Zoning Overlay Districts
Zoning overlay districts provide more flexibility for individuals proposing development in the City of St. Louis
Zoning Districts "A" through "L"
The Zoning Section of the Building Division reviews all building and occupancy permits for compliance with the Zoning Code Ordinance. The Zoning Code and the Official Zoning District Map shows the twelve (12) primary zoning Districts:
- A Single-Family Dwelling District
- B Two-Family Dwelling District
- C Multiple-Family Dwelling District
- D Multiple-Family Dwelling District
- E Multiple-Family Dwelling District
- F Neighborhood Commercial District
- G Local Commercial & Office District
- H Area Commercial District
- I Central Business District
- J Industrial District
- K Unrestricted District
- L Jefferson Memorial District.
Community Unit Plan
A Community Unit Plan (CUP) by applicant is a zoning overlay district that provides more flexibility than the City's individual ("A"-"L") zoning districts. A CUP must comprise a contiguous area of at least 15 acres. To initiate the process, applicants must own all of the property involved and submit a plan per CUP regulations (see link below) and a filing fee ($500.00 for the first acre, $250.00 for each additional acre or fraction thereof) to the City of St. Louis. The application will be reviewed by the City's Planning Commission and will require the approval of an ordinance.
A Form-Based District (FBD) is a zoning overlay district that is intended to enhance the vibrancy and atmosphere of a neighborhood or a commercial corridor by providing a cohesive urban form and character. An FBD is established by ordinance and can be initiated by the City's Planning Commission or a formal application process by an applicant.
Only those areas that meet three criteria are eligible to become an FBD -- a minimum geographic area of at least 15 contiguous acres; identification and documentation of a specific attribute or rationale of form-based zoning that would help the area to develop into its full potential and that is unavailable elsewhere in the City's Zoning Code; and documentation that the area exhibits at least one of the following characteristics -- is experiencing inappropriate development; is expecting or experiencing significant change in terms of development activity; or a desire to encourage a transformation of an area or to make general improvements to an area.
In addition, certain minimum requirements are mandated for an FBD, as detailed in Ordinance 69199. In the case of a formal application process by an applicant, the applicant shall schedule a pre-application meeting with the City's Director of Planning and the Zoning Administrator and submit a preliminary application at that meeting. Following that meeting, an applicant may submit its application to the Planning Commission along with an application fee of $500.00.
Further information on Form-Based Districts is available below.
Ordinance 69199 established the rules and regulations for establishing an FBD in the City.
Ordinance 69406 established the first FBD in the City -- the Central West End Form-Based District.
Ordinance 69689 rezoned one parcel -- 4054-66 West Pine Blvd. -- in the Central West End Form-Based District from NCT1 to NGT3, resulting in the amended boundaries of the NCT1 (Eastern Area) zone and NGT3 (Eastern Area) zone.
Ordinance 70788 rezoned one parcel -- 4117R West Pine Blvd. -- in the Central West End Form-Based District from NGT1 to NCT1, resulting in the amended boundaries of the NGT1 (Eastern Area) zone and NCT1 (Eastern Area) zone.
Central West End Form-Based District (Ordinance 69406)
Rezoning of One Parcel - 4054-66 West Pine Blvd. (Ordinance 69689)
Current Central West End Form-Based District Regulating Plan
Planned Unit Development District
A Planned Unit Development District (PUD) by applicant is another zoning overlay district that provides more flexibility than the City’s individual (“A”-“L”) zoning districts. The PUD intent by site plan review is to encourage the appropriate development of residential or commercial uses, or the combination thereof. There are no minimum site requirements for a PUD, but the proposed uses must be allowed in the “A”-“G” zoning districts. To initiate the process, applicants must submit an application and a filing fee ($500.00 for the first acre, $250.00 for each additional acre or fraction thereof) to the City of St. Louis. The application will be reviewed twice by the City’s Planning Commission (at two different stages of the review process) and will require the approval of an ordinance.
Signage Plan Overlay DistrictA Signage Plan Overlay District (SPD) encourages creativity and flexibility in the design and display of signs in areas that meet "unique area" criteria. Adopted regulations are regulations that have been officially approved by the City’s Planning Commission. The adopted regulations for Signage Plan Overlay Districts by applicant provide information such as definitions, requirements and standards that may be useful to people applying to the Planning Commission for a specific Signage Plan Overlay District for a unique area of the City. To initiate the process, applicants must submit an application and a $300.00 filing fee to the City of St. Louis . The application will be reviewed by the City's Planning Commission and will require the approval of an ordinance.
View and Download Signage Plan Overlay District Instructions, Forms & Regulations
Special Use District
A Special Use District (SUD) is another zoning overlay district that provides more flexibility than the City’s individual (“A”-“H”, “J” & K”) zoning districts. A SUD must comprise a contiguous area of at least 2 acres. The Planning Commission may initiate a SUD in response to well-defined health, safety, moral and/or general welfare problems. The SUD will require the approval of an ordinance.
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