MULTI-STORY BUILDINGS

Multi-story buildings are increasing the land area stacked vertically in one place. The layers being sheltered by one another and screened so consequently being indoors does not change its nature. Land use must be planned whether the lands is dispersed or piled up. It may be in one plane or in successive planes. The land volume is not increased; the 3-D air space is made USEFUL. The increase in rent derives from the increased usefulness of the vertical space. Just as making the surface more useful increases its SITE RENT.

The trend for larger size or projects and more varied land uses within them requires both more comprehensive planning and greater control and coordination in operations. The real-estate industry is being transformed from an industry based on SELLING SITES, to one of possession, long-term ownership, and management. The environment surrounding a site is key to determining its land value. They realize that a neighborhood can deteriorate after the sites are sold, unless there is some provision for the continues coordination of land uses. And the BLUE-SKY status of a neighborhood is reflected in its present land use.

Zoning and covenants are tools for coordination of land uses. But, RENT, provides a measure of the successful functioning of the community.

Urban blight is a FAILURE to MAINTAIN urban capital goods. Such social pathology occurs due to a lack of community organization, or when titles are "scattered." Divided interests and the lack of leadership shows up clearly in older downtown projects and proposals, as compared to merchants in a shopping center. A merchant in a shopping center buys an OPPORTUNITY TO DO BUSINESS, the site and the effective management of the site.

The long term nature of the real-estate improvements and their fixed location induce the management of the development. Opportunistic tenants could ruin the investment of the owner, and the tenant could be hurt by opportunistic owners. This is whyCONTRACTS are drawn up for proprietary administration.

As land use of profitable proprietary administration grows in numbers and SIZE, they will tend to federated their interests to gain a regional advantage, making goods collective over an greater area. The "ART OF PROPRIETARY COMMUNITY" can replace much of the sovereign governance of CITY and COUNTY.