There is no definitive answer here because it does depend on the zoning board. They may be reluctant to change a property that surrounded by commercial property because they may look at it as losing tax dollars. On the other hand they may bend to see the property sold rather than sit vacant. If the property is owned by a local bank your odds are better. If its owned by a large bank, they probably won't bother.
If you want to get in touch with me I'd be happy to talk through some options with you.... more