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Mattituck Waterfront Revitalization
An Independent Project
Contents
01 Manifesto
02 Introduction
03 Problem Statement
04 Project Statement
05 Problem Statement
06 Architectural Intentions
07 Site Identification
08 Regulatory Environment
09 Precedent Analysis
10 Design Process
11 Final Presentation
1 2 Bibliography
Special Thanks to all who assisted me in any way through my years of study and
particularly during this thesis:
Mom and Dad
Doug and Doreen... for their overwhelming love and support
my family
Uncle Frank...without you, none of this would have been possible
Hasan-Uddin Khan
Andrew Cohen
Grattan Gill
Spencer McCombe
Bill McQueen
Valerie Scopaz, Town of Southold
George Solomon, Mattituck Chamber of Commerce
Architecnologies
Suffolk County Department of Transportation
Defo, for using you computer till I finally got mine, it was all about 423.
dedicated in loving memory of
Beatrice Notaro
"Grammy"
March 5, 1923 to October 26, 1998
She always knew I could do it
thanks Grammy
MANIFESTO
Ol
MANIFESTO
When questionmg what I believed
architecture to be about I found myself
reflecting back on my years of study to this
point. As students we have been exposed
to numerous points of view on architecture
xvritten by all types of people. After
compiling my thoughts, I began to see that
they were fairly random and fragmented
thoughts on what I thought architecture to
be about. However, the one thing that
linked all of these thoughts together was a
sense of reahsm. The notion of realism
involves developing an architecture that is
creative and inventive while remaining
conscious of the constraints and contextual
fabric within it creates itself. Operating
under realism does not declare a specific
aesthetic or theoretical
criterion for architectural
development, but offers the
challenge to develop a
rational solution based on
the particular situation or
problem.
There is not always
an underlying reason that
you do something. Sure,
decisions thought the
process of creating architecture are not
made by just flipping a co'm, but perhaps
architecture has tendencies that come from
both previous examples and design
theories. I found the question of "xvhy"
always difficult to answer.· People xvho
looked to the inner psyche to justify why
they made a particular design solution
always amused me. For me there was
always a practical reason for doing
something.
Throughout my readings over the
semester, I found a particular interest in
comments made by Garrett Eckbo. He
talks about architecture's contextual
influences saying, "Design is not, or should
not be, a preconceived system imposed on
a local situation. It should be a local
inspLtation (with any amount of external
content) developed from the local situation.
Good designers are both original and
traditional. They bring modern up to date
minds and talents to the analysis of specific
situations." For him the historical situation ~
that he works within is of great importance
and remarks that the better we understand 0'1
the environment that we are working in, the
better we develop and improve upon it.
Eckbo says that, "History is the body of
tradition from which we start."
on/y to make beautiful things
- nor is it on[3' to make usefm
things, it is to do both at once
- like a tailor rvho makes
clothes that both look gooa
and fit mell. " Hertzberger
Architecture has a particular
responsibility to society. "Every
intervention in people's surroundings
regardless of the architects specific aims,
has a so(mi imphcafion"
'The art of architecture is not (Hertzberger). Though it
has the ability to make a
strong impact on the way
people exist socially; it
should not attempt to
exist over society.
Architecture should be
done for society and not
for the sake of
architecture. Garrett
Eckbo continues to
support the idea that the idea of an
architecture that is socially sensitive saying,
"The designer is observer, critic, and
creator in society, not over it... They must
overcome and reject the hubris which says
that they are superior to and not a part of
nature, and are therefore free to exploit and
change as we will."
Architecture is a great art that is
based on the principles of making a
structure that is functional and useful as
well as aesthetically pleasing. It is .about
solving the problem of making space and
accommodating program by combining
investigations into art and science in an
effort to seek a solution that achieves
Mattituck Waterfront Revitalization
MANIFESTO
firmness, commodity, and dehght. Just as
each problem is unique to its own particular
needs, each solution is developed from the
conditions that the problem presents.
Perhaps somettmes architectural
investigations have focused on primarily art
or fundamentally on science in order to
solve the problem, but a complete
architecture is conscious of both disciplines
and stftves to achieve a synthesis by
investigating in both an artistic and
scientific domain. Exploring artistically and
scientifically satisfy an academic frame of
reference where the ideas of firmness,
commodity, and delight serve as goals for
the soludon to achieve. According to
Vitruvius, "architecture is the union of
firmness, commodity, and delight,
...Without solidity, it is dangerous; without
usefulness, it is merely large-scale sculpture;
and without beauty, it is no more than
utilitarian construction. Fmrmess meets the
need of being sound structurally and
technically. Commodity calls for the
solution to the problem to be econorracally
and environmentally efficient, while being
sensitive to the social context. And delight
satisfies the necessity for the solution to be
aesthetically pleasing, inventive, and fulfill
the needs that have been previnusly set.
The complete invesUgation into the
architectural solution that embodies these
ideas produces architecture that is an entire
endty and complete within itself.
Perhaps Hertzberger sums it up
best saying, "If you think you can't make
the world a better place with your work, at
least make sure you don't make it worse.
The art of architecture is not only to make
beautiful things - nor is it only to make
useful things, it is to do both at once - like
a tailor who makes clothes that both look
good and fit well."
So what's a thesis?
?t thesis suggests a solution h) .t
problem. Just as each problem is umque to
its own particular needs, each soluuon Is
developed the conditions that the problem
presents. The thesis does not necessaU'
imply that there is only one solunon for the
problem, but it embodies an invesugative
process in proposing a possible solution.
With this m mind we can conclude that the
architectural solution should evaluate what
you are dohig and within ~vhat context you
are doing it.
In my particular situation there is both a
need for beauty and utility. There extsts a
problem with a discrete set of concerns and
issues that calls for a complete solution.
The site is such that the problem calls for a
soludon that will be able to exist widmi the
current fabric and yet respectfully
transform and remtal/ze it thicougb
architectural development. The goal is to
gtVe the site a re use that, through an
architectural means, would help revitalize
the area both economically and socially, and
to design an exemplar architectural
environment, a strong sense of contextual
surroundings and an inmate integration m
the commUmty both on the physical and
psychological level Will be key to the
success of the solution. According
Hubbard and Kimball, "the capacity to
experience human pleasure is bom in d~e
human mind." The rmnd of Hubbard and
Kimball see the critical ingredient to
satisfying the human nmad is a perception
of umty in design. Such a umtT Is acbieved
though, "completeness of organizanon"
and is achieved by, "des~grmng a site as a
series of self-contained, well-ordered msual
components connected by axes or
processional path."
Mattituck Waterfront Revitalization
MANIFESTO
Tins thesis project will also seek to
investigate the previously mentioned
relationsinp between art and science,
looking for analogous conditions and
opportunities for response. For it is this
combination of the arts and the sciences
that yields architecture that is inventive
while remaining conscious of the
constraints and a contextual fabric within it
creates itself.
The independent project also
provides a theater for the desire to invent
and create. Stravinski states that,
"Inventinn presupposes imagination but
should not be confused with it. For die
lack of invention implies the necessity of a
lucky find and of achieving full realization
of this find. What xve imagine does not
necessarily take on a concrete form and
may remain in a state of vLrmaEty, whereas
invention is not conceivable apart from its
actual being worked out." Being die
inventor of a solution may better fit the title
of architect and as invesngafions into the
independent project develop further, it is
the conceptual discoveries that may
progress into architectural solutions to the
problem. This idea of creation and
invention could not only be valuable to the
project's evolvement and sohidon, but
could hold value to the project's
programmatic development.
The independent project's program
serves as a vehicle to explore the
axchitectural ideas of sequence, transition,
simultaneity both visually and spatially, and
the rehabilitation and development of
public space. Perhaps the site may offer
circumstances that could lead towards the
development of an architectural response.
Mattituck Waterfront Revitalization
INTRODUCTION
INTRODUCTION
The small seaports along the northeast and mid-Atlantic coast are special places, rich with
history and traditions of the sea. Their maritime heritage makes these small seaports appealing
and distinctive to contemporary visitors. Ocean waters, beaches, boating, sport fishing, cool
evening breezes, historic districts, lively waterfronts, and fresh seafood add to the attraction.
For the many who flock to the coast for a summer's day or longer, the seaport town represents
a welcome change of scenery and pace from the hectic urban and even suburban life and
surroundings. Now these small seaport harbors are tourist havens in the summer months, ~
especially on the weekends. Distance from the population centers itself has spared the 02
onslaught of people somewhat.
Every year hundreds of thousands of people travel to eastem Long Island to v~.cation, relax,
and enjoy the many attractions it has to offer. East of Riverhead, the North Fork is made up of
small towns that have established their individual place in the history of Long Island. The
North Fork is known for its maritime and farming heritage, beaches, marshes, and quaint
historic hamlets, Jamesport, Mattituck, New Suffolk, Cutchogue, Peconic, Southold, Greenport,
and Orient. Surrounded by the Long Island sound to the north, Block Island Sound and
Atlantic Ocean to the east, the North Fork is a fisherman's delight from boat, beach or pier.
Just of the shore of Greenport and the South Fork are Shelter Island, a quaint small community
and weekend getaway for many.
Visitors to the North Fork take enjoy the many aspects of this wine growing, farming, and
fishing community. The 13 award-winning wineries host informative tours and tasting year
round. The North Fork Promotion council publicizes events (the North Fork Triathlon, Learn
to Water-ski Day, Sailboat Regattas, Martimck Craft Fair, Mattimck Strawberry Festival, etc.)
that bring in residents and visitors to the hamlet center. The annual Mattituck Strawberry
Festival alone brings over 35,000 people into town during the three-day event. The charming
natural beauty of this region makes the historic North Fork among the most appealing places to
escape to on Long Island.
Mattituck Waterfront Revitalization
INTRODUCTION
The town of Southold, considered the oldest English settlement in New York State, was
officially founded in 1640 by a group of English Puritans from New England led by the
Reverend John Youngs. The new plantation was under the jurisdiction of the New Haven
Colony in Connecticut. Mattimck, meaning "great creek", was settled 1661 by residents of the
nearby town of Southold. In 1844 the Long Island Rail Road laid tracks that extended east to
Greenport creating a link between New York City and eastern Long [dan& Since then,
Mattituck has grown to become a major node on the North Fork. It is the only town center ~
that has exposure to the hea,/dy traveled Long Island Sound and offers town anchorage for 02
passing boaters.
Furthermore, the New York State Department of Transportation has planned to extend the
Long Island Expressway, which currently terminates in Riverhead, out east to end in Mattimck.
The expressway is Long Island's major artery running from New York City via the Midtown
tunnel to the eastern end of Long Island.
Loot~ Island 'q°u~d ~ ~ C~tdtt~ct~
' Be.
Mattituck Waterfront Revitalization
PROBLEM STATEMENT
PROBLEM STATEMENT
The hamlet of Mattimck, like many commumues on Long Island, has
unregulated commercial development. This has resulted m "big-box"
retail development and strip malls overta'kmg the small town. I.ovc
Lane, an attractive small-town street, has deteriorated over the years
and is in need of redevelopment. Furthermore, these facdities linut
Mattituck from beiuga sigmficant harbor for boaters traveling the
sound.
Matthuck Creek is a port of call for several thousand transient
boaters who moor and anchor their boats in the anchorage area
adjacent to the park. It provides a safe harbor of refuge for those who travel from New York to
Nantucket. The inlet and creek have regional significance as the only major harbor on the Long
Island Sound to the east of Mt. Sinai/Port Jefferson harbors, a distance of about 40 miles. The
regional importance has been identified in the Long Island Sound Costa/Management Program
(DOS, 1999). The Inlet was identified as one of ten Marittme Centers on the Long Island
Sound. MariUme Centers prowde the most suitable and appropriate locations for new ~r
expansion of existing water-dependent commercial and industrial uses. Inadequate and
unregulated town dockage facilities have created an illegal dumping and anchorage problem,
adds to the decaYing context and damages the surrounding environment. Currently the existing
marina and boatyard do not provide adequate facilities for pump-out or the necessary supplies
for transient boaters. These areas are in desperate need of redevelopment and provide the
crucial link between the downtown area and the waterfront.
The Mattituck Chamber of Commerce has looked to promote the existing business on Love
Lane in an effort to maintam the economic ~4ability of the "downtown" area. In addition, the
Chamber has encouraged nexv business to locate in the hamlet core, thus creating nexv jobs and
retaining existing ones in the community. With no empty stores, the marketability of the
downtown area can be enhanced through the improvement of the community aesthetics. A
facelift to the ex~stmg streetscape Will bring more residents and ~4sitors dollars into the town.
The town seeks to bring back the vitality and improve on the existing sociological conditions
that have declined over the years. A rex4talization and development of the downtown area and
xvaterfront will attract commerce and tourism can, create jobs, and make Mattituck a substantial
node on the North Fork.
Mattituck Waterfront Revitalization
PROJECT STATEMENT
PROJECT STATEMENT
The project will look into rehabilitation strategies for the Mattituck downtown area. The
primary goal is to reestablish Mattimck as a major node on the North Fork. Emphasis will be
placed on the desire for the development of public space and the implications of revitalization
from an aesthetic, a programmatic, a functional, and a user's point of view. The primary focus
will be on the development of the waterfront and town center and the positive impact they
produce for the town.
The tourist industries of small ports rely heavily on good waterfront facilities. In order to 04
accommodate these tourists seaports need to provide: ample parking near the waterfront,
public transportation to it, walkways and open spaces that make waterfront activities visible,
access to the piers and other sites of action, areas for restaurants, and other tourist attractions.
The marina holds the potential to control the entire waterfront and establish the characteristic
landing that sets the tone for the revitalization of the rest of the downtown. This landing
becomes the connection between the realm of the town and water. Tying the town center and
main retail area to the water, thus making one integrated environment, enhances area and
creates a charming attractive place to go.
The harbor management issues in the area are concentrated within Mattituck Inlet and Creek.
Mattimck Creek has been a focus of the Town's attention since 1980, when a committee was
appointed to evaluate concerns of the declining ecological health. Many of these issues remain
today and will factor in to the development of a strategy for revitalizing the waterfront. Some
of these issues are:
Protection of water-dependent uses and the working waterfront
(both recreational and commercial maritime activities) from
intrusion by incompatible residential development as happened
in the nearby hamlet of Greenport
Encouraging adaptive reuse of underutilized, previously
disturbed waterfront properties
Improving navigation and dredging, including use of anchorage
areas and navigation channels
Expanding access to the water for recreation
Mattituck offers an opportunity to see how different scopes of external space can be developed
throughout the town center and waterfront areas. Along with formal programmatic elements
there shall be the creation of informal episodes of space that; may serve as links between major
functional areas, provide for multi-functional spatial usage, and create picturesque and
stimulating environments around the area. The passing through the site by car, bike, foot, train,
or by boat allows one to fully appreciate the series of linked spaces. It is important that the
spaces created'as a sequence or with gradual movement between public and private domains.
Mattituck Waterfront Revitalization
PRO, IECT STATEMENT
These spaces may take on different scales to offer variety. This is particularly important due to
the fact that Mattituck is relatively fiat and therefore does not allow for an amplified spatial
experience through topography.
The creation of the village center is important. This will function as a public and commercial
hub, and become the central focus of interest, creating a complete sense of place.
Additional Considerations:
i. How to draw boaters from Long Island Sound into and down Mattituck Creek to the
2. How to pull tourists (boaters, vehicular traffic, etc... ) into downtown Love Lane area and
call attention to the downtown area.
3. Uniting all forms of transportation present, vehicular, boaters, pedestrians, train passengers,
and bikers. Taking the large scale and allowing it to exists in the smaller domain.
4. Response to issues pertaining to contextualism, environmental issues, sustainability, scale,
public space, technology, construction details, site development from an architectural
standpoint.
Mattituck Waterfront Revitalization
PRO(~RAM
05
PROGRAM
The project's prograsmnatic components begin to suggest elements that promote activity. The
listing also provides an investigation in understanding the range of human activities that may be
generated by certain relationships between spaces and places in the urban assemblage. The
development of these programmatic elements also becomes an evaluation of each piece as part
of the whole composition.
Marina:
Slips
Provide combination of different do&age areas for vessels larger vessels up to 60 feet. A small
floating platform should be provided for boaters who are on moorings or at anchor in the
creek. The goal is to increase the number of current available slips to 100.
Mooring Field/Anchorage Area
This is a protected area designated for the placement of rental mooring buoys. These buoys are
controlled by the town harbormaster based at the marina. The anchorage and mooring areas
should allow for wide births to be given between neighboring anchored boats.
Fuel Dock/Pump-out Station - 100sf
The primary function of the marina is as a stop over point for traveling boaters. The fuel do&
provides essentials such as fuel, ice, fresh water, pump out, and trash removal/recycling
services to boaters. The dock should have adequate frontage for more than one vessel to be
serviced at a time.
Travel Lift/Mechanics Yard
This is a haul out area for maintenance and w'mter storage. The lift should be able to handle a
capacity of 50 tons and accessed from the water from boats.
Marina Offices
Serves as the control center for the marina. Will house the dock master's office, reservation
desk, a map room, marina offices, and a possible Coast Guard Station.
Bathhouse/Pool
A big amenity for the boater at the marina is a freshwater baiting facility. Since many boats la&
hot water service, a highly desired amenity of a marina is public showering fac'dities. The
incorporation of a freshwater pool also provides a relaxing amenity separate from the life on
the water.
Restaurant/Bar
A small ~ss formal restaurant for boaters and tourists to enjoy outdoor dining adjacent to the
active waterfront.
afine Supply
A store is necessary for a boater who might need a particular engine or rigging part or any other
marine related supplies.
Mattituck Waterfront Revitalization
PROGRAM
Water sport Rentals
A place to rent sea kayaks, canoes and other water related equipment for exploring the creek.
The Wharf Landing:
Public Green
The public green with become a welcome center for visitors to the town. The green will
function as the focal point for the Mattituck Fair, summer concerts, and other special events.
Inn and Conference Center
The inn is a mixture of about 20-35 units that are one and two bedroom suites. The units may
also have a small kitchen space, full baths, living space, and an outdoor deck. These units can
be rented by the general public, purchased as a time-share, or privately owned units. It w:dl also
provide conference and banquet facilities.
(note: since the project became primarily a master plan, as a result, Wharf Buildings l, 2, and 3
became the buildings that were programmed and designed.)
Wharf Building 1 - two stories
Restaurant
Banquet Hall
Patio
Kitchen
Service
Retail shops
Caf~
5500 sf over two floors (3200 lower, 1300 upper level, 1000 outdoor)
2500 sf
1200 sf
1500 sf per floor
900 sf per floor
2 @ 1500 sf
950 sf
Wharf Buildings 2 and
Retail
Lobby/Exhibition
Offices
Loft offices
Service
3 - three stories
3 @ 1400 sf with 300 sf storage
1000 sf
3200-3800 sf
3000 sf
700 sf per floor
Visitor's Center
An information building for Mattituck tourists and an exhibition space for local arts and
displays. The building will also house the wharf offices, public restrooms, and an information
desk.
Mattituck Creek Park:
The new park will include these elements plus a fishing area, a rental f~'ility bikes and canoes
and sea kayaks, and function as a scenic overlook for the creek and mariffa for passing travelers.
The park could also have a seasonal ice rink and other recreation areas, providing a year round
function of the area.
Rental Facility
A place that bikes and other land related recreational equipment could be rented and used by
tourist and residents of the area. The building could also control the seasonal ice/roller rink.
Mattituck Waterfront Revitalization
PROGRAM
Mattituck Station:
Potentially represents one of the major transportation nodes for the area and provides a vehicle
for the development of place within the town. Functions as the starting point for bikers using
the bike routes. Site located between the waterfront and the town center of Love Lane.
Love Lane Retail District Extension:
An emphasis will be placed on maintaining the original tree organization while redeveloping the w
storefronts and sidewalks and continuing it north on Love Lane to the intersection of county 05
road 48. The facelift and new construction will focus on creating an identity and giving
character to the merchants' shops and establish a consistent language for the downtown area.
General Conditions:
Provisions for parking, bike racks a clock tower, directional kiosks and signage.
Mattituck Waterfront Revitalization
ARCHITECTURAL INTENTIONS
ARCHITECTURAL INTENTIONS
Themes and areas of exploration of the project:
To promote commerce and touffsm b_y emvuraging residents and tourists
to shop the to~vn center Love Lane
~ Toprovideelementstopromoteanactiveut~anenvironment
To investigate the notion and relationships of place, sequence, linkage,
threshold, beginnit® simultaneiO,, and termination
The Stage Set
The juxtaposirion of water, boats, and architecture can be the basis for an opportunity for a
metaphorical "stage set developed for the enjoyment of both actors and audience alike." It may
be simple to conceptualize a marina With housing that also has the facilities convenient to the
boater. But in this case there are opportunities for developing beyond the stage set and to
create unique and memorable episodes and places that one desires to return to.
Theme
Establishing a successful theme xx411 control furore development and analysis of land use,
materials, scale, and meaning. Ths conceptual standpoint also fuels responses to issues
pertaining to contextualism, emCtronmental issues, public space, and site development form an
architectural point of view. It is key to establish an image that the project as a whole xvill create.
This image gives the user a perception of the project before coming to the area. The project
will look to capture a spirit of time and place, or, what creates the ambiance that attracts people
to the quaint waterfront town. Conceptualizing the theme will become part of the patti
development.
Programmatic Investigation
The project also looks at the idea of a waterfront/ downtown revitalization from a
programmatic viewpoint. It begs the question; is there a prototypical defimfion of a town or
waterfront? What is it about quaint little waterfront towns that impress a certain romantic
ambiance? Icons like a toxvn common or a lighthouse at the entry to a harbor begin to setup
some sort of notion of place. Perhaps by refining these traditional elements and adding them
to seeks to promote a new and more active urban environment. Wtth this in mind, the project
becomes a programmatic investigation into an assemblage of parts to create the whole.
Architecture and its Relation to Music
Music is essentially a sequence of sounds organized in time. Composidonally it is layering
transparencies of sound to create a collective piece. Mattituck can be analyzed as overlapping
systems that all operate at the same time, sflnilar to the relationship of each instruments part in
the musical score. Scoring in music is similar to marking on a site. Building on the site reflects
ideas of musical dynamics, rhythm, and tone color. Breaking down the town area in this was
can reveal how each layer begins to radiate its individual traits, just as if we were to examine a
musical composition section by section. Now the characteristic qualifies of each layer can be
analyzed and developed in order to convey a more cleaxly unified environment once they are
joined together again. With this method a consciousness of the threshold between layers
becomes much more important to maintain a clear notion of the entire composition. The goal
is that once the layers are juxtaposed back onto each other they will give rise to a master plan
able to fulfill the different experiences in the life of the town.
Mattituck Waterfront Revitalization
SITE IDENTIFI(~ATION
SITE IDENTIFICATION
Mattituck, Long Island, New York
The xrfilage of Mattituck sits
at 40'99" La6mde and
72'54" Longitude at 17 feet
above sea level on Long
Island's North Fork. The
town is part of Suffolk
County, wkich is one of the
most populated counties in
the state. Mattimck is 77
miles from New York CiD,
and 19 miles from the
northern dp of Long Island
at Orient Point. The
closest major city is
Riverhead 8 miles to the
west at the node where the
north and south forks split.
Mattituck Waterfront Revitalization
SITE IDENTIFICATION
The Toxvn of Southold, which includes the hamlets of, Jamesport, Matutuck, Next- SuffoLk,
Cutchogue, Peconic, Southold, Greenport, and Orient, is approXmxately 54 sqnare reties m s~ze
with approXtmately 163 linear miles of coastline. It is long and narro~ in shape, w~th tt~c
mainland extending 21 miles from the Rivethead town line east to Orient Point. Its greatest
~vidth is 5 mile, although generally western portions of the mainland are an average of 3 mtles,
wkile to the seas of Hashamomuck Pond, the town is never wider than 1.5 milea.
The Long Island Rail Road runs along Southold's spine, terminating ou the waterfront m 07
Greenport. This single mainline track runs to where it meets an elecmfied r~til line m
Ronkonkoma and' then on to New York City.
Two major arteries mn east west to east. NY Rout 25 extends throughout the southern and
central portions of the Town and County Route 48 extends through the northern and central
portions of the Town. The State Road is a two-lane highway, with designated turning lanes tn
the Mattituck and Cutchogue business areas. For much of its length, 25 follows a historic route
dating back to the 1700's that was known as the King's Highway. The road ran from Brooklyn
to Orient.
County Road 48 is a fora lane divided highway beginning just xvest of Love Lane and ending
just west of Horton Lane m Southold. East and xvest of 48 the toxvn and state connectors are
two lane highways. The county road was built in the 1960's presumably in anticipation o£ the
extension of the Lon~ Island Expressway from its current terminus in Riverhead to the west.
The road branches off Old Sound Avenue and bypasses the hamlet business centers tn a route
that parallels the Long Island Ruilroad track to the south, wkich runs along the spine of the
North Fork to its terminus in Greenpurt.
Mattituck Waterfront Revitalization
SITE IDENTIFICATION
M AT.,TITU
Those who are heading from
Long Island to Connecticut
and New England xaza the
Cross Sound Ferry also
travel the North Fork. Rt.
48 goes through the town on
its way to Orient Point.
People also use the North
Ferry from Greenport to get
to Shelter Island and points
on the South Fork.
Mattituck also a convement
safe harbor for boaters
traveling the New York to
Nantucket route.
Area Road Map
'Na~ucket n3~te
Mattituck Waterfront Revitalization
SITE IDENTIFICATION
Population Demographics
Suffolk County: Populauon 1,350,747 persons
Suffolk County's overall 1997 population density was 1,482 persons per square hale. Yet
Suffolk's ten towns var5., greatly in population size and densit% The five western towns,
Huntington, Babylon, Smithtown, Islip, and Brookhaven, contam 91% of the County's ~,
population but just 62% of its land area. The 1997 population density in western Suffolk was 07
nearly 2,200 persons per square mile, xvhile in eastern Suffolk the density is iust 300 persons per
square mile.
Southold Town: Population 19,836 persons
(Includes the hamlets of Cutchogue, East Marion, Gteenport, Laurel, Mattituck, Next' Suffolk,
Orient, Peconic, Southold, and Fishers Island)
Mattituck: Population
Percent Urban 91.66
Percent White 96.11
Percent Black 2.09
Percent Am. Ind.
Percent Asian 0.26
Percent Hispanic
6,888 persons (34.7% of total toxvn)
0.16
1.38
Percent in Poverty
4.44
Total Children 1,288
Economic Data
Median Housing Value
Median Household Income
Per Capita (1989)
$186,335
$38,986
$20,133
Total housing Units
3,904 (30% of total town)
Economy
The town's economy at various times had been described on three broad areas of
entrepreneurial activity: agficulVare, maritime industries, and tourism/recreation. The first V. vo
are thought of as being the traditional economic base, reflecting a heritage handed down over the
past three and a half centuries. The latrer is considered to be_,a relatively recent phenomenon.
The tourism/recreation sector of the economy is considered to include those activities
attributed to summer residents, vacationers and day-trippers. Components of this industry
include purveyors of recreational activities, food providers, and lodging and retail sen4ces.
Mattituck Waterfront Revitalization
SITE IDENTIFICATION
Mattituck Creek Park looking north towards marina
Marina from across creek
Love Lane retail district
Love Lane looking SE
Love Lane looking NW
Rt. 48 (Middle Road) looking north to water
Mattituck Waterfront Revitalization
Figure Ground
SITE IDENTIFICATION
LONG
Mattituck Waterfront Revitalization
SITE IDENTIFICATION
Climactic Data
Temperatures (in degrees Fahrenheit)
Annual averageS0
Monthly average
31 Januat3,
73 july
Precipitation Average
Rain 43" per year
Snow 34" per year
Winds
Prevailing winds out of SW in summer and NW in the ,x;mter
Fetch Distance
Tides at Mattituck Inlet (Drpical inlet water depth: 6.2')
Mean High 5.4 (5.8 spring)
Sea Level 2.8
Mean Loxv 0
Jan 25 4:59 am 2.35 lfigh
11:19 am -.02 loxv
5:32 pm 4.68 high
11:39 pm .10 low
Apr 25
2:10 am .39 low
8:28 am 5.20 high
2:38 pm .24 low
8:58 pm 5.32 high
Aug 25 4:42 am .18 low
10:54 am 5.42 high
4:55 pm .40 low
11:09 pm 5.86 high
Flooding
The potential for flooding in the area are relatively low considering the shoreline. In the south
part of the creek storm-driven water levels can result in extensive clouding of low-lfmg areas.
The shoreline in the southern part of the creek is generally lower in elevation than the northern
part. Pardy this is due m the increase of houses on the northern end of the creek creating a
runoff to the south. A development of the southern part of the shoreline will raise its elevation
and help prevent any significant flooding problems from damaging the town.
Mattituck Waterfront Revitalization
SITE IDENTIFICATION
Mattituck Waterfront Revitalization
Flood Zones
SITE IDENTIFICATION
+%
Zone AE: Base Flood
Zone X: 500 year flood
Zone X-white:
100 year flood w/average
depth of less than 1'
w/drainage less than 1 sq.
mile
Map# 36103C0481G
FEMA (Federal Emergency
Management Agency)
Mattituck Waterfront Revitalization
Traffic Patterns
Main Road
~ Secondary
Road
mm Long Island
Rail Road
~ Marine
SITE IDENTIFICATION
LONG .._~-
Mattituck Waterfront Revitalization
Land Use
] Retail
Commercial
Institutional
Residential
'!
SITE IDENTIFICATION
LONG
Mattituck Waterfront Revitalization
..' LACK OF
SITE IDENTIFICATION
LoNG
. · + C
ii
'l
I
II
Currendy the retail dismct and
waterfront are separated in
distance and by Rt. 48 that
goes through the town.
Additionally, the prominent
axis of Love Lane has an
established comer at the
intersection of Main Road to
the south, but lacks an axtal
termination point on the other
end. This area by the
Mattimck Creek Park could
potentially be developed to
terminate this axis.
l
Mattituck Waterfront Revitalization
REGULATORY ENVIRONMENT
REGULATORY ENVIRONMENT
The Town of Southold Zoning Code of 1997; provided these followmg
regulator)' issues. There arc no historical restticnons for the town that
apply to blammck and no specml environmental snpuladons that affect
the proiect.
Marine (M-I and M-II) District Zoning Regulations
The Town currently has two zonmg classifications, M-I and M-II, that define the water
dependent and water-enhanced uses that are permitted on the waterfront. The pm'nar)'
difference between the M-1 and M-il districts is one of degree. The M-I zones are found in more
protected and environmentally sensitive areas and the zone itself allows a restricted nmnber of
uses. The M-II zones, by cofitrast, can be found in the more open waters arid near creek
mouths. The zone permits a greater number and intensity of uses than that permitted in M-I.
M-I's purpose is "to provide a waterfront location for a hmited (emphasts supphed) range of
water-dependent and water-related uses, wkich are those uses which require or benefit from
direct access to or location in marine or tidal ~vaters but which are located within the town '5 tidal
creeks or natural coves~ (emphasis supphed). (Chapter 100-110 Zoning Ordmance, Fown Of
Southold Zoning Code)
The uses permitted as of fight in this district include:
Marinas for recreational or commercial boats including sale of fuel. Docks, shps, piers, whatwes
for pleasure or fishing mps or vessels.
Boatyards for building, stormg, repairing, renting, sellmg or servicmg boats, which may mdude
the following accessory uses: sales of marme eqmpment or products, dockside facilities for fuel,
and where pump-out fadlities are available, restroom and laundry facilities for overnight
patrons.
Boat and marine engme repair, sales and display, yacht brokers and mar%e msurance brokers.
Retail sale or rental of fishing, riving or bathing supplies and equipment if accessory, to a
marina, boatyard or ships' loft or chandlery..
Uses permitted by Special Exception of the Zonmg Board include:
Beach, yacht and boat clubs including accessory uses such as swimming pools, tennis courts and
racquetball facilities.
Mariculture or aquaculture operations or research and development.
In contrast to M-I, the purpose of M-II is "to provide a waterfront location for a wide range of
water-dependent and water-related uses, which are those uses which require or benefit from direct
access to or location in marine or tidal waters and which, in general, are located on major waterways, open baS,
fronts or the Long Island Sound.,, (emphasis supplied) (Chapter 100-120 Zonmg Ordinance, Town
of Southold zonmg Code) The uses pemUtted in this district as of right include a" of the uses
permitted in M-I whether by fight or by special exception. In M-Il, the uses requirmg Special
Exception include the following:
Restaurants, excluding outdoor counter service, dfive-ins or curb-service
establishments.
Mattituck Waterfront Revitalization
REGULATORY ENVIRONMENT
Ferry terminals.
Transient hotels or motels subject to two conditions: mimmum lot area for
the use must not be less than three acres and the number of guest rooms
shall be limited by the availability of pubhc water and sewer and shall require
four thousand square feet of land per guest unit.
Fish processing plants.
Fish markets (for fm or shellfish), whether wholesale, retail or a combination
thereof.
The more intensive uses permitted on M-II properties reflect the perception that open or xvell-
flushed waters are netter able to deal with the detrimental em4ronmental impacts that t3~pically
accompany these uses.
Hamlet Density (HD) Residential District
[ 100-40 Purpose
The purpose of the Hamlet D~nsity (}ID) Residential District is to permit a mix of housing
types and level of residential density appropriate to the areas in and around the major hamlet
centers, particularly Mattituck, Cutchogue, Southold, Orient and the XFfllage of Greenport.
~ 100-41 Applicability
The Hamlet Density (FID) Residential District may be designated on the Zoning Map by the
Town Board upon its own action or by petition on parcels within one-half (1/2) mile of a
Hamlet Business (liB) District of Mattituck, Cutchogue and Southold Hamlet and within one-
fourth (1/4) mile of the Hamlet Business (FIB) District of Orient and within one-half (1/2) mile
of he boundary of the Village of Greenport.
~ 100-213 Transition buffer area
The purpose of the transition buffer area is to provide privacy from noise, headlight glare and
visual intrusion to residential dwellings. A buffer area shall be required along all bound*ties of a
nonresidential lot abutting any lot in a residential district. Such buffer area shall comply with at
least the following minimum standards:
A. The buffer area shall be located within the boundaries of the subject property.
B. The minkmum width of buffer areas shall be as follows:
(1) Hamlet Business District: fifteen (15) feet.
(2) Marine I and II Districts: twenty (20) feet,
0) Limited Business District: twenty (20) feet
(4) General Business District: twenty-five (25) feet
Mattituck Waterfront Revitalization
REGULATORY ENVIRONMENT
(5) Industrial districts: thtrt3~ (30) feet
Any district other than a residential district adjoirm~g land owned or maintained by
New York State, Suffolk Count3' or Southold Town w~th current ~,r
potential use as parkland: txventy-five (25) feet
The buffer area shall be of evergreen phnlmg of such t3'pe, height, spacing and
arrangement as, in the judgment of the Planning Board, will effectively screen thc
activity on the lot from the neighboring residential area. As a mminmm, the planting
shall consist of a double row of trees six (6) feet in height.
Other Zoning Stipulations
The southern portion of this sub-area, a narrow band of land betxveen the head of the Creek
and count3' road 48 are part of the Matfimck hamlet business district. These properues arc
zoned General Business 03).
There is a substantial amount of land, located along the inlet that ~s zoned Marine 1'1 (M-II),
wkich allows both water-dependent and water-enhanced uses. Of the approximately 16 acres of
M-II zoned land, about 12.5 acres of it is vacant or under-developed. The underutilized hnd is
located close to the mouth of the inlet, on the west side of the creek. 'lqne smtability of this land
for development is compromised by the lack of pubhc water, the Limited road access through a
considerable amount of residential development, and the fact that much of the property was a
former marsh that was covered ~rith fill. In addition, the removal of the asphalt plant poses a
substantial set of financial and environmental obstacles to economically feasible redevelopment
efforts.
Although the existing water-dependent uses along the Mattituck waterfront are consistent with
the iX{II zoning category, the district does allow the potential for non-water dependent uses.
These uses are considered "water-enhanced" in that they provide different forms of pubhc
access to the waterfront (e.g., restaurants, and hotels). However, here, the toss of commercial
docking and support facilities would be devastating to commercial fishing operations, since the
facilities in Mattituck are the only ones available along this stretch of the Long Island Sound
Creek Regulations
Mattituck Inlet and Creek are accessed by a channel that is dredged and maintained by the U.S.
Army Corps of Engineers. According to NOAA charts, channel depths within the creek at
mean low water, range between 7.5 feet at the mouth and 4.5 feet near the narrow neck
opposite Old Mill Road. There is a 5.5 feet depth near the head. The channel entrance was last
dredged in 1990 to a depth of approximately 9 feet. (Authorized depth is 7 feet, but 2 feet over
draft is often taken.) Two long, extended rock jetties protect the channel entrance and the
mouth of the Inlet. The jetty locations are marked, both on and offshore, with U.S. Coast
Guard navigational aids.
During the busier summer months, shoal growth can affect navigation of the narrower reaches
of the channel in the first two turns inland from the jetties, particularly during periods of tidal
Mattituck Waterfront Revitalization
REGULATORY ENVIRONMENT
change. This waterway is only dredged to approximately seven feet deep (at low tide), thereby
limiting passage of commercial vessels larger than 60 feet in length. Only a small amount of
shoaling is requi~ed to affect namgation.
Parking
~ 100-190 Purpose
Regulations for off-street parking and truck loading areas are imposed in order to minimize
traffic congestion, ah: pollution and the risk of motor vehicle and pedestrian accidents and to
address aesthetic considerations.
~ 100-191 Off-street parking areas
Off-street parking spaces, open or enclosed, are perrmtted accessory to any use specified beloxv.
Any land which is developed as a unit under single ownership and control shall be considered a
single lot for the purpose of these parking regulations. Reasonable and appropriate off-street
parking requirements for structures and uses which do not fall within the categories listed below
shall be determined by the Planning lard upon consideration of all factors entering into the
parking needs of each use.
Type of Use
Required Number of Spaces
Boatyard, including boat
Sales and rentals addition
Sales and rental portion, 3 spaces, in
to marina requirements
Conference facility.
1 space per 4 seats in the largest assembly hall or
meeting area, plus 1 space for each4 seats in
classroom facilities
Drinking establishment
1 space per 3 seats or 1 space per 100sf of floor
space
Hotel or motel, resort
1 space for each guest room and 1 for each
employee, plus accessory use parking is required
Marina
I space per boat slip, mooring, dock space, and
employee
Recreational facility
1 space for each 300sf of floor area, except sport
courts
Restaurant
1 space per 2 seats or 1 space per 50sfofgross
floor space, whichever is greater
Retail
1 space per 200sfofsales area
Mattituck Waterfront Revitalization
REGULATORY ENVIRONMENT
Areas computed as parking spaces. Areas whtch may be computed as opeli or ench)sed (~t~
street parlm~g spaces include an}' private garage, carport or other area available fi3r parlmrg,
other than a street or a driveway.
Size of spaces. Three hundred fifty (350) square feet shall be considered one Ill) space It~,
provide room for standing area and aisles for maneuve£mg). Aisles bet~veen rows ,0f parking
spaces shall be not less than twent)'-two (22) feet wide, unless reduced for sLxty degree-angle '~'
parking, in which case the aisle space should not be not less than sixteen (16) feet ~x4de. 08
Access. Unobstructed access to and from a street shall be provided. Such access shall consist
of at least one (1) fifteen-foot lane for parking areas xx4th more than four (4) spaces but less
than txventy (20) spaces, and at least two (2) ten-foot lanes for parking axeas wtth twenty (20)
spaces or more. No entrance (ir eat for any off-street parking area shall be located xvithin rift),
(50) feet of any street intersection nor exceed a grade of six percent (6%) within twenty-five
(25) feet of any street or line nor ten percent (10%) at any other point.
Joint facilities. Required parking spaces, open or enclosed, may be provided in spaces desXgned
to serve jointly two (2) or more establishments, whether or not located on the same lot,
provided that the number of required spaces in such joint facilities shall be not less than thc
total required for all such establishments. When any lot contains two (2) or more uses having
different parking requirements, the parking requirements for each use shall apply to the extent
of that use.
Mattituck Waterfront Revitalization
PRECEDENT ANALYSIS
PRECEDENT ANALYSIS
Port Geographe
Bussrlton, \ustralia
Cox Architects 1987
1800 hectares
The pro}ect strategy
revolved the creation of a
new town ship with the
funds extracted from the
conserving sigmficant
wetlands adjacent to the
site.
Around the manna are
proposed a town center,
txvo low-scale resort
hotels, and wsitor
facilities. Reshaping the
lagoon also allowed it to
act as a major flushing
oudet for the area.
Mattituck Waterfront Revitalization
PRECEDENT ANALYSIS
Pier 39
San Francisco, California
Warren Simmons, Developer
1978
200,000 square feet of area
Built on an abandoned pier of existing
wood from wares reused m new
buildings to create and urban
environment.
Theme: developing warf structures
that would create a total environment
for recreational facilities reiterative of
the scale and texture of the old warf.
With the various demands that have been
put on the waterfront in recent years, and
because the entire useable waterfront has
been put to use as harbor facilities, the
solution was to develop the older
facilities.
Other than the replacement of the tire
breakwater, the overall development has
held up well and continues to offer more
activities and services each year. The
c e te
a distinct image and has encouraged
muldple uses on a daily as well as
Mattituck Waterfront Revitalization
PRECEDENT ANALYSIS
Mattituck Waterfront Revitalization
PRECEDENT ANALYSIS
Gene Coulon Memorial Beach Park
Renton, Washington 1982
A pnmaqr goal was to create an active space for
informal use and provide a space for civic events.
The structures were composed as a series of spaces
linked by open spaces. The turn-of-the-century
waterfront vernacular attempts to weave the site
structures together. There are also provisions for
minor commercial establishments integrated around
the site.
The ~Forks Renewal
Assiifiboine River Walk
Mamtoba, Canada
and
Cohlmeyer Hanson Assoc. 1987
A mixed-use project that grew in the voids between
a collection of historic structures, the Forks Market
comprises a lively mixture of shops and restaurants
on two levels and features a five-story glass tower
offering panoramic views of the city. Dominating
the plaza is a tensile structure that houses a skating
rink. The waterfront also offers river walks, a
marina, and additional recreation areas.
Mattituck Waterfront Revitalization
PRECEDENT ANALYSIS
Port Grimaud
Grimaud, France
Bicentennial Commons
Cincinnati, Ohio
Francois Spoerry 1966
189 acres w/ 1,871 residential units
Richard Greiwe, Ex. Director 1998
4 mile long waterfront
The imfial idea was for a city that could
"live" at the waters edge. The setting was
to draw from waterfront villages like
Venice, or Port Merion in Whales. The
success is based on a xvorkable scale,
theme, and image that promotes a
romantic waterfront lifestyle.
Bicentenmal Cotmnons was created from
land acquired from an old riverfront scrap
yard. It provides is a conununitT and family
recreation space and emphases a wide range
of activities. Amphitheaters, tree-lined walks,
a boathouse, restaurants, and sports areas
are combined with picturesque views to loin
the three integrated but separate projects.
Mattituck Waterfront Revitalization
PRECEDENT ANALYSIS
Castro Street
Mountain Viexv, California
1990
Castro Street exemplifies a design of a
street of subtle changes ia level and
flexibility xvithin a strong, clear design
concept. It defines a street on three
levels; sidewalks, parking, and auto
passage. The parking apron with trees
planted along its outer edge toward the
street provides a flexible transition zone
that is dominant and controlled: by the
pedestrian. Well-designed and located
passages ways to rear parking areas help
focus the activity onto the street.I
Mattituck Waterfront Revitalization
DESIGN PROCESS
DESIGN PROCESS
At the beginning of the Independent Project semester, I found myself looking back on what
made me decide to take on this project. Having worked in the town of Matfimck over the
previous summer I became fairly familiar xvith the area. I had always had an interest in small
harbors and quaint seaports as a kid groxvmg up. Having had the opportunity to sail around the
New England and Long Island regions a few tm~es over my life, and fairly frequendy over the
previous summer, I had the opportunity to spend some time in these environments and see
them from a users point of view.
Midway through the summer I became aware of the cur_rent downtown revitalization project
that Mattimck was currently beginning to apply for grant money for. The form I was working
at, Archirecnologies, was involved in the project on a pro bono basis to work with the town for
devising a revir*liTation plan for the current well-known town center area along Love Lane. The
area to be planned was from the railroad tracks south to route 25. Being that the Mattimck
creek waterfront xvas currently subject to an coastal management survey for its deca3;mg
condition, I saw the project as an opportunity to extend the downtown revitalization efforts
and develop the waterfront as an active town center xvharf similar to that of the neighboring
to~m of Greenport. Thus the project came to life.
One of the first tasks for developing the patti was to take words or pbxases out of our
proposals from the previous semester and investigate their meanings to better define what our
intentions were. Some of the selections that I made were:
Investigations in art and science:
} Creation of both beauty and utility in a way that organized and synthesized to
create an architectural environment
Looking for parallels in order to provide variety and a conceptual or theoretical
basis for development
Sequence/Transition:
~ Elements relate to each other in a structured order to invoke emotion,
movement, or transition
A procession through the environment that presents a unified perception
through structured episodes
Completeness of Organization:
> Conveys a sense that the architecture has been conceptually developed from the
start to finish, the macro to the micro scale
To say that dements, though independently developed as solutions, came
together to become one element
Rehabilitation/Revitalization:
Positively impressing on what might be a situation that does not meet the
potential of its context
Development of public space:
Space that is "public" and inviting
The type of environment that becomes activated by usage and occupation
Space(s) that feed off each other and call for public use
Mattituck Waterfront Revitalization
DESIGN PROCESS
As an analysis exercise, I began to diagranunaticallYwork lOOkm theat
xvhat strategies might begin to together
development of the project. The first scheme was fueled by
the development of a wharf along the waterfront and a
building that paralleled it. The building served as an edge
where a terraced public space in betxveen could be
developed. The marina was always conceptualized early on
as its own endty in the proiect but physically connected to
the wharf by a pedestrian bridge. Its location was always
planned for the peninsula on the east side of the creek. This
scheme also took the road and created a divided, slower
traffic passage through the site xvith stoplights at each
intersection on the sites borders. Intersections along Love
Lane were seen as potential nodes that lead to a terminus of
some sort at the waterfront.
The second scheme investigated the potential for modifying
the current coastline and integrating the water through the
site. It had the potential for a more sculpted development
of the site and a free layout of the buildings. The road was
to be re directed to the south to join up with route 25. Thts
scheme also looked saw the creation of a terminus of the
Love Lane axis at the waterfront. But due to the ecological
effects of excavating all that land to the water level, the
scheme was seen as too unrealistic and a sculpted site would
not blend well with the existing context of the town.
The third scheme called for the development of a wharf that would mn along the waterfront.
This wharf could be conceptualized as the new town center and activated by public use. At ti'us
stage an idea for the buildings was not planned, but the wharf area would be developed as a
plaza adjacent to buildings. Here the axis became more framed by the continuation of retail up
Love Lane from its current location. This not only framed the axis more, but it suggested that
there should be something that lead the eye down the axis/(
and could frame the view further. The road was planned as
movLng south between P~oute 48 and Pike Street, moving the
intersect/on further from the waterfront.
Mattituck Waterfront Revita
DESIGN PROCESS
Patti 1:
The first patti development took parts from all the analysis exercises and incorporated them
together using the theme of the first exercise, the wharf and building. Here the water's edge
and wharf are defined by the building and the building is an opaque object protecting the wharf.
This posed the opportunity to develop the characteristic of the edge, which took on a ridged
quality and paralleled the building. Pedestrian movement was fairly choppy, to say that it moved
from node to node, though each place and environment. In this patti, the main wharf building
attempted to frame an edge while also gmcling and defining the circulation in a much more
unyielding manner. This concept looked to frame the axis continuing the retail development
north up Love Lane and developing nodes at each intersection. This concept also questioned
the need to terminate a view versus framing it. The road maintained two options; maintaining
its current location or sweeping to the south adjacent to the tram tracks. Merging the road to
with Route 25 was abandoned due its crossing the railroad tracks.
Mattituck Waterfront Revitalization
DESIGN PROCESS
Patti 2:
The second parti was organized around the ideas of view, connection, transparency, and
movement. It called for the organization of a complex of buildings that could be circulated
around and between. This perhaps could further activate the watexfronL Being able to see the
water from passing streets also created the potential for both visual and physical connections
with the town. Circulation was fairly loose, though still defined by the buildings, and could be
framed along with the views. This plan took on a more dynamic arrangement of the buildings
while maintaining the notions of the surrounding context of the town. There was more
freedom of development both in the planning and architecture. Now the question arose as to
the need for a terminus of axis, but rather there could be a framing and continuation of the axis
outward, a potentially exciting and changing focal point in itself.
The partis were well received as relevant approaches to the problem, but one statement that
began to influence the development of the project was that there needed to be more of a
Mattituck Waterfront Revitalization
DESIGN PROCESS
campus-like perception of the site. I had been developing the elements of the plan separately
and figuratix, ely connecting them through circulation, but they lacked a connection from a
planning point of view. Also as the project evolved further I was asked to create a better
relation of the water and the land, two realms that in :effect my project began to ioin.
Furthermore, it seemed to be that breaking the buildings doxvn into smaller elements would be
better. It was a less obtrusive strategy and related in figure ground to the area. The site
planning moves were too ridged and needed to be a little smoother.
Mattituck Waterfront Revitalization
DESIGN PROCESS
.. .' ~. ConceptualSketch: Route 48
~~~ The Wharf
Conceptual Sketch: Mattituck Creek
Mattituck Waterfront Revitalization
DESIGN PROCESS
Mattituck Waterfront Revitalization
DESIGN PROCESS
Schematic 1
Schematic 2
Schematic 3 Schematic 4
Mattituck Waterfront Revitalization
DESIGN PROCESS
Follox~mg the parti presentation a varieD' of schematic planning strategies were med. The
criticisms were well received and helped me to generate schematic planmng designs for the
project, the four schematic designs provided the desired naturalistic circulation but differed in
how the architecture responded to the edge. I questioned did it need to reinforce it, or, define
more of a public space to be contained by it. The real question became which one became
more successful in satisfying the concepts of landing, nodes and circulation. My problems were
that I had a big site from a circulation point of view stretching a small-scale program. I began
to see the circulation path as a city street where the path defined the buildings and the
connections were created through the spaces, or alleys, between them. Scheme 1 was centered
around a plaza that was bordered on three sided by buildings. Scheme 2 created a sort or
viexving point while allowing the circulation path to be bordered on both sides by water.
Scheme 3 took on a more direct framing of an axis going from Lane and one from the marina,
joining them in a plaza. Here also the plaza and water's edge xvere separate. Scheme 4 took on
a more naturalistic formation from that grew from the shape of the coastline. This scheme had
the potential to combine strong points from the other three schemes and incorporate them
with it.
It was at this stage that the road (Route 48) became the topic of discussion. The big debate was
whether or not to move it. At this point it was something that I always had in the back of my
mind, but for me personally it did not play a substantial role in the development of what I
considered the site north of road. My fear was that it would become the focus and only topic
of conversation for the project. My theotT is that no matter where I moved it bee, veen its
existing location and the railroad tracks you would eventually have to cross it. As the semester
progressed, it produced a smile on both my adx4sor face and mine when it xvas raised in
reviews.
Mattituck Waterfront Revitalization
DESIGN PROCESS
Schematic 5
The final schematic des:gn had a much more orthogonal layout. [t was a product of my not
being satisfied xvith how I was trying to make the building edges parallel to the natural waters
edge. Here a buffer space acted as a threshold between the naturalistic coast and the objective
architecte~e. This buffer developed into the new town center/public green that was currently
being planned for the Love Lane retail area, which really had no space available. It moved the
town center to the xvaterfront, defined and framed the axis, maintained a naturalistic circulation,
and treated the site as a campus that the buildings united along the path.
The final destgn developed from this scheme.
Mattituck Waterfront Revitalization
FINAL PRESENTATION
FINAL PRESENTATION
The t-mai presentation was held m the thesis review rooms on May 5, 201)£i at 3:3Upm. -lhe
faculty members present were: Hasan-Uddm Khan, Michele Foster, David O~rbin, Doug
Gauthier, Bill McQueen, and guests. I felt vet3' confident at the level of completion that the
project had reached and was happy with. its developments. If there was one area that thc
project lacked development it was in the architecture of the buildings I designed. Having spent
most of the semester concentrating on a site plamdng strategy and detailing its components, 1
did not begin to design the buildings until the final quarter. Originally I had intended to design
all of the buildings on the site, but later found that this would not be possible. I did manage to
get to an area and a decent level of detail within it. It is hard to remember the &rect feedback
about the project that xvas received during the review since I had no sleep the previous two
nights, and I was ahtde nervous and shocked that I was done. Overall the review went well.
The major criticisms were on the architecture of the buildings theknselves and how I had
decided to enclose them xxfth the combination of the wood and metal. I recewed nuxcd
reactions about the shapes of the buildings and their relation to one another. The overall sttc
plan was well approved as a successful strateD' for soMng the problems that flus pro}ect
entailed. The topic of the road did come up, but the solution that I had developed was
accepted and it was not discussed as much as I thought ~t would be. The major toptc of
conversation was on ho~v I had cultivated the typical "Cape Cod" architectuxe and given tt a
new identity tectonically. The masses were still the same but became activated by their finishes.
The combination of a clear sense of reality that I had maintained was overall appreciated and I
was commended on how this project could actually be done. Personally that was the most
rewarding comment to me.
Mattituck Waterfront Revitalization
FINAL PRESENTATION
Creek
· Creek Park
Mattituck Waterfront Revitalization
FINAL PRESENTATION
Mattituck Waterfront Revitalization
cree~
~attitucl< VC~terfront l~ev~t6hzation
FINAL PRESENTATION
I.
Mattituck Waterfront Revitalization
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Mattituck Waterfront Revitalization
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FINAL PRE~S~NTATION
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Mattituck Waterfront Revitalization
FINAL PRESENTATION
Mattituck Waterfront Revitalization
FINAL PRESENTATION
Mattituck Waterfront Revitalization
BIBLIOGRAPHY
BIBLIOGRAPHY
Ache, Donald \V. Marinas: A Working Gu/de to thetr Development and Destgrz
Architectural Press: London. 1984.
Blain, W.R. Marina Developments.
Computational Mechanics Publications: Billenca, Ma. 1993.
Breen, Ann and Rigby, Dick. The New Waterfront. McGraw-Hill: New York. 1996.
Breen, Ann and Rigby, Dick. \Vaterfronts: Cities ReclaLm Their Edge. McGraxv-Hill: New York. 1994.
Eckbo, Garrett. "My Philosophy", "\~(nnat's Next: Where Do We Go From Here",
Philosophy of Landscape. p.20-24;26-32.
Hayman, I and Trachtenberg, M. Architecture.
Prentice-Halt: Nexv Jersey. 1986. p. 4l.
Hertzberger, Herman. "Im4tmg Form" Lessons for Students of Arckitecture. p. 174.
Jacobs, Allan B. Great Streets.
MIT Press: Cambridge. 1993.
Marina, Elizabeth. Architecture as a Translation of Music.
Princeton Architectural Press: New Jersey. 1994.
Process: Architecture. "Waterfronts".
Process Architecture Publishing: Tokyo. 1984.
Rainey, Ruben M. "Organic Form in The Human Landscape". p. 180-205.
Scopaz, Valerie. "Town of Southold Local Waterfront Revitalization Program. December, 1999.
StraCmski, Igor. The Poetics of Music.
p.47-90.
The Master Architect Series. Cox Architects.
The Images Publishing Group: Australia. C.1994. p. 112-115.
Torte, L. Azeo. Waterfront Devdopment.
Van Nostrand Re'mhold: New York. 1989.
Town of Southold Buildmg Code. Southold, NewYork. 1998.
Mattituck Waterfront Revitalization
Selected intemet sites:
wwxv.su ffolk.lib.ny.us/libraries/matt
~xx~v.co.s u ffolk.ny.us
www.newsday.com
www.norhtfork.net
www. fordyce.org/long_island/
BIBLIOGRAPHY
Mattituck Waterfront Revitalization