Bolthole Index

St. Louis County, Missouri

Zoning, building permits and septic rules in Glendale, Missouri

Glendale, Missouri (St. Louis County) writes and enforces its own zoning ordinance inside city limits1. The city contracts with St. Louis County to handle all building permits and residential inspections, and the county requires Glendale's zoning approval before it reviews an application2. Septic permits for St. Louis County come from the county health side, but we could not confirm how that works inside Glendale3.

At a glance

Zoning
City of Glendale's own Chapter 400 zoning ordinance1
Building permits
Applied for through St. Louis County under contract; city zoning approval comes first2
Residential inspections
Ordered through the City of Glendale directly2
Single-family lot minimum
R-1: 10,000 sq ft and 80 ft wide; R-2: 7,500 sq ft and 65 ft wide45
Height limit
35 feet and 2.5 stories in R-1 and R-267
Septic
County ordinance authority; Glendale-specific rule unconfirmed3

Who to call

Building permits

City of Glendale City Hall

Zoning approval, residential inspection orders and city permit applications through the MGO Connect portal

314-965-3600

424 N. Sappington Road, Glendale, MO 63122-4763

Online permits →

Building permits

St. Louis County Department of Transportation and Public Works — Codes and Ordinances

County building code and the permitting portal Glendale sends applicants to

314-615-5184

41 South Central Avenue, 6th Floor, Clayton, MO 63105

Septic permits

St. Louis County Department of Public Health

Septic (onsite wastewater) permitting for St. Louis County; confirm whether it applies to your Glendale address

(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 Glendale means bringing your own water and power. The kit we’d start with:

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Does Glendale, MO have zoning, and what does it mean for lots and setbacks?

Yes. The City of Glendale has its own zoning ordinance, Chapter 400, and divides the city into nine districts1. Single-family homes sit in the R-1 and R-2 districts8.

In R-1, a lot needs at least 10,000 square feet and 80 feet of width, and a principal building needs a 35-foot front yard, 10-foot side yards and a 30-foot rear yard49. In R-2, the minimums are 7,500 square feet and 65 feet at the building line, with a 30-foot front yard, 7-foot side yards and a 30-foot rear yard510. Both districts cap buildings at 2.5 stories and 35 feet, subject to the exceptions in section 400.07067.

In R-1 no more than 55% of the lot may be covered by impervious material11. No accessory building may be used for dwelling purposes, so a detached guest house or garage apartment is out12. We could not confirm Glendale's rules on RVs, tiny homes or minimum house size; ask City Hall before you buy.

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

Building permits for work inside Glendale are handled by St. Louis County, not by a Glendale building department. The City of Glendale says it contracts with St. Louis County to handle all building permits and residential inspections2. Electrical, plumbing, mechanical and building permits are applied for directly through the county's permitting portal2.

The sequence matters: St. Louis County requires municipal zoning approval as part of every building permit application it reviews, so the city's sign-off comes first2. Residential inspections, in contrast, are ordered through the City of Glendale directly2. The city adopts St. Louis County's building codes by reference13.

The county's own building code lists exemptions such as small sheds and certain fences, but that rule is written for unincorporated areas, so ask City Hall whether a small project in Glendale needs approval14.

How do septic permits work in Glendale, MO?

We could not confirm who issues septic permits for a Glendale address, or whether the city requires sewer connection. St. Louis County's onsite wastewater permitting runs under county ordinance, and the state notes that incorporated areas may be handled differently3.

Missouri requires a construction permit before installing or repairing most onsite wastewater systems, though some single-family lots may be exempt15. A reader with a septic system should call the St. Louis County Department of Public Health16 and Glendale City Hall2 before starting work.

Application fees for septic construction and repairs were temporarily suspended effective August 28, 2026, according to the state page17. For a house on a well, Missouri requires a water-well installation permit, though landowners may install their own well without one under the cited rules18.

Building a home in Glendale: the steps, in order

  1. Confirm your lot's zoning district with Glendale City Hall and check its lot width, area and setbacks12.
  2. Create a free account on the city's MGO Connect portal for city permit applications, as the city no longer accepts paper or emailed applications for most permit types2.
  3. Get Glendale's zoning approval, which St. Louis County requires with each building permit application2.
  4. Apply for building, electrical, plumbing and mechanical permits through the St. Louis County portal2.
  5. Order residential inspections through the City of Glendale, not the county2.
  6. If the lot is subdivided or split, check Chapter 405 of the city's subdivision regulations first19.

What stays with St. Louis County, and what to check before you buy

Inside Glendale, the city decides zoning, and St. Louis County processes building permits under contract2. Septic permits and any septic or sewer questions go through the St. Louis County Department of Public Health until the city confirms otherwise3.

For the county's own rules on unincorporated land, see the St. Louis County page. Those county rules do not apply inside Glendale.

St. Louis County's effective property tax rate is 1.2% and its median property tax bill is $3,193 per year2021. The typical home value is $293,45822. Ask the city about floodplain status, the subdivision's private restrictions and whether the lot is on sewer.

Watch-outs

  • Glendale's building permits are issued through St. Louis County, but the city's zoning approval is required first2.
  • St. Louis County's unincorporated-area building and floodplain rules do not apply inside Glendale city limits14.
  • We could not confirm Glendale's rules for RVs, tiny homes, minimum dwelling size, septic or permit fees; call City Hall at 314-965-36002.

Sources

  1. Article I: In General - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  2. City of Glendale City Hall (glendalemo.org)
  3. OWTS Construction Permit Process — St. Louis County authorities, quoted and re-checked
  4. Article II: R-1 Single-Family Dwelling District - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  5. Article III: R-2 Single-Family Dwelling District - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  6. Article II: R-1 Single-Family Dwelling District - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  7. Article III: R-2 Single-Family Dwelling District - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  8. Article I: In General - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  9. Article II: R-1 Single-Family Dwelling District - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  10. Article III: R-2 Single-Family Dwelling District - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  11. Article II: R-1 Single-Family Dwelling District - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  12. Article I: In General - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  13. Article I: In General - City of Glendale, MO (eCode360) (Glendale), quoted and re-checked
  14. Chapter 1115 - Building Code, quoted and re-checked
  15. OWTS Construction Permit Process (Missouri statewide rule), quoted and re-checked
  16. St. Louis County Department of Public Health (stlouiscountymo.gov)
  17. OWTS Construction Permit Process, quoted and re-checked
  18. Water Wells - PUB2945, quoted and re-checked
  19. City of Glendale, MO code of ordinances table of contents (eCode360) (Glendale), quoted and re-checked
  20. Effective property tax rate: Bolthole Index county data
  21. Median property tax bill: Bolthole Index county data
  22. Typical home value (Zillow): 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 Glendale

Glendale’s own rules

  • Building code adoptedAdopted

    Building construction inside Glendale city limits; the city's code adopts St. Louis County building codes by reference

    • The cross-reference points to section 500.010 (adopting text), which was not opened; the adopted edition and effective date are unverified.
    • The adopted codes are St. Louis County's building codes, set out in the city code by reference; the county, not the city, authored them.
    “see the st. louis county building codes adopted and set out in section 500.010 of this code.”
  • Local zoningPresent

    Land inside Glendale city limits: the City of Glendale's own Chapter 400 Zoning Regulations

    • Chapter 400 is the city's own zoning ordinance; section 400.030 district map and Articles IV-IX (R-3, PRD, commercial and other districts) were not opened.
    • Section 400.115 creates a special residential zoning overlay in the R-1 district for properties partly in Glendale and Oakland; not reviewed.
    “the city is hereby divided into districts of which there shall be nine (9) in number, known as:”
  • Zoning districtsPublished

    Zoning districts of Glendale city (inside city limits only)

    • Section 400.020 lists nine districts; the list was read only up to the first items (R-1, R-2, R-3, PRD) and the remaining district names were not opened.
    • District map (section 400.030) not opened.
    “1. "r-1" single-family dwelling district. 2. "r-2" single-family dwelling district. 3. "r-3" multiple-family and condominium district. 4. "prd" planned residential district.”
  • Minimum lot sizeDistrict specific (with conditions)

    Single-family lots in the R-1 Single-Family Dwelling District inside Glendale city limits

    • Lots of record with less area than required may be used only for a single-family dwelling.
    • Section 400.150 allows non-conforming lots in blocks where more than 50% of lots comply to be brought into compliance; not reviewed in full.

    minimum lot area: >= 10000 square feet (lots of record with less area may be used only for a single-family dwelling) · minimum lot width: >= 80 feet

    “every lot shall have an area of not less than ten thousand (10,000) square feet and a minimum width of eighty (80) feet; except, that if a lot of record has less area than herein required, that lot may be used only for a single-family dwelling.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Single-family lots in the R-2 Single-Family Dwelling District inside Glendale city limits
      “every lot shall have an area of not less than seven thousand five hundred (7,500) square feet, and a minimum width at the building line of sixty-five (65) feet; except, that if any lot of record which has less area than herein required that lot may be used for a permitted use.”
  • SetbacksDistrict specific (with conditions)

    Principal buildings in the R-1 Single-Family Dwelling District inside Glendale city limits

    • Front yard 35 ft; side yard 10 ft; rear yard 30 ft, each 'except as provided in section 400.070' (additional height and area regulations, not opened).
    • On a lot of record less than 100 ft wide the side yard is 10% of lot width at the building line but not less than 6 ft.
    • Corner lots: a front yard applies on each street side, with a stated minimum width of 95 ft and buildable width of 50 ft; the R-1 corner-lot text was only partly read.
    • Accessory buildings not exceeding 12 ft high may sit in a rear yard within 6 ft of the side or rear lot line; accessory buildings may not occupy more than 30% of the required rear yard and must be 10 ft from the main building and other accessory buildings.
    • Decks may not be built within the R-1 side yard or within 15 ft of a rear lot line, and not in a required front yard.

    front yard depth: >= 35 feet (except as provided in section 400.070) · side yard width: >= 10 feet (except as provided in section 400.070; lot of record under 100 ft wide: 10% of lot width at building line, not less than 6 feet) · rear yard depth: >= 30 feet (except as provided in section 400.070)

    “except as provided in section 400.070 there shall be a front yard having a depth of not less than thirty-five (35) feet.”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    Lots in the R-1 Single-Family Dwelling District inside Glendale city limits (impervious cover and floor area ratio for residential dwellings)

    • Impervious cover: no more than 45% of the required front yard setback may be impervious.
    • FAR: exception where the applicant shows unique circumstances and takes extraordinary design measures, per the cited text.
    • Accessory-building coverage is limited separately to 30% of the required rear yard (section 400.070).

    impervious cover of total lot: <= 55 percent · floor area ratio for residential dwellings: <= 0.3 ratio (applicant shows unique circumstances and takes extraordinary design measures)

    “no more than fifty-five percent (55%) of the total lot may be covered by impervious material. no more than forty-five percent (45%) of the required front yard setback may be covered by impervious material.”
    One more reviewed finding on this topic
    • Specified — Lots in the R-2 Single-Family Dwelling District inside Glendale city limits (impervious cover and floor area ratio for residential dwellings)
      “no more than fifty-five percent (55%) of the total lot may be covered by impervious material. no more than forty-five percent (45%) of the required front yard setback may be covered by impervious material.”
  • Building heightDistrict specific (with conditions)

    Buildings in the R-1 Single-Family Dwelling District inside Glendale city limits

    • Height limit is 'except as provided in section 400.070'; that section (additional height and area regulations) was not opened.
    • Section 400.070 also lets chimneys, towers and similar appurtenances exceed the limit under other ordinances.

    building height: <= 35 feet (except as provided in section 400.070) · building stories: <= 2.5 stories (except as provided in section 400.070)

    “no building in an "r-1" district shall exceed two and one-half (2½) stories, but under no circumstances shall a building exceed thirty-five (35) feet in height, except as provided in section 400.070.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Buildings in the R-2 Single-Family Dwelling District inside Glendale city limits
      “no building in an "r-2" district shall exceed two and one-half (2½) stories, but under no circumstances shall a building exceed thirty-five (35) feet in height, except as provided in section 400.070.”
  • Accessory dwellingsLimited

    Living quarters in accessory buildings on lots inside Glendale city limits

    • Covers accessory buildings only: no accessory building may be used for dwelling purposes.
    • Other forms of accessory dwelling unit (for example one attached to the main house) were not located in the opened pages; Articles IV-IX and section 400.070 not opened.
    “provided no accessory building may be used for dwelling purposes.”
  • Subdividing landRegulated (with conditions)

    Land divisions and subdivision plats inside Glendale city limits

    • Chapter 405 Subdivision Regulations (sections 405.010-405.280) exists in the city code; its content (plat approval steps, improvement requirements) was not opened.
    • Section 400.080 (plats) in the zoning chapter also not opened.
    “chapter 405 subdivision regulations (section 405.010”

Still unanswered

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

  • Building permit — Building permits for new homes inside Glendale city limits
  • Owner-builder exemption — Owner-builder exemption for homeowners building on their own land inside Glendale city limits
  • Inspections — Building inspections for construction inside Glendale city limits
  • Certificate of occupancy — Certificate of occupancy for new homes inside Glendale city limits
  • Minimum dwelling size — Minimum dwelling floor area in the R-1 district inside Glendale city limits
16 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • 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 Glendale 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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