[Ord. No. 5814 §11a.1, 4-27-2004]
The general intent of these standards is to ensure that redevelopment occurring on the Christian Brothers Campus preserves the existing character of the structures and is compatible with the established homes in the surrounding neighborhood in terms of architectural character, scale and design. Due to the uncertainty surrounding a future use for the campus, these standards provide three (3) potential development scenarios. The first (1st) scenario assumes the site will be redeveloped and integrated into the existing neighborhood with structures of a similar scale. The standards address the basic contextual tools for accomplishing this scenario, such as setbacks, height and materials. This scenario would maintain very little of the existing open character of the campus. The second (2nd) scenario acknowledges that redevelopment of the campus could occur at a higher intensity than the surrounding neighborhood, perhaps with the addition of more buildings similar in height and scale to the Brother's Residence along University or the original school building along Clayton Road. The final concept assumes the campus would be maintained as an institutional use, such as an educational facility. The latter two (2) concepts would have the potential to maintain more of the existing open character of the campus, due to a more clustered building configuration. A connection through the campus is provided by the extension of Alamo in all three (3) scenarios. Many of the standards would be applicable in all three (3) scenarios, such as those provided for materials, architectural detailing and parking. In cases where it was simply not realistic to predict the specifics of future development scenarios, a detailed intent statement is provided that addresses what would be desired from a plan submitted under any of the three (3) scenarios. This statement provides guidance to both the City and developers in the event a redevelopment plan is submitted for the site. Renovation standards are also provided and apply only to campus structures constructed prior to 1940.
Conceptually, Scenario 1 would include infill development of the campus in a scale and pattern similar to the surrounding neighborhood.
Conceptually, Scenario's 2 and 3 would include more intense infill development on the campus for either residential or institutional use.
[Ord. No. 5814 §11a.2, 4-27-2004]
The Christian Brothers Campus ("R-5") urban design zoning district is bounded by San Bonita on the north, St. Rita on the west, University Lane on the east and Clayton Road on the south as depicted below:
[Ord. No. 5814 §11a.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 §11a.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 §11a.5, 4-27-2004]
A. 
The entrances of buildings found along the Campus' perimeter streets 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. To reinforce this established pattern and help integrate new development, new structures should be designed to be consistent with the typical organization of the surrounding neighborhood.
B. 
Structures along the street edge of the campus shall orient their front entry towards the front yard and adjacent street.
[Ord. No. 5814 §11a.6, 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.
Mature trees on the Campus, particularly along the perimeter, should be preserved to help preserve the overall neighborhood character.
[Ord. No. 5814 §11a.7, 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) feet 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 §11a.8, 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. 
Setbacks shall be consistent with the average of those found on the block face of the other side of the street.
2. 
Setbacks from future streets interior to the CBC site shall be consistent with the average of those found on the block face across from the CBC boundary.
3. 
Larger residential or institutional structures may be permitted larger setbacks as specified in the City of Clayton Municipal Code, based on additional open space provisions.
4. 
The exact setback should be reviewed on a case-by-case basis.
[Ord. No. 5814 §11a.9, 4-27-2004]
A. 
In the residential neighborhood surrounding the Campus, garages are located to the rear of the structure, creating little visual impact from the street. This design characteristic should be carried through to new residential development along the perimeter of the Campus, where minimizing the visibility and impact of garages upon the street and surrounding development is most important.
1. 
Garages shall be located at the rear of the lot and accessed by an alley.
2. 
Front-loaded garages, at or below-grade, shall not be allowed.
Front-loaded garages, at or below-grade, shall not be allowed.
[Ord. No. 5814 §11a.10, 4-27-2004]
A. 
The predominance and visibility of parking lots and covered parking on the Campus from perimeter streets needs to be minimized. This is particularly an issue for more intense residential development, as described in Scenario 2 or for institutional uses as described in Scenario 3, where larger, shared parking areas are likely to be provided. The appearance of these areas should be enhanced and buffered with landscaping to minimize potential impacts on surrounding neighborhood.
1. 
Parking shall be located on the interior of the campus site or within enclosed parking structures to the maximum extent feasible.
2. 
The number of contiguous surface parking spaces shall be limited to twenty (20) and each block of twenty (20) shall be separated from each other by at least one (1) of the following methods:
a. 
A landscaped median that is at least ten (10) feet wide;
b. 
A pedestrian walkway or sidewalk within a landscaped median that is at least ten (10) feet wide;
c. 
A decorative fence or wall, a maximum of three (3) feet in height, bordered by landscaping on at least one (1) side;
d. 
An access drive or public street; or
e. 
A building or buildings.
3. 
The perimeter of all surface parking areas shall be screened by one (1) of the following methods:
a. 
A low continuous landscaped hedge at least three (3) feet high consisting of a double row of shrubs planted three (3) feet on center in a triangular pattern; or
b. 
A low decorative masonry wall or fence three (3) feet high in combination with landscaping (landscaping shall be planted between the wall and the public right-of-way, sidewalk or boundary).
The perimeter of all parking areas shall be screened.
4. 
The visual impacts of parking structures shall be minimized by:
a. 
Screening cars in a parking structure so that they are not visible from the street.
b. 
Locating parking structures towards the center of the lot when feasible, reserving the street frontage for residential uses.
5. 
Parking structures shall be visually integrated with buildings in the surrounding area.
a. 
Facade of the structure shall match the height of existing structures if it faces the street.
b. 
Facade shall be constructed of brick to match adjacent structures.
Parking structures shall be visually integrated with adjacent buildings.
[Ord. No. 5814 §11a.11, 4-27-2004]
A. 
The CBC campus has traditionally been characterized by the use of masonry building materials. Standard size brick in red tones is the primary material found along with stone accents on many structures at the foundation or around windows and doors. Care should be taken to preserve original building materials and to ensure that new or replacement materials are of a similar appearance and character as those traditionally found within the neighborhood. Infill development should retain the traditional brick character of existing historic structures on the CBC site and of surrounding residential neighborhood.
New or replacement materials should be of a similar appearance and character as those traditionally found within the neighborhood.
B. 
New Construction—Design Standards.
1. 
Primary materials shall be limited to masonry materials, such as brick or a combination of brick and stone, as found within the site and surrounding neighborhood. Brick may be painted when compatible with the existing neighborhood.
2. 
The following materials are prohibited:
a. 
EIFS;
b. 
"Jumbo" brick;
c. 
Split-faced block; or
d. 
Stucco.
3. 
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:
a. 
Wood ties;
b. 
Versa-lok;
c. 
Keystone;
d. 
Windsor; or
e. 
Similar modular block wall systems.
4. 
Asphalt shall not be used for driveways or driveway aprons. These features shall be constructed of one (1) of the following materials:
a. 
Exposed aggregate;
b. 
Brick pavers; or
c. 
Stamped concrete.
C. 
Renovation—Design Standards.
1. 
Original building materials shall be repaired rather than replaced to the maximum extent feasible.
2. 
Character defining features, such as stone retaining walls, steps and foundations, shall be preserved to the maximum extent feasible.
3. 
Enclosure of or other significant alterations to decks or balconies that were not originally enclosed shall be prohibited.
4. 
Original masonry building materials shall not be altered or otherwise covered with new building materials, such as stucco or vinyl siding, or painted.
5. 
Replacement materials on visible roof surfaces shall be of a similar scale and texture as those traditionally used.
[Ord. No. 5814 §11a.12, 4-27-2004]
A. 
Existing campus development ranges in height from four (4) stories along Clayton Road to single- story accessory buildings near San Bonita, while existing homes adjacent to the campus range between two (2) and three (3) stories. The height of new structures should vary or transition where appropriate in order to respond to and ensure compatibility with surrounding development.
1. 
The height of structures with frontage on the residential streets bordering the campus shall "step-down" to the approximate height of structures on the fronting block face.
The height of structures with frontage on the residential streets bordering the campus shall "step-down" to the median height of structures on the fronting block face.
2. 
Larger residential uses or institutional uses shall provide a transition between single-family residential and non-single-family uses.
Larger residential uses or institutional uses shall provide a transition between single-family residential and non-single-family uses.
These transitions may be:
a. 
A step-down in building height, or
b. 
A greater than required building-to-building setback.
3. 
The facades of townhouses shall be punctuated by a change in texture or material, offset or other architectural feature to differentiate individual units.
[Ord. No. 6509, 11-28-2017]
[Ord. No. 5814 §11a.13, 4-27-2004]
A. 
General. Though fairly simple in their overall form, generally rectangular with gently pitched roof lines and decorative pediment walls, the original structures found on the CBC Campus have many subtle architectural details that add to their character. Facades are accented with numerous groupings of windows. Stone sills, headers or casings further enhance many of the windows. In order to protect the rich character of the Campus, care should be taken to preserve traditional architectural detailing during renovation. Infill development, regardless of its use or scale, should complement this established character and the scale of the surrounding neighborhood.
B. 
New Construction—Design Standards.
1. 
Infill development shall utilize architectural detailing similar to that found on existing campus structures.
Infill development should integrate architectural detailing similar to that found on existing campus structures.
2. 
Windows shall be of a similar size, shape and architectural character to those found on the campus.
3. 
Roof forms and treatments shall be similar to those found on the CBC Campus.
4. 
New structures shall have a solid-to-void (wall-to-window) ratio similar to that found on original campus structures.
5. 
The facades of townhouses shall be punctuated by a change in texture or material, offset or other architectural feature to differentiate individual units.
[Ord. No. 6509, 11-28-2017]
6. 
Decks or balconies fronting block faces shall not be permitted facing adjacent residences to protect the privacy of residents.
7. 
Exposed concrete foundations shall not be permitted where visible from the street.
8. 
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.
C. 
Renovation—Design Standards.
1. 
The character, proportion, size and general appearance of original windows shall be preserved during renovation.
a. 
Original window openings shall not be enclosed, enlarged or otherwise modified.
b. 
Original ornamental or specialty windows such as casement, composite or double hung shall be repaired rather than replaced to the maximum extent feasible.
2. 
Replacement windows shall have a similar appearance as the original window's design.
a. 
Replacement windows shall be of the same material as the original to the maximum extent feasible. Alternatively, substitute materials shall be considered if the dimension, profile and finish closely match the original.