On the agenda: West Saint Paul meeting — Data Center (May 19)

PLANNING COMMISSION WORK SESSION
Lobby Conference Room
1616 Humboldt Ave, West St. Paul, MN 55118
May 19, 2026
5:30 P.M.

1. Open / Roll Call
2. Review Of Zoning Use Table Amendment
Documents:
PC WORK SESSION MEMO - 05.19.2026.PDF
PC WORK SESSION POWERPOINT - 05.19.2026.PDF
3. Adjourn

If you need an accommodation to participate in the meeting, please contact the ADA Coordinator at
651 -552 -4108 or email [email protected] at least 5 business days prior to the meeting
www.wspmn.gov
EOE/AA

Planning Commission
Work Session
Report
To:

Planning Commission

Through:

Ben Boike, Community Development Director

From:

Melissa Houtsma, City Planner

Date:

May 19 , 2026

Work Session Item

: Review of Permissible Land Uses in All Zoning Districts

BACKGROUND
:
Staff has been working to convert the current listing of uses into a table format to help
with functionality and overall readability, this combined with the request for city council
input on a number of uses prompted a formal amendment to the zoning code.
While working through this change, staff noted that there are a number of different
listed uses that could be updated or clarified. Therefore, a number of the proposed
changes are minor, but will ideally work to make a better final product overall. Due to
the overall scale of the amendment as a whole, staff brought the item to an open
council work session for their review and initial thoughts and feedback. This helped to
provide staff with a high level direction for a number of different uses.
PROPOSAL
Minor Changes and Housekeeping
Updated Definitions:
▪ Office, Medical . An office which provides direct physical or mental care, testing or
treatment on an outpatient basis for stays of 12 hours or less by physicians, dentists,
optometrists, or other healthcare professionals licensed by the State of Minnesota.
This use does not include facilities providing inpatient care, subacute care, or
inpatient treatment for health or medical issues.
▪ Residential Care Facility, State Licensed. Any facility licensed or regulated by the
Minnesota Department of Human Services that provides 24-hour-a-day care,
lodging, or supervision outside a person’s home and which also provides chemical
dependency or mental health services.
▪ Data Center. A facility used primarily for the housing, operation, storage, and
maintenance of computer systems, servers, networking equipment, and associated
infrastructure for the storage, processing, or transmission of digital data, together
with supporting cooling, power conditioning, backup power, and ventilation
equipment. Data Center does not include server rooms, telecommunication
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1

equipment areas, or similar computer equipment that are accessory to a principal
use of the property and occupy less than 5,000 square feet of gross floor area.
Residential Zoning Districts:
▪ Removal of overly specific uses that no longer seem to apply.
□

Example: school buildings which are a part of the physical system but are
considered temporarily in surplus

▪ Removal of legal nonconformities as a listed use as this language is already stated
in the legal nonconformities section of the code.
▪ Cleaned up and re-worded child day care uses to more accurately reflect state
licensing capacities.
▪ Removal of structures with more than 8 dwelling units from the allowable uses in
the R-3, Townhouse Residential zoning district. Staff believe these are more
appropriate for the R-4, Multiple Family Residential district.
▪ Removal of signs as a listed use, as signs are regulated through their own section
and staff does not consider it to be a “use” of a property.
▪ Changed columbaria (above ground structure storing cremated remains) from a
conditional use to a permitted accessory use, as this was never intended to be a
primary use.
▪ Removal of private swimming pools as a primary use. However, they are still
allowed as an accessory use.
▪ Removal of language requiring 3,500 sq. ft. per unit for retirement homes as this
density requirement conflicts with the established district densities (R-3 and R-4).
▪ Changed tennis courts to athletic courts under allowable accessory uses to be more
inclusive.
Commercial Zoning Districts:
▪ Removal of outdated language as well as grouping of similar uses.
□

Example: Removal of “dairy store”

□

Example: Combined sales and service of cell phones, computers, and
appliances to read “appliance and electronics sales and service”

▪ Combined “offices with more than 50 employees” into general office, as staff

believes that the other code requirements, such as minimum parking, will work to
regulate larger offices and a CUP would not be necessary exclusively because of
the number of employees within in a traditional office.
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2

▪ Removed “outdoor display or storage of items … such as building material yard,

commercial greenhouse, and mobile home sales” from the B-3 district and added
language to require that it be enclosed and limited to an accessory use.
▪ Updated satellite dish antennas from a permitted to a conditional use as well as

increased the size from 39 inches to 79 inches, as the latter seems to be the common
size for commercial scale antennas.
▪ Changed museums, art institutes, and galleries from a conditional to permitted use,

as this aligns with the desire to allow more entertainment-oriented businesses and
uses within the city.
Industrial Zoning Districts:
▪ Removed “civic center” as a permitted use, as there is no definition and generally

this use likely is not suitable for industrial areas.
City council reviewed the proposed housekeeping items, with the exception of the
updated definitions, and was comfortable moving forward upon initial review.
General Changes
City council reviewed these items during the April 27 th work session, and staff has
updated the proposed changes based on their initial feedback.
▪ Medical and dental offices

▪

□

Currently allowed through a CUP in all of the B districts. Staff is recommending
changing from a CUP to a permitted use in all of the B districts.

□

During the work session council was generally comfortable with this
recommendation, but did want to isolate substance use treatment facilities and
crisis pregnancy centers to still require a CUP for those two uses. However,
after conferring with legal counsel, it is not advisable to single out particular
uses and require that they obtain a CUP as they both would fall within the
medical office use. In discussing the building code requirements for substance
use (outpatient) treatment facilities, the building official did note that the use
does require secure separation if in a building with other uses.

Office in industrial zones
□

Currently allowed as a permitted, stand-alone use in I-1 and I-2 districts.

□

Due to the limited amount of industrial area within the city, staff is
recommending that offices not be allowed as a primary use in the I-1 and I-2
districts. However, offices would be allowed as long as they are serving as
secondary to a permissible principal use
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3

▪

▪

Nursing and retirement homes
□

Currently allowed through a CUP in all R and B districts. Staff is recommending
removing nursing and retirement homes from the R-1, R-2, and all B districts.

□

Staff believes that “retirement homes”, which are generally senior independent
living, fit under multi-family structures which are allowed in the R-3, R-4, B-5,
and B-6 (depending on density) through a CUP. Staff believes “nursing homes”
and “assisted living facilities” are better suited for R-3 and R-4 districts.

Used merchandise stores
□

Currently allowed through a CUP in the B-2, B-3, and B-4 districts.
‐ Restricted to 2,000 sq. ft. in B-2 and 5,000 sq. ft. in B-3
‐ Restricted to clothing and related accessories in B-2

□

Change from a CUP to a permitted use in the B-2 and B-3 districts, keep as a
conditional use (CUP) in the B-4 due to larger scale.
‐ City council also recommended increasing the square footage limitation in
the B-2 district from 2,000 to 5,000 and eliminating the product type
limitation to allow more than clothing and related accessories to be sold.

▪ Motels and hotels
□

Currently a permitted use in the B-3 and allowed through a CUP in the B-4 and
B-6 districts.

□

Staff is recommending that motels and hotels be changed to require a CUP in
the B-3 district to be consistent across the allowable districts.

▪ Auto accessory stores
□

Currently allowed as a permitted use in the B-3, B-4, I-1, and I-2 districts.

□

Staff is recommending removing auto accessory stores from the I-1 and I-2
districts.

▪ Automotive detailing
□

Currently allowed through a CUP in the B-4 district.

□

Staff is recommending removing auto detailing the B-4 and adding it as a CUP
in the B-3 district.

▪ Motor vehicle rentals and sales
□

Currently allowed through a CUP in the B-3 and B-4 districts (required to be in
a building or screened if outdoors) and through a CUP in the I-1, and I-2 districts
(requires that all vehicles be displayed/stored inside a building).

□

Staff is recommending removing motor vehicle sales and rentals from the B -3
and B-4 districts.
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4

▪ Boat or marine rentals and sales

▪

□

Currently allowed through a CUP in the B-3 and B-4 districts (if conducted
within a building) and allowed as a permitted use in the I-1 and I-2 districts.

□

Staff is recommending removing boat and marine sales from the B-3 and B-4
districts.

Minor vehicle repair
Currently allowed through a CUP in the B-2 and B-3, and as a permitted use in
the I-1 and I-2 districts.
□ Staff is recommending removing minor vehicle repair from the B-2 district.
□

Additional Amendments
The following items were not included in the initial review during the city council work
session and are new amendments proposed by staff.
▪

▪

Data centers
□

Currently not a listed use in any zoning districts.

□

Staff has added “data center” as a conditional use in the I-2 district and is
including a buffer distance from nearest residential use as an initial
recommendation.

Amusement establishments, bowling alleys, billiard and pool rooms, skating rinks,
etc.
□

Currently amusement establishments are only allowed through a conditional
use permit in the B-4 zoning district.

□

“Bowling alleys, billiard and pools rooms, skating rinks, dance halls, batting
cages, and similar uses” is listed as a conditional use in the B-3 district (also
allowed in the B-4).

□

Staff is recommending combining these into one use and allowing it through a
conditional use permit in the B-3 and B-4 with a condition that the use be at
least 100 ft. from residentially zoned property.

S TAFF

DIRECTION

:

Staff is requesting feedback on the proposed changes before then drafting the formal
ordinance amendment which will be brought back to a later meeting.

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5

PC WORK
SESSION -

May 19 th, 2026
Review of Land Uses

PROPOSAL
USES TABLE

ZONING DISTRICTS
RESIDENTIAL DISTRICTS
R-1A, One Family Residential
R-1B, One Family Residential
R-1C, One Family Residential
R-2, Two Family Residential
R-3, Townhouse Residential
R-4, Multiple Family Residential

COMMERCIAL DISTRICTS
B-1, Limited Business
B-2, Neighborhood Business
B-3, General Business
B-4, Shopping Center
B-5, Gateway North Mixed-Use
B-6, Town Center Mixed-Use

INDUSTRIAL DISTRICTS
I-1, Light Industrial
I-2, General Industrial

CONSERVANCY DISTRICT
C, Conservancy

PROPOSED CHANGES
MINOR CHANGES AND
HOUSEKEEPING

Updated Definitions
 Office, Medical.
 Residential Care Facility, State Licensed.
 Data Center.

PROPOSED CHANGES
RESIDENTIAL ZONING DISTRICTS
 Removal of overly specific uses that no longer seem to
apply.
□

Ex: school buildings which are a part of the physical
system but are considered temporarily in surplus

 Removal of legal nonconformities as a listed use as this
language is already stated in the legal nonconformities
section of the code.
 Cleaned up and re-worded child day care uses to more
accurately reflect state licensing capacities.
 Removal of structures with more than 8 dwelling units
from allowable uses in the R-3, Townhouse Residential
zoning district. Staff believe these are more
appropriate for the R-4, Multiple Family Residential
district.

PROPOSED CHANGES
RESIDENTIAL ZONING DISTRICTS
 Removal of signs as a listed use, as signs are regulated
through their own section and staff does not consider
it to be a “use” of a property.
 Changed columbaria (above ground structure storing
cremated remains) from a conditional use to a
permitted accessory use, as this was never intended to
be a primary use.
 Removal of private swimming pools as a primary use.
However, they are still allowed as an accessory use.
 Removal of language requiring 3,500 sq. ft. per unit for
retirement homes as this density requirement conflicts
with the established district densities (R-3 and R-4).
 Changed tennis courts to athletic courts under
allowable accessory uses to be more inclusive.

PROPOSED CHANGES
COMMERCIAL ZONING DISTRICTS
 Removal of outdated language as well as grouping of similar
uses.
□
□

Ex: Removal of “dairy store”
Ex: Combined sales and service of cell phones, computers,
and appliances to read “appliance and electronics sales and
service”

 Combined “offices with more than 50 employees” into general
office, as staff believes that the other code requirements, such
as minimum parking, will work to regulate larger offices and a
CUP would not be necessary exclusively because of the
number of employees within in a traditional office.
 Removed “outdoor display or storage of items … such as
building material yard, commercial greenhouse, and mobile
home sales” from the B-3 district and added language to
require that it be enclosed and limited to an accessory use.

PROPOSED CHANGES
COMMERCIAL ZONING DISTRICTS
 Removal of outdated language as well as grouping of similar
uses.
 Updated satellite dish antennas from a permitted to a
conditional use as well as increased the size from 39’’ to 79’’,
as the latter seems to be the common size for commercial
scale antennas.
 Changed museums, art institutes, and galleries from a
conditional to permitted use, as this aligns with the desire to
allow more entertainment-oriented businesses and uses within
the city.

INDUSTRIAL ZONING DISTRICTS
 Removed “civic center” as a permitted use, no definition and
generally this use likely is not suitable for industrial areas.

PROPOSED CHANGES
GENERAL CHANGES AND
UPDATES

City council reviewed during the April 27th work
session, and staff has updated the proposed
changes based on their initial feedback.

PROPOSED CHANGES
MEDICAL AND DENTAL OFFICES
 Currently allowed through a CUP in all the B districts. Staff is
recommending changing from a CUP to a permitted use in all
the B districts.
 During the work session council was generally comfortable
with this recommendation, but did want to isolate substance
use treatment facilities and crisis pregnancy centers to still
require a CUP for those two uses.
□

However, after conferring with legal counsel, it is not advisable
to single out individual uses and require that they obtain a
CUP as they both would fall within the medical office use.

□

In discussing the building code requirements for substance
use (outpatient) treatment facilities, the building official did
note that the use does require secure separation if in a
building with other uses.

PROPOSED CHANGES
OFFICES IN INDUSTRIAL ZONES
 Currently allowed as a permitted, stand-alone use in I-1 and I-2
districts.
 Due to the limited amount of industrial area within the city,
staff is recommending that offices not be allowed as a primary
use in the I-1 and I-2 districts. However, offices would be
allowed if they are serving as secondary to a permissible
principal use

PROPOSED CHANGES
NURSING AND RETIREMENT HOMES
 Currently allowed through a CUP in all R and B districts. Staff
is recommending removing nursing and retirement homes
from the R-1, R-2, and all B districts.
 Staff believes that “retirement homes”, which are generally
senior independent living, fit under multi-family structures
which are allowed in the R-3, R-4, B-5, and B-6 (depending on
density) through a CUP.
□

Staff believes “nursing homes” and “assisted living facilities”
are better suited for R-3 and R-4 districts.

PROPOSED CHANGES
USED MERCHANDISE STORES
 Currently allowed through a CUP in the B-2, B-3, and B-4
districts.
□

Restricted to 2,000 sq. ft. in B-2 and 5,000 sq. ft. in B-3.

□

Restricted to clothing and related accessories in B-2.

 Change from a CUP to a permitted use in the B-2 and B-3
districts, keep as a conditional use (CUP) in the B-4 due to
larger scale.
□

City council also recommended increasing the square footage
limitation in the B-2 district from 2,000 to 5,000 and
eliminating the product type limitation to allow more than
clothing and related accessories to be sold.

PROPOSED CHANGES
MOTELS AND HOTELS
 Currently a permitted use in the B-3 and allowed through a
CUP in the B-4 and B-6 districts.
 Staff is recommending that motels and hotels be changed to
require a CUP in the B-3 district to be consistent across the
allowable districts.

PROPOSED CHANGES
AUTO ACCESSORY STORES
 Currently allowed as a permitted use in the B-3, B-4, I-1, and I2 districts.
 Staff is recommending removing auto accessory stores from
the I-1 and I-2 districts.

AUTO DETAILING
 Currently allowed through a CUP in the B-4 district.
 Staff is recommending removing auto detailing the B-4 and
adding it as a CUP in the B-3 district.

PROPOSED CHANGES
MOTOR VEHICLE RENTALS AND SALES
 Currently allowed through a CUP in the B-3 and B-4 districts
(required to be in a building or screened if outdoors), and
 Allowed through a CUP in the I-1, and I-2 districts (requires that
all vehicles be displayed/stored inside a building).
 Staff is recommending removing motor vehicle sales and
rentals from the B-3 and B-4 districts.

BOAT OR MARINE RENTALS AND SALES
 Currently allowed through a CUP in the B-3 and B-4 districts
(if conducted within a building), and
 Allowed as a permitted use in the I-1 and I-2 districts.
 Staff is recommending removing boat and marine sales from
the B-3 and B-4 districts.

PROPOSED CHANGES
MINOR VEHICLE REPAIR
 Currently allowed through a CUP in the B-2 and B-3, and as a
permitted use in the I-1 and I-2 districts.
 Staff is recommending removing minor vehicle repair from the
B-2 district.

PROPOSED CHANGES
NEWEST UPDATES
The following items were not included in the initial
review during the city council work session and are
new amendments proposed by staff.

PROPOSED CHANGES
DATA CENTERS
 Currently not a listed use in any zoning districts.
 Staff has added “data center” as a conditional use in the I-2
district and is including a minimum buffer distance from
nearest residential use as an initial recommendation.

PROPOSED CHANGES
AMUSEMENT ESTABLISHMENTS, BOWLING, AND BILLIARDS
 Currently “amusement establishments” are only allowed
through a CUP in the B-4 district.
 “Bowling alleys, billiard and pools rooms, skating rinks, dance
halls, batting cages, and similar uses” is under conditional uses
in the B-3 district (also allowed in the B-4).
 Staff is recommending combining these into one use and
allowing it through a conditional use permit in the B-3 and B-4
with a condition that the use be at least 100’ from R-zoned
property.

STAFF DIRECTION
Staff is requesting feedback on the proposed changes
before then drafting the formal ordinance amendment
which will be brought back to a later meeting.