Commission approves narrowly limited industrial rezoning for concrete‑additive maker in Clemons area

The Forsyth County Board of Commissioners voted unanimously Dec. 19 to approve a zoning map amendment (docket F-16-51) that rezoned a 5.49-acre parcel at the end of Clementine Drive from LI (limited industrial) to GI-S (general industrial, special use), with explicit restrictions that limit allowed manufacturing activity to NAICS 325998 — concrete additive manufacturing and mixing — and require all manufacturing and storage related to that use to occur entirely within an enclosed building.

Why it matters: The decision allows a proposed tenant, Master Builders Solutions, to operate in an existing industrial building while narrowing the permitted high-intensity uses previously associated with general industrial zoning. Opponents said they feared precedent and potential off-site impacts from chemical handling; proponents and the applicant said the operation would be low-volume, mostly water-based, and fully contained.

What the applicant said: Neil Sheehan, operations head for Master Builders Solutions, described the company’s process as automated, water-based “cold blends” run in a closed loop from tanks to mixing vessels and then into trucks. He told commissioners the site would operate a single daytime shift, with “six to eight trucks” outbound, no weekend operations, and containment measures inside the building. Sheehan said the company could source a lower-concentration form of one product (acetic acid) so it would not require separate outdoor storage containers; as a result, the applicant removed the previously proposed exterior storage unit from the site plan.

Public concerns: Speakers from the Village of Clemmons and nearby neighborhoods said the area includes residences close to the site and that the rezoning could open the door to more intensive industrial uses in the future. Laurie Bondwell, speaking for residents, said the parcel is not isolated and warned against incremental conversions. Ryan Murphy, another nearby resident, questioned notifications to property owners, expressed concern about the second building on the site and potential subleasing, and asked whether all uses that could occupy the location under GI would be acceptable to the community.

Staff and legal context: Chris Murphy, Planning and Development Services director, said the site is in Growth Management Area 3 and within an industrial area on the Clemons plan. He told the board the planning board recommended approval with modification to limit the manufacturing C use to NAICS 325998. County legal counsel noted that rezoning to GI could make future GI requests easier to argue, but that this request was narrowly tailored and that the board retained legislative discretion.

Action and conditions: The board approved the GI-S zoning and adopted conditions that (1) limit permitted manufacturing under the manufacturing-C classification to NAICS 325998 (concrete additive manufacturing and mixing) and (2) require all manufacturing and storage activities related to that use to occur entirely within an enclosed building. The site plan was revised to remove the proposed external storage container and reflect indoor handling.

What’s next: With zoning approved and site-plan revisions limiting outdoor storage, the property owner and tenant may proceed with building modifications subject to plan review, building and fire inspections, and applicable state and federal safety regulations.

Speakers and participants included Marsh Prowse (attorney for the property owner/applicant), Neil Sheehan (Master Builders Solutions), Mark Owens (economic development partner), Chris Murphy (Planning and Development Services director), Laurie Bondwell and Ryan Murphy (residents).