8/9/2019 990 the 21st Century Right of Way

1/5

The 21st Century Right-of-WayThe 21st Century Right-of-Way21cR.O.W.

17 of the 29 high potential downtowns are Strips

Mall Type Grid Type St

29high p

31

LIR

L

Long Island Index Targeted Downtowns for Development

The 21st Century Right of Way...

IS RADICAL BUT REAL

21c R.O.W. is a new suburban concept

that will fundamentally alter thephysical and legal structure of the

strip. 21c R.O.W. is also cost effective

and ready for immediate

implementation on Long Island.

DOES NOT REQUIRE ANY NEWTECHNOLOGY

21c R.O.W. begins with the

assumption that we cannot invent asolution for our suburban

predicament. 21c R.O.W. accepts the

prevalence of the automobile for the

next 25 years while critiquing our

reliance on uncoordinated, redundant

parking infrastructure.

REQUIRES COLLECTIVE THOUGHT ANDACTION

21c R.O.W. is implemented locally

through the introduction of a new,

coordinated municipal zoning

structure.

BALANCES PUBLIC AND PRIVATEINTERESTS

21c R.O.W. repositions the publicsector as the long term guardian of

infrastructure and public space, while

freeing up the private sector to do

what it does best: innovate and

money-make.

INTERVENTIONEXISTING

Principles

EXISTING INTERVENTION

21c R.O.W.SINGULAR R.O.W.

The 21st CENTURY RIGHT OF WAY21c R.O.W. expands existing s

public right-of-ways through p

lots to create efficent parking,

access and comprehensive wa

management. In order to mini

impact on developers, this righ

will track along existing demis

lines--essentially acting as a th

easement. Developers, in retugiving up this underutilized lan

receive full access to this new

infrastructure.

8/9/2019 990 the 21st Century Right of Way

2/5

StrategyCase Study Strip: SMITHTOWN Main StreetCase Study Strip: SMITHTOWN Main Street

Individual Parking = Wasted Parking Shared Parking

Individual Access Shared Access

New Program

CommercialResidential

INTERVENTIONEXISTING

Right of way

SOLUTION

INDIVIDUAL PARKING = REDUNDANCY

CLUSTERED LOTS = EFFICIENCY

One of the best ways to retrofit

thousands of acres of underutilized

asphalt is to decrease the real estate

devoted to parking and redundant

infrastructure. In order to decrease the

total amount of infrastructure on the

strip, we propose to cluster adjacent

parcels, thereby allowing them to

share critical infrastructures includingparking, pedestrian, bicycle and water

management.

Clustered Parcels

Existing R.O.W.21c R.O.W.

CLUSTERED PARCELS

In the case of downtown Smithtown, we

see the possibility for at least 3 clusters.

We base cluster selection primarily on

physical morphology; specifically the

physical proximity of lots, streets and

blocks. The desire to create mixed-use

program within clusters is a secondary

consideration. Criteria for cluster

selection will change across sites as

planning officials seek to accommodate

local conditions.

8/9/2019 990 the 21st Century Right of Way

3/5

EXISTING

SOLUTION SHARED PARKING

Parking

Wasted Parking 21c R.O.W. = Shared Parking Parking Distribution by Zone Peak Parking Demand Peak Parking Re-d

INDIVIDUAL PARKING=REDUNDANT PARKINGEven the relatively conservative

standards of the Urban Land Institutesuggest that the Smithtown cluster case

study has too much parking. The

insertion of the 21c R.O.W. will allow

Smithtown and other Long Island

downtowns to consolidate parking,

thereby reaping the benefits of a shared

parking infrastructure. A zoned parking

strategy will increase efficiency by

taking advantage and at times swaping

peak parking loads during

weekdays/weekends and

daytimes/nightimes.

MainS

t

INTERVENTION

7153

56

48

48

47

50

55

85

114

56

172 total

254 total

284 total

Z2

Z3

Z1

Z1 Z2 Z3EXISTING

REQUIRED*

PROPOSED

*as per Urban Land Institute (ULI) *as per Victoria Transport Policy Institute

1292

703

703

471

895

345

207 2

84

52

52

254

172

Z1 - NIGHTTIME on

Z2/Z3 - DAYTIME on

ALL DAY on

Z2

Z1Z3

Z2

Z1Z3

WEEKDAYS WEEKENDSDAYTIME

NIGHTTIME

COMMERCIAL

COMM

ERCIAL

OFFICE&

CIVIC

OFFICE

&

CIVIC

8/9/2019 990 the 21st Century Right of Way

4/5

SOLUTION FULLY INTEGRATED COMPOSITE INFRASTRUCTURE & PROGRAMSOLUTION

EXISTING

Access

Main St

Singular Access to Lots Pedestrian + Bike Access alongExisting + New 21c R.O.W.

21c R.O.W. Section

Integrated Water Management alongExisting + New 21c R.O.W.

New ResidentCommercial Pro

Develope

Secondary Bike Access, PedestrianAccess and Water Management by

Developer

INTERVENTION

INDIVIDUAL ACCESS=REDUNDANT ACCESSThe insertion of the 21c R.O.W. will allow

Smithtown to consolidate and expand

access for pedestrians and bicyclists while

reducing the number of car trips.Comprehensive on-site water management

will retain and delay water before it

reaches the storm sewer. Once the primary

access network is in place along the 21c

R.O.W., zoning regulations will require

developers to finance secondary

pedestrian, bicycle and water networks to

supplement new development. Thedeveloper has two incentives to engage in

this modified arrangement: the permission

to utilize critical infrastructure along the

21c R.O.W. and the ability to develop land

formerly set aside for parking

infrastructure.

126

P UB LI C SP AC E H OU SI NG CAR COMM.DRIVEDRIVE

18 12

24 2460

1836

12 12 18 1042

1080

756

8/9/2019 990 the 21st Century Right of Way

5/5

Z1

Z2

Z3