This supplemental report has been developed by ADL III Architecture, Rick hall, and the Longwood Alliance with the goal of providing the critical design development steps that need to take place following the visioning that occurred last year.

This report specifically contains land use plans, street design guidelines, and recommendations for further action items and priority steps, which need to take place for the successful realization of the community's vision.

To properly and successfully implement any design and vision, design development must take place. The term "Design Development" means to take a conceptual overall design of the vision, break out the elements, and design the details of each element so that the vision can become a reality and not some hybrid of the particular vision. Thus, with this supplemental report, we are beginning to take the street details i.e., trees, parking, travel lanes, bike lanes, lighting, etc. and design the appropriate mix for each street type to guarantee a successful implementation and development of the vision. We still need to continue with the appropriate building design, parking numbers, retail mix, civic and residential mix.

Miscellaneous Recommendations

a. Any future development in this area (Middle Island development boundary must be done in such away that permits the future alignment of the street and road grid as per the vision.

b. Parking lots should also be designed to promote the future street grid as well.

c. A major site like the Kogel property should be "incentivized", to encourage developers and investors to step up and buy in. Incentives can come from the Town, County, State and Federal Governments.

d. When town centers and village centers are "incentivized", you must be careful not to take away what retail and civic assets other communities have between the centers.

e. "Requests of Interest" to develop the Kogel property should be sent to developers who are interested and experienced in this type of development.

STREET DESCRIPTIONS

Walkable/Traditional/TND

Thoroughfares are facilities with a primary purpose of serving pedestrian mobility and, to the extent this primary function is not impaired, to also serve motor vehicle mobility. To support pedestrian mobility, design speeds rang from 15 to 30 miles per hour. On-street parking and sidewalks are the standard, not the exception. Landscaping, building frontage, drainage and parking intensity al depend on area context. With this stated functional emphasis on pedestrian mobility, design/posted speed becomes the controlling design consideration over vehicular volume.

STREET - A general, traditional thoroughfare with two or four travel lanes and parking on one or two sides.For diagram of street layout click here

MAIN STREET - A traditional thoroughfare serving a compact mix of land uses, including retail, office and residential. Main streets have parallel parking on both sides and where the uses are more compact and active, angle (or diagonal) parking is specified.For diagram of main street layout click here

AVENUE - A principal traditional thoroughfare connecting centers within communities. Avenues generally have center medians and are shorter than Boulevards.For diagram of an Avenue layout click here

BOULEVARD - A principle traditional thoroughfare traversing a community. Most boulevards have center medians. However, where higher traffic volume occurs, multi-way boulevards are specified, with center travel lanes, adjacent medians and lower speed, outer access lanes.For diagram of an Boulevard layout click here

DRIVE - A special traditional thoroughfare, similar to a Street, with developed character on one side and natural area on the other (such as a lake, wetland, bay, golf course or wooded area).

ROAD - A general traditional thoroughfare at the edge of a community or in a rural setting. Typically, parking is not adjacent to the travel way and curbs are rare; storm water drains to a swale.

ALLEY - A traditional thoroughfare serving working functions of loading, service and employee access at the rear of commercial buildings. Utilities are usually placed in alleys. Ornamentation is minimal to reduce costs. Subsurface drainage allows full pavement, usually 20 feet, wall to wall. Windows must open to alleys to provide higher security.For diagram of an Alley layout click here

LANE - A traditional thoroughfare serving the rear access needs of residential units in other than the town center. Other functions include trash removal and utility service. Drainage is to swales with grass strips at edges of the travel way. Windows facing the lane are essential to high security.For diagram of a Lane layout click here

VILLAGE PLAN AND PERSPECTIVE

Street Grid and Land Use Plan For Middle Island Village Center

Middle Island Center looking east.

Square Foot Analysis

Purple - Civic uses

Orange - Mixed Use - Retail & Multifamily

Red - Mixed Use - Retail & Office

Gray - Residential

Architectural Models and Design Guidelines

For Architectural Models Used by Smart Growth Communities click here

PRIORITY AND ACTION LISTS

The priorities identified include: 1. Hire a retail/economic consultant. 2. Analyze the housing market. 3. Continue with design development of streetscape, and architectural style.

Who's Who? For information about this author and our consultant team click Here