On the agenda: Warrensburg meeting — data center (Mar 2)

PLANNING AND ZONING COMMISSION
MUNICIPAL CENTER
200 S. HOLDEN ST.
WARRENSBURG, MO 64093

MEETING AGENDA
MARCH 2, 2026
5:30 PM
1. Call To Order
2. Roll Call
3. Minutes Of Previous Meetings
3.I. February 2, 2026
Documents:
02-02-26 MINUTES.PDF
4. Requests And Petitions Presented
5. Motions, Resolutions, And Recommendations
5.I. An Ordinance Amending Chapter 27 Of The Code Of City Ordinances Of The City Of
Warrensburg, Missouri, Regarding Data Warehousing Facilities
Documents:
DATA WAREHOUSING FACILITIES ORD PZ DOCUMENTS.PDF
6. Other Business And Appearances By The Public
6.I. Feedback Of The Maguire Street Corridor Overlay District Public Meeting
7. Comments Of Commissioners And Staff
8. Adjournment
The public is invited to speak during the Request and Petitions Presented agenda
item. Please sign - up on the sheet in the back of the chamber.
- People wishing to speak for the proposal will be heard first.
- People wishing to speak against the proposal will be heard second.
- People will be heard in the order they are signed up on the sign - in sheet.
- Individuals are encouraged to limit comments to 3 minutes.
- After all comments from the public have been heard the applicant will be given an
opportunity to address the Planning and Zoning Commission again.
- After all the comments are received, the Planning and Zoning Commission will
close the public comment portion of the meeting and consider the matter for action.

7. Comments Of Commissioners And Staff
8. Adjournment
The public is invited to speak during the Request and Petitions Presented agenda
item. Please sign - up on the sheet in the back of the chamber.
- People wishing to speak for the proposal will be heard first.
- People wishing to speak against the proposal will be heard second.
- People will be heard in the order they are signed up on the sign - in sheet.
- Individuals are encouraged to limit comments to 3 minutes.
- After all comments from the public have been heard the applicant will be given an
opportunity to address the Planning and Zoning Commission again.
- After all the comments are received, the Planning and Zoning Commission will
close the public comment portion of the meeting and consider the matter for action.

CITY OF WARRENSBURG, MISSOURI
PLANNING AND ZONING COMMISSION MINUTES
February 2, 2026

1. Call to Order
The meeting was called to order by Chair Shari Bax at 5:30 p.m. at the Warrensburg Municipal
Center.
2. Roll Call
Roll was called, and members Andy Kohl, Max Ridenhour, Mark Karscig, Jan Jones, Don
Nimmer, and Shari Bax were present. Member Eddie Osborne was absent. Also present were
Barbara Carroll, Director of Community Development, and Kristin Dyer, City Planner.
Carroll stated Dewayne Jackson inquired at the previous meeting about his service time on the
Planning and Zoning Commission. Upon researching his term appointments with the City Clerk,
it was determined he had completed two full terms and Jackson resigned from the board.
3. Minutes of Previous Meetings
3.I

January 5, 2026
Members reviewed the minutes from October 6, 2025. Ridenhour moved to approve the
minutes. Nimmer seconded. Nimmer stated in 6.I there were a lot of questions raised,
but they were not answered. Staff stated, at this time, there are no final answers. As
public input is sought staff is collecting questions regarding the Maguire Street Corridor
Overlay District and will address them as the ordinance drafted and brought back to the
commission at a future date. Approved 5-0 with Kohl abstaining.

4. Requests and Petitions Presented
4.I

Request to Rezone R3: Low Density Multifamily Residence District to GB: General
Business District
East portion of 1035 S. Maguire St.
Carroll summarized the rezoning request and the property's rezoning history. Carroll
stated after the property owner received cost estimates for the cul-de-sac, he decided to
pursue redeveloping the entire property into storage units. At this time, the final plat
approved in 2024 had not been recorded, so a new plat would not be required. Staff
stated they have not received any public comment at this time.
Staff recommended approval for the following reasons:
1. The proposed zone is an extension of an existing GB District.
2. The proposed land use is in keeping with the general development trend of the area
and the adopted Comprehensive City Plan.
3. The impact on the surrounding neighborhood should be minimal. Maguire St., an
arterial street, is designed to accommodate a large volume of daily vehicle traffic.
Jones asked staff if a plat would be required for the retention pond and water run off,
and if there would still be an entrance on Blake Anthony Dr. The applicant stated the
driveway would be from Blake Anthony and not from Maguire Street. There was a
discussion about increased stormwater runoff from storage units instead of duplexes.
Page 1 of 4

Staff stated stormwater calculations would be required and reviewed by staff as part of
the building permit process. The Planning and Zoning Commission and staff discussed
the landscaping buffer and setbacks from residential districts. The property owner Eric
Mercado stated he received two bids to construct the cul-de-sac, and the math does not
work for the duplexes.
4.II

Request to Rezone LI: Light Industrial District to R2: One- And Two-Family Residence
District
622 Laurel St.
Carroll summarized this application is tied to the rezoning request for 624 Laurel St.
Carroll stated the property owner at 624 Laurel St. is selling his property and has
potential buyers, but cannot obtain financing from lenders since a house is not an
allowed use in an LI District in the event it is destroyed. Since 624 Laurel St. is not
contiguous to an R2 District, the property owners of 622 Laurel St. are requesting to
rezone to R2.
Staff recommended approval of 622 and 624 Laurel St. for the following reasons:
1. The proposed zone is an extension of an existing R2 District.
2. The existing land use is in keeping with the general development trend of the area.
3. The rezoning will allow the building and land use to continue if the land use was
abandoned or if the building was damaged beyond 75% of its fair market value.
Carroll read the public comment received for 622 and 624 Laurel St. The Planning and
Zoning Commission discussed the impact on Gator Graphics property north of 624
Laurel St., including setbacks, landscaping, parking, and storage. There was a
discussion about rezoning the property as GB and then the owner could apply for a
Conditional Use Permit to rebuild. Staff stated if it was rezoned to GB, the existing
house would not be grandfathered in, so the owner would need to apply for a Conditional
Use Permit at the same time as rezoning.

4.III

Request to Rezone LI: Light Industrial District to R2: One- And Two-Family Residence
District
624 Laurel St.
The application was discussed in conjunction with Item 4.II. Commission members
questioned if the existing vehicle parking and outdoor storage within the 30 ft. setback
from a residential district on 404 W. Young St., and 628 Laurel St could remain if the 624
Laurel St was rezoned to R2? Staff stated yes it could remain unless or until there was
a change in use of the lot, redevelopment of the property, or the storage and parking
within the 30 ft. setback was abandoned. Staff stated a change in ownership would not
trigger enforcement of the 30 ft. setback along the south property line.

5. Motions, Resolutions, and Recommendations
5.I

Request to Rezone R3: Low Density Multifamily Residence District to GB: General
Business District
East portion of 1035 S. Maguire St.
Jones moved to approve the rezoning request. Ridenhour seconded. Approved 6-0 on a
roll call vote. Bax read and completed the Findings and Recommendations.

5.II

Request to Rezone LI: Light Industrial District to R2: One- And Two-Family Residence
District
Page 2 of 4

622 Laurel St.
Karscig moved to approve the rezoning request. Jones seconded. Ridenhour stated he
would be more inclined to see the property rezoned to a GB District than to have the
burden placed on Gator Graphics.
Roll was called as follows: Yes—Kohl, Karscig, Jones, Nimmer, Bax. No—Ridenhour.
Approved 5-1 on a roll call vote. Bax read and completed the Findings and
Recommendations.
5.III

Request to Rezone LI: Light Industrial District to R2: One- And Two-Family Residence
District
624 Laurel St.
Jones moved to approve the rezoning request. Karscig seconded. Roll was called as
follows: Yes—Kohl, Karscig, Jones, Nimmer, Bax. No—Ridenhour. Approved 5-1 on a
roll call vote. Approved 5-1 on a roll call vote. Bax read and completed the Findings and
Recommendations.

5.IV

An Ordinance Amending Chapter 27 of the Code of City Ordinances of the City of
Warrensburg, Missouri, Regarding Duplexes and Multifamily Developments
Carroll stated staff has received an increased interest in constructing multiple duplexes
on a single lot or as part of a multifamily development in recent years. Carroll
summarized the information in the staff report and stated the ordinance updates the
existing definition of “duplex” and adds a new land use for multifamily development.
Ridenhour moved to approve the ordinance as presented. Karscig seconded. Approved
6-0 on a roll call vote. Bax read and completed the Findings and Recommendations.

5.V

An Ordinance Amending Chapter 27 of the Code of City Ordinances of the City of
Warrensburg, Missouri, Regarding Data Warehousing Facilities
Carroll stated the City has not received any inquiries regarding data centers and
summarized the proposed ordinance. Under the current zoning ordinance requirements,
a data warehousing facility would be zoned by right in the General Business, Light
Industrial, and Heavy Industrial Districts as part of Land Use category 4.000. Carroll
stated with the proposed ordinance, the new use would only be allowed by conditional
use permit in Light Industrial and Heavy Industrial districts, and the applicants would be
required to provide a certain information at the time of application.
Ridenhour questioned and the Commission discussed including water consumption
information from the applicant in Section 27-247 (g) along with the power and energy
information. Jones stated 60 decibels (dB) is the equivalent to traffic, loud conversation,
an electric razor, or an electric toothbrush. Jones demonstrated the noise level with an
electric razor and an electric toothbrush she brought to the meeting. Jones stated the
data warehousing facilities need to shut down if there is a whine or a screech. Jones
discussed the amount of power and water data warehousing facilities use. She
explained they are a greater strain to areas prone to drought because they suck all the
moisture out of the area and make streams and creeks go down. The Planning and
Zoning Commission discussed impacts to power and water consumption and the noise
impact.

Page 3 of 4

The Planning and Zoning Commission and staff discussed the process and likely
penalties for a property in violation of the zoning ordinance. Carroll stated it might be
possible to do a licensing ordinance in addition to the zoning ordinance similar to what
was done with short-term rentals. Jones expressed concern regarding the impact to
surrounding neighborhoods during construction and the tax revenue not being as great
as anticipated because of the tax incentives the company receives. Ridenhour stated
data speed goes up the closer a data warehousing facility is, and it would provide highpaying jobs to the community.
The Planning and Zoning Commission discussed the building footprint of data
warehousing facilities compared to other large buildings in Warrensburg. Kohl asked if
there could be a range in building sizes and only allowing smaller buildings when it is
close to residential properties. Ridenhour asked for more clarification on the definition
and at what point it goes from a server room to a data warehousing facility.
Ridenhour moved to continue the ordinance until the regular March meeting and asked
staff to revisit the following:






Review the definition for data warehousing facilities;
Review the square footage of usable floor space;
Review if the noise impact can be lower than 50 dB;
Add water consumption to Section 27-247 (g); and
If a licensing ordinance can be written to tie into the business license.

Kohl seconded. Approved 6-0.
6. Other Business and Appearances by the Public
6.I

Copy of Ch 23 Art VIII Sec 431-446 of the Code of City Ordinances
Carroll stated the copy of the ordinance was being provided after the Commission
requested more information at the last meeting regarding scooters and e-bicycles.

7. Comments of Commissioners and Staff
7.I

Upcoming Meetings
Bax read the upcoming meeting dates.

8. Adjournment
Ridenhour moved to adjourn the meeting. Karscig seconded. The meeting adjourned at 7:23
p.m.

Page 4 of 4

PLANNING AND ZONING COMMISSION
AGENDA REPORT
February 26, 2026

ITEM 5.I: An Ordinance Amending Chapter 27 of the Code of City Ordinances of the City of
Warrensburg, Missouri, Regarding Data Warehousing Facilities
BACKGROUND:
With the increase of artificial intelligence (AI) data centers within Missouri and the nation, staff is
proposing an amendment to Chapter 27 of the Code of City Ordinances to incorporate
regulations for the design, siting, construction, and operation of data warehousing facilities. At
this time, Staff has not received any inquiries or building permit applications for a data
warehousing facility.
At the February 2, 2026, Planning and Zoning Commission meeting, the Commission continued
the ordinance and directed staff to address the following items:
Review the definition of data warehousing facilities and the minimum usable floor area
Staff has revised the proposed definition of data warehousing facility to establish a minimum
size of 50,000 square feet. Less than 50,000 sq. ft. it would not be considered a data
warehousing facility and would be considered part of Land Use 4.000 in the table of uses.
50,000 sq. ft. is comparable to the sizes of the Community Center and the Evergy building on
Young St. Staff consulted “Zoning Practice: The Physical Footprint of Artificial Intelligence” by
the American Planning Association, and consulted with planning staff in Kansas City, MO and
St. Louis to provide this recommendation.
Sample Locations
Dollar Tree Distribution Center
Walmart
Arwood’s Furniture Store
Lowe’s
Evergy (Young St. Location)
Community Center
B&B Theater
Hawthorne Plaza strip center
Liberty Plaza (ref. Buffalo Wild Wings)
Brentwood Center (ref. Truman Title)

Approx. Sq. Ft.
1,000,000
200,000
145,000
119,000
53,000
46,000
37,000
28,600
18,000
10,500

Lowering the 50 dB sound requirement
Staff conducted field tests using a sound level meter with a range of 30-135 dB. Based on the
field tests, staff recommends no change to the proposed daytime and nighttime limits since they
fall within typical ambient noise levels for commercial areas. A table with the field test results is
attached to this report.

Ambient noise was approximately 35.5 dB for the interior of a single-family house. Household
appliances raised the noise levels to between approx. 50-90 dB. Exterior residential noises were
around 50-60 dB at the house and 40-50 dB at the property/right-of-way line.
In commercial areas, the noise fluctuated based on traffic and its rate of speed. Along N.
Maguire St. in front of Arby’s (25 mph speed limit) the noise level was approx. 60 dB with traffic
and rose with larger vehicles passing by. The noise level was 64 dB on S. Maguire St. at the
Dollar General shopping center with a 35 mph speed limit. Intermittent traffic in downtown
reached 56 dB. Manufacturing noises, including the Amtrak train, ranged between 54-100 dB.
Add water utility to Section 27-247 (g)
The Commission requested written verification from the water provider that adequate supply
and infrastructure are available to serve a data warehousing facility. Staff has updated
subsection (g) to include the water utility information.
Determine if a licensing ordinance is possible
The Commission asked staff if there could be an ordinance to require a specific data
warehousing facility business license similar to the licensing ordinance required for short-term
rentals. The license could require compliance with the zoning ordinance requirements. If the
business was in violation of the zoning ordinance requirements or the licensing ordinance, there
could then be a process to revoke the business license. Staff has confirmed with the City
Attorney that a licensing ordinance is possible and legal counsel is drafting that ordinance for
consideration by City Council. A licensing ordinance would not be contained in Chapter 27, so it
would not come to the Planning and Zoning Commission for formal action.
RECOMMENDATION:
Staff recommends approval of the attached ordinance amending Chapter 27.

Attachments:
1. Findings & Recommendations
2. Ordinance
3. Table with results of field noise level testing

PLANNING AND ZONING COMMISSION
FINDINGS AND RECOMMENDATION
Request to consider An Ordinance Amending Chapter 27 of the Code of City Ordinances of the
City of Warrensburg, Missouri, Regarding Data Warehousing Facilities
The Planning and Zoning Commission has considered the ordinance at an open public meeting
and makes the following findings and recommendations based upon the evidence presented
with respect to these matters:
1. On March 2, 2026, the Planning & Zoning Commission considered An Ordinance
Amending Chapter 27 of the Code of City Ordinances of the City of Warrensburg,
Missouri, Regarding Data Warehousing Facilities.
2. The proposed ordinance
will
objectives of the City’s Comprehensive Plan.

will not further the goals and

3. The proposed ordinance
will
will not contribute to and promote
the welfare and convenience of the public if the ordinance is passed.
4. The proposed ordinance
will
the value of property in the community.

will not cause substantial injury to

5. Additional Comments:
Concerning the proposed ordinance, the Planning and Zoning Commission:
Recommends Approval
Disapproves
Passed by the Planning & Zoning Commission this

Chair

day of March, 2026.

BILL NO.

ORDINANCE NO.

AN ORDINANCE AMENDING CHAPTER 27 OF THE CODE OF CITY ORDINANCES
OF THE CITY OF WARRENSBURG, MISSOURI, REGARDING DATA WAREHOUSING
FACILITIES
WHEREAS, to promote and regulate the design, siting, construction, and operation of
data warehousing facilities; and
WHEREAS, to protect the health, safety, and welfare of neighbors and the public, and to
avoid unintended impacts on resources and adjacent uses; and
WHEREAS, provide the requirements necessary to obtain a permit to install and operate
an active data warehousing facility in the City of Warrensburg; and
WHEREAS, the Planning and Zoning Commission of the City of Warrensburg held a
public meeting on February 2, 2026, and March 2, 2026, regarding establishing a
definition, land use, location, and parking requirements for data warehousing facilities;
and
WHEREAS, a public hearing was held in front of the City Council of the City of
Warrensburg on March 23, 2026, regarding data warehousing facilities.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
WARRENSBURG AS FOLLOWS:
Section 1. That Section 27-6 Definitions is amended to add the following definitions
leaving all other provisions of Section 27-6 in effect, unaltered:
Data warehousing facility. Data warehousing facility, also known as a data
center, consists of a warehouse-style building or buildings with 50,000 sq. ft.
or greater that store computer and networking systems, servers, and related
equipment within a climate-controlled environment, as well as office support
facilities, utility structures and equipment, all of which serve the purpose of
storing, managing, processing, and transmitting digital data.
Data mechanical equipment. On-site exterior equipment, structures, and
related equipment used to sustain and provide energy and service to a data
warehouse facility.
Acoustical barrier. An exterior solid or louvred wall containing soundproofing
materials designed to absorb noise and protect neighboring properties from
noise pollution.
Section 2. That Section 27-200 Table of Permissible Uses, Land Use 4.400 is added as
follows, leaving all other provisions of Section 27-200 in effect, unaltered:
R1
4.400 Data warehousing
facility

R2

R3

R4

ZONING DISTRICTS
RMH BO NB CB

GB

LI

HI

C

C

Section 3. That Section 27-406 Table of Parking Requirements, Land Use 4.400 is
added as follows, leaving all other provisions of Section 27-406 in effect,
unaltered:
Land Use
4.400

Off-Street Parking Requirement
1 space per employee for single shift establishments, or .75 spaces per
employee on the two largest consecutive shifts, plus space to accommodate
parking and maneuvering room for all trucks and other vehicles used in
connection therewith.

Section 4. That Section 27-247. Data warehousing facilities is added as follows:
Sec. 27-247. Data warehousing facilities.
Data warehousing facilities, as defined in section 27-6, shall meet the
following performance standards in addition to all other zoning requirements
in order to operate within the City of Warrensburg:
(a) Site Plan. The development plan required per Sec. 27-300 (c) (1) is
required to be prepared and sealed by a professional engineer licensed
by the State of Missouri.
(b) Minimum distance from residential.
(1) Data warehousing facilities shall be located a minimum of 300 feet
from any residence district, residential use, or public right-of-way.
(2) Data mechanical equipment shall be placed at a minimum of 300
feet from any residence district, residential use, or public right-ofway.
(c) Architectural standards.
(1) Data warehousing facilities shall include a main entrance that is
differentiated from the remainder of the building façade by a
change in building material, pattern, texture, or adjacent material.
(2) The entrance feature must either project or recess from the
adjoining building plane.
(3) Architectural elevations of each building face shall be submitted to
the City with the application for a Conditional Use Permit for a
data warehousing facility.
(d) Noise and Soundproofing.
(1) A report prepared by a qualified third-party, including
Occupational Safety and Health Administration (OSHA)
certification, analyzing the noise profile of the project area and
the ability of the project to demonstrate compliance shall be
submitted to the City with the application for a Conditional Use
Permit for a data warehousing facility.

(2) The standard for audible and ambient noises caused by data
warehousing facilities shall not exceed sixty (60) dB
continuously during daytime hours or a nighttime continuous
sound level of fifty (50) dB between 8:00 p.m. and 8:00 a.m.
(3) Noise levels shall be measured at the potentially affected
property line or right-of-way line. Noise level measurement
techniques shall employ all practical means of reducing the effect
of generated noise. If noise contains a steady pure tone, such as
a whine, screech, or hum, the noise standard set forth shall be
reduced by five (5) dB.
(4) In the event the ambient noise level prior to development exceeds
the applicable standard given above, the applicable standard shall
be adjusted to equal the existing ambient noise level prior to
development. The ambient noise level shall be expressed in terms
of the highest whole-number sound pressure level in dB, which is
exceeded for more than five (5) minutes per hour.
(5) Data Warehousing Facility Mechanical Equipment must be
screened on all four sides by an acoustical barrier.
(6) For a data warehousing facility located adjacent to a property with
an existing residence, residential development, or residential
zoning district, the following standard applies to generator testing:
a. Generator testing is limited to between 11:00 a.m. and
5:00 p.m.
b. Except for generator testing or commissioning activities,
generator use is limited to back-up or emergency use
only.
(7) The expense for testing and reporting the results to show
compliance with this section shall be the responsibility of the
applicant.
(e) Light and Glare.
(1) A photometric plan that shows all exterior lighting, including any
security lighting, shall be submitted to the City with the application
for a Conditional Use Permit for a data warehousing facility.
(2) All exterior lighting must be aimed downward and inward to direct
light towards the interior of the property.
(f) Landscaping and Screening.
(1) A landscaping plan showing compliance with the following
requirements for all property lines adjacent to a residence district,

residential use, or public right-of-way shall be submitted with the
application for a Conditional Use Permit for a data warehousing
facility.
a. A berm ranging from five to eight feet in height and a
slope not greater than 1:3 shall be established. The berm
shall be landscaped with coniferous and deciduous trees
to provide a one-hundred percent (100%) four-season
screen.
b. Trees planted must be at a minimum of 2.5 inches in
caliper and 7 feet in height at the time of planting. The
majority of trees must reach 40 feet in height at maturity.
c. All landscaping required by Section 27-247 shall be
installed prior to any construction or building commencing
on said property. The property owner or owner’s agent is
responsible for the repair, replacement, and maintenance
of landscaping and screen standards.
(g) The application for a Conditional Use Permit for a data warehousing
facility shall include written verification from the power and water
providers that the applicant has calculated the maximum potential
electrical and water consumption of the proposed use and has verified
that the utility supply equipment and related infrastructure are sufficiently
sized and can safely accommodate the proposed use during the utility
provider’s peak consumption hours. Written verification shall also
include an analysis of the impact on the Warrensburg service area
for both the water and power providers.
Section 5. If any clause, section, or other part of this section shall be held invalid or
unconstitutional by any court of competent jurisdiction, the remainder of this
ordinance shall not be affected thereby but shall remain in full force and
effect.
Section 6. It is intended that Sections 1 through 4 of this ordinance be incorporated into
the Code of Ordinances of the City of Warrensburg.
Section 7. That this ordinance shall become effective immediately upon its passage.
Read two (2) times and passed by title this ____ day of

ATTEST:

Jodi L. Schneider, City Clerk

, 2026.

Bruce D. Uhler, Mayor

Field Noise Level Testing
Decibels (dB)
Residential Noises
Inside/Indoors Control (Single-Family House)
Outside/Outdoors Control (Single-Family House)

35.5
35.5

Electric Toothbrush
Hair Dryer (Low)
Hair Dryer (High)
Standalone HVAC unit (similar to a hotel room unit)
Dodge RAM Truck engine parked in driveway (standing nearby)
Dodge RAM Truck engine parked in driveway (standing at ROW)
Air Compressor in garage (standing at the garage door)
Air Compressor in garage (standing at ROW)

50
79
88
49
60
51
58
41

Commercial Noises
Inside/Indoors Control (City Hall)
Outside/Outdoors Control (City Hall)

36
43

City server room
North side of Stahls
Enersys near manufacturing area (east side of building)
Maguire St. traffic across from Arbys (25 mph)
Maguire St. traffic at the Dollar General shopping center (35 mph)
Downtown traffic in front of the courthouse
Freight Train
Amtrak Train

63
54
81
60
64
56
83
98.5