Morrisville Town Center Plan - 2007

Chapter 1: Existing Conditions

• Civil War history, which is an under-realized heritage and educational opportunity; • Oral histories associated with train wrecks, mill culture, old business district, and other aspects of town history. Due in part to demolition of some buildings, the town center lacks massing and a sense of place. There are barely any remnants of the old business district. This critically impacts on existing marketability and identity.

employment base, the key driver for both for-sale and transient (apartment and other rental) housing. • Office: Good location for office uses, within close proximity to RTP and housing areas. • Industrial: Good location for flex and distribution uses, within close proximity to RTP, RDU, and labor force. Good location for manufacturing, within easy commuting distance to labor force, rail service and distribution nodes. • Civic: Good location for civic uses, within growing community that already has fire, police, chamber, and town offices nearby. Market Factors and Opportunities: Within this general community and regional context, a number of market factors will influence the relative success of different uses pursued in the Town Center area. A number of these considerations are outlined below. Additional information is included in the full market report in Appendix 4.

Market Opportunities Assessment Existing development information was analyzed in conjunction with the physical conditions and economic context in order to assess the market opportunities in the Town Center. The overall marketability of this location in the regional context is summarized below by use. • Retail: Good retail location near growing residential neighborhoods and along high- traffic commuter routes. • Housing: Good housing location in high- growth market near major regional employment centers (RTP and Airport) and at center of regional labor market. Good reputation for Morrisville schools, a key driver for family residential market decisions. Excellent proximity to RTP and The Page House is the oldest standing home in Morrisville, built on the plantation of Williamson Page prior to the arrival of the railroad in the 1850s. The decorative scrollwork that adorns the porch was added as part of an 1870s remodeling. (Photo: Ben Hitchings, Town of Morrisville)

A market assessment of the Town Center found that existing and approved retail development such as that pictured above will probably capture much of the de- mand for convenience shopping and dining in this part of Morrisville, but that the Town Center project will en- hance the opportunities for specialty retail businesses that take advantage of the area’s unique character. (Photo: Ben Hitchings, Town of Morrisville)

Residential: • Growingregionalemploymentbase,driving

13 │ Town Center Plan

January 2007