County study identifies sites for industrial growth, recommends targeted utility and road investments to attract developers

Forsyth County commissioners reviewed a consultant study on Wednesday identifying potential sites across the county for industrial and employment development and outlining the steps needed to make those parcels “shovel‑ready.” HDR (with Jones Lang LaSalle) mapped short‑, mid‑ and long‑term candidate sites, estimated infrastructure costs and suggested policy and zoning approaches to reduce developers’ upfront risk.

Why it matters: Consultants told commissioners that developers are seeking sites with utilities, capacity and straightforward truck access; uncertain or expensive utility and intersection improvements are the main barriers to private investment. The consultants’ central recommendation: lower developers’ up‑front cost and permit risk by strategically extending utilities, clarifying zoning/overlays and planning intersection improvements near candidate sites.

Study scope and major recommendations

- Method and focus: HDR and JLL evaluated environmental constraints, topography, utilities, cultural resources and market demand for four target sectors (advanced manufacturing, life sciences, aviation/aerospace and headquarters). They created an inventory of candidate sites in three categories: short‑term developable (1–3 years), greenfield (3–10 years) and long‑term/10–20+ years, plus redevelopment opportunities in urban areas.

- Short‑term candidates: Consultants identified three short‑term developable sites (Union Cross, Temple School, Reynolds). Combined, the report modeled roughly 1.7 million square feet of potential building area across those parcels given current constraints and layout assumptions. HDR estimated modest utility extensions and turn‑lane work as the primary near‑term costs.

- Greenfield and long‑term sites: The report also flagged several greenfield sites (Ridgewood, Glen High, Littlejohn, Walkertown) for 3–10 year development and additional sites near the planned Winston‑Salem Beltway for the 10–20+ year horizon. Cost examples presented to the board included water‑line extensions (example: ~450 ft ≈ $150,000), sewer extensions (varied by length; up to several hundred thousand dollars) and right/left turn lanes (≈ $650,000). Signalized intersection improvements were presented as roughly $1 million each.

- Zoning and process recommendations: Consultants recommended considering targeted business‑district overlays or conditional‑use approaches near the future Beltway (limited to a confined distance from new interchanges) so developers can expect consistent review pathways while the county protects rural areas the community wants to retain.

Tanglewood Business Park: detailed follow‑up

HDR performed an additional review of the county‑owned Tanglewood Business Park at the board’s request and found both opportunities and tradeoffs. HDR estimated about 169 acres with roughly 150 usable acres and calculated approximately 800,000 cubic yards of earthwork would be required to prepare the site for larger industrial buildings. HDR/JLL produced a raw market valuation of roughly $4.1 million for the identified lots on the property in its current condition.

The consultants told commissioners that some on‑site drainage features are not currently classified as jurisdictional federal waters — meaning a jurisdictional determination now could protect a developer’s permitting position for five years. HDR noted that signalization and turn‑lane improvements at Middlebrook/Bridal Drive and at Idles/Dillon Industrial Drive would likely be required to support larger industrial traffic and estimated those intersection upgrades as the most significant transportation costs.

County and stakeholder reactions

County staff (Kirby/departmental teams) said the study will be used alongside ongoing planning efforts (including Legacy 2045) and that the county’s GIS and utilities teams will continue detailed follow‑up on capacity. Commissioners asked for careful community engagement in areas where zoning changes or overlay districts might be considered; one commissioner from the county’s eastern district emphasized notifying and partnering with local residents and civic leaders before advancing overlay or rezoning options.

Direct quotes

- “The goal of the study was to work with county staff … and local economic development partners … to identify a list of sites across Forsyth County that are suitable for industrial development,” Kirby (county staff) said when introducing HDR’s team. - “When developers walk in the door they want to know there’s this much available for you and then they know that and it’s guaranteed to them versus the question of how much am I going to have to pay to improve your system,” HDR project manager James Shappard said.

What the study did not do

The report is analytical and advisory; it did not commit county funds. Cost estimates are preliminary and would require engineering design, Right‑of‑Way acquisition and permitting. Several recommendations (utility construction, signalization, zoning overlays) will require further study, interagency coordination (NCDOT, utilities) and potential budget approval.

Ending

County staff said HDR will supply supplemental technical memoranda and the county will continue working with GIS and utilities staff to refine cost and phasing options. Commissioners said they welcomed the granular site detail and asked staff to incorporate community outreach and Legacy 2045 planning work as next steps.