[Ord. No. 5814 §9a.1, 4-27-2004]
The general intent of these standards is to ensure that further
redevelopment within the Topton/Brighton neighborhood responds to
and is compatible with the established architectural character and
scale of the neighborhood, recognizing substantive change in the last
ten (10) years.
[Ord. No. 5814 §9a.2, 4-27-2004]
The Topton-Brighton ("R-4") Urban Design Zoning District is
bounded by Maryland Avenue on the north, Topton Way on the west, Forsyth
Boulevard on the east and Parkside on the south, limited to those
properties zoned "R-4", as depicted below:
 |
[Ord. No. 5814 §9a.3, 4-27-2004]
The regulations of this Urban Design Zoning District shall supersede
or supplement, as applicable, the regulations of the base zoning district.
Where conflict results between the regulations of the urban design
zoning district and the provisions of the base zoning district, the
provisions of the urban design zoning district shall control.
[Ord. No. 5814 §9a.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.
[Ord. No. 5814 §9a.5, 4-27-2004]
A.
The
high visibility of the front setback from the street creates a significant
impact on a neighborhood's character. The setback and the soft, landscaped
buffer it provides between the building and the street is particularly
important in Topton-Brighton, where new development is significantly
more intense than that traditionally found. Larger buildings have
a much stronger presence at the sidewalk edge, creating the perception
of a reduced setback with less open space. Paving and other hard materials,
in excess, can also detract from this appearance and should be limited
to driveway approaches and walkways as traditionally found in the
neighborhood. New development should be sensitive to the established
neighborhood character and open space provided by front yards and
front yard landscaping.
1.
No more than forty percent (40%) of the front yard setback shall
be covered by impervious material.
2.
Turnarounds or circular drives shall be prohibited within the front
setback.
3.
Shared drives for garage access are encouraged to minimize the width
of driveways.
 | |
|---|---|
|
|
Shared drives for garage access are encouraged, to minimize
the width of driveways.
|
4.
Individual driveway approaches shall taper or "neck down" to ten
(10) feet at the street edge to the maximum extent feasible.
[Ord. No. 5814 §9a.6, 4-27-2004]
A.
The
presence of open areas between and among the multi-family homes in
Topton-Brighton is a strong character-defining feature of the neighborhood.
New development should utilize similar lot coverage as traditionally
found along a block to maintain the open character of the street and
ensure compatibility with adjacent homes.
[Ord. No. 5814 §9a.7, 4-27-2004]
A.
Building
entrances have typically been oriented towards the front yard and
the street, accenting the primary facade of the building and creating
a uniform line along the street. New structures should be designed
to be consistent with the typical organization of the neighborhood.
B.
The
front entrance to a building shall be located on the front facade
of the building oriented towards the front yard and street, as found
typically in Clayton's residential neighborhoods.
[Ord. No. 5814 §9a.8, 4-27-2004; Ord. No. 6430 §1, 6-14-2016]
The shady canopy provided by mature trees is an important character-defining feature in many of Clayton's older residential neighborhoods. This is particularly true in the Clayton Gardens and Clayshire where large, evenly spaced trees line the street, buffering homes from traffic and giving the neighborhood a more intimate feeling for pedestrians and residents. Also contributing to this character are the many additional large caliper trees scattered among the homes. As larger homes are introduced, they should be sensitive to this character, preserving trees and vegetation. Specific requirements are set forth in Article XXX: Trees and Landscaping Regulations.
 |
|---|
|
New street trees shall be installed by the developer
at a similar spacing as those already established along the street.
|
[Ord. No. 5814 §9a.9, 4-27-2004]
A.
The
wooded, gently rolling topography typical of the St. Louis area contributes
to the visual interest and variety of Clayton's residential neighborhoods.
Disturbing existing site topography to accommodate larger homes with
walk-out basements or below-grade garages can lead to significant
drainage problems, particularly for adjacent properties. New homes
should minimize site disturbances and should mitigate runoff.
1.
To the maximum extent feasible, development shall follow and respect
the existing topography of the site.
2.
Extensive grading or unusual site improvements (e.g., retaining walls
greater than four (4) foot in height) shall not be permitted, unless
deemed compatible with the neighborhood and approved by the Plan Commission.
3.
Site drainage patterns shall be designed to prevent concentrated
surface drainage from collecting on and flowing across adjacent lots,
pedestrian paths, walks and sidewalks. Stormwater drainage shall be
connected to a storm sewer where available as determined by the City.
[Ord. No. 5814 §9a.10, 4-27-2004]
A.
The
consistent appearance of a broad, landscaped front setback and uniform
building edge creates a sense of visual continuity along the street
and creates an open appearance characteristic of the neighborhood.
As redevelopment occurs, the open character of the front setback should
be preserved.
1.
Front setbacks shall not be less than the average of those found
along the block face.
 | |
|---|---|
|
|
Front setbacks shall not be less than the average of
those found along the block face.
|
2.
Prohibit designated outdoor parking spaces within the front or side
setback.
3.
Porches, terraces and balconies shall not be permitted on the front
facade.
[Ord. No. 5814 §9a.11, 4-27-2004]
A.
The
garage has not traditionally been a dominant feature in Topton-Brighton,
as parking or garages were typically located to the rear of the structure.
This configuration allowed the architectural details of the homes
and front yard to define the character of the street. Below-grade
front garages have been introduced in Topton-Brighton as the size
of homes has increased and lot configurations become more complex.
The appearance of these garages and their associated driveways have
virtually replaced the yard in some cases and dominate the street,
completely changing its character. This garage condition should be
strongly discouraged and future garage placement and scale should
be carefully considered to minimize additional visual impacts upon
the street and surrounding neighborhood.
1.
At-grade, side or rear accessed garages are the preferred condition
and are strongly encouraged. The following incentives shall apply:
2.
Front-loading below-grade garages are strongly discouraged.
 | |
|---|---|
|
Front-loading below-grade garages are strongly discouraged.
|
|
The following incentives shall apply:
|
3.
The following restrictions shall apply to below-grade, front-loading
garages:
a.
The applicant shall demonstrate that all potential alternative garage
locations have been ruled out.
b.
Front-loading garages shall not exceed twenty-four (24) feet in width
or fifty percent (50%) of the total length of the home's front facade,
whichever is less.
c.
Front-loading garages along the street edge shall utilize landscaping
and strategic tree plantings to break up paved areas.
4.
For larger, multi-unit structures, shared driveway access to a parking
garage serving a single building is strongly encouraged. The following
incentives shall apply:
a.
A parking garage serving multiple units in a single building with
a shared driveway access shall warrant up to an additional ten percent
(10%) lot area coverage.
[Ord. No. 5814 §9a.12, 4-27-2004]
A.
Topton-Brighton,
as with many Clayton neighborhoods, has traditionally been dominated
by the use of masonry building materials. Standard size brick in earth
tones is the primary material found. Accent materials on original
structures range from painted trim, lap siding, shutters and stone
veneer in a few cases. Redevelopment projects, although much more
elaborate in design, have integrated this established theme by utilizing
a similar palette of materials to create a unified appearance. The
intent of these standards is to allow for flexibility and creativity
in design, while retaining the traditional brick character of the
neighborhood.
 | |
|---|---|
|
Typical palette of materials and architectural detailing.
|
1.
Primary building materials shall be limited to brick with a limit
of one (1) wall surface accent material not to exceed twenty-five
percent (25%) of any wall elevation. Brick may be painted when compatible
with the existing neighborhood.
4.
Muted, earth-toned colors shall be used on below-grade garage doors
to help reduce their visual prominence from the street.
5.
Retaining walls shall be constructed of materials similar in color,
texture and scale as those used on the primary structure.
 | |
|---|---|
|
|
Retaining walls shall be constructed of materials similar
in color, texture and scale as those used on the primary structure.
|
|
|
The following materials shall not be used for any retaining
walls visible from the street or from the ground level of any adjoining
residence:
|
6.
Metal shall not be used as a primary roof material.
[Ord. No. 5814 §9a.13, 4-27-2004]
A.
The
two-story apartment homes originally found in Topton-Brighton are
fairly modest in scale and boxy in form. Though most are oriented
towards the street, several are clustered in groups oriented towards
a central yard. Many of these structures are being replaced with larger
town home style units in groups of two (2), three (3) or four (4).
These homes are typically taller, with a strong vertical emphasis.
Also becoming more prevalent are larger, blocky multi-family buildings,
often on combined lots. The height and massing of these structures
should be designed to be compatible with the variety of established
forms found in the neighborhood.
1.
Building height shall not exceed three (3) stories or forty-five
(45) feet above the average existing grade, whichever is less. Partial
stories with dormers or sheds shall be permitted under sloping roofs.
Partial stories shall be completely contained beneath the slope of
the roof line.
 | |
|---|---|
|
|
Building height shall not exceed 3 stories or 45 feet
above the average existing grade, whichever is less.
|
2.
Building facades (with street frontage) fifty (50) feet or greater
in length shall incorporate wall offsets, a minimum of three (3) feet
in depth, a minimum of every thirty-five (35) feet.
 | |
|---|---|
|
Buildings 50 feet or greater in length shall incorporate
wall offsets, a minimum of 3 feet in depth, a minimum of every 35
feet.
|
3.
To further break up large wall expanses or to differentiate individual
units, the following variations shall be provided: variations in roof
line, structural delineation, window placement or exterior trim.
4.
Replication of the facades of more than four (4) attached town home
units in any single row shall be prohibited.
5.
Exposed concrete foundation shall not be permitted where visible
from the street.
[Ord. No. 5814 §9a.14, 4-27-2004]
A.
Architectural
detailing on structures within Topton-Brighton range from dormer windows,
pitched roof lines and raised entrances to stone accents and shuttered
windows. New structures should use detailing to visually "break-up"
large walls and create interest at the street.
 | |
|---|---|
|
Characteristic architectural detailing, with dormers,
pitched rooflines and raised entrances.
|
1.
Flat, mansard or exotic roof forms not characteristic of the neighborhood
shall be prohibited.
2.
New structures shall use architectural detailing that is compatible
with the established architectural style of the neighborhood to visually
"break-up" large walls.
3.
Exposed concrete foundation shall not be permitted where visible
from the street.
4.
Columns shall be compatible with the predominant architectural style
of the neighborhood. Size, materials and proportions of the columns
to the structure shall be provided on submitted plans.
