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Piedmont Natural Gas LNG Facility Rezoning

At a glance

  • What: Piedmont Natural Gas and Duke Energy request to rezone 1,600+ acres from rural agricultural to conditional heavy industrial for an LNG facility.
  • Where it stands: on October 20 the Planning Board recommended approval 4-1 of REZ-26-23 (RA-1 and RA-2 to CZ-HI) with added conditions, after about 4 hours 45 minutes of presentation, questions and some 25 public speakers, nearly all opposed.
  • Next: Commissioners' public hearing November 9 at 6:00 PM; residents have asked for a larger venue, a postponement and independent studies. A special use permit is still needed for the LNG storage facility; the Energy Reliability Center is allowed by right once rezoned.

The proposal

  • Three above-ground tanks, 4.4 BCF, over $2 billion, about $4 million a year in tax, 40 to 55 jobs.
  • Horizontal drill under the Yadkin, Williams Transco easement.
  • Construction mid-2028, operation around 2031.
  • Duke also proposes combined-cycle units CC4 and CC5 (1,365 MW each); Energy United would serve load (peak about 800 MW).

Planning Board packet (October 20)

  • Application REZ-26-23 dated 9/18/2026, Piedmont Natural Gas Company (signed by Vice President Neil Moser) with owner Duke Energy Carolinas.
  • 1,616.51 acres at 3714 Giles Road, Tyro Township (Tax Map 6 Lot 1, PIN 5776-04-82-6694), RA-1 and RA-2 to CZ-HI.
  • Per the Planning Director's written interpretation of September 16, the Energy Reliability Center is permitted by right and the LNG storage facility needs a Class B special use permit in CZ-HI.
  • The narrative gives the tract as 1,616 acres in one place and 1,661 in another.

Site and design

  • Development would cover about 500 acres.
  • Three LNG tanks up to 200 feet tall and 300 feet across.
  • 200-foot perimeter buffer; tanks set back 175 feet.
  • 24 percent built-upon cap under the watershed ordinance.
  • Access from Giles Road and Callahan Hill Road.
  • The facility would serve proposed 1,360-MW plants CC4 and CC5 in Davie County.

Applicant requests and estimates

  • A five-year vested right under G.S. 160D-108.1.
  • 45 to 55 employees averaging $135,000.
  • Over $4 million a year in county property tax.

Planning Board hearing (October 20)

  • Applicant team: attorney Katherine Ross, Neil Moser (Piedmont), a Duke Energy representative on need, Piedmont operations, an air-quality consultant (air permit applications filed in October), an acoustical consultant (design target of a day-night level of 55 at the property line; about 54 at the nearest home) and local counsel on the Land Development Plan.
  • Board concerns: ERC close to Callahan Hill Road homes, construction noise and traffic on a tar and gravel road, lighting, water for construction, berms, preserving farmland on the unused acreage.
  • Public comment opposed: Land Development Plan policies on farmland and Yadkin water quality, spot zoning, missing studies, emergency response and EMS capacity, air quality (a fine-particle monitor near the limit), noise, dark skies, river and paddle trail, traffic, property values, and the claim that the power is for data centers.
  • Staff (Lee Crook) recommended approval, citing changing conditions, access to the Transco pipeline, the 1995 Becky Hill Road precedent and the large buffers.
  • Vote: 4-1 to recommend approval with the amended conditions (dissenter not identified in the captions).

Conditions offered or added at the Planning Board

  • Lighting down-shielded and light pollution eliminated to the extent practical, with a third-party lighting report within 90 days of approval and staff approval of the plan.
  • 300-foot vegetated buffer along the eastern line by Callahan Hill Road, with a 20-foot berm extending about 100 feet past the ERC corners (subject to permits).
  • Callahan Hill Road emergency access only in operation; Giles Road entrance built first after erosion controls; staff-approved traffic plan, daylight hauling, road left equal or better.
  • Site locked to the dashed area on the plan; farming and forestry on the rest to be explored.
  • 200-foot natural buffer, 200-foot height cap, tanks 175 feet from property lines, 55 sound level at the line, post-construction sound survey.
  • Gas line to cross the Yadkin by horizontal directional drilling about 100 to 200 feet below the river.

Status and next steps

  • Planning Board recommendation: approve with conditions (4-1, October 20).
  • Public hearing before the Commissioners set for November 9 at 6:00 PM.
  • Open houses planned for January.
  • Residents asked for a larger venue and a postponement.

Sources

  • 2026-10-20 - Planning Board (video auto-captions and posted agenda packet)
  • Application REZ-26-23 and site plan in the October 20 packet

Discussion time

About 335 minutes across 2 meetings (from transcript timestamps; approximate).

Meeting Minutes
2026-10-20 - Planning Board 284
2026-10-01 - Board of Commissioners Info Meeting 51

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