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The basis for these projects was to design clusters of houses on mostly empty land, in order to determine how to sell off individual parcels. The amount of work that preceded the subdivisions is most of what goes into designing buildings.
Dynamic Codes offer an organic way to subdivide property. Instead of platting individual parcels ahead of time, we should have "the right to build" according to a set of rules. The rules determine property lines based on where the house can go in relation to other houses.
I started with the decisions that are highest-priority. Each stage of development has factors that have to be weighed against each other.
Stages of Development
1. Feasibility
Context:
Study the history of the place, and its culture. Consider geological and economic factors. Determine which neighborhoods will be central vs. peripheral. What uses are needed? What are the transportation options?
Knowledge: Planning, Geology
Urbanism: The city's history, planning considerations like economics.
Zoning codes: Market needs, types of buildings, where to locate the neighborhoods? How close to the town center? Is it worth developing?
Geology: Preserve nature, don't clear-cut forest. Study water sheds, food sheds, energy production.
2. Surveying
Context:
Determine the size of the neighborhood and its access points. Condition the land by clearing trees. Lay out the streets. Determine what the density of the neighborhood will be based on its context (rural, transitional, dense). Consider public amenities (elementary school, park, corner store, etc.).
Knowledge: Geology, Urbanism
Geological considerations like drainage and soil profile
Solar orientation, climate, knowledge of plants and trees
Neighborhood character (style, materials, type, density, size of blocks)
3. Structures
Context:
Determine where the buildings will go. Arrange them to form clusters. Prioritize public space. Use placeholder buildings that account for the building's size, its yard, parking, accessory buildings, etc.
Knowledge: Urbanism, Architecture
How to shape a cluster to enhance the outdoor space.
Density: Maintain the right spacing for the neighborhood.
4. Property Lines
Context:
Use the proposed buildings to figure out what the dynamic codes should be. Set parameters that preserve privacy and other concerns. Allow for negotiation between neighbors. Sell "the right to build" with covenants/easements that maintain common space and preserve coherence.
Knowledge: Urbanism, Architecture
Negotiated Rights: Consider leaving empty space for potential buildings later on, or for a park, a school, or a street.
Roads, utilities, parking requirements
5. Preferences
Context:
Work with the homeowners to design each lot. Follow the design process for architecture.
Knowledge: Architecture
Development should be completed and checked in stages, just as buildings should be completed and checked in stages.
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