Morrisville Land Use Plan 2009

Recommendations

5.0 R

ecommended

uture

and

ses

5.1 Development Principles

The following Design Principles set a framework for guiding the design of development

throughout Morrisville. New and infill development should strive to realize these principles

to ensure the development of high-quality, well connected places that minimize land con-

sumption, balance pedestrian and vehicular traffic, foster a vibrant civic environment,

and balance the small town qualities of Morrisville with its vital economic future. A mix of

land use and development types also supports the diverse population mix that is the hall-

mark of healthy and vibrant communities.

Preserving Open Space

Development in a growing community like Morrisville presents a unique set of design

challenges. Paramount among these is the efficient use of land and the arrangement

of buildings, roads and open space in a visually harmonious manner. Carefully planned

green space is necessary to maintain the natural beauty and quality of life of Morrisville

over time. Environmental and natural features should be integrated into open space

planning. Viewsheds and natural features, including water bodies, wetlands, and steep

slopes, should be preserved as open space wherever possible. The contrasting develop-

ment strategies illustrate the difference between dispersed development and more com-

pact development, which better protects open space. When compact development is

combined with a connected network of streets and circulation paths, it allows better con-

nections within a neighborhood and ultimately enriches the range of choices and experi-

ences for the Town’s residents.

Street Connectivity

Portions of Morrisville have been developed with conventional transportation pat-

terns that minimize any connections between neighborhoods or surrounding road-

ways. While this achieves more privacy, particularly for residential developments,

it also can limit accessibility, impair emergency response times, and increase traf-

fic congestion. Creating a more interconnected circulation pattern allows more

choices, and provides the advantages of enhanced access, reduced congestion,

and more responsive emergency services. The image to the left contrasts conventional

development patterns with an interconnected development pattern. Well-connected

neighborhoods and centers promote pedestrian activity and encourage walking in place

of driving for local trips. Additionally, this framework promotes smaller block sizes and a

greater diversity of building types within close proximity. Small blocks are an important ele-

ment within a walkable area, because they create a comfortable scale for pedestrians

through an increased sense of location and direction, breaking down the space between

intersections and destinations, and providing increased visibility for businesses and offic-

es. As new development or redevelopment occurs in Morrisville over time, consideration

should be given to ensuring street connectivity with the existing and proposed road, bi-

cycle, pedestrian and transit systems in the area.

Site Design + Parking

Successful site design balances car and pedestrian accessibility and creates an en-

vironment that is welcoming to both drivers and pedestrians from the street. A key

factor is the organization of buildings and parking relative to adjacent streets. Many

of the commercial developments in Morrisville have been designed in a way that

places buildings far back from the road, leaving a large, open expanse of pave-

ment visible to visitors from the roadway. A more desirable alternative reverses this

placement, drawing the building to the street edge and moving parking to the

rear. Doing so provides a prominent and pedestrian-friendly edge for the site - one

where buildings frame the street, giving them a town-like quality with entrances fronting

the sidewalk while presenting a more attractive and inviting look to the public. Addition-

ally, the visual impact of parking is minimized, as it is shielded to the rear of the buildings.

It is important to note that standard parking requirements can lead to an oversupply of

parking spaces and open expanses of asphalt. The Town should consider further reducing

minimum off-street parking requirements and allowing mitigation strategies such as shared

parking and on-street parking in place of peak-usage standards to reduce parking needs

and required development area.

Land Use

The land use pattern of much of Morrisville has developed around separate areas

for residential, commercial and employment uses. This results in additional traffic

congestion on major arterial roadways as people need to get onto the main road to

get from home to shops, parks, schools and workplaces. Future development should

strive to integrate better connections between uses and foster more of a mixed use

development pattern in the Town. To be successful, mixed-use development must

provide strong connections between different uses, allowing residents, employees,

and patrons to naturally overlap and cross between uses. The illustration to the left shows

the use of connections to draw together residential and commercial blocks into a unified

center. Additionally, the diversity of uses balances activity between the daytime, night-

time, and weekend hours, fostering a busier, safer, and more exciting environment for all

residents, employees, and visitors and at all times of day. Certain areas of Morrisville may

not be conducive to a full complement of mixed uses – for example, areas within the Air-

port Noise Overlay District or areas of predominantly existing residential neighborhoods.

compact development

dispersed development

interconnected development

encouraged

mixed-use development

conventional development