On the agenda: Clemmons meeting — data center (Sep 14)

Agenda Packet ‐ DRAFT
Village of Clemmons Council
Regular Meeting
September 14, 2026

DRAFT
AGENDA
REGULAR MEETING OF THE
VILLAGE OF CLEMMONS COUNCIL
SEPTEMBER 14, 2026 at 6:00 p.m.
I.

Call to Order & Pledge of Allegiance – Mayor Rogers

II.

Public Comments

III.

Minutes - Approval of Minutes – August 24, 2026, Regular Meeting

IV.

Changes and/or Approval of the Agenda

V.

Announcements
A.
Constitution Week Proclamation (September 17-23, 2026)

VI.

Business – Action Items
A.
Public Hearings.
1.
Zoning Map Amendment for Old Clemmons School Library Properties, LLC for real property owned
by Old Clemmons School Library Properties, LLC from IP (Institutional and Public) to PB-S
(Pedestrian Business – Special), located on the north side of Clemmons Rd approximately 400’
west of Stadium Dr, addressed as 3554 Clemmons Rd, and described by the Forsyth County Tax
Offices as PIN 5892-29-9804, consisting of 1.01 acres, more or less (Zoning Docket SZMA-26-3)

B.

2.

Zoning Map Amendment for The Fidelity Bank for real property owned by K.F.G., Inc. from PB-S
(Pedestrian Business – Special) to LB-S (Limited Business – Special), located at the southeast
corner of the intersection of Clemmons Rd and Hampton Rd and the northeast corner of the
intersection of Hampton Rd and Cook Place Dr, addressed as 3485 Clemmons Rd, and described
by the Forsyth County Tax Offices as PIN 5893-40-2021, consisting of 2.41 acres, more or less
(Zoning Docket SZMA-26-4)

3.

Zoning Text Amendment to amend Chapter B, Section 3-1.2 Supplementary Dimensional
Requirements of the Unified Development Ordinances to add setbacks for outdoor storage from
identified flood zones in high-intensity commercial and industrial zoning districts (Zoning Docket
C-UDO-91)

Bid Acceptance for BL-0142 Sidewalk and Pedestrian Crossing along Lewisville-Clemmons Road at West
Forsyth High School
1.
Resolution 2026-R-15 Awarding Construction Contract for BL-0142 WF Sidewalk

Business – Information/Review Items for Future Action
C.
Events Update
 Medicine Drop at Public Works facility on Saturday, September 19 from 9:30am-12:30pm (sharps
accepted) – this will be a drive-thru event
 Registration is open for vendors for Monster Dash & Goblin Hop to take place on October 18
Details are available on the Village website and Facebook page regarding all our events.

VII.

D.

Manager Report
1.
Asphalt Discussion

E.

Council Comments

Adjournment

DRAFT

REGULAR MEETING OF
THE VILLAGE OF CLEMMONS COUNCIL
August 24, 2026
The Village of Clemmons Council met on Monday, August 24, 2026, at 6 p.m. The meeting was
held at the Village Hall, Clemmons, North Carolina. The following members were present:
Mayor Rogers, Council Members Barson, Combest, Smith, Taylor and Wooden. Attorney Kevin
Hornik was also present.
Call to Order & Pledge of Allegiance
Mayor Rogers called the meeting to order at 6:00 p.m. and led the Pledge of Allegiance.
Public Comments
There were 50 citizens in attendance. There were six individuals that spoke during public
comments:
-J.C. Church, 4771 Bridal Path, Winston-Salem, NC – stated he is a member of the “No Asphalt
Plant Community Group” and someone had posed as helping the group but was an imposter
giving a fake name. He does not reside in NC and is known to diffuse opposition for
corporations. He accused Council and Staff of colluding with this individual due to the fact that
the individual had sent emails, received responses to his questions and had attended Council
meetings in the past.
-Andrea Vail, 4370 Bridal Path, Winston-Salem, NC – expressed that she has studied what
asphalt industries do when wanting to locate at a specific place and stated the way they navigate
is through politics, calling politics the great unknown.
-Beth Norman, 3609 Comeragh Court, Clemmons, NC – stated there are thousands of homes and
businesses that will be impacted by this toxic asphalt plant and stated fines that have been levied
on Maymead at various locations for dangerous emissions. She stated Maymead can’t be trusted
for accurate information and reliable samples.
-Mary Grubbs, 4812 Terrence Drive, Winston-Salem, NC – questioned why the Village lacks
legal options to block this project as the data center in Rural Hall was voted down and Lewisville
just rezoned a couple of properties (read from newspaper articles) – why can’t we do the same?
-Frank Burns, 4671 Forest Manor Drive, Winston-Salem, NC – stated his opposition to the
asphalt plant and questioned why Council is not talking about this. He stated it is their job to
communicate with the County, and they are burying their heads in the sand.
-Aaron Gibbs, 4720 Kinnamon Road, Winston-Salem, NC – stated he built his home which is
1300’ from the potential site. He stated they will have to move as it would be irresponsible for
them to stay with three small children. He drove by their Statesville facility which is located in
an extremely industrial area and the downwind smell was very noticeable. He begged Council to
look at other avenues to stop this.
There was one digital comment received (attached hereto as Exhibit A and incorporated as a part
of the minutes).
Approval of the Minutes
Council Member Taylor moved to approve the minutes of August 10, 2026, regular meeting as
presented. The motion was seconded by Council Member Wooden and unanimously approved.

Village of Clemmons Council
August 24, 2026 Minutes
Page 2

Additions and/or Approval of the Agenda
Manager Gunnell requested the addition of “TIA from JMT for 6010 Gun Club Road” under
Manager Report.
Council Member Taylor moved to approve the agenda as amended. The motion was seconded by
Council Member Smith and unanimously approved.
Announcements
Mayor Rogers announced that all Village of Clemmons Offices will be closed on Monday,
September 7, 2026, in observance of the Labor Day Holiday. All trash and recycling services for
the week will be delayed one day (collections will be Tuesday through Saturday).
Mayor Rogers announced that Bulk Item Pickup will take place the week of September 14 for
the West side of Clemmons and the week of September 21 for the East side of Clemmons.
Mayor Rogers made the following announcement, “Tonight, I am pleased to present two grants
from the 2025–2027 biennium budget. The first grant, in the amount of $62,500, will be awarded
to the Shallow Ford Community Foundation. This grant recognizes the foundation’s ongoing
commitment to supporting communities throughout our region. Under the leadership of President
and CEO Emmy Corn, the foundation has provided meaningful support for a wide range of
initiatives, including arts programs and educational scholarships. We are proud to support its
continued community engagement efforts. The second grant, also in the amount of $62,500, will
be awarded to the Village of Clemmons. Mayor Mike Rogers has advocated for both grants to
strengthen community programs and events. This funding was specifically requested to assist
with programming and other costs for the amphitheater at Village Point. Together, these grants
represent a total investment of $125,000 to enhance amenities, expand entertainment
opportunities, and improve the quality of life for local residents”. These grants were secured by
Senator Dana Caudill-Jones.
Business – Action Items
A.
Fire Districts Update – Kyle Haney, Deputy Forsyth County Manager, made a
presentation to Council (attached hereto as Exhibit B and incorporated as a part of
the minutes). Mayor Rogers asked if the current rate will be sustainable in coming
years. Mr. Haney stated they are actively having this conversation and additional
funds will most likely be needed in the future. Council Member Taylor questioned
if the county-wide model will affect service level. Mr. Haney stated there are
needs across the entire system and this model is designed to address those needs.
He stated the County is committed to providing coverage for Clemmons.
Council Member Barson requested that Mr. Haney speak to the asphalt plant
topic. He stated that the role the County plays is administering federal and state
government laws. He made it clear that this is how they are required to go about
handling the situation – everything must be done under federal and state
requirements/laws.
B.

Call for Public Hearings – Planning & Community Development Director Moore
gave a brief overview of each of the upcoming public hearings.
1.
Zoning Map Amendment for Old Clemmons School Library Properties,

Village of Clemmons Council
August 24, 2026 Minutes
Page 3

LLC for real property owned by Old Clemmons School Library
Properties, LLC from IP (Institutional and Public) to PB-S (Pedestrian
Business – Special), located on the north side of Clemmons Rd
approximately 400’ west of Stadium Dr, addressed as 3554 Clemmons Rd,
and described by the Forsyth County Tax Offices as PIN 5892-29-9804,
consisting of 1.01 acres, more or less (Zoning Docket SZMA-26-3)
Council Member Taylor made a motion to Call for a Public Hearing on Zoning Map Amendment
for Old Clemmons School Library Properties, LLC for real property owned by Old Clemmons
School Library Properties, LLC from IP (Institutional and Public) to PB-S (Pedestrian Business –
Special), located on the north side of Clemmons Rd approximately 400’ west of Stadium Dr,
addressed as 3554 Clemmons Rd, and described by the Forsyth County Tax Offices as PIN
5892-29-9804, consisting of 1.01 acres, more or less (Zoning Docket SZMA-26-3) on Monday,
September 14, 2026 at 6pm at Village Hall. The motion was seconded by Council Member
Wooden and unanimously approved.
2.

Zoning Map Amendment for The Fidelity Bank for real property owned by
K.F.G., Inc. from PB-S (Pedestrian Business – Special) to LB-S (Limited
Business – Special), located at the southeast corner of the intersection of
Clemmons Rd and Hampton Rd and the northeast corner of the
intersection of Hampton Rd and Cook Place Dr, addressed as 3485
Clemmons Rd, and described by the Forsyth County Tax Offices as PIN
5893-40-2021, consisting of 2.41 acres, more or less (Zoning Docket
SZMA-26-4)

Council Member Wooden made a motion to Call for a Public Hearing on Zoning Map
Amendment for The Fidelity Bank for real property owned by K.F.G., Inc. from PB-S
(Pedestrian Business – Special) to LB-S (Limited Business – Special), located at the southeast
corner of the intersection of Clemmons Rd and Hampton Rd and the northeast corner of the
intersection of Hampton Rd and Cook Place Dr, addressed as 3485 Clemmons Rd, and described
by the Forsyth County Tax Offices as PIN 5893-40-2021, consisting of 2.41 acres, more or less
(Zoning Docket SZMA-26-4) on Monday, September 14, 2026 at 6pm at Village Hall. The
motion was seconded by Council Member Taylor and unanimously approved.
3.

Zoning Text Amendment to amend Chapter B, Section 3-1.2
Supplementary Dimensional Requirements of the Unified Development
Ordinances to add setbacks for outdoor storage from identified flood
zones in high-intensity commercial and industrial zoning districts (Zoning
Docket C-UDO-91)

Council Member Smith made a motion to Call for a Public Hearing on Zoning Text Amendment
to amend Chapter B, Section 3-1.2 Supplementary Dimensional Requirements of the Unified
Development Ordinances to add setbacks for outdoor storage from identified flood zones in
high-intensity commercial and industrial zoning districts (Zoning Docket C-UDO-91) on
Monday, September 14, 2026 at 6pm at Village Hall. The motion was seconded by Council
Member Taylor and unanimously approved.
C.

Preliminary Major Subdivision Review for Idolwood West Subdivision by True
Homes, LLC located on 7.99 acres zoned RS-9 to include 9 lots at 5245 Quail

Village of Clemmons Council
August 24, 2026 Minutes
Page 4

Forest Drive, located at the western terminus of Quail Forest Drive and the
western terminus of Finch Meadow Court, approximately 500’ north of Idols
Road and described by the Forsyth County Tax Offices as PIN 5892-12-7218
(Zoning Docket MS-26-2) – Planning & Community Development Director
Moore presented the major subdivision for Council’s consideration. He explained
this is for a proposed 9 lot subdivision at the west edge of the Idolwood/Bluestone
neighborhoods. A different configuration called Allen Farms was approved for 15
lots in 2023.
Council Member Wooden made a motion to approve Preliminary Major Subdivision for
Idolwood West Subdivision by True Homes, LLC located on 7.99 acres zoned RS-9 to include 9
lots at 5245 Quail Forest Drive, located at the western terminus of Quail Forest Drive and the
western terminus of Finch Meadow Court, approximately 500’ north of Idols Road and described
by the Forsyth County Tax Offices as PIN 5892-12-7218 (Zoning Docket MS-26-2) as
presented. The motion was seconded by Council Member Taylor and unanimously approved.
Business – Information/Review Items for Future Action
D.
Events Update.
 We continue with our Farmers Market season each Saturday morning from
830-1130 at the Jerry Long Family YMCA. Please note, the market will be
closed on September 5 for the Labor Day holiday weekend.
 We have a new couple of activities on the greenway this week. We have a
new StoryWalk book out, Little Ghost’s Summerween and a “Booking around
the Greenway” scavenger hunt going on. We have hidden over 200 tiny books
at the greenway with six special books that can be brought to Village Hall for
a prize.
 We have opened registration for local businesses and partners to be vendors at
Monster Dash and Goblin Hop on Sunday October 18. Please visit
Clemmons.org to register as a vendor.
 Now is the time to register for the Dirty Dozen 5K! The race together with the
Clemmons Oktoberfest will take place on September 12 at Jerry Long Family
YMCA. Register between September 2-7 and use the coupon code found on
our socials to and SAVE $15 on an individual race entry and $40 on a team of
4 race entry.
 The Fall Medicine Drop is happening on Saturday September 19 from
9:30a.m.-12:30p.m. at Clemmons Public Works, 3800 Dillon Industrial Drive.
Residents can dispose of expired, unwanted or unused prescriptions or over
the counter medications, no questions asked. This will be a drive-through
service and sharps will be accepted.

Details are available on the Village website and Facebook page regarding all our
events.
E.

Manager Report.
1.
Greendale Park – Public Works Director Gearren provided an

Village of Clemmons Council
August 24, 2026 Minutes
Page 5

update on renovating Greendale Park and turning it into a second Community
Garden area due to the success and wait list for garden plots of the existing garden
at Village Hall. (attached hereto as Exhibit C and incorporated as a part of the
minutes).
2.

TIA from JMT for 6010 Gun Club Road – Manager Gunnell
provided a contract for a Traffic Impact Analysis for the potential
asphalt plant for Council’s consensus to move forward with
obtaining our own TIA to present to NCDOT (attached hereto as
Exhibit D and incorporated as a part of the minutes). It will take
approximately two months.

Council consensus was to direct Staff to move forward with the TIA from JMT for 6010
Gun Club Road.
F.

Council Comments – there were none.

Adjournment
Council Member Barson moved to adjourn the meeting at 7:04 p.m. The motion was seconded
by Council Member Taylor and unanimously approved.
___________________________________
Michael Rogers
Mayor
ATTEST:
__________________________________
Lisa Shortt, NCCMC
Village Clerk

PROCLAMATION
RECOGNIZING
CONSTITUTION WEEK 2026
WHEREAS, The Constitution of the United States of America, the guardian of our
liberties, embodies the principles of limited government in a Republic dedicated to rule by law;
and
WHEREAS, September 17, 2026 marks the two hundred and thirty-ninth anniversary of
the framing of the Constitution of the United States of America by the Constitutional
Convention; and
WHEREAS, it is fitting and proper to accord official recognition to this magnificent
document and its memorable anniversary, and to the patriotic celebrations which will
commemorate it; and
WHEREAS, we ask our citizens to reaffirm the ideals that the Framers of the
Constitution had in 1787 by vigilantly protecting the freedoms guaranteed to us through this
guardian of our liberties; and
WHEREAS, Public Law 915 guarantees the issuing of a proclamation each year by the
President of the United States of America designating September 17 through 23 as Constitution
Week;
NOW, THEREFORE, I, Michael K. Rogers, Mayor of the Village of Clemmons, North
Carolina, do hereby proclaim the week of September 17-23, 2026 as

CONSTITUTION WEEK
IN WITNESS WHEREOF, I have hereunto set my hand and caused to be affixed the
Great Seal of the Village of Clemmons on this 14th day of September, 2026.

ATTEST:
__________________________
Lisa M. Shortt
Village Clerk

______________________________
Michael K. Rogers
Mayor

VICINITY MAP

SITE
JAMES ST
SPANGEBERG AVE

M

SITE DATA

EL
C

OR

NO

I S T E R ED

EG
R

T

Y
E

85
0
35'

18'

30.5'

5'

37'

9'

11

PIN# 5893-30-0082
Old Clemmons School
Properties
3540 Clemmons RD STE 111
Clemmons, NC
27102
ZONING: PB-S

18'

9'

9'

EXISTING BRICK LIGHT COLUMNS

8.5'

37'

5.5'

10'

63'

27'

854

ing
Existing Build
+/1-Story / 25' ht.
9,988 sf +/-

852

56'

164.62'

17

33'

31'

846

S4° 57' 57"E

9'

15'

25'

11'

PROPOSED USES

850

PLANS FOR:

q
q
q

IP

25'
ilding Setback

15' Front Bu
20'

"W

S84° 07' 35

SUBMITTAL
REVISED SUBMITTAL

Ed Broyhill
Old Clemmons School
Library Properties, LLC
525 N. Hawthorne Road
Winston-Salem, NC 27104
P: (336) 972-1000
E: [email protected]

ROW +/-)
'
0
0
1
/
c
li
b
u
(P

854

856
850

8
5
1
S
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/
d
R
Clemmons

852

EXISTING SIGNAGE

848

PRE-SUBMITTAL

CLIENT:

271.17'

EXISTING COURTYARD

846

Clemmons, NC

Broyhill Annex 3554 Clemmons Road

84
8

846
Old Clemmo
ns School Rd
(Private - PB
53 PG 160)

5'

8.5'

11'

167.01'

18'

9

29'

12' Side Building Setback

N0° 36' 01"W

9'

4'

PIN# 5892-29-6816
OLIVER NATHANIEL SWANSON III
REVOCABLE TRUST
236 BERMUDA RUN DR
BERMUDA RUN, NC
27006
ZONING: GB

844

C

ck

ilding Setba

20' Rear Bu

5'
26'

9'

EXISTING TREES

842

C H I TE

A D IC K

PROJECT:

EXISTING SCREENED MECHANICAL AREA

GB

F:\26-061\LP\Drawings\Zoning\26-061 REZN.dwg : 24x36 RZ-1 08/04/26 11:33am

AR

KE

EXISTING ASPHALT DRIVE
& PARKING

29.09'

26.8'

840
25' ACCESS EASEMENT
(DB 2708 PG 4417)

06/01/26

DATE:
REVISIONS:

BROYHILL ANNEX 3554 CLEMMONS ROAD

2026.07.02

PER VILLAGE COMMENTS

2026.07.29

PER VILLAGE COMMENTS

2026.08.04

PER VILLAGE COMMENTS

DRAWN:

EMH
26-061

OWNERS/PETITIONERS:
PIN#: 5892-29-9804
Deed Bk-Pg: 003677-03369
Owner:

EXISTING SEWER
EXISTING WATER LINE
EX. HYDRANT

PIN# 5892-29-7551
Jackson Robert G
3561 Clemmons RD
Clemmons, NC
27102
ZONING: LB-S

2171

EXISTING LIGHT POLE TYP.

EXISTING SCREENED DUMPSTER

EXISTING CONCRETE APRON

L

258.44'

EXISTING LOADING AREA

EXISTING POWER POLE - TYP

H C A RO
R T ND S C L I
AP
A
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EXISTING BRICK WALK
N84° 30' 16"E

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PB-S

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PRELIMINARY DRAWING
STIM

SEALS:

.A.
,P

PIN# 5893-30-0082
Old Clemmons School
Properties
3540 Clemmons RD STE 111
Clemmons, NC
27102
ZONING: PB-S

HAMPTON
RD

NS
CLEMMO
158
RD / US

PIN# 5893-20-8670
Winston Salem/Forsyth
County Board of Education
PO BOX 2513
Winston-Salem, NC
27102
ZONING: IP

NOT APPROVED FOR CONSTRUCTION

STONEY DR

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STADIUM DR

IP

SCALE: NOT TO SCALE

PIN# 5892-29-8592
Board Of Prov Elders
PO BOX 730
Clemmons, NC
27102
ZONING: IP

PIN# 5892-39-1517
MEBELS LLC
172 MYERS FARM TRL
ADVANCE, NC
27006
ZONING: LO-S

JOB. NO:

Old Clemmons School
Library Properties LLC
525 N Hawthorne Rd
Winston-Salem, NC 27104
P: (336) 972-1000
E: [email protected]

SHEET TITLE:

Rezoning
Plan

NOTES
PREPARED BY:

SCALE:

1"=30'

SHEET NO.:
0

20

40

60

RZ-1
STIMMEL ASSOCIATES, P.A.

NORTH

SCALE: 1" = 20'

PETITION INFORMATION
Docket #

SZMA-26-3

Staff

Carolina Drake

Petitioner(s)

Old Clemmons School Library Properties, LLC

Owner(s)

Old Clemmons School Library Properties, LLC

Address/PIN

3554 Clemmons Road
PIN: 5892-29-9804

Type of Request

Special Use Zoning District – Zoning Map Amendment

Proposal

The petitioner is requesting an amendment to the Official Zoning Map for the
subject properties, changing the zoning from IP (Institutional and Public) to PB-S
(Pedestrian Business – Special Use District).
The petitioner is requesting the following uses:
•

Residential building, multifamily

•

Combined use

•

Arts and crafts studio

•

Convenience store

•

Food or drug store

•

Furniture and home furnishings store

•

General merchandise store

•

Hardware store

•

Restaurant (without drive-through)

•

Retail store, specialty or miscellaneous

•

Banking and financial services

•

Building contractors, general

•

Health services, miscellaneous

•

Medical or dental laboratory

•

Medical and surgical offices

•

Non-store retailer

•

Offices, miscellaneous

•

Professional office

•

Services, business A
Page 1 of 8

Neighborhood

•

Services, business B

•

Services, personal

•

Recreation services, indoor

•

Theater, indoor

•

Institutional vocational training facility

•

Library, public

•

Museum or art gallery

•

Neighborhood organization

•

Church or religious institution, neighborhood

See Attachment A for a summary of the applicant’s outreach efforts.

Meeting
Zoning District

The PB District is primarily intended to accommodate office, retail, service,

(Purpose Statement)

institutional, and high-density residential uses which customarily serve
community and convenience business needs of smaller communities and urban
nodes in the city and county. The district is intended to encourage the
development of attractive, identifiable small towns and to accommodate the
pattern of building in the business concentrations surrounding the central core
of Winston-Salem and the central cores of other municipalities in the County.
The district should demonstrate pedestrian-oriented design through elements
such as buildings pulled up to the street, on-street parking, street trees, covered
arcades, awnings, storefront display windows, public/private outdoor spaces,
wide sidewalks, and building entrances facing the street. This district is intended
for application in GMAs 1, 2, and 3.

Applicable Rezoning

B.6-2.6(C)(a)(i) Is the proposal consistent with the purpose statement(s) of

Considerations from

the requested zoning district(s)?

Chapter B, Article VI,
Section 6-2.6(C)(3)(a)(i)

Yes, the existing building is pulled up to the street, with off-street parking
located to the side and rear of the building and a private courtyard located in
front of the building. The site is located in GMA 1, the core of Clemmons, and
the requested uses would accommodate a variety of office, retail, service, and
institutional uses.
GENERAL SITE INFORMATION
Page 2 of 8

General Location

Northern side of Clemmons Road/US 158, approximately 400' west of
Stadium Drive

Jurisdiction

Village of Clemmons

Site Acreage

1.01± acres or 43,995± square feet

Physical Characteristics

The site is relatively flat with an existing building and parking lot. There
is open green space between the building and Clemmons Road/US
158, and several street trees line the sidewalk along the road frontage.
There are also additional trees and landscaping throughout the site
near the parking spaces and building.

Proximity to Water & Sewer

Public water and sewer are available on-site.

Stormwater/Drainage

A stormwater management permit is not required at this time as no
changes are proposed to the existing built-upon area.

Watershed & Overlay

The site is located within the WS-IV Yadkin River Watershed

Districts
Historic, Natural Heritage,

The property is next to the historic Clemmons School, which opened in

and/or Farmland Inventories

1925 as Forsyth County's first fully accredited school. It operated for
grades 1 through 11 until it became an elementary school in 1956, and it
closed in 1981. Philanthropist Ed Broyhill saved it from demolition and
transformed it into the Historic Broyhill, a preserved landmark.

Current Land Use

Church or religious institution, neighborhood and professional offices

Surrounding Property

Direction

Zoning District

Use

Zoning & Use

North

PB-S; IP

Offices; Public school

East

PB-S

Offices

South

LB-S; IP; LO-S

Single-family residential/combined
use; Church or religious institution;
Offices

West

GB

Restaurant (without drive-through);
Storage services, retail

Applicable Rezoning

B.6-2.6(C)(3)(a)(ii) Is/are the uses permitted under the proposed

Considerations from Chapter

classification compatible with uses permitted on other property

B, Article VI, Section 6-

in the vicinity?

Page 3 of 8

2.6-(C)(3)

Yes – the site is surrounded by office, institutional, and commercial
uses.

Analysis of General Site

The site is located directly adjacent to Clemmons Road/US 158. There is

Information

an existing building and parking lot, along with existing vegetation and
open space. There are no proposed changes to the layout or existing
structures on the site. The site is surrounded by office, institutional, and
commercial uses that are similar to the requested uses.
SITE ACCESS AND TRANSPORTATION INFORMATION

Street Name

Classification

Frontage

AADT Count

Clemmons Rd (US 158)

Minor Arterial

270’±

13,000 vpd

Old Clemmons School Rd

Local Road (Private)

170’±

N/A

Proposed Access Point(s) Two (2) points of access on Clemmons Road
1 point of access on Old Clemmons School Road driveway; 1 point of access
for parking lot on eastern side
Planned Road &

Clemmons Road is identified as a major thoroughfare in the Village

Improvements

Transportation Plan (2009). In Figure 3.6 (Community Strategic Corridor
Recommendations – US 158/Clemmons Road East), the community vision
for the corridor is a 3-lane and 4-lane boulevard with striped bike lanes and
sidewalks. In Figure 4.1 (Recommended Bicycle and Pedestrian Facilities),
there is a recommendation for a striped bike lane on Clemmons Road.
The Clemmons Pedestrian Plan (2024) did not identify any
recommendations adjacent to this site.

Trip Generation –

N/A – the request is to rezone for additional uses, but the immediate

Existing/Proposed

anticipated uses are unknown.

Sidewalks

Existing 5’ sidewalk along Clemmons Rd/US 158

Transit

No existing or proposed transit

Traffic Impact Study

TIA not required

Analysis of Site Access &

Access to the development is proposed via two existing full-movement

Transportation

driveways on Clemmons Road. Old Clemmons School Road provides access

Information

to the Old Clemmons School Broyhill Center as well, and the other driveway
Page 4 of 8

serves the site’s parking lot. An existing 5’ sidewalk is at the property
frontage adjacent to Clemmons Road. Prior to the issuance of a permit for a
change in use of the existing building, driveway permits would be required
by NCDOT.
CONFORMITY TO PLANS AND PLANNING ISSUES
Forsyth Legacy GMA

Growth Management Area 1 (City or Town Center)

Pertinent Legacy

GMA 1 (City/Town Centers) includes Downtown Winston-Salem and

Recommendations

the centers of Forsyth County’s small towns. It promotes a dense,
mixed-use and pedestrian-oriented urban form and is the hub for
government and private employment.
Recommendations for GMA 1:
•

Attract more retail and entertainment

•

Promote reuse of older buildings

•

Promote design excellence

Clemmons Community

Clemmons Community Compass designates the future land use for

Compass (2040)

this site as “mixed-use office.” The mixed-use office land use designation
should include a mix of office, institutional, and single-family detached
housing. This designation is intended for existing and newly developing
office employment areas.

Office developments within a block of Highway 158 should be limited
to smaller-scale office uses, such as the conversion of single-family
homes to office use. In denser areas, office uses should be developed
to provide a vertical (multi-story) or horizontal (multiple uses on a
site) mix within a development. Office developments should be
designed with consistent design themes as part of the development
program, including architectural features and signage. Internal
circulation for vehicles and pedestrians should be provided between
uses.
The site is also located within the US-158 Corridor Strategic Planning
Area. Relevant future land use intent elements include:
•

Redevelopment will occur along the corridor. New
development should revitalize the area and make it a
Page 5 of 8

pedestrian-friendly civic, office, and small-scale retail corridor
•

Design recommendations included in the Village
Transportation Plan should guide redevelopment to provide
additional pedestrian and bicycle amenities and designated
road improvements

•

Traditional architectural designs and materials are encouraged
in this corridor

Greenway Plan Information

N/A

Other Applicable Plans &

N/A

Planning Issues
Applicable Rezoning

B.6-2.6(3)(a)(iii) Have changing conditions substantially affected the

Considerations from Chapter

area included in the petition?

B, Article VI, Section 6-2.6(C)-

No

(3)(a)

B.6-2.6(3)(a)(iv) Is the requested action in conformance with
Community Compass & Legacy?
The requested district and uses are in conformance with the villagescale retail and office future land use intent for the area. The PB-S
district and same uses exist to the north and east, and the addition of
the requested commercial and office uses is small-scale and in
keeping with the intention of a town center.

Analysis of Conformity to

The subject site meets the intent of the Clemmons Community

Plans & Planning Issues

Compass “mixed-use office” future land use designation.
This site is next to an existing adaptive reuse of the Old Clemmons
School and is requesting the same uses as the Old Clemmons School
site. This would be an adaptive reuse of the former Clemmons Library
site. The subject site is within proximity to a variety of residential,
commercial, and institutional uses. The subject site meets the intent
to preserve the historic nature of the US 158 Corridor Strategic
Planning Area and to provide sidewalks and trees along the roadway.
The building is consistently designed to complement the Old
Clemmons School/Historic Broyhill building next door and provides a
mix of uses, including retail, professional offices, and a neighborhood
Page 6 of 8

religious institution.
RELEVANT ZONING HISTORIES
Case
F-590
F-614
C-064
C-159

Request

Decision &

Direction

Date

from Site

Approved

East and

10/26/1981

north

Approved

East and

4/26/1982

north

HB-S Site Plan

Approved

East and

Amendment

9/2/1997

north

HB-S to PB-S;

Approved

Subject

SUP to cross IP

7/13/2009

site; East

R-6 to B-3-S
B-3-S to B-3-S

zoning to PB-S

Acreage

Recommendation
Staff

PB

4.37

Approval

Approval

4.37

Approval

Approval

4.37

Approval

Approval

4.37

Approval

Approval

and north

zoning
SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS
Building Square Footage

Square Footage

Placement on Site

9,988 sf

Front/center

Parking
Building Height
Impervious Coverage

Required

Proposed

Layout

21 spaces

37 spaces

Side and rear

Maximum

Proposed

60’

1-story (25’)

Maximum

Proposed

70%

64.36%

UDO Sections Relevant to

Chapter B, Zoning Ordinances

Subject Property

Chapter C, Environmental Ordinances

Compliance with Chapter

(A) Clemmons Community

B Article VII, Section 7-5.3

Analysis of Site Plan

Yes

Compass
(B) Environmental Ordinance

Yes

(C) Subdivision Regulations

N/A

(D) Other Relevant Standards

N/A

The site satisfies applicable UDO requirements. There are no changes
Page 7 of 8

Compliance with UDO

proposed to the existing building or parking lot.

Requirements
SITE-SPECIFIC RECOMMENDED CONDITIONS OF APPROVAL
The following proposed conditions are from interdepartmental review comments and are proposed in
order to meet codes or established standards, or to reduce negative off-site impacts.
PRIOR TO THE ISSUANCE OF ANY PERMITS:
a. The Petitioner shall sign the conditions for the zoning district as approved by the Village Council.

PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
a. Driveway permits shall be obtained from NCDOT prior to a change in use.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
a. The Developer shall obtain driveway permits from NCDOT. Crosswalks shall be installed along both
driveway entrances with ADA-compliant design.
b. Any existing water/sewer connections not intended for reuse must be terminated at the main. A
NCLUC will need to make any new public water/sewer connections to the city mains. Water
connections will require a Backflow Preventer matching the meter size.
OTHER CONDITIONS:
a. All service utility areas shall be sufficiently screened per Chapter B.3-4.6 of the UDO.
b. Any new signage shall be permitted by the Village of Clemmons Planning Department and WinstonSalem/Forsyth County Inspections Division as provided in the UDO.
PLANNING BOARD RECOMMENDATION: APPROVAL (7-0) with staff-recommended conditions.
STAFF RECOMMENDATION: APPROVAL, if adopted with staff-recommended conditions
NOTE: These are staff comments only; final recommendations on projects are made by the Village of
Clemmons Planning Board, with final decisions being made by the appropriate Elected Body, who may
approve, deny, table, or request modification for any project. THE APPLICANT OR REPRESENTATIVE IS
STRONGLY ENCOURAGED TO ATTEND THE PUBLIC HEARINGS WHERE THE CASE WILL BE
CONSIDERED BY THE PLANNING BOARD AND THE ELECTED BODY.

Page 8 of 8

Attachment A

SZMA-26-3 Broyhill Annex – 3554 Clemmons Road
Neighborhood Outreach Report
On July 10, 2026, twenty-six (26) neighborhood outreach letters were sent to property owners
within 500 feet of the subject site and beyond to invite them to a neighborhood meeting. The letters
provided a summary of the rezoning request and a copy of the site plan for the proposed
development. The letter also provided the location and date for the proposed neighborhood
meeting. Contact information for Luke Dickey with Stimmel Associates, as representative of the
petitioner, was provided if a neighbor had any questions and/or was unable to attend the meeting.
The meeting was held on Tuesday, July 28 at 6pm at the Wealth Guardians Office located at the
subject site, 3554 Clemmons Road. The meeting was facilitated by Luke Dickey with Stimmel
Associates. Representatives of the developer attended the meeting. No neighbors attended the
meeting.
In addition, no emails or phone calls were received regarding the proposed rezoning.
Please refer to attached copy of the outreach invite letter and site plan provided to the neighbors.
Respectfully submitted,

Luke Dickey, PLA
Vice President
Stimmel Associates, P.A.

601 N. Trade Street, Suite 200
Winston Salem, NC 27101
P: 336.723.1067 F: 336.723.1069

Attachment A
July 10, 2026

LANDSCAPE ARCHITECTURE
CIVIL ENGINEERING
LAND PLANNING

stimmel

601 N Trade Street, Suite 200
Winston-Salem, NC 27101
www.stimmelpa.com 336.723.1067

Neighborhood Outreach Letter
Dear Neighbor,
You are receiving this letter because your property is within 500-feet or in proximity of a proposed rezoning and are
invited to a neighborhood meeting hosted by the petitioner regarding the rezoning request.
Date:

Tuesday, July 28

Time:

6pm to 7pm

Meeting Location:
The Wealth Guardians Office

3554 Clemmons Road, Suite 001
Clemmons, NC 27012
The proposed rezoning request is to rezone the existing site at 3544 Clemmons Road from IP (Institutional Public)
to Pedestrian Business-Special Use (PB-S). The request is to match the permitted uses of the adjacent Broyhill Office
Suites, PB-S zoning. For example, professional office is currently not permitted and would be added with this request.
No changes are proposed to the site as the existing building and parking areas are to remain.
Please refer to the attached location map of the site to be rezoned and proposed site plan.
The proposed rezoning will be reviewed by the Village of Clemmons Planning Board who provides a recommendation
for approval or denial. The Village of Clemmons Council is the final approval authority.
If you have any questions or would like to discuss the proposed rezoning, please email [email protected].
Please include BROYHILL in the subject line. Or you can call Luke Dickey (agent of petitioner) with Stimmel Associates
at (336) 723-1067.

STADIUM DR

JAMES ST

SITE

S RD

SPANGENBERG

CLEMMON

AVE

GB
12' Building Setback

9'

N84° 30' 16"E

IP

9'

5'
18'

11

27'

17

18'

854

852

5'

PIN# 5892-29-8592
Board Of Prov Elders
PO BOX 730
Clemmons, NC
27102
ZONING: IP

EX. HYDRANT

EXISTING WATER LINE

EXISTING SEWER

PROPOSED REZONING (PB-S)

ROW)

31'

30.5'

9

258.44'

PB-S

d / US 158
(Public / 100'

Clemmons R

271.17'

8.5'

167.01'

PIN# 5892-39-1517
MEBELS LLC
172 MYERS FARM TRL
ADVANCE, NC
27006
ZONING: LO-S

EXISTING BRICK LIGHT COLUMNS

PIN# 5893-30-0082
Old Clemmons School
Properties
3540 Clemmons RD STE 111
Clemmons, NC
27102
ZONING: PB-S

EXISTING SCREENED MECHANICAL AREA

EXISTING ASPHALT DRIVE
& PARKING

EXISTING LIGHT POLE TYP.

EXISTING BRICK WALK

Site Plan

N
NOTES

*This is a preliminary site plan and is subject to change throughout the rezoning process based on city staff comments and neighborhood feedback.

S84° 07' 35"W

850

37'

0
15'

PIN# 5892-29-7551
Jackson Robert G
3561 Clemmons RD
Clemmons, NC
27102
ZONING: LB-S

33'

ng
Existing Buildi
+/1-Story / 25' ht.
+/sf
9,988

35'

Setback

85
18'

EXISTING CONCRETE APRON

Setback

63'

26'

20' Building

0

85

9'

EXISTING POWER POLE - TYP

EXISTING SIGNAGE

10'

15' Building

37'

EXISTING COURTYARD

29'

4'

11'

20'

25'

9'

846
11'

8.5'

26.8'
5.5'

PIN# 5892-29-6816
OLIVER NATHANIEL SWANSON III
REVOCABLE TRUST
236 BERMUDA RUN DR
BERMUDA RUN, NC
27006
ZONING: GB

846

PIN# 5893-30-0082
Old Clemmons School
Properties
3540 Clemmons RD STE 111
Clemmons, NC
27102
ZONING: PB-S

5'

EXISTING TREES

840
25' ACCESS EASEMENT
(DB 2708 PG 4417)

EXISTING SCREENED DUMPSTER

EXISTING LOADING AREA

PIN# 5893-20-8670
Winston Salem/Forsyth
County Board of Education
PO BOX 2513
Winston-Salem, NC
27102
ZONING: IP

84

8

d
ool R
s Sch 160)
mon
G
Clem PB 53 P
Old
te
va
(Pri

9'

F:\26-061\LP\Drawings\Zoning\26-061 REZN.dwg : 24x36 RZ-1 07/02/26 11:44am

9'

842

25'

N0° 36' 01"W

29.09'
164.62'

844

SITE

SPANGEBERG AVE

SITE DATA

STONEY DR

SCALE: NOT TO SCALE

S RD

NORTH

0

PREPARED BY:

PIN#: 5892-29-9804
Deed Bk-Pg: 003677-03369
Zoning: PB-S
Owner: Old Clemmons School
Library Properties LLC
525 N Hawthorne Rd
Winston-Salem, NC 27104
P: (336) 972-1000
E: [email protected]

OWNERS/PETITIONERS:

Attachment A
July 10, 2026

SCALE: 1" = 20'

20

40

BROYHILL ANNEX 3554 CLEMMONS ROAD

PROPOSED USES

CLEMMON

STADIUM DR

VICINITY MAP

601 N Trade Street, Suite 200
Winston-Salem, NC 27101
www.stimmelpa.com 336.723.1067

846

LANDSCAPE ARCHITECTURE
CIVIL ENGINEERING
LAND PLANNING

848

56'

850

S4° 57' 57"E

852

stimmel

854

JAMES ST

856

IP

HAMPTON RD

Planning & Community Development
P | 336.766.7511
F | 336.766.7536

www.clemmons.org
3715 Clemmons Road
Clemmons, NC 27012

GOVERNING BOARD STATEMENT
Per G.S. §160D-605, “When adopting or rejecting any zoning text or map amendment, the governing board shall
approve a brief statement describing whether its action is consistent or inconsistent with an adopted comprehensive
plan. Additionally, when adopting or rejecting any petition for a zoning map amendment, a statement analyzing the
reasonableness of the proposed rezoning shall be approved by the governing board. This statement of
reasonableness may consider, among other factors, (i) the size, physical conditions, and other attributes of the area
proposed to be rezoned, (ii) the benefits and detriments to the landowners, the neighbors, and the surrounding
community, (iii) the relationship between the current actual and permissible development on the tract and adjoining
areas and the development that would be permissible under the proposed amendment; (iv) why the action taken is
in the public interest; and (v) any changed conditions warranting the amendment. The statement of reasonableness
and the plan consistency statement required by §160D-605 may be approved in a single statement.”

On August 18, 2026, the Planning Board recommended approval of Zoning Docket SZMA-26-3 by a vote of 7-0.
Zoning Docket SZMA-26-3 proposes a zoning map amendment changing tax PIN 5892-29-9804 from IP
(Institutional and Public) to PB-S (Pedestrian Business – Special), which is consistent with the Village of
Clemmons Community Compass. The following is a written recommendation from the Planning Board to the
Village Council addressing Community Compass plan consistency:
Planning Board Consistency Statement for Zoning Map Amendment: Docket # SZMA-26-3
The proposed zoning map amendment petition for Zoning Docket SZMA-26-3 for tax PIN 5892-29-9804 from
IP (Institutional and Public) to PB-S (Pedestrian Business – Special) is consistent with the Village of Clemmons
Community Compass:
•

Alignment with "Mixed Use Office” and “US-158 Corridor Strategic Planning Area” Future Land Use
Designations: The Community Compass designates this site for “mixed use office, which specifically
calls for a mix of office and institutional, and single-family. The request provides two of those uses and
provides internal circulation for this building and the adjacent Old Clemmons School/Historic Broyhill
Office Suites. The US 158 Corridor Strategic Planning Areas calls for redevelopment along the corridor
and as an revitalization project of a former civic use, it fulfills that requirement. The proposed switch to
Pedestrian Business – Special Use (PB-S) directly supports the mixed-use office land use designation by
allowing a redevelopment that revitalizes the area by providing pedestrian-friendly office and smallscare retail and the building features a traditional architectural civic design.

•

Promotion of Adaptive Reuse and Historic Character: A key priority of Growth Management Area 1
(GMA 1) and the US-158 Corridor Strategic Planning Area is the adaptive reuse of existing civic
structures. Re-zoning the former Clemmons Library building allows it to be repurposed alongside the
adjacent Old Clemmons School Broyhill Center, revitalizing a central property without adding new
impervious surface or altering the historic scale of the corridor.

•

Pedestrian-Oriented Site Layout & Design: The property already exemplifies the core urban design
goals of the PB-S district and the US-158 Streetscape Guidelines:
Page 1 of 4

o Building Placement: The single-story (25-foot) building is pulled up toward the street,
maintaining a traditional street front.
o Parking Location: All 37 parking spaces are situated to the side and rear of the building,
preserving the visual landscape.
o Pedestrian & Green Amenities: The site features an existing front courtyard, mature street trees,
open green space, and a 5-foot public sidewalk along Clemmons Road, with ADA-compliant
crosswalks required at driveway entrances.
•

Compatibility with Surrounding Uses and Growth Management Goals: Located in Growth Management
Area 1 (Town Center), the requested PB-S district is explicitly intended for GMAs 1, 2, and 3. The
proposed mix of uses—including offices, specialty retail, studios, and small-scale service
establishments—is fully compatible with the surrounding institutional, commercial, and office properties
to the north, east, and south.

The following are two statements for Village Council to consider. The first may be used, partially or in its entirety,
if the proposed map amendment is found to be consistent and reasonable. The second statement may be used,
partially or in its entirety, if Village Council finds the proposed map amendment to be inconsistent and
unreasonable.
Consistency Statement for Zoning Map Amendment: Docket # SZMA-26-3
The proposed zoning map amendment petition for Zoning Docket SZMA-26-3 for tax PIN 5892-29-9804 from IP
(Institutional and Public) to PB-S (Pedestrian Business – Special) is consistent with the Village of Clemmons
Community Compass:
•

Alignment with "Mixed Use Office” and “US-158 Corridor Strategic Planning Area” Future Land Use
Designations: The Community Compass designates this site for “mixed use office, which specifically
calls for a mix of office and institutional, and single family. The request provides two of those uses and
provides internal circulation for this building and the adjacent Old Clemmons School/Historic Broyhill
Office Suites. The US 158 Corridor Strategic Planning Areas calls for redevelopment along the corridor
and as an revitalization project of a former civic use, it fulfills that requirement. The proposed switch to
Pedestrian Business – Special Use (PB-S) directly supports the mixed use office land use designation by
allowing a redevelopment that revitalizes the area by providing pedestrian friendly office and small scare
retail and the building features a traditional architectural civic design.

•

Promotion of Adaptive Reuse and Historic Character: A key priority of Growth Management Area 1
(GMA 1) and the US-158 Corridor Strategic Planning Area is the adaptive reuse of existing civic
structures. Re-zoning the former Clemmons Library building allows it to be repurposed alongside the
adjacent Old Clemmons School Broyhill Center, revitalizing a central property without adding new
impervious surface or altering the historic scale of the corridor.

•

Pedestrian-Oriented Site Layout & Design: The property already exemplifies the core urban design
goals of the PB-S district and the US-158 Streetscape Guidelines:
•

Building Placement: The single-story (25-foot) building is pulled up toward the street,
maintaining a traditional street front.
Page 2 of 4

o Parking Location: All 37 parking spaces are situated to the side and rear of the building,
preserving the visual landscape.
o Pedestrian & Green Amenities: The site features an existing front courtyard, mature street trees,
open green space, and a 5-foot public sidewalk along Clemmons Road, with ADA-compliant
crosswalks required at driveway entrances.
Compatibility with Surrounding Uses and Growth Management Goals: Located in Growth Management
Area 1 (Town Center), the requested PB-S district is explicitly intended for GMAs 1, 2, and 3. The
proposed mix of uses—including offices, specialty retail, studios, and small-scale service
establishments—is fully compatible with the surrounding institutional, commercial, and office properties
to the north, east, and south.

•

Therefore, the zoning map amendment request is reasonable and in the public interest because it supports the
Clemmons Community Compass recommendations above and because:
1. Infill & Revitalization: It optimizes existing public infrastructure by adaptively reusing a vacant civic
landmark rather than encouraging sprawl.
2. Corridor Aesthetics: By keeping all parking hidden to the side and rear while preserving green courtyard
space and street trees, the development enhances the visual entryway along US-158.
3. Multimodal Access: Dedicated sidewalk links and crosswalk enhancements ensure safer pedestrian access
in the heart of the village center.
Inconsistency Statement for Zoning Map Amendment: Docket # SZMA-26-3
The proposed zoning map amendment petition for Zoning Docket SZMA-26-3 for tax PIN 5892-29-9804 from
IP (Institutional and Public) to PB-S (Pedestrian Business – Special) is inconsistent with the Village of
Clemmons Community Compass:
•

Overly Broad Permitted Uses: The Community Compass future land use designation for this site is
"mixed use office” which envisions a mix of office, institutional uses and single family detached homes.
The petition requests an extensive list of broad commercial uses—such as general merchandise stores,
convenience stores, hardware stores, and building contractors—that exceed the intended scope of
pedestrian friendly office and small scare retailed called for in the designation.

•

Incompatibility of High-Traffic Commercial Uses with Site Access: The Village Transportation Plan
recommends striped bike lanes and enhanced pedestrian facilities along Clemmons Road. Adding highturnover retail and commercial uses (e.g., convenience stores or general merchandise stores) to a 1.01acre site with two existing full-movement driveways on US-158 increases vehicular friction, conflict
points, and turning movements, directly undermining the goal of fostering a safer, pedestrian-friendly
environment.

•

Encroachment into Civic and Institutional Buffer Core: The site currently serves as an Institutional and
Public (IP) zoning buffer, occupied by the former library building, and is situated adjacent to public
schools and religious facilities. Shifting the site to a commercial Pedestrian Business (PB-S)
classification with extensive retail permissions could introduce potential land-use conflicts with nearby
sensitive civic and educational uses.

Page 3 of 4

Therefore, the proposed zoning map amendment from IP (Institutional and Public) to PB-S (Pedestrian Business –
Special) is inconsistent with the Village of Clemmons Community Compass, unreasonable, and contrary to the
public interest because:
1. Commercial Overreach: Introduces auto-centric, high-volume retail uses into an area intended for lowimpact, walkable office and civic activities.
2. Safety Hazards: Threatens traffic operations and pedestrian safety along a key corridor by adding intensive
commercial trip generation to unsignalized full-movement access points.
3. Encroachment on Community Anchor Uses: Undermines the quiet, safe environment required for
surrounding civic, educational, and religious institutions.

Page 4 of 4

ORDINANCE AMENDING THE VILLAGE OF CLEMMONS ZONING ORDINANCE
OF THE UNIFIED DEVELOPMENT ORDINANCES (UDO) AND
ZONING MAP OF THE VILLAGE OF CLEMMONS, NORTH CAROLINA
Zoning Petition of Old Clemmons School Library Properties, LLC
Ordinance Number 2026-06
Section 1. The Village of Clemmons Ordinance of the Unified Development Ordinance (UDO)
and the Official Zoning Map of the Village of Clemmons are hereby amended by changing the
zoning classification of real property petitioned by Old Clemmons School Library Properties,
LLC from IP (Institutional and Public) to PB-S (Pedestrian Business – Special Use District)
with the conditions listed below (Zoning Docket SZMA-26-3) of the following described
property containing 1.01± acres or 43,995± square feet, located in Forsyth County, North
Carolina:
Located at 3554 Clemmons Road
PIN: 5892-29-9804
Survey of record in the Forsyth County Register of Deeds at Deed Book 1365 Page 1349
Tax Block 4230 Lot 41D
CONDITIONS
1.

APPROVED USES:
• Residential building, multifamily
• Combined use
• Arts and crafts studio
• Convenience store
• Food or drug store
• Furniture and home furnishings store
• General merchandise store
• Hardware store
• Restaurant (without drive-through)
• Retail store, specialty or miscellaneous
• Banking and financial services
• Building contractors, general
• Health services, miscellaneous
• Medical or dental laboratory
• Medical and surgical offices
• Non-store retailer
• Offices, miscellaneous
• Professional office
• Services, business A
• Services, business B
• Services, personal
• Recreation services, indoor
• Theater, indoor

• Institutional vocational training facility
• Library, public
• Museum or art gallery
• Neighborhood organization
• Church or religious institution, neighborhood
2.

PRIOR TO THE ISSUANCE OF ANY PERMITS:
a. The Petitioner shall sign the conditions for the zoning district as approved by the Village
Council.

3.

PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
a. Driveway permits shall be obtained from NCDOT prior to a change in use.

4.

PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
a. The Developer shall obtain driveway permits from NCDOT. Crosswalks shall be installed
along both driveway entrances with ADA-compliant design.
b. Any existing water/sewer connections not intended for reuse must be terminated at the
main. A NCLUC will need to make any new public water/sewer connections to the city
mains. Water connections will require a Backflow Preventer matching the meter size.

5.

OTHER CONDITIONS:
a. All service utility areas shall be sufficiently screened per Chapter B.3-4.6 of the UDO.
b. Any new signage shall be permitted by the Village of Clemmons Planning Department and
Winston-Salem/Forsyth County Inspections Division as provided in the UDO.

Section 2. This ordinance shall be effective from and after its adoption.
Adopted the 14th day of September 2026.

ATTEST:
______________________________
Lisa Shortt
Village Clerk

Ordinance Number 2026-06
Zoning Docket SZMA-26-3

_______________________________
Michael K. Rogers
Mayor

SS

2'-6" CURB AND GUTTER TRANSITIONING
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PARKING CALCULATIONS

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PARKING REQUIREMENTS PER VILLAGE OF CLEMMONS UDO:
ONE (1) SPACE PER 225 SF GFA FOR DEPOSITORY INSTITUTIONS
TOTAL SPACES REQUIRED: 34 SPACES
TOTAL SPACES PROVIDED: 36 SPACES
ADA SPACES REQ = 2 SPACES
ADA SPACES PROVIDED = 2 SPACES (1 VAN ACCESSIBLE)

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BASS, NIXON & KENNEDY
6310 CHAPEL HILL ROAD
SUITE 250
RALEIGH, NC 27607
PHONE: (919) 851-4422
CONTACT: DAN GREGORY, PLS

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L =14 0
FO

UGE

CU

O

E

UG

W

'
R =17 5 . 0 0
FO

FO

W

E
RET
NC

(
RB

CONCRETE DRIVEWAY WITH STAMPED CONCRETE CROSS
WALK PER VILLAGE OF CLEMMONS SPECIFICATIONS

.)
TYP
1'

SIGN
(NO PARKING)

5'
PROP.
SIDEWALK

AY

FIRE HYDRANT
(TYP)

2'

12'
EX. TRAVEL LANE

12'
EX. TRAVEL LANE

12'
EX. TWO-WAY LEFT-TURN LANES

UGE

3:1 M
AX
1%

WATER VALVE (TYP)

6'
PROP. PLANTING
STRIP

PR

3:1

EL

IM

IN

A

R ION
FO CT
U
R

ATWELL OF NEW YORK, INC. d/b/a ATWELL OF NC
209 N SALEM ST, STE 220
APEX, NC 27502
PHONE: (919) 249-8587
CONTACT: ALISSON RAMOS, PE

E SID

UGE
UGE

UGE
UGE

E
UG
FO

UGE
UGE

UGE
UGE

W

ON-SITE EXTERIOR LIGHTING SHALL BE PEDESTRIAN
SCALE LIGHTING IN KEEPING WITH THE TRADITIONAL
STYLE OF THE VILLAGE OF CLEMMONS.

T

THE FIDELITY BANK
PO BOX 8
FUQUAY VARINA, NC 27526
919-522-2242

E
UGE
UG

LIGHTING NOTE:

O

SURVEYOR

CONW
CRET

LIGHT POLE (TYP.)

ST

CIVIL ENGINEER

UGE

UGE

CONCRETE
SIDEWALK

N

DEVELOPER

UGE
UGE

LIGHT POLE (TYP.)

FO

ACK

0'

UGE

N

EXISTING WELL WITH RAISED BRICKS TO BE
ABANDONED IN ACCORDANCE WITH
APPLICABLE STATE AND LOCAL REQUIREMENTS
POSSIBLE 10' UTILITY EASEMENT AS SHOWN ON G.I.S.
(NO RECORDED INSTRUMENT FOUND AT THIS TIME)

SETB

W

FO

O

CONCRETE PAD

REET

UGE
UGE

W
FO

E
UGE
UG

UGE

R/W

FO

TYAR

FO

C

TELEVISION
PEDESTAL
(TYP.)

TREE

10'

40

W

ELECTRIC POLE
(TYP.)

SS

20

20' S

FO UGE

O

W

FO
U
UG
GEE

UGE

R3

FO

FO

FO

FO

FO

E
OH

U
UGE
UGE
FO

DEVELOPMENT TEAM
10

W

SS

E
OH

W

FO

FO

UGE

0'

E
OH

O

HE

UGE

.36'
L =12 3 FO

R3

HE

1° 2 4
Δ =3

=
W R
'51"

0 0'
2 25 .

UGE
UGE

10'

E
OH

10'

E
UGE
UG

E
UGE
UG

FO

UGE
UGE

STOP SIGN &
STOP BAR

UGE
UGE

855

ELECTRIC POLE
(TYP.)

0

POSSIBLE 10' UTILITY EASEMENT AS SHOWN ON G.I.S.
(NO RECORDED INSTRUMENT FOUND AT THIS TIME)

UGE
UGE

854

OHE W

CLEMMONS STATION
OWNER LLC
PIN: 5893-50-0212
REID: 5893500212000
DB. 3556 PG. 1884
ZONING: PB-S

3
4" METER

R4'

65'

851

S 22°08'15" E 73.02'

PREVENTER

WATER: PRIVATE
SEWER: PRIVATE
STREETS: PRIVATE

W

850

FO

3
4" BACKFLOW

12'

849

73'

TYPE 1 10' BUFFERYARD

FO

0'

R1

10' TYPE I BUFFERYARD (ADJACENT TO
MULTI-FAMILY RESIDENTIAL)
2 DECIDUOUS TREES PER 100 LF
8 PRIMARY EVERGREEN PLANTS PER 100 LF
10 SUPPLEMENTAL EVERGREEN SHRUBS PER
100 LF

W

FO

L= 83 . 4 4 '
R =326 . 4 8'
FO
Δ =14
° 3 8 ' 37 "

FO

LOADING /
SERVICE VEHICLE
PARKING SPACE

5'

W

.C.S.R. 3000
VARIABLE WIDTH PU
BLIC RIGHT-OF-WAY
DB. 3556 PG. 1884

TRACT A
K.F.G., INC.
PIN: 5893-40-2021
REID: 5893402021000
DB. 2568 PG. 2147
104,776 SF OR 2.4053
AC
(VACANT)

6

5'
16.

HAMPTON ROAD - N

16'

1 LARGE TREE PER 5,000 SF OF MOTOR VEHICLE
SURFACE AREA
NO PARKING SPACE SHALL BE MORE THAN 75'
FROM THE TRUNK OF A LARGE TREE

INFRASTRUCTURE

20'

FO

W

40'

13'

13'

CURVED BRICK SEAT WALL
ON CONCRETE PAD

FO

X

'

26'

LANDSCAPE
REQUIREMENTS

PLAN REVISIONS

FO

X

6" BLACK CONCRETE PAD
AT DRIVE-THRU

STREAM NAME: MUDDY CREEK
BASE FLOOD ELEVATIONS: N/A
FEMA FLOOD ZONE: ZONE X
FEMA MAP NUMBER: 3710589300J
FEMA MAP DATE: 06/11/2026

BUFFERYARD
REQUIREMENTS:

X
X

87

FEMA DATA

6' CHAIN LINK
FENCE

X

R1

ADJOINING ZONING (PIN 5893-40-5412): GI (INDUSTRIAL (IND)
FOR BUFFERYARD PURPOSE)
ADJOINING ZONING (PIN 5893-50-0212): PB-S (LOW INTENSITY
COMMERCIAL (LIC) FOR BUFFERYARD PURPOSE)
PROPERTY ZONING: LB-S (INDUSTRIAL FOR BUFFERYARD
PURPOSE)
TYPE REQUIRED: TYPE I (IND / LIC); NONE (IND/IND)
BUFFERYARD WIDTH PROVIDED: 10 FT (IND/LIC)

INTERIOR MVSA
REQUIREMENTS:

W

CONCRETE MEDIAN

FO

'

13

R2

852

W

SS

K:\Projects\26001770-Fidelity Bank Clemmons\DWG\Plan Sets\Site\26001770-C000-SITE-LNDSC-GRAD-UTL.dwg
Aug 03, 2026 - 4:46pm

X

R12.5'

FO

MECHANICAL EQUIPMENT
AND ROLL OFF CARTS
LOCATED BEHIND SCREEN
WALL

24'

W

COPPER
WATERLINE

BUFFERYARDS

MOTOR VEHICLE SURFACE AREA (MVSA)
STREETYARD
REQUIREMENTS:
2 LARGE DECIDUOUS OR EVERGREEN TREES PER
100 LF
SHRUBS (30% DECIDUOUS MAX.) SPACED NO MORE
THAN 18" EDGE TO EDGE

X

FO

FFE=851.00
7,600 SF BUILDING
2 ADA PARKING SPACES REQUIRED
2 ADA PARKING SPACES PROVIDED

UGE

FO

ADA PARKING
WITH 5.5'
ACCESS AISLE

ADA CURB
RAMP

PEDESTRIAN SCALE LIGHT POLE
TRADITIONAL STYLE OF CLEMMONS

W

SS

5'

7'

R12'

W

SCALE: 1" = 20'

LARGE DECIDUOUS TREE
2" CALIPER; 8' HEIGHT AT INSTALLATION

TOTAL ACREAGE: 2.41 AC
EXISTING IMPERVIOUS AREA: 0 AC (VACANT)
NEW IMPERVIOUS AREA (43.56%): 1.05 AC
BUILDING TO LAND (7.05%): 7,600 SF (0.17 AC)
PAVEMENT TO LAND (36.51%): 38,581 SF (0.88 AC)
OPEN SPACE (56.44%): 1.36 AC
BUILDING HEIGHT: 31.67 FT

853

OHE

SHRUB
18" HEIGHT AT INSTALLATION

X

R1

SHRUB
18" HEIGHT AT INSTALLATION

STREETYARD REQUIREMENT PER VILLAGE OF CLEMMONS UDO:
MINIMUM WIDTH OF 10'; TWO (2) LARGE VARIETY TREES PER
100 LF

X

3

5'

PRIMARY EVERGREEN PLANT
6' HEIGHT AT INSTALLATION

LARGE DECIDUOUS TREE
2" CALIPER; 8' HEIGHT AT INSTALLATION

SITE SIZE AND COVERAGES

3
4" DOMESTIC

N

LARGE DECIDUOUS TREE
2" CALIPER; 8' HEIGHT AT INSTALLATION

STREETYARD

X

R1

R37'

SIGN (TYP)

WATER VALVE (TYP)

PROPOSED LANDSCAPING AND LIGHTING

THE PURPOSE OF THIS SITE PLAN IS TO SUPPORT A ZONING
MAP AMENDMENT FROM PB-S (PEDESTRIAN BUSINESS –
SPECIAL USE DISTRICT) TO LB-S (LIMITED BUSINESS – SPECIAL
USE DISTRICT) TO ALLOW BANKING AND FINANCIAL SERVICES
AS AN APPROVED USE.

8'
8.5

TRAFFIC
SIGNAL
BOX (TYP.)

WATER METER/BACK FLOW PREVENTER

SEWER CLEANOUT

6

'
R4

E

OH

WATER SERVICE

PURPOSE STATEMENT

6'

5

W

SEWER MANHOLE

X

18'

26'

FO

FO

ELECTRIC POLE
(TYP.)

851

SEWER SERVICE

X

FO

OHE

'

6'

8
7.0

CONCRETE
PAD

PROPOSED SANITARY SEWER AND WATER

'

13'

8

13'

GUY WIRE
(TYP.)

2,000

.88

284
X

N0
3°4

E

26'

9'

1"
9'0
8°1 X

850

S4

26'

850

1,000

MCGEE, DIANE B.
BINGHAM
ENTERPRISES LLC
PIN: 5893-40-5412
REID: 5893405412000
DB. 2163 PG. 2624
ZONING: GI

X

4

X

'

FO

R4'

X

8

9
84

R25

0

85

SIGN

84

849

STORM MANHOLE

500

THE FIDELITY BANK

SS

SS

X

848

FO

OHE

E IO
NN
UER N
TITO
PUTR
CPAT TEETNE
CA
RM
DDED 1-1
RM
D
N
TO
U
FS-F
STSO O
UN
O
GR SETM
EMS
RR
T
REG
DED SYSSY
UN
UN

7

7

HOODED GRATED INLET

SCALE: 1" = 1,000'

OWNER: K F G INC
SITE ADDRESS: 3485 CLEMMONS RD, CLEMMONS NC 27012
TOWNSHIP: CLEMMONS
CITY: VILLAGE OF CLEMMONS
PIN: 5893-40-2021
DEED BOOK, PAGE: BK 2568; PG 2147-2153
GROSS ACREAGE: 2.41 AC
TYPE OF REVIEW: ZONING MAP AMENDMENT (SPECIAL USE DISTRICT)
CURRENT ZONING: PB-S - PEDESTRIAN BUSINESS - SPECIAL
PROPOSED ZONING: LB-S - LIMITED BUSINESS - SPECIAL
REQUESTED USES:
BANKING AND FINANCIAL INSTITUTION
RETAIL STORE, SPECIALTY OR MISCELLANEOUS
MEDICAL AND SURGICAL OFFICES
NON-STORE RETAILER
OFFICES, MISCELLANEOUS
PROFESSIONAL OFFICE
SERVICES, PERSONAL
RIVER BASIN: YADKIN PEE-DEE
WATERSHED: MUDDY CREEK (0304010113)

R

R4'

84

FO

847

PAVERS

3485 CLEMMONS RD, CLEMMONS, NC 27012

SS

SS

SS

S
EET

X

RIGHT TURN
ONLY SIGN

CK

845
846

PROPOSED
PEDESTRIAN SCALE
LIGHT POLE (TYP.)

CONCRETE
SIDEWALK

A

BLACK CONCRETE

FIDELITY BANK CLEMMONS

SS
SS

TON

SS

X

A
ETB

SIDEWALK

4' GRATED INLET

SITE DATA

5
84

3

1°2

FO

W

6
84

N4

'15

RD

SS

X

X

TYA

209 N Salem St, Ste 220 Apex, NC 27502
919 249-8587 F-1565 www.atwell.com
ATWELL OF NEW YORK, INC. d/b/a ATWELL OF NC

SS

X

E

RE

4

FO

FO

62'

70.

190
191

DETECTABLE WARNING SURFACE

VICINITY MAP
0

W

"E

DR

SS

ST
20'

W

DEN

X

R3
0

STA
D IU
MD
R

SS

X

0
84

3
84

84

5' CONCRETE
SIDEWALK

AR

CONCRETE

PROPOSED STORM DRAINAGE

STOP SIGN &
STOP BAR

RD

ST
10'

DR

ASPHALT PAVEMENT

STORM DRAIN PIPE

1

CO

W

161

PLA

CE

R50'

84

30"

R
NC

RD

CO
OK

SITE

842

R
CU
ETE

NS

BOUNDARY
RIGHT-OF-WAY
LOT LINE
CURB BOC/FOC
SIDEWALK
CENTER LINE
SAWCUT
EASEMENT
PROPOSED STRIPING
BUILDING FOOTPRINT
BUILDING ROOFLINE
BUILDING SETBACK (BSBL)
5' PROPOSED CONTOURS
1' PROPOSED CONTOURS

MO

6' CHAIN LINK
FENCE

X

E

1°2

P.)

W

W

5"
2'1

N4

ADA CURB
RAMP (TYP.)

TY
B(

PROPOSED
PEDESTRIAN SCALE
LIGHT POLE (TYP.)

7
83
8
83

'

I

NSIDTH PPG. 34
O
M LE W PB. 4
M
E AB
CLVARI

A

W

'
.69

R10

AD IC R
RO UBL

PROPOSED FEATURES

M
CLE

9

.S. T-OFU
- GH

JAM

CONCRETE RIGHT-IN RIGHT-OUT
DRIVEWAY WITH CUT THROUGH
CONCRETE CHANNELIZED ISLAND AND
STAMPED CONCRETE CROSS WALK

83

158
Y
HWWAY

W

ES S
T

SS

W

1. ALL LANDSCAPING IS TO BE INSTALLED IN ACCORDANCE WITH THE VILLAGE OF CLEMMONS UNIFIED DEVELOPMENT ORDINANCE AND ANY APPLICABLE STANDARDS.
2. THE SOIL SURFACE OF ALL PLANTING AREAS SHALL BE STABILIZED TO PREVENT EROSION. IN ADDITION TO REQUIRED INTERIOR TREES AND SHRUBS, THE SOIL
SURFACES OF PLANTING AREAS SHALL CONTAIN LIVE GROUNDCOVER, MULCH, LIVE SHRUBS, PERMEABLE PEDESTRIAN PAVER BLOCKS, OR A COMBINATION
W
THEREOF.
3. THE USE OF AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) A300 STANDARDS SHALL BE REQUIRED FOR THE PLANTING AND MAINTENANCE OF ALL REQUIRED
LANDSCAPING. PLEASE REVIEW THE VILLAGE OF CLEMMONS PLANTING MANUAL FOR FUTHER INFORMATION ABOUT PLANTING AND MAINTENANCE.
4. TOPPING OF ANY TREE REQUIRED BY THE UDO AS DEFINED BY THE ANSI A300 STANDARDS SHALL BE PROHIBITED.
W
5. THE LANDOWNER IS RESPONSIBLE FOR MAINTAINING ALL REQUIRED PLANT MATERIALS IN GOOD HEALTH. ANY
DEAD OR MISSING PLANTS MUST BE REPLACED WITH
NEW PLANTING WHICH MEETS THE MINIMUM INSTALLATION DIMENSION STANDARDS OF THE UDO. PLANT REPLACEMENT SHALL TAKE PLACE WITHIN ONE MONTH OF
WRITTEN NOTIFICATION BY THE ZONING OFFICER OR WITHIN THE NEAREST ACCEPTABLE PLANTING SEASON AS DETERMINED BY THE DIRECTOR OF INSPECTIONS OR
DESIGNEE. IN THE EVENT THAT PLANT MATERIAL IS SEVERELY DAMAGED DUE TO AN UNUSUAL
WEATHER OCCURRENCE OR OTHER ACT OF NATURE, OR IF
W
REPLACEMENT PLANTINGS ARE UNAVAILABLE WITHIN ONE MONTH OF WRITEEN NOTIFICATION, THE LANDOWNER WILL HAVE SIX (6) MONTHS FROM THE DATE OF
WRITTEN NOTIFICATION TO REPLACE PLANTINGS.
6. THE DIRECTOR OF INSPECTIONS OR DESIGNEE SHALL CONDUCT SITE INSPECTIONS TO ENSURE COMPLIANCE WITH THE PROVISIONS OF THE UDO PRIOR TO
W
ISSUANCE OF GRADING PERMITS AS WELL AS PRIOR TO THE ISSUANCE
OF A CERTIFICATE OF OCCUPANCY (CO).

W

LEGEND

SITE PLAN

W

VILLAGE OF CLEMMONS
LANDSCAPE NOTES

2%

SLOPE VARIES

R

Y

SLOPE VARIES

MAX

CROSS SECTION AA
US HIGHWAY 158
NTS

DATE :

8/3/2026

SHEET : C000

PETITION INFORMATION
Docket #

SZMA-26-4

Staff

Caroline Drake

Petitioner(s)

The Fidelity Bank

Owner(s)

K.F.G., Inc.

Address/PIN

3485 Clemmons Road
PIN: 5893-40-2021

Type of Request

Special Use Zoning District – Zoning Map Amendment

Proposal

The petitioner is requesting an amendment to the Official Zoning Map for the
subject properties from PB-S (Pedestrian Business – Special) to LB-S (Limited
Business – Special Use District).
The petitioner is requesting the following uses:

Neighborhood

•

Banking and financial services

•

Retail store, specialty or miscellaneous

•

Medical and surgical offices

•

Non-store retailer

•

Offices, miscellaneous

•

Professional offices

•

Services, personal

See Attachment A for a summary of the applicant’s outreach efforts.

Meeting
Zoning District

The LB District is primarily intended to accommodate moderately intense

(Purpose Statement)

neighborhood shopping, and service centers close to residential areas. The
district is established to provide locations for businesses that serve nearby
neighborhoods, including smaller business sites up to ten (10) acres in rural
areas. The district is typically located near the intersection of a collector street or
thoroughfare in areas which are otherwise developed with residences. Standards
are designed so that this district, in some instances, may serve as a transition
between residential districts and other commercial districts. This district is
intended for application in GMAs 2, 3, 4 and 5.
Page 1 of 9

Applicable Rezoning

B.6-2.6(C)(a)(i) Is the proposal consistent with the purpose statement(s) of

Considerations from

the requested zoning district(s)?

Chapter B, Article VI,
Section 6-2.6(C)(3)(a)(i)

Yes, the site is located at the intersection of two thoroughfares in an area which
is otherwise developed with mostly residences. The requested banking
institution with drive-throughs is a moderately intense neighborhood service.
The site is located in GMA 1; however, GMA 3 is approximately 500’-700’ away
to the south and east.
GENERAL SITE INFORMATION

General Location

Southeastern corner of intersection at Clemmons Road and Hampton
Road; northeastern corner of intersection at Hampton Road and Cook
Place Drive

Jurisdiction

Village of Clemmons

Site Acreage

2.41± acres or 104,979± square feet

Physical Characteristics

There are several existing large-canopy trees towards the southern
property line along Cook Place Drive. The site is raised on the western
side and slopes down towards the east.

Proximity to Water & Sewer

Public water and sewer available onsite

Stormwater/Drainage

A stormwater management permit is required

Watershed & Overlay

N/A

Districts
Historic, Natural Heritage,

The historic Cook-Bingham House (FY 219) existed on the southwest

and/or Farmland Inventories

corner of the site. It was a two-story, hip-roofed, brick, mid-nineteenthcentury Greek Revival-style house. The house was demolished in the
early 2010s.

Current Land Use

Vacant

Surrounding Property

Direction

Zoning District

Use

Zoning & Use

North

LB; LO-S

Church; specialty/miscellaneous
retail; single-family residential

East

GI; PB-S

Building materials supply;
multifamily residential

South

NB-S; RS-9; RS-

Single-family residential
Page 2 of 9

15
West

LB; LB-S; RS-15

Veterinary office; single-family
residential

Applicable Rezoning

B.6-2.6(C)(3)(a)(ii) Is/are the uses permitted under the proposed

Considerations from Chapter

classification compatible with uses permitted on other property

B, Article VI, Section 6-

in the vicinity?

2.6-(C)(3)(a)(ii)

Yes – the proposed banking and financial institution is compatible with
the more intense building materials supply use to the east and serves
as a transitional and neighborhood-serving use for the residential uses
surrounding the property to the south, east, and west. There are also
moderately intense commercial uses to the north and west that the
proposed uses are compatible with as well.

Analysis of General Site

The site is located at the intersection of Clemmons Road, Hampton

Information

Road, and Cook Place Drive. The site is currently vacant and adjacent
to industrial, commercial, and residential uses. The historic CookBingham House that used to exist on the site has since been
demolished, and there are some existing large-canopy trees, as the site
slopes down towards the east.
SITE ACCESS AND TRANSPORTATION INFORMATION

Street Name

Classification

Frontage

AADT Count

Clemmons Rd (US 158)

Minor Arterial

230’±

12,500 vpd

Hampton Rd

Major Collector

85’±

10,500 vpd

Cook Place Dr

Local

420’±

N/A

Proposed Access Point(s) One (1) point of access on Clemmons Road
Once (1) point of access on Cook Place Drive
Planned Road &

Clemmons Road is identified as a major thoroughfare in the Village

Improvements

Transportation Plan (2009). In Figure 3.13 (Community Strategic Corridor
Recommendations – US 158/Clemmons Road East), the community vision
for the corridor is a 3-lane and 4-lane boulevard with potential gateway
features at Hampton Road. In Figure 4.1 (Recommended Bicycle and
Pedestrian Facilities), there is a recommendation for a sidewalk and a
Page 3 of 9

striped bike lane on Clemmons Road, and a sidewalk and a wide outside
lane on Hampton Road.
The Clemmons Pedestrian Plan (2024) identifies two recommendations
adjacent to the site, SUP-03. The recommendation for Project ID: SUP-03
(Hampton Road Shared Use Path) is to establish a shared use path along
the east side of Harper Road.
Trip Generation –

Existing: Vacant

Existing/Proposed

0 vehicles per day
Proposed: 7,600 sf drive-in bank (ITE Land Use Code 912)
763 vehicles per day

AM Peak Hour – 75 total vehicles per hour
(44 vehicles entering, 31 vehicles exiting)

PM Peak Hour – 160 total vehicles per hour
(80 vehicles entering, 80 vehicles exiting)
Sidewalks

Existing 5’ sidewalk along Cook Place Drive and Hampton Road; proposed
sidewalk along Clemmons Road

Transit

No existing or proposed transit

Traffic Impact Study

N/A

Analysis of Site Access &

Access to the development is proposed via two driveways; one full-

Transportation

movement driveway is proposed on Cook Place Drive. The driveway on

Information

Clemmons Road is designed to be a right-turn and left-turn in driveway but
only a right-out driveway.
A 5’ sidewalk is proposed at the property frontage adjacent to Clemmons
Road which meets the recommendations of the Village Transportation Plan.
CONFORMITY TO PLANS AND PLANNING ISSUES

Forsyth Legacy GMA

Growth Management Area 1 (City or Town Center)

Pertinent Legacy

GMA 1 (City/Town Centers) includes Downtown Winston-Salem and

Recommendations

the centers of Forsyth County’s small towns. It promotes a dense,
mixed-use and pedestrian-oriented urban form and is the hub for
Page 4 of 9

government and private employment.
Recommendations for GMA 1:
•

Attract more retail and entertainment

•

Promote design excellence

Clemmons Community

Clemmons Community Compass designates the future land use for

Compass (2040)

this site as “village-scale office and retail.” The village-scale office and
retail future land use classification is intended to maintain the historic
scale of development along the US-158 corridor. Village-scale office
and civic uses are appropriate in this corridor. Secondary uses include
smaller commercial uses, such as corner markets, small restaurants,
personal service shops, gift shops, and similar small retail uses.
Streetscape design standards developed for the US-158 corridor
provide guidance for streetscape design, site orientation, and
building frontages. Buildings within this corridor should not exceed
two-stories and buildings should front the road with parking to the
side or rear. Pedestrian access should be provided along the corridor
and enhanced landscape and tree protection should maintain this as
a “green corridor.”
The site is also located within the US-158 Corridor Strategic Planning
Area. Relevant future land use intent elements include:
•

Redevelopment will occur along the corridor. New
development should revitalize the area and make it a
pedestrian-friendly civic, office, and small-scale retail corridor

•

Design recommendations included in the Village
Transportation Plan should guide redevelopment to provide
additional pedestrian and bicycle amenities and designated
road improvements

•

Traditional architectural designs and materials are encouraged
in this corridor

Greenway Plan Information

N/A

Other Applicable Plans &

This site is within the East Campus District as defined in the US 158
Page 5 of 9

Planning Issues

Streetscape Guidelines (1997) from Hampton Road to Cordova Drive.
The East Campus was described as the following: The segment of
roadway between Hampton Road and Cordova Drive is currently five
lanes. A new center landscape median should replace selected
sections of the center lane. The median should be grassed and
planted with flowering trees. The median response will serve as a
strong pattern which signals the approach to downtown and will do
much to scale down the broad swath of asphalt along this section.
Along the edges of the corridor, informal massing of shade trees and
other plantings should be encouraged on private properties. Informal
walkways should continue throughout, following the topography of
the land and existing vegetation. Some selective clearing and limbing
up of trees may be necessary. A public/private partnership will need
to be worked out to provide the optimum benefits. The preservation
of trees over twelve inches in caliper should be encouraged within a
fifty-foot buffer of the right-of-way as existing woodlands become
developed. As the use of some residential units become commercial
and new development occurs, parking should be required in
back of the buildings. Architecture should once again be in keeping
with the traditional style of Clemmons.

Applicable Rezoning

B.6-2.6(3)(a)(iii) Have changing conditions substantially affected the

Considerations from Chapter

area included in the petition?

B, Article VI, Section 6-2.6(C)-

No

(3)(a)

B.6-2.6(3)(a)(iv) Is the requested action in conformance with
Community Compass & Legacy?
Yes, the requested district and uses are in conformance with the
village-scale retail and office future land use intent for the area.

Analysis of Conformity to

The subject site meets the intent of the Clemmons Community

Plans & Planning Issues

Compass “village-scale retail and office” future land use designation.
Village-scale retail and office allow for smaller commercial and office
uses.
The subject site meets the intent of the US 158 Corridor Strategic
Page 6 of 9

Planning Area. The US-158 Streetscape Guidelines should be used to
ensure that the scale and design of new development is appropriate
with the historic village character of the area. The streetscape
guidelines encourage sidewalks and street trees as well as pedestrianscale lighting for the streetscape design; the site plan shows all of
these elements being provided. The streetscape design guidelines
also prefer parking to be to the rear or side of the building. Given
that this site has multiple street frontages, staff was amenable to
having accessible parking to the front of the building, as long as
ADA-compliant pedestrian connections were being provided
elsewhere from the proposed and existing sidewalks. The site has also
reserved an open space outdoor seating area towards the
intersection in keeping with the streetscape and strategic planning
area guidelines. The elevations provided are in keeping with the
traditional style of Clemmons as well, utilizing arches in the design
and brick materials.
RELEVANT ZONING HISTORIES
Case
C-127

Request

Decision &

Direction

Date

from Site

RS-15, RS-9, GI,

Approved

Site

GI-S, and LO-S to

6/24/2002

Acreage

Recommendation
Staff

PB

28.14

Approval

Approval

West

1.37

Approval

Approval

North

2.5

Approval

Approval

South

0.34

Approval

Approval

PB-S
C-140

LO-S to LB-S

Approved
5/12/2003

C-152
C-226

LO-S and LB to

Approved

LO-S and RS-15

3/15/2006

RS-15 to NB-S

Approved
8/13/2018

SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS
Building Square Footage

Square Footage

Placement on Site

7,600 sf

Front and eastern side
Page 7 of 9

Parking

Building Height
Impervious Coverage

Required

Proposed

Layout

34 spaces

36 spaces

Front and rear

Maximum

Proposed

40’

1-story (32’)

Maximum

Proposed

75%

43.56%

UDO Sections Relevant to

Chapter B, Zoning Ordinances

Subject Property

Chapter C, Environmental Ordinances

Compliance with Chapter

(A) Clemmons Community

B Article VII, Section 7-5.3

Analysis of Site Plan

Yes

Compass
(B) Environmental Ordinance

Yes

(C) Subdivision Regulations

N/A

(D) Other Relevant Standards

N/A

The site satisfies applicable UDO requirements.

Compliance with UDO
Requirements
SITE-SPECIFIC RECOMMENDED CONDITIONS OF APPROVAL
The following proposed conditions are from interdepartmental review comments and are proposed in
order to meet codes or established standards, or to reduce negative off-site impacts.
PRIOR TO THE ISSUANCE OF ANY PERMITS:
a. The Petitioner shall sign the conditions for the zoning district as approved by the Village Council.

PRIOR TO THE ISSUANCE OF GRADING PERMITS:
a. The Developer shall submit a stormwater management permit application to the Village of Clemmons
Stormwater Department for review and approval.
b. The Developer shall submit a professionally designed Erosion Control Plan along with an original
signed/notarized Financial Responsibility/Ownership (FRO) form for review and approval, if the
proposed project creates more than 10,000 square feet of land disturbance.
c. The Developer shall meet the tree protection standards during construction as required in Chapter B.34 Landscaping and Tree Preservation Standards of the UDO.
d. The Developer shall obtain encroachment agreements from NCDOT for any improvements within
Page 8 of 9

NCDOT right-of-way along Hampton Road and Clemmons Road.
e. The Developer shall obtain driveway permits from NCDOT and the Village of Clemmons.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
a. Developer shall submit a stormwater occupancy permit to the Village of Clemmons Stormwater
Department for review and approval.
b. All fire hydrants shall be installed in accordance with the requirements of the Forsyth County Fire
Department.
c. Crosswalks shall be installed along both driveway entrances.
d. Sidewalks shall be installed along Hampton Road and Clemmons Road as shown on the site plan and
in accordance with the specifications of the Village Engineer and NCDOT. All sidewalks shall be
ADA-compliant and provide curb cuts with tactile paving at proposed crossings.
e. All streetyard and bufferyard plantings shall be installed. All required streetyard and bufferyard trees
shall be of a large variety as defined in UDO Chapter B, Section 3-4.10.
OTHER CONDITIONS:
a. All new freestanding exterior lighting higher than twelve (12) feet in height shall be of the “shoebox”
type or otherwise shielded in a manner not to cast direct light onto adjacent properties. The proposed
pedestrian-scale lighting fixtures near the streetyards shall match or be substantially similar to the
style used in the Village Point area and on Village Point Drive.
b. Building architecture and materials shall be in compliance with the architectural elevations voluntarily
submitted by the developer as part of this petition (Exhibit A).
c. All service utility areas shall be sufficiently screened per Chapter B.3-4.6 of the UDO.
d. Development entrance signage shall be permitted by the Village of Clemmons Planning Department
and Winston-Salem/Forsyth County Inspections Division as provided in the UDO.
PLANNING BOARD RECOMMENDATION: APPROVAL (7-0)
STAFF RECOMMENDATION: APPROVAL, if adopted with staff-recommended conditions
NOTE: These are staff comments only; final recommendations on projects are made by the Village of
Clemmons Planning Board, with final decisions being made by the appropriate Elected Body, who may
approve, deny, table or request modification for any project. THE APPLICANT OR REPRESENTATIVE IS
STRONGLY ENCOURAGED TO ATTEND THE PUBLIC HEARINGS WHERE THE CASE WILL BE
CONSIDERED BY THE PLANNING BOARD AND THE ELECTED BODY.

Page 9 of 9

Attachment A
Neighborhood Meeting

05:30 pm
08/05/2026
Date: ___________________________________Time:
_____________________________________
Location: __________________________________________________________________________
Clemmons Branch Library (6365 James Street, Clemmons, NC 27012)
Date of Notification Mailing: 07/20/2026
___________________________________________________________
(Attach a list of those persons and organizations that were sent notice about the Neighborhood Meeting)

3
Number of Attendees: ________________________________________________________________
(Attach a copy of the signed attendance list that includes names and addresses of those in attendance)

Summary of Issues
Ms.
Bernhardt had general concerns about traffic but overall was supportive of the property being
________________________________________________________________________________________
________________________________________________________________________________________
developed
as a bank. Ms. Bernhardt's property is south of Cook Place and the project. We
________________________________________________________________________________________
discussed
that Hampton Rd has the concrete median so little increase in traffic should be noticed as
________________________________________________________________________________________
most
patrons of the bank will not be entering from that side.
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
(Attach additional sheets as needed)

Changes made to the Petition by the Petitioner as a result of the meeting:
________________________________________________________________________________________
No changes were made, as the proposed development is not expected to significantly increase traffic.
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
(Attach additional sheets as needed)
Note: If the petitioner makes substantive change(s) to the application following the neighborhood meeting on topics which
were not discussed at the neighborhood meeting, that fact may be noted in the staff report. Substantive change(s) to the
application on topics which were not discussed at the neighborhood meeting shall require that the petitioner renotify
neighboring property owners through physical or electronic mail.

Neighborhood Meeting Report prepared by:
Preparer’s Name: ________________________________________
Date: ______________________
08/05/2026
Alisson Ramos, PE
Page 2 of 2

Attachment A
July 15, 2026

RE: NOTICE OF NEIGHBORHOOD MEETING
PROPOSED FIDELITY BANK CLEMMONS
Subject Property: 3907 Hampton Road, Clemmons, NC 27012
Dear Property Owner or Occupant:
You are receiving this notice because your property is located within 500 feet of the subject property
identified above.
Atwell, on behalf of the petitioner, The Fidelity Bank, will hold a neighborhood meeting to provide nearby
property owners and occupants with information regarding the proposed Fidelity Bank Clemmons
development.
Meeting Date: August 5, 2026
Meeting Time: 5:30 p.m.
Meeting Location: Clemmons Branch Library
6365 James Street
Clemmons, NC 27012
The proposed development consists of a bank with drive-through service facilities, parking, site access,
landscaping, utilities, stormwater management facilities, and related site improvements.
The purpose of the meeting is to present the proposed development and site plan, answer questions,
discuss the project with nearby property owners and occupants, and receive feedback before
proceeding through the applicable review and approval process.
A vicinity map and proposed site plan are enclosed for your reference.
For questions regarding the meeting or proposed project, please contact:
Alisson Ramos, PE
Atwell of New York, Inc. d/b/a Atwell of NC
NC Firm License No. F-1565
209 N. Salem Street, Suite 220
Apex, NC 27502
Phone: 919-249-8587
We appreciate your time and welcome your participation.
Sincerely,
Atwell of New York, Inc. dba Atwell of NC
Representative for The Fidelity Bank
Enclosures: Proposed Site Plan with Vicinity Map

Planning & Community Development
P | 336.766.7511
F | 336.766.7536

www.clemmons.org
3715 Clemmons Road
Clemmons, NC 27012

GOVERNING BOARD STATEMENT
Per G.S. §160D-605, “When adopting or rejecting any zoning text or map amendment, the governing board shall
approve a brief statement describing whether its action is consistent or inconsistent with an adopted comprehensive
plan. Additionally, when adopting or rejecting any petition for a zoning map amendment, a statement analyzing the
reasonableness of the proposed rezoning shall be approved by the governing board. This statement of
reasonableness may consider, among other factors, (i) the size, physical conditions, and other attributes of the area
proposed to be rezoned, (ii) the benefits and detriments to the landowners, the neighbors, and the surrounding
community, (iii) the relationship between the current actual and permissible development on the tract and adjoining
areas and the development that would be permissible under the proposed amendment; (iv) why the action taken is
in the public interest; and (v) any changed conditions warranting the amendment. The statement of reasonableness
and the plan consistency statement required by §160D-605 may be approved in a single statement.”

On August 18, 2026, the Planning Board recommended approval of Zoning Docket SZMA-26-4 by a vote of 7-0.
Zoning Docket SZMA-26-4 proposes a zoning map amendment changing tax PIN 5893-40-2021 from PB-S
(Pedestrian Business – Special Use District) to LB-S (Limited Business – Special Use District). The following is a
written recommendation from the Planning Board to the Village Council addressing Community Compass plan
consistency:
Planning Board Consistency Statement for Zoning Map Amendment: Docket # SZMA-26-4
The proposed zoning map amendment petition for Zoning Docket SZMA-26-4 for tax PIN 5893-40-2021 from PBS (Pedestrian Business – Special) to LB-S (Limited Business – Special) is consistent with the Village of Clemmons
Community Compass:
•

Alignment with Future Land Use Intent: The Community Compass designates this location as "village-scale
office and retail." The requested Limited Business – Special (LB-S) classification and proposed lowintensity uses (specifically: banking and financial services, professional/medical offices, and personal
services) align directly with the intent to maintain village-scale commercial and office development along
the US-158 corridor.

•

Scale and Traditional Architectural Character: The 7,600-square-foot, single-story (32-foot) building height
is well within the two-story maximum recommended by corridor guidelines. Furthermore, the building
elevations incorporate traditional Clemmons design elements, including brick materials and architectural
arches.

•

Pedestrian Integration and Amenities: The project supports the plan's focus on pedestrian-friendly
infrastructure by incorporating a proposed 5-foot sidewalk along Clemmons Road (connecting with existing
sidewalks on Hampton Road and Cook Place Drive), ADA-compliant crosswalks, and an open-space
outdoor seating area framed with pedestrian-scale lighting near the main intersection.

•

Green Corridor and Environmental Considerations: The site plan complies with the corridor’s streetscape
and landscaping objectives by keeping impervious coverage to 43.56% (well below the 75% maximum),
Page 1 of 4

implementing required streetyard and bufferyard plantings with large tree varieties, and maintaining tree
protection standards during construction.
•

Appropriate Transitional Use: Positioned at the intersection of Clemmons Road and Hampton Road, the
proposed neighborhood-serving development provides an appropriate transition between the higherintensity industrial/building material supply uses to the east and the surrounding single-family residential
neighborhoods to the south and west.

The following are two statements for Village Council to consider. The first may be used, partially or in its entirety,
if the proposed map amendment is found to be consistent and reasonable. The second statement may be used,
partially or in its entirety, if Village Council finds the proposed map amendment to be inconsistent and
unreasonable.
Consistency Statement for Zoning Map Amendment: Docket # SZMA-26-4
The proposed zoning map amendment petition for Zoning Docket SZMA-26-4 for tax PIN 5893-40-2021 from PBS (Pedestrian Business – Special) to LB-S (Limited Business – Special) is consistent with the Village of Clemmons
Community Compass:
•

Alignment with Future Land Use Intent: The Community Compass designates this location as "village-scale
office and retail." The requested Limited Business – Special (LB-S) classification and proposed lowintensity uses (specifically: banking and financial services, professional/medical offices, and personal
services) align directly with the intent to maintain village-scale commercial and office development along
the US-158 corridor.

•

Scale and Traditional Architectural Character: The 7,600-square-foot, single-story (32-foot) building height
is well within the two-story maximum recommended by corridor guidelines. Furthermore, the building
elevations incorporate traditional Clemmons design elements, including brick materials and architectural
arches.

•

Pedestrian Integration and Amenities: The project supports the plan's focus on pedestrian-friendly
infrastructure by incorporating a proposed 5-foot sidewalk along Clemmons Road (connecting with existing
sidewalks on Hampton Road and Cook Place Drive), ADA-compliant crosswalks, and an open-space
outdoor seating area framed with pedestrian-scale lighting near the main intersection.

•

Green Corridor and Environmental Considerations: The site plan complies with the corridor’s streetscape
and landscaping objectives by keeping impervious coverage to 43.56% (well below the 75% maximum),
implementing required streetyard and bufferyard plantings with large tree varieties, and maintaining tree
protection standards during construction.

•

Appropriate Transitional Use: Positioned at the intersection of Clemmons Road and Hampton Road, the
proposed neighborhood-serving development provides an appropriate transition between the higherintensity industrial/building material supply uses to the east and the surrounding single-family residential
neighborhoods to the south and west.

Therefore, the zoning map amendment request is reasonable and in the public interest because it supports the
Clemmons Community Compass recommendations above and because:
Page 2 of 4

1. Logical Land Use Transition: The proposed zoning district is located at the intersection of Clemmons Road
and Hampton Road. This parcel serves as an important buffer for land use, effectively transitioning from the
higher-intensity industrial and building-supply uses to the east, down to the low-density, single-family
residential neighborhoods to the south and west.
2. Compatible Intensity: The proposed zoning restricts the site to low-impact commercial and professional
office uses ensures that traffic generation and operational footprints remain harmonious with adjacent
residential areas.
3. Infrastructure Utilization: The proposed zoning district allows the development to maximize existing public
transportation infrastructure and pedestrian connections without overloading the local vehicular network.
Inconsistency Statement for Zoning Map Amendment: Docket # SZMA-26-4
The proposed zoning map amendment petition for Zoning Docket SZMA-26-4 for tax PIN 5893-40-2021 from PBS (Pedestrian Business – Special) to LB-S (Limited Business – Special) is inconsistent with the Village of
Clemmons Community Compass:
•

Incompatibility with Growth Management Area (GMA) Designations: The subject property is located in
Growth Management Area 1 (GMA 1 - City or Town Center), which prioritizes a dense, highly
pedestrian-oriented urban form. However, the purpose statement for the requested Limited Business
(LB) district specifically states that it is intended for application in GMAs 2, 3, 4, and 5, making the
requested zoning district fundamentally mismatched with the site's primary growth management
designation.

•

Deviation from Preferred Site Layout & Parking Guidelines: The US-158 Corridor Streetscape
Guidelines and Community Compass explicitly state that buildings should front the road, with parking
restricted to the rear or the side, to maintain the historic visual corridor. Placing accessible parking in
front of the building along the primary street frontage violates these spatial design standards and reduces
the seamless pedestrian framing intended for the corridor.

•

Autocentric Intensity and High Daily Trip Generation: The Community Compass envisions a "villagescale," walk-friendly corridor focusing on low-impact, small-scale retail and office uses. The proposed
financial institution, featuring drive-through service windows, generates 763 daily vehicle trips, a
significant increase over neighboring passive uses, thereby reinforcing auto-centric dependency and
vehicular turnover at a key intersection rather than promoting a slow, walkable village core.

•

Conflict with Comprehensive Pedestrian Infrastructure Goals: The Clemmons Pedestrian Plan (2024)
specifically calls for Project ID: SUP-03, establishing a Shared Use Path along the area. The standard 5foot sidewalk layout in the proposal falls short of providing a multi-modal, dedicated shared-use path
facility that safely accommodates both bicyclists and pedestrians along this high-volume arterial
corridor.

•

Loss of Historic Context and Woodland Buffers: The corridor guidelines emphasize preserving existing
woodlands and mature tree canopies within a 50-foot buffer of the right-of-way to maintain the "green
corridor" character. The development footprint affects the site's historic setting (formerly housing the
mid-nineteenth-century Greek Revival Cook-Bingham House). It replaces natural topography and
mature canopy with asphalt parking and drive-through lanes.

Page 3 of 4

Therefore, the zoning map amendment request from PB-S to LB-S is unreasonable and contrary to the public
interest for the following reasons:
1. Subversion of Town Center Goals: The proposed zoning district permits a downgrading or misapplication
of district regulations within GMA 1, undermining long-term public investments aimed at building a
compact, walkable, and distinct town center core.
2. Increased Vehicular Hazards: The proposed zoning district would concentrate high-turnover drive-through
traffic at the intersection of Clemmons Road and Hampton Road, introducing unnecessary congestion and
heightening potential vehicular and pedestrian conflict points.
3. Irreversible Environmental and Cultural Degradation: The proposed site plan replaces mature woodland
canopy and historic site contexts with surface parking and drive-through lanes, permanently degrading the
aesthetic entry corridor.

Page 4 of 4

ORDINANCE AMENDING THE VILLAGE OF CLEMMONS ZONING ORDINANCE
OF THE UNIFIED DEVELOPMENT ORDINANCES (UDO) AND
ZONING MAP OF THE VILLAGE OF CLEMMONS, NORTH CAROLINA
Zoning Petition of The Fidelity Bank
Ordinance Number 2026-07
Section 1. The Village of Clemmons Ordinance of the Unified Development Ordinance (UDO)
and the Official Zoning Map of the Village of Clemmons are hereby amended by changing the
zoning classification of real property petitioned by The Fidelity Bank from PB-S (Pedestrian
Business – Special) to LB-S (Limited Business – Special Use District) with the conditions listed
below (Zoning Docket SZMA-26-4) of the following described property containing 2.41± acres
or 104,979± square feet, located in Forsyth County, North Carolina:
Located at 3485 Clemmons Road
PIN: 5893-40-2021
Survey of record in the Forsyth County Register of Deeds at Deed Book 2568 Page 2153
Tax Block 4227 Lot 110
CONDITIONS
1.

APPROVED USES:
• Banking and financial services
• Retail store, specialty or miscellaneous
• Medical and surgical offices
• Non-store retailer
• Offices, miscellaneous
• Professional offices
• Services, personal

2.

PRIOR TO THE ISSUANCE OF ANY PERMITS:
a. The Petitioner shall sign the conditions for the zoning district as approved by the
Village Council.

3.

PRIOR TO THE ISSUANCE OF GRADING PERMITS:
a. The Developer shall submit a stormwater management permit application to the
Village of Clemmons Stormwater Department for review and approval.
b. The Developer shall submit a professionally designed Erosion Control Plan along
with an original signed/notarized Financial Responsibility/Ownership (FRO) form for
review and approval, if the proposed project creates more than 10,000 square feet of
land disturbance.
c. The Developer shall meet the tree protection standards during construction as
required in Chapter B.3-4 Landscaping and Tree Preservation Standards of the UDO.
d. The Developer shall obtain encroachment agreements from NCDOT for any
improvements within NCDOT right-of-way along Hampton Road and Clemmons
Road.

e. The Developer shall obtain driveway permits from NCDOT and the Village of
Clemmons.
4.

PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
a. Developer shall submit a stormwater occupancy permit to the Village of Clemmons
Stormwater Department for review and approval.
b. All fire hydrants shall be installed in accordance with the requirements of the Forsyth
County Fire Department.
c. Crosswalks shall be installed along both driveway entrances.
d. Sidewalks shall be installed along Hampton Road and Clemmons Road as shown on
the site plan and in accordance with the specifications of the Village Engineer and
NCDOT. All sidewalks shall be ADA-compliant and provide curb cuts with tactile
paving at proposed crossings.
e. All streetyard and bufferyard plantings shall be installed. All required streetyard and
bufferyard trees shall be of a large variety as defined in UDO Chapter B, Section 34.10.

5.

OTHER CONDITIONS:
a. All new freestanding exterior lighting higher than twelve (12) feet in height shall be
of the “shoebox” type or otherwise shielded in a manner not to cast direct light onto
adjacent properties. The proposed pedestrian-scale lighting fixtures near the
streetyards shall match or be substantially similar to the style used in the Village
Point area and on Village Point Drive.
b. Building architecture and materials shall be in compliance with the architectural
elevations voluntarily submitted by the developer as part of this petition (Exhibit A).
c. All service utility areas shall be sufficiently screened per Chapter B.3-4.6 of the
UDO.
d. Development entrance signage shall be permitted by the Village of Clemmons
Planning Department and Winston-Salem/Forsyth County Inspections Division as
provided in the UDO.

Section 2. This ordinance shall be effective from and after its adoption.
Adopted the 14th day of September 2026.

ATTEST:
______________________________
Lisa Shortt
Village Clerk

Ordinance Number 2026-07
Zoning Docket SZMA-26-4

_______________________________
Michael K. Rogers
Mayor

Planning & Community Development
P | 336.766.7511
F | 336.766.7536

www.clemmons.org
3715 Clemmons Road
Clemmons, NC 27012

DOCKET: C-UDO-91
TO: Village Council
DATE: September 8, 2026
REQUEST
The purpose of this text amendment is twofold:
1. Environmental & Floodplain Resilience: Establish a mandatory 150-foot setback for outdoor storage
areas and associated structures located in Industrial (LI, CPI, GI, CI) and High-Intensity Commercial (CPO,
GO, NSB, HB, GB, CB, MX) districts from any identified Special Flood Hazard Area (SFHA) or
Floodway. This requirement mitigates the risk of floodwater contamination, prevents floatable hazards
during storm events, and preserves natural floodway functions.

APPLICABLE SECTIONS OF THE UDO:
The following section is proposed for amendment:
 Chapter B, Article II, Section 3-1.2 J Special Yard Requirements Where Nonresidential Districts Adjoin
Residential Districts.
CLEMMONS COMMUNITY COMPASS
This proposed amendment directly advances the vision, goals, and policy objectives outlined in the Clemmons
Community Compass 2040 Comprehensive Plan by establishing clear regulatory mechanisms to resolve landuse conflicts and protect sensitive natural resources.
The amendment furthers the Community Compass through two main policy pillars:
1. Environmental Stewardship & Floodplain Protection


Related Plan Goal: Goal 6 (Environmental Stewardship) and Chapter 7 (Environmental
Sustainability)
UDO Provision: Section 3-1.2(J)(2) requires structures and outdoor storage areas in Industrial
(LI, CPI, GI, CI) and High-Intensity Commercial (CPO, GO, NSB, HB, GB, CB, MX) districts
to be located at least 150 feet away from Special Flood Hazard Areas (SFHA) or Floodways.

How it furthers the plan:


Water Quality & Pollution Prevention: Outdoor storage in high-intensity and industrial zones
carries elevated risks of chemical runoff, sediment transport, and hazardous material wash-off during
storm events. A 150-foot setback ensures that potential contaminant sources are kept out of
vulnerable flood zones, protecting local waterways and the function of stormwater infrastructure.

Page 1 of 2



Riparian & Floodplain Resilience: Protecting stream corridors and floodways aligns with the
plan's specific policy to encourage expanded protection of natural resources, preserve natural
drainage functions, and minimize degradation of environmentally sensitive lands.

2. Comprehensive Plan Implementation & Regulatory Consistency


Implementation Strategy: Chapter 8 (Implementation) and the Village's ongoing UDO Rewrite
process emphasize that long-range vision goals can only be realized through enforceable
development code updates.

How it furthers the plan:


UDO-91 converts high-level policy goals (protecting natural resources and ensuring
compatible land-use transitions) into predictable, enforceable zoning standards for staff,
developers, and citizens during site plan reviews.

RECOMMENDATIONS:
 Staff – Recommends Approval
 Planning Board – Recommends Approval (7-0 vote)
ATTACHMENTS:
•

Proposed ordinance amendment

Page 2 of 2

Planning & Community Development
P | 336.766.7511
F | 336.766.7536

www.clemmons.org
3715 Clemmons Road
Clemmons, NC 27012

GOVERNING BOARD STATEMENT
Per G.S. §160D-605, “When adopting or rejecting any zoning text or map amendment, the governing board shall
approve a brief statement describing whether its action is consistent or inconsistent with an adopted comprehensive
plan. Additionally, when adopting or rejecting any petition for a zoning map amendment, a statement analyzing the
reasonableness of the proposed rezoning shall be approved by the governing board. This statement of
reasonableness may consider, among other factors, (i) the size, physical conditions, and other attributes of the area
proposed to be rezoned, (ii) the benefits and detriments to the landowners, the neighbors, and the surrounding
community, (iii) the relationship between the current actual and permissible development on the tract and adjoining
areas and the development that would be permissible under the proposed amendment; (iv) why the action taken is
in the public interest; and (v) any changed conditions warranting the amendment. The statement of reasonableness
and the plan consistency statement required by §160D-605 may be approved in a single statement.”

On August 18, 2026, the Planning Board unanimously recommended approval of Zoning Docket C-UDO-91. The
following is a written recommendation from the Planning Board to the Village Council addressing Community Compass
plan consistency:

Planning Board Consistency Statement for Unified Development Ordinances Text Amendment C-UDO-91:
The proposed UDO Text Amendment (Docket C-UDO-91), which establishes a mandatory 150-foot setback for
outdoor storage areas and associated structures in Industrial and High-Intensity Commercial zoning districts
from any Special Flood Hazard Area (SFHA) or Floodway, is consistent with the Village of Clemmons
Community Compass 2040 Comprehensive Plan, applicable long-range plans, and the intent of the Unified
Development Ordinance (UDO).
Environmental Stewardship & Floodplain Protection (Goal #6 & Chapter 7):


The Community Compass calls for expanded protection of environmentally sensitive lands, natural
stream corridors, and floodplains.



The 150-foot buffer directly advances these goals by reducing the risk of water contamination,
preventing chemical runoff, and eliminating floatable hazards during severe storm events.



Preserving the natural drainage functions of SFHAs and floodways aligns with the Village’s policy
objectives of enhancing flood resilience and safeguarding local water quality.

Comprehensive Plan Implementation & Code Modernization (Chapter 8):


The Community Compass emphasizes updating regulatory controls to turn vision goals into clear,
enforceable standards.



C-UDO-91 translates high-level environmental and land-use transition goals into predictable, objective
site development standards for staff, developers, and the community during site plan review.
Page 1 of 3

Land Use Compatibility & Risk Reduction:


Placing a buffer between high-intensity/industrial storage uses and flood-prone areas mitigates land-use
conflicts and protects downstream properties from storm-driven debris and flood damage.

The following are two statements for Village Council to consider. The first may be used, partially or in its entirety,
if the proposed map amendment is found to be consistent and reasonable. The second statement may be used,
partially or in its entirety, if Village Council finds the proposed map amendment to be inconsistent and
unreasonable.
Consistency Statement for Unified Development Ordinances Text Amendment C-UDO-91:
The proposed UDO Text Amendment (Docket C-UDO-91), which establishes a mandatory 150-foot setback for
outdoor storage areas and associated structures in Industrial and High-Intensity Commercial zoning districts
from any Special Flood Hazard Area (SFHA) or Floodway, is consistent with the Village of Clemmons
Community Compass 2040 Comprehensive Plan, applicable long-range plans, and the intent of the Unified
Development Ordinance (UDO).
Environmental Stewardship & Floodplain Protection (Goal #6 & Chapter 7):


The Community Compass calls for expanded protection of environmentally sensitive lands, natural
stream corridors, and floodplains.



The 150-foot buffer directly advances these goals by reducing the risk of water contamination,
preventing chemical runoff, and eliminating floatable hazards during severe storm events.



Preserving the natural drainage functions of SFHAs and floodways aligns with the Village’s policy
objectives of enhancing flood resilience and safeguarding local water quality.

Comprehensive Plan Implementation & Code Modernization (Chapter 8):


The Community Compass emphasizes updating regulatory controls to turn vision goals into clear,
enforceable standards.



C-UDO-91 translates high-level environmental and land-use transition goals into predictable, objective
site development standards for staff, developers, and the community during site plan review.

Land Use Compatibility & Risk Reduction:


Placing a buffer between high-intensity/industrial storage uses and flood-prone areas mitigates land-use
conflicts and protects downstream properties from storm-driven debris and flood damage.

Page 2 of 3

Therefore, the proposed UDO Text Amendment (C-UDO-91) is reasonable and in the public interest because it
effectively translates the vision of the Clemmons Community Compass 2040 Comprehensive Plan into actionable
regulations that enhance public health, safety, and environmental stewardship.
1. Environmental Stewardship & Floodplain Protection: This amendment supports Goal #6 and Chapter 7 by
establishing a mandatory 150-foot setback for outdoor storage in Industrial and High-Intensity Commercial
districts. This buffer protects against hazardous runoff and preserves water quality and floodplain functions
by minimizing risks during high-water events.
2. Comprehensive Plan Implementation & Code Modernization: C-UDO-91 modernizes local development
regulations, replacing vague goals with clear, objective standards. This ensures predictability for developers
and community members during site plan reviews and aligns future growth with environmental standards.
3. Land Use Compatibility & Risk Reduction: The proposed amendment preventing storage facilities from
encroaching on floodplains reduces conflicts between land uses and mitigates secondary flood damage,
protecting property and downstream landowners.
In summary, C-UDO-91 balances responsible growth with environmental protection, promoting the health and
safety of the Clemmons community
Inconsistency Statement for Unified Development Ordinances Text Amendment C-UDO-91:
The Village of Clemmons Planning Board finds the proposed Unified Development Ordinances (UDO) text amendment
C-UDO-91 to be inconsistent with the Village of Clemmons Community Compass (2040 Comprehensive Plan).
While the request is intended to promote environmental resilience, it is inconsistent with the following:


Economic Development & Land Use Flexibility: The imposition of an expansive 150-foot setback across a
range of commercial and industrial zoning districts does not promote the development of these districts, which
typically serve as local employment centers. This could restrict or slow down economic development within the
Village, which conflicts with Goal #7 of the Clemmons Community Compass (Diverse Employment
Opportunities).

Therefore, the proposed UDO Text Amendment (C-UDO-91) is unreasonable and not in the public interest. The
rigid 150-foot setback imposes severe constraints on commercial and industrial properties, contradicting the
Village’s economic development goals by limiting buildable land and functionality.
1. The proposed amendment directly conflicts with Goal #7 of the Clemmons Community Compass, which
aims to promote diverse employment opportunities. It restricts outdoor operations and reduces developable
land in essential employment districts, hindering job creation and driving businesses to areas with more
flexible regulations.
2. The proposed zoning creates uniform setbacks and fails to consider site-specific factors such as topography
and existing developments that could mitigate runoff effectively. Instead of encouraging balanced growth,
C-UDO-91 creates unnecessary barriers that harm local businesses and the Village's economic
competitiveness.
In conclusion, C-UDO-91 is contrary to the public interest, as the economic drawbacks outweigh any perceived
benefits of a strict setback.

Page 3 of 3

DRAFT
C-UDO-91
AN ORDINANCE AMENDING CHAPTER B, ARTICLE II, SECTION 3-1.2
OF THE UNIFIED DEVELOPMENT ORDINANCES

Be it ordained by the Village Council of the Village of Clemmons, North Carolina, that the
Unified Development Ordinances are hereby amended as follows:
Chapter B, Article II, Section 3-1.2 Determination of Bufferyard, (J)
(J) Special Yard Requirements Where Nonresidential Districts Adjoin Residential Districts.
(J) Special Setback Requirements.
(1) Special Yard Requirements Where Nonresidential Districts Adjoin Residential
Districts. Where a lot in a nonresidential district other than the NB or NO Districts
shares a common boundary line with a lot in a residential district (except RM-U),
YR, AG, or H District with no intervening street or highway, the lot in the
nonresidential district shall have a required setback along the shared boundary line
of not less than forty (40) feet or shall have the required setback for the nonresidential
district, whichever is greater.

(2) Any structure or area designated for outdoor storage that is associated with a lot in
an Industrial district (including LI, CPI, GI, and CI Districts) or a High-Intensity
Commercial district (which includes CPO, GO, NSB, HB, GB, CB, and MX
Districts) shall be located at least one hundred fifty (150) feet away from any
identified Special Flood Hazard Area or Floodway. This requirement is based on the
definitions of Special Flood Hazard Areas and Floodways at the time of the site plan
submission.

C-UDO-91 page 1

DRAFT

This ordinance shall be effective upon adoption

Approval this

day of

, 2026.

Michael Rogers, Mayor

Attest:

Lisa Shortt, Village Clerk

C-UDO-91 page 2

WF Sidewalk Project
Company Name/ Address

Bid Opening - Friday, August 28, 2026 @ 10:00am
Received
Date/Time

Representative Name & Contact Info.

TOTAL
BID

Beam Built, Inc.
PO Box 68
Pfafftown, NC 27040

8/28/2026
9:22am

Tyler Beam
[email protected]
336-300-6865

$210,000.00

Little Mountain Builders
5843 S NC 16 Bus Hwy
Maiden, NC 28650-8112

8/28/2026
9:35am

Chris Toothaker
[email protected]
704-902-5735

$269,672.00

Armen Construction LLC
PO Box 38630
Charlotte, NC 28278

8/28/2026
9:46am

Victor Ariza
[email protected]
704-953-7459

$239,718.00

Atlantic Contracting Co., Inc.
PO Box 49559
Greensboro, NC 27419

8/28/2026
9:58am

Mo Amro
[email protected]
336-337-3167

$304,770.00

lowest qualifying bid

Resolution Number 2026-R-15
RESOLUTION
Awarding Construction Contract for BL-0142 W Forsyth Sidewalk
WHEREAS, after proper advertisement, bids were received and publicly opened by the Village
Manager and Village Assistant Manager at 10:00 a.m. on August 28, 2026 for construction of
project BL-0142 West Forsyth Sidewalk and the following bids were received:
Bidder
Beam Built, Inc.
Little Mountain Builders
Armen Construction LLC
Atlantic Contracting Company Inc.

Total Bid
$210,000.00
$269,672.00
$239,718.00
$304,770.00

WHEREAS, the low bid submitted by Beam Built, Inc. met mandatory requirements of the
specifications for their bid and may be considered; and
WHEREAS, the funding for this project will consist of reimbursement to the Village of Clemmons
by NCDOT for up to eighty percent (80%) of all eligible project costs under a two-party
Construction Agreement; therefore, it is the recommendation that the contract be awarded to
Beam Built Inc., the low bidder meeting specifications, in the total estimated amount of
$210,000.00
NOW, THEREFORE, BE IT RESOLVED, by the Mayor and Village of Clemmons Council that
the contract for BL-0142 West Forsyth Sidewalk is hereby awarded to Beam Built, Inc., the low
bidder meeting specifications, in the total estimated amount of $210,000.00. The Village
Manager and Village Clerk are authorized to execute the contract on behalf of the Village of
Clemmons with the contract and bond forms to be approved by the Village Attorney and bid
deposit retained until the successful bidder has provided satisfactory contract, performance and
payment bonds.
BE IT FURTHER RESOLVED that the approval of this contract award in contingent upon
approval by NCDOT, who will review the Village of Clemmons’ award recommendation along
with the bidder’s pre-qualification status.
BE IT FURTHER RESOLVED that the award of this contract constitutes a preliminary
determination as to the qualifications of the bidder. The Village of Clemmons is not legally
bound to perform the contract until the contract is duly executed by the Village of Clemmons.
The bid deposit may be retained if the bidder fails to execute the contract or give satisfactory
surety as required by N.C.G.S. 143-129.
BE IT FURTHER RESOLVED funding for this project was made available by NCDOT and has
been appropriated to cover a portion of the cost of construction under a two-party Construction
Agreement.

Adopted this the 14th day of September 2026

__________________________________
Michael K. Rogers
Mayor
ATTEST:
________________________________
Lisa Shortt, NCCMC
Village Clerk

Resolution 2026-R-15
Awarding Construction Contract for BL-0142 W Forsyth Sidewalk