McCrimmon Transit Small Area Plan - 2013

MCCRIMMON STATION AREA

Technical Analysis | 17

While the station area is well-positioned from a regional market demand perspective, Morrisville will need to create a sense of destination locally to maximize demand potential. With proper design Wake Tech’s campus and the planned RTP park can help create synergy with the McCrimmon site. » » Morrisville will need to “amenitize” the location beyond commuter/light rail for demand potential to be realized & maximized. This includes fostering the creation of “location” through a public park/town green, potentially some type of civic anchor, implementation of design guidelines, and controlling/taming parking and road sizes. » » Given achievable rents and prices, development formats will largely be horizontally-integrated, with the possible exception of limited retail under residential and some small office “above the shops.” » » To encourage development potential, Morrisville should implement strategies to expedite permitting and entitlements and remove political uncertainty from the development process, in part through adopting the aforementioned design guidelines. » » Commuter rail will enhance the attractiveness of the study area for development, but will not be a necessary driver of demand, with highway access and other location and market factors having more significant impacts on demand potential.

» » An over-abundance of non-residential land, partially dictated by flight contour/noise issues may result in the remainder of “unused” acres (for transit-supportive uses) being absorbed for one-story flex office space. » » Additional support exists for multifamily and townhouse development east and north of NC 54 should residential opportunities arise in that area (and noise issues be addressed). » » Given the current inability to develop residential north/east of NC 54 and the lack of non- residential support to fully absorb available commercial acres, we believe the over-whelming majority of commercial development must occur north and east of NC 54 with only minimal commercial space being provided to the west and south.