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49-458: The Lower Woodward Avenue Historic District , also known as Merchant's Row , is a mixed-use retail, commercial, and residential district in downtown Detroit , Michigan , located between Campus Martius Park and Grand Circus Park Historic District at 1201 through 1449 Woodward Avenue (two blocks between State Street to Clifford Street) and 1400 through 1456 Woodward Avenue (one block between Grand River Avenue and Clifford Street). The district

98-542: 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

147-716: 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

196-579: 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

245-564: A new lease. In 1961-1969 a portion of the basement was used as a gym/health center. Butler's Shoes was located in the northern storefront in the late 1970s. Later in the ‘70's, a women's clothing chain House of Nine occupied the 2nd floor. The last tenant in the building was Eastern Wigs and Beauty Supply who occupied the first floor until September 1997. Today ownership belongs to Elliott Building, LLC. The building began re-development in July 2016 and

294-465: A presence on lower Woodward Avenue. Shinola is currently redeveloping and constructing a new Shinola-themed hotel at 1400 Woodward. G-Star Raw plans on opening a store along Woodward sometime in 2018. Dan Gilbert has started construction on a skyscraper (yet to be named) at the Hudson's department store site. It's set to be completed by 2022. He is also responsible for purchasing and renovating many of

343-417: 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

392-509: 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

441-618: 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

490-569: 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

539-618: 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

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588-462: 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"

637-535: 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

686-399: 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

735-422: 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

784-642: Is known as the Industrial Revolution and took place from the mid-18th to early 19th century. It began in Great Britain, spreading to Belgium, Switzerland, Germany, and France and eventually to other areas in Europe and North America. Characteristics of this early industrialisation were technological progress, a shift from rural work to industrial labour, and financial investments in new industrial structures. Later commentators have called this

833-414: Is less able than the tertiary sector to accommodate both increased productivity and employment opportunities; more than 40% of the world's employees are " working poor ", whose incomes fail to keep themselves and their families above the $ 2-a-day poverty line . There is also a phenomenon of deindustrialisation , as in the former USSR countries' transition to market economies, and the agriculture sector

882-717: 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

931-582: 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

980-611: 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. Industrialisation Industrialisation ( UK ) or industrialization ( US )

1029-587: Is the period of social and economic change that transforms a human group from an agrarian society into an industrial society . This involves an extensive reorganisation of an economy for the purpose of manufacturing . Industrialisation is associated with increase of polluting industries heavily dependent on fossil fuels . With the increasing focus on sustainable development and green industrial policy practices, industrialisation increasingly includes technological leapfrogging , with direct investment in more advanced, cleaner technologies. The reorganisation of

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1078-1058: The economic communities do not consider contemporary industrialisation policies as being adequate to the global south (Third World countries) or beneficial in the longer term, with the perception that they may only create inefficient local industries unable to compete in the free-trade dominated political order which industrialisation has fostered. Environmentalism and Green politics may represent more visceral reactions to industrial growth. Nevertheless, repeated examples in history of apparently successful industrialisation (Britain, Soviet Union, South Korea, China, etc.) may make conventional industrialisation seem like an attractive or even natural path forward, especially as populations grow, consumerist expectations rise and agricultural opportunities diminish. The relationships among economic growth, employment, and poverty reduction are complex, and higher productivity can sometimes lead to static or even lower employment (see jobless recovery ). There are differences across sectors , whereby manufacturing

1127-472: 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

1176-536: The Elliott Building starting in the late teens as a "25 cent to $ 1" green front store. This Kresge location carried higher-priced merchandise compared to the nearby Kresge Store #1 (a 5 and 10 cent store at 1201 Woodward Ave.). In 1939 after a modernization, the store changed to a "5 cent to $ 1" store. In 1951, a "root beer department" was installed. The S.S. Kresge Co. ’s located in the Elliott Building closed December 31, 1959 after an inability to negotiate

1225-539: The First Industrial Revolution. The " Second Industrial Revolution " labels the later changes that came about in the mid-19th century after the refinement of the steam engine , the invention of the internal combustion engine , the harnessing of electricity and the construction of canals, railways, and electric-power lines. The invention of the assembly line gave this phase a boost. Coal mines, steelworks, and textile factories replaced homes as

1274-790: 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

1323-556: The U.S. Many famous and historic Detroit businesses either began or had flagship stores in or near the district, including Vernors , Sanders Confectionery , Winkelman's, S.S. Kresge Co. , F. W. Woolworth Company , and Hudson's . In 2011, the Forbes Company which owns the upscale Somerset Collection mall in the suburb of Troy debuted a group of seasonal pop-up mini-shops called Somerset Collection CityLoft on Merchant's Row as part of 'Downtown Detroit Days', generally open

1372-457: 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

1421-596: The buildings these retailers have moved into. Architect: Wilson Brothers & Company of Philadelphia Original address: 207-211 Woodward Ave. The Elliott Building is listed on the National Register of Historic Places as a contributing building in the Lower Woodward Avenue Historic District. The Elliott Building was added to the northwest corner of Grand River Ave and Woodward Avenue . (Barns Block) in 1894 at

1470-461: The concept of Social class , i.e., hierarchical social status defined by an individual's economic power. It has changed the family system as most people moved into cities, with extended family living apart becoming more common. The movement into more dense urban areas from less dense agricultural areas has consequently increased the transmission of diseases. The place of women in society has shifted from primary caregivers to breadwinners, thus reducing

1519-413: The cost of about $ 80,000. The 6-story building, designed with distinctive red brick and red terra cotta is located on the site of the home of Detroit's first Mayor, General John R. Williams . John R. Street was named in his honor. Where once a white picket fence surrounded the mayor's home, the Elliott Building was constructed to house the mercantile business run by William H. Elliott. The building served as

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1568-531: 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

1617-470: The economy has many unintended consequences both economically and socially. As industrial workers' incomes rise, markets for consumer goods and services of all kinds tend to expand and provide a further stimulus to industrial investment and economic growth . Moreover, family structures tend to shift as extended families tend to no longer live together in one household, location or place. The first transformation from an agricultural to an industrial economy

1666-456: 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

1715-598: The last Thursday through Saturday of the month from June through August, and occasionally September. Michigan-based outdoor outfitter Moosejaw has opened a Detroit location along Merchant's Row at 1275 Woodward Avenue. The Elliott Building located at 1403 Woodward Ave. began re-development in July 2016 and was opened to residential tenants in December 2017. Major retailers have started moving into spaces that recently were empty. Under Armour , Nike , Warby Parker , Bonobos, John Varvatos , and Lululemon Athletica all have

1764-561: The locale of The William H. Elliott Dry Goods Store which provided carpets, draperies, and children's clothing until 1909. In 1910, William H. Elliott Company consolidated with the Taylor-Woolfenden Company under the name of Elliott-Taylor-Woolfenden Company and operated in the building until a new building was erected on the southwest corner of Woodward Ave. and Henry St. in May 1911. S. S. Kresge Corporation ’s operated in

1813-724: The most important criticisms of industrialisation is that it caused children to stay away from home for many hours and to use them as cheap workers in factories. Between the early 1960s and 1990s, the Four Asian Tigers underwent rapid industrialisation and maintained exceptionally high growth rates. As of 2018 the international development community ( World Bank , Organisation for Economic Co-operation and Development (OECD) , many United Nations departments, FAO WHO ILO and UNESCO , endorses development policies like water purification or primary education and co-operation amongst third world communities . Some members of

1862-555: The number of children per household. Furthermore, industrialisation contributed to increased cases of child labour and thereafter education systems. As the Industrial Revolution was a shift from the agrarian society, people migrated from villages in search of jobs to places where factories were established. This shifting of rural people led to urbanisation and an increase in the population of towns. The concentration of labour in factories has increased urbanisation and

1911-455: The place of work. By the end of the 20th century, East Asia had become one of the most recently industrialised regions of the world. There is considerable literature on the factors facilitating industrial modernisation and enterprise development. The Industrial Revolution was accompanied by significant changes in the social structure, the main change being a transition from farm work to factory-related activities. This has resulted in

1960-412: 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

2009-441: 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

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2058-501: 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 ,

2107-405: 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

2156-579: The size of settlements, to serve and house the factory workers. Family structure changes with industrialisation. Sociologist Talcott Parsons noted that in pre-industrial societies there is an extended family structure spanning many generations who probably remained in the same location for generations. In industrialised societies the nuclear family , consisting of only parents and their growing children, predominates. Families and children reaching adulthood are more mobile and tend to relocate to where jobs exist. Extended family bonds become more tenuous. One of

2205-646: The structures in the district are of steel frame construction with a front windowed facade finished with brownstone, white brick, white terra cotta, or red brick. They all stand wall-to-wall, filling the lot lines and fronting directly on the sidewalk. Most were originally designed to house retail on the first floor and offices on the upper floors. Mixed-use development 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

2254-463: 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

2303-445: Was expected to complete in early 2017. The Elliott Building will contain twenty-three one and two bedroom apartments ranging from approximately 700 square feet to nearly 2,000 square feet. The six apartments that are at the rear of the building will have balconies. The four apartments that occupy the 6th floor will be 2-story. Approximately 16,000 square-feet of retail space will occupy the first floor, basement and sub-basement. Most of

2352-496: Was listed on the National Register of Historic Places in 1999. The Lower Woodward Avenue Historic District contains thirty-four commercial buildings built at the end of the nineteenth century and the beginning of the twentieth, many by architects. By the 1920s, this area of the city was one of the most active shopping districts in the nation; in 1925, the State and Woodward intersection was the most active pedestrian crossing corner in

2401-670: 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

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