TO: Zoning Commission
THRU: Jennifer C Baptiste - Planning & Zoning Division Manager
FROM: Thomas Cohen - Planner I
DATE: November 10, 2026
RE:Title
P26-52: A request to rezone 2118 Pinewood Terrace (9496235293000) consisting of approximately 1.00 acres, owned by Christopher DeGarmo from Single Family Residential 15 (SF-15) to Conditional Single Family Residential 15 (SF-15/CZ).
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COUNCIL DISTRICT(S):
Council District(s)
6 - Mayor Pro Tem Derrick Thompson
b
Relationship To Strategic Plan:
Goal 2: Economic & Strategic Growth.
• Objective 2.6: To manage the City’s future growth and strategic land use.
Goal 3: Desirable Place to Live, Work, & Recreate.
• Objective 3.5: To ensure a place for people to live in great neighborhoods.
• Objective 3.6: To reduce poverty and homelessness.
Executive Summary:
The applicant requests conditional rezoning to enable the construction of an Accessory Dwelling Unit (ADU) of a larger size than outlined in UDO Section 30-4.D.3.a Accessory Use Standards. The applicant proposed one condition: “The maximum ADU square footage is 1100 square feet.”
The applicant completed a TRC Courtesy Review of their site plan. Only two minor issues were discovered but resolved with no changes to the site plan or conditions. The principal structure is a single-family home located on an acre lot within a single-family neighborhood of like construction.
Background:
Owner: Christopher DeGarmo
Request: SF-15 to SF-15/CZ
REID or PIN: 9496235293000
Parcel Size: 1.00 acres ±
Existing Site Conditions: Single family home with detached garage
Adjacent Zoning: SF-15 - Single family homes
Future Land Use Designation: Low Density Residential (LDR)
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject site equating to 70 notices sent.
Issues/Analysis:
Introduction
The applicant requests to conditionally rezone the one-acre property at 2118 Pinewood Terrace from Single Family Residential 15 (SF-15) to Conditional Single Family Residential 15 (SF-15/CZ). This is to enable the construction of an Accessory Dwelling Unit (ADU) that is of a greater square footage than the standard found in UDO Section 30-4.D.3.a Accessory Use Standards.
Condition
The applicant proposed a singular condition: “The maximum ADU square footage is 1100 square feet.”
The current standard for maximum ADU square footage is 800 square feet - a net increase of 300 square feet or 37.5%.
Future Land Use Analysis
The 2040 Future Land Use Plan (FLUP) is central to the analysis of requests but are affixed by the reasonableness to the local contexts and service to public good. The FLUP outlines Character Area Designations which represent the guiding vision of the city’s hopes are for given areas or properties. The subject property has the designation Low Density Residential (LDR) which is defined as “mainly single-family residential with some accessory dwellings; occasionally with duplexes or townhomes.”
The request maintains the base zoning district of Single Family Residential 15 (SF-15) but to be affixed by the singular condition that increases the ADU maximum square footage from 800 to 1100 square feet to enable a larger ADU. The applicant states the ADU is meant for an elderly family member who already resides within the principal structure. The ADU will adhere to several ADA standards to enable said family member to live independently but still close at hand life.
The SF-15 zoning district is characterized by principally single-family, detached residential development and duplexes that resemble such development. Accessory structures, such as ADUs, are permitted presuming adherence to the accessory structure standards as well as those found in UDO Section 30-4.D.3.a Accessory Use Standards. Thus, the base zoning district directly aligns with the LDR designation.
The sole condition would simply increase the maximum square footage permitted for ADUs and not create an additional principal structure on the property. Only one ADU is permitted per lot and must be subordinate to the principal structure which is a two-story home more than twice the size of the proposed ADU. Thus, the proposed condition aligns with the LDR designation.
Local Context
As stated, the subject property’s principal structure is a two-story single-family home with a detached garage on a single acre lot. Neighborhood lot sizes range from just under a half-acre to almost one and a half acres with two-story single-family homes being common as well as detached garages. The neighborhood is extensive and breaks from Raeford Rd near where it intersects with I-295. The property itself is about three-quarter miles as the crow flies to said highway.
While ADUs are not common in the area, accessory structures are and the addition of an ADU behind the principal structure and subordinate in size would not be out of place nor would it negatively impact the character.
Conclusion
Taking all of this into account, the request is highly reasonable in relation to alignment with the FLUP as well as the local context. The condition is specific and enables only a singular entitlement increase that does not create downstream impacts on any other entitlements or limitations. Any considerations such as stormwater from the added impervious surface will be addressed within the review process for a build permit.
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. Approval would represent a small increase to property taxes from the addition of new livable square footage as well as a possible increase in the stormwater fee.
Options:
• Approval (Recommended Action):
Recommend approval of the application with the proposed condition presented.
• Approval, but with revised conditions:
Recommend approval of the application but with a revised set of conditions agreed to by the applicant in writing.
• Denial:
Deny the proposed map amendment based on inconsistency with the Future Land Use Plan and/or unreasonableness 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 conditionally rezone the approximately one acre at 2118 Pinewood Terrace from Single Family Residential 15 (SF-15) to Conditional Single-Family Residential 15 (SF-15/CZ) with the following condition:
• The maximum ADU square footage is 1100 square feet.
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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
8. Site Plan