[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6607487,"mediaKeyId","2952734-9859c819dda04b52708f731dc73f2044","parentId",2952734,"title","Forsyth County commissioners approve UDO edits, four bond orders and a slate of contracts and resolutions","audioSeconds",4269,"startMs",1022000,"endMs",5291000,"viewUrl","/Search/View?dp=1&key=2952734-9859c819dda04b52708f731dc73f2044&start=1022&end=5291","thumbnailUrl","https://assets.pipeline.soar.com/2952734-9859c819dda04b52708f731dc73f2044/thumbnail_1022000.jpg","articleUrl","/articles/6607487/Forsyth-County/North-Carolina/Forsyth-County-commissioners-approve-UDO-edits-four-bond-orders-and-a-slate-of-contracts-and-resolutions","mediaUrl","https://secure.pipeline.soar.com/6607487-9705e975e5aa0a3345499cacf6a7e7db/orig.mp4?Expires=1771162238&Signature=Ec6u65~0ILZJygFtSEtBHIe7yRmW4Lya~gAgWfpqJ-NvH59oJCGXpuGYUOzSG-Tv61STsP5A4gzj51X-DK7s-1vxYXO5vm1tlJIkDUMiKbjtiyA4PjUdwGyFPn0F6R1EWtH0Ux0kl0Nk6uDVe2LN0A~cMgB6yTlOWVHO4OvtBKKeBE5YoxdMFphXop~33ybFpe4vUEoCLzal~NYU3K~FCy7KsMXV92BEjTztWZzfoFlQ5H7J0J0GUMZ9u0AsMZslNt0btTeDo-K26dtxvYmbrZsWG4c-dBiFELVgGyg1BkGiCZeUZIrEeirBkkloi8PqWpo1teEeaFuSfBNTqtcaTg__&Key-Pair-Id=KUT5TJCACFTXG","author","Forsyth County","date","2025-04-10T21:04:26.263Z","article","Forsyth County Board of Commissioners on April 2025 unanimously approved multiple routine and major items, including two text amendments to the Unified Development Ordinance, four separate general-obligation bond orders representing school, community college, parks and public facilities needs, and a number of contracts, budget amendments and proclamations.

The approvals included: a text amendment clarifying single-family lot-size rules in multifamily residential (RM) districts in the county Unified Development Ordinance (UDO CC 28); a UDO amendment to conform Historic Resources Commission language with changes in North Carolina General Statutes (UDO CC 29); four general obligation bond orders — $27,335,000 for school capital projects, $2,300,000 for community college projects, $2,000,000 for parks and recreation, and $2,000,000 for public facilities — and a sale resolution authorizing combined issuance of up to $33,635,000 in general obligation bonds. The board also approved multiple budget ordinance amendments, a vehicle subfund appropriation, renewal contracts for risk claims administration and document-management software, and proclamations recognizing April as Child Abuse Prevention Month and National Public Safety Telecommunicators Week.

Why it matters: the bond approvals and ordinance changes affect capital spending and land-use rules in Forsyth County. The bond votes commit the county to proceed with sale-resolutions and bond-authorizing steps required under state law. The UDO changes are intended by staff to clarify development standards and correct inconsistencies that staff and the planning board identified.

Key decisions and details

- UDO text amendment (UDO CC 28): Planning and Development Services staff presented a text amendment to Chapter 4 to add a footnote directing users to the RM-5 table for single-family dimensional standards and to standardize the minimum single-family lot size at 5,000 square feet across RM districts. The planning board recommended approval at its October 2024 public hearing after no speakers opposed. Motion to approve: Commissioner Bessie; second: Commissioner Wilson. Vote: unanimous (Chair Martin; Commissioners Bessie, Wilson, McDaniel, Woodbury — yes).

- UDO text amendment (UDO CC 29): Amendment to Chapters 3, 4, 10 and 11 to align Historic Resources Commission (HRC) provisions with recent revisions to Article 9 of N.C. General Statutes (chapter 160D and 2022 updates). Staff said the changes correct typographical errors, regularize terms and do not change current HRC operations. Planning board recommended approval (no opposition). Motion to approve: Commissioner Bessie; second: Commissioner Wilson. Vote: unanimous.

- Bond orders and sale resolution: The board held separate public hearings and approved four bond orders: $27,335,000 (school general-obligation two-thirds bonds) with $8.5M for biannual capital maintenance and $18.8M for Ashley Elementary; $2,300,000 (community college); $2,000,000 (parks and recreation); and $2,000,000 (public facilities). Staff said the school bond order could include up to $2.1M in premium proceeds if the board chooses to accept bond premium proceeds; the board was told staff will bring that decision back before the bond issuance date (May 5 was cited as a decision deadline). Final action consolidated the four orders under a sale resolution authorizing issuance up to $33,635,000 (Series 02/25/2025). Motions: movers/seconders varied (see action list). All votes: unanimous.

- Budget and capital items: The board approved multiple items affecting Forsyth Technical Community College (capital-project reallocation and salary increase appropriation totaling $387,457), a vehicle-subfund appropriation of $1,791,978.34 to allow additional capacity for vehicle purchases and repairs (including ambulances and Sheriff’s Office vehicle replacements), and other routine FY25 amendments. Staff noted a deeper vehicle-replacement plan remains in progress.

- Contracts and subscriptions: The board authorized a contract increase not to exceed $441,455 for Brentwood Services Administrators Inc. for third-party claims administration (workers’ compensation, auto, general and property liability) for FY25–27, and awarded a one-year Laserfiche document-management renewal to MCCI not to exceed $145,255 for the term ending 03/27/2026. Motion to approve Brentwood: Commissioner Bessie (mover); Commissioner Woodbury (second). Motion to approve Laserfiche renewal: Commissioner Bessie (mover); Commissioner Wilson (second).

- City-County Utility Commission infrastructure expenditure (Front Street Capital): The board approved a resolution authorizing a $1,000,000 0% loan and a $735,000 grant from City-County Utility Commission funds for municipal infrastructure to support a 300,000-square-foot speculative industrial building at Union Cross Industrial Center (item covered in its own discussion in this meeting). Motion to approve: Commissioner Bessie; second: Commissioner Wilson (see separate article for details). Vote: unanimous.

- Ordinance and proclamations: The board adopted a revised Air Quality Control chapter to update rules on asbestos hazard management, air-quality permits, gasoline dispensing facilities, sulfur dioxide emissions and incinerators; and adopted proclamations recognizing April as Child Abuse Prevention Month and April 13–19, 2025 as National Public Safety Telecommunicators Week in Forsyth County. Motion authors and seconders varied; votes were unanimous.

Votes at a glance (selected actions)
- UDO CC 28 (text amendment — single-family in RM districts): approved unanimously. Motion: Commissioner Bessie; second Commissioner Wilson.
- UDO CC 29 (text amendment — HRC statutory alignment): approved unanimously. Motion: Commissioner Bessie; second Commissioner Wilson.
- Bond orders: School $27,335,000; Community College $2,300,000; Parks $2,000,000; Public Facilities $2,000,000 — each approved at separate public hearings; consolidated sale resolution up to $33,635,000 approved. All unanimous.
- City-County Utility Commission loan/grant for Union Cross (Front Street Capital): $1,000,000 loan (0%); $735,000 grant; approved unanimously.
- Brentwood third-party administrator contract increase (FY25–27): not to exceed $441,455; approved unanimously.
- Laserfiche subscription renewal (MCCI): not to exceed $145,255 for one year; approved unanimously.
- Air Quality Code revisions (County Code Chapter 3): adopted unanimously.
- Tax collector advertisement resolution (unpaid 2024 taxes): ordered for advertisement May 12–June 27, 2025; approved unanimously.

What’s next: Planning staff briefings and several rezoning requests will return for public hearings in two weeks. The county will proceed with publication and the additional administrative steps required to complete the bond sales and the city/county utilities agreements. County staff said a final decision about applying bond premium proceeds (approximately $2.1 million in potential premium on the school bond sale) will be brought back for board action before issuance.

Meeting context: The items above were briefed in advance to the board and were noncontroversial in formal vote counts; the most extensive public discussion at the meeting focused on the City-County Utility Commission funding for the Union Cross infrastructure item, where several citizens voiced objections about using public utility-derived funds to support private development (that item and public concerns are summarized in a separate article).","mediaType","Video","parentTitle","Board of Commissioners Meeting - Apr 10 2025","oneSentenceSummary","Forsyth County Board of Commissioners on April 2025 unanimously approved multiple routine and major items, including two text amendments to the Unified Development Ordinance, four separate general-obligation bond orders, and a number of contracts, budget amendments and proclamations.","taxTitle","Forsyth County, North Carolina","taxId",5013,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607481,"Forsyth County approves $1.735 million utility-funded infrastructure package for Front Street Capital’s Union Cross spec building after public objections",1163,3973000,5136000,"/Search/View?dp=1&key=2952734-9859c819dda04b52708f731dc73f2044&start=3973&end=5136","https://assets.pipeline.soar.com/2952734-9859c819dda04b52708f731dc73f2044/thumbnail_3973000.jpg","/articles/6607481/Forsyth-County/North-Carolina/Forsyth-County-approves-1735-million-utility-funded-infrastructure-package-for-Front-Street-Capitals-Union-Cross-spec-building-after-public-objections","https://secure.pipeline.soar.com/6607481-9988475202ff9f3b0238e2d0ec66f428/orig.mp4?Expires=1771162238&Signature=F-HSDBc5rUVxK1RmFCC8D2Y3Cb8fqjTYU0flDR0ip6F7w0~tNCgd0cMA4ARhTKcWFW2s2qNywPfs2HbWaHrmdkQL~3sKJ2UHDozSmD~DcWrF29mpFpQw2bOOAlEQyDPE4ZpKRr6eDHPVFWldvoKWFEfhEt09bmfEbrDM8puy4VpbVh1O6K5jqKFDkiJcazTZmewl2RyLK8l9xvlxfwKnWK0tTNi7oRYQL7EYN5B4jYnKjuZVuwHA~saaR-WBq7zR-sRWRPwDEg7UQ-PiSpO3T9nU6B8BtVcpbmiBMzerOGa9UGcT0sUluGdJ8zPNjVyaqId7CnUG1YKI00K6q9OscA__&Key-Pair-Id=KUT5TJCACFTXG","The Forsyth County Board of Commissioners on April 2025 approved a resolution authorizing the use of $1,735,000 in City-County Utility Commission funds — a $1,000,000 interest-free loan and a $735,000 grant — to pay for municipal infrastructure (a new public road and water/sewer extensions) to support a 300,000-square-foot speculative industrial building proposed by Front Street Capital LLC in the Union Cross Industrial Center. The motion passed unanimously.

Why it matters: county staff and economic-development leaders said the infrastructure will open approximately 72 acres of developable land in Union Cross and provide a spec industrial building in a market that staff said currently has no immediately available speculative inventory. Opponents in the public session argued that utility-derived funds should not subsidize a private developer with an already-proven track record of profitable projects without clearer public documentation of community benefit.

What the board approved and the terms

- Board action: approve City-County Utility Commission expenditure consisting of a $1,000,000 loan at 0% interest and a $735,000 grant to Front Street Capital LLC for municipal infrastructure at the Union Cross property. Motion: Commissioner Bessie; second: Commissioner Wilson. Vote: unanimous (Chair Martin; Commissioners Bessie, Wilson, McDaniel, Woodbury).

- Purpose and uses: county staff and the developer said the funds will pay for a new public road (estimated ~$520,000) and municipal water and sewer to the new road and site (estimated ~$1,200,000). The total infrastructure package cited was approximately $1,735,000.

- Project description: Front Street representatives described the project as a $32,000,000 speculative industrial building of roughly 300,000 square feet on land the developer acquired from the City of Winston-Salem in 2020. Staff and the developer said the project is intended to address a local shortage of immediately available large industrial space.

- Loan security and repayment: county staff said the loan must be repaid in full once the facility is leased and sold or refinanced, or no later than five years from the loan closing date. The developer’s representative stated the county’s position would be second to the developer’s primary bank financing and described the project as heavily collateralized by the physical asset; details of security language were not available at the meeting because the City of Winston-Salem was drafting the final agreement.

Public comment and concerns

Resident Linda Winokoff spoke in opposition during the public-session portion and at the agenda item, urging the board to reject item 14. She criticized the use of utility funds to subsidize private development and said earlier City Council action had placed related items on a consent agenda without public explanation. As she put it: “These are public utility funds generated by ratepayers, and they should not be used to subsidize private developers with interest free loans and grants, especially when there are no job guarantees and no clear understanding nor documentation of the real return for the people in our community.”

Other residents who spoke during public comment urged prioritizing investment in existing commercial corridors and community revitalization rather than subsidizing private developers; some urged more evening board meetings to increase public access to briefings and votes.

Developer and staff responses

- Developer history and tax base: county and developer presenters said Front Street has previously used similar loan arrangements with the City of Winston-Salem and repaid loans early. Staff noted past projects led to an increase in taxable property value the presenters summarized as roughly $215,000,000 in taxable value from prior Front Street investments; a county staff figure of approximately $2,000,000 in annual tax revenue attributable to that added value was mentioned during discussion.

- Fund source and restrictions: county staff and the developer emphasized the money used for this agreement comes from out-of-county customers of the City-County Utility Commission (sewer treatment customers outside Forsyth County) and that fund policy restricts those revenues to infrastructure and economic development uses. Staff said the fund currently holds about $4,000,000 and that the city previously used similar funds for development projects.

- Security and agreement drafting: the board approved the terms presented but did not have the final loan and grant agreement in hand. County staff said the City of Winston-Salem will draft the legal documents for the utility commission; county staff and the county attorney will review them when the city completes drafting. A developer representative told the board the county loan would be in second position behind bank financing and that the overall project would be collateralized by the physical asset; county staff said they would obtain and review the formal security language when the agreement is provided by the city.

Clarifying details captured from the meeting

- Loan and grant: $1,000,000 loan at 0% interest; $735,000 grant (total $1,735,000). (Source: county staff presentation.)
- Estimated infrastructure costs: road ~ $520,000; water and sewer ~ $1,200,000. (Source: county staff.)
- Project size and cost: 300,000-square-foot speculative industrial building; developer-cited cost ~$32,000,000. (Source: developer representative.)
- Fund balance and restrictions: City-County Utility Commission out-of-county funds restricted to infrastructure/economic development; staff cited a fund balance of approximately $4,000,000. (Source: county staff.)

Remaining questions and next steps

- Final loan and grant agreement: the City of Winston-Salem was drafting the formal agreement at the time of the vote; the county said it will review and confirm the loan security, repayment triggers and other legal terms before funds are disbursed.

- Public transparency requests: citizens asked for more documentation on how prior Front Street projects returned public benefit (job counts, tax revenue realized, and whether loans were repaid), and some asked the board to avoid approving such measures without a public hearing that included detailed project-level financial documentation. Staff noted the city’s consent-agenda process at a recent council meeting had limited public discussion at that forum.

Meeting context: The item drew the most substantive public concern of the meeting and multiple commissioners asked follow-up questions about fund source, security and the scope of public benefit. The board approved the resolution but directed staff to bring the loan/grant agreement and any clarifying documentation to the board for review when the city completes drafting.","The Board authorized a $1,000,000 interest-free loan and a $735,000 grant from City-County Utility Commission funds to support road and water/sewer work that will enable a 300,000-square-foot speculative industrial building in the Union Cross Industrial Center; citizens raised transparency and equity concerns.","actionData","errors"]

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Forsyth County commissioners approve UDO edits, four bond orders and a slate of contracts and resolutions

Forsyth County approves $1.735 million utility-funded infrastructure package for Front Street Capital’s Union Cross spec building after public objections