Eagan Advisory Planning Commission Meeting Summary - September 23, 2025
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Eagan Advisory Planning Commission Meeting - September 23, 2025
The Eagan Advisory Planning Commission met on September 23, 2025, at 6:30 PM in the Eagan Municipal Center. The commission considered two public hearing items: a Planned Development Amendment for a Club Car Wash at 2250 Cliff Road and a Conditional Use Permit for outdoor storage tanks at Coca-Cola Bottling at 2750 Eagandale Boulevard. Both items were recommended for approval by the City Council with unanimous votes of 6-0.
Consent Calendar
- Roll Call and Pledge of Allegiance: Chair Christos Jensen called the meeting to order.
- Adopt Agenda: Motion by Member Whitfield, second by Vice Chair Schwanke. Passed 6-0.
- Approve Minutes: Motion by Secretary Wegener, second by Member Whitfield. Passed 5-0 (Chair Jensen abstained as he did not attend the previous meeting).
Public Comments & Testimony
- No members of the public spoke during the visitors to be heard or during the public hearings for either agenda item. However, the city received written correspondence regarding the Club Car Wash application, which was included in the meeting exhibits. Concerns raised in those letters included traffic congestion, accident history, proximity to other car washes, and potential noise.
Discussion Items
Item A: Club Car Wash – Planned Development Amendment (File 31-PA-01-08-25)
- Staff Presentation: Planner Ms. Studziak presented the proposal for a commercial car wash on a 1.1-acre site at 2250 Cliff Road, previously a Speedway gas station that closed. The car wash would include two queuing lanes, 21 vehicle stacking spaces, vacuum stalls, and a detached trash enclosure (a deviation from code). The building would use dark and light gray brick with glass and red/black accents. The site would be completely re-landscaped; six Category B trees are required as mitigation. Traffic generation was estimated at about 80 trip ends (40 vehicles) during peak hour, significantly less than the previous gas station use (300 trip ends). The projected sign height is 27 feet.
- Applicant Presentation: Michael Leidig (Robert E. Lee & Associates) spoke on behalf of Club Car Wash. He noted that 70% of washes are from monthly members, and the trash enclosure would be built with matching materials and enhanced landscaping. He addressed the parking requirement: three stalls were proposed for staff, but the applicant requested reducing to three stalls and allowing a fourth floating manager to park in a vacant vacuum stall. The commission later amended condition 11 to require three parking stalls.
- Commission Questions: Staff clarified that crash data for the last five years showed fewer than 10 reported accidents, all minor. The existing entrance on Slater Road would be reused; one southern entrance would be removed. The city does not regulate the spacing of car washes. No noise or traffic complaints have been received about the existing Club Car Wash in Eagan.
- Commission Discussion: Secretary Wegener expressed support, noting his positive experience with the other Eagan location. Member Block stated the proposal is an acceptable use of land and favored the reduced parking. Chair Jensen noted the commission's role is to evaluate individual site appropriateness.
- Vote: Motion by Member Block, second by Member Whitfield to recommend approval with staff conditions, amending condition 11 to three parking stalls. Passed 6-0.
Item B: Coca-Cola Bottling – Conditional Use Permit (File 03-CU-01-08-25)
- Staff Presentation: Planner Ms. Thomas presented the request for three outdoor storage tanks: two for chemical storage and one for equalization of wastewater. The tanks would be located in an existing service lot adjacent to the west side of the 580,000 sq. ft. building at 2750 Eagandale Boulevard. The tallest tank is 27 feet; an 8-10 foot ornamental black metal fence would provide partial screening. No changes to access, parking (one stall removed), or stormwater are proposed. Staff noted that approximately 32 overstory trees have been removed along right-of-ways in the last 10 years (likely due to emerald ash borer), so a condition requires the applicant to submit a planting plan by January 1, 2026, with phased implementation.
- Applicant Presentation: Charlie Morris (Reyes Holdings, parent company of Great Lakes Coca-Cola) stated the tanks are needed to treat wastewater from the bottling process before it enters the city sanitary sewer, in response to an MPCA notification and city-observed corrosion. The city is currently upgrading the sewer along Eagandale Boulevard, and a cost-share agreement exists.
- Commission Questions: Secretary Wegener asked about the origin of the project; staff explained it stemmed from MPCA and Metropolitan Council involvement after corrosion was detected. Commissioner Walsh asked about the timeline for the landscaping plan; staff confirmed by January 1, 2026, with phase one implementation within one year of CUP approval.
- Commission Discussion: No substantive debate; members appeared satisfied with the proposal.
- Vote: Motion by Secretary Wegener, second by Member Whitfield to recommend approval with staff conditions. Passed 6-0.
Key Outcomes
- Club Car Wash (2250 Cliff Road): Recommended approval of a Planned Development Amendment by a 6-0 vote. Condition 11 was amended to require three off-street parking stalls (instead of four). The item will appear on the October 7, 2025 City Council agenda.
- Coca-Cola Bottling (2750 Eagandale Boulevard): Recommended approval of a Conditional Use Permit for three outdoor storage tanks by a 6-0 vote. Conditions include a phased tree replacement planting plan to restore tree cover to the 2015 condition, with a plan due by January 1, 2026. The item will appear on the October 7, 2025 City Council agenda.
- Adjournment: Motion by Member Whitfield, second by Secretary Wegener. Passed 6-0. Staff noted the next meeting in October will be longer due to a heavier agenda.
Meeting Transcript
Uh kind of order the advisory planning commission meeting for September 23rd, 2025. This is the point of the meeting where we were Pledge of Allegiance. One nation under the revenue justice for all. At this point, Mr. Schultz, are there any changes to the agenda or any updates for the commission? No chair, no changes to the agenda. Do I have a motion to approve the agenda from our commission? So move. Second. Okay. I heard a motion from Member Whitfield and a second from Vice Chair Schwanke. All in favor, please raise your hand and say aye. I see that is passed six to zero. Were there any changes or updates to the minutes? Uh Mr. Schultz. Uh no changes that I'm aware of. Okay. Um is there a motion then to approve the minutes from commission members? Okay. I have a motion from Secretary Wagner. And a second from Member Whitfield. Um, all in favor, please raise your hand and say aye. I see that as past five to zero. I did abstain. I did not attend the last advisory planning commission meeting. Um, this is the portion of our agenda where we open up to the public any issues that aren't currently formally on the agenda for the advisory planning commission to review tonight. Um are there any additional issues that the public would like to bring forward. Um, not seeing that. We will then move into the first new business. This is applicant club car wash for approval of a planned development amendment for commercial car wash upon approximately 1.1 acres at 2250 Cliff Road. Uh Ms. Studziak, I understand you'll be presenting to us. Yes, thank you, Mr. Chair. Uh Club Car Rush is requesting a plan development amendment to uh redevelop a site with commercial car wash at 2250 Cliff Road. This property is guided retail commercial in our comprehensive plan and zoned plan development based on the neighborhood business zoning district. A convenience store and gas station developed on the site in 1992, which recently closed. The fuel pumps and canopy were removed in 2024. The site fronts on Cliff Road to the north and Slater Road to the east with access from Slater and a private shared roadway to the south. A public trail and sidewalks about the site to the north and the east. And commercial uses are located to the east, south, and west. The nearest residential uses are to the north across Cliff Road, a little over 200 feet, and about 300 feet to the south. The applicant is proposing a commercial car wash and a complete reconstruction of the site. The proposed use appears consistent with the retail commercial land use designation and surrounding uses. The planned development amendment serves in lieu of a conditional use permit, and the plan development zoning affords flexibility for mutual benefit. The applicant's narrative states the redevelopment will make better use of the site by introducing new development to a parcel of land that's been sitting vacant as well as providing needed services to residents and generating tax income for the city of Egan. The self-served vacuum stalls associated with the car wash are um available during car wash hours, which is generally 7 a.m. to 8 p.m. Vehicle movement through the site is counterclockwise around the site.
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