St. Louis Board Bill 49 would set data center zoning rules—who it affects
St. Louis MO – Board Bill 49 would add a data-center zoning chapter defining Micro/Standard/Major projects and building in noise, heat, and air reporting.
St. Louis Board Bill 49 (BB49) is moving through the Board of Aldermen process, with second reading on July 10, 2026. The version moving forward is the “As Amended in Committee” text dated June 18, 2026. The bill would create a dedicated data center zoning framework by adding a new Section 26.77 to the city zoning code—aimed at making data-center reviews more predictable for applicants and more transparent for nearby residents.
Second reading is not final passage. BB49 could still be revised before any final vote.
What BB49 would change in the zoning code
BB49 would add Section 26.77, Data Centers, including definitions and rules for how data centers are classified, reviewed, and conditioned under the zoning code. The ordinance also frames the intent as creating a foundation for monitoring and accountability, citing potential impacts such as noise, heat, and air pollution and the strain on infrastructure if projects are not designed and mitigated properly.
The bill also introduces three size/intensity categories—using both building scale and maximum power demand—so the city can apply different requirements as projects get larger:
- Micro Data Center: less than 10,000 gross square feet and Maximum Power Demand less than 5 megawatts.
- Standard Data Center: more than 10,000 and less than 250,000 square feet, and Maximum Power Demand more than 5 and less than 30 megawatts.
- Major Data Center: square footage more than 250,000 and less than 500,000, or with Maximum Power Demand 30 megawatts or more.
Where data centers could be allowed—and what “conditional use” means here
BB49 would regulate data centers through a use table that identifies where each category is permitted, requires a conditional use permit, or is prohibited in existing zoning districts. In plain language, the framework does not treat all data centers the same: the rules are designed so larger facilities face more scrutiny and stronger location standards.
The bill also spells out location requirements that directly affect neighborhood siting. For example, data center buildings, backup generators, and other associated noise- or light-emitting infrastructure would need setbacks from parcels zoned A through G, parcels containing a light rail station or transit center, and parcels containing a school or public park:
- 150 feet for Micro data centers
- 300 feet for Standard data centers
- 600 feet for Major data centers
BB49 also says data centers may only be permitted if their location substantially aligns with the city’s Strategic Land Use Plan in the comprehensive plan.
What applicants would have to submit (and what residents should look for)
BB49 lays out application requirements that go beyond generic zoning forms. For any new data center or expansion, applicants would have to include:
- The project’s classification as Micro, Standard, or Major
- Elevations and interior floor plans showing areas dedicated to data center functions (and areas planned for other uses, if relevant)
- A detailed site plan showing, among other items, the locations of backup generators, cooling equipment, fuel storage, and fuel type
- A fuel delivery and refueling plan demonstrating that all fuel deliveries and refueling activities occur on the property and not in the public right of way
- Megawattage of maximum power demand, plus how the cooling system and sources of energy will work
- A scope, schedule, and budget for implementing the renewable energy threshold
- Evidence of electrical service/renewable readiness—such as an executed interconnection study agreement and/or a will-serve letter from an electric service provider, or proof of on-site generation behind-the-meter if applicable
For Standard and Major projects, the application packet also includes details that may be most practical for nearby residents—like:
- Backup generator information including the number/size, fuel source, and an anticipated testing schedule
- Baseline noise levels (measured by a third-party noise measurement professional approved by the city), plus an expected-testing plan designed to minimize both noise and air-quality problems
For Major data centers, the conditional-use packet expands again to include third-party environmental and economic impact reports. It also requires applicants to prepare a plan to remove infrastructure and equipment from the site if the data center cease operation. And the bill builds in a community meeting process: it requires applicants to advertise at least one meeting no fewer than 15 days beforehand, and to provide a minimum 30-day feedback period during which applications cannot be submitted.
Noise, heat, air quality—and how the “ongoing” part would work
BB49’s resident-facing layer is not just about initial approvals. It includes interim reporting requirements for Standard and Major data centers.
Backup generator rules are among the clearest resident-impact provisions. The bill would require backup generators to be enclosed, except for penetrations necessary for safe operation, and would limit testing to 10 a.m. through 5 p.m. Monday through Friday. Testing would also be prohibited on days when the St. Louis Air Quality Index (AQI) is above 50.
For reporting, BB49 sets interim requirements for Standard and Major data centers, including:
- Energy: annual reporting of total energy consumption to the Office of Building Performance
- Noise: annual third-party reporting to the Health Director/Commissioner; the first report would be due within 30 days of commencing operation, with subsequent annual reports reflecting readings taken between June and August and submitted by September 30
- Heat impacts: annual reporting on waste heat rejected to the outdoor environment, including recovered/reused heat and heat-plume dispersion
- Renewable energy compliance: annual reporting and progress updates, submitted no later than July 30 each year
- Air quality: copies of relevant reports to state/federal environmental agencies, including the actual backup generator testing schedule during the reported period
BB49 also includes an “off-ramp” for these interim requirements: they would expire and be of no further force or effect upon the effective date of a City ordinance governing Data Center Environmental Impact Monitoring.
For Major data centers specifically, BB49 builds in a Public Impact Agreement as a condition tied to approval of a conditional-use permit. The bill defines this agreement as a binding contract for the purpose of protecting residents’ health, safety, and welfare. The agreement’s contents can address site-specific issues such as noise, air quality, energy usage, water usage, electronic waste disposal, and other operational commitments and enforcement tools.
BB49 also spells out how the Public Impact Agreement would be approved and enforced, including that it must be approved by the Board of Public Service (simple majority) and also approved as a resolution by the Board of Aldermen (with a two-thirds threshold) before a building permit could be granted. BB49 further indicates that public comment on the Public Impact Agreement must be accepted during the conditional-use hearing process.
How the city got here—and what to watch next
Before BB49 reached the Board, the Planning Commission reviewed the city’s approach to data center regulation. City planning materials for the June 10, 2026 Planning Commission meeting included an Updated Framework for Data Center Regulation, reflecting refinements based on commissioners and public feedback.
Procedurally, BB49 was introduced on June 18, 2026 (as the committee-amended version dated the same day), referred to the Housing, Urban Development and Zoning Committee, passed out of committee on July 7, 2026, and reached second reading on July 10, 2026. After second reading, the remaining steps before any final vote could include further amendments—so residents near potential sites should follow updates to the bill text as it moves toward final passage.
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