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Planning board recommends rezoning for Energy United operations center with conditions
Summary
The Mooresville Planning Board voted to recommend approval of a conditional rezoning for a proposed 48‑acre Energy United Lake Norman operations center, asking that commercial vehicle sales be removed from allowed uses and that buffers and enhanced fencing be required; the recommendation goes to the town board for final action.
The Mooresville Planning Board voted to recommend that the town board approve a conditional rezoning for Energy United’s proposed 48‑acre Lake Norman operations center, subject to five conditions including the removal of commercial vehicle sales and rentals from permitted uses and requirements for buffers and enhanced fencing.
Planner Patrick Warner presented the application (appearing in meeting materials with variant identifiers including CZ‑2607 and CC‑2026‑07) and told the board the site would be annexed if rezoned. Warner said the property can be served by town utilities and public safety services but noted staff view the proposed hybrid light‑industrial zoning as inconsistent with surrounding low‑density residential designations on the town’s future land‑use map.
Stephen McCathan, vice president of energy delivery for Energy United, described the proposed facility as a combined office, operations and fleet‑maintenance center to replace an outgrown Cornelius location and to serve the Lake Norman region. "We are a not‑for‑profit electric utility," McCathan said, adding that Energy United serves portions of many counties and that the Lake Norman facility would serve roughly 45,000 local members. He said the project includes enclosed vehicle storage, a maintenance shop and outdoor yard space for poles and transformers.
Neighbors and board members pressed the applicant on screening, fencing and fuel storage. Resident Janice Carricker, who lives at 1332 Shears Road, asked how the rezoning would affect her property and urged the applicant to move fuel tanks farther from her home: "I would be very happy if you would move those fuel tanks on back," she said. McCathan confirmed the applicant relocated the above‑ground fuel tanks away from the side of the house and said the design will include double‑walled tanks with berming; he estimated the site would use about two 10,000‑gallon tanks and emphasized spill‑protection measures.
Board members asked for stronger visual screening and for decorative fencing along the front when visible from the future East–West Connector; applicant representatives said they moved the fuel tanks and added a tree‑save area on the concept plan after a February neighborhood meeting attended by nine residents. Staff noted that where a Type A buffer applies, the town’s ordinance requires a 50‑foot vegetated buffer (including canopy and understory trees and shrubs); where a corridor‑mixed designation applies a Type C, 20‑foot buffer standard applies.
During conditions discussions the board asked that commercial vehicle sales and rentals be stricken from the conditional uses; the applicant agreed to that change and to the other conditions shown in the draft ordinance. Miss Smith moved to recommend approval to the town board, Mr. Red seconded, and the motion carried on a voice vote. The Planning Board’s recommendation will be transmitted to the town board for final decision. Staff also noted the project must complete a traffic impact analysis before site‑plan approval.
The board’s action was procedural (a recommendation). The town board will make final determinations on annexation, rezoning ordinance language and any binding affidavit required as part of a conditional rezoning.
