Planning Commission - Regular Meeting

Good evening everyone. I have 6 pm and uh I'll call our meeting to order tonight. If you don't mind bowing with me, like to open in prayer. Heavenly Father, we thank you for a beautiful day, the opportunities that you give us, all the great things that we have to experience here in the town that we are so thankful for. I'm thankful for this board and all its members. I'm thankful that we have a chance to serve our community and we thank you for always being with us. We pray for your help in our decisions. We pray for wisdom and we give you thanks for all that you provide each and every day. In Christ's name I pray. Amen. Amen. You'll stand for the pledge of allegiance.

I pledge algiance to the flag of the United States of America and to the republic for it stands one nation indivisible with liberty and justice for all.

Well, thank you very much for being with us tonight. I've got just a couple of quick statements to read. One's regarding public comment, general public comment before our board every month. At our first meeting each month, we set aside some time to allow public comment from our citizens or anyone wanting to address the board. Each speaker is given three minutes in which to comment. Speakers are expected to be civil and respectful to the board in their language and presentation. It is the board's practice not to respond or engage in conversations with anyone who speaks in order to give the speaker the full amount of time to voice their concerns. If you raise a matter you would like addressed either by the board or by town staff, please leave your name and contact information with the board's administrative assistant and someone will contact you. Please understand that state law prohibits us from discussing employee personnel matters with you. Public comment is part of a public hearing. Unlike public comment regarding general matters held at the beginning of our first meeting of the month, public comment as part of a public hearing is meant to specifically address a particular agenda item being considered by the board. Those wishing to speak must sign up prior to the meeting online or by calling the town clerk. A public hearing entails a staff presentation of 15 minutes, an applicant presentation of 15 minutes with both the staff and applicant having additional time to address any questions from the board. At the end of these presentations, I will call on the citizens who have signed up prior to the meeting. Each speaker from the public will have three minutes to speak and may not bank or lend time to another unless four or more people supporting the same position designate a single speaker to represent them. In such case, the designated speaker will be given six minutes to speak to the board. The total time for public comment will be limited to 30 minutes for the first 10 speakers, whichever occurs first. Once public comment ends, the applicant will have five minutes for rebuttal.

And we did not have anyone signed up for general comment. Correct. All right. Thank you, Mr. Coley. Are there any adjustments to the agenda tonight? Dean, none. Do I have a motion to adopt the agenda as presented? We have a motion to accept. Do I have a second? All in favor? The agenda is adopted. We'll move to approval of minutes. Has everyone had a chance to read the minutes? And is there a motion to accept as presented? So move.

We have a motion to accept. Do I have a second? Have a second. All in favor? I any old business, Mr. Coley?

New business. will move to item 9A, which is to consider conditional reszoning request CZ 2026-07 for 48 acres located at 137 Owens Farm Road, 157 Owens Farm Road, 169 Owens Farm Road, 175 Owens Farm Road, 179 Owens Farm Road, 1320 Shears Road, 124 Evening Evening Shade Lane and 1:30 Evening Shade Lane.

Good evening everybody. Good evening. I'm going to turn it over to Assistant Town attorney Carrie Austin.

We always take a moment at the start of our meetings to talk about the scope of municipal authority. North Carolina is a hybrid state. Uh as a municipality we are granted authority to act from the state through our state statutes. Usually there's two types home rule or Dylan's rule but we had to be different and we are a hybrid state. In home rule states municipalities have very broad powers to make their own rules. And in Dylan states, uh, municipalities can only exercise those powers that are expressly given that are necessarily or fairly implied or incident to the powers expressly granted to them or that are essential to the municipality's purpose. North Carolina is not a home rule state and our authority is much more limited than in a Dylan's rule state. We can only exercise those powers granted to us. As I said that there is no inherent authority to act. So you will see that local bills and uh things like our own charter give us uh power but we don't have that just inherently. The state legislature controls whether the state, a county or municipality has over has authority over a service or governmental function. For example, counties have exclusive responsibility for schools and social services. Um the state legislature determines through state statutes what the town can or cannot do. For instance, we cannot charge impact fees. All righty. And

oh, excuse me, Mr. Warner. Thank you, Miss Austin. And I was going to ask the board quickly any conflicts of interest in this matter. Being none, please proceed. Forgive the interruption.

Uh, prior to discussing the item this evening, we uh planning likes to take an opportunity to discuss uh land development. Uh so there are uh by right or base district development all land is eligible to develop under local zoning ordinance regulations which established permitted uses densities and other associated development standards. Development complying with existing zoning is approved administratively by staff by right or base district resonings. These are resoning requests to a base zoning district. Such requests require approval by the town board. However, no conditions may be added. And finally, conditional reszoning, which is the case you'll hear this evening. Developers may voluntarily enter into a conditional zoning district to restrict uses, densities, and other site features as depicted on a concept plan. Conditions may include site enhancements or community benefits. For example, increased buffers or residential design standards. Conditional resonings require approval by the board of commissioners and become binding through a sightsp specific ordinance approved by the commissioners and affidavit signed by the property owner. All righty. And with that, I'm presenting uh my name is Patrick Warner. I'm a planner um presenting CZ 2607 for Energy United this evening. Uh CZ 2607 for Energy United. Uh, the Energy United team is seeking town of Morsville conditional hybrid light industrial zoning for a 48 acre site across 10 parcels located at 175 Owens Farm Road. Annexation is being sought concurrently. This resoning request aligns with the town strategic priority area of individual and community economic vitality by supporting the strategic plan goal of assisting sustainable business growth by leveraging local strengths and identifying new market opportunities for expansion. Quick overview of the property. The owner is Energy United Electric Membership Corporation. The applicant here with me this evening is Steve McCathan. The property is located at 175

Owens Farm Road, approximately 48 acres in size and would reside within voting ward 1 if annexed. Here are some site photos of the property. Uh the site consists of a mix of developed and undeveloped uses um including residential, agricultural, and industrial use. Some history on the property. The site is currently zoned town of Moresville Residential Limited Service and Idard County RA. The site is located west of the intersection of Shears and Rocky River Road and the site does not lie within one of the town's wershed protection overlays. However, it does contain a significant area of stream buffer. Some highlights about the project. Uh the applicant is proposing the development of an electric utilities operation center to serve the uh the Lake Norman area. The a new public ride rightaway is proposed along the northern property boundary to access the site and land reserve for the future east west connector corridor supporting potential connection between NC115 and shears road in future. The future character and land use map designates the area as neighborhood residential and is located within a neighborhood center node. The site does lie within tier one and tier two of the town's utility growth map. Here you can see a list of uh restricted uses through the voluntary conditional hybrid light industrial that the applicant is proposing. Give you a moment. The required neighborhood meeting was held in person at the Charlesmax Citizen Center on February 25th, 2026. Nine community members attended this event. Um and the main points raised included viewpoints, fencing, and proposed fuel tank locations. After this meeting, the development team did submit a revised concept plan that I will show shortly um that best accommodated these community member requests.

A quick update to the uh traffic impact analysis as outlined in the town's UDO. A traffic impact analysis is required as the proposal creates a fourth leg of the existing signalized intersection at Shears and Rocky River Road. The town's transportation engineer has issued a waiver permitting the project to move forward through resoning and annexation prior to TIA approval, but this step is required to be completed prior to site plan approval. Here you can see uh the approved concept plan after the neighborhood meeting and some of the comments that were addressed there. did want to point out the future east west connector dedication of land that is to the northern property boundary. Additionally, the applicant did provide some preliminary site elevations to give us an idea of what that property may look like as well as a elevation exhibit to help better understand the sight lines and viewpoints from the surrounding properties. Staff has identified that the project meets various map amendment standards as the site supports key infrastructure priorities outlined in the comprehensive plan. The site is consistent with being a growth area for utility connections within both tier 1 and tier 2 and the site can be serviced by public safety services and town utilities. However, the site is incompatible with existing residential and commercial land uses, not creating a logical transition orderly development pattern, introducing a zoning district to the area that is not a logical transition from surrounding lowdensity residential. Additionally, the site is inconsistent with the future character and land use map identified as neighborhood residential and within a neighborhood center node. Happy to answer any questions and the applicant is here with a short presentation as well.

Thank you, Mr. Warner. questions from the board staff. All right, with that, if the applicant would like to step forward, and if you'd please just give your name and address for the public record. Thank you. So, my name is Stephen McCathan. I'm the vice president of energy delivery for Energy United. Uh, my current address is 132 Quail Haven Drive in Troutman, North Carolina. Thank you, sir.

Um, so first off, I just want to say, you know, how much I appreciate working with Patrick and Ashley. They've been great to work with and certainly have been a huge help throughout this entire process, and I appreciate it. I will also say I've got Shaw Zimmerman, uh, who's with Myers Chapman, who's a construction company we're working with, as well as John Curry, our architect. So if you ask me anything too technical, I I may defer to them, but certainly uh happy to answer any questions you have. Just to kind of give you a quick overview of Energy United. So we are a notfor-profit electric utility. So we are owned by our members. That's essentially what that means is electric cooperative. Um we're one of the we are the largest electric cooperative in the state of North Carolina. There are a total of 26. Um, and of course we provide safe, affordable, and reliable power while striving to improve the quality of life for our members as well as communities we serve. Energy United is governed by a board of directors that is elected by our members. Um, you know, obviously once you become a member, then you get to vote for the leadership of the cooperative. Uh we serve over 19 or serve portions of 19 counties and serve over 143,000 members in this area where we're proposing to build the uh operations center as part of the territory that we serve. Energy United intends to construct a new Lake Norman operations center which will replace our existing Lake Norman operations center which currently is located in Cornese. Uh the membership, we like to joke about it a little bit, but when we built the original building, we served 4,500 members in this area. We now serve 45,000. So, we've just simply outgrown our current location. Uh facility will serve approximately 45,000 members located in southern Aardell County. Uh it's our Lake Norman region operations center. So, it also serves portions of Meckllinburgg,

Cabaris, Gaston, Lincoln, and Kataba counties. It will be a combination of office space, operations center, warehousing, fleet maintenance, and outside storage for equipment such as poles, transformers, etc. Um, we have approximately 35 Energy United employees that will be reporting to this office daily. We do also support some hybrid and uh remote employees who will occasionally come into the office, but that'll be the main. And then we also have approximately 15 to 20 contract employees who will be in and out of this office on a daily basis. Um and again as Patrick mentioned as part of this project we'll be working with the East West connector that'll be lay on a portion of the uh property as well. Um just kind of go over this is our concept plan. This is the overall design of it. You can see again it's a combination of office, warehousing, enclosed uh fleet storage. Um there will be also be some fleet, you know, parked outside in the yard. It's got a combination of yard. Um some of the things that we did in in response to some of the comments we got during the community meeting. If you notice, the fuel storage is kind of over there to the left. I know it's hard to see. Originally, we had it over towards the right closer to some of the residential homes. Some of the comments we got during the community meeting was, you know, they prefer to be it farther away. Um, it is an above ground storage tank, so we did relocate that to the other side. Um, you can see we've got plenty of space here. You know, our goal obviously is to build something that's going to last us for a good long time. Um, we did also change some of the buffers around. Some of the comments we got, particularly back towards the back property there to the south, was they wanted to preserve some of the older trees that were in that area. So, we did work with them and and work with our construction team and, you know, got

that set aside so we can save some of the older trees that were back in that area. And, uh, I'll go over that a little more here in just one second. Um, this is kind of a concept design. We've gone through a lot of changes. We're still working obviously, but you know, we do envision it being a two-story office complex um with the warehousing and enclosed vehicle storage in the back as well as a vehicle maintenance area. And this is kind of the the view from the back, if you will. One of the community members had asked, you know, again, about saving the trees and just asked that we kind of depict what he would be able to see from his view. And you can see there, you know, we were able to work it out to where we would save the tree. I know we had some questions on the fencing. We've got 8 foot security fencing back there. Um, of course, it'll be full cut off directional lighting so we won't, you know, have light pollution going in the back or anything like that. Um, and then of course obviously along with the existing oak trees, the older trees that are back there, you know, more than happy to plant whatever additional buffering is required. Um, but that that was really the extent of my presentation. So, if anybody has any questions, I'm certainly happy to answer them.

Thank you very much for that. I my first question I'm sorry I can't read the site plan. What type of screening? You all have a lot of vehicles. What kind of screening are we talking? I know that there's buffers, but all the trees are cut down. It just doesn't really match with the area. get comfortable with it, but not if we can it's going to look like a car big parking lot full of white trucks.

So you again we have a lot of enclosed vehicle storage space. So our EU vehicles, energy united vehicles will be largely parked indoors after hours. Um we do have some contractor vehicles that will be parked outside. But you know again along the back side we did work to extend that buffer and also more than happy to plant whatever additional plantings to be able to you know grow up and provide a screening. So to the south as I see it is probably our biggest exposure there. To the east we also have some exposure but you know we're more than happy to plant you know screening up in there as far as any additional vegetation. Of course to the north area you've got the east west connector road not as big a concern and to the west you know obviously we've got a lot of land over there. So

that's that's exactly my those are my concerns right there. I just I I know that there these are larger parcels next to you now but at some point you know this whole area is going to y be developed and I don't know if exposed vehicles that' be my question and I second I have a second question. you all left commercial vehicle sales and rental in the conditions.

So, you know, not that we do any of that today and we don't vision any of that, but you know, obviously we do rent vehicles from time to time and store them on our areas. So, that's why I wanted to make sure we listed that. My only concern is that I know you all intend to make this your home, but we always have to look at the next person coming and this could become a car dealership very easily because it's allowed under zoning if you all told. Did you have a chance to discuss with staff? I I think qualifying for something under rental I don't think is going to impact you unless you were actually

purchasing the vehicles and you were renting them to someone. So I don't know if that's part of the course of doing business or not but just No, typically it is not. You know the main reason why we did of course we do rent vehicles for our own use. So if that's something that we need to strike out certainly you know we would be open to that. I don't think if that was not involved, then I don't think that's going to cause you any course of interruption with your business as long as you're the renter and you're not the person leasing the vehicles out. No, that would be fine.

Yeah. So, looking at the site plan, it looks like the access is going to be off the future east west connector that's not yet built. So what's the timeline on the construction of this and how that lines up to East West Connector and is there going to be temporary access or what does that look like? So the permanent access will be through the East West Connector and we will be building a portion of that as as part of this project. So the vision is we would access off that and start construction of it right when we started construction of the building as well. I mean it would be all part and parcel of the construction.

Okay. Can you do Mr. Red? Yes. So, could you talk about what the operations component of what of of of what what specifically is going to be going on in on the property because you mentioned that uh the property is going to be designed for storage, for office space, for etc. And in there was operations. So tell me more about that please.

Okay so we are an electric utility. So you know we service the power lines. So uh when we talk about operations you know essentially that's what we use it for. So our crews operate from this site. You know there's not necessarily any construction or operations. You know they aren't maintaining the lines there. They come in in the mornings. They get their jobs. They load their equipment. They leave out. They work on the lines, power lines, wherever they may need to go in the region in that time and then they come back in in the evenings. We will also be doing some training. Um, so, you know, they do have a small training area where they, you know, we'll be climbing the poles, that type thing for training needs. But in general, it's just to operate those crews in and out, move them in out, and have the storage we need for the poles, the transformers, the equipment that they're going to need for their daily jobs. But, you know, we do also have some distribution designers that will be working out of this office. Basically, they're the engineers who go out and design the jobs. So, you know, they come in, draw the jobs up, you know, work with the crews to be able to get the jobs done. But that's in general. And then, of course, we do also have the fleet maintenance area where they will be maintenancing the trucks. This is it's got a couple of mechanics that, you know, potentially could work out of that location and service the trucks from there. Is that an indoor facility or

The maintenance area is indoor. It's in the back of the enclosed uh storage area. Okay. And um what type of fuel are you storing on the on the property? So we have both diesel and regular gas, unled gas. So some of our vehicles require diesel obviously, others are gas. What capacity?

Um usually we use about 10,000 gallon tanks. So there probably two of those. We do above ground storage these days. Obviously they would have the proper burming and everything around them. Should their double wall tanks to help prevent spills, all the protection we can, but you know it would be obviously with the burming and everything around them, it would be contained. And those are the tanks that you agreed to move. Those are the tanks we agreed to move. Yes, sir. that originally we had them on the eastern side of the site and if you look now they're more on the western side and Mr. Cole.

Yeah, just uh kind of tying into the buffer which was a little bit of a very general discussion was the comment about the fencing that was made at the meetings.

Uh generally it was chain link fence and you all agreed that you could probably do something enhanced. talk a little bit more about I assume that the whole property will be fenced or will it the fence how will the fencing I guess there's one area particular where there's homes across the way where they're concerned what they're looking at which is why we saw the one view that you showed us and just trying to get a how is that going to get resolved so that we can feel like that taken care of for the neighbors properly. I said, you said you'll do whatever, but how do we get to whatever?

Okay, so you know, our typical fencing is uh 8 foot tall chain link fence with bar bar on the top. You know, we're more than happy to coat it with different colors, make it more attractive. you know, up front we are looking at a more, you know, I guess steel, um, black steel as far as decorative fencing up front, but in the back, that's what we're proposing is that type fencing. And if you look, you know, particularly along the backside,

you if you're worried too much about the concern, you know, if you do look, there is when you come down from the buffer, you know, the fence is actually going to be down at the bottom of a little bit of a hill. So, it really won't be that visible from, you know, that backside property, which is where they were concerned, which is where they were concerned. Okay, cool. I guess it'll all get ironed out in the final plans. The final is that right, Jim? Is that Thank you. So those details like what color the fence and how much buffer or what other trees that's all still got to come. Is that okay?

Well, they've agreed to leave the trees. That was one of the things. No, but plant additional anything necessary to make it look good over there. One thing just for the board's knowledge, I did get a call from Ben Johnson through their family I guess the property and Ben did voice u a strong support because of your all's

participation with the neighbors. So just uh again I got uh a good feeling you know that he wanted to communicate about the way that you all have handled yourselves addressing the neighbors. So we as a board certainly appreciate that because that resolves a lot of matters before they ever come before us. Yeah. Obviously again you we're a member owned cooperative. So uh this is area that we serve. So those neighbors that we're working with are our members or our part owners. So you know we have a definite interest in keeping them happy.

Well anytime the winds blow through and take trees down maybe you can help Duke Power help us when some of that comes into play. Are are there any additional questions? I've got a a quick question. The three lots to the east along Shears Road, have you had discussions with those people? And is there plans for future expansion or absorption of those lots? We have had some discussions. We have not reached any sort of agreements yet. Um you know, certainly we would be still be open, but there are no plans right now to And did they attend? Do you know if they attended the meeting and did they show approval, disapproval?

Several of them did attend the meetings. Um, and you know, they showed approval. They asked some questions, but okay. One's here to comment tonight. So, I'll certainly let her speak for herself, but um, you know, there was no, I said other than the fuel tanks, that was probably the biggest discussion we had from them. Thank you. Any additional questions? If not, thank you very much. Mr. Mr. Warner, did you have something to add?

I did just want to point out one uh comment that was uh related to buffers. So, uh the property, the project is required to install a type A buffer. Um so, what you're seeing there um to the south and to the east um is going to be a type A 50oot buffer um with it the addition of the uh screened fence as well. So,

thank you very much for that. I will at this time open up the public comment portion and we had Miss Janice Carricker that would like to address the board. And again, Miss Carricker, if you'll just give your name and address uh in this microphone for the public comment portion and then you have three minutes.

Uh my name is Janice Carricker. I live at 1332 Shears Road. My house is right in front of all this property behind me um that they have purchased. And my one my I have two concerns. How is this resoning going to affect my property? And um another comment I had about the fuel tanks. I would very much uh be very happy if you would move those fuel t tanks on back because that's um I mean you have no idea you know what what would happen to them but I'm sure you would secure them but I would be very happy if you would move them with all the property that you have move them on back from the from my property and to the side, to the back, however you decide to do it. That's all I have.

Well, thank you very much for Mr. Werner and the applicant. Well, let me first close the public comment portion. Miss Carricker was the only speaker that we had, but I I've heard that these tanks had been moved and maybe Miss Carricker wasn't aware of the movement of the tanks and where in relationship to her home. Is there anything that you can give her uh regarding that and where they were originally to be placed and then where they are are going now?

Let me defer to and show her exactly where they were. Okay. Well, thank you very much. And then the annexation would not impact her property at all since she is not part of the group coming. Correct. Yes. That's so just wanted to see that you were assure of that Miss Car and thank you very much for giving her some reference points on the tank situation.

If I understand the map, they're actually being moved on the other side of the building. That is correct. Yes. So, it's quite a long movement in the building now between her house and where the tanks are where before they were on the side. Just just to clarify, sorry that that the the new location is all the way on the other side of the building where they were by her house. Correct. Okay. Thank you. Did you have something, Miss Al? Just when we finished to have him uh the applicant come back up for the agreement to the conditions.

I'll ask the board if there's add any additional discussion on the matter. I have a question. The buffer a I'm sorry like I saw the 15 foot setbacks. I got to tell you I couldn't even tell that was 50 feet. What does a require? They just leave what's there or they have to do any type of plannings? Yes. So uh it I believe and I would need to confirm I believe it's three. Thank you.

Okay. So, for a 50- foot wide uh buffer, four canopy trees and four understory trees are required for every 100 linear feet in addition to 90 large shrubs. And I apologize because again, I just can't see it directly on behind the properties off Shears Road. There's a little area that looks narrower right there. So, that does not have the 50 foot buffer, but I just can't read what's there. I'm sorry. No. Um the entire uh eastern and um yeah eastern property boundary has accounted for a 50- foot vegetated buffer. Is it changed from what we got?

Is that darker green area additional buffer? read it. Okay, Mr. Coley clarified it for me. So, um, the further furthest most eastern property is a corridor mixeduse property. So, it only requires a 20ft vegetated buffer uh, as opposed to a 50-ft vegetated buffer when it's a budding residential. Is that still type A for the 25 ft? It is a type C. What does C require? C is a 20 foot wide buffer where two canopy trees and six understory trees are required for every 100 linear feet.

So there's still a tree requirement. Okay. Yes. Thank you. Did you have So was the was the darker green area an additional buffer or is that just Why is that little darker green on that corner? Yeah,

I just can't read. Okay, that's fine. The darker green, that was the specific area where we were asked to save some of the older trees in our original plan. While we had always planned for a buffer um just because of some of the original plans and the grading, we were taking down some of those trees. So, some of the comments we got during the obviously community meeting was they really wanted to save those older trees. So that's kind of that darker green shading is the area where we're actually going to save the older trees. Um obviously we'll come back in with additional plings if whatever we need to do to meet the type A.

Okay. So just stay there if you don't mind

while you're there for conditions. So, I I just want to as always go over the things I heard with the board. Um because I heard that you wanted there was a desire to delete the sales and rental of commercial vehicles. Is that correct? A thumbs up or something to signify a nod. Okay. So, that deletion and then uh there was talk about increasing the buffer along the south and the east and now we talk about type C and A. Is there any discussion or desire to ask for the buffer to be A versus C or But my question is for the tree save is that it says that the site plan shall conform to the approved concept plan. Is saying we want a tree save on there and the fact that what we saw had a version with the tree save on there. Is that enough or do we need to specifically say? Well, and I can't tell you what all that says, but um uh if that indicates the tree save, then yes, saying that it has to conform to the concept plan and that is approved, that would be fine. Um I don't know if that says anything about saving the trees that are there. I don't know um what that would be a question for staff as to what that because they can blow it up and see what it says.

Yeah. myself specifically. But yes, if there's anything that's not on the concept plan that is promised or desired, it's always better to put it into the conditions. I'm just reading what what they agreed to item 10 is they agreed to a type Candape.

What are you What are you I'm looking at it says public comments owner applicant Mr. Jacob agreed to 10 conditions this or is this from last meeting? Yeah, this the last I was like I only have five that's from last month's meeting.

Okay, Mr. Warner, was there anything to add or did um Mr. Kohley is in the process of looking for that information. So, while they're looking for that, I also heard talk about fencing. Is there anything with the fencing that needs to be flushed out or are we fine with where that is? I think it was left at just steel, right? Or was it was it left at black coated steel the fencing? Well, they're gonna

Can you speak into the microphone, please, Mr. Cole? And the one area they were going to probably use the black steel fencing to improve it, but it's a small area. It's not not don't we need to put that in? If there's a particular type of fencing that's not required, then yes, it's better to indicate what it is. That is one of it's an enhanced if it's an enhanced fencing that's that is required.

There is an option of material that material choice within the UDO, but that is not explicitly called out at this time as black coded. So there would be other options. So they're not wedded to one option at this point. So if there's a specific option that is desired, then that can be placed in as a condition if they're agreeable to it. But if it would now be I don't know if y'all can see what the options are, but there would be a list of different option materials material options. And my understanding was that it was uh it could be a coated fence around the perimeter of property. The front would be decorative rail fenc

is for just a point of reference is your current facility when you say in Cornelius is that south on 115 just as you go past on the right. Mhm. It is. Well, I know that facility has always looked very nice. It's always nice. I was honestly shocked at this one compared to that one just because that one's brick and it's very nice. Yeah. And you're not using that material, the same material up here. We are not. No. Um, you know, just we needed to make it a little bit bigger. So, you know, going for a little bit, but certainly, you know, still want it to look nice. Can the front gate be chain link under the UDO?

I do not know that it's explicitly calls it out as that it can or cannot be, but I could look into it and follow up. Yeah. Decorative fence sounds nice, but chain link fence right off the fresh new east west connector does not sound as nice. You're thinking a decorative fence in the Yes. I mean, I I don't want to tell them like I I just don't want chaining fence. A junkyard. Yeah. And this is for reference to the wording down there at the bottom. Basically just says existing vegetation to remain developer to supplement with evergreen shrubs and trees as necessary to achieve a type A buffer as defined by the town's ordinance.

Okay. So that is a type A buffer which would be the 50 foot. So but that is only going to be where the dark green is or will that buffer surround that type A buffer? The type A buffer will surround. I mean that's the part of the requirements of the town ordinance. Except where it's a C because it but it's adjacent to a hybrid like industrial. Is that what they corridor mixes?

I'm confused. Is that when I see the darker green and that I'm thinking that that type A is only that darker green. How do I know that that

there's more than one? Okay. So, it is a type A buffer on. Okay. So, there's no change to the buffer. Is that what I'm hearing? No change to the buffer that's required. We do want the commercial vehicle sales and rentals stricken. And this fencing we were still talking about that I believe. Is there anything I think Miss Temple your your primary point was no chain link in the front.

Correct. I think the back I mean better black but with 50 feet plus vegetation I don't know that you're going to see that if it's a silver gray chain link fence without maybe in the winter peering through the trees but the front I don't think that we want that it's be kind of shocked it's allowed so um consistency would be the biggest call out that fencing would require So every it being consistent throughout the entire site, including the front with the security gates. Yeah, that doesn't that doesn't make sense to me.

So you're saying it is chainly? No, it doesn't have to. I

mean, I guess from economic point of view, it it's such a big piece of property on the other side. have that more expensive fencing, we'd better spend the money up on the front where the where the homes are or or what you intended, I think, is across the front where the connector is. So, the front of your building there where it would come in, that would be enhanced fencing. And uh and and then I guess it is an issue. I mean, you know, when you get over here by the road, then you know, if the fence is right along the road, that's not going to be happy for anybody, I don't think. Look at the chain link that's right along the road. But you got a lot of property. It doesn't have to be right there.

Well, towards the front, it would more the I guess the vision there is that part would be open. It would be more, you know, towards once you get to the yard area, if you will, the gravel area, that's where the fence would be. So, there's no fences. the front, not at the road. Like your little red pointer or something so you could kind of point out where it's located on their plan. So you're so where your where your driveway is coming to your parking lots and going back to the gravel area.

Okay. Let's see. Yeah, we would have fencing that would go up to the to the building there and then I think it kind of goes along out here and down. Am I getting that roughly right? Yeah. So there towards the front the parking lot I mean that would be more towards you know there would be no fencing there but it would be to contain the yard and that area in that

it's it's hard to tell but I mean just looking at this it seems like that would probably be a couple hundred feet off of east west connector right because you got the parking lot this pretty big buffer. Yeah. Yes it would. So is everybody satisfied with the leaving the fencing? Okay. So, um, as applicant, have you had a chance to look at the proposed ordinance or do you have a copy there in front of you with the five? I've looked at it. Yes. Okay. So, there's five uh conditions. Did do you have one there for him, Patrick? Right.

Okay. with the only change being that commercial vehicle sales and rentals would be stricken from number two. Do you agree to all of those five conditions? Yes, I do.

Thank you. Any additional questions or discussions before we move to a motion? If not, then I would ask for a motion on the matter. I make a motion to recommend that the town board approved CC-2026-07 as the proposal supports key infrastructure priorities identified in the town's one Morrisville comprehensive plan specifically the development of an electric utility operation center and the preservation of land for the future east west connector corridor aligned with the plan's identification of this corridor as a critical east west connection. Additionally, the site is identified within tier one and tier two of the town's tiered growth map. The exot designated as a priority in the utility growth area. The proposal is reasonable and in the public interest because it supports essential utility operations and accommodates future transportation infrastructure while providing a logical and orderly extension of services in an area plan for continued growth.

So we have a motion to approve from Miss Smith option one. Do I have a second to that motion? We have a second from Mr. Red Arrow. All in favor? I. Any opposed? So the motion carries in full and our recommendation to the town board would be to approve and thank you very much again. Thank you for your cooperation working with the citizens in that area.

Mr. Coley, we'll move to item nine which is administrative items. Okay. Then are there any points of discussion with the board? Mr. Cole,

I don't always watch the commission meetings, but I just have a curiosity question uh tonight. When the presentations are made to the town board, how are they communicated what was done with the planning board? because it's not mentioned in the presentation as that I saw and I'm just wondering so the public doesn't hear whether what they're seeing is a proposed go ahead or it was not recommended. It it is in the staff report. It is

and we can add that as a slide into the presentations for the town board as well. Well, I think that's for bigger minds than me, but it just occurred to me that if it is a public record and then this the other stuff isn't uh that it would might make a difference knowing that this is there is a function here and it's either yay or nay when it got there. So, that was just my thought. Absolutely. Thank you. Thank you. Thank you, Mr. Cole. Any other thoughts or discussion? If not, then do we have a motion to adjurnn? Second. Second.