses permitted in any district or a modification with respect to any zoning district standard made specifically applicable to planned unit developments, unless such district regulations expressly authorize such a change, alteration, modification or waiver.

Section 405.3260 Off-Street Parking and Loading Requirements

[Ord. No. 5814 §1(23.11), 4-27-2004]

Off-street parking and loading facilities requirements are outlined in Article XXV of this Chapter.

Section 405.3270 Resubdivision of Lots

[Ord. No. 5814 §1(23.12), 4-27-2004]

No existing lot of record within the "HDC" District shall be resubdivided unless the resubdivided lots are in conformance with all applicable regulations and are consistent with the lots located in the immediate area with regard to size, frontage and arrangement so as to provide an orderly pattern of development. No flag lot(s) shall be created as a result of a resubdivision.

Section 405.3280 Compliance With Other Plans or Regulations

[Ord. No. 5814 §1(23.13), 4-27-2004]

Any development proposed within the "HDC" zoning district shall be reviewed for compliance with other plans and/or regulations of the City of Clayton. Compliance with other plans and/or regulations shall include, but not be limited to, the master plan, overlay district regulations, urban design district regulations, any other land use plan or relevant standards and guidelines to the specific site which have been accepted or adopted by the Board of Aldermen.

Section 405.3290 Permitted Uses For The "HDC" District

[Ord. No. 5814 §1(23.14), 4-27-2004; Ord. No. 6010 §3, 1-22-2008; Ord. No. 6159 §2, 9-13-2011; Ord. No. 6191 §4, 2-28-2012; Ord. No. 5214 §1, 7-24-2012; Ord. No. 6240 §1, 11-13-2012; Ord. No. 6333 §1, 8-26-2014; Ord. No. 6527, 3-13-2018; Ord. No. 6597, 6-11-2019; Ord. No. 6822, 3-28-2023; Ord. No. 6912, 1-14-2025; Ord. No. 6941, 8-12-2025]

PERMITTED USES FOR THE "HDC" ZONING DISTRICT	"HDC"
Academy (including dancing, painting, theater, karate and similar disciplines).	C
Accessory uses and buildings incidental to permitted uses.	P
Amateur radio, home antennas and associated equipment (subject to Article XXVI).	P
Art gallery or studio.	P
Automobile agencies.	C
Bakeries limited to the processing of bakery goods for sale only on the premises and consumption off the premises.	P
Banks, savings and loans, credit unions and other financial institutions.	P
Banquet facilities.	C
Bar/tavern	C
Car wash establishments.	C
Catering establishment.	C
Church spires, belfries, monuments, ornamental towers and spires and chimneys exceeding the maximum height in the zoning district may be erected to such height authorized by the Board of Aldermen of the City by conditional use permit or general ordinance.	C
Commercial antennas.	P
Day care, nursery, pre-kindergarten, play and special schools and kindergarten.	C
Drive-through establishments for financial institutions.	C
Entertainment venue	C
Facilities (subject to Article XXVII).	P
Funeral homes, mortuaries and undertaking establishments.	C
Gasoline and oil service stations.	C
Grocery stores.	C
Health clubs.	C
Hospital.	C
Hotel.	C
Institution.	C
Kiosk (subject to the provisions of Article II, Section 405.310).	P
Lodge hall or club.	C
Marijuana cultivation facility entirely within an enclosed building (subject to performance standards set forth in Section 405.350).	C
Marijuana dispensary facility (subject to the performance standards set forth in Section 405.350).	C
Marijuana-infused products manufacturing facility (subject to performance standards set forth in Section 405.350).	C
Marijuana testing facility (subject to the performance standards set forth in Section 405.350).	C
Medical or dental clinic.	P
Messenger or telegraph service station and telephone exchange building.	P
Microbreweries.	C
Mixed use buildings including the use of a portion of the building for residential occupancy providing that each residential unit contain a floor area no less than 750 square feet.	C
Nursing and convalescent home.	C
Package liquor store.	C
Offices — Business or professional.	P
Paintless dent removal (automotive).	C
Personal care services.	P
Parking lots and multi-level parking structures.	P
Pharmacies.	P
Place of religious worship.	P
Public buildings erected or used by any department of the City, County, State or Federal Government.	C
Public interest signs.	C
Radio and broadcast stations.	C
Recreation building or structure or grounds.	P
Restaurants, including carry-out, self-seating, full-service, and wine bars (subject to the cumulative numeric limitation on wine bars found in Section 600.035 of this Code of Ordinances), and prepared food dispensing uses.	C
Retail establishments.	P
Schools for business, professional and technical training, but not including outdoor areas for driving or heavy equipment training.	C
Short-term rental dwelling	C
Solar energy systems, building-mounted (subject to the provisions of Article XXVIII).	P
Solar energy systems, ground-mounted (subject to the provisions of Article XXVIII).	C
Tavern/bar	C
Theaters, both live performance and movies.	C
Utility, utility station or substation.	C
Veterinary Hospital/Clinic	C
Wind energy systems, building-mounted (subject to the provisions of Article XXVIII).	C
P = Permitted by right C = Permitted with conditional use permit Note: Uses not appearing in this table are prohibited.

Clayton City Zoning Code

ARTICLE XXI

"HDC" High Density Commercial District

Section 405.3160 Purpose Statement

[Ord. No. 5814 §1(23.1), 4-27-2004]

Section 405.3170 Permitted Uses

[Ord. No. 5814 §1(23.2), 4-27-2004]

Section 405.3180 Maximum Building Height

[Ord. No. 5814 §1(23.3), 4-27-2004; Ord. No. 6022 §1(Att. B), 7-8-2008]

Section 405.3190 Maximum Floor Area

[Ord. No. 5814 §1(23.4), 4-27-2004; Ord. No. 6022 §1(Att. B), 7-8-2008]

Section 405.3200 Setback Requirements

[Ord. No. 5814 §1(23.5), 4-27-2004]

The following are setback requirements for a principal building in the "HDC" District and modifications to those requirements when certain conditions exist.

Restaurants may offer customer seating and food service only as authorized by the City Plan Commission and upon receipt or renewal of the annual outdoor dining permit.

Where lots have double frontages, or are corner lots, the required front yard setback provisions shall be provided on all streets.

Basements/cellars and parking facilities which are completely underground may encroach into the required front yard setback, but may not transverse the property line.

Rear yard. There are no minimum or maximum rear yard setback requirements in this district.

Side yard. There are no side yard setback requirements for this district.

Section 405.3210 General Non-Conformance With The Setback Provisions

[Ord. No. 5814 §1(23.6), 4-27-2004]

Those parts of existing building that violate yard regulations may be repaired and remodeled but not reconstructed or structurally altered.

Section 405.3220 Site Plan Review

[Ord. No. 5814 §1(23.7), 4-27-2004]

Section 405.3230 Site Plan Review Design Guidelines

[Ord. No. 5814 §1(23.8), 4-27-2004]

The following guidelines shall be applied by the City's Plan Commission/Architectural Review Board for development proposals located in the "HDC" zoning district:

Footprint geometry should be square and true with the roadway to the extent possible. Odd shapes and building orientation which competes with the total urban setting should be avoided.

Parking should be located within the City block interior.

Surface parking should not abut any sidewalk.

Section 405.3240 Architectural Review Board Guidelines

[Ord. No. 5814 §1(23.9), 4-27-2004]

The following guidelines shall be applied by the City's Plan Commission/Architectural Review Board for development proposals located in the "HDC" zoning district:

Party wall development should be encouraged to ensure a continuous building facade.

Building skylines should provide interest through introduction of compatible shapes and roof forms. Long uninterrupted cornices should be avoided.

Facade relief should be incorporated into all building elevations. Long uninterrupted elevations should be avoided.

Window openings should be incorporated into all building elevations. Blank walls, long horizontal openings, odd shapes and glass walls should be avoided.

Section 405.3250 Planned Unit Development

[Ord. No. 5814 §1(23.10), 4-27-2004; Ord. No. 6025 §1, 8-12-2008]

Office use;

Retail use;

Residential use;

Hotel use;

	and exceeds the maximum height or maximum FAR requirements of the "HDC" District.
	NOTE: For the purposes of this Article, hotels containing a public restaurant will be considered eligible for a planned unit development.

Section 405.3260 Off-Street Parking and Loading Requirements

[Ord. No. 5814 §1(23.11), 4-27-2004]

Off-street parking and loading facilities requirements are outlined in Article XXV of this Chapter.

Section 405.3270 Resubdivision of Lots

[Ord. No. 5814 §1(23.12), 4-27-2004]

Section 405.3280 Compliance With Other Plans or Regulations

[Ord. No. 5814 §1(23.13), 4-27-2004]

Section 405.3290 Permitted Uses For The "HDC" District

PERMITTED USES FOR THE "HDC" ZONING DISTRICT	"HDC"
Academy (including dancing, painting, theater, karate and similar disciplines).	C
Accessory uses and buildings incidental to permitted uses.	P
Amateur radio, home antennas and associated equipment (subject to Article XXVI).	P
Art gallery or studio.	P
Automobile agencies.	C
Bakeries limited to the processing of bakery goods for sale only on the premises and consumption off the premises.	P
Banks, savings and loans, credit unions and other financial institutions.	P
Banquet facilities.	C
Bar/tavern	C
Car wash establishments.	C
Catering establishment.	C
Church spires, belfries, monuments, ornamental towers and spires and chimneys exceeding the maximum height in the zoning district may be erected to such height authorized by the Board of Aldermen of the City by conditional use permit or general ordinance.	C
Commercial antennas.	P
Day care, nursery, pre-kindergarten, play and special schools and kindergarten.	C
Drive-through establishments for financial institutions.	C
Entertainment venue	C
Facilities (subject to Article XXVII).	P
Funeral homes, mortuaries and undertaking establishments.	C
Gasoline and oil service stations.	C
Grocery stores.	C
Health clubs.	C
Hospital.	C
Hotel.	C
Institution.	C
Kiosk (subject to the provisions of Article II, Section 405.310).	P
Lodge hall or club.	C
Marijuana cultivation facility entirely within an enclosed building (subject to performance standards set forth in Section 405.350).	C
Marijuana dispensary facility (subject to the performance standards set forth in Section 405.350).	C
Marijuana-infused products manufacturing facility (subject to performance standards set forth in Section 405.350).	C
Marijuana testing facility (subject to the performance standards set forth in Section 405.350).	C
Medical or dental clinic.	P
Messenger or telegraph service station and telephone exchange building.	P
Microbreweries.	C
Mixed use buildings including the use of a portion of the building for residential occupancy providing that each residential unit contain a floor area no less than 750 square feet.	C
Nursing and convalescent home.	C
Package liquor store.	C
Offices — Business or professional.	P
Paintless dent removal (automotive).	C
Personal care services.	P
Parking lots and multi-level parking structures.	P
Pharmacies.	P
Place of religious worship.	P
Public buildings erected or used by any department of the City, County, State or Federal Government.	C
Public interest signs.	C
Radio and broadcast stations.	C
Recreation building or structure or grounds.	P
Restaurants, including carry-out, self-seating, full-service, and wine bars (subject to the cumulative numeric limitation on wine bars found in Section 600.035 of this Code of Ordinances), and prepared food dispensing uses.	C
Retail establishments.	P
Schools for business, professional and technical training, but not including outdoor areas for driving or heavy equipment training.	C
Short-term rental dwelling	C
Solar energy systems, building-mounted (subject to the provisions of Article XXVIII).	P
Solar energy systems, ground-mounted (subject to the provisions of Article XXVIII).	C
Tavern/bar	C
Theaters, both live performance and movies.	C
Utility, utility station or substation.	C
Veterinary Hospital/Clinic	C
Wind energy systems, building-mounted (subject to the provisions of Article XXVIII).	C
P = Permitted by right C = Permitted with conditional use permit Note: Uses not appearing in this table are prohibited.

Clayton City Zoning Code

ARTICLE XXI

"HDC" High Density Commercial District

Section 405.3160 Purpose Statement

[Ord. No. 5814 §1(23.1), 4-27-2004]

Section 405.3170 Permitted Uses

[Ord. No. 5814 §1(23.2), 4-27-2004]

Section 405.3180 Maximum Building Height

[Ord. No. 5814 §1(23.3), 4-27-2004; Ord. No. 6022 §1(Att. B), 7-8-2008]

Section 405.3190 Maximum Floor Area

[Ord. No. 5814 §1(23.4), 4-27-2004; Ord. No. 6022 §1(Att. B), 7-8-2008]

Section 405.3200 Setback Requirements

[Ord. No. 5814 §1(23.5), 4-27-2004]

The following are setback requirements for a principal building in the "HDC" District and modifications to those requirements when certain conditions exist.

Restaurants may offer customer seating and food service only as authorized by the City Plan Commission and upon receipt or renewal of the annual outdoor dining permit.

Where lots have double frontages, or are corner lots, the required front yard setback provisions shall be provided on all streets.

Basements/cellars and parking facilities which are completely underground may encroach into the required front yard setback, but may not transverse the property line.

Rear yard. There are no minimum or maximum rear yard setback requirements in this district.

Side yard. There are no side yard setback requirements for this district.

Section 405.3210 General Non-Conformance With The Setback Provisions

[Ord. No. 5814 §1(23.6), 4-27-2004]

Those parts of existing building that violate yard regulations may be repaired and remodeled but not reconstructed or structurally altered.

Section 405.3220 Site Plan Review

[Ord. No. 5814 §1(23.7), 4-27-2004]

Section 405.3230 Site Plan Review Design Guidelines

[Ord. No. 5814 §1(23.8), 4-27-2004]

The following guidelines shall be applied by the City's Plan Commission/Architectural Review Board for development proposals located in the "HDC" zoning district:

Footprint geometry should be square and true with the roadway to the extent possible. Odd shapes and building orientation which competes with the total urban setting should be avoided.

Parking should be located within the City block interior.

Surface parking should not abut any sidewalk.

Section 405.3240 Architectural Review Board Guidelines

[Ord. No. 5814 §1(23.9), 4-27-2004]

The following guidelines shall be applied by the City's Plan Commission/Architectural Review Board for development proposals located in the "HDC" zoning district:

Party wall development should be encouraged to ensure a continuous building facade.

Building skylines should provide interest through introduction of compatible shapes and roof forms. Long uninterrupted cornices should be avoided.

Facade relief should be incorporated into all building elevations. Long uninterrupted elevations should be avoided.

Window openings should be incorporated into all building elevations. Blank walls, long horizontal openings, odd shapes and glass walls should be avoided.

Section 405.3250 Planned Unit Development

[Ord. No. 5814 §1(23.10), 4-27-2004; Ord. No. 6025 §1, 8-12-2008]

Office use;

Retail use;

Residential use;

Hotel use;

	and exceeds the maximum height or maximum FAR requirements of the "HDC" District.
	NOTE: For the purposes of this Article, hotels containing a public restaurant will be considered eligible for a planned unit development.

Section 405.3260 Off-Street Parking and Loading Requirements

[Ord. No. 5814 §1(23.11), 4-27-2004]

Off-street parking and loading facilities requirements are outlined in Article XXV of this Chapter.

Section 405.3270 Resubdivision of Lots

[Ord. No. 5814 §1(23.12), 4-27-2004]

Section 405.3280 Compliance With Other Plans or Regulations

[Ord. No. 5814 §1(23.13), 4-27-2004]

Section 405.3290 Permitted Uses For The "HDC" District

PERMITTED USES FOR THE "HDC" ZONING DISTRICT	"HDC"
Academy (including dancing, painting, theater, karate and similar disciplines).	C
Accessory uses and buildings incidental to permitted uses.	P
Amateur radio, home antennas and associated equipment (subject to Article XXVI).	P
Art gallery or studio.	P
Automobile agencies.	C
Bakeries limited to the processing of bakery goods for sale only on the premises and consumption off the premises.	P
Banks, savings and loans, credit unions and other financial institutions.	P
Banquet facilities.	C
Bar/tavern	C
Car wash establishments.	C
Catering establishment.	C
Church spires, belfries, monuments, ornamental towers and spires and chimneys exceeding the maximum height in the zoning district may be erected to such height authorized by the Board of Aldermen of the City by conditional use permit or general ordinance.	C
Commercial antennas.	P
Day care, nursery, pre-kindergarten, play and special schools and kindergarten.	C
Drive-through establishments for financial institutions.	C
Entertainment venue	C
Facilities (subject to Article XXVII).	P
Funeral homes, mortuaries and undertaking establishments.	C
Gasoline and oil service stations.	C
Grocery stores.	C
Health clubs.	C
Hospital.	C
Hotel.	C
Institution.	C
Kiosk (subject to the provisions of Article II, Section 405.310).	P
Lodge hall or club.	C
Marijuana cultivation facility entirely within an enclosed building (subject to performance standards set forth in Section 405.350).	C
Marijuana dispensary facility (subject to the performance standards set forth in Section 405.350).	C
Marijuana-infused products manufacturing facility (subject to performance standards set forth in Section 405.350).	C
Marijuana testing facility (subject to the performance standards set forth in Section 405.350).	C
Medical or dental clinic.	P
Messenger or telegraph service station and telephone exchange building.	P
Microbreweries.	C
Mixed use buildings including the use of a portion of the building for residential occupancy providing that each residential unit contain a floor area no less than 750 square feet.	C
Nursing and convalescent home.	C
Package liquor store.	C
Offices — Business or professional.	P
Paintless dent removal (automotive).	C
Personal care services.	P
Parking lots and multi-level parking structures.	P
Pharmacies.	P
Place of religious worship.	P
Public buildings erected or used by any department of the City, County, State or Federal Government.	C
Public interest signs.	C
Radio and broadcast stations.	C
Recreation building or structure or grounds.	P
Restaurants, including carry-out, self-seating, full-service, and wine bars (subject to the cumulative numeric limitation on wine bars found in Section 600.035 of this Code of Ordinances), and prepared food dispensing uses.	C
Retail establishments.	P
Schools for business, professional and technical training, but not including outdoor areas for driving or heavy equipment training.	C
Short-term rental dwelling	C
Solar energy systems, building-mounted (subject to the provisions of Article XXVIII).	P
Solar energy systems, ground-mounted (subject to the provisions of Article XXVIII).	C
Tavern/bar	C
Theaters, both live performance and movies.	C
Utility, utility station or substation.	C
Veterinary Hospital/Clinic	C
Wind energy systems, building-mounted (subject to the provisions of Article XXVIII).	C
P = Permitted by right C = Permitted with conditional use permit Note: Uses not appearing in this table are prohibited.