Secondary and Cumulative Impacts Master Management Plan - 2014

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Article 3: Zoning Districts
Section 3.4. Activity Center Districts
3.4.6. Transit Oriented Development (TOD) District
Morrisville, NC June 2013
Unified Development Ordinance – Public Hearing Draft Page 3-31
E. Use Mixing in TOD Districts
1. Balance of Residential and Nonresidential Uses126
Development constructed in the district after its establishment should not preclude a balance
between residential uses and nonresidential uses approximating that envisioned by the
comprehensive plan and the McCrimmon Transit Small Area Plan for the district as a whole, for
that area identified as “Main Parcel” in the McCrimmon Transit Small Area Plan, and for that
area identified as “South Parcel” in the McCrimmon Transit Small Area Plan.
2. Vertical Mixing of Uses127
The vertical mixing of residential uses with nonresidential uses within a single project or building,
with residential development on upper floors, is strongly encouraged—particularly on the “Main
Parcel” identified on the McCrimmon Transit Small Area Plan. The horizontal mixing of stand-
alone residential developments and adjacent stand-alone nonresidential or mixed-use
developments in the district is allowed, provided the developments are well integrated in terms of
complementary uses, access and circulation, and compatible design.
3. Nonresidential Uses at Street Level128
The incorporation of high-activity nonresidential uses such as retail shops and restaurants should
be located along a central spine linking the surrounding roadways with a central gathering area
and transit station.
126 This reflects plan objectives that TOD District development include a mix of residential and nonresidential uses. It does so by
calling for new development not to be have the effect of precluding the balance between residential and nonresidential uses
suggested by the McCrimmon Transit Small Area Plan. That plan suggests that a majority of the land area in the Main Parcel and
South Parcel be allocated for residential development, and suggests that residential development in the care area will kick in
after establishment of retail and office development. Because so much of the likely TOD District lies within the AO-A District—
where residential development is prohibited—land available in the TOD for residential development is very limited. Standards
may be necessary to ensure that early nonresidential development does not use up that potential and preclude the desired mix of
residential and nonresidential uses.
127 This encourage the vertical use mixing most conducive to a high-activity, pedestrian-friendly streetscape, but acknowledges that
horizontal use mixing can contribute to the desired district character.
128 This encourages ground floor retail and restaurant uses in the TOD District because they contribute most to establishing a high-
activity, pedestrian-friendly streetscape the Land Use Plan calls for close to the station.