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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Fuquay-Varina Land Use Plan
Chapter 1: Introduction
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