Clayton Tomorrow 2040

One of the most common topics mentioned during public engagement for the comprehensive plan regarding residential neighborhoods was stormwater. Many participants referenced a need to reduce runoff impacts of new development and redevelopment of properties in light of more frequent and intense storm events and patterns of larger homes. Additionally, there was a desire for city regulations to support or encourage use of more sustainable development design. As a result, a key result was included in the implementation matrix:

Develop a coverage reduction program that identifies innovative ways to reduce the amount of impervious coverage and promotes green infrastructure.

Additional key results that are addressed partially by the proposed regulation include:

1. Develop a partnership with MSD to coordinate updates to stormwater management regulations and proactive approaches to regional watershed management.
2. Establish appropriate infill development standards for building form and materials.
3. Our neighborhood development patterns embody sustainable principles and seek to minimize impacts on the natural environment and plan for future resilience.
4. Prioritize greenspace, trees, and sustainability in residential neighborhoods to retain existing character.
5. Prioritize rain gardens, native plants, and other sustainable elements in our public spaces.

A public hearing is scheduled for the Plan Commission meeting on December 1, 2025, at 5:30pm. A draft of the proposed regulations has been added under the documents folder of this page for review prior to the meeting. During the meeting, staff will present an overview of the proposed changes, the Plan Commission will discuss, and the public will be allowed to make comments.

Through the process of review, analysis, and drafting of the proposed regulations, staff have made multiple presentation to the Plan Commission and City Council. Recordings of the meetings listed below are available here.

1. 12/16/2024 Plan Commission
2. 1/17/2025 City Council
3. 3/21/2025 City Council
4. 5/5/2025 Plan Commission
5. 6/10/2025 City Council
6. 8/26/2025 City Council
7. 9/16/2025 Sustainability Advisory Committee

In an effort to implement multiple key results from the Clayton Tomorrow 2040 comprehensive plan, staff have drafted regulations to govern non-residential and mixed-use zoning districts. The proposed regulations are outlined in the unified development code format. With future text amendments, staff will organize additional chapters and sections of zoning regulations into the unified development code. The proposed regulations seek to address (in whole or in part) the following key results:

1. Revise the Transit Oriented Development (TOD) overlay district codes to include provisions for parking reductions, mixed-income residential developments, and design standards that align with desired community character and existing market realities.
2. Identify target uses for various zoning districts that can be used to further priorities of incentive programs and assist with zoning code updates.
3. Improve the design of new developments at street level to maintain the charm of Clayton.
4. Revise regulations requiring retail on the first floor of Downtown to reflect the broader goal of street-level activation.
5. Encourage publicly available open space as part of new commercial developments in Downtown, either through updating the setback and building coverage requirements or allowing public use of private greenspace.
6. Continue to encourage additional residential types in and near Downtown Clayton.
7. Revise the zoning regulations to remove conflicts between base zoning districts and overlay districts.
8. Ensure Clayton has a strong identity that is reflected in the built environment.

On October 20th, staff presented an overview of the full non-residential and mixed-use zoning proposal to the Plan Commission. Public were invited to attend this presentation in person at City Hall or via Zoom. A staff report and the draft regulations was published for public review on the Pending Applications website prior to the meeting. A recording of this presentation and discussion is available here (the topic begins around 02:34:18). To assist with gathering public feedback, staff have created a short survey. Public are invited to review the proposed regulations and provide general feedback on the approach and/or specific comments about requirements.

Research and analyses that have led to this draft have previously been discussed with the Plan Commission and the Board of Aldermen. Public can view recordings of the past discussion sessions and presentations outlined below.

• 11/15/2024 Board of Aldermen - review of existing zoning
• 12/20/2024 Board of Aldermen - update on commercial overlay and PUD analysis
• 1/21/2025 Plan Commission - review of TODs and downtown zoning
• 4/18/2025 Board of Aldermen - overview of unified development codes
• 4/21/2025 Plan Commission - overview of unified development codes
• 5/19/2025 Plan Commission - overview of proposed commercial zoning changes
• 6/2/2025 Plan Commission - overview of proposed commercial zoning changes
• 6/16/2025 Plan Commission - overview of floor-area-ratio principles
• 7/7/2025 Plan Commission - overview of proposed commercial zoning changes
• 7/8/2025 Board of Aldermen - overview of proposed commercial zoning changes

In June 2025, the Mayor and Board of Aldermen determined the implementation priorities for Fiscal Year 2026. Priorities include revisions to zoning district regulations, creation of new policies or guidelines, and updating online materials and resources. A schedule for completion of each task has been created to help coordinate staff resources. The exact timeline will be dependent on meeting schedules. As meetings and discussions are set, dates and additional information will be added to this page.

Fiscal Year 2026 Implementation Priorities:

1. Review PUD public benefit points system to identify opportunities for better alignment with City objectives. (continued from FY25)
2. Review the architectural guidelines against the character and development pattern of different neighborhoods to establish appropriate identity standards. (continued from FY25)
3. Modify lot size and setback regulations to better align with historic neighborhood patterns where applicable.
4. Establish appropriate infill development standards for building form and materials.
5. Review development barriers for zero-lot-line townhouses and villa developments and consider ways to update the Zoning Code to allow them in more parts of the community.
6. Modify the existing outdoor dining permit regulations to increase clarity and compliance.
7. Remove restrictions on food trucks and identify appropriate locations to provide additional food options, especially during weekday lunch hours.
8. Review the tree and landscape regulations to further protect and enhance the existing neighborhood tree canopy, especially during construction activities.
9. Identify barriers to resilient revenue generators in existing zoning codes that could be removed to promote businesses less susceptible to pandemic-like conditions. Identify target uses for various districts that can be used to further priorities of incentive programs and assist with zoning code updates.
10. Conduct a review of the current ARB, SPR, and CUP processes and identify ways to streamline or better address concerns.

In September 2024, the Mayor and Board of Aldermen determined the implementation priorities for Fiscal Year 2025. From October 2024 through September 2025 staff gathered data, performed analyses, and researched best practices to draft policies and regulations addressing the implementation priorities. Along the way, additional tasks were added, and some were extended into the next fiscal year. With support from multiple departments and a consultant, staff were able to facilitate multiple text amendments despite capacity diversions to address impacts of the tornado on May 16, 2025.

Review of Fiscal Year 2025 Implementation Tasks:

1. Create an executive summary of Clayton Tomorrow 2040. COMPLETED
2. Review the Planned Unit Development (PUD) public benefits point system to identify opportunities for better alignment with City objectives. IN PROCESS
3. Revise the Transit Oriented Developemnt (TOD) overlay district codes to include provisions for parking reductions, mixed-income residential developments, and design standards that align with desired community character and existing market realities. TEXT AMENDMENT UNDER REVIEW
4. Develop a lot coverage reduction program that identifies innovative ways to reduce the amount of impervious coverage and promotes use of green infrastructure. TEXT AMENDMENT UNDER REVIEW
5. Update liquor license regulations to allow bars in Downtown Clayton. COMPLETED
6. Create an incentives policy for developments in key areas of the City that diversity the City’s revenue base. COMPLETED
7. Add a layer to an online interactive map to help advertise for potential development areas and outline objectives from the comprehensive plan for the public to view.
8. Review the architectural guidelines against the character and development patterns of different neighborhoods to establish appropriate neighborhood identity standards. IN PROCESS
9. Complete annual strategic planning with the Mayor and Board of Aldermen to determine fiscal year 2026 priorities. COMPLETED
10. Identify target uses for various districts that can be used to further priorities of incentive programs and assist with zoning code updates. IN PROCESS
11. Develop an institutional overlay zoning district to address long-term development of the WashU South 40 Campus. COMPLETED
12. Develop regulations to allow short-term rentals as means to promote and facilitate redevelopment of underutilized, older building stock. COMPLETED

In September 2024, the Mayor and Board of Aldermen determined the implementation priorities for Fiscal Year 2025. Priorities include revisions to zoning district regulations, creation of new policies or guidelines, and updating online materials and resources. A schedule for completion of each task has been created to help coordinate staff resources. The exact timeline will be dependent on meeting schedules. As meetings and discussions are set, dates and additional information will be added to this page.

Fiscal Year 2025 Implementation Priorities:

1. Create an executive summary of Clayton Tomorrow 2040.
2. Review the Planned Unit Development (PUD) public benefits point system to identify opportunities for better alignment with City objectives.
3. Revise the Transit Oriented Developemnt (TOD) overlay district codes to include provisions for parking reductions, mixed-income residential developments, and design standards that align with desired community character and existing market realities.
4. Develop a lot coverage reduction program that identifies innovative ways to reduce the amount of impervious coverage and promotes use of green infrastructure.
5. Update liquor license regulations to allow bars in Downtown Clayton.
6. Create an incentives policy for developments in key areas of the City that diversity the City’s revenue base.
7. Add a layer to an online interactive map to help advertise for potential development areas and outline objectives from the comprehensive plan for the public to view.
8. Review the architectural guidelines against the character and development patterns of different neighborhoods to establish appropriate neighborhood identity standards.
9. Complete annual strategic planning with the Mayor and Board of Aldermen to determine fiscal year 2026 priorities.
10. Identify target uses for various districts that can be used to further priorities of incentive programs and assist with zoning code updates.

Thank you to everyone who participated in the comprehensive planning process over the last year. In June the Plan Commission and the Board of Aldermen voted to adopt Clayton Tomorrow 2040 as the City's master plan for physical development. The final adopted plan can be viewed under the "Documents" tab on this webpage. Staff has now begun the process of determining an implementation schedule and tasks to focus on in the next year. This website will remain live for the next few months while a project dashboard is created to track our implantation over the years to come.