Eagan Advisory Planning Commission Approves Data Center Subdivision and Substation Upgrade – Dec. 19, 2024

The Eagan Advisory Planning Commission (APC) met on December 19, 2024, at 6:30 PM at the Eagan Municipal Center. The commission unanimously approved a preliminary subdivision to create two lots for a data center at 550 Opperman Drive and approved a variance and conditional use permit for Great River Energy's substation expansion at 4380 Pilot Knob Road. Both items are scheduled for City Council consideration in January 2025.

Consent Calendar

• The commission unanimously approved the agenda (6-0) and the minutes from the November APC meeting (6-0).

Discussion Items

Item A: YMCA 4th Addition – Preliminary Subdivision for Data Center

• Staff planner Sarah Thomas presented the request to subdivide approximately 22 acres of the former YMCA property (550 Opperman Drive) into two lots: 7.6 acres (north, retaining YMCA) and 14.5 acres (south, for a data center). The southern lot is zoned Limited Industrial (I1). The subdivision is the only action requested; the data center development plans were provided for informational purposes.
• Key details: The data center would include an 8-foot anti-climb security fence, 71 parking stalls (12 standard, 59 proof of parking), three 19-foot emergency cooling water tanks (total 50,000 gallons), and generators for emergency use. Stormwater, grading, landscaping (over 200 new trees), and utility plans were reviewed. A pending assessment for the Argenta Trail reconstruction will be apportioned after subdivision.
• Applicant Pete Carbonneau (CLOP Eagan MN, LLC) expressed excitement about the project, confirming generators are for emergency use only and that a tenant is secured but undisclosed.
• No public comments were received. The commission had no further questions.

Item B: Great River Energy – Substation Expansion and Setback Variance

• Staff planner Pam Duziak presented requests for a conditional use permit (CUP) to allow expansion of a substation in the Public Facilities (PF) zoning district and a variance of 10 feet from the required 30-foot setback for a new electrical control house on Wilderness Run Road.
• Great River Energy proposes to rebuild and upgrade the existing 69 kV substation to 115 kV, including new towers (up to 67 feet with lightning rod), equipment, and an 8.5-mile transmission line to Burnsville. The project aims to improve reliability and accommodate growth. The control house (24x36 ft) would be placed 20 feet from the right-of-way, necessitating the variance.
• Applicant Anson Belcourt (Great River Energy) noted the substation is one of their poorest performing and needs rebuilding regardless of the expansion. The transformers will be quieter and eventually replaced with smaller units when the voltage is increased. Screening with arborvitae was proposed for the east side.
• Staff confirmed public notices were mailed and two open houses were held in 2023. No public comments were made at the hearing.
• Commission members questioned the need for the variance and visual impact on neighbors. Staff and applicant explained operational requirements and planned screening.

Key Outcomes

• Motion for YMCA 4th Addition Preliminary Subdivision: Approved unanimously (6-0) with 25 conditions. Scheduled for Eagan City Council on January 21, 2025.
• Motion for Variance (Great River Energy): Approved unanimously (6-0) with 3 conditions. Scheduled for City Council on January 7, 2025.
• Motion for Conditional Use Permit (Great River Energy): Approved unanimously (6-0) with 8 conditions. Same council date.
• The meeting adjourned at an unspecified time after a motion passed 6-0.