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23

5

Recommendations

5.3 Future Land Use Categories, cont’d

1. REGIONAL ACTIVITY CENTER (RAC)

A. Function

i. Provide significant regional employment, retail, education, health care, entertainment

or mixed use destinations at key interchanges/intersections of major transportation cor-

ridors in Town.

ii. Provide improved access to jobs, a compatible mix of uses and access to a variety of

transportation options.

B. Preferred Uses

i. Land uses should include a mix of uses, such as of office and institutional (including

medical, senior, and child care related institutional use), entertainment, retail and ma-

jor commercial land uses. Medium and high density residential uses should be included

as part of an RAC if the area is located outside the Airport Noise Overlay District.

ii. Commercial uses within the RAC should not include destination retail uses such as a

building supply, nursery operation, or auto dealership that would require significant out-

door display or storage. Outdoor display or storage associated with major retail or shop-

ping centers is allowed.

C. General Policies + Development Character

i. Regional Activity Centers should be planned with the highest density and intensity of

uses centered within 1/4 mile of a thoroughfare or transit stop, tapering to less dense

and intense uses at the edges.

ii. Land uses within the RAC district should be mixed – including vertically and horizontally

(i.e. among separate buildings, or within the same floor of a building or among floors in

multi-story buildings) - to create a diverse center to live, work, play and shop.

iii. RAC districts should contain a complementary mix of land uses that promote pleasant,

safe and convenient access for pedestrians and bicyclists, and provide a strong orien-

tation to existing or potential future transit service.

iv. Multi-modal transportation connections or easements should be provided to link sur-

rounding uses to each RAC, and link the RAC to activity centers in adjacent areas.

v. Connections to undeveloped parcels should be designed and built to the property line

and in a manner that can be continued.

vi. The RAC should feature well-configured squares and greens and a traditional network

of landscaped streets with pedestrian-friendly activities and frontages. Rectilinear pat-

tern of small blocks and the location of civic buildings that act as landmarks and sym-

bols of community identity are desired.

vii. For the purpose of providing a transition from the RACs to surrounding areas, each RAC

district should be designed to center on a compact core where the development of

highest intensity/density should be located, with progressively lower-density and inten-

sity spreading outwards. Where existing uses and built areas do not fit this pattern, it is

intended that as redevelopment occurs over time this pattern should be encouraged

in the future.

viii.Major land development proposals within the RAC area should consider the provision

of a full complement of public facilities and services, the adequacy of roads and util-

ities, and the compliance of the proposal with the community-design policies and

guidelines of this Plan.

ix. Parking areas should be de-emphasized through location, landscaping, fencing, or

other decorative elements to minimize visual impact from the public right of way.

Brick sidewalks, street trees, small setbacks, and

store fronts with plenty of windows create an invit-

ing pedestrian shopping experience. Street trees and

on-street parking buffer pedestrians and diners from

traffic. The street tables for cafes and restaurants are

located near the curb so people walking past get the

sense of being a part of a gathering space.

Trails provide walkers and cyclists access to

neighboring communities. Multi-use trails should

be a minimum of 8’ wide. Where adjacent to

roadways, trails can replace sidewalks. Trails

should be paved, with the exception of those in

environmentally sensitive areas, where pervi-

ous surfaces are recommended. Trails should be

clearly marked and easily accessible to pedes-

trian and bicycle traffic.

encouraged

discouraged

Where possible, it is desirable for building front-

ages to span the entire width between side lot

setbacks on primary streets, creating an uninter-

rupted street wall to promote a vibrant and active

streetscape. Large gaps in street wall are incom-

patible with the design intent of the RAC. Inter-

rupting the street wall can discourage pedestrian

activity by increasing the distance between poten-

tial destinations.

This fountain and plaza located at the

entrance of a large retail establishment act as

a central meeting and gathering place.

The Morrisville Outlet Mall, although located

at an important transportation crossroads

in Town, does not have the mix of uses and

other features of a Regional Activity Center.