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55-550: Constitution Plaza is a large commercial mixed-use development in Downtown Hartford , Connecticut . It is located on the east side of the downtown area, near the Connecticut's Old State House. The plaza consists of two main plazas, which are connected by an elevated bridge. The northern plaza is reminiscent of an Italian piazza, with a 40-foot-tall granite clock tower and patterned brick paving. The southern plaza

110-542: A catalyst for economic growth, may not serve their intended purpose if they simply shift economic activity, rather than create it. A study done by Jones Lang LaSalle Incorporated (JLL) found that "90 percent of Hudson Yards' new office tenants relocated from Midtown." Some of the more frequent mixed-use scenarios in the United States are: The first large-scale attempt to create mixed-use development in Australia

165-716: A city can be impacted by mixed-use development. With the EPA putting models in the spreadsheet, it makes it much easier for municipalities, and developers to estimate the traffic, with Mixed-use spaces. The linking models also used as a resource tool measures the geography, demographics, and land use characteristics in a city. The Environmental Protection Agency has conducted an analysis on six major metropolitan areas using land usage, household surveys, and GIS databases. States such as California, Washington, New Mexico, and Virginia have adopted this standard as statewide policy when assessing how urban developments can impact traffic. Preconditions for

220-579: A combination of public and private interests, do not show a decrease in carbon emissions in comparison to metropolitan areas that have a low, dense configuration. This is possibly because hybrid metropolises are prone to attract car traffic from visitors. Due to the speculative nature of large scale real estate developments, mega-mixed-use projects often fall short on meeting equity and affordability goals. High-end residential, upscale retail, and Class A office spaces appealing to high-profile tenants are often prioritized due to their speculative potential. There

275-632: A fallacy of the broken promises of mid-century, American urban renewal . Set on a gently sloping site, the raised plaza originated from the idea of setting it at the elevation of Hartford's once-vibrant Main Street and its numerous, but now long-gone department stores that sat a block west. The Main Street shopping district was to be connected to Constitution Plaza by overhead pedestrian bridges, down along both Temple and Kinsley Streets across Market Street, but for various reasons they were never built. (Kinsley Street no longer exists, having been absorbed into

330-763: A modernist clock tower, reflecting pools and fountains designed by landscape architect Masao Kinoshita . The entire plaza area sits atop a 1,600-car, multi-level parking garage. Viewed as a period design ensemble, it is a handsome if austere complex. A precursor to later megastructure and now more integrated mixed-use complexes, its construction was heralded as the future of urban design . However, considering recent trends that emphasize more traditional streetscapes, this self-contained urban environment seems outdated. It shares its design "brotherhood" of multiple-style buildings connected by large, above-grade pedestrian spaces with two similar but much larger renewal projects, Charles Center in downtown Baltimore , Maryland , and

385-421: A result, Constitution Plaza today sits several feet above the city's streetscape, disconnected and mostly devoid of pedestrian life except during workdays. This is also a primary reason that the plaza's original "retail court" was never successful. However, as later office tower development occurred on adjacent blocks, in particular to the east and south, additional pedestrian bridges were built to connect them to

440-417: A role in 1986 with a zoning bylaw that allowed for commercial and residential units to be mixed. At the time, Toronto was in the beginning stages of planning a focus on developing mixed-use development due to the growing popularity of more social housing. The law has since been updated as recently as 2013, shifting much of its focus outside the downtown area which has been a part of the main city since 1998. With

495-509: A significant focus on affordable housing provisions in these plans. Mixed-use buildings can be risky given that there are multiple tenants residing in one development. Mega-mixed-use projects, like Hudson Yards , are also extremely expensive. This development has cost the City of New York over 2.2 billion dollars. Critics argue that taxpayer dollars could better serve the general public if spent elsewhere. Additionally, mixed-use developments, as

550-618: A significant intersection in Toronto, portions of the Mirvish Village project site are zoned as "commercial residential" and others as "mixed commercial residential". Within the City of Toronto's zoning by-laws, commercial residential includes "a range of commercial, residential and institutional uses, as well as parks." Mirvish Village's programmatic uses include rental apartments, a public market, and small-unit retail, while also preserving 23 of 27 heritage houses on site. The project

605-611: A single building, a block or neighborhood, or in zoning policy across an entire city or other administrative unit. These projects may be completed by a private developer, (quasi-)governmental agency, or a combination thereof. A mixed-use development may be a new construction, reuse of an existing building or brownfield site , or a combination. Traditionally, human settlements have developed in mixed-use patterns. However, with industrialization , governmental zoning regulations were introduced to separate different functions, such as manufacturing, from residential areas. Public health concerns and

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660-569: A strong ability to adapt to changing social and economic environments. When the COVID-19 pandemic hit, New York retailers located on long, commercially oriented blocks suffered severely as they were no longer attracting an audience of passersby. By combining multiple functions into one building or development, mixed-use districts can build resiliency through their ability to attract and maintain visitors. More sustainable transportation practices are also fostered. A study of Guangzhou, China , done by

715-476: A well-celebrated aesthetic and economic success, as it stabilized the initial decline of the downtown business district, and in combination with the later XL Center complex, sparked a modest downtown revival and office building boom that began in the mid-1970s. From the 1980s through the mid-2000s and through multiple ownerships, the mergers/demise and eventual vacating of most of the anchor corporate tenants, and Hartford 's sharp economic decline which took hold in

770-618: Is also a trend towards making residential spaces in mixed-use developments to be condominiums, rather than rental spaces. A study done by the Journal of the American Planning Association found that a focus on homeownership predominantly excludes individuals working in public services, trades, cultural, sales and service, and manufacturing occupations from living in amenity-rich city centers. Despite incentives like density bonuses, municipalities and developers rarely put

825-462: Is also absent in Germany and Russia where zoning codes make no distinction between different types of housing. America's attachment to private property and the traditional 1950s suburban home, as well as deep racial and class divides, have marked the divergence in mixed-use zoning between the continents. As a result, much of Europe's central cities are mixed use "by default" and the term "mixed-use"

880-535: Is also found in these districts. This development pattern is centered around the idea of "live, work, play," transforming buildings and neighborhoods into multi-use entities. Efficiency, productivity, and quality of life are also increased with regards to workplaces holding a plethora of amenities. Examples include gyms, restaurants, bars, and shopping. Mixed-use neighborhoods promote community and socialization through their bringing together of employees, visitors, and residents. A distinctive character and sense-of-place

935-399: Is created by transforming single use districts that may run for eight hours a day (ex. commercial office buildings running 9am - 5pm) into communities that can run eighteen hours a day through the addition of cafes, restaurants, bars, and nightclubs. Safety of neighborhoods in turn may be increased as people stay out on the streets for longer hours. Mixed-use neighborhoods and buildings have

990-434: Is dominated by a central fountain. Constitution Plaza was built for $ 42 million and completed in stages from 1961 to 1964. Its planning and construction were spearheaded by a committee of local corporate leaders and business interests, beginning in the late 1950s. After running into financial turmoil in its early stages, the project was eventually taken-over and completed by Hartford-based Travelers Insurance Company . It

1045-422: Is incentivized in these regions. By taking undervalued and underutilized land, often former heavy industrial, developers can repurpose it to increase land and property values.  These projects also increase housing variety, density, and oftentimes affordability through their focus on multifamily, rather than single-family housing compounds. A more equal balance between the supply and demand of jobs and housing

1100-717: Is much more relevant regarding new areas of the city where an effort is made to mix residential and commercial activities – such as in Amsterdam's Eastern Docklands . Expanded use of mixed-use zoning and mixed-use developments may be found in a variety of contexts, such as the following (multiple such contexts might apply to one particular project or situation): Any of the above contexts may also include parallel contexts such as: Mixed-use developments are home to significant employment and housing opportunities. Many of these projects are already located in established downtown districts, meaning that development of public transit systems

1155-582: Is notable for its public consultation process, which was lauded by Toronto city officials. Architect Henriquez and the developer had previously collaborated on mixed-use projects in Vancouver , British Columbia , including the successful Woodward's Redevelopment . In the United States, the Environmental Protection Agency (EPA) collaborates with local governments by providing researchers developing new data that estimates how

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1210-459: Is now vacant. At first, it contained such upmarket specialty stores as Brentano's bookstore, Peck & Peck , and a branch of W & J Sloane furniture. Also built was a 12-story, 300-room hotel that originally opened as Hotel America in April 1964. The hotel was later operated for almost twenty years as an upscale Sonesta Hotel property, then finally as a Clarion hotel before closing in

1265-419: Is set on an elevated plaza, which is connected by a footbridge to Constitution Plaza , a contemporaneous development to the north, and to later developments to the east and south. The location is highly visible from local highways. The area under the plaza includes a parking garage and other service areas, and is partially taken up by a sunken plaza with fountain. Office spaces with floor-to-ceiling windows line

1320-415: Is still locally debated nearly six decades after it occurred. (The name "Front Street" which so well-gilded through decades of its lamented demise, was resurrected as the official project name for a large mixed-use development to be built adjacent to the new Connecticut Convention Center complex, although this project has experienced numerous delays and has lost a number of sponsoring developer partners over

1375-404: Is supported by steel columns, and its floors consist of steel panels with integrated service conduits, with concrete poured on top. The windows are fashioned with interlocking frames, eliminating the need for visible mullions . Mullions are placed at every third bay anyway, grooved to allow for use by window-cleaning equipment. The lobby area at the plaza level is rectangle recessed entirely beneath

1430-632: Is the US's largest project to ever be financed by TIF ( tax increment financing ) subsidies. It did not require voter approval, nor did it have to go through the city's traditional budgeting process. Rather, the project is financed by future property taxes and the EB-5 Visa Program. This program provides VISAs to overseas investors in exchange for placing a minimum of $ 500,000 into US real estate. Phoenix Life Insurance Company Building The Phoenix Mutual Life Insurance Building , locally called

1485-644: The Connecticut River to East Hartford . Constitution Plaza is an example of mid-twentieth-century commercial design, created as a series of projects under the overall coordination of Hartford architect Charles DuBose , which has sustained minimal alterations since it was designed. Its three largest office towers showcase various styles of glass-and-spandrel panel systems, with the glass surfaces recently replaced on both One and One Hundred Constitution Plaza with more reflective and energy-efficient systems. However, it's been noted these new window surfaces lack

1540-537: The Prudential Center (Boston) complex in Boston , Massachusetts , although these two developments have been significantly altered (The Prudential Center was mostly converted to an enclosed mall in the early 1990s) and have also experienced varying degrees of economic and planning success. Often viewed as a classic example of the fallibility of urban renewal, Constitution Plaza was for many of its early years

1595-522: The Taste of Hartford food festival. Mixed-use development Mixed use is a type of urban development , urban design , urban planning and/or a zoning classification that blends multiple uses , such as residential, commercial, cultural, institutional, or entertainment, into one space, where those functions are to some degree physically and functionally integrated, and that provides pedestrian connections. Mixed-use development may be applied to

1650-595: The Travelers Insurance Company 's own WTIC-AM-FM-TV until they sold their broadcasting division to different owners in March 1974. The four story, square structure sat partially below plaza level and was noted for its cantilevered, waffle-like roof parapet. It also featured a roof garden in the center of the forth level which was for its executive offices. The Broadcast House site has been vacant for over 13 years. A freestanding pavilion structure on

1705-566: The "Boat Building", is a notable Modernist office building located on Constitution Plaza in Hartford, Connecticut . Designed by Max Abramovitz and completed in 1963, it is listed on the National Register of Historic Places and is the world's first two-sided building. The Phoenix Building is located east of the commercial core of downtown Hartford, on a block bounded by Columbus Boulevard and State, Prospect, and Grove Streets. It

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1760-472: The 1960s. Since the 1990s, mixed-use zoning has once again become desirable as it works to combat urban sprawl and increase economic vitality. In most of Europe, government policy has encouraged the continuation of the city center's role as a main location for business, retail, restaurant, and entertainment activity, unlike in the United States where zoning actively discouraged such mixed use for many decades. In England, for example, hotels are included under

1815-790: The Journal of Geographical Information Science, found that taxis located in regions where buildings housed a greater variety of functions had greatly reduced traveling distances. Shorter traveling distances, in turn, support the use of micro-mobility . Pedestrian and bike-friendly infrastructure are fostered due to increased density and reduced distances between housing, workplaces, retail businesses, and other amenities and destinations. Additionally, mixed-use projects promote health and wellness, as these developments often provide better access (whether it be by foot, bicycle, or transit) to farmer's markets and grocery stores. However, hybrid metropolises, areas that have large and tall buildings which accommodate

1870-457: The United States came after World War II when planner and New York City Parks Commissioner , Robert Moses , championed superhighways to break up functions and neighborhoods of the city. The antithesis to these practices came from activist and writer, Jane Jacobs , who was a major proponent of mixed-use zoning, believing it played a key role in creating an organic, diverse, and vibrant streetscape. These two figures went head-to-head during much of

1925-470: The bulk of the tower, with the overhanging sections of the tower supported by splayed steel beams. The building was designed by the nationally renowned architect Max Abramovitz of Harrison & Abramovitz , whose previous work included coordinating the work on the United Nations headquarters and Avery Fisher Hall at Lincoln Center . The contractor was George A. Fuller Company. Groundbreaking

1980-412: The character of the original dark glass and spandrel colors that gave the towers a sophisticated and more backdrop feel to the featured plaza and landscaping. Its major buildings are: Of particular note is the blue-green glass, two-sided Phoenix Life Insurance Company Building . Referred to locally as "the boat building", especially when viewed at its two bowed "corners", it is the largest and last of

2035-509: The early 1990s, it has called into question the Plaza's long-term viability without significant re-investment and maintenance. Constitution Plaza was the site of many annual public events, such as the popular Festival of Lights during the holiday season (which has since been relocated in a scaled-down form to nearby Bushnell Park ), and a number of concerts and sing-alongs. In its earlier years, it hosted several outdoor Easter Sunday services and

2090-531: The early 1990s, when the local government wanted to reduce the then-dominant car-oriented development style. The Metropolitan Area Express , Portland's light rail system, encourages the mixing of residential, commercial, and work spaces into one zone. With this one-zoning-type planning system, the use of land at increased densities provides a return in public investments throughout the city. Main street corridors provide flexible building heights and high density uses to enable "gathering places". Hudson Yards project

2145-456: The initial one with new policies focused on economic and urban renewal issues. In particular, the 1988 Plan was designed in collaboration with a transport strategy and was the first to recommend higher development densities. Since then, Australian planning authorities have given greater priority to mixed-use development of inner-city industrial land as a way of revitalising areas neglected by the decline in manufacturing, consolidating and densifying

2200-424: The last several years.) Situated at the eastern side of Hartford's downtown area, near Connecticut's landmark Old State House , this complex of office towers, commercial buildings, parking garages, and luxury apartments covers three city blocks, and is connected by a series of elevated pedestrian plazas and bridges. Constitution Plaza is considered by some as a "great-but-unfinished planning idea", and by others as

2255-417: The main Plaza level. Most successful was the culmination of a 25-year effort through the much-regarded Riverfront Recapture initiative. Fulfilling a long-held planning goal, Constitution Plaza is now connected to the river's edge via a new (also elevated) pedestrian space that crosses over (a vastly reconfigured) Interstate 91 to a large waterfront amphitheater and walkways up-and-down river, and then across

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2310-551: The mid-1990s. The property was then owned by an investment group tied to religious order, several recent renovation attempts have been thwarted, due in large part to the high asking sale price for the property. After sitting empty for nearly a decade, the building reopened as luxury apartments known as Spectra in 2015. Tying all these buildings together are well-detailed, large pedestrian spaces and overstreet bridges that showcase stylish walkways and paved areas, planter beds with professionally maintained landscaping, large potted trees,

2365-410: The pavilion, along with parts of One Constitution Plaza, were acquired by Trinity College as part of its downtown Hartford "Trinity Innovation Hub." Other structures include a U-shaped (former) retail court at its northern end, which was altered in the mid 1980s with a new five-level office complex 'piggybacked' on its eastern side that once housed Travelers Insurance Company 's Training Center, which

2420-433: The plaza level was programmed to be a restaurant, but was used as office space for most of its history. This quirk was due to city fire codes that did not allow for issuance of an occupancy permit, since the structure did not exit directly onto an actual street. The building later housed a television studio for The Gayle King Show, a popular Italian restaurant and television studios for a fledging golf network. In February 2020

2475-546: The plaza's original tenants and is regarded as the signature building of Constitution Plaza, and considered one of Connecticut's finest modern architectural treasures. For many years, its claim to trivia has been that it is the only "two-sided building" in the world. In addition to that, the Connecticut Science Center & Conference Center is adjacent to Constitution Plaza with Adrien's landing and walkway to East Hartford, Connecticut. A significant loss

2530-412: The previously underpopulated urban centres. This new urban planning approach has had a significant impact on the use of land parcels in major Australian cities: according to 2021 data from Australian Bureau of Statistics , mixed zoning already suppose more than 9% of new housing approvals. One of the first cities to adopt a policy on mixed-use development is Toronto . The local government first played

2585-441: The protection of property values stood as the motivation behind this separation. In the United States, the practice of zoning for single-family residential use was instigated to safeguard communities from negative externalities , including air, noise, and light pollution, associated with heavier industrial practices. These zones were also constructed to alleviate racial and class tensions. The heyday of separate-use zoning in

2640-501: The regulations in place, the city has overseen the development of high-rise condominiums throughout the city with amenities and transit stops nearby. Toronto's policies of mixed-use development have inspired other North American cities in Canada and the United States to bring about similar changes. One example of a Toronto mixed-use development is Mirvish Village by architect Gregory Henriquez . Located at Bloor and Bathurst Street ,

2695-405: The same umbrella as "residential," rather than commercial as they are classified under in the US. France similarly gravitates towards mixed-use as much of Paris is simply zoned to be "General Urban," allowing for a variety of uses. Even zones that house the mansions and villas of the aristocrats focus on historical and architectural preservation rather than single family zoning. Single family zoning

2750-430: The site for the "State House Square" office and mixed-use complex) A proposed arena and convention center was to be sited east of the Plaza across Columbus Boulevard and adjacent to I-91, but these facilities were also eliminated from the original plan and later moved a block west of Main Street in the mid 1970s, which became the original Hartford Civic Center and was rebuilt in the mid 2000s as today's XL Center . As

2805-463: The success of mixed-use developments are employment, population, and consumer spending . The three preconditions ensure that a development can attract quality tenants and financial success. Other factors determining the success of the mixed-use development is the proximity of production time, and the costs from the surrounding market. Mixed-use zoning has been implemented in Portland, Oregon , since

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2860-412: The sunken portion of the plaza. The main tower is located off-center on the northwest part of the plaza, and is oriented roughly east–west. The 13-story tower has only two curved sides, in an unusual and striking shape variously termed an elliptic lenticular cylinder or lenticular hyperboloid. Its height is 212 feet (65 meters); it measures 225 feet on its long axis, and 87 feet wide at its maximum width. It

2915-670: Was the Sydney Region Outline Plan , a plan that identified Sydney 's need to decentralise and organise its growth around the metropolitan area. Its main objective was to control the city's rapid post-war population growth by introducing growth corridors and economic centres that would help prevent uncontrolled sprawl and the overuse of the car as a means of transport Several city centres such as Parramatta or Campbelltown benefited from these policies, creating economic hubs with his own inner-city amenities along Sydney's main thoroughfares. Subsequent plans complemented

2970-476: Was the demolition of the landmark 'Broadcast House' building which sat the SE corner of the Plaza at State and Commerce Street, and was the first building completed at Constitution Plaza in 1961. Vacated in 2007 and demolished in 2009, it was the long-time home of local CBS affiliate station, WFSB-TV who moved to a new building in the suburb of Rocky Hill in mid-2007. 'Broadcast House' was originally constructed for

3025-568: Was the first substantial urban redevelopment project in Hartford and replaced a run-down, working class , ethnic neighborhood known as Front Street. Subject to periodic flooding (before the construction of riverfront dikes and Interstate 91 ) and in serious physical decline, this neighborhood was nostalgically known for its large Italian-American population and its eclectic collection of local restaurants, businesses and shops. The merit of its wholesale demolition to accommodate Constitution Plaza

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