Morrisville Land Use Plan 2009

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.

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.

encouraged discouraged

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.

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.

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