Morrisville Town Center Plan - 2007

Appendix 4

• Extremely proximate and accessible to RTP, a major economic driver for the region. • Proximate to RDU Airport and related employment base • Within easy commuting distance to Raleigh (State government center), Durham (university and medical center), and Chapel Hill (university) employment centers. • Within easy commuting distance from Cary and upper-income residential areas. • Good regional access, but threatened by traffic back-ups that reduce ability to access individual parcels. • Internal access hindered by closed roads necessitated by railroad. • Extremely poor pedestrian access and inadequate pedestrian safety provisions throughout study area Heritage Value Morrisville offers certain heritage value, although its historic character has been compromised by fires and demolition over the years that have negatively impacted on the overall identity of the town center and its sense of place. • Good remaining vintage building stock, some of which is under-appreciated (gas station). • Civil War battle – under-realized heritage and education 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. Overall Marketability The overall marketability of the Town Center location in the regional context is summarized by use, based on the Site Analysis. • 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 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 to 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, highways, rail service and distribution nodes. • Civic: Good location for civic uses, within growing community that already has fire, police, chamber, and town offices nearby.

81 │ Town Center Plan

January 2007