TO: Zoning Commission
THRU: Jennifer C Baptiste - Planning & Zoning Division Manager
FROM: Thomas Cohen - Planner I
DATE: August 11, 2026
RE:Title
P26-38: A request to conditionally rezone 5113 Meadowbrook Drive (0416004821000) consisting of 0.40 acres ±, owned by Anchorpoint Properties, LLC represented by Robyn Mirassou of Divine Wellness Therapeutic Center Therapeutic Center, PLLC from Single-Family 10 (SF-10) to Conditional Office and Institutional (OI/CZ).
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COUNCIL DISTRICT(S):
Council District(s)
5 - Lynne Greene
b
Relationship To Strategic Plan:
Goal II - Responsive City Government Support a Diverse & Viable Economy
• Objective 2.1 - To ensure a diverse City tax base.
• Objective 2.4 - To sustain a favorable development climate to encourage business growth.
Goal III - City Investment in Today & Tomorrow
• Objective 3.2 - To manage the City’s future growth and strategic land use.
Goal VI - Collaborative Citizen & Business Engagement Base
• Objective 6.1 - To ensure collaborative relationships with the business community, local governments, military, and stakeholders.
Executive Summary:
The case is a request by the owner to conditionally rezone the property located at 5113 Meadowbrook Drive (0416004821000) from Single Family Residential 10 (SF-10) to Conditional Office and Institutional (OI/CZ). The intent is for the property to be an expansion of the adjacent Divine Wellness Therapeutics business.
Background:
Owner: Anchorpoint Properties, LLC
Request: SF-10 to OI/CZ
REID or PIN: 0416004821000
Parcel Size: 0.40 acres ±
Existing Site Conditions: Single family home with carport
Adjacent Zoning:
• North: OI / SF-10 - Businesses and single-family homes
• South: OI / SF-10 - Businesses and single-family homes
• East: OI / SF-10 - Businesses and single-family homes
• West: SF-10 - Single-family homes
Future Land Use Designation: Low Density Residential
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject site equating to 195 notices sent.
Issues/Analysis:
The applicant requests to conditionally rezone approximately 0.40 acres located at 5113 Meadowbrook Drive (0416004821000) from Single Family Residential 10 (SF-10) to Conditional Office and Institutional (OI/CZ) to enable its use as an extension of the adjacent business, Divine Wellness Therapeutics, PLLC.
The conditions proposed by the applicant are as follows:
1. The principal structure shall maintain a general residential character unless modifications are required to comply with commercial building or specific use standards.
2. Permitted uses shall be limited to the following except where a specific use type within a use category is unpermitted within the base Office and Institutional zoning district.
o Single family, detached
o Use Category: Health Care Facilities
o Use Category: Offices
3. Free-standing and pole signs shall be prohibited.
The request allows for the expansion of the business, which would allow for the hiring of additional clinicians. This would provide more tax revenue directly via reclassification of the residential property as commercial and indirectly via salaries and revenue. In addition, the request allows the business to expand without moving location or excessive modifications of existing space.
The proposed conditions and agreement enable little to no additional impact on the existing neighborhood while providing an increasingly necessary service. Deteriorating mental health is a common cause of poverty and homelessness.
The 2040 Future Land Use Plan (FLUP) is central to the analysis of requests and are affixed by reasonableness to local contexts and service of the public good. According to the FLUP, the subject property is designated as Low Density Residential (LDR) which is defined within the plan as “mainly single-family residential with some accessory dwellings; occasionally with duplexes (if isolated) or townhomes. Lots typically 1-4 dwellings per acre. Suburban, auto-oriented, character with utility services.”
This designation aligns with the current zoning district of Single Family Residential 10 (SF-10) which is meant to accommodate principally single-family, detached, residential development that is of low-density while remaining flexible enough to permit single-family, attached as well as two-to-four family if lot size permits. The requested zoning district is Conditional Office and Institutional (OI/CZ) which is intended to accommodate a mix of small-scale and low-intensity professional and business offices and institutions that are often near residential neighborhoods and act as a buffer between neighborhoods or more intense districts.
While the request is not in direct alignment with the Future Land Use Map, the proposed conditions and parking agreement bring the request into general alignment with plan intent and align with numerous strategic and land use goals while being reasonable to the locality.
The subject property is located on Meadowbrook Drive, a short street branching from Hope Mills Road that connects 18 residentially zoned properties. These properties are buffered from Hope Mills Road by businesses zoned either Office and Institutional (OI) or Limited Commercial (LC). This is a common setup along Hope Mills Road.
The subject property is adjacent to 2212 and 2216 Hope Mills Road, which are both owned by Anchorpoint Properties LLC. These businesses share a rear parking lot that is only able to be accessed via Meadowbrook Drive. A fence separates the subject property from said parking lot with a gate that enables access.
The intention is to convert the existing single-family home into an expansion of the Divine Wellness Therapeutics businesses located at 2216 Hope Mills Road while maintaining the single-family character of the property. The proposed conditions are in recognition of the inherent incongruity between the base Office and Institutional zoning district (OI) and the FLUP designation of LDR.
Condition One requires the property to retain its single-family character wherever possible unless commercial building code or use type dictates standards that conflict. To operate the expanded business from the property may require renovation to comply with commercial building standards.
Condition Two is to limit the potential future impact on the neighborhood while not limiting the future use of the property. Single-family, detached is to enable the property to return to its original use type without requiring a rezoning. The use categories of Offices and Health Care Facilities permit the property to be used in a similar, low-impact manner, such as the applicant’s current intention.
Condition Three is to commit to the low-impact and single-family character intention of the applicant by limiting signs to only wall-mounted signage. Wall-mounted signs allow patients to identify the building’s use.
Taking all this into account, the request is highly reasonable both in relation to adherence to the Future Land Use Plan and local context. The conditions and parking agreement will enable the use intensity to match with the designation and expected level of disturbance as any single-family neighbor could generate while enabling the expansion of a business and economic growth of the city. This is to say nothing of the growing necessity of mental health services in a city heavily populated by veterans and distressed individuals who are otherwise wait-listed or unable to find the necessary services.
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. If the request is approved there will be indirect impacts on city budget via alterations to property taxes through status change and increased business potential.
Options:
• Approval (Recommended Action):
Recommend approval of the application based on the evidence submitted and the consistency with the Future Land Use Plan as outlined by the attached Consistency and Reasonableness Statement but subject to the conditions presented within the application.
• Approval, but with revised conditions
Recommend approval of the application based on the evidence submitted and the consistency with the Future Land Use Plan as outlined by the attached Consistency and Reasonableness Statement but subject to any revised conditions agreed to by the applicant, in writing.
• Denial
Deny the application based on the evidence submitted and inconsistency with the Future Land Use Plan.
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 0.40 at 5113 Meadowbrook Dr from Single Family Residential 10 (SF-10) to Conditional Office and Institutional (OI/CZ) with the following conditions:
1. The principal structure shall maintain a general residential character unless modifications are required to comply with commercial building or specific Use Type standards.
2. Permitted Uses shall be limited to the following except where a specific Use Type within a Use Category is unpermitted within the base Office and Institutional zoning district.
o Single family, detached
o Use Category: Health Care Facilities
o Use Category: Offices
3. Free-standing and pole signs shall be prohibited.
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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 Statements
8. Site Plan