Density is a central factor in creating the experience of urban intensity, but it is not the element that makes it pleasurable.x x Density offers access but â€œeaseâ€ makes it enjoyable.x Numeric measures can point to a place of interest but they are without the elements needed to describe or judge it.
Jobs and population per acre are common measures of density, while design components such as the ratio of building mass to open space frames the quality of the experience.x Places from low- to high-density are tired to individual place finding or marking abilities that provide for a sense of position that reflects personal value within a community.
The images in â€œpatchwork nationâ€ illustrate the U.S. in 12 â€œcommunity typesâ€ by using demographic, political and socioeconomic data.x What is not shown is how a census block groups of any major urban center will easily replicate the image of the nation by county.x That the nation has these social â€œdensitiesâ€ as similarly as a city is encouraging.
Density and community land use formulas tend to see a house always being â€œa houseâ€ or an office complex limited to business, but in an intensely used urban environment, these initial functions yield many new, often unexpected uses.x x Density provides the opportunity for a critical mass of interaction, but it works best when combined with an open-ended set of form elements produces to produce the desire for â€œdevelopment intensityâ€ that leads to a sense of confidence about dynamically changing sets of land uses.
A region with 100 jobs and 200 residents per acre may identify a comparatively dense area in the region and signify a transit-oriented mixed-use center. x Using this measure, the development intensity tier includes the number of time intervals that link to other transit-oriented centers. These areas might have lower residential/job densities jobs per acre or higher.x Each signifies an edge where the â€œintensityâ€ accelerates or declines.x The density itself only remains significant as an intensifying agent within a traditional street grid, height and scale ratios. x x Areas operating without this constraint tend to yield grey zones, lost landscapes and forgotten trends.x x Growth without constraint is what kills them.x The death is rapid and it shames the residential community into which it was injected.
Before heading off to University of Utah, x Arthur “Chris” Nelson, was in the Urban Affairs and Planning program at Virginia Tech’s Washington-Alexandria Center.x His research indicated a doubling of the entire built environment in the Greater Washington, D.C. region could occur by 2030.x The concept of exponential growth is intoxicating in mega regions such as the northeast, but the rate of Greenfield development is by all accounts unsustainable, and that policy measures to focus (if not force) this energy into the existing built environment requires implementation.x Without new restraints, the a majority of the job growth will occur outside of the urban core areas, resulting in nothing more than a vast enlargement of the current â€œinner cityâ€ design process over much larger section of the metropolitan region.x Conclusions from this analysis demand a new regime of land use and building controls authored on a regional basis and of necessity across state lines. x One megaregion is contained with the Florida whose development concerns turned to a form basis.
The purpose of a “form-based code” is to yield to human creative purposes with a greater trust in performance measures and regulations affecting access to natural light, clean air, lack of noise, and other events or qualities that affect the quality of life.x When x Miami 21 was passed in October 2009, the introduction of the “transect” idea may change everything in land use management.x It is a boundary line around a land area for ecological measurements.x Injecting this idea in to land use and development decisions is not only protective of life, it contributes to the development contextual development events and conversion.x Although the â€œcodeâ€ was involved the transition of the West Side Highway in Manhattan into a street near waterfront parkland speaks to this purpose.x x Today it is not exactly the Camps-Elysee, but there are aspirations and this potential is now far greater than that offered by former existence as a limited access, elevated super-highway.
The principles of form-based code limit building heights based on the street grids.x Yet as a constraint it recognizes and support traditional neighborhood resilience.x These communities offer a vibrant series of mixed-use centers that accommodate growth and increased urban intensity.x x With multiple forms of public mass transit this intensity also contributes to the growth of other mixed-use urban centers or edge cities and employment centers throughout the region
Interested in comments from Raleigh, Cabarrus County, Charlotte and Denver