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60-556: The Cass Park Historic District is a historic district in Midtown Detroit , Michigan , consisting of 25 buildings along the streets of Temple, Ledyard, and 2nd, surrounding Cass Park. It was listed on the National Register of Historic Places in 2005 and designated a city of Detroit historic district in 2016. The area surrounding Cass Park was originally laid out as part of a French ribbon farm extending from

120-507: A Certificate of Appropriateness (COA), and the historic commission or architectural review board may decide upon the changes. The COA process is carried out with all aspects of due process, with formal notification, hearings, and fair and informed decision-making. According to the National Park Service, historic districts are one of the oldest forms of protection for historic properties. The city of Charleston, South Carolina

180-472: A Commandery Asylum for the Knights Templar . The Scottish Rite Cathedral has a seating capacity of 1600. Its stage is 64-feet (19.5 m) wide from wall to wall, with a depth of 37 feet (11 m) from the foot lights. Architect George D. Mason designed the theatre, which contains a 55-foot-by-100-foot (17 x 30 m) stage. Detroit Masonic Temple was designed in the neo-gothic architectural style , and

240-444: A State Historic Preservation Office, not all states must have a "state historic district" designation. As of 2004, for example, the state of North Carolina had no such designation. Local historic districts usually enjoy the greatest level of protection legally from any threats that may compromise their historic integrity because many land-use decisions are made at the local level. There are more than 2,300 local historic districts in

300-707: A commercial building housing the Lasky Corporation at 146–166 Temple in 1923, the Will Mar Garage at 131 Temple in 1924, and a film exchange building at 479 Ledyard in 1936. During World War II the city's exploding population caused apartment owners in the area to subdivide their units to house the influx of workers. After the war, the Cass Park area declined economically, with the apartment buildings being further divided into substandard units. Many buildings fell into disrepair or were abandoned. During

360-655: A depth from the curtain line of 55 feet (17 m). The large complex includes a 16-story 210-foot (64 m) ritual building connected to a 10-story wing for the Ancient Arabic Order of the Nobles of the Mystic Shrine, now known as Shriners International , by the 7-story Auditorium Building. In between these areas are a 1,586-seat Scottish Rite Cathedral, and a 17,500-square-foot (1,630 m ) drill hall used for trade shows and conventions. The drill hall

420-643: A fashionable address into the 1900s. However, the 1890s saw the introduction of upscale apartment buildings. In 1895, the Alhambra Flats at 100–112 Temple and The Marlborouh Flats 2537 Second (demolished in 1940s) was constructed, followed in 1905 by the Cromwell Flats at 2942 Second, and in 1908 by the Ansonia Flats at 2909 Second. As Detroit continued developing, apartment buildings with smaller but more numerous units began to appear, including

480-580: A federal designation, such as granting qualifications and tax incentives. In addition, the property can become protected under specific state laws. The laws can be similar or different from the federal guidelines that govern the National Register. A state listing of a historic district on a "State Register of Historic Places", usually by the State Historic Preservation Office , can be an "honorary status", much like

540-400: A group of buildings, archaeological resources, or other properties as historically or architecturally significant. Buildings, structures, objects, and sites within a historic district are normally divided into two categories, contributing and non-contributing. Districts vary greatly in size and composition: a historic district could comprise an entire neighborhood with hundreds of buildings, or

600-596: A historic district per U.S. federal law , last revised in 2004. According to the Register definition, a historic district is: a geographically definable area, urban or rural, possessing a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united by past events or aesthetically by plan or physical development. A district may also comprise individual elements separated geographically but linked by association or history. Districts established under U.S. federal guidelines generally begin

660-569: A hotel section. Although the hotel rooms are available to any noble of the mystic shrine or blue lodge mason, none are currently in usable condition. Architect George D. Mason designed the whole structure as well as the Masonic Temple Theatre, a venue for concerts, Broadway shows, and other special events in the Detroit Theater District . It contains a 55-by-100-foot (17 m × 30 m) stage, one of

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720-544: A mesh of structures, streets, open space, and landscaping to define a historic district's character. As early as 1981, the National Trust for Historic Preservation identified 882 American cities and towns that had some form of "historic district zoning " in place--local laws meant specifically to protect historic districts. Before 1966, historic preservation in the United States was in its infancy. That year

780-514: A price per square foot basis increased in value significantly more than non-designated properties. The original concept of an American historic district was a protective area surrounding more important, individual historic sites. As the field of historic preservation progressed, those involved came to realize that the structures acting as "buffer zones" were key elements of the historical integrity of larger landmark sites. Preservationists believed that districts should be more encompassing, blending

840-456: A separate process unrelated to zoning. Local historic districts are identified by surveying historic resources and delineating appropriate boundaries that comply with all aspects of due process . Depending on local ordinances or state law, property owners' permission may be required; however, all owners are to be notified and allowed to share their opinions. Most local historic districts are constricted by design guidelines that control changes to

900-530: A smaller area with just one or a few resources. Historic districts can be created by federal, state, or local governments . At the federal level, they are designated by the National Park Service and listed on the National Register of Historic Places ; this is a largely honorary designation that does not restrict what property owners may do with a property. State -level historic districts usually do not include restrictions, though this depends on

960-423: A specific definition in relation to the National Register. All but the eponymous district category are also applied to historic districts listed on the National Register. A listing on the National Register of Historic Places is a governmental acknowledgment of a historic district. However, the Register is "an honorary status with some federal financial incentives." The National Register of Historic Places defines

1020-613: Is also home to Detroit Roller Derby . The drill hall has a floating floor , where the entire floor is laid on felt cushions. This type of construction, also known as a sprung floor , provides 'give' to the floor which tends to relieve the marchers. The building houses two ballrooms : the Crystal Ballroom; and the Fountain Ballroom, the latter of which measures 17,264 square feet (1,603.9 m ) and accommodates up to 1,000 people. An unfinished theatre located in

1080-405: Is artificially restricted and the supply of new housing permanently capped in area so designated as 'historic'. Critics of historic districts argue that while these districts may offer an aesthetic or visually pleasing benefit, they increase inequality by restricting access to new and affordable housing for lower and middle class tenants and potential home owners. Housing advocates have argued that

1140-407: Is credited with beginning the modern-day historic districts movement. In 1931, Charleston enacted an ordinance which designated an "Old and Historic District" administered by a Board of Architectural Review. Charleston's early ordinance reflected the strong protection that local historic districts often enjoy under local law. It asserted that no alteration could be made to any architectural features

1200-454: Is faced with Indiana limestone . Although few Masonic buildings are in the Gothic style, the architect believed that Gothic best exemplified Masonic traditions. Much of the stone, plaster, and metal work in the interior of the building was designed and executed by architectural sculptor Corrado Parducci . The three figures over the main entrance were by Leo Friedlander , while the rest of

1260-471: Is little more than recognition by the government that the resource is worthy of preservation. Generally, the criteria for acceptance to the National Register are applied consistently, but there are considerations for exceptions to the criteria, and historic districts influence some of those exceptions. Usually, the National Register does not list religious structures, moved structures, reconstructed structures, or properties that have achieved significance within

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1320-488: Is not involved, then the listing on the National Register provides the site , property or district no protections. For example, if company A wants to tear down the hypothetical Smith House and company A is under contract with the state government of Illinois, then the federal designation would offer no protections. If, however, company A was under federal contract, the Smith House would be protected. A federal designation

1380-640: The Detroit Masonic Temple , the largest building in the district, began in 1920 and was completed in 1926. The Knights of Pythias followed suit, building a headquarters adjacent to the Masonic Temple in 1926. In 1927, the S. S. Kresge Corporation built its World Headquarters along the park. Smaller businesses located along the more heavily traveled Cass Avenue near the Park. A number of structures were constructed in this area, including

1440-522: The Detroit River . Lewis Cass , the park's namesake, purchased the farm in 1816 when he moved to the area. He constructed a house on Larned Street between First and Second Avenues, and in 1840 a larger house on the northwest corner of Fort and Cass Streets. Starting in 1836, Cass began subdividing his land, platting lots between Larned and the river. Over the next 30 years, Cass platted more northerly sections of his claim. The area that now encompasses

1500-662: The Little Caesars Arena and the MotorCity Casino Hotel . The Masonic Temple Association was incorporated in Detroit in 1894. It moved into its first temple, on Lafayette Boulevard at First Street, in 1896. Outgrowing these quarters, the Association purchased land on Bagg Street (now Temple Avenue) to build a new temple that would also include a public theater. Fund-raising for construction of

1560-560: The U.S. Conference of Mayors penned an influential report which concluded, in part, that Americans suffered from a sense of "rootlessness." They recommended historic preservation to help give Americans a sense of orientation. The creation of the National Register of Historic Places in 1966, on the heels of the report, helped instill that sense of orientation the mayors sought. The mayors also recommended that any historic preservation program not focus solely on individual properties but also on "areas and districts which contain special meaning for

1620-651: The York Rite Sovereign College of North America . The building contains a variety of public spaces including three theaters, three ballrooms and banquet halls, and a 160 by 100 feet (49 m × 30 m) clear-span drill hall . Recreational facilities include a swimming pool , handball court, gymnasium, bowling alley, and a pool hall . It is currently the home of the Detroit Handball Club. The building includes numerous lodge rooms, offices, and dining spaces, as well as

1680-591: The 1950s-1970s the Cass Park area became one of the most economically depressed neighborhoods of the city, and a number of charitable organizations moved into the area. In 1955, the Episcopal Diocese of Detroit constructed the Mariners Inn at 445 Ledyard as a shelter and treatment center for alcoholic sailors. The construction of Interstate 75 in Michigan , cutting off the park from downtown, hastened

1740-588: The Cass Park Historic District began to be sold as lots after 1859. In 1860, Cass deeded a section of land to the city of Detroit, bounded by Second, Ledyard, Cass and Bagg (now Temple), to be used as a public park. In 1863, the Detroit City Railway Company began streetcar service Along Woodward Avenue, only a few blocks away from Cass Park. The streetcar service spurred development northward along Woodward, including

1800-416: The Cass Park area. The area soon became a fashionable suburb of the city. In 1875, the city landscaped Cass Park, planting a number of new trees. By the 1880s, some of Detroit's most prominent citizens lived along the park, including James Vernor, E. W. Voigt, and John H. Avery. Avery's house at 457 Ledyard is the only residence remaining from this period within the district. The Cass Park area continued to be

1860-549: The Jack White Theater. In April 2022, after performing, White proposed to his partner Olivia Jean at the temple and later married her. The Detroit Masonic Temple has been the largest Masonic Temple in the world since 1939, when the Chicago Masonic Temple was demolished. The stage of the auditorium is the second largest in the United States, having a width between walls of 100 feet (30 m) and

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1920-554: The Manhattan Apartments at 2966 Second in 1905, and the Altadena Apartments at 2952 Second in 1911. This marked a transformation of the Cass Park area, as the single family homes surrounding the park were replaced with apartment buildings to house the city's expanding population. By 1925, a number of new apartment buildings had been constructed. In addition, by the early 1920s, the business development of

1980-482: The Mariners Inn and the Will Mar Garage. Two of the buildings in the district (the S.S. Kresge Company Headquarters and the Detroit Masonic Temple ) are individually listed on the National Register of Historic Places. The buildings in the district include: Historic districts in the United States Historic districts in the United States are designated historic districts recognizing

2040-470: The National Register of Historic Places. If such an objection occurred, then the nomination would become a determination of National Register eligibility only. This provision is controversial because of the presumption that owners who do not file a formal objection support the designation, placing the burden on opponents. Most U.S. state governments have a listing similar to the National Register of Historic Places. State listings can have similar benefits to

2100-669: The National Register. For example, in Nevada , listing in the State Register places no limits on property owners. In contrast, state law in Tennessee requires that property owners within historic districts follow a strict set of guidelines from the U.S. Department of Interior when altering their properties. Though, according to the National Historic Preservation Act of 1966, all states must have

2160-424: The United States is primarily based on arguments that such laws creating such districts restrict the supply of affordable housing, and thus the result of such districts is that of enforcing caste structures and class divisions by region and segments of urban areas. Several historic districts have been proposed not for a true preservation purpose but to prevent development. The issue of local historic districts and

2220-425: The United States. Local historic districts can be administered at the county or the municipal level; both entities are involved in land use decisions. The specific legal mechanism by which historic districts are enacted and regulated varies from one state to the next. In some areas, they are a component of zoning (where they are sometimes referred to as "overlay districts." In other places, they are created under

2280-668: The Vieux Carré Commission and authorizing it to act to maintain the historic character of the city's French Quarter . Other localities picked up on the concept, with the city of Philadelphia enacting its historic preservation ordinance in 1955. The regulatory authority of local commissions and historic districts has been consistently upheld as a legitimate use of government police power, most notably in Penn Central Transportation Co. v. City of New York (1978). The Supreme Court case validated

2340-543: The building raised $ 2.5 million (equivalent to $ 38.02 million in 2023), and ground-breaking took place on Thanksgiving Day, 1920. The cornerstone was placed on September 19, 1922, using the same trowel that George Washington had used to set the cornerstone of the United States Capitol in Washington D.C. The building was dedicated on Thanksgiving Day , 1926. The original Masonic tenants following

2400-536: The city center reached into the Cass Park area, with businesses constructing their headquarters near the park. The first one of these was the Standard Accident Insurance Company, who built their headquarters at 640 Temple in 1921. Also by 1920, the city's Freemasonry had purchased a plot of land on what is now Temple Avenue to construct a new building, replacing the lodge on Lafayette which the organizations had outgrown. Construction on

2460-486: The community." Local, state, and federal historic districts now account for thousands of historical property listings at all levels of government. Detroit Masonic Temple The Detroit Masonic Temple is the world's largest Masonic Temple . Located in the Cass Corridor neighborhood of Detroit , Michigan , at 500 Temple Street, the building serves as a home to various masonic organizations including

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2520-420: The decline of the neighborhood. Businesses moved into the suburbs, and the buildings left behind were taken over by nonprofit organizations, abandoned, or razed. The Cass Park Historic District includes Cass Park, a formal square with angled paths and scattered statues, as well as various commercial headquarters buildings, apartment buildings, the monumental Detroit Masonic Temple and other structures surrounding

2580-423: The dedication in 1926 included: Army & Navy Lodge No. 512, F&AM; Friendship Lodge No. 417, F&AM; Kilwinning Lodge No. 297, F&AM; Oriental Lodge No. 240, F&AM; Union Lodge of Strict Observance No. 3, F&AM; Zion Lodge No. 1, F&AM ; and Monroe Chapter No. 1, RAM; Peninsular Chapter No. 16, RAM. The horseshoe-shaped auditorium originally had a capacity of 5,000. Due to poor sight lines along

2640-421: The designation process through a nomination to the National Register of Historic Places. The National Register is the official recognition by the U.S. government of cultural resources worthy of preservation. While designation through the National Register does offer a district or property some protections, it is only in cases where the threatening action involves the federal government . If the federal government

2700-528: The historic designation process has in many places been hijacked by NIMBY homeowners to block housing. The first U.S. historic district was established in Charleston, South Carolina in 1931, predating the U.S. federal government designation by more than three decades. Charleston city government designated an "Old and Historic District" by local ordinance and created a board of architectural review to oversee it. New Orleans followed in 1937, establishing

2760-627: The impact on property values concerns many homeowners. The effects have been extensively studied using multiple methodologies, including before-and-after analysis and evaluating comparable neighborhoods with and without local designation status. Independent researchers have conducted factual analysis in several states, including New Jersey, Texas, Indiana, Georgia, Colorado, Maryland, North and South Carolina, Kentucky, Virginia, and elsewhere. As stated by economist Donovan Rypkema, "the results of these studies are remarkably consistent: property values in local historic districts appreciate significantly faster than

2820-406: The largest in the country. The Detroit Masonic Temple was designed in the neo-gothic architectural style , using a great deal of limestone . The ritual building features 16 floors, stands 210 feet (64 m) tall, with 1,037 rooms. It dominates the skyline in an area known as Cass Corridor , across Temple Street from Cass Park , and Cass Technical High School . It is within walking distance of

2880-406: The last 50 years. However, if a property falls into one of those categories and are " integral parts of districts that do meet the criteria", then an exception allowing their listing will be made. Historic district listings, like all National Register nominations, can be rejected based on owner disapproval. In the case of historic districts, a majority of owners must object to nullify a nomination to

2940-545: The market as a whole in the vast majority of cases and appreciate at rates equivalent to the market in the worst case. Simply put – historic districts enhance property values." In a 2011 study Connecticut Local Historic Districts and Property Values , it was found that "property values in every local historic district saw average increases in value ranging from 4% to over 19% per year." Similarly, in New York City between 1980 and 2000, local historic district properties on

3000-575: The park space. The national designation includes 25 buildings, two of which are demolished (the Adams Apartments and Williams Apartments) and two of which are classified as non-contributing to the district (Park Plaza and the Cass Park Baptist Center). The city of Detroit designation includes 19 of the 25 buildings included in the national designation, excepting the four demolished and non-contributing structures, as well as

3060-509: The park. Cass Park is a landscaped green space, containing abundant trees, park benches and modern, multi-color playground equipment. A fountain was once in the center of the park. A statue of Robert Burns , sculpted by George Anderson Lawson in 1921, is located at the north side of the park, facing the Masonic Temple. The new Cass Technical High School is located just to the south of the park, and various other buildings, all of which are contained within this historic district, surround and frame

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3120-467: The properties included in the district. Many local commissions adopt specific guidelines for each neighborhood's " tout ensemble " although some smaller commissions rely on the Secretary of Interior Standards. For most minor changes, homeowners can consult with local preservation staff at the municipal office and receive guidance and permission. Significant changes, however, require homeowners to apply for

3180-435: The property owner's consent or compensation for the historic overlay. Historic districts are generally two types of properties, contributing and non-contributing. Broadly defined, a contributing property is any property, structure, or object which adds to the historical integrity or architectural qualities that make a historic district, listed locally or federally, significant. Different entities, usually governmental, at both

3240-516: The protection of historic resources as "an entirely permissible governmental goal." In 1966, the federal government created the National Register of Historic Places, soon after a report from the U.S. Conference of Mayors had stated Americans suffered from "rootlessness." By the 1980s, there were thousands of federally designated historic districts. Some states, such as Arizona, have passed referendums defending property rights that have stopped private property from being designated as historic without

3300-713: The public could view from the street. Local historic districts, as in New Orleans and Savannah, Georgia , predate the Register by ten years or more as well. Local historic districts are most likely to generate resistance because of the restrictions they tend to place on property owners. Local laws can cause residents "to comply with (local historic district) ordinances." For example, homeowners may be prevented from upgrading poorly insulated windows unless they spend tens of thousands of dollars on identical styles. Criticism of historic districts in Chicago and elsewhere in

3360-611: The sides of the stage, nearly 600 seats were removed (or never used), reducing maximum seating to 4,404. It was listed on the National Register of Historic Places in 1980, and is part of the Cass Park Historic District , which was established in 2005. In April 2013, the building was reported to be in foreclosure over $ 152,000 in back taxes owed to Wayne County. The debt was paid off in May 2013, and in June 2013, it

3420-525: The state and national level in the United States, have differing definitions of contributing property, but they all retain the same basic characteristics. In general, contributing properties are integral parts of a historic district's historical context and character. In addition to the two types of classification within historic districts, properties listed on the National Register of Historic Places are classified into five broad categories. They are: building, structure, site, district, and object; each one has

3480-442: The state. Historic districts created by local municipalities, however, almost always protect historic properties by regulating alterations, demolition, or new construction within the district. Much criticism has arisen of historic districts and the effect protective zoning and historic designation status laws have on the housing supply. When an area of a city is designated as part of a 'historic district', new housing development

3540-505: The top floor of the tower would have seated about 700. Seven "Craft Lodge Rooms" all have different decorative treatments, the motifs of decoration being taken from the Egyptian, Doric, Ionic, Corinthian, Italian Renaissance, Byzantine, Gothic, and Romanesque styles. All of the artwork throughout the building, especially the decorated ceilings, was done under the direction of Italian artists. The building includes Royal Arch room, as well as

3600-514: Was revealed that $ 142,000 of the bill was footed by singer-songwriter Jack White , a Detroit native known for his work with The White Stripes . He wanted to help the temple in its time of need as they had helped his mother in a time of need: the temple gave her a job as an usher in the theater when she was struggling to find work. In response, the Detroit Masonic Temple Association renamed its Scottish Rite cathedral

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