Morrisville Town Center Plan

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Town Center Plan

January 2007

Appendix 4

visibility of the town center while retaining and conserving the rural character of the area through a series

of small, inter-related projects. Such developments would include a diverse mix of new single-family

residential, small-scale infill office uses, re-use and restoration of existing vintage buildings, relocation of

buildings where necessary to increase massing, and conservation of land and wetlands on and off of the

two main roads in the town center area.

Rather than increasing density or creating a new “Main Street” along the major roads, the focus would be

on increasing the illusion of density by consolidating and infilling uses and by expanding the residential

component on the periphery of the town center. Retail would be de-emphasized as the primary use

along the two main roads, which helps to eliminate the necessity for pedestrian cross-over along Chapel

Hill Road. A more detailed description of key components of this mix, as input to the Design Studio,

included:

•

New moderate-density residential development: Add single-family residential development on the

north-western

fringe of study area that is consistent (and blended) with the existing attractive

vintage single-family housing. Such residential development could target a similar market to

Carpenter Park but would offer a slightly more diverse and upscale product that can attract a more

diverse range of resident income and education levels. Some small-scale retail use might be

incorporated alongside the new residential development if supportable

by those residents

and/or

by new civic or anchor uses (see below). Residential development should also be concentrated

on the periphery of the study area so as to build market support for more pedestrian-oriented

commercial use in the Town Center.

•

New, small-scale infill development could be developed along

main roads

that strengthens the

existing massing / clustering of uses but retains the low-density rural character of the area.

However, widening of the roads tomulti-lane highways could negate this concept almost completely

due to the lack of direct access and visibility, plus the change in scale that such transportation

improvements would create.

If alternative routing and access is assured in a more rural setting,

then the following is possible.

Less than 5 “houses” purpose-built for professional and service office space (e.g., similar to

the existing landscaping company)

Several Live-work units clustered near Fire Station

Sidewalks / safe pedestrian pathways and urban design improvements that help to set the

area apart as a town center and can be integrated with transportation improvements.

•

Civic, cultural and/or education uses that strengthen the visibility of the civic functions in the town

center.

A civic or cultural center facility can strengthen the civic node that has already been created

alongTownHall Drive and can act as an anchor for some limited retail/commercial development.

However, access and visibility for retail must be guaranteed from main roads like Town Hall

Drive, even if the retail caters primarily to new residents within walking distance.

A strong park or public space can also help to strengthen the presence of the civic node,

particularly if programmed effectively to celebrate the historical context of Morrisville on a

regional level.

•

Restoration of Existing Structures: ALL existing historic and vintage houses, old gas station, and

outbuildings up to new development should be designated for restoration funding. Use would