City of Clayton, MO
St. Louis County
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Table of Contents
Table of Contents
[Ord. No. 5814 §4a.1, 4-27-2004]
A. 
The Downtown Overlay Zoning District (hereinafter known in this Article as the DT Overlay District) applies to selected blocks in the High Density Commercial District which have been targeted to remain retail centers. The area encompassed in the Downtown Overlay Zoning District is adjacent to the heart of commercial and service activities in the City of Clayton. Similar to the CBD Core Overlay Zoning District, the Downtown Overlay Zoning District is intended to maintain a "pedestrian friendly" setting, but allows for additional height with stepback provisions. In order to maintain this area as "pedestrian friendly", structures must be human in scale. Building mass, density and frontage variations should create a visually attractive and inviting streetscape within the urban context.
B. 
The purpose of these regulations is to foster appropriate use of existing structures and enable compatible redevelopment where reuse is not feasible, which serves the following goals:
1. 
Promote structures that have sidewalk frontage suitable for smaller retail and service activities;
2. 
Stimulate designs that minimize scale and mass as perceived from the sidewalk;
3. 
Avoid regimentation and visual uniformity along the sidewalk frontage;
4. 
Encourage harmonious architecture, which preserves the essential character of the district by variations in entrance size, setback, height and the use of creative and varied sidewalk window and display; and
5. 
Design buildings which use facade materials that are distinctive.
[Ord. No. 5814 §4a.2, 4-27-2004]
The DT Overlay Zoning District includes those parcels bounded by Meramec Avenue on the east and by Maryland Avenue on the north and by Forsyth Boulevard on the south and by Brentwood Boulevard on the west.
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[Ord. No. 5814 §4a.3, 4-27-2004]
The regulations of the overlay district shall supersede or supplement, as applicable, the regulations of the base zoning district. Where conflict results between the regulations of the overlay districts and the provisions of the base zoning district, the provisions of the overlay districts shall control.
[Ord. No. 5814 §4a.4, 4-27-2004]
The uses permitted by right and by conditional use permit are listed in the Table of Permitted Uses found in the base zoning district. If a "P" (permitted by right) or a "C" (permitted by conditional use permit) is not indicated for a use in the base zoning district or a use is not included in the base zoning district, it is prohibited. All ground floor uses must be retail in nature but may include, personal care services, dry cleaning facilities, food and beverage service uses, consumer service offices (limited to financial institutions including banks, savings and loans and credit unions, real estate offices and travel agencies) or governmental offices within the Downtown Overlay District.
[Ord. No. 5814 §4a.5, 4-27-2004; Ord. No. 6025 §1, 8-12-2008]
A. 
A development proposal shall be eligible for consideration under the planned unit development option per the provisions of Chapter 405 when the development incorporates two (2) of the following five (5) categories of use:
1. 
Office use;
2. 
Retail use;
3. 
Residential use;
4. 
Public parking (as defined in these regulations);
5. 
Hotel use
and exceeds the maximum height or maximum FAR requirements of the Downtown Overlay District.
NOTE: For the purposes of this Article, hotels containing a public restaurant will be considered eligible for a planned unit development.
B. 
Limitation. No change, alteration, modification or waiver authorized by a "PUD" 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.
[Ord. No. 5814 §4a.6, 4-27-2004]
The "PUD" application process includes a request for rezoning pursuant to the provisions of Chapter 405. Rezoning must be completed concurrently with the approval process for the development plan.
[Ord. No. 5814 §4a.7, 4-27-2004]
A. 
The maximum building height in the DT Overlay District is seven (7) stories, not to exceed ninety (90) feet. The maximum building height may be modified subject to the provisions and requirements of the planned unit development process outlined in Chapter 405.
B. 
For buildings permitted to exceed the maximum height through the planned unit development process, a fifteen (15) foot stepback (upper story building setback) shall be provided beginning at the third (3rd) story level or thirty (30) feet above grade, whichever is less. However, the Plan Commission shall have the authority to require a different stepback(s) for buildings dependent upon building height, lot size and other relevant factors. Stepbacks shall be proportional to the amount of building height. The upper story stepback shall be provided along all building elevations with street frontage, excluding alleys.
[Ord. No. 5814 §4a.8, 4-27-2004]
The maximum floor area ratio (FAR) is 3.0. The maximum floor areas may be modified subject to the provisions and requirements of the planned unit development process outlined in Chapter 405.
[Ord. No. 5814 §4a.9, 4-27-2004]
A. 
The following are setback/stepback requirements in the Downtown Overlay Zoning District:
1. 
Front yard. There is no minimum front yard setback requirement in the Downtown Overlay District. The following modifications are permitted/required under the following conditions:
a. 
For buildings in excess of two and one-half (2½) stories but not exceeding seven (7) stories in height, an additional ten (10) foot stepback (upper story building setback) shall be provided beginning at the third (3rd) story level or thirty (30) feet above grade, whichever is less. The upper story stepback shall be provided along all building elevations with street frontage, excluding alleys.
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b. 
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.
2. 
Rear yard. The required setback in Downtown Overlay Districts is a minimum of fifteen (15) feet. Modifications to the required rear yard setback are permitted/required under the following conditions:
a. 
Where a corner lot exists and thereby two (2) front yards, the property line opposite to the front yard line with the greater street frontage shall be considered the side yard and the property line opposite to the front yard line with the lesser street frontage shall be considered the rear yard.
b. 
For buildings in excess of two and one-half (2½) stories but not exceeding seven (7) stories in height, an additional ten (10) foot stepback (upper story building setback) shall be provided beginning at the third (3rd) story level or thirty (30) feet above grade, whichever is less. The upper story stepback shall be provided along all building elevations with street frontage, excluding alleys.
c. 
An accessory building not exceeding twenty (20) feet in height may occupy up to thirty percent (30%) of the area of a required rear yard but no accessory building shall be closer than ten (10) feet to the main building nor closer than five (5) feet to any rear property line.
d. 
Outside stairways, tower balconies or fire escapes may project no more than four (4) feet beyond the face of the wall.
e. 
Roof eaves may project no more than three (3) feet beyond the face of the wall.
f. 
Window sills, bay windows, belt courses and similar architectural features, as well as rain leaders and chimneys, may project no more than two (2) feet beyond the face of the wall.
3. 
Side yard setbacks.
a. 
There are no minimum or maximum side yard setbacks provisions in this district except where a lot abuts a dwelling district, a side yard of at least five (5) feet shall be provided.
b. 
For buildings in excess of two and one-half (2½) stories but not exceeding seven (7) stories in height, an additional ten (10) foot stepback (upper story building setback) shall be provided beginning at the third (3rd) story level or thirty (30) feet above grade, whichever is less. The upper story stepback shall be provided along all building elevations with street frontage, excluding alleys.
[Ord. No. 5814 §4a.10, 4-27-2004]
Every principal commercial structure must provide off-street parking in accordance with Chapter 405.
[Ord. No. 5814 §4a.11, 4-27-2004]
A. 
Site Plan Review. Site plan review, pursuant to the procedures and standards outlined in Chapter 405, is required for any development or redevelopment proposal over ten thousand (10,000) square feet in gross floor area.
B. 
Site Plan Review Design Guidelines.
1. 
The following guidelines shall be applied by the City's Plan Commission/Architectural Review Board for development proposals located in the Downtown Overlay Zoning District:
a. 
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.
b. 
Parking should be located within the City block interior.
c. 
Surface parking should not abut any sidewalk.
d. 
All ground floor uses must be retail in nature but may include, personal care services, dry cleaning facilities, food and beverage service uses, consumer service offices (limited to financial institutions including banks, savings and loans and credit unions, real estate offices and travel agencies) or governmental offices within the Downtown Overlay District.
e. 
Additionally, such buildings and uses must incorporate street front windows creating interest at the street level. Furthermore, buildings should be sited in a manner so as to achieve a pedestrian friendly appearance and feel.
2. 
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.
[Ord. No. 5814 §4a.12, 4-27-2004]
A. 
The guidelines of the Architectural Review Board are as follows:
1. 
Party wall development should be encouraged to ensure a continuous building facade.
2. 
Building skylines should provide interest through introduction of compatible shapes and roof forms. Long uninterrupted cornices should be avoided.
3. 
Facade relief should be incorporated into all building elevations. Long uninterrupted elevations should be avoided.
4. 
Window openings should be incorporated into all building elevations. Blank walls, long horizontal openings, odd shapes and glass walls should be avoided.
5. 
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.
6. 
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.