Eagan planners recommend subdivision to create 14.5-acre data center parcel at 550 Opperman Drive

The Eagan Advisory Planning Commission on Dec. 19 recommended approval of a preliminary subdivision that would split a 22.1-acre YMCA parcel at 550 Opperman Drive into two lots, creating a 14.5-acre lot intended for a data center, a 6-0 vote.

Commissioners heard staff say the application (filed as YMCA Fourth Edition) meets the city’s limited industrial (I-1) standards and that development plans submitted with the subdivision demonstrate the site’s suitability for a data center, although final compliance will be evaluated at building permit review. Sarah Thomas, the city planner presenting the application, told the commission the northern lot would be about 7.6 acres and the southern lot about 14.5 acres and that the site lies within the city’s one-mile airport-noise buffer where the proposed use is considered compatible.

The staff report noted the proposed development plan shows backup generators on the west side of the building and three emergency cooling water tanks south of the building set behind a screen wall. Thomas said the tanks are shown at roughly 19 feet tall and described the tanks as emergency water supply; she added they were sized at about 25,000 gallons each but asked the applicant to verify the number and total capacity. The site plan proposes 12 standard parking stalls plus documentation of 59 proof-of-parking spaces for a total of 71 stalls; parking dimensions are 10 by 19 feet, consistent with city code. A photometric lighting plan and required sign permits will be reviewed with the building permit, Thomas said.

Utilities and grading: the applicant proposes to realign a portion of an existing sanitary sewer and to install a private water main loop with hydrants connecting to Argenta Trail at two points; fire hydrant spacing must meet city fire and public works standards. Stormwater will be collected on site, treated in underground storage/filtration and conveyed to Burr Oaks Pond. Staff said the on-site wetland is classified as "managed a," which carries a 20-foot permanent buffer where structures are prohibited. Argenta Trail is scheduled for city reconstruction in 2025; a pending assessment for that project will be levied in 2026 and — if the subdivision is approved — will be applied based on each parcel’s frontage along Argenta Trail per the city’s assessment policy (assessment term: 10 years).

Landscaping and tree preservation: the plan proposes planting more than 200 new trees and proposes only about 11.5% tree removal (the development allowance is up to 30% removal), so no replacement mitigation is required under the staff analysis. Thomas recommended the commission require a screening and landscape plan be finalized during building permit review. Park/trail notes in the staff report say the parcel is served by Westcott Station Park (about three-quarters of a mile away) and that the city will collect park and trail dedication at rates in effect at time of building permit; a new Lebanon Hills Greenway trail segment is planned along Argenta Trail.

Applicant Pete Carboneau of Opponent Investment Company told the commission the project meets zoning and code requirements and that the development team will work with city staff on outstanding items. No members of the public spoke during the hearing. A motion to recommend approval of the preliminary subdivision including the 25 conditions in the staff report passed unanimously, 6-0; the application is scheduled for City Council review on Jan. 21.

Discussion-only items: staff emphasized that the subdivision approval demonstrates lot configuration and zoning compliance but does not authorize final building details; final adherence to noise, lighting, building materials and stormwater standards will be checked at the building permit stage. The commission had no substantive questions for the applicant during the hearing.

The commission’s recommendation carries conditions listed in the staff report that the applicant must satisfy before or at building permit submittal.