TO: Zoning Commission
THRU: Jennifer C Baptiste - Planning & Zoning Division Manager
FROM: Thomas Cohen - Planner I
DATE: September 8, 2026
RE:Title
P26-42: A request to rezone 582 N Reilly Road (9499608108000) consisting of ±0.39 acres, owned by Marites Dwyer from Single Family Residential 10 (SF-10) to Limited Commercial (LC).
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COUNCIL DISTRICT(S):
Council District(s)
4 - Councilmember Dr. D.J. Haire
b
Relationship To Strategic Plan:
Goal I: Safe & Secure Community
• Objective 1.2 - To ensure traffic and pedestrian safety
Goal II: Responsive City Government Supporting a Diverse & Viable Economy
• Objective 2.1 - To ensure a diverse City tax base.
• Objective 2.2 - To invest in community places to ensure revitalization and increase quality of live.
• Objective 2.4 - To sustain a favorable development climate to encourage business growth.
Goal III: City Investment in Today and Tomorrow
• Objective 3.2 - To manage the City’s future growth and strategic land use.
Goal IV: Desirable Place to Live, Work, & Recreate
• Objective 4.2 - To enhance diverse recreation, leisure, and cultural opportunities
Executive Summary:
Request by the applicant to rezone approximately 0.39 acres located at 582 North Reilly Road from Single Family Residential 10 (SF-10) to Limited Commercial (LC). The request is a straight rezoning without conditions. The request aligns in function rather than spirit with Future Land Use Map due to the array of permitted Use Types. Additionally, converting residential to commercial is a common occurrence along N Reilly Rd.
Background:
Owner: Marites Dwyer
Request: SF-10 to LC
REID or PIN: 9499608108000
Parcel Size: ± 0.39
Existing Site Conditions: Single family home
Adjacent Zoning:
• North: SF-10 - Empty Lot
• South: LC - Childcare facility
• East: SF-10 - Single-family home
• West: LC - Childcare facility & Car reseller
Future Land Use Designation: Commercial Strip Redevelopment (CSR)
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject site equating to 147 notices sent.
Issues/Analysis:
The applicant requests to rezone ± 0.39 acres located at 582 N Reilly Road (9499608108000) from Single Family Residential 10 (SF-10) to Limited Commercial (LC) to enable its use as an expansion of the Next Step Development childcare facility.
Land Use Analysis
The 2040 Future Land Use Plan (FLUP) is central to the analysis of requests and is affixed by reasonableness to local contexts and service to the public good. According to the FLUP, the subject property is designated for Commercial Strip Redevelopment (CSR) which is meant to encourage higher density residential redevelopment as part of the land use mix to spur private investment. The target being clusters of underutilized commercial strip properties.
The designation both does and does not align with the request of Limited Commercial T
The facility would normally be able to operate the property in the appropriate manner in the existing SF-10, but UDO Section 30-4.C.3.a.2.a. requires that such facilities must have 20,000 square feet of lot if within a residential zoning district.
The area surrounding the subject property is reminiscent of Hope Mills Road, commercial fronts the major roadway as a buffer for the residential. However, they differ in intensity as Hope Mills Road is predominantly Office and Institutional (OI) and the commercial is often converted residential. The intensity and form along N Reilly Road is generally a mixture of Limited Commercial, Community Commercial, and residential with interspersed Limited Commercial properties being converted residential.
Conclusion
Overall, the request is not outside the norm of N Reilly Rd as commercial property that is a converted residential home is commonplace. As it relates to the Future Land Use Map it’s arguably neutral because of the permitted residential use cases and dimension standards encouragement of mixed-use and residential development within LC districts. When the FY 2026 Strategic Plan and Future Land Use Plan are considered, the request is in alignment.
Budget Impact:
Approval or denial of the requested map amendment does not create immediate and direct impacts on the budget other than the collection of the application fee and cost for relevant staff. Potential for indirect budget impact through increase in property taxes on parcel. The requested zone allows for higher-density residential and commercial with each having its own indirect tax implication.
Options:
• Approval (Recommended Action):
Recommend approval of the zoning map amendment as requested - finding that the request is consistent with the Future Land Use Plan and reasonable to local context as outlined by the Consistency and Reasonableness Statement.
• Approval, but to a more restrictive district:
Recommend approval of the zoning map amendment from LC to one that is more restrictive, but consistent with the Future Land Use Plan and Reasonable to the local contexts with an amended Consistency and Reasonableness Statement.
• Denial:
Deny the proposed map amendment - find that the request is inconsistent with the Future Land Use Plan and unreasonable to the local context.
Recommended Action::Recommended Action
The Professional Planning Staff recommends that the Zoning Commission recommends to City Council a motion to APPROVE the request as presented - to rezone the approximately 0.39 acres at 582 N Reilly Road from Single Family Residential 10 (SF-10) to Limited Commercial (LC).
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Attachments:
1. Application
2. Aerial Notification Map
3. Current Zoning Map
4. Future Land Use Map
5. Site Pictures (Subject Site)
6. Site Pictures (Surrounding Properties)
7. Consistency and Reasonableness Statement