Progress: Lot and Town Size

I think that the average lot size should be 1300 square feet. This figure comes from using Claude Lewenz’s and Alexander Price’s numbers:

  • 2-3 story homes over ground floor shops.
  • 10,000 people on 4000 shop-home lots.
  • 200 acres for homes, shops, streets, common spaces.
  • 40% for streets, plazas, common space
    (Lewenz suggests 50%, Price suggests less)
  • 60% for shop-home plots.

Then:

  • (200 acres) (60%) = 120 acres for shops and homes.
  • (120 acres) (43,560) sf/acre = 5,227,200 sf for shops and homes.
  • 5,227,200 / 4000 lots = 1307 sf / shop-home lot.
  • 2 floors x 1307 sf = 2614 sf / home.
  • 3 floors x 1307 sf = 3920 sf / home.

If you used Claude’s 50:50 ratio, the average lot size would be 1090 sf, and if you squeezed the streets and plazas down to 30% of the 200 acres you would get 1525 sf per plot. 1300 sounds fine. Some ~1300 sf plot sizes:

  • 36 x 36
  • 30 x 43
  • 25 x 52
  • 20 x 65
  • 15 x 87

A preliminary plot plan is needed that shows all plots, roads, streets, plazas, terminals, and other major items to potential buyers. The design will be generic at first and modified as the project develops. Buyers can pick their own plot(s). Investors may buy as many as they like but the utilities are built up for 4,000 lots of 1,300 sf each.

Each village will limit their building styles to a particular type. For example, one village may only allow townhouses, another village may allow tiny homes on trailers, and another may only allow tiny homes without trailers. Keep it flexible to meet the need of the residents. Early homes may be small and the buildings then built up to their final “European city” size years later. Other residents will fill their lot to 3-4 stories immediately.

Town Size

If there are an additional 20 acres for a central business district, then the distance across a perfectly circular town would be:

  • Area = 220 acres = 9,583,200 sf.
  • Dia = (4A/π)^0.5
  • D = (38,332,800 sf/π) ^0.5 = 12,201,709^0.5 = 3493 feet.

A healthy person walking at an average speed of 3 mph would cover 3493 feet in less than 15 minutes.

  • (3 mi/hr) (5280 ft/mi) = 15,840 ft/hr.
  • 3493 ft / 15,840 ft = 0.22052.
  • (0.22052) (60 min/hr) = 13.1 minutes.

That’s in a straight line, of course. Meandering through town could add up to 5 minutes. That’s pretty good. 18 minutes is long enough to be interesting but short enough to be practical.

A square town would be 3096 feet per side.

Neighborhood Sizes

200 acres for 20 neighborhoods yields 10 acres for each neighborhood, including streets and plazas. The diameter of a circular neighborhood would be:

  • Area = 10 acres = 435,600 sf.
  • Dia = (4A/π)^0.5
  • D = (1,742,400 sf/π) ^0.5 = 554,623^0.5 = 744 feet.

A square neighborhood would be 660 feet on each side.

Industrial Park

50 acres:

  • Area = 50 acres = 2,178,000 sf.
  • Dia = (4A/π)^0.5
  • D = (8,712,000 sf/π) ^0.5 = 2,773,116^0.5 = 1665 feet.

A square park would be 1475 feet on each side.

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