Overview
Code type
rewrite-in-flight
Naming convention
INVERSE
St. Louis is one of the only U.S. cities entirely outside any county — separated from St. Louis County by the 1876 'Great Divorce' constitutional provision (Mo. Const. Art. VI §31). It functions as both city and county. Zoning code is Title 26 of the 1994 Revised Code, structured as a cumulative-pyramid system: Districts A through L, where each district permits all uses allowed in lower-letter districts (A=least restrictive, L=most restrictive single-family). Setbacks may be measured from the line of existing/proposed buildings on the same street side ('building line') rather than from the lot line. ZOUP code overhaul currently in draft (anticipated mid-2026 completion); Ordinance 72027 amended residential lot-area minimums (specifics not extracted from available sources). 18 Local Historic Districts administered by the Preservation Board through Certificate of Appropriateness (NOT as separate zoning overlays — design review track only).
Worth knowing
- St. Louis is an independent city, separated from St. Louis County by constitutional provision (1876). This unique status means zoning authority is not derived from county delegation.
- Cumulative zoning system: Districts A through L form a pyramid where each district permits all uses from lower districts. This creates complex overlapping use permissions.
- Setbacks are measured from building line (existing or proposed buildings on same street side) rather than lot line in specified cases.
+ 16 more in Quirks & notes
Districts
res_mf 4spec 2com 2ind 2res_sf 2
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| A | District A | spec | — | — | — | — | — | — | — / — / — |
| B | District B | spec | — | — | — | — | — | — | — / — / — |
| C | District C | com | — | — | — | — | — | — | — / — / — |
| D | District D | com | — | — | — | — | — | — | — / — / — |
| E | District E | ind | — | — | — | — | — | — | — / — / — |
| F | District F | ind | — | — | — | — | — | — | — / — / — |
| G | District G | res_mf | — | — | — | — | — | — | — / — / — |
| H | District H | res_mf | — | — | — | — | — | — | — / — / — |
| I | District I | res_mf | — | — | — | — | — | — | — / — / — |
| J | District J | res_mf | — | — | — | — | — | — | — / — / — |
| K | District K | res_sf | — | — | — | — | — | — | — / — / — |
| L | District L | res_sf | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
CUP
Community Unit Plan
PDApplicant-initiated overlay for planned development on any base district
| scope | Mixed-use development with flexible lot and setback standards, subject to plan approval |
|---|
PUD
Planned Unit Development
PDApplicant-initiated overlay for planned development
| scope | Residential, mixed-use, or commercial development with modified standards |
|---|
SUD
Special Use District
SPDSpecific geographic areas designated for specialized development control
| scope | Targeted redevelopment or conservation areas |
|---|
FBD
Form-Based District
CORCorridors and neighborhoods where form-based regulations apply
| scope | Build-to-line, facade standards, use configurations based on urban form rather than use separation |
|---|---|
| note | Specific FBD corridors not fully enumerated in available sources |
SPO
Signage Plan Overlay
CORSpecified corridors and commercial areas
| scope | Sign size, type, placement, and lighting standards |
|---|
FP
Floodplain Overlay
FPFEMA-mapped floodplain zones within city
| fema_zones | A; AE; X |
|---|---|
| development_standards | Elevation, fill, structure type, and use restrictions per FEMA and local amendments |
State preemptions
MO RSMo Chapter 89 (Zoning and Planning)applies
Qualifying condition
RSMo Chapter 89 §§89.020-89.110 (Standard State Zoning Enabling Act derivative). Independent constitutional city (Mo. Const. Art. VI §31, separated from St. Louis County by constitutional provision 1876; one of the only U.S. cities not in any county). Operates under its own home-rule charter and is functionally both city and county. Population ≈ 308,626.. Zoning authority derives from Chapter 89 (universal enabling for MO municipalities) layered with home-rule authority where applicable. Citation-date 1939 is a conservative codification-start estimate; Chapter 89 has been continuously in force throughout the modern MO zoning regime.
Effect
Zoning ordinance must comply with §89.040 'in accordance with a comprehensive plan' standard and §89.050 procedural floor (15-day published notice, public hearing, two-thirds supermajority on protest petition). Rezonings subject to §89.060 protest petition (30% area / 30% within 185 ft).
MO RSMo §89.020.2 (manufactured-home appearance preemption)applies
Qualifying condition
RSMo §89.020.2 enacted via SB 644 (2006) — citation flagged for re-verification in preemptions.md retrieval-issues. Permissive preemption: applies to all MO municipalities including Independent constitutional city (Mo. Const. Art. VI §31, separated from St. Louis County by constitutional provision 1876; one of the only U.S. cities not in any county). Operates under its own home-rule charter and is functionally both city and county. Population ≈ 308,626.. City may adopt reasonable appearance criteria (foundation, pitch, width) for HUD-Code manufactured homes in single-family districts but is not compelled to permit them universally. Status per_parcel_conditional because effective constraint depends on whether the city permits manufactured homes in any single-family district at all.
Effect
If the city permits manufactured homes in any single-family residential district, it may impose reasonable appearance criteria. The city may also lawfully not permit HUD-Code manufactured homes outside designated MH districts so long as zoning is not internally discriminatory.
MO RSMo §700.027 (modular-unit state code equivalence)applies
Qualifying condition
RSMo §700.027 — Statewide modular-unit state code; equivalence with site-built. Applies to all MO municipalities. Citation-date 1986 is a conservative estimate for chapter codification — re-verify against revisor.mo.gov for exact enacting session law.
Effect
Modular units (built to MO state code) are treated as equivalent to site-built dwellings; cannot be excluded from districts that permit site-built dwellings of the same type.
MO Hancock Amendment — Mo. Const. Art. X §§16–24applies
Qualifying condition
Mo. Const. Art. X §§16–24 (Hancock Amendment; 1980 voter initiative). Statewide constitutional limit. Applies to Independent constitutional city (Mo. Const. Art. VI §31, separated from St. Louis County by constitutional provision 1876; one of the only U.S. cities not in any county). Operates under its own home-rule charter and is functionally both city and county. Population ≈ 308,626. for any new fee or fee increase since 1980-11-04 (per Keller v. Marion County Ambulance District, 820 S.W.2d 301 (Mo. banc 1991) five-factor fee/tax test). Materially constrains impact-fee adoption — most MO cities do not levy transportation/parks impact fees under the Keller framework.
Effect
City may not levy a new tax/license/fee or increase existing such revenue source above 1980-11-04 level without voter approval. Practical effect on zoning: building-permit and plan-review fees OK if cost-of-service; transportation/parks impact fees structurally difficult under Keller test; no general MO impact-fee enabling statute. Capital infrastructure funding typically via TIF/CID/TDD or voter-approved sales-tax mechanisms (§94.577) rather than impact fees.
MO RSMo §89.145 (group homes for persons with disabilities)applies
Qualifying condition
RSMo §89.145 — Statewide. Applies to all MO municipalities including Independent constitutional city (Mo. Const. Art. VI §31, separated from St. Louis County by constitutional provision 1876; one of the only U.S. cities not in any county). Operates under its own home-rule charter and is functionally both city and county. Population ≈ 308,626.. Parallels federal Fair Housing Act but codified at state level. Citation-date 1989 is a conservative estimate — re-verify enacting session law against revisor.mo.gov.
Effect
Municipalities may not prohibit group homes of ≤8 unrelated persons with disabilities in any single-family zone.
MO HB 595 (2025) — source-of-income discrimination preemptionapplies
Qualifying condition
HB 595 (2025, 103rd G.A., 1st Reg. Sess.; Brown / Schroer), signed by Gov. Kehoe, effective 2025-08-28. Statewide — applies to all MO municipalities. Preempts municipal source-of-income discrimination ordinances and local restrictions on landlord background-check / security-deposit / right-of-first-refusal practices.
Effect
City cannot enact or enforce a source-of-income discrimination ordinance restricting landlord refusal based on tenant income source (including Section 8 vouchers). Tenant-screening / landlord-tenant practice rather than land use per se, but operates adjacent to fair-housing zoning policy.
Non-applicable laws (1)
MO statewide STR preemption (none in force)does_not_apply
Qualifying condition
No codified statewide STR-preemption statute. Bills SB 415/HB 615 (2024), SB 742/HB 482 (2025), refiled in 2026 session — none enacted as of 2026-05 review. SB 1066/HB 1768 (2026) passed both chambers, awaiting gubernatorial action — property-tax classification of STRs, not zoning preemption. Sentinel effective_date 1900-01-01 used to flag 'no enacting date'.
Effect
City retains full Chapter 89 / home-rule authority to regulate, cap, or prohibit short-term rentals subject only to federal constitutional and state uniform-ordinance constraints. Watch list: 2026 session HB 5529–5585 zoning-preemption block (posted to House Government Operations May 2026; outcome pending) and SB 1066/HB 1768 STR property-tax classification.
Adopted building codes
Local adoption
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- St. Louis is an independent city, separated from St. Louis County by constitutional provision (1876). This unique status means zoning authority is not derived from county delegation.
- Cumulative zoning system: Districts A through L form a pyramid where each district permits all uses from lower districts. This creates complex overlapping use permissions.
- Setbacks are measured from building line (existing or proposed buildings on same street side) rather than lot line in specified cases.
- PlanSTL neighborhood initiative (2024-2026) may influence future district reorganizations and form-based standards.
- ZOUP code overhaul currently in draft stage with anticipated completion mid-July 2026; adoption timeline uncertain and may delay any comprehensive code revision.
- Ordinance 72027 amended residential lot area minimums but specific new minimums not extracted from available sources.
- Historic districts are administered by the Preservation Board through design review and Certificate of Appropriateness, not as separate zoning overlays.
- Height limits by specific district not extracted from available sources; sources typically reference footnotes in Title 26 dimensional tables.
- Parking minimums by use type not extracted; requires direct reference to Title 26 §26.40–26.80 use-specific standards.
- Form-Based District corridors identified in code but specific street segments or neighborhoods not fully enumerated.
- Independent-city status (1876 Great Divorce, Mo. Const. Art. VI §31) — zoning authority does not derive from county delegation. Functions as both city and county.
- Cumulative zoning pyramid (A through L) — each district permits all uses allowed in lower-letter districts. Creates complex overlapping use permissions; analytical burden falls on permit reviewer.
- Building-line setbacks (where required) measured from line of existing/proposed buildings on same street side rather than from lot line.
- ZOUP code rewrite in draft stage (anticipated mid-2026 completion); profile freshness_tier=volatile reflects this uncertainty.
- Ordinance 72027 amended residential lot-area minimums — specifics not extracted from available sources (recorded as quality.gap).
- 18 Local Historic Districts (LHD-01 through LHD-18) administered by the Preservation Board through Certificate of Appropriateness — NOT as separate zoning overlays. Design-review track only.
- Form-Based District (FBD) corridors specified in code (§26.130-26.145) but specific street segments/neighborhoods not fully enumerated in public sources.
- J district unique requirement: 40% of street frontage must maintain residential use to preserve J district character.
- STR regulation: Board Bill 52 (2021) — permit, inspection, occupancy limits. No statewide preemption in force.
Formulas
Definitions
- cumulative_hierarchy
- St. Louis uses cumulative zoning system where Districts A through L form a pyramid. Each district permits all uses allowed in lower districts. A (least restrictive) through L (most restrictive residential).
- setback_by_building_line
- Where required, setbacks measured from the line of existing or proposed buildings on the same side of street rather than from lot line.
- j_district_residential_frontage
- J district requires 40% of street frontage to have residential use to maintain zoning intent.
Massing explorer
Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.
Sort by
Max height
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Floor area ratio
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
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Min lot size
— sf
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Research status
Publication gates
| primary url present | passed | source.primary_url = library.municode.com/mo/st._louis/codes/code_of_ordinances (Municode canonical host of Title 26) + secondary_url = stlouis-mo.gov Planning Department zoning page + tertiary_url = stlouis-mo.gov Preservation Board page. v1 already cited the Municode URL. |
|---|---|---|
| no aggregator cited | passed | No Zoneomics / Steadily / SitePlanGuide / PropertyShark citations. All citations are to St. Louis Revised Code Title 26 subsections (§26.090, §26.115, §26.120, §26.125, §26.130, §26.150 per v1), stlouis-mo.gov departmental pages, FEMA, and standard MO preemption sources. |
| confidence tags full form | passed | v1 districts present with null dimensional values — explicit honest gap rather than fabricated 'partial' values. Per FM-6, this is the correct treatment. v1 overlay entries carry explicit Title 26 subsection citations (§26.115 CUP, §26.120 PUD, §26.125 SUD, §26.130 FBD, §26.150 SPO, §26.090 FP) with 'c§...' confidence codes. Historic districts list (LHD-01 through LHD-18) is structured but does not carry per-district citations — preserved from v1 as honest catalog data with the noted authority='Preservation Board'. |
| overlays have parameters trigger confidence | passed | 6/6 overlays (CUP, PUD, SUD, FBD, SPO, FP) each have trigger + params + ordinance subsection citation + base_interaction + confidence per v1. Adequate for gate. |
| preempt section city specific | passed | state_preemptions_applicable[] contains 7 St. Louis-specific entries per preemptions.md (omits Chapter 64 county-zoning interaction because St. Louis is an independent city outside any county). MO-RSMo-89.020.2 applies_permissive — St. Louis treats manufactured-home placement restrictively in single-family-only districts (K, L). MO-HB-595-2025 applies — historical St. Louis source-of-income discrimination considerations may be affected. MO-HANCOCK strongly relevant — St. Louis has extensive TIF/CID/TDD use in lieu of impact fees per the MO-wide Hancock-driven pattern. STR ordinance under Board Bill 52 (2021) recorded as city-level regulation (no statewide preemption in force). |
Data quality
35%completeness
Documented gaps
- Dimensional standards (lot area minimums, height limits, setbacks, coverage ratios, FAR, parking ratios) for all 12 base districts not extracted from source tables §26.12–26.60
- Specific corridors designated as Form-Based Districts not enumerated
- Active CUP and PUD overlay list not available in open sources
- Density bonuses and use permissions under CUP/PUD not detailed
- Specific FEMA floodplain zones and elevation standards not extracted
- Approval process timelines and variance procedures not documented
- Current City GIS maps and zoning map not accessed
- v1 carried a structured historic_districts catalog of 18 entries (LHD-01 ... e.g. LHD-01, LHD-02, LHD-03, LHD-04, LHD-05). The V2 city-record schema has no historic_districts slot — those entries are typically modeled as HP-type overlays. The catalog remains in v1 git history for retrieval; v2 quality.gap retained as a re-modeling reminder.
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