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ZOUP Draft Use Table March 2026

Review and comment on the draft Use Table.

The Draft Use Table shows the uses allowed in each District. 

Please use this an opportunity to share any thoughts you might have on the Draft Use Table with us. These comments will be used to shape the future drafts.

Comments on the draft use table, draft zoning districts and draft map will remain open until May 31, 2026. After that, comments will close until the release of a revised draft in mid-July which will be opened up for comments again.
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in reply to Peter's comment

Adam 1 May 5 2026 at 3:22PM on page 6

Suggestion
Short-term rentals provide a steady option for visitors to the city. They offer a strong revenue stream for local businesses. In order for the city to grow and host people, events, etc. it needs tens of thousands of places for accommodations. Zoning that allows short term rentals is good for economic development.

The real goal is for the "conditional use permit" and the "use standards" to hold the owners to a strong standard. Be close - maybe even be a city resident themselves.

Adam May 5 2026 at 12:00PM on page 3

Suggestion
Lodging, like that of Airbnb and VRBO, should have a conditional use permit requirement rather than use not allowed. Visitors to the city who spend, stay, and contribute to the economy should be given more options than hotels.

Jay Apr 30 2026 at 10:03AM on page 4

We don't need more gas stations. I'm specifically concerned about a new large "Gen 4" Quik Trip proposed at the Jamieson and Arsenal intersection. Traffic congestion here is already bad, and QT's own traffic study indicates the 2 left turns coming out of the QT are rated "F" during evening peak hours. This will result in more aggressive driving, folks being cut off, and accidents. So I hope negative traffic impacts would prevent any new gas stations/convenience stores. Please support traffic calming.

Cecilia Dvorak Apr 7 2026 at 10:59PM on page 3

Suggestion
why distinguish between 3k sf and +3k? if they can meet the site site and parking requirements, etc. why not allow?

Cecilia Dvorak Apr 7 2026 at 10:53PM on page 3

Suggestion
what's the correlation between 3k sf and above? especially for general medical or office. if something meets the criteria of the site requirements, why limit the square footage?

Cecilia Dvorak Apr 7 2026 at 10:43PM on page 4

Suggestion
should vehicle sales really be permitted downtown? I could see rental out of some kind of garage but sales? those seem like they should be separate as the function very differently.
in reply to Ellie Wetter's comment

Cecilia Dvorak Apr 7 2026 at 10:42PM on page 4

Suggestion
boarding kennels in downtown and higher density areas are great. I don't see an animal care, indoor so that might be the split not sure what the definition of outdoor and how much space that takes up vs indoor.
in reply to Matthew's comment

Cecilia Dvorak Apr 7 2026 at 10:38PM on page 3

Suggestion
MX 8 and above as permitted would make sense. at that density, they add to the character and vibrancy of an area. don't let NIMBY culture keep from allowing gathering spaces from occuring. if they violate regs, then of course, revoke their permit

Cecilia Dvorak Apr 7 2026 at 10:34PM on page 2

Suggestion
why isn't outdoor recreation allowable in downtown areas? while we dont have definitions at this point, in principle wouldn't we want to see more activation of downtown via outdoor activity?

Cecilia Dvorak Apr 7 2026 at 10:26PM on page 1

Question
what are the site standards attached to this?
in reply to Ellie Wetter's comment

Cecilia Dvorak Apr 7 2026 at 9:50PM on page 4

Suggestion
unfortunately, zoning can't prohibit any uses outright. all businesses and uses must be able to open somehwere, but you can put lots of restrictions on them.

Cecilia Dvorak Apr 7 2026 at 8:50PM on page 4

Suggestion
where are the definitions? are they available yet? that determination is key to getting appropriate feedback on this. If micro is still defined as drafted in the initial zoning language draft, then it should be permitted outright in MX districts and above so you're not prohibiting them as ancillary uses for office and innovation users.

Cecilia Dvorak Apr 7 2026 at 8:45PM on page 4

Question
where do the draft use standards live? are they not available yet?

ECO63110 Apr 7 2026 at 12:57PM on page 1

Suggestion
For a neighborhood like The Hill, increased flexibility and ‘by-right’ approvals are not appropriate. We need more conditional review and stronger standards, not fewer restrictions, to ensure new development fits the scale, parking realities, and character of the neighborhood.
in reply to Alexander's comment

Elizabeth Apr 1 2026 at 11:41AM on page 1

Suggestion
I agree. I don't see any reason to not have these spaces in NA-NC. I actually think it would be nice for the neighborhood. It could be used as a neighborhood gathering space.

Charlie Bartels Mar 31 2026 at 7:33PM on page 1

Suggestion
This is still very euclidean for the most part, there needs to be less restrictions.

Charlie Bartels Mar 31 2026 at 7:31PM on page 3

Suggestion
If this is way too restrictive, what if you have an emergency? You need to have easy access to all. the conditional use permit is needed.

Charlie Bartels Mar 31 2026 at 7:31PM on page 3

Suggestion
This is an improvement, but it is still too restrictive. You are restricting small corner grocery stores from operating in single family residential units, alongside everything else. This is post war style euclidean zoning still. I understand a lot of them not being permitted in a single family area, but having a small corner store selling food groceries and beverage is essential to be available to all and available to foot because it is an essential human need and errand. I would suggest having conditional use permit for <3000 sq ft on grocery and all residential zones regardless, because making it illegal is restricting it to venturing, imagine if a child an old or an immobile person needs to buy groceries, it will be a lot harder with this kind of zoning.

Charlie Bartels Mar 31 2026 at 7:29PM on page 1

Suggestion
Please restrict this type of zoning to just specific areas and make it an option, but not the default

Charlie Bartels Mar 31 2026 at 7:28PM on page 3

Suggestion
This is an improvement, but it is still too restrictive. You are restricting small corner grocery stores from operating in single family residential units, alongside everything else. This is post war style euclidean zoning still. I understand a lot of them not being permitted in a single family area, but having a small corner store selling food groceries and beverage is essential to be available to all and available to foot because it is an essential human need and errand. I would suggest having conditional use permit for <3000 sq ft on grocery and all residential zones regardless, because making it illegal is restricting it to venturing, imagine if a child an old or an immobile person needs to buy groceries, it will be a lot harder with this kind of zoning.

Grace 1 Mar 31 2026 at 3:28PM on page 3

Suggestion
This essentially makes illegal many corner stores that sit within existing, mixed-use neighborhoods. To what purpose? Legalize corner stores in the zoning code. This use table is much better than the zoning of the past but is still grounded in the 1950s attitude of regulating all uses.
in reply to Dominick's comment

Alexander Mar 30 2026 at 10:03PM on page 3

Agreed, the footprint of micro-breweries/distilleries can be pretty small, like Still 613 in Downtown currently

Alexander Mar 30 2026 at 9:59PM on page 1

Suggestion
Shelters should be permitted by right for N-CT, and all MX zoning designations. We desperately need more places that people can find shelter and safety from the elements, and reducing the paperwork needed to do so would go a long way.

Matt Schaeffer Mar 30 2026 at 9:46AM on page 1

Suggestion
Maybe I'm too simplistic, but this use table still seems a bit complex for the average citizen. I would support a broader implementation of the zoning principle of "maximum allowable nuisance." In other words, there should be a limited number of zones (ideally no more than 10) that specify what types of nuisance (industrial, commercial-only, etc.) CANNOT be built there, and everything up to that point is allowed by-right.

So we would have a simple visual depiction of the escalating intensities (or "nuisances") - akin to the visual analog scale for pain used in medicine - from park/green space to exclusive heavy industry, at the top of the page. Then, below that, a use table showing that all intensity categories up to and including the specified zone are allowed by right, with few exceptions (like not allowing residential or hospitals in exclusive industrial areas or flood planes, etc.).

For example, a zone for mixed use unlimited would allow parks, low-density residential, medium-density residential, high-density residential, low-density mixed use, medium-density mixed use, and high-density mixed use by-right.

In other words, make it both accessible for the average person who wants to add a unit onto their home and easy for the established developer who wants to build the next increment of density on a given property.
in reply to Sebastian Garren's comment

Ellie Wetter Mar 29 2026 at 10:26PM on page 1

I feel like this suggestion might work for the NM districts, but I am unsure that it makes sense to put these types of educational operations in N-B if something as simple as a small retail operate in these same plots.

Peter Mar 29 2026 at 1:51PM on page 6

Suggestion
Short term rentals should not permitted by right anywhere, we have hotels in a separate zone for a reason. They remove the ability of people to live in some of our most popular neighborhoods like Soulard and Forest Park Southeast while subjecting homeowners to a revolving door of strangers instead of neighbors.
in reply to Richard's comment

Richard Mar 29 2026 at 9:45AM on page 1

I found it. The font size of the latitude and longitude numbers was leaving the "add comment" obscured.

Richard Mar 29 2026 at 9:40AM on page 1

Question
I can't leave comments on the map. How do I do that?

Richard Mar 29 2026 at 9:36AM on page 6

Suggestion
There is way too much CG on the zoning map near housing to allow drive-thru by right. Either remove the by right or reduce the amount of CG on the map.

Richard Mar 29 2026 at 9:26AM on page 4

Suggestion
Please cap the number of gas stations and gas pumps in the city, with that cap delicining over time.

Richard Mar 29 2026 at 9:25AM on page 4

Suggestion
Please no gas stations near housing, schools, day cares, hospitals, etc.

Richard Mar 29 2026 at 9:19AM on page 6

Suggestion
Please no drive thrus near housing, schools, day cares, hospitals, etc. Or just ban them alltogetther.

Richard Mar 29 2026 at 9:13AM on page 1

Question
Will the Board of Adjustment be able to grant variances in any or all cases for proposals that violate these regulations?

Richard Mar 29 2026 at 9:12AM on page 3

Suggestion
Please ban drive thrus.

Richard Mar 29 2026 at 9:11AM on page 2

Suggestion
Use of pesticides, herbicides, and other chemicals is a big concern. See the golf course Paraquat Parkinson's Disease connection for an example.
in reply to Sebastian Garren's comment

Adam Mar 29 2026 at 8:57AM on page 6

From my understanding its generally things like tutoring, beauty care, or counseling, where your home is a business that people come to visit, but in extremely low volume.

I may be mixing that up with "Home-based" business. Which seems more restrictive here.
in reply to Dominick's comment

Adam Mar 29 2026 at 8:47AM on page 6

Considering N-CT allows for homes up to 1200sqft, a STR would make a ton of since. 1200sqft could easily be a 2 bedroom house (if not 3 bedroom). And with all of these STR pemits it shows Use Standards which could be some sort of cap on the units. Such as 10% cap on the # of STRs in a single building
in reply to Adam's comment

Adam Mar 29 2026 at 8:39AM on page 3

Short term rentals (AirBNB) is on the very last page of this document. Its a seperate use.

Sebastian Garren Mar 28 2026 at 9:47PM on page 6

What is home occupation? Is it literally "living in a house"?
in reply to Ellie Wetter's comment

Sebastian Garren Mar 28 2026 at 9:44PM on page 4

I used to think that too. But it turns out that there is a case for them as valuable for borrowers with low credit. That's from the National Bureau of Economic Research. Yes, they suck from a financially literate person's perspective, but they do not exacerbate poverty. Such institutions go away as soon as people become richer or more financially literate or reliably pay their credit cards (whose interest rates are lower than the PayDay loans peoples).

Think of them like an immune response to help desperate people stay afloat.

Sebastian Garren Mar 28 2026 at 9:33PM on page 1

Suggestion
We should allow neighborhoods from N-B on up to host Business college, College or University as well. Consider the case of Maximum New York, Atlas School, and other AI and small-group powered education programs for the college-aged and adults.

Technological change will continue to allow these systems to be smaller and more nimble. People will be running local education programs, and these programs will get ever more specialized and small. In other words, neighborhood-ish.

At least N-B on up should allow education spaces.
in reply to Matthew's comment

Sebastian Garren Mar 28 2026 at 9:08PM on page 3

Word cafe doesn't make it nicer than a dive bar. I think residents of MX have strong enough varied reactions to marijuana that Conditional use makes sense.
in reply to Dominick's comment

Sebastian Garren Mar 28 2026 at 9:03PM on page 3

Suggestion
Agree. Especially since distilleries and wineries and even breweries can be very micro. P*.javascript:void(0);
in reply to Adam's comment

Alexander Mar 28 2026 at 1:36PM on page 3

Suggestion
Conditional structured parking for NM-8, MX-3, and MX-5 would be a good addition
in reply to Matt N.'s comment

Matthew Mar 27 2026 at 7:54PM on page 6

Drive thrus should be conditional in any zone

Matthew Mar 27 2026 at 7:53PM on page 3

Marijuana cafe should be given the same use regulations as bars, permitted by right with whatever additional use standards the Board decides on. If i can walk to a neighborhood dive bar I should also be able to walk to a neighborhood cannabis cafe
in reply to Adam's comment

Matthew Mar 27 2026 at 7:50PM on page 3

Hotels in MX-3 isn't a bad idea, so long as the definition of 'general lodging' is meant to be an actual hotel and not an AirBnB style situation where there's not necessarily staff on site 24/7. In general we should be building more hotels - airbnb proliferating is really a sign we don't have enough of them!
in reply to Ellie Wetter's comment

Christian Mar 27 2026 at 6:54PM on page 4

The way I read the use description I would interpret it to be like animal boarding or kennels, and I can understand limiting those uses to those zoning districts.

Adam Mar 27 2026 at 1:27PM on page 3

Suggestion
I would be open to having General Lodging (which I understand as hotels) to be allowed in MX-3, maybe as a conditional use. With more restrictions coming to STRs in the city, we have a lack of hotel options outside of the central corridors. With the exception of a few hotels around I-44 and Hampton, there are only a few traditional Bed and Breakfast's in South City.

Adam Mar 27 2026 at 1:20PM on page 3

Suggestion
Surface parking in MX-15 and MX-U should just not be allowed at all.
As part of a building, sure, but not a lone parking lot with no other use.
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