The recent CCDC study shows that when people consider living  downtown, they are primarily motivated by that elusive quality  called “urban romance.” 

Urban romance is achieved socially with active street fronts,  architecturally through a fine-grained texture of intimate  building massing organized by continuous street walls, and  culturally through creative historic preservation. Without these  three qualities, a neighborhood ambiance or identity is  impossible. Neighborhood identity depends on a rich and varied  tapestry built into the existing context. 

New large-scale developments are generally static and mute. At  best, they speak of one time and place. A “neighborhood,” on  the other hand, depends on a lively dialogue that is only possible  between the old and the new, the planned and the spontaneous.  (Even very good architects are boring when talking to  themselves.) Horton Plaza for instance, benefits from ”having to  work around” the Balboa Theatre structure. 

This quality of historical “unfolding,” or the layering of one  architectural period on another, is critical to the richness of the  fine-grained texture. Historical layering is achieved by  preserving not just the few historical structures of significant  architectural value but by also saving or incorporating a  percentage of the more common existing structures.

fine-grained texture. Historical layering is achieved by  preserving not just the few historical structures of significant  architectural value but by also saving or incorporating a  percentage of the more common existing structures. 

In summary, “urban romance” depends on intimate  neighborhoods identifiable within the larger city. A  “neighborhood” is an intangible feeling created by social  activity, architectural shape and pattern, and the spontaneity of  “working around” existing structures. 

Urban romance will not be created by natural market forces.  The extra expense and problem solving necessary to develop on  a small scale and work with existing structures encourages non contextual single block development created by a single  personality. 

Urban romance must, unfortunately, be legislated through a set  of guidelines that will guarantee a framework for the fine grained texture to flourish. Otherwise, well-intended new  development will eventually eliminate that very quality on  which the success of downtown living depends –– Urban  Romance. 

The guidelines must: 

– encourage single lot development 

– restrict half block development 

– prohibit full block development 

– preserve the existing street grid 

– require multiple street entrances

– minimize curb cuts 

– maximize shared parking in the center of the blocks – save all historic buildings 

– designate selected older buildings for preservation – include a minimum street wall façade requirement