Planning Board to Review South Main St. Rezoning Tonight

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The Wake Forest Planning Board convenes this evening (Feb 10) at 6:00 PM. The agenda highlights the complex balance between supporting local business growth and preparing for the federally funded S-Line Rail Project.

Here is your briefing for the meeting at Town Hall.

An aerial view of the intersection at South Main Street and West Holding Avenue. The highlighted corridor is a key focus for both local business expansion and the town’s future S-Line rail integration

1. The Local Proposal

Tyler Davis, owner of Davis Family Dentistry at 814 S. Main St., has submitted a request to rezone the neighboring property at 810 S. Main St. The plan is to convert the existing residential duplex into additional space for his dental and sleep apnea practice.

According to the application documents, no exterior changes are planned for the building other than those required for zoning compliance and ADA accessibility.

2. The Infrastructure Context

Map of the S-Line rail corridor showing the route from Raleigh, NC to Richmond, VA. The map highlights current passenger service in orange and the future S-Line restoration in blue, passing through Wake Forest, Henderson, and Norlina.

The Big Picture: The federally funded S-Line High Speed Rail project will connect Raleigh to Richmond. The route (highlighted in blue) runs directly through downtown Wake Forest, necessitating changes to local traffic patterns.

The rezoning request runs parallel to long-term planning for the S-Line Rail Project. The Town’s Comprehensive Transportation Plan (CTP) currently calls for the realignment of West Holding Avenue to accommodate the future rail line.

  • The Intersection: Town Planning Staff notes that the existing structure at 810 S. Main St, the site of the proposed expansion, sits within the area impacted by this future road realignment.

    Digital street map of Wake Forest, NC, displaying the S-Line rail route as a dotted orange line. The map highlights the rail line's path past key landmarks like the Wake Forest iSTEM Magnet Elementary School and its close alignment with South Main Street

    The Local Impact: A street-level map showing the rail corridor (dotted line) running parallel to South Main Street. The proximity of the tracks to the intersection of South Main and West Holding Avenue illustrates why road realignments are necessary for the project.

  • Regional Advisory Input: The US 1 Council of Planning, a regional advisory group under CAMPO, reviewed the case on January 21, 2026. They noted that the rezoning does not conform with the “adopted designs from the S-Line Record of Decision“ and recommended that the Town engage with NCDOT and the property owners regarding the rail project’s impact.

3. Staff Recommendation & NCDOT Input

Wake Forest Zoning Map showing the intersection of South Main Street and West Holding Avenue. The map contrasts the pink 'NB' commercial zone on the corner with the surrounding yellow 'GR3' residential zones, visualizing the transition discussed in the rezoning case.

The Official Zoning Map shows the existing “Neighborhood Business” (NB) district in pink, flanked by “General Residential” (GR3) in yellow. The proposal would expand the pink commercial zone to the adjacent residential lot to match the corridor’s intended growth.

The Town Planning Staff is recommending approval of the rezoning.

  • Consultation: Staff met with the NCDOT Rail Division on January 15, 2026, to discuss the specific overlap.

  • Current Status: NCDOT officials indicated they have “no plans for advanced acquisitions” at this time and did not object to the rezoning moving forward.

  • Planning Consistency: Staff found the request consistent with the Wake Forest Community Plan, which designates this corridor for “Neighborhood Commercial” uses to support day-to-day retail and services.

4. Background on the Timing: The Legislative Delay

The applicant notes that this process has been influenced by significant regulatory delays. Davis states he originally approached the Town in the summer of 2024 but was advised to wait for the new Unified Development Ordinance (UDO). The new UDO was expected to automatically rezone the parcel to Neighborhood Business by July 2025, saving the applicant time and money.

However, the UDO’s adoption was stalled by Session Law 2024-57 (Senate Bill 382), passed by the North Carolina General Assembly in late 2024

Screenshot of text from North Carolina Session Law 2024-57, Subpart III-K regarding Local Government. The text details Section 3K.1(a), amending G.S. 160D-601(d) to prohibit local government-initiated down-zoning without property owner consent. It defines down-zoning as decreasing density, reducing permitted uses, or creating nonconformities.

  • The “Slide-In” Provision: While SB 382 was primarily drafted to provide emergency funding and relief for Hurricane Helene recovery in Western North Carolina, state legislators added a provision to the bill that strictly limits the ability of local governments to “down-zone” property.

  • Impact on Wake Forest: The new law prohibits municipalities from initiating zoning changes that decrease density or reduce permitted uses without the written consent of every affected property owner. This effectively froze Wake Forest’s ability to roll out its new UDO until it could be completely reviewed to ensure no property owners were being inadvertently “down-zoned” in violation of the new state mandate.

With the UDO delayed indefinitely and tenants having already vacated the property in anticipation of the transition, Davis is proceeding with the standard rezoning application now.

Neighborhood Feedback

A neighborhood meeting was hosted by the applicant on November 20, 2025.

  • Attendance: No neighbors attended the meeting in person.

  • Inquiries: One resident of W. Holding Ave submitted a question via email regarding potential new entrances on West Holding Avenue and associated traffic concerns.

  • Response: The applicant confirmed that no new entrances will be added to the lot.

Board Updates

The Board will also address internal leadership and membership changes:

  • Elections: The Board is scheduled to appoint a new Chair and Vice Chair as the first item of new business.

  • Membership: The December 2025 minutes recognized the service of departing members Anna Shope and Michael Almquist.

  • New Appointment: Brandon Panameno has joined the Board to serve a partial term and is listed as present for recent proceedings.

Meeting Details

  • When: Tuesday, Feb 10, 2026, at 6:00 PM.

  • Where: Town Hall Board Chambers, 301 S. Brooks St.

  • Watch: Live on WFTV 10 or online via the Public Meetings Portal.

  • Public Comment: This is a legislative hearing; public comments are permitted with a three-minute time limit.

This article is based on the official agenda packet for the Feb 10, 2026, meeting.

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