Morrisville Town Center Plan - 2007

Appendix 4

rental apartments, single-family homes, and recreation facilities. • South/West – Morrisville Square (new) shopping center & restaurants, and new daycare center • North/West – Morrisville Station (new) shopping center and restaurants, bakery & distribution facility, auto-related businesses & office building, another new shopping center under construction, seven older houses, and cemetery. Greenwood Village is just finishing construction on its first building. • North/East – Cotton Place Subdivision, a planned 120-unit single-family attached and detached housing community o Within a short (5-10 minute) drive: • South/East - Major new retail development (Park Place Shopping Center, CVS, Lowe’s) and major office and residential developments (Weston) • South/West - major new and planned mixed-use (Carpenter Village, Grace Park), retail (Morrisville Market, Bethany Village), and residential (Savannah, Carpenter Park, The Grove, Addison Park) developments. • North/West -Older industrial services anddistribution facilities, new residential development (Hamlet in the Park, Shiloh Grove, Providence Place, Town Hall Commons, Kitts Creek, Downing Glen, Twin Lakes) • North/East - Major existing and new office / flex and distribution parks (Southport Business Park, Commonwealth Business park). Physical Constraints The following key physical constraints are summarized below based on site reconnaissance. • Railroad – reduces physical development potential, particularly on southeast portion of study area where lot depth is reduced along NC54 and railroad grade reduces visibility from back lots. • Railroad – lack of crossovers or ability to allow for pedestrian movement greatly reduces opportunities for traditional retail “Main Street” shopping district. • Flood zone –reduces development potential in southeast portion of study area. Visibility The impact of visibility was assessed as it relates to the marketability of uses throughout the Town Center study area. Key findings include: • Excellent visibility on main roads • Limited visibility from side streets • Significant traffic volumes, allowing retail visibility to regional and destination commuter Location & Access Morrisville, and the Town Center in particular, has a superior, central location that offers significant advantages for residents commuting to employment as well as for businesses serving customers or clients throughout the Triangle region.

• Superior regional location, at heart of Triangle markets.

80 │ Town Center Plan

January 2007