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Planning Board Regular Meeting

Town of Fuquay-Varina · Planning Board
Monday, April 20, 2026

Regular meeting Housing and affordabilityRezoningComprehensive planRoads and transportationZoning text amendmentEnvironment and sustainabilitySubdivision and site plans

Agenda document Minutes Watch Meeting recap

What's on this agenda

The planning board recommended a package of code changes with real consequences for how development gets reviewed. Traffic impact analyses will now be required at the first phase, including at rezoning, so the board sees the traffic picture before it votes rather than after.

It also recommended two rezonings to town center residential, approved a 17-lot preliminary plat on Johnson Pond Road, and tabled a downtown rezoning indefinitely at the petitioner's request. One resident used a rezoning hearing to press the town on tree replacement.

Summarized from the published agenda. Read the agenda itself before acting on it.

Meeting recap

What happened, drawn from the records published after the meeting. Minutes

The land development ordinance amendment made three changes staff flagged as the most consequential. Home occupations will be governed by a list of prohibited uses rather than permitted ones, giving more flexibility about what counts as one while keeping standards that stop them becoming a nuisance. The sign article got a second round of updates to modernise temporary sign standards and simplify enforcement. And traffic impact analyses move to the first phase of development, including rezoning, alongside an update to the town's construction specifications book that sets the guidelines for them. That last change was the one board members discussed.

The land use plan amendment loosens the open space footnote so designations can be amended where the land is not dedicated open space, civic space or common green for an existing subdivision, and where removal would not affect environmentally sensitive areas. Two map changes followed: one parcel moves from open space to mixed-residential on a recent wetlands delineation, and part of another to neighbourhood commercial where staff said the open space designation was simply an error. The transportation plan amendment records Donny Brook Road now running through to Fayetteville Road as built under the state's Complete 540 project, reflects a realignment at Academy Village, and removes a proposed collector between Ransdell Road and Lake Wheeler Road that staff said is unnecessary given existing connectivity.

The S Fuquay Avenue rezoning came to the board unfinished. Staff said the proposed quad-plex still concerns them on scale against a street of single-family and duplex homes, that they had raised massing with the petitioner, and that the petitioner was not in a position to commit to further conditions in time. Staff asked the board to support it anyway on the understanding that conditions would be added before the town board hearing. The applicant's surveyor explained the sequence: staff told him on the Friday morning that management was not satisfied with the building layout, the design had already been revised about three times since November, and his client was out of the country, with a meeting set for early May. The board recommended approval with conditions on architectural elements and facade modulation.

At the North Street and Ransdell Road hearing, the applicant's surveyor described a modest ask: the owner holds the properties along that side of the road, recently bought the corner lot, and wants to build one more single-family house on ground currently overgrown with bamboo. A resident then raised the broader pattern, saying new developments strip too many trees and asking the town to strengthen replacement requirements to match other North Carolina municipalities. Staff walked through the current heritage tree protections and buffer practices in response.

Staff told the board the Woodcrest plat, 17 lots on 8.51 acres, qualifies as infill and is therefore exempt from right-of-way improvements along Johnson Pond Road, with sidewalks running internal to the subdivision instead. The meeting adjourned at 6:33 pm.

How the votes went

Every vote passed 7-0: the February minutes, the indefinite tabling of the Broad Street rezoning, all three code amendments, both zoning map amendments, the Woodcrest preliminary plat, and adjournment.

From the published minutes.

Who spoke

2 members of the public spoke.

  1. A surveyor appearing for the petitioner spoke at both rezoning hearings, explaining the design revisions on S Fuquay Avenue and, on Ransdell Road, that the owner wants one additional single-family home on a corner lot currently overgrown with bamboo.
  2. A resident raised extensive tree removal in new developments and urged the town to strengthen tree replacement requirements to match other North Carolina municipalities.

Read from the records the government published after the meeting. Members of the public are private residents and are not named or indexed.

Speaking at this meeting

Town of Fuquay-Varina's own rules for public comment — check them before you rely on anything here.

Agenda items (11)

Ordinance · 3Procedural · 2Other · 2Public hearing · 2Minutes approval · 1Staff or committee report · 1
  1. 1 Call to Order
    Procedural
    Meeting opens.
  2. 2.A Approval of Minutes - February 16, 2026
    Minutes approval
    Board approves minutes of its February 16, 2026 meeting.
  3. 3.A Zoning Map Amendment - Brian Duncan, 304 E Broad Street (REZ-2024-21, item to be tabled)
    Other Rezoning
    A rezoning request for 304 E Broad Street is to be tabled again; no action taken.
    • 304 E Broad St · Beaird Investment Group LLC · 1.0 acres · assessed $522,720
    • 304 E Broad St · Beaird Investment Group LLC · 1.0 acres · assessed $522,720
  4. 4.A Town Code Amendment - Land Development Ordinance Amendment #31 (CTA-2025-05)
    Ordinance Roads and transportationZoning text amendment
    Public hearing and recommendation on Land Development Ordinance Amendment #31, ahead of Board of Commissioners action.
  5. 4.B Town Code Amendment - 2040 Community Vision Land Use Plan Amendment #2 (CTA-2026-01)
    Ordinance Comprehensive planEnvironment and sustainabilityZoning text amendment
    Public hearing and recommendation on an amendment to the 2040 Community Vision Land Use Plan.
  6. 4.C Town Code Amendment - 2040 Comprehensive Transportation Plan Amendment #2 (CTA-2026-02)
    Ordinance Comprehensive planRoads and transportation
    Public hearing and recommendation on an amendment to the 2040 Comprehensive Transportation Plan.
  7. 4.D Zoning Map Amendment - 708 S Fuquay Avenue (REZ-2026-02)
    Public hearing Housing and affordabilityRezoning
    Public hearing and recommendation on rezoning a 708 S Fuquay Avenue parcel.
    • 708 S Fuquay Ave · Hancock, Ricky Warren Jr Hancock, Monica Palumbo · 0.39 acres · assessed $115,500
    • 708 S Fuquay Ave · Hancock, Ricky Warren Jr Hancock, Monica Palumbo · 0.39 acres · assessed $115,500
  8. 4.E Zoning Map Amendment - 501 North Street & 904 Ransdell Road (REZ-2026-03)
    Public hearing Housing and affordabilityRezoning
    Public hearing and recommendation on rezoning parcels at 501 North Street and 904 Ransdell Road.
    • 904 Ransdell Rd · Hancock Investments LLC · 0.30 acres · assessed $219,424
    • 501 North St · Rw Hancock Properties LLC · 0.35 acres · assessed $261,025
    • 904 Ransdell Rd · Hancock Investments LLC · 0.30 acres · assessed $219,424
  9. 5.A Preliminary Subdivision Plat - Woodcrest Subdivision (SUB-PR-2025-05)
    Other Housing and affordabilitySubdivision and site plans
    Board reviews a preliminary plat for the Woodcrest subdivision.
  10. 6.A Planning Staff Report
    Staff or committee report
    Staff give a planning department update.
  11. 7 Adjournment
    Procedural
    Meeting adjourns.

Agenda changes

What moved between published versions of this agenda. Item numbers shift constantly as things are inserted, so only genuine additions and removals are listed.

Other recent meetings of this board