‘Someone is sitting in the shade today because someone else planted a seed a long time ago.” - Warren Buffet
2040 Community Vision Land Use Plan Adopted | July 11, 2022
Acknowledgments
Town Board of Commissioners Blake Massengill, Mayor Larry Smith, Mayor Pro Tem Marilyn Gardner Bill Harris
Bryan Haynes Tracy Watson
Town Planning Board Andy Petty, Chair Ed Ridpath Jim Chandler Michelle Peele Alex Rickard Katherine Townsend Jay Adcock Barbara Marchioni
CHAPTERS:
Future Land Use Map
Town Administration Adam Mitchell, Town Manager
1 2 3 4 5 6
2
Introduction
Mark Matthews, Assistant Town Manager Jim Seymour, Assistant Town Manager
Guiding Principles 26-27
24
Growth Framework
Town Planning Department Pam Davison, Planning Director Melissa Sigmund, Assistant Planning Director Allyssa Holman, Senior Planner – Long-Range Planning Allison Wylie, Planner II – Long-Range Planning
32
Character Typology
29
105
Supporting Infrastructure
Town-Wide Initiatives 117 Policies & Recommendations 129
Town Demographic
Consultant Team City Explained, Inc. Arnett Muldrow & Associates, LLC Nealon Planning, PLCC Zanetta Illustration Becky Timmons
Profile 12-19
Character Area Typology Crosswalk 92-103
Vision Statement By 2040, Fuquay-Varina will further evolve into a place with a clear identity, high quality-of-life, and a self-sustaining economy. It will be an attractive place to live, work, shop and play, with a clearly-defined sense of community and commitment to maintaining the attitudes that make Fuquay-Varina a dash more. Well-planned growth and a commitment to renewing, rebuilding, and preserving older areas of the Town will keep Fuquay-Varina as unique, attractive, and authentic as the day new residents moved in.
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Fuquay-Varina Land Use Plan
Introduction
Introduction The Town of Fuquay-Varina continues to experience unprecedented growth every year since the 2035 Community Vision Land Use Plan was adopted in 2017. The area’s location, climate, charm, neighborhoods, and downtown attract new residents from all over the United States, and they come for the high quality-of-life provided in Fuquay Varina. In six years, the population of the planning area for the Land Use Plan has increased from 54,568 residents (2017) to 63,792 residents (2022). On an annual basis, this equates to an increase of 5.05 new residents per day in the community. Cumulative growth during this time period has changed the community and elicited different, sometimes strong, opinions about new development and the benefits or consequences it brings to the community. With each new wave of growth, challenges and opportunities present themselves to a community that wants to remain unique and respectful of the norms, values, and traditions that make Fuquay-Varina a great place to live and do business. Balancing the desires of Fuquay-Varina residents to retain the charm and character of the community in the face of increasing demands of new residents and businesses is a challenge facing the Town. Managing this pressure while striving to retain the characteristics that keep, or improve upon, what makes Fuquay-Varina a desirable place to live and work is why planning for the future is so critical at this time. The 2040 Community Vision Land Use Plan builds upon the vision, guiding principles, and recommendations in the 2035 Community Vision Land Use Plan (the “Land Use Plan”), and provides more focus and clarity related to expectations for character, land use mix, and quality development expected in the planning area. The Plan also contemplates a future where Fuquay-Varina is a major center of economic activity in southern Wake and northern Harnett Counties. The Land Use Plan is a visionary document, one of the few times a community dreams big and really challenges itself to think about its long-term future. Information presented in the Land Use Plan
Note: a large-scale, printable version of the map on page 5 is available on the Town of Fuquay-Varina website under the Planning Department page.)
provides direction for updates to the Town’s Land Development Ordinance, Capital Improvements Plan, and Annual Budget. It also helps manage municipal service areas and influences other planning documents. The 2040 Land Use Plan is the official adopted statement for future growth and development in the Town of Fuquay-Varina. It establishes a long-term vision for the community and sets forth the framework for a future land use plan that invites investment and does not overburden Town resources. The plan also establishes a strategy for wide-spread implementation. Recommendations in the document should be used to set public policy and provide a more predictable environment for public investment, private development, and expected returns-on- investment. The long-term horizon of the Land Use Plan (20 years) keeps the document somewhat general. However, the broad range of development topics and issues addressed in the Plan makes it a true playbook for smart, sustainable growth in the future ― always with a focus on the community’s stated priorities, values, and attitudes that make Fuquay-Varina a dash more of everything. The Land Use Plan should be used by elected officials and appointed board members to evaluate development applications, amend ordinances, and plan future expenditures. Together, the Land Use Plan and its implementation tools ensure future decision- making regarding conservation and development topics are consistent with the community’s vision and residents’ expectations for a high quality-of- life. Ultimately, the Land Use Plan’s relevance will be measured by its use in every day decision-making. Monitoring the Plan’s implementation should be an open and on-going process, summarized each year in a community report card that examines performance, measures achievement, and reflects change shaped by the Land Use Plan.
Future Road Alignments Consistent with the Town’s Comprehensive Transportation Plan
Fuquay-Varina Town Limits Extraterritorial Jurisdiction Urban Services Area
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Chapter 1: Introduction
takes into consideration projected employment rates and population forecasts and the general demographics of an area before investing in new development projects. Willing Property Owners Property owners in Fuquay-Varina decide whether land becomes available to develop or redevelop, or if land becomes available to acquire for permanent open space. New growth in the community is the result of property owners’ tolerance for selling property, whether to developers or conservation groups, or even developing the land themselves. Government Regulation and Infrastructure Development can be both promoted or restricted through government policies to keep growth in alignment with the community’s overarching vision. This can be achieved through zoning and land development controls, environmental policies, programs and protections, and through the administration of regulations by local land use boards. Regulations and zoning restrictions control permitted uses on a parcel, allowances for height and density, and design standards or considerations. While the government has a crucial role in development, it is limited to working within the regulations available and cannot restrict or promote a project beyond the limitations provided through ordinances, regulations, and laws. Available Infrastructure Capacity The delivery and location of available infrastructure capacity is an important component for development projects — whereby if the capacity is not yet available some projects must wait until available capacity exists from either government or third-party service providers. There are opportunities, in some cases, for developers to fund certain on- or off-site infrastructure investments themselves to unlock available capacity and begin their projects on an accelerated timeline. Joint-funding agreements can be utilized by governments and third-party service providers to reimburse developers for expediting infrastructure projects.
to determine a new and exciting future. And while it often takes time for ‘under-utilized’ land to be fully-capitalized, vacant land is subject to change at any moment. This leads to an important question: How do we plan for undeveloped and under- developed land in the future? Underdeveloped
What Influences Growth and Development? The Land Use Plan is one document of many that influences how and when development takes place, and what it looks like upon completion. The Land Use Plan provides a primary source of guidance for the Town Board’s decisions in Rezoning requests and by Town staff and Planning Board in making recommendations regarding these decisions. Developers should reference the Land Use Plan for initial guidance when exploring the development potential of a property. Development found in Fuquay-Varina — both patterns and intensities — are generally driven by five growth factors: (1) market demand; (2) local economies and growth outlooks; (3) property owners’ willingness to participate; (4) government regulations and policies; and (5) the availability and capacity of infrastructure. These factors have some degree of influence over each other and can change over time, both which affect the location and type of development that is experienced in the community. Market Demand, Available Capital, and Developer Interests The demand for different development types, patterns, and intensities is established by future buyers or renters attracted to the area ― and their purchasing power ― that fill new products or pay different price points. Developers and private parties decide where and when to pursue a project based upon several considerations, including their own interests, market demand, available financing, and the probability of success. Private land development is financed by banks and other institutions who establish the minimum lending criteria (and are oftentimes conservative or cautious by nature). These organizations must have reasonable confidence that a project will succeed within the community. The Local Economy and Growth Outlook Future development is directly influenced by the strength and resilience of the local and regional economies where the private sector
The Land Use Plan as a Playbook The 2040 Land Use Plan is sensitive to the five general growth factors, and tries to adopt a ‘playbook approach’ to guiding future growth and development in the community to take advantage of opportunities when they present themselves. Some parts of the document — things like the community vision statement and guiding principles — should remain constant and keep Fuquay-Varina on a focused path for success. Other parts of the document — things like the Policies and Recommendations, the Future Land Use Map, or the Priority Investment Areas Map — may need to evolve over time as conditions change that were not contemplated at the time this document was adopted. Any changes considered under the playbook mindset for the document should be evaluated against the community vision statement and guiding principles to determine if they are in the best long-term interests of the Town and its residents, businesses, and property owners. As with all plans that have an extended horizon, implementation may require patience. Town officials should avoid near-term, short-sighted decisions to amend the Land Use Plan in response to one or more of the five factors behaving differently than planned or acting slower than expected. If the plan is to be amended, it should be done so on the shoulders of sound technical analysis and input from the community-at-large. Why Plan? Every town has a finite amount of land. It is critical for residents to understand how this land is occupied today and what could possibly happen with it in the future. Broken into four categories, land in the Fuquay-Varina planning area (town limits plus extraterritorial jurisdiction plus urban service area) ranges from fully developed (39%) to permanently preserved (7%). In both of these cases, change is unlikely to occur. However, nearly 54% of all land in the planning area is either undeveloped or under-developed (prime for redevelopment). This portion of the Town represents a critical opportunity
54%
6%
39% Developed
48% Undeveloped
7%
Preserved
Source: City Explained, Inc., 2022
Rightsizing the Community Rightsizing the Town of Fuquay-Varina to be “just big enough” is a careful balance between community character and authenticity, available infrastructure, and continued economic vitality. It demands a diversified development strategy that organizes the community into places for conservation, development, and innovation. Areas to conserve safeguard environmentally-sensitive lands, rural landscapes, and historic places, and provide meaningful opportunities to link residents with nature and the Town’s history.
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Chapter 1: Introduction
Citizen as a Verb A theme throughout the planning process for the 2035 Community Vision Land Use Plan was how to make sure the work would be acceptable to those who didn’t participate. Agreement was reached among participants that it is each citizens’ duty to participate and create a plan that they are happy with. Citizenship is an active, not passive, endeavor. Because the outreach process for the previous Land Use Plan provided so many ways and opportunities for people to get involved, simply complaining about the Plan is not an option. Take responsibility and be a part of the implementation team. Although we all wish our tax dollars bought us unlimited Town services, the reality is that there
Several activity centers identified on the Future Land Use Map provide opportunities to grow and innovate in Fuquay-Varina, and will evolve over time in terms of land use mix, density and intensity, home choices, transportation options, etc. These are the areas where the Town should emphasize public and private investment — increasing infrastructure capacity, improving proximity of activity centers to nearby neighborhoods, and encouraging private investment in the Town — to support continued growth and economic prosperity into the future. Continued growth is an important part of the rightsizing solution for the Town as it tries to remain just big enough (but not too big) in terms of community character, lifestyle preservation, available infrastructure, and economic vitality. Municipalities that continue to grow ― no matter how slowly they continue to grow ― avoid increased taxes to pay for similar services, and do not experience reduced services to meet increased operating and maintenance needs associated with aging infrastructure because of budget shortfalls. Growth benefits the Town in terms of new jobs and services and creates an energy and buzz for Fuquay-Varina as a place actively looking forward to its future. Nonetheless, the Land Use Plan does not promote new development as a means solely to generate additional revenue. New development should be purposeful and closely-tied to the community values, lifestyle preferences, and economic needs highlighted in the Plan. It should reinforce the unique, one-of-a-kind experience associated with being in Fuquay-Varina and its charm, character, and scale that has earned it a great reputation. New development anticipated for the Town may add stress to existing infrastructure and simple expansion of facilities to add more capacity is not always feasible. It is important that future growth be targeted in places where capacity exists or is planned for expansion in the future.
is more work to be done than staff to do it. This is the reality of the new economy. All of these great ideas take time, money, and capacity. For this Plan to become a reality, a large number of people must care enough to get involved and help execute it. Understand the element of time. At first glance, the Land Use Plan can seem ambitious, daunting, and even a little frightening. Some big ideas are included that would bring about transformative change. Not everything in the Plan will happen at once, or perhaps at all. Some things will happen right away; other ideas will take years or decades to come to fruition. Ultimately, the success of the Land Use Plan will be measured by its implementation. Challenge yourselves and your elected officials to make this community vision a reality.
Thinking Big Picture The 2040 Land Use Plan is part of a library of plans developed by the Town to guide future growth, conservation, and development. It is intended to relate to all other Town plans, policies, and ordinances in place or currently underway, and provide guidance to other government agencies preparing plans or programming projects that may affect the Town’s planning area. Implementation of the Land Use Plan generally occurs in more-detailed plans, studies, ordinances, and budgets that follow, which hone the vision and big ideas in the Land Use Plan into specific rules, requirements, or initiatives needed to guide future growth, development, or preservation interests. How to Use the Plan Be a champion of the Plan even if you don’t like ALL of the ideas. The vision statement and guiding principles in the Land Use Plan reflect the ideas of members of the community and include different points of view — a bit of something for everyone. You don’t have to love everything in the Plan, but consider the big picture and whether the Plan as a whole takes Fuquay-Varina in the right direction. Be a champion of the Plan even if all of your ideas aren’t included. The Land Use Plan is the culmination of an extensive and transparent community planning process for the 2035 Community Vision Land Use Plan. It is possible that not all ideas were included in this document because (A) there was disagreement on the topic and the decision was made to go with the consensus of the community, (B) the idea was tested and deemed to be unrealistic at this time, or (C) there was simply not enough room to include ALL of the good ideas. But remember, there is something in this Plan for everyone to be excited about!
‘Somone is sitting in the shade today because someone else planted a seed a long time ago.” - Warren Buffet
2040 Community Vision Land Use Plan Public Draft | March 2022
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Chapter 1: Introduction
Regional Context The Town of Fuquay-Varina is located in southwestern Wake County, one of the fastest growing areas in the U.S. and the most populous county in North Carolina. The sub-region is home to Research Triangle Park, three top tier nationally ranked universities, and not far from Fort Bragg, the largest military base in the U.S. Originally, a rural agriculture community, Fuquay- Varina now has 34,152 citizens living in Town limits and 61,817 people living in the Planning Area (i.e., Town limits, extraterritorial jurisdiction and urban service area combined). It was known to many as a “bedroom community”, an affordable
suburb of Raleigh and the Research Triangle Park where residents commute 20 to 40 minutes a day. Convenient access to the new southeastern extension of NC 540 (with five nearby interchanges planned) will reduce travel times to anywhere in the Triangle area; including destinations such as Raleigh-Durham International Airport, Lake Jordan, and Downtown Raleigh. Looking forward, Fuquay-Varina competes in the global marketplace as a maturing town moving away from a century long dependence on textiles, tobacco, trade, and agriculture.
Downtown Durham
Research Triangle Park RDU Airport
Downtown Chapel Hill
Downtown Raleigh
Jordan Lake
Fort Bragg
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Town Demographic Profile Fuquay-Varina remained a small, rural town between the years of the merger (1963) and the turn of the century (2000). Since that time, growth and expansion has been rapid throughout.
community. Many seniors choose to live in Town to be with their children and grandchildren. The distribution of people among the three categories will influence how the Town prioritizes some of its priorities and future investments; especially in terms of parks, transportation, and senior services. Attracting a more distributed demographic profile for the Town in terms of age, race, income, household size, material status, etc. will result in a more well-rounded community. Groups underrepresented in Fuquay-Varina will be attracted to new housing, neighborhoods, shopping, and entertainment options provided for in the Land Use Plan. Demographic data collected for the Town of Fuquay-Varina is presented on the following pages. All data is reported for the most current year available. Town Planning Area Population 44,054 Population (2010) 61,817 Population (2021) 17,763 Absolute Growth, 2010 to 2021 40% Percent Change 52,907 Population (2016) 107,958 Population (2040) 46,141 Anticipated Growth, 2021 to 2040 75% Percent Change Notes: Full Planning Area = Town Limits + Extraterritorial Jurisdiction + Urban Services Area (see page 5) Future year population statistic for 2040 is consistent with information published by the Triangle J Council of Governments for the Campo 2050 Metropolitan Transportation Plan.
40 to 49 years 50 to 59 years 60 to 69 years 70 and older
Under 10 10 to 19 years 20 to 29 years 30 to 39 years
Observed growth in the Town’s Planning Area between 2010 and 2021 was 17,763, which represents an increase of 40.3%. This pace of growth now makes Fuquay-Varina one of the fastest growing municipalities in North Carolina. Growth is expected to accelerate in the future, reaching up to 107,958 residents in the planning area for 2040 based on modeling completed by the Triangle J Council of Governments in 2021 for the CAMPO 2050 Metropolitan Transportation Plan. This represents an increase of 75% compared to the number of residents reported for the planning area in 2021 (61,817). New residents, and especially families, are attracted to the area because of affordable housing, quality schools, and a small-town charm. The average household size in Town is larger compared to Wake County and the State of North Carolina (2.91 in the Town vs. 2.61 in Wake County and 2.51 in North Carolina). Median household income ($81,914) for the Town is also similar when compared to Wake County ($83,567), but higher than North Carolina ($56,642). The distribution of residents living in Fuquay- Varina is comprised largely of adults age 20 to 60 (53%) and their children age 0 to 19 (31.4%). Seniors over 60 (15.6%) represent the rest of the
Population Age Breakdown
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S0101
Population Gender Breakdown
57.7% Female
15.5%
43.3% Male
Source: US Census Bureau, ACS 5-Year Estimates, 2016- 2020, Table S0101
3.33 Average Family Size Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S1101
2.91 Average Household Size (Fuquay-Varina) 2.61 Average Household Size (Wake County) 2.51 Average Household Size (North Carolina) Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S1101
1.7%
1.6%
5.2%
Household Size
19.2%
White Black or African American American Indian and Alaska Native Asian Some other race Two or more races Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table DP05
Population by Race
20.7%
1-person 2-person 3-person 4-or-more- person
31.2%
0.2%
30.0%
18.1%
72.1%
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S2501
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Town Demographic Profile
33.5%
Educational Attainment
Public Administration
Other Services
Insight: Approximately 58% of adults in Fuquay-Varina have some type of college degree: Associate Degree, Bachelor Degree, or Graduate Degree. Residents work in a wide variety of disciplines, but the majority are employed in professional, scientific, management, administrative, and waste management services (21.5%) or education, health care, and social assistance services (18.2%). School enrollment figures indicate families with young children place the highest demands on pre-school, elementary school, and middle school facilities at this time, which is indicative of a community experiencing several recent housing booms led by large, single-family detached homes.
Arts, Entertainment, Recreation, Accommodation, and Food Services
Manufacturing
5.1%
4.9%
18.2% 17.5%
Wholesale Trade
7.1%
10.7%
12.9%
Construction
3.7%
11.7%
4.3%
Retail Trade
Industry by Occupation for Civilian Employed Population
Agriculture, Forestry, Fishing, Hunting, and Mining 0.1%
10.5%
3.8%
2.3%
4.4%
Transportation, Warehousing, and Utilities
21.5%
Educational Services, Health Care, and Social Assistance
7.2%
Finance, Insurance, and Real Estate
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S1501
18.2%
2.2%
31.6%
Information
Professional, Scientific, Management, Administrative, and Waste Management Service
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S2405
Tenure By Year Housing Built
Insight: Most of the homes in Fuquay-Varina were built in the last four decades, 1980 to 2021, and represent continued, steady development trends in the community. A spike between 2000 and 2009 significantly increased the Town’s housing stock. The statistic reported for 2014 or later ― the brown bar in the graphic ― supports the likelihood of another spike in new home construction (and likely a new record) if the data for eight years in this column was extrapolated for twenty years like the other columns.
20.3%
19.9%
School Enrollment
15.9%
Pre-School Kindergarten Grade 1-4 (Elementary School)
11%
6.2%
6.0%
5.5%
24.3%
0.8%
Grade 9-12 (High School) Grade 5-8 (Elementary School) Undergraduate (College) Graduate, Professional School (College)
20.7%
19.2%
10.8%
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S1401
7.8%
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S2504
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Town Demographic Profile
Housing Types
0.2%
Occupied vs. Vacant Units
Owner Occupied vs. Rental Units
Single-family Detached Single-family Attached Small Apartment Building (2-9 units)
10.0%
2.5% 7.0%
Mobile Homes Small Apartment Complex (10 or more units)
Unoccupied 4.6%
80.3%
Renter Occupied 30.3%
Insight: The median household income in Fuquay-Varina increased significantly compared to the same data collected for the 2035 Land Use Plan: $64,846 to $81,914. Similar trends were observed in Wake County as-a- whole, where the median household income is now $83,567. The statistics for Fuquay-Varina and Wake County are much higher than the state average: $56,642. Financial affluence in the community will impact home choices and price points, and the potential to recruit more and different retail businesses to the area.
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S2504
Occupied 95.4%
Owner Occupied 69.7%
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table DP03 $81,914 Median Household Income
$97,198 Mean Household Income
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S25002 & DP04
$1,279 Median Rent Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table DP04
Typical Monthly Ownership Costs (Including Mortgage) Less than $500 $500-$999 $1,000-$1,499 46 492
>$200k 7.0%
<$15k 7.7%
$15k-$24k 6.6%
$150k-$199k 9.7%
$25k-$34k 4.9%
1,705
Household Income Breakdown Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table DP03
$35k-$49k 7.1%
$283,400 Unit with a Mortgage $250,900
$2,000-$2,499 $1,500-$1,999 $2,500-$2,999 $3,000 or more
1,821
Insight: The overwhelming number of homes (95.4%) in
1,200
$100k-$149k 23.0%
396
Fuquay-Varina are occupied (not vacant), and the majority of those are owner-occupied (69.7%), which means the homeowners are paying a mortgage with the intent to eventually own the home they are living in. Single family detached homes continue to be the dominate choice in the community (80.3%).
172
$50k-$74k 18.7%
Unit without a Mortgage
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table DP04
$75k-$99k 15.4%
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table B25097
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Town Demographic Profile
Where Workers Go Daily
Where Workers Come From Daily
Where Workers Go Daily
Vehicles Available
N
Insight: Nearly all households in Fuquay- Varina have access to one or more vehicles for travel (98.2%), which creates significant demand for safeguarding, and likely improving through expansion, streets and highways in the planning area to keep vehicle movements safe and efficient. However, the percentage of work-from-home respondents to the U.S. Census Bureau survey nearly doubled compared to the same data collected for the 2035 Land Use Plan: 6.6% versus 11.6%. National surveys of home workers cite improved bicycle and pedestrian infrastructure as an indicator for a high quality- of-life, and investments in non- automobile travel modes in the community have the potential to shift some vehicle trips to non- vehicle trips in future years as the infrastructure is made available to support safe and efficient movements for walkers and bikers.
Count
Share Count
Share
NW
NE
One Vehicle 11.4%
No Vehicle 1.8%
All Places (Cities, CDPs, etc.) Raleigh city, NC Cary town, NC Fuquay-Varina town, NC Durham city, NC Charlotte city, NC Apex town, NC Garner town, NC Morrisville town, NC Holly Springs town, NC Chapel Hill town, NC
27,485 100.0% 14,690 100.0%
7,694 28.0% 1,709 11.6% 3,479 12.7% 1,403 9.6%
Three or more Vehicles 33.4%
Two Vehicles 53.4%
W
E
2,004 7.3% 701
4.8%
2
1,905 6.9% 590
4.0% 2.2% 2.1% 1.8% 1.4% 1.1%
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S0801
SE
SW
968
3.5% 324
S
869 861 846 689
3.2% 311 3.1% 263 3.1% 203 2.5% 162
Residents’ Earnings
Workers’ Earnings
23.4% - Less than 10 miles 53.7% - 10 to 24 miles 10.2% - 25 to 50 miles 12.7% - Greater than 50 miles
411 1.5% 137 0.9%
25%
33% 38%
All Other Locations
7,759 28.2% 0.9% 60.5%
55%
Where Workers Come From Daily
20%
29%
Source: US Census On The Map Product; Job Counts by Places (Cities, CDPs, etc); Where Workers are Employed - All Jobs, and Where Workers Live - All Jobs
Source: US Census On The Map Product; Expected Income, Residents v. Workers, 2019, Full Planning Area
N
< $15,000/year $15,001 to $40,000/year > $40,001/year
NW
NE
Insight: Generally speaking, about 12,300 workers commute into the planning area each day for their job, and 25,000 workers commute out of the planning area each day for their job. Workers leaving the planning area are traveling primarily to Raleigh (28%), Cary (12.7%), or Durham (6.9%). Congestion on NC Highways 55 and 401 during peak travel periods is influenced largely by the outflow of knowledge workers from Fuquay-Varina (and points south) on a regular basis. The distribution of workers traveling into the planning area for their job is more even, which reflects the distribution of a workforce available for more service-focused jobs that are dominate inside the planning area. The 2040 Land Use Plan is focused on bringing more knowledge-based jobs to the planning area, which could improve congestion on the local transportation system during peak periods of the day by shortening trip lengths and increasing opportunities to walk or bike from home to work.
Public Transportation 0.1%
W
E
Insight: Salaries for workers living inside
Work From Home 11.6%
the planning area, but largely leaving each day for their job, are significantly higher than workers that commute into the planning area from somewhere else on a daily basis. The 2040 Land Use Plan responds to this phenomenon with two initiatives: 1) increase the number of knowledge-based industries in the planning area to match with the local work force, and 2) consider policies for increased home choices and price points in the planning area that are affordable to workers that now must live outside the community to be sustainable.
Means of Transportation to Work
SE
SW
Walked 1.5%
S
36.4% - Less than 10 miles 33.8% - 10 to 24 miles 13.6% - 25 to 50 miles 16.2% - Greater than 50 miles
Automobile (carpool) 9.8%
Automobile (Standalone) 76.2%
Taxi, Motorcycle, Bicycle, other 0.6%
Source: US Census On The Map Product; Job Counts by Distance/Direction in 2019, All Workers
Source: US Census Bureau, ACS 5-Year Estimates, 2016-2020, Table S0801
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Twenty Year Market Potential The Town’s Economic Development Department works hard to 1) attract new business investment, 2) encourage the expansion of existing industries, and 3) align workforce education and readiness to support continued investment in Fuquay-Varina. In 2020, the Department was integral in pursuing projects citywide and significant downtown investment projects::
Employment forecasts from Woods and Poole equate to demands for up to 287,000 square feet of new office/medical office/healthcare/ social service space through 2040; especially along major transportation corridors. Some of the new office development is most likely to occur as part of mixed-use activity centers. General Industrial Outlook There is a lot of reason to believe there will be increased demands for industrial and manufacturing development in and around Fuquay-Varina (evidenced by the three recent expansions in 2016). Employment forecasts from Woods and Poole equate to demands for up to 35,000 square feet of new manufacturing/ warehouse/distribution space through 2035; especially in the Purfoy Road area and along major transportation corridors. The two downtown areas have seen remarkable change in the last 10 years with vacancy rates dropping dramatically. The Town and multiple community organizations are working very hard to organize events and re-brand the two downtowns, and their efforts are increasing the number and quality of live-work-play destinations that are unique to only the downtowns at this time. Significant progress in downtown is evident by recent projects and initiatives between the town and private sector including the following: • Q, a four-story mixed- use building at the corner of South Main Street and Raleigh Street. The building is a 36,000 square feet mixed use development with retail on the first floor, office suites on the second level, and a total of 16 residential units on the third and fourth levels. • The Spring Townhouses, a multifamily development with 15 units was completed in 2020. All units are occupied. Downtown Development Outlook
• The Town installed three interactive kiosks in the downtown districts. The wayfinding feature makes it easier than ever for visitors to locate businesses and restaurants. The kiosks will also serve as a portal for information about Town activities and events. • Fuquay-Varina is an Accredited Main Street America community. Accredited status is Main Street America’s top tier of recognition and signifies a demonstrated commitment to comprehensive commercial district revitalization and proven track record of successfully applying the Main Street Approach. • The Downtown Development Department began the process of creating a Downtown Master Plan to guide priorities and establish a vision for the downtown area. The Master Plan will address the commercial and residential markets in downtown and placemaking strategies. • Site assembly has begun of e downtown real estate at the corner of North Main Street and East Academy Street. The Town is marketing the site as a mixed-use infill and redevelopment opportunity. New businesses looking to invest in Fuquay- Varina are continuously looking at downtown location options, and this trend is assumed to continue through 2035 as downtowns across the U.S. become an important place for economic investment and community pride.
Residential Outlook Fuquay-Varina continues to be a very attractive location for new single family neighborhoods and multifamily communities. Total residential investment in the Town for 2021 was estimated to be $335.7 million, represented in part by approximately 1,807 new residential building permits The current ratio of for-sale to rental housing in Town is 4:1, as indicated in the 2017 plan this ratio has showed more balance moving from 5:1 to 4:1. This shift is indicative of continued national trends playing out in the community as demand for rental units increases because of changing demographics, lending conditions, and opportunities to build mixed-use activity centers in Town. The influx of new residents to Fuquay-Varina (and their above average household incomes) provides the Town with a great opportunity to attract high-end retail uses throughout the community. Developers working in the Town’s planning area see long-term potential for residential construction through 2040. High-End Retail Outlook Employment forecasts indicate demand of up to 411,000 square feet of new retail space through 2027; especially in southern areas of Town and along major transportation corridors. Fuquay- Varina also has the opportunity to capture more spending from in-town residents (as well as the surrounding communities) visiting new retailers. General Office Outlook The demand for general office space in and around Fuquay-Varina has been flat in recent years; however, the major shift of workers from home and large proportion of local high-wage earners commuting out of Fuquay-Varina indicate opportunities for creative office uses such as co-working spaces. The Town’s fiber broadband projects will be an asset for attracting new office uses to the community.
• The 32-acre Fuquay-Varina Business Park. • Aviator Brewing’s expansion to a new 5.22- acre campus on North Street, near the Varina downtown district. The project will feature a brewery and distillery, a retail store, a full- service restaurant and bar, drive-through coffee shop, and outdoor multi-use pavilion and lawn. The project will break ground in early 2023. • A development agreement with FV Retail, LLC for the construction of an 800,000 square-foot, open-air retail and commercial shopping center. The project is under design and is anticipated to break ground in late 2022. This retail-destination project is expected to produce more than $150,000,000 in new capital investment and create 1,300 new jobs. The first phase of the project is slated for occupancy by late 2024. Total non-residential investment in the Town for 2021 was estimated to be $63.9 million, represented in part by 119 new commercial, permits issued in Town. As one of southern Wake County’s fastest growing municipality, Fuquay-Varina competes in a global marketplace. Key industries for continued investments include: medical office and health care, high-end retail, and manufacturing/industrial (especially qualifying sites under North Carolina’s Site Certification Program).
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Fuquay-Varina Land Use Plan
Chapter 1: Introduction
Retail Leakage Study, Brick & Mortar Sales vs. Demand in 2027, Full Planning Area
General Merchandise Stores
- 100,000 sf
Building Material & Supply
- 60,000 sf
Specialty Food & Beverage
- 57,000 sf
Pharmacy & Personal Care
- 40,000 sf
411,000 square feet
Gasoline Stations
Retail Leakage Reported as Demand for New Stores & Store Sizes in 2027,
- 30,000 sf
Clothing & Accessories Full-Service Restaurants (Food, Beverage & Alcohol)* Auto Dealers
- 30,000 sf
- 30,000 sf
Source: Data Calculated & Reported by Claritas (Both Periods). *The Planing Area gains in limited-service dining & beverage (fast-food)
- 25,000 sf
Miscellaneous Retail
What is retail leakage? Retail leakage means that residents are spending more money for products than local businesses capture. Essentially, residents are shopping elsewhere, such as in neighboring towns. Retail leakage suggest that there is unmet demand for various goods and services in town that could be supplied by additional businesses.
- 20,000 sf
Sporting Goods, Hobbies & Books
- 15,000 sf
Furniture & Home Furnishings
- 4,000 sf
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Fuquay-Varina Land Use Plan
Chapter 1: Introduction
2 Chapter
Growth Framework
Fuquay-Varina Land Use Plan
Guiding Principles Ten Guiding Principles are presented in the Land Use Plan to expand on the Vision Statement and further clarify goals and aspirations for Fuquay-Varina. The principles are critical to preserving and enhancing a high quality-of-life for Town residents, and position Town leaders well for the future as markets, technologies, and demographics may change over time. The principles also embody a core philosophy of doing “a dash more” for everything that makes Fuquay-Varina a great community to live, work, play, and be entertained. The means by which the Town achieves the community’s goals may evolve over time, but the Vision Statement and Guiding Principles themselves should endure for generations. Changes to policies or direction considered for the Town should be evaluated against both the Vision Statement and the Guiding Principles to determine if they are in the best long-term interests of Fuquay-Varina and its residents, businesses, and property owners. One Guiding Principle is no more important than the others, rather they are all interrelated and interdependent acting as a General Framework. The Town Board recognizes opportunities in the future may bring into conflict full and simultaneous implementation of the ten principles collectively, and necessitate a choice or prioritization of different principles or the goals, policies, or recommendations that implement them. While balancing competing interests, it is the intent of the Land Use Plan and its Guiding Principles to protect the health, safety, welfare, and prosperity of the community in all of its decision-making.
Natural Environment Promote and preserve Fuquay-Varina’s green advantage, including ponds, wetlands, agricultural lands, tree canopy, and the services they provide. Create an interconnected network of green space that conserves critical natural areas, provides recreation linkages, protects water quality and quantity (stormwater), and contributes to the identity and sense-of-place within the community. Parks & Recreation Promote and expand opportunities where people can be more involved in an active community lifestyle represented, in part, by the presence of high-quality parks and recreation facilities located near where residents live and work, and the bicycle and pedestrian connections between them. Economic Vitality Promote a healthy and sustainable business environment by 1) investing actively in infrastructure; 2) providing favorable incentives; and 3) building a community that is attractive to businesses and their employees. Future investment and recruitment initiatives should realize “triple bottom line” fiscal benefits for Town residents by seeking to improve the tax base, promote economic development and investment, and increase access to diversified employment opportunities in Town. Community Design Celebrate a distinct brand and sense of place that is uniquely Fuquay-Varina, while still tapping into the talent and creativity of the people that shape it ― residents, business owners, property owners, developers, planning and design professionals, etc. ― to keep things relevant and authentic. Performance The Town will establish a list of performance measures that define a desired, promised, minimum, or aspirational set of directives to support more-informed decision-making processes. Targets will be met through the implementation of specific projects, plans, and initiatives recommended in the 2040 Land Use Plan and other companion Town documents. Performance measures for the Town are intended to serve as benchmarks to demonstrate that the 2040 Community Vision Land Use Plan is accomplishing the intended principles. Communication Plan for, finance, and develop an efficient system of facilities and services that accommodate future growth and stimulate economic development. Do this while continuing to expand on efforts that promote open governance, collaborative partnerships throughout the community and region, and more resource-sharing. Communication efforts should promote effective coordination between Town Departments, elected officials, and the general public to implement principles of the Land Use Plan and ensure the Town is acting as an advocate for itself.
Land Use Encourage a mix of land uses and intensities throughout the Town that promote economic development, sense of place, social interaction, community-building, and the efficient use of Town facilities and services. Transportation Provide a safe, reliable transportation system that balances all modes of travel; including walking, biking, public transit, rail, and cars. Consider land use and infrastructure investments together, promoting a network of complete, connected, and walkable streets that emphasize the quality and character of both the street design and surrounding development pattern (whether rural, suburban, or urban in nature). Safeguard our transportation connections to important destinations outside of Fuquay- Varina ― Raleigh, Research Triangle Park, Durham, and Fort Bragg ― and work with the greater Triangle Region to build a multimodal, efficient regional transportation system. Public Facilities & Services Continue to improve quality-of-life for all residents of Fuquay-Varina by maintaining and expanding Town infrastructure and services to meet current and future demands including water, sewer, roadways, police, and fire while ensuring elected officials are good stewards in allocating finances toward those services that promote a high quality- of-life. Home Choices Promote distinct, safe, and vibrant neighborhoods with greater access to a diverse range of housing types and price points for current and future residents, including young adults, families, retirees, and seniors.
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Fuquay-Varina Land Use Plan
Chapter 2: Growth Framework
Future Land Use Map The Future Land Use Map (FLUM) depicts preferred
Note: a large-scale, printable version of the map on page 29 is available on the Town of Fuquay-Varina website under the Planning Department page.)
partnerships with regional service providers (see more on this topic in Chapter 4). From time to time, revisions to the FLUM may be needed to reflect new realities in the future. Changes considered to the Map should be evaluated against the shared Vision Statement and Guiding Principles presented earlier in the document to determine if the Town’s best interests are improved because of the proposed change. Town officials should also evaluate proposed changes to the Map using an “if-then-what-else” approach to decision-making, whereby potential ripple effects or unintended consequences associated with a proposed change are evaluated to see what else might be impacted as a result. For example, Character Areas assigned in the FLUM may need to be revised if the Town or their partners decide to support a major economic development decision, or if a regional or state agency programs improvements for the area not previously anticipated in the Land Use Plan. All amendments to the FLUM should follow a public process, involving both the Planning Board and Town Board of Commissioners.
development types, locations, patterns, styles, and intensities for the planning area assuming full build-out of the community. It also provides a physical framework to more effectively realize the Vision Statement and Guiding Principles presented in the Land Use Plan. Some recommendations for the FLUM are somewhat bold, and set a long-term vision for a more diverse development portfolio in Fuquay-Varina that is 1) forward-thinking, 2) focused on economic development, 3) mindful of supporting infrastructure, 4) aware of residents’ quality-of-life, and 5) aimed to be financially- rewarding for the Town. The FLUM is not a zoning map. Some areas on the Map reflect what currently exists today, some are more aspirational in nature, and others are a mix of what exists today and what could be in the future. The Character Areas depicted on the FLUM are described in Chapter 3. They articulate how specific areas in the community should look and feel in the future if new development is contemplated by the property owner. The FLUM and its Character Areas serve as the foundation for near-term revisions to the Town’s Land Development Ordinance, which should ensure rules and regulations are consistent with the vision for conservation and development set forth in the Land Use Plan. More information on the relationship between Character Areas in the Land Use Plan and Zoning Districts in the Land Development Ordinance is provided in Chapter 3. Future employment centers, entertainment areas, or mixed-use activity centers envisioned for the FLUM may take longer to implement compared to building more suburban-style residential neighborhoods. However, the benefits of these uses to safeguard and promote the long-term viability of Fuquay-Varina as a leading community in southern Wake County is worth the wait. In addition, build-out of the FLUM is a long-term endeavor, whereby it might be several decades before all of the land in the planning area is developed, redeveloped, or preserved. Town officials should influence the timing, magnitude, and location of growth in the planning area using local infrastructure investment policies and
Future Road Alignments Consistent with the Town’s Comprehensive Transportation Plan
Industrial- IN Neighborhood Activity Center- NAC Community Activity Center- CAC Regional Employment Center- REC Downtown- DT
Town Center Residential- TCR Neighborhood Commercial- NC Suburban Commercial- SC Civic & Institutional- CI Suburban Office- SO
Open Space- OS Rural Residential- RR
Single Family Neighborhood- SFN Multifamily Neighborhood- MF Mixed Residential Neighborhood- MRN
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Chapter 2: Growth Framework
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