Planning commission rejects proposed substation at Tuscarora Land Bay 3 over proximity, screening concerns

The Planning Commission voted 5-3-1 on May 27 to deny the Tuscarora Land Bay 3 substation application (LEG I 2024-0043 SPEX). The motion to deny cited incompatibility of the proposed substation location with nearby and planned residential and civic uses along Cross Trail (Crossrail Boulevard) and noted screening and plant-unit substitution notes that left staff uncertain the buffer requirements could be met.

Why it matters: The proposed substation would have been sited adjacent to a planned/approved data center campus and within sight of residential development across Cross Trail and near a public-use/civic parcel. Commissioners, nearby residents and staff debated whether the proposed 12-foot screening wall and enhanced planting would be sufficient, particularly along the western face facing future data-center parcels and from Cross Trail.

Applicant presentation and mitigation commitments: The applicant said the site was adjacent to existing substations, that the proposed substation equipment and poles would be lower than nearby transmission towers and that the project would include an 82-foot vegetative buffer and a 16-foot combination berm and screening wall along Cross Trail. Applicants said they removed the “plant-unit substitution” note and would work with staff through administrative modifications at site plan if substitutions were needed. The applicant estimated substation equipment would be approximately up to 75 feet in height.

Public comment and commissioner concerns: A resident, Esam Diab, spoke during public comment saying neighbors opposed the substation and worried that siting a new substation would enable further industrial development beyond the parcel’s current uses: “You’re opening up the door by putting this substation in … you’re going to power more stuff, more data centers in an area that's mixed use,” he said. Multiple commissioners asked whether the substation could be located behind the data-center buildings or reconfigured to reduce frontage visibility; the applicant said relocating the substation would require rezoning or site-plan changes and that the stormwater pond and topography limited feasible reconfigurations.

Motion and vote: Commissioner Barnes moved to deny the application; Commissioner Jasper seconded. The motion to deny carried 5-3-1. Commissioners identified as voting “no” on the denial (opposed to denial) were Vice Chair Miller, Commissioner Myers and Commissioner Banks; Commissioner Combs abstained. The commission’s denial cited incompatibility with the Cross Trail frontage and impacts on adjacent residential and civic uses.

Quote from mover: “It's just not very compatible with the area,” Commissioner Barnes said in his opening.

What’s next: The applicant may revise and resubmit or seek other remedies (site-plan reconfiguration, rezoning or work-session discussions). The commission asked staff, and the applicant indicated willingness, to explore additional screening, wall treatments and alternative locations in future work sessions before any re-submission.