Bolthole Index

St. Louis County, Missouri

Zoning, building permits and septic rules in Bellefontaine Neighbors, Missouri

The City of Bellefontaine Neighbors, in St. Louis County, Missouri, has its own zoning code (Chapter 29) with eight districts1, and its building department at City Hall takes permit applications for construction work2. Where no public sewer is available, a home needs an approved individual sewage system, and the city and the county health side both appear in the rules3. Wells are regulated by the state4.

At a glance

Zoning
City of Bellefontaine Neighbors, Chapter 29 Zoning Regulations, eight districts1
Building permits
Applied for at Bellefontaine Neighbors City Hall2
Single-family districts
R-1 (20,000 sq ft), R-2 (10,000 sq ft), R-3 (7,500 sq ft)5
Sewer
Connection required where a public sewer is available6
Septic
Individual system approved by the city director of public health and sanitation; county health rules also appear in the code3
Wells
State well permit rules apply4
Subdivision
Regulated under city Chapter 247
Property tax (St. Louis County)
Effective rate about 1.2%8

Who to call

Building permits

City of Bellefontaine Neighbors Building Department (Public Works)

Building, roofing, siding, concrete and excavation permits and zoning questions inside Bellefontaine Neighbors city limits

314-867-0076

[email protected]

9641 Bellefontaine Road

Building permits

City of Bellefontaine Neighbors permits page

Permit forms and fee list for the city

314-867-0076

9641 Bellefontaine Road

Septic permits

St. Louis County Department of Public Health

County health side of onsite wastewater (septic) permitting

(314) 615-0600

[email protected]

6121 N Hanley Rd, Berkeley, MO 63134

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Bellefontaine Neighbors means bringing your own water and power. The kit we’d start with:

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Does Bellefontaine Neighbors, Missouri have zoning?

Yes. The City of Bellefontaine Neighbors zones its own land under Chapter 29 of the city code, which divides the city into eight districts1. The districts are R-1, R-2 and R-3 single-family, C-1 and C-2 business, PD planned development, and M-1 and M-2 industrial5.

The single-family districts are designated by lot size: R-1 at 20,000 square feet9, R-2 at 10,000 square feet10 and R-3 at 7,500 square feet11. In R-1, an accessory building that is not part of the principal building must sit at least 60 feet from the front lot line12. Land that is unclassified or newly annexed without zoning restrictions is placed in R-19.

We could not confirm building height limits, lot coverage, minimum house size, or rules on RVs, tiny homes, manufactured homes and accessory dwellings. Ask the city's code compliance officer, who handles permits and zoning2.

Do you need a building permit in Bellefontaine Neighbors, and who issues it?

The city's building department lists permits for HVAC, roofing, siding, dumpsters, concrete, excavation and construction, and applications are made in person at City Hall or by mail or drop-box13. Bellefontaine Neighbors has adopted the 2009 International Building Code and International Residential Code2.

A construction permit fee is calculated on the cost of the project: $100.00 for the first $1,000.00 and $5.00 for each additional $1,000.00 or part thereof13.

The St. Louis County building code applies only in unincorporated St. Louis County14. Inside Bellefontaine Neighbors, start with the city's building department, and confirm with City Hall whether any county service is involved in your project, since we could not confirm that. The county's own answer for land outside city limits is on the St. Louis County page.

How do septic permits work in Bellefontaine Neighbors?

Where a public sewer is available, every building with plumbing fixtures must connect to it6. A sewer counts as available when a line sits in a street, alley, right-of-way or easement that adjoins the lot6.

Where no sewer is available, the city code calls for an individual sewage disposal system approved by the city director of public health and sanitation3. The same chapter also refers to county health approval, so the split between city and county is not settled in what we reviewed3. Missouri requires a construction permit before installing or repairing most onsite wastewater systems, although some single-family lots may be exempt15. Ask the St. Louis County Department of Public Health before work begins16.

The state has temporarily suspended application fees for onsite sewage disposal permits as of August 28, 202615.

Building a home in Bellefontaine Neighbors: the steps, in order

  1. Confirm the parcel's zoning district (R-1, R-2, R-3 or another) with the city code compliance officer25.
  2. Check whether a public sewer adjoins the lot6; if not, confirm septic approval with the city and the county health department3.
  3. If you are dividing land, review the city's Chapter 24 subdivision rules7.
  4. Apply for the construction permit at City Hall13.
  5. If the lot touches a floodplain, ask about floodplain rules; the city code has a flood chapter we could not review, and the county's separate floodplain rules apply to unincorporated land17.

What stays with St. Louis County and the state?

Well permits come from the state: Missouri requires a non-restricted permit to construct or repair a water well, and landowners may install their own well or pump without a permit under the cited law4. We could not confirm any additional city well rule.

Septic permitting involves the county health department and, in some cases, the plumbing department18. Driveways onto a state highway need a MoDOT permit19.

St. Louis County's effective property tax rate is about 1.2%8, and the median county property tax bill is $3,193 a year20.

Watch-outs

  • We could not confirm height, lot coverage, minimum house size, RV, tiny home or accessory dwelling rules in Bellefontaine Neighbors; ask the city code compliance officer before buying2.
  • The city's septic rules reference both the city director of public health and county health approval, so confirm which office signs off on your lot3.
  • Sewer connection rules may have moved to the Metropolitan Sewer District; confirm the current rule before relying on the city code6.

Sources

  1. Article III: Districts and Boundaries, Chapter 29 Zoning Regulations (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  2. City of Bellefontaine Neighbors Building Department (Public Works) (cityofbn.com)
  3. Chapter 22: Sewers and Sewage Disposal (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  4. Water Wells - PUB2945, quoted and re-checked
  5. Article III: Districts and Boundaries, Chapter 29 Zoning Regulations (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  6. Chapter 22: Sewers and Sewage Disposal (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  7. Code of Ordinances table of contents, City of Bellefontaine Neighbors, MO (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  8. Effective property tax rate: Bolthole Index county data
  9. Article V: R-1 Single-Family Dwelling District, Chapter 29 Zoning Regulations (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  10. Article III: Districts and Boundaries, Chapter 29 Zoning Regulations (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  11. Article III: Districts and Boundaries, Chapter 29 Zoning Regulations (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  12. Article V: R-1 Single-Family Dwelling District, Chapter 29 Zoning Regulations (eCode360) (Bellefontaine Neighbors), quoted and re-checked
  13. City of Bellefontaine Neighbors permits page (cityofbn.com)
  14. Chapter 1115 - Building Code, quoted and re-checked
  15. OWTS Construction Permit Process, quoted and re-checked
  16. St. Louis County Department of Public Health (stlouiscountymo.gov)
  17. Bill No. 82, 2022 — Section 1003.101 FP Flood Plain District Regulations, quoted and re-checked
  18. OWTS Construction Permit Process — St. Louis County authorities, quoted and re-checked
  19. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  20. Median property tax bill: Bolthole Index county data

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Bellefontaine Neighbors

Bellefontaine Neighbors’s own rules

  • Local zoningPresent (with conditions)

    Land inside Bellefontaine Neighbors city limits, under the city's own Chapter 29 Zoning Regulations.

    • Use, yard, area and height rules are set by district; the Article XIII height and area table was not opened.
    “for purposes of this chapter, the city of bellefontaine neighbors, st. louis county, missouri, is hereby divided into districts, of which there shall be eight (8) in number, as follows:”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Bellefontaine Neighbors city limits.

    • The district map is incorporated by reference as the zoning districts map dated december, 2008; the map itself was not opened. Districts listed: R-1, R-2, R-3, C-1, C-2, PD, M-1, M-2.
    “r-1 single-family dwelling district (20,000 sq. ft.) r-2 single-family dwelling district (10,000 sq. ft.) r-3 single-family dwelling district (7,500 sq. ft.) c-1 local business district c-2 commercial district pd planned development districts m-1 industrial district m-2 controlled industrial district”
  • Minimum lot sizeSpecified

    R-1 single-family dwelling district inside Bellefontaine Neighbors city.

    • The district is designated as a 20,000 square foot lot district. The Article XIII height and area table that sets the operative minimum lot dimensions was not opened, so this claim records only the district designation.
    • Sec. 29-18 places unclassified land and newly annexed land without zoning restrictions in R-1.

    minimum lot area: 20000 sq ft

    “sec. 29-29 r-1 single-family dwelling district (20,000 square feet) regulations.”
    2 more reviewed findings on this topic
  • SetbacksSpecified

    Accessory buildings not part of the principal building on a lot in the R-1 district inside Bellefontaine Neighbors city.

    • The yard and area regulations are in Articles XIII and XIV, which were not opened; principal-building setbacks are not recorded here.
    • Sec. 29-29(c) states the height, yard and area regulations set forth in articles xiii and xiv shall be observed.

    front lot line setback for accessory building: >= 60 ft

    “any accessory building not a part of the principal building on a lot shall be located not less than sixty (60) feet from the front lot line.”
  • Who permits septicMixed (with conditions)

    Onsite sewage disposal for a home inside Bellefontaine Neighbors city where no public sewer is available.

    • The chapter table of contents lists sec. 22-4 as approval by the county health department. Sec. 22-6 requires the individual system to be approved by the city director of public health and sanitation. The county/city split is not resolved from the text opened.
    • Sec. 22-7 requires county health commissioner approval of building and plumbing permits for structures on premises not served by an approved sewer (table of contents).
    “an individual sewage disposal system approved by the city director of public health and sanitation shall be installed.”
  • Mandatory utility hookupSewer (with conditions)

    A new home inside Bellefontaine Neighbors city where a public sewer is available.

    • Connection is required only if a sewer is available, which sec. 22-6 defines as a sewer line in place within a street, alley, right-of-way or easement that adjoins or abuts the premises.
    • Sec. 22-2 provides sewer district regulations to prevail over chapter provisions (Chapter 22 table of contents).
    • Chapter 22 carries an editor's note, reported in search results but not opened, that sewers are now under the Metropolitan Sewer District; confirm current rule.
    “every building in which plumbing fixtures are installed and every premises having drainage piping thereon shall connect to a public sewer, if available.”
  • Subdividing landRegulated (with conditions)

    Land division inside Bellefontaine Neighbors city limits.

    • Chapter 24 Subdivisions (sec. 24-1 to 24-98) exists per the code table of contents; its requirements were not opened.
    “chapter 24 subdivisions (sec. 24-1 – sec. 24-98)”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Bellefontaine Neighbors or St. Louis County directly.

  • Building permit — Building permit for new home construction inside Bellefontaine Neighbors city.
  • Owner-builder exemption — Owner-builder exemption inside Bellefontaine Neighbors city.
  • Building code adopted — Building code adopted for new construction inside Bellefontaine Neighbors city.
  • Inspections — Building inspection for new home construction inside Bellefontaine Neighbors city.
  • Certificate of occupancy — Certificate of occupancy for a new home inside Bellefontaine Neighbors city.
16 more unanswered
  • Minimum dwelling size
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Bellefontaine Neighbors publishes no rule on the point, not that none exists. St. Louis County’s page lists the county offices to call.

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