Character Area Typology Crosswalk The Future Land Use Map (FLUM) presented in Chapter 2 of the Land Use Plan is largely implemented through the Town’s Land Use Plan — noting recommendations or desired outcomes — to phrases with reference to “shall” in the LDO — indicating requirements or absolute standards — for a development application.
Development Ordinance (LDO). Character Areas depicted on the Map are translated into one or more compatible zoning districts, and the Town’s Official Zoning Map is used to organize the zoning districts spatially to implement the preferred development locations, types, patterns, and intensities depicted on the FLUM. The direct connections between FLUM, Character Areas, LDO, and Official Zoning Map help meet the minimum rules and requirements for local governments in North Carolina that want to enact and enforce zoning laws in their jurisdiction (see N.C.G.S., Chapter 160D-501(a)). Each zoning district in the LDO provides more- detailed interpretation of the broader Character Areas based site-specific issues or conditions (e.g., topography, environmental features, existing development patterns, lot shape or size, available infrastructure, or development compatibility). General statements for the Character Areas are also refined further in the zoning districts with specific design and development standards created to regulate permitted uses or activities, building height and setbacks, lot size and coverage, landscape, lighting, parking, etc. Over the years, the existing LDO in Fuquay-Varina has been amended incrementally to address specific issues as they come up without a major rewrite of the entire LDO since it was first enacted. Prolonged periods of “tacking on” amendments to the document tend to weaken the LDO’s overall effectiveness and efficiency over time. Inconsistencies in the document, or challenges interpreting various regulations, oftentimes creates less predictable and more time-consuming situations for both the Town and the development applicant. In some communities, the challenges of an ineffective LDO rise to levels that deter potential investment. Town officials should consider modification to its LDO that promote the Land Use Plan and implement its policies and recommendations as laws. In essence, this is the process of changing phrases with references to “should” in the Land
Town officials should also revisit the use of form- based zoning districts in the LDO, and determine if changes are needed to individual districts that might consolidate, simplify, or update zoning language to implement recommendations for specific Character Areas in the Land Use Plan — especially for mixed-use, walkable activity centers. The use of form-based codes in Fuquay-Varina is a very effective tool to influence design and character standards for the community. The Character Area Typology Crosswalk presented on pages 92 and 93 summarizes the relationships between Character Areas in the Land Use Plan and zoning districts in the LDO. Town officials should start with this information to identify zoning districts that may need amendments to better implement specific recommendations for the various Character Areas.
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Fuquay-Varina Land Use Plan
Chapter 3: Character Area Typology
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